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HomeMy WebLinkAboutERC Report LUA14-000295DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map ERC Report LUA14-000295 ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: April 21, 2014 Project Name: Whitman Court PUD Project Number: LUA14-000295 ECF, PP, PPUD Project Manager: Rocale Timmons, Senior Planner Owner: SB 16 Ribera Balco LLC; 190 Queen Ave N, Suite 100; Seattle, WA 98109 Applicant: Paul Ebensteiner; Lozier at Whitman Court LLC; 1300 114th Ave SE, Suite 100; Bellevue, WA 98004 Contact: Eric LaBrie; ESM Consulting Engineers, LLC; 33400 8th Ave S; Federal Way, WA 98003 Project Location: 4425 NE 4th St and 351 Whitman Court NE Project Summary: The applicant is requesting a Preliminary Planned Urban Development, Preliminary Plat, and Environmental (SEPA) Review for the construction of a multi-family development containing 40 zero lot line townhomes and a 2,657 square foot commercial bank on the 41st lot. The vacant 5.12 acre site is located within the Commercial Arterial (CA) zoning classification and the Commercial Corridor (CC) land use designation. An approved short plat (LUA02-129) vests the proposal to the CA zoning classification, and NE 4th St Business District standards, of 2002 allowing for residential and commercial uses to be located in different structures and slightly different development standards. The development would be comprised of 8 separate multi-family residential structures resulting in a density of 11.4 du/ac and one commercial building. The subject site is located on the southwest corner of the intersection of NE 4th St and Whitman Ct NE. The commercial lot would be accessed from NE 4th St with remaining residential development gaining access from the existing portion, and proposed extension, of Whitman Ct NE. There is a Category 2 wetland located on the western portion of the site. The PPUD would be used to vary street, setback, parking, and refuse and recycle standards. The applicant has proposed to preserve the wetland onsite and provide buffer enhancement as part of the proposed PUD public benefit along with enhanced pedestrian and vehicular circulation, pedestrian amenities, and landscaping. Studies include a stormwater report, traffic study, wetland delineation and enhancement plan, and a geotechnical report. The proposed development would result in approximately 1,800 cubic yards of cut and 8,500 cubic yards of fill. Site Area: 5.12 acres STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance - Mitigated (DNS-M). City of Renton Department of Community & Economic Development Environmental Review Committee Report WHITMAN COURT PUD LUA14-000295 ECF, PP, Report of April 21, 2014 Page 2 of 11 ERC Report LUA14-000295 PART ONE: PROJECT DESCRIPTION / BACKGROUND The applicant is requesting a Preliminary Planned Urban Development (PPUD), Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 5.12 acre parcel into 41 lots for the future construction of 40 zero-lot line townhomes and a commercial bank with drive-thru. The applicant is also proposing a total of 13 tracts; for drainage, access, open space, and a Native Growth Protection Easement (NGPE) Tract. The proposal includes 84 residential parking stalls and 15 additional stalls for the proposed bank. The vacant project site is located within the Commercial Arterial (CA) zoning classification and is located on the southwest corner of the intersection of NE 4th St and Whitman Court NE. The subject site forms an “L” shape and is bordered by NE 4th St to the north, and by residential and commercial uses to the east, west, and south. The project site is comprised of three parcels created as part of the Ribera Balko Short Plat (LUA02-129). The subject site was previously developed, as part of the short plat, with a storm water pond at the southwest portion of the site and utility stub outs extending onto the site within Whitman Court NE. Many of the technical reports provided by the applicant are supplements to existing reports provided as part of the Ribera Balko Short Plat. The approved short plat vest the proposal to the CA zoning classification, and NE 4th St Business District standards of 2002, allowing for residential and commercial uses to be located in different structures and slightly different development standards. The proposed residential lots would range in size from 814 square feet in area to 1,797 square feet. The 40 residential units would be located within 10 separate buildings. Proposed amenities include an outdoor recreation area in the northern portion of the site, central courtyard in the southern portion, and soft surface trail within the wetland buffer. The proposed bank would be sited within proposed Lot 41 along the project’s NE 4th St frontage. Access would be provided via a series of private roads, alleys and driveways extended from Whitman Court NE. A limited right in/right out access entry along NE 4th St, in the western portion of the site, is also being proposed for the commercial bank site (Lot 41). Maplewood Creek flows south along the western border of the site and exits through the middle of the southern border. Two wetlands