HomeMy WebLinkAboutSR_ERCMapleHighlands_FinalDEPARTMENT OF COMMUNITY
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Project Location Map
SR_ERCMapleHighlands_Final
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC Meeting Date: December 12, 2022
Project File Number: PR22-000109
Project Name: Maple Highlands Preliminary Plat
Land Use File
Number:
LUA22-000122, ECF, PP
Project Manager: Andrew Van Gordon, Associate Planner
Owners: 1.Theresa Bagnell, 13929 – 154th Ave SE, Renton, WA 98059
2.Paula Chambers, 13818 – 152nd Ave SE, Renton, WA 98059
Applicant: Conner Homes, Attn: Aron Golden, 12600 SE 38th St, Suite 250, Bellevue, WA 98006
Contact: Timothy Prusa, KPFF Consulting Engineers, 1601 Fifth Avenue, Suite 1600, Seattle, WA
98101
Project Location: 13818 - 152nd Ave SE and 13939 – 154th Ave SE, Renton, WA 98059 (APNs
1463400020, 1463400021)
Project Summary: The applicant is requesting Preliminary Plat and Environmental (SEPA) Review for
approval of a 12-lot subdivision. Lot sizes range from 9,013 square feet (Lot 6) to 11,580
square feet (Lot 1). One (1) tract is proposed for the purpose of stormwater facilities
(21,129 square feet). The project area has two (2) lots (13818 – 152nd Ave SE and 13939
–154th Ave SE) totaling 4.16 acres (181,167 square feet). The lots are located in the
Residential Low Density Comprehensive Plan land use designation and the Residential –
4 (R-4) zoning classification. Vehicle access would be provided by two (2) new public
streets: 1) an extension of SE 139th Pl between 152nd Ave SE and 154th Ave SE, and 2)
153rd Ave SE with a hammerhead easement turnaround between Lot 6 and Lot 7. Tree
retention requirements are proposed to be met through on-site tree retention. The
City’s mapping system does not indicate that there are critical areas on the site. The two
(2)existing residences and associated outbuildings would be removed.
Exist. Bldg. Area SF: 7,204 sq. ft. Proposed New Bldg. Area (footprint):
Proposed New Bldg. Area (gross):
N/A
N/A
Site Area: 181,167 sq. ft (4.16
acres)
Total Building Area GSF: N/A
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a Determination
of Non-Significance - Mitigated (DNS-M).
DocuSign Envelope ID: C1021EBF-EAFE-4F89-8174-EC35D03F4C27
City of Renton Department of Community & Economic Development
Maple Highlands Preliminary Plat
Staff Report to the Environmental Review Committee
LUA22-000122,ECF, PP
Report of December 12, 2022 Page 2 of 5
SR_ERCMapleHighlands_Final
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.Prior to civil construction permit approval, the applicant shall rehabilitate the existing stormwater
ditch from the existing 18-inch (18”) outfall to the southern driveway at 14024 – 154th Ave SE. The
applicant may choose to tightline the existing ditch and upsize the existing driveway culverts or
regrade/realign the existing ditch and upsize the existing driveway culverts.
C.Exhibits
Exhibit 1:Environmental Review Committee (ERC) Report
Exhibit 2:Site Plan
Exhibit 3:Geotechnical Report, prepared by The Riley Group, Inc, dated June 14, 2021
Exhibit 4:Drainage Report, prepared by KPPF Consulting Engineers, dated October 2022
Exhibit 5:Drainage Control Plan
Exhibit 6:Arborist Report, prepared by American Forest Management, dated February 24,
2022
Exhibit 7:Arborist Report, prepared by American Forest Management, dated October 25, 2022
Exhibit 8:Tree Retention Plan
Exhibit 9:Concurrency Memo
Exhibit 10:Advisory Notes
D.Environmental Impacts
The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the
applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction
with the proposed development. Staff reviewers have identified that the proposal is likely to have the following
probable impacts:
1.Earth
Impacts: The applicant submitted a geotechnical report (Exhibit 3) dated June 14, 2021, with the
project application. The Riley Group, Inc prepared the report. The topography of the site generally
slopes from the northwest to the southeast with an approximate maximum slope of five percent
(5%). COR Maps does not indicate that there are high erosion hazard areas, landslide hazard areas,
regulated/protected slopes or seismic hazard areas on the site and the applicant’s geotechnical
report confirmed the lack of presence of these geologically hazardous areas.
Grading is proposed to ensure proper roadway configuration, site drainage, stormwater
management and building envelopes. Approximately, 2,000 cubic yards (CY) of cut and 12,000 CY
of fill are anticipated with a net fill of 10,000 CY.
DocuSign Envelope ID: C1021EBF-EAFE-4F89-8174-EC35D03F4C27
City of Renton Department of Community & Economic Development
Maple Highlands Preliminary Plat
Staff Report to the Environmental Review Committee
LUA22-000122, ECF, PP
Report of December 12, 2022 Page 3 of 5
SR_ERCMapleHighlands_Final
According to the submitted geotechnical report five (5) test pits were excavated. The test pits
encountered eight to 11 inches (8” – 11”) of topsoil underlain by loose to medium dense sand with
some silt and silty sand with some gravel over dense to very dense silty sand with varying amounts
of gravel glacial till. Test pit 1 encountered groundwater at a depth seven and a half feet (7.5’).