have been identified on the site one of which straddles Maplewood Creek along the western portion of the property. A second, isolated, wetland was delineated along the southern portion of the property. As part of the Ribera Balko Short Plat impacts to the wetland and stream buffers were proposed in anticipation of development. A planting plan was approved and subsequently installed in 2008. The applicant is not proposing any additional impacts to the critical areas on site. A soft four-foot trail is proposed through the outer eastern edge of the buffer. The subject site is located in Zone 2 of the Aquifer Protection Area and contains sensitive slopes. There are 16 trees on site of which all would be removed and replaced. The stormwater detention facility, constructed as part of the Ribera Balko Short, exist on the south side of the site with a concrete retaining wall around the south and northeast sides of the pond. City of Renton Department of Community & Economic Development Environmental Review Committee Report WHITMAN COURT PUD LUA14-000295 ECF, PP, Report of April 21, 2014 Page 3 of 11 ERC Report LUA14-000295 The applicant is proposing excavation in the amount of approximately 1,800 cubic yards. Approximately 8,500 cubic yards of fill is proposed to be brought onto the site. The applicant is proposing to construct the project in two phases. Phase 1 would include the construction of proposed Lots 1-20 and Lot 41 (the commercial bank site). Phase 2 would include proposed Lots 21-40. Staff received a comment letter from the Muckleshoot Indian Tribe Fisheries Division (Exhibits 10) with questions related to the relationship between the existing Ribera Balko Short Plat mitigation plan (Exhibit 6) and the proposed enhancement plan (Exhibit 3). PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS-M with a 14-day Appeal Period. B. Mitigation Measures 1. All earthwork performed, implemented by the applicant, shall be consistent with the recommendations of the geotechnical report, prepared by Associated Earth Sciences, Inc., dated December 16, 2013. 2. The applicant shall be required to design a Temporary Erosion and Sedimentation Control Plan (TESCP) pursuant to the current 2009 King County Surface Water Design Manual Erosion and Sediment Control Requirements. C. Exhibits Exhibit 1 ERC Report Exhibit 2 Preliminary Plat Plan Exhibit 3 Landscape/Wetland Enhancement Plan Exhibit 4 Aerial Photo Exhibit 5 Wetland Delineation (dated September 7, 2006) Exhibit 6 Final Wetland and Stream Buffer Mitigation Plan (dated March 27, 2007) Exhibit 7 Geotechnical Report (dated December 16, 2013) Exhibit 8 Drainage Report (dated February 18, 2014) Exhibit 9 Traffic Impact Analysis (dated November 25, 2013) Exhibit 10 Public Comment Letter: Muckleshoot Indian Tribe Fisheries Division 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 City of Renton Department of Community & Economic Development Environmental Review Committee Report WHITMAN COURT PUD LUA14-000295 ECF, PP, Report of April 21, 2014 Page 4 of 11 ERC Report LUA14-000295 occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: The site can best be characterized as flat sloping down from the northeast to the southwest with a total topographic relief of 18 feet. The steepest slope on the site is approximately 5-7% at an isolated location in the southeastern portion of the site. The applicant is proposing excavation in the amount of approximately 1,800 cubic yards. Approximately 8,500 cubic yards of fill is proposed to be brought onto the site. The applicant submitted a Geotechnical Report prepared by Associated Earth Sciences, dated December 16, 2013 (Exhibit 7). The report states that there are no geotechnical conditions on site that would preclude the proposed development. The soils on site were classified as Vashon recessional outwash and Vashon lodgement till. The entire site is underlain by Alderwood gravelly sandy loam. Groundwater seepage was encountered at approximately 10 feet below the ground surface and groundwater seepage is expected to be limited. The geotechnical report includes specific recommendations in order to mitigate potential geotechnical impacts including: site preparation, structural fill, foundations, drainage considerations, hazards including, and project design and monitoring. Therefore, staff recommends as a mitigation measure that the applicant comply with the recommendations included in the provided Geotechnical Engineering Report (Exhibit 7). The applicant is proposing to clear a majority of the site with the exception of the critical areas and their buffers. The proposed grading is expected to increase erosional impacts. The proposal is vested to the 1998 King County Surface Water Design Manual which includes standards for the Temporary Erosion and Sedimentation Control Plan (TESCP). Unlike certain bulk standards that are mainly directed as aesthetic qualities where vesting does not generally invite additional harm, erosion standards address harmful conditions that more current knowledge was intended to address. Therefore staff recommends, as a mitigation measure, the applicant be required to design a Temporary Erosion and Sedimentation Control Plan (TESCP) pursuant to the current 2009 King County Surface Water Design Manual Erosion and Sediment Control Requirements. Mitigation Measures: 1. All earthwork performed, implemented by the applicant, shall be consistent with the recommendations of the geotechnical report, prepared by Associated Earth Sciences, Inc., dated December 16, 2013. 2. The applicant shall be required to design a Temporary Erosion and Sedimentation Control Plan (TESCP) pursuant to the current 2009 King County Surface Water Design Manual Erosion and Sediment Control Requirements. Nexus: SEPA Environmental Regulations, RMC 4-4-060 Grading, Excavation, and Mining Regulations 2. Water a. Wetland, Streams, Lakes Impacts: The applicant submitted a Wetland Delineation (Exhibit 5), prepared by Shannon Wilson, Inc. (dated September 7, 2006). The report identified two wetlands on site (Wetlands A and B) and stream (Maplewood Creek). Wetland A (30,612 square feet) is a Category 3 wetland located along the western property boundary and is associated with Maplewood Creek. Wetland B (1,738 square City of Renton Department of Community & Economic Development Environmental Review Committee Report WHITMAN COURT PUD LUA14-000295 ECF, PP, Report of April 21, 2014 Page 5 of 11 ERC Report LUA14-000295 feet) is also classified as a Category 3 wetland, however due to its small size considered exempt. Maplewood Creek was also delineated on the site and it flows in a southerly direction through the west side of the property and is classified as a Class 4 stream. According to the Wetland Delineation Report, Wetland A was primarily vegetated with a variety of shrubs and trees, including: reed canarygrass, bent grass, hard hack, red osier, dogwood, willow, ninebark, and red alder. Wetland B was vegetated with willow, snowberry, and Himalaya blackberry. The Ribera Balko short plat established Tract A which included all of the critical areas on site. The constructed Ribera Balko Short Plat included approximately 5,912 square feet of unavoidable impacts to the wetland/stream buffer in order to construct the existing stormwater pond. Additionally, the roadside ditch along NE 4th St was enclosed in a conveyance. The applicant submitted a copy of the approved Wetland and Stream Buffer Mitigation Plan, dated March 27, 2007, for the Ribera Balko Short Plat impacts (Exhibit 6). The plan mitigated buffer impacts caused by the existing stormwater pond and mitigated tributary impacts caused by the enclosing of the NE 4th St ditch into a conveyance system. The planting plan was installed in September of 2008. However, since the time of installation the property and the mitigation project was abandoned. The City received monitoring reports quarterly for the first year and have not received a monitoring report since 2010. The City has been unable to determine the success of the installed mitigation project. While the applicant is not proposing any additional impacts they are proposing an enhancement plan (Exhibit 3) to increase the function and value of the critical area system and bring current the deferred maintenance. There is however, a soft 4-foot wide trail being proposed in the outer buffer allowed per RMC 4-3-050. A comment letter was received by Muckleshoot Indian Tribe Fisheries Division (Exhibit 10) with comments related to the relationship between the existing Ribera Balko Short Plat mitigation plan (Exhibit 6) and the proposed enhancement plan (Exhibit 3). Conditions associated with Preliminary Plat approval will likely include wetland signage and fencing and review and approval of a final wetland mitigation plan which includes baseline information for the Ribera Balko Wetland and Stream Buffer Mitigation Plan in order to address concerns raised by the Muckleshoot Indian Tribe Fisheries Division. In order to preserve and protect the wetland, stream, and associated buffers the applicant will be required, to maintain the Native Growth Protection Easement over that part of the site encompassing the stream/wetland and buffer area. Mitigation Measures: No further mitigation needed Nexus: Not applicable b. Storm Water Impacts: The site is located within the Cedar River drainage basin. The site receives drainage from properties to the north. Currently runoff is collected by a series of catch basins and routed to a detention system/water quality pond, on the southern portion of the site, which is treated and detained prior to discharge downstream. This discharge location is near the southern most property line into Maplewood Creek. Drainage leaves the site and runs approximately 900 feet before tapering down to a smaller swale. Drainage then continues to flow southward for another 300 feet, then spilling into a drainage field, and enters into a 12-inch storm drain and eventually into a ravine more than ¼ mile from the subject site. City of Renton Department of Community & Economic Development Environmental Review Committee Report WHITMAN COURT PUD LUA14-000295 ECF, PP, Report of April 21, 2014 Page 6 of 11 ERC Report LUA14-000295 The applicant submitted a Preliminary Drainage Report prepared by ESM, dated February 18, 2014 (Exhibit 8). The