The report concludes that residence foundations can be supported on conventional spread
footings bearing on competent native soil or structural fill. If unsuitable soils are encountered, they
should be over excavated and backfilled with structural fill. Infiltration is deemed infeasible due to
vashon-age lodgement till at depths ranging from approximately one and a half feet to three and
a half feet (1.5’ – 3.5’) below existing grade.
Recommendations were included in the report regarding site preparation, temporary and
permanent erosion control, foundation design, wet weather construction, retaining walls, slab on
grade construction, stormwater management and utilities. It is anticipated that the City’s adopted
erosion control measures would adequately mitigate any potential adverse impacts that could
occur during project construction, therefore no further SEPA mitigation measures are
recommended.
Mitigation Measures: None recommended
Nexus: N/A
2.Air
Impacts: Impacts: Temporary impacts to the air including construction-related vehicle exhaust and
dust particles dispersed from onsite activity during project construction are anticipated. These
potential construction impacts are not anticipated to be significant and would be mitigated through
the implementation of spray-truck watering for exposed soils. Therefore, no further SEPA mitigation
measures are recommended.
Mitigation Measures: None recommended
Nexus: N/A
3.Water
a.Storm Water
Impacts: The applicant submitted a Drainage Report, prepared by KPFF Consulting Engineers,
dated October 2022 (Exhibit 4) and preliminary drainage control plan (Exhibit 5). Based on the City
of Renton’s flow control map, the site falls within the Flow Control Duration Standard – Matching
Forested and is within the Lower Cedar River Drainage Basin. Project construction is required to
comply with the 2022 Renton Surface Water Design Manual (RSWDM). The project will have one
(1) discharge location from the stormwater pond abutting 154th Ave SE to the City’s conveyance
system.
The existing site slopes generally southwest at gradual slops and runoff sheet flows onto the
neighboring properties. Downstream of the site, stormwater is conveyed to a tightlined City of
Renton system within the right-of-way of 154th Ave SE before entering a series of drainage ditches
within King County’s jurisdiction. Runoff is conveyed by King County roadside ditches a quarter of
a mile downstream of the site and ultimately discharges to the Cedar River approximately one (1)
mile away. The proposed discharge location would connect to this runoff system.
The project is required to provide a flow control and water quality facility as the proposed
development would include more than 5,000 square feet of new plus replaced pollution generating
impervious surface. One (1) stormwater pond is proposed to mitigate flow control and water
quality impacts. The pond would be located in the stormwater tract in the southeast portion of the
project abutting 14th Ave SE.
DocuSign Envelope ID: C1021EBF-EAFE-4F89-8174-EC35D03F4C27
City of Renton Department of Community & Economic Development
Maple Highlands Preliminary Plat
Staff Report to the Environmental Review Committee
LUA22-000122, ECF, PP
Report of December 12, 2022 Page 4 of 5
SR_ERCMapleHighlands_Final
An existing, documented flooding problem exists directly south of the project site on 154th Ave SE
within King County. Without mitigation measures to address the issue, the concentrated flows of
the project would impact the existing problem. Due to the documented issue, Staff recommends,
as a mitigation measure, prior to civil construction permit approval, the applicant rehabilitate the
existing stormwater ditch from the existing 18-inch (18”) outfall to the driveway at the southern
driveway 14024 – 154th Ave SE. The applicant may choose to tightline the existing ditch and upsize
the existing driveway culverts or regrade/realign the existing ditch and upsize the existing driveway
culverts.
Mitigation Measures: Prior to civil construction permit approval, the applicant shall rehabilitate
the existing stormwater ditch from the existing 18-inch (18”) outfall to the southern driveway at
14024 – 154th Ave SE. The applicant may choose to tightline the existing ditch and upsize the
existing driveway culverts or regrade/realign the existing ditch and upsize the existing driveway
culverts.
Nexus: City of Renton Comprehensive Plan Goals and Policies, U -29; Renton Surface Water Design
Manual; RMC 4-6-030 Drainage and Water Quality (Surface Water) Standards
4.Vegetation
Impacts: The applicant submitted two (2) Arborist Reports: one from American Forest Management,
dated February 24, 2022 (Exhibit 6) and an amended Arborist Report from American Forest
Management dated October 25, 2022 (Exhibit 7). According to the submitted reports, the project site
is currently vegetated with 123 significant trees of which four (4) are landmark trees. Of the 123 trees
onsite, one (1) is in poor condition and 66 are within proposed public right-of-way. After the deduction
of the trees within the proposed right-of-way and in poor condition, the site would have 56 trees viable
for retention. As part of the proposed preliminary plat, the applicant is proposing to retain 17
significant trees, or 30 percent (30%) of the onsite significant trees (Exhibit 8). The proposal will be
required to comply with the City’s adopted Tree Retention and Land Clearing Regulations and
Landscaping Regulations which would include the retention and/or replacement of at least 30 percent
(30%) of onsite significant trees, the verification that each new lot would provide the required
minimum tree density of two (2) trees per 5,000 square feet, 10 feet (10’) of onsite landscaping along
all public street frontages, landscaping of the proposed stormwater tract, and the planting of s treet
trees within all public rights-of-way. It is anticipated that compliance with the City’s adopted Tree
Retention and Land Clearing Regulations and Landscaping Regulations would adequately mitigate for
the removal of existing trees on the project site, therefore no further mitigation is recommended at
this time.