report also includes the previously approved drainage report. The report states that the runoff from the proposed project would continue to be collected and conveyed by a catch basin/pipe network to the existing detention pond. The proposed facility would also continue to discharge into the onsite stream. The proposal is vested to the 1998 King County Surface Water Design Manual which includes standards for stormwater detention and water quality. Similar to erosion control standards, stormwater detention and water quality standards address harmful conditions that more current knowledge would better govern. However, the 40,754 cubic foot stormwater detention/water quality pond was previously approved and constructed in the southwest portion of the site in anticipation of future development. The applicant has limited impervious surfaces in order to ensure the existing volume of the stormwater pond could accommodate proposed runoff. According to Appendix A of the Drainage Report (Exhibit 8) the pond volume was required to be 38,887 cubic feet. Therefore, the constructed pond is oversized by approximately 4.8%. According to the provided report the pond volume required for the current proposal is less than the previously approved TIR’s required volume. The report states that the project should not pose significant negative impacts to the downstream drainage course. The drainage report is acceptable for preliminary review. The report will be reviewed in full detail at the time the project is submitted for construction permit. The applicant will be required to submit a final comparison between the approved drainage facility (constructed for the Ribera Balko short plat) and the proposed development prior to construction permit approval. The applicant should take note that the geotechnical report (Exhibit 7) mentions that much of the site is underlain by fill material not suitable for infiltration. It is also anticipated that perched ground water could be encountered in excavations during construction. The contractor would be required to be prepared to intercept any ground water seepage entering the excavation and route to suitable discharge location. Mitigation Measures: No further mitigation required. Nexus: Not Applicable c. Groundwater Impacts: The subject site is located in Zone 2 of the Aquifer Protection Area. The purpose of the aquifer protection regulations is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. RMC 4-3-050 outlines prohibited activities with the Zone 2 of the Aquifer Protection area. The proposed uses are not prohibited and are not anticipated to degrade the groundwater quality. Mitigation Measures: No further mitigation required. Nexus: Not Applicable 3. Transportation Impacts: The development fronts onto NE 4th St, an arterial, which has been recently improved as part of a City capital improvement project. NE 4th St is five lanes wide in the project vicinity with curb, gutter, and sidewalk on both sides of the street. Whitman Court NE is two lanes wide with a sidewalk along a portion of the west side of the street. There is an existing driveway extended from Whitman Court NE to the Post Office site, to the east. The NE 4th St/Whitman Court NE intersection is signalized. The applicant is proposing primary access via Whitman Court NE. A limited right in/right out access entry along NE 4th St, in the western portion of the site, is also City of Renton Department of Community & Economic Development Environmental Review Committee Report WHITMAN COURT PUD LUA14-000295 ECF, PP, Report of April 21, 2014 Page 7 of 11 ERC Report LUA14-000295 being proposed for the commercial bank site (Lot 41). The proposal includes 84 residential parking stalls and 15 additional stalls for the proposed bank. Most of the townhomes would have ground floor garages. The applicant submitted a Traffic Impact Analysis prepared by TraffEx, dated November 25, 2013 (Exhibit 9). The report states that the proposed development would generate 504 trips average weekday vehicle trips (including 131 passerby trips); 45 weekday peak hour AM trips (including 9 passerby trips); and 85 weekday peak hour PM trips (including 26 passerby trips). The report also analyzed the level of service at the following intersections: NE 4th St/Bank driveway, NE 4th St/Whitman Ct NE, & Whitman Ct NE/ Bank driveway/Post office driveway. The traffic study states that these intersections will continue to operate at an acceptable level of service. Increased traffic created by the development would be mitigated by payment of transportation impact fees. In order to mitigate transportation impacts the applicant would be required to pay the appropriate Transportation Impact Fee. Currently this fee is assessed at $1,403.72 per new multi-family home, $953.25 per new condominium, and $12.98 per new square feet of commercial space. The fee, as determined by the Renton Municipal Code at the time of building permit issuance shall be payable to the City. In most cases internal road networks are not regulated by RMC 4-6-060 – Street Standards as long as Fire Department access requirements are satisfied. However, due to the request to subdivide the property for zero lot line townhomes all internal roads are required to meet street standards outlined in RMC 4-6-060. The applicant is requesting modifications to the street standards for NE 4th St, Whitman Court NE and the internal road network as part of the Preliminary Planned Urban Development. NE 4th St – NE 4th St is five lanes wide in the project vicinity with curb, gutter, and sidewalk on both sides of the street. There is currently no planter strip existing along the NE 4th St street frontage. The applicant is proposing to maintain the existing right-of-way. As part of the PPUD/PP recommendation to the Hearing Examiner staff will be recommending approval of the retention of the existing right of way improvements along NE 4th St. The approval would likely include a condition of approval requiring the applicant to dedicate 1-foot behind the sidewalk in addition to right-of-way dedication for luminaire foundations along NE 4th St. Whitman Court NE- The applicant is proposing a revised and extended 45-foot wide limited residential access street. The proposed cross section includes a 5-foot wide sidewalk, two 10-foot drive lanes, 6-foot parking lane, one 8-foot landscape planter, and another 5-foot sidewalk. As part of the PPUD/PP recommendation to the Hearing Examiner, staff will be recommending approval of the proposed Whitman Court NE cross section. The approval would likely include the following conditions of approval: 1. North of Road ‘A’, the required planter strip adjacent to the bank site would be 8-feet, the sidewalk would be 5 feet, the existing 32-foot paved public road portion would remain to allow the minimum width for the left turn lane at the signal. Right-of-way dedication to the back of the sidewalk would be required. 2. South of Road ‘A’, would be required to remain a private road. The private road would have minimum 26-feet of asphalt curb face to curb face. The cross section would also include a planter strip of 5-feet and a 5-foot sidewalk. The paved width of this portion of the road would be finalized after a turning movement diagram to allow the turning of large trucks serving the post office is provided by the applicant. City of Renton Department of Community & Economic Development Environmental Review Committee Report WHITMAN COURT PUD LUA14-000295 ECF, PP, Report of April 21, 2014 Page 8 of 11 ERC Report LUA14-000295 3. Signage must be provided by the developer at the transition from the public to the private road. Road ‘A’ – The applicant is proposing a short 35-foot wide road section that extends west from Whitman Court NE just south of the commercial bank site. This road would serve as the primary access point to the bank site and a connection to proposed Road ‘B’ would serve as one of two access points for proposed Lots 1-20. The road cross section would include a 25-foot paved drive lane with five foot sidewalks on both sides. As part of the PPUD/PP recommendation to the Hearing Examiner staff will likely be recommending approval of the Road ‘A’ cross section. The approval would likely include a condition of approval requiring the centerline of Road ‘A’ align with the centerline of the main post office driveway across Whitman Court NE. Roads ‘B’, ‘C’, and ‘D’- The applicant is proposing 20.5-foot wide roads to serve proposed Lots 1-40. Road ‘B’ would extend south from the intersection with Road ‘A’ and turns 90 degrees to the east and connects back with Whitman Court NE. Road ‘C’ extends east from the Whitman Court NE/Road ‘D’ intersection and turns 90 degrees to the south and ends in the southeast corner of the property where it turns into Road ‘D’. Together Roads ‘C’ and ‘D’ provide a loop in the southeast corner of the property. The cross sections include a 14 to 15-foot wide drive lane and 5-foot drivable sidewalk. The proposed 14 to 15-foot wide drive lanes (Roads B, C and D) do not meet Fire Department standards. Therefore, staff will be recommending as a condition of PPUD/PP approval the applicant be required to redesign the roads to provide a minimum of 20-foot wide paved drive lane, separate from any required sidewalks. Additionally, staff will be recommending as a condition of a PPUD/PP approval the applicant equip all townhomes with an approved fire sprinkler system due to limited available fire flow and long dead end roadways at this site. Finally, the intersection of Road ‘B’ with Whitman Court NE must either align opposite the post office driveway or have a minimum separation of 20 feet. A minimum 2 feet of separation would be required between the face of any wall and the applicant would be required to demonstrate proposed common parking spaces have appropriate sight distance. The applicant is not proposing any modifications for proposed alleys. Tracts ‘B’, ‘C’, and ‘D’- These tracts are proposed to serve as alley access to 16 of the proposed lots. Tract ‘B’ would serve proposed Lots 15-20 and is proposed to be 14-feet wide with a 12-foot paved drive lane. Tract ‘C’ would serve proposed Lots 1-4 and is also proposed to be 14-feet wide with a 12-foot paved drive lane. Tract ‘D’ would serve proposed Lots 5-10 and is also proposed to be 16- feet wide with a 