Mitigation Measures: None recommended
Nexus: N/A
5.Transportation
Impacts: The proposed project fronts 152nd Ave SE along the western property line and 154th Ave SE
along the eastern property line. Both are classified as a Residential Access Street. Both 152nd Ave SE
and 154th Ave SE have an existing right-of-way (ROW) width, according to the King County Assessor
Map, of 60 feet (60’). The proposed development would be required to construct frontag e
improvements, including paving, curb and gutter, planter strip with street trees and a sidewalk along
152nd Ave SE and 154th Ave SE.
The applicant would extend SE 5th Pl from 154th Ave SE west to 152nd Ave SE. Full street improvements
would occur to the abutting property line with 14024 – 152nd Ave SE; from this point to 152nd Ave SE
half-street improvements would be constructed. Half-street improvements would include 37 feet (37’)
of right-of-way dedication. Twenty feet (20’) of pavement with an eight-foot (8’) planter strip and five-
foot (5’) sidewalk on the north side of the pavement along with curb and gutter on both sides would
DocuSign Envelope ID: C1021EBF-EAFE-4F89-8174-EC35D03F4C27
City of Renton Department of Community & Economic Development
Maple Highlands Preliminary Plat
Staff Report to the Environmental Review Committee
LUA22-000122, ECF, PP
Report of December 12, 2022 Page 5 of 5
SR_ERCMapleHighlands_Final
be constructed. The applicant would also construct 153rd Ave SE from SE 5th Pl north to 13810 152nd
Ave SE to full Residential Access standards except for the portion adjacent to tax parcel 1463400017.
Frontage improvements will not be required in this section as the neighboring lot is undeveloped and
has the opportunity to subdivide in the future. 153rd Ave SE will have a hammerhead turnaround as
the section of street is approximately 260 feet (260’) long. Half-street improvements to complete 154th
Ave SE would also occur along the eastern portion of the property abutting 154th Ave SE.
A Traffic Impact Analysis is required when a project proposal would result in the generation of 20 new
a.m. or p.m. peak hour trips. As the proposed subdivision would result in the creation of 12 new lots,
it is anticipated that the proposal would not generate 20 new a.m. or p.m. peak hour trips. Therefore,
the project was not required to provide a Traffic Study with the preliminary plat application materials.
Staff determined that at completion of the project, the development will have met City of Renton
concurrency requirements (Exhibit 9), 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. The transportation impact fee that
is current at the time of building permit issuance would be levied. It is anticipated that compliance with
the City’s adopted Street Standards and the payment of required Traffic Impact Fees would mitigate
any adverse impacts that could be generated by additional traffic attributed to the proposed
subdivision; therefore, no further mitigation is recommended.
Mitigation Measures: None recommended
Nexus: N/A
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.”
✓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 on or before 5:00 p.m. on December 28, 2022. Appeals must be submitted electronically to the City Clerk
at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. The appeal fee,
normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted
electronically. The appeal submitted in person may be paid on the first floor in our Finance Department. 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.
DocuSign Envelope ID: C1021EBF-EAFE-4F89-8174-EC35D03F4C27
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE
EXHIBITS
Project Name:
Maple Highlands Preliminary Plat
Land Use File Number:
LUA22-000122, ECF, PPPP, ECF
Date of Meeting
December 12, 2022
Staff Contact
Andrew Van Gordon
Associate Planner
Project Contact/Applicant
Timothy Prusa
KPFF Consulting Engineers
1601 Fifth Avenue, Suite 1600
Seattle, WA 98101
Project Location
13818 - 152nd Ave SE and 13939 –
154th Ave SE, Renton, WA 98059
The following exhibits are included with the ERC Report:
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Preliminary Site Plan
Exhibit 3: Geotechnical Report, prepared by The Riley Group, Inc, dated June 14, 2021
Exhibit 4: Drainage Report, prepared by KPPF Consulting Engineers, dated October 2022
Exhibit 5: Drainage Control Plan
Exhibit 6: Arborist Report, prepared by American Forest Management, dated February 24, 2022
Exhibit 7: Arborist Report, prepared by American Forest Management, dated October 25, 2022
Exhibit 8: Tree Retention Plan
Exhibit 9: Concurrency Memo
Exhibit 10: Advisory Notes
DocuSign Envelope ID: C1021EBF-EAFE-4F89-8174-EC35D03F4C27