12-foot paved drive lane. A concurrency recommendation will be provided in the staff report to Hearing Examiner based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS‐tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation. The development will have to meet the City of Renton concurrency requirements. Mitigation Measures: No further mitigation needed 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.” City of Renton Department of Community & Economic Development Environmental Review Committee Report WHITMAN COURT PUD LUA14-000295 ECF, PP, Report of April 21, 2014 Page 9 of 11 ERC Report LUA14-000295  Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on May 9, 2014. RMC 4-8-110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, Renton City Hall – 7th Floor, (425) 430-6510. 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 actions. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 a.m. to 3:30 p.m., Monday through Friday unless otherwise approved by the Development Services Division. 2. A tree removal and tree retention/protection plan and a separate landscape plan shall be included with the civil plan submittal. Water 1. The conceptual water utility plan has been submitted. The proposed water plan along with changes to meet City standards will be required during utility construction permit review stage. Extension of the existing 8-inch water main in Whitman Ct NE (see plan no. W-3111) from the end of the existing line to the south end to form a loop around the proposed Road C and Road D. Installation of 8-inch minimum diameter water mains within Road A and Road B. Installation of 4-inch water main in Tract B. 2. Installation of fire hydrants as required by the Fire Department. 3. Installation of backflow prevention assemblies for the fire sprinkler system. 4. Installation of separate landscape irrigation meter and double check valve assembly, as needed. 5. The development is subject to applicable water system development charges (SDC) fee and water meter installation fees based on the number and size of the meters for domestic, landscape and fire sprinkler uses. The current SDC fee for a 1” domestic water meter is $2,809.00. The SDC fee is paid prior to issuance of the construction permit. 6. Civil plans for the water main improvements will be required and must be prepared by a registered professional engineer in the State of Washington. Sanitary Sewer 1. Sewer service is provided by the City of Renton. A conceptual sewer plan has been submitted. Sewer main extension is proposed to serve the development. For the proposed development with individual lots, individual side sewers to each lot is required. 2. System development charge (SDC) fee for sewer is based on the size of the new domestic water meter. The current SDC fee for a 1” wastewater is $2,033.00. The SDC fee is paid prior to issuance of the construction permit. 3. Special Assessment District (East Renton Interceptor) fees is applicable and the current rate is $316.80 per single family unit. Surface Water 1. Easement through the private road for stormwater pond access is required. 2. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 3. The system development charge (SDC) fee for surface water is $1,228.00 for single family houses, and $0.481 per square feet of new impervious surface (with a minimum of $1,228.00) for other land uses. 4. Storm report is acceptable for preliminary review. It will be reviewed in full detail at the time the project is submitted for a construction permit. Transportation/Street 1. Street lighting is required on public street frontages City of Renton Department of Community & Economic Development Environmental Review Committee Report WHITMAN COURT PUD LUA14-000295 ECF, PP, Report of April 21, 2014 Page 10 of 11 ERC Report LUA14-000295 2. All public streets and private roads must have 0.5 feet wide vertical curb. 3. Pavement thickness must follow city of Renton standards. 4. Pedestrian connectivity must be provided with no missing portions. 5. Paving and trench restoration will comply with the City’s Trench Restoration and Overlay Requirements. Fire 1. Fire impact fees are currently applicable at the rate of $418.42 per multi-family unit. Rate will increase to $448.85 per unit on January 1, 2015. This fee is paid at time of building permit issuance. Impact fees for the bank building are $0.14 per square foot of area. 2. The preliminary fire flow is 2,500 gpm, assuming all buildings are equipped with fire sprinkler systems. A minimum of one hydrant is required within 150-feet of each structure and two additional hydrants are required within 300-feet of each structure. Existing hydrants may be considered for some of these requirements as long as they meet location and distance requirements. All existing hydrants do have storz fittings. Maximum available fire flow in this area is only 2,500 gpm. 3. Fire department apparatus access roadways are required within 150-feet of all points on all buildings. Fire lane signage required for the on-site roadways. Required turning radius is 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 322-psi point loading. Dead end roadways over 300-feet long require a 90-foot cul-de-sac type turnaround. Proposed loop road will be an acceptable alternative to a cul-de-sac. Proposed 14-foot wide roadways (A, B, C and D) are not acceptable and shall be redesigned to provide a minimum of 20-foot wide roadways, separate from any required sidewalks. 4. All residential townhomes shall be equipped with an approved fire sprinkler system due to limited available fire flow and long dead end roadways at this site. Separate plans and permits required by the fire department for all fire sprinkler systems. Residential buildings may be sprinklered per NFPA standard number 13D. 5. An electronic site plan is required prior to occupancy for pre-fire planning purposes. Property Services: 1. Note the City of Renton land use action number and land record number, LUA14-000295 and LND-10-0512, respectively, on the final plat submittal. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number provided will change when this subdivision changes from preliminary to final plat status. 2. Show two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been provided. 3. Provide sufficient information or reference showing how the plat boundary was established. 4. Include a statement of equipment and procedures used, per WAC32-130-100. 5. Note the date the existing city monuments were visited and what was found, per WAC 332-130-150. 6. Provide lot closure calculations. 7. Indicate what has been, or is to be, set at the corners of the proposed lots. 8. Note discrepancies between bearings and distances of record and those measured or calculated, if any. 9. The lot addresses will be provided by the city after final plat submittal. Note said addresses and the street name on the plat drawing. 10. On the final plat submittal, remove all references pertaining to utilities facilities, trees, concrete, gravel, decks and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. 11. Do note encroachments. 12. Remove from the “LEGEND” block all tree items, utilities facilities and mailbox references, but do include in said “LEGEND” block the symbols and their details that are used in the plat drawing. 13. Do not include a utility provider’s block, an owner’s block, an engineer/surveyor block and an architect block. 14. Do not include any references to use, density or zoning on the final submittal. 15. Do not show building setback lines for the proposed lots. Setbacks are determined at the time that building permits are issued. 16. Note the research resources on the plat submittal. 17. Note all easements, covenants and agreements of record on the plat drawing. 18. The City of Renton “APPROVALS” blocks for the City of Renton Administrator, Public Works Department, the Mayor, City Clerk and the Finance Director . 19. A pertinent approval block is also needed for the King County Assessor’s Office. Provide signature lines as required. 20. Do not make references to density and zoning information on the final plat drawing. 21. If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing and provide a space for the recording number thereof. 22. Note that if there are restrictive covenants, agreements or easements to others (neighboring property owners, etc.) as City of Renton Department of Community & Economic Development Environmental Review Committee Report WHITMAN COURT PUD LUA14-000295 ECF, PP, Report of April 21, 2014 Page 11 of 11 ERC Report LUA14-000295 part of this subdivision, they can be recorded concurrently with the plat. The plat drawings and the associated document(s) are to be given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s) for the associated document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawings. 23. There needs to be language regarding the conveyance of the Tracts created by the plat; please check with the Stormwater Utility to see if they will require that the City be the owner of proposed Tract ‘A’ for Storm Drainage if not and if there is to be a Homeowners’ Association (HOA) created for this plat, the following language concerning ownership of “Tract A” (the detention/wet vault area) applies to this plat and should be noted on the final plat drawing as follows: Upon the recording of this plat, Tract A is hereby granted and conveyed to the Plat of Name of Plat Homeowners’ Association (HOA) for a storm detention facility. All necessary maintenance activities for said Tract will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. 24. The foregoing statements are to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tract serving the plat or reference to a separate recording instrument detailing the same. Similar language is required for the other proposed Tracts. 25. Please discuss with the Stormwater Utility any other language requirements regarding surface water BMPs and other rights and responsibilities. 26. All vested owner(s) of the subject plat, at the time of recording, need to sign the final plat. For the street dedication process include a current title report noting the vested property owner. General Comments 1. Separate permits and fees for side sewer connection and storm connection will be required. 2. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans.