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HomeMy WebLinkAboutC_FPALetter_20170516 Denis Law Mayor Community & Economic Development C. E. “Chip” Vincent, Administrator 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov May 16, 2017 Department of Natural Resources 950 Farman Avenue North Enumclaw, WA 98022-9282 SUBJECT: THE RESERVE @ TIFFANY PARK SUBDIVISION U16006368 – CIVIL CONSTRUCTION PERMIT C17001184 – EARLY CLEAR AND GRADE PERMIT This notice is to let you know that the City of Renton has issued a DNS for the following proposal: The Reserve @ Tiffany Park Subdivision. If this is a MDNS, the conditions are attached. x The applicant has received an approved clearing and or grading permit for this project per WAC 222-20-010-7(c). We do not require a clearing and/or grading permit for this project per WAC 222-20- 010-7(c). We do not require a clearing and/or grading permit but require the following permit “Civil Construction Permit” which will be issued subsequent to the City’s receipt of a copy of the FPA. x We have no objections to waiving the 14-day review period per WAC 222-20- 020(1)(c). If you have any questions, please contact me at afowler@rentonwa.gov or at 425-430-7382. Sincerely, Ann Fowler, EIT Civil Engineer II City of Renton cc: Barry Talkington, Barghausen Consulting Engineers, Inc. Mona Davis, Senior Planner DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNSM) MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBER: LUA13-001572, ECF, PP, CAR APPLICANT: Henley USA LLC PROJECT NAME: The Reserve at Tiffany Park PROJECT DESCRIPTION: The applicant has submitted a proposal requesting SEPA Environmental Review and Preliminary Plat approval for a 97-lot subdivision (96 lots with a 30% tree retention alternative plan). The 21.66 acre site is located within the Residential-8 dwelling units per acre (R-8) zoning classification. A small portion of the site located within the R-4 zoning classification. All proposed lots would be located within the R-8 zoning classification. The subject property is located at the dead end of SE 18th St bordered by the Cedar River Pipeline along the southern property line and Mercer Island Pipeline along the eastern property line. The 96 lots would result in a density no more than 5.70 dwelling units per acre. Lot sizes would range from 4,500 square feet to 8,456 square feet with an average lot size of 5,399 square feet. In addition to the 97 (96) lots, 13 tracts are proposed for sensitive areas, tree retention, storm drainage, access, pedestrian connections, and open space including an (existing) vegetated buffer along the northern boundary 10-feet in width. Access to the site would be gained from SE 18th St with secondary access extended from 124th Place SE. The site is currently vacant with 1,305 significant trees and the applicant has proposed to retain 147 trees (188 trees with a 30% tree retention alternative plan). The applicant has submitted a Wetland Report, Drainage Report, Traffic Impact Analysis, Geotechnical Engineering study, Arborist Report, Habitat Data Report, and Independent Secondary Studies for Transportation and Wetlands are included with the application. The site contains three Category 2 wetlands (Wetlands A, C, and, D) and two Category 3 wetlands (Wetland B and E). The applicant is requesting a Critical Area Exemption for the extension of SE 18th St through portions of the buffer associated with Wetland E. PROJECT LOCATION: SE 18th St and 124th Place LEAD AGENCY: The City of Renton Department of Community & Economic Development Planning Division ERC Mitigation Measures and Advisory Notes Page 2 of 5 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 September 28, 2012. 2. The final drainage report shall include a more detailed downstream analysis. Pursuant to KCSWDM 1.2.2.1, a Level 2 downstream analysis for ¼ mile from the project site is required. The applicant should note that Level 3 flow control could be required as part of the Level 2 downstream analysis. A revised final drainage report and associated plans, based on the 2009 King County Surface Water Design Manual as amended by the City of Renton, is required to be submitted to the satisfaction of the Plan Reviewer prior to construction permit approval. The applicant shall also be required to comply with, and implement, any recommended mitigation measures included in the revised Drainage Report. 3. The applicant shall be required to retain 30% of the significant trees on site with exclusions for those trees that are considered dead, diseased, or dangerous, trees located within proposed rights-of-way, and trees located within the critical areas and their associated buffers. 4. The applicant shall be required to provide, to the Current Planning Project Manager, tree retention inspection/monitoring reports after initial clearing, final grading, and annually for two years by a qualified professional forester. The inspection/monitoring reports shall identify any retained trees that develop problems due to changing site conditions and prescribe mitigation. The applicant shall also be required to comply with, and implement, any recommended mitigation measures included in the inspection reports. 5. The applicant shall be required to submit a mitigation plan, prepared by a qualified professional, which will address vermin abatement during project grading and site improvements. The vermin abatement mitigation plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. The applicant shall also be required to comply and implement any recommended mitigation according to an approved plan. 6. A minimum 15-foot wide partially sight obscuring landscape buffer along the perimeter of the site shall be provided. The 15-feet would allow for the offset of tree planting, as opposed to a linear tree line, which would create a more natural buffer in keeping with the existing character of the site. Such landscaping or landscape plus fencing shall be, at minimum, 6-feet high at maturity and at least 50% sight-obscuring. Existing mature trees are located within this 15 foot buffer should be maintain and protected during construction unless determined by an Arborist that such tree is dead, diseased, or dangerous. ERC Mitigation Measures and Advisory Notes Page 3 of 5 7. The applicant shall install a STOP sign with a stopline in thermoplastic on the southbound approach of Monroe Ave SE to SE 18th St in order to address the sight distance concerns at this intersection prior to Final Plat approval. The final design is subject to final construction permit review prior to construction permit issuance. 8. The applicant shall submit a revised TIA including an analysis of the 124th Place SE and SE 158th St intersection sight distance and recommend appropriate mitigation. The revised TIA shall be submitted to, and approved by, the Plan Reviewer prior to utility construction permits. The applicant shall also be required to comply with, and implement, any recommended mitigation measures included in the revised TIA. 9. The applicant shall install directional information signage (white letters on green background) at S Puget Drive and 116th Ave SE facing west prior to Final Plat approval. The signs shall read “TIFFANY PARK” with a left arrow and “CASCADE” with a right arrow. The final design is subject to final construction permit review prior to construction permit issuance. 10. An additional CROSSROAD (W2-1 symbol) warning sign with a 15MPH advisory speed shall be installed by the applicant on the southwest directional approach to Beacon Way SE, along the north side of SE 16th St (east of Beacon Way SE). The final design is subject to final construction permit review prior to construction permit issuance. 11. The applicant shall provide a marked crosswalk at the intersection of SE 18th St and Lake Youngs Way SE prior to Final Plat approval. The final design is subject to final construction permit review prior to construction permit issuance. ERC Mitigation Measures and Advisory Notes Page 4 of 5 ADVISORY NOTES: 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. There is an existing 8-inch water main stubbed to the site in SE 20th Court, in SE 19th Court and SE 18th Court. This site is located in the 590-water pressure zone and static pressure in the area ranges from 65-82 psi. See city water drawings W-0256, W-0508 and W-0469. Connection to the 8-inch main in SE 19th Court will require crossing the City of Seattle pipeline. A permit from Seattle Public Utilities will be required. 2. System development fee for water is based on the size of the new domestic water meter(s) that will serve each new lot. Fee for ¾-inch or 1-inch water meter install is $2809.00. 3. Fee for a ¾-inch meter drop in by the city is $ 400.00. Fee for a 1-inch meter drop in by the city is $ 460.00. 4. Extension of a new 8-inch water main and new hydrants within the plat will be required. It is shown on the plans. 5. New hydrants shall be installed per Renton’s fire department standards to provide the required coverage of all lots. Existing hydrants counted as fire protection shall be retrofitted with storz fittings if not already in place. 6. Plat shall provide separate water service stubs to each building lot prior to recording of the plat.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. Sanitary Sewer 1. Sewer service is provided by the City of Renton. There is an 8-inch sewer main in SE 18th Street. Extension of an 8-inch sewer main will be required onsite. It is shown on the plans. 2. System development fee for sewer is based on the size of the new domestic water(s) that will serve each new lot. Sewer fee for a ¾-inch water or 1-inch meter install is $2,033.00. 3. All plats shall provide separate side sewer stubs to each building lot prior to recording of the plat. Surface Water 1. Appropriate individual lot flow control BMPs will be required to help mitigate the new runoff created by this development. Several of the lots along the existing wetlands will discharge roof runoff into the wetland areas to maintain wetland hydrology. 2. A geotechnical report, dated September 28, 2012 was submitted by Associated Earth Sciences, Inc. The field study included 12 exploration pits on the 21.6 acre site. The site is underlain at shallow depth by lodgement till sediments. For drainage purposes, this medium dense, moist, fine sand with silt is not a suitable for infiltration. ERC Mitigation Measures and Advisory Notes Page 5 of 5 3. Surface water system development fee is $1,228.00 per new lot. Fees are payable prior to issuance of the construction permit. 4. A Construction Stormwater General Permit from Department of Ecology will be required. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. Transportation/Street 1. Street lighting is required on public street frontages 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. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid at time of building permit issuance. 2. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing fire hydrants can be counted toward the requirements as long as they meet current code including 5-inch storz fittings. 3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Approved apparatus turnarounds are required for dead end roads exceeding 150-feet. Cul-de-sac turnarounds of 90-foot diameter are required. Landscape islands are not allowed in the cul- de-sacs. General Comments 1. Separate permits and fees for side sewer connection and storm connection will be required. 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. 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. 1 VI. DECISION 2 The proposed 96-lot preliminary plat as depicted in Ex. 33 to the staff report, and critical area 3 exemption as described in the findings of this decision, are approved subject to the following conditions: 4 1. The applicant shall comply with the mitigation measures issued as part of the Determination 5 of Non-Significance Mitigated, dated September 22, 2014 except as modified below: 6 a. MDNS Condition 1 shall be revised as follows: 7 All earthwork performed, implemented by the applicant, shall be consistent with the 8 recommendations of the geotechnical report, prepared by Associated Earth Sciences, 9 Inc., dated September 28, 2012 or consistent with the recommendations of the final City-approved geotechnical report. 10 11 b. MDNS Condition 6 shall be stricken and replaced with the following [as modified by the Ruling on Reconsideration]: 12 The applicant shall revise its landscaping plan to provide for a 10 foot wide on-site 13 street frontage landscape strip as required by RMC 4-4-070(F)(1) for all lots and a 10 14 foot wide, site obscuring perimeter landscaping adjacent to areas where the retaining walls are four or more feet in height. Landscaping at maturity must exceed the height 15 of the adjacent retaining wall. The final detailed landscape plan shall be submitted to 16 and approved by the Current Planning Project Manager prior to construction permit approval. Such landscaping shall include a mixture of trees, shrubs, and groundcover 17 as approved by the Department of Community and Economic Development. 18 2. The applicant shall be required to demonstrate compliance with the minimum 50-foot lot 19 width requirement for all lots with less than 50 feet in width at the foremost points (where the side lot lines intersect with the street right-of-way line) pursuant to RMC 4-11-120. The 20 average distance between the side lines connecting front and rear lot lines shall be submitted 21 to the Current Planning Project Manager prior to construction permit approval. 22 3. Condition No. 3 has been deleted as directed in the Ruling on Reconsideration. 23 24 3 All references to the plat map in this decision in the findings and conclusions have been to Exhibit 2 of the staff report. Those references are accurate. However, the plat approved by this decision is depicted in Exhibit 3 of the 25 staff report, which is the 96 lot subdivision as opposed to the 97 lot subdivision. 26 PRELIMINARY PLAT - Preliminary Plat - 40 1 4. The applicant shall be required to submit a revised plat and landscaping plan, which are 2 elements of the City’s required construction plan set, depicting curb bulbouts at street intersections where on-street parking is located or calling for no curb bulbouts and 3 installation of “no parking” designations where street parking is prohibited at street 4 intersections. The revised plat and landscaping plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. 5 5. The applicant shall eliminate individual access directly from internal public streets for those 6 lots abutting private streets and/or shared driveway access easements, specifically Lots 12- 7 14, Lots 15-17, Lots 38-40 and Lots 78-81 in shared driveways. Said lots shall be required to take access from the abutting private street and/or access easement and shall not exceed 8 access thresholds pursuant to RMC 4-6-060.J and K. Lot 11 may access the public street 9 directly. The revised plat plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. Furthermore, the access restriction for 10 such lots is required to be noted on the face of the Final Plat prior to recording. 11 6. The applicant shall revise the proposed mitigation plan to depict all retaining walls on site, 12 including lock & load walls on the north and east sides of Wetlands B and C. The applicant shall also identify if proposed walls are anticipated to impact critical area buffers and provide 13 appropriate mitigation for such impacts. A Final Mitigation Plan, pursuant to RMC 4-8- 14 120.W, shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. 15 16 7. The temporary buffer impacts consisting of minor intrusions or disturbance from construction activities shall be restored with appropriate grading, soil amendments, and the 17 planting of native species to the satisfaction of the Current Planning Project Manager. The 18 revised mitigation plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. 19 8. The existing wetland mitigation plan already assures that 1,331 square feet of additional 20 wetland buffer area is being provided to mitigate for both existing buffer impacts to Wetland 21 E that are not associated with the Plat, as well as the loss of 14 square feet of the Wetland E buffer which loss is associated with the extension of SE 18th Street. To provide an additional 22 offset for the impacts resulting from the requested exemption associated with the fill of 14 23 square feet of buffer to extend SE 18th Street. The applicant has agreed to provide and shall provide enhancement to the Wetland ‘E’ buffer immediately abutting SE 18th Street, as well 24 as enhanced plantings adjoining that buffer area within Tract M. A revised mitigation plan 25 shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. 26 PRELIMINARY PLAT - Preliminary Plat - 41 1 9. The applicant shall be required to establish a Native Growth Protection Easement over those 2 parts of the site encompassing wetlands and their associated buffers and place fencing and signage along the outer buffer edge prior to Final Plat approval. 3 10. The applicant shall be required to submit a fill source statement, if fill materials are brought 4 to the site, in order to the City to ensure only clean fill is imported prior to construction. 5 11. The applicant shall provide a final Tree Retention Plan, complying with the 30% tree 6 retention SEPA mitigation measure while demonstrating proposed retaining walls would not impact trees proposed for retention. The Final Tree Retention Plan shall be submitted to, and 7 approved by, the Current Planning Project Manager prior to construction permit approval. 8 12. The applicant shall submit a revised plat plan, which is an element of the City’s required 9 construction plan set, depicting a safe pedestrian crossing, across the 124th Place SE 10 extension, for the Seattle Waterline Pedestrian Trail. The revised plat plan, as part of the construction plan set, shall be submitted to, and approved by the Current Planning Project 11 Manager, Community Services Department, and the Transportation Department prior to 12 construction permit approval. 13 13. The applicant shall be required to obtain right-of-way or a public access easement through the Cedar River Pipeline, for the extension of 124th Place SE, to the satisfaction of the Plan 14 Reviewer prior to construction permit approval. 15 14. Pedestrian lighting shall be depicted on the lighting plan at the entrances of Tracts C and E 16 (from the proposed right-of-way). The lighting plan shall be submitted to, and approved by, 17 the Current Planning Project Manager and the Plan Reviewer prior to construction permit approval. 18 15. The Preliminary Plat plan shall be revised so that no more than 4 lots may gain access via a 19 shared driveway and that at least one such lot shall meet minimum lot width requirements 20 along a street frontage pursuant to RMC 4-7-170.D (a minimum of 80% of the required lot width/40 feet or 35 feet along a street curve). The lot(s) which provides physical frontage 21 along the street shall only be allowed vehicular access from the shared private driveway. In 22 order to provide shared access, Lots 14, 17 and 38 shall be widened to 35 feet and take primary access from the shared driveway. The revised plat plan shall be submitted to and 23 approved by the Current Planning Project Manager prior to construction permit approval. 24 16. The plat plan shall be revised so that all lots have no less than a 40-foot lot width where side 25 lot lines intersect with the street right of way or for radial lots be a minimum of 35 feet in 26 width. Specifically, proposed Lots 14, 17, and 38 would be required to be widened to 35 feet PRELIMINARY PLAT - Preliminary Plat - 42 1 in order to comply with the condition. The revised plat plan shall be submitted to and 2 approved by the Current Planning Project Manager prior to construction permit approval. 3 17. The applicant shall submit a revised plat plan depicting the elimination of all pipestem lots (lots which are less than 40 feet in width where the side lot lines intersect with the street 4 right-of-way or for radial lots are less than 35 feet) within the subdivision. Specifically, 5 proposed Lots 12, 14, 15, 17, 38, 40, and 79 would be required to be eliminated or revised to meet minimum frontage width requirements. The applicant may also submit an alternative 6 plat plan which includes a combination of all lots fronting onto a public street meeting 7 minimum lot widths and those portions of the lots now proposed for shared driveway/access easements could be placed in Shared Driveway Tracts with easements placed over them 8 pursuant to RMC 4-6-060, Street Standards. The revised plat plan shall be submitted to and 9 approved by the Current Planning Project Manager prior to construction permit approval. 10 18. Any proposal to convert the Stormwater vault within Tract A to a Stormwater detention pond be considered a Major Plat Amendment subject to the requirements outlined under RMC 4-7- 11 080M.2. 12 19. The applicant shall be required to create a homeowners’ association and maintenance 13 agreement(s) for the shared utilities, landscape areas and maintenance and responsibilities for 14 all shared improvements of this development. A draft of the document(s) shall be submitted to Current Planning Project Manager for review and approval by the City Attorney and 15 Property Services section prior to the recording of the final plat. 16 20. The applicant shall submit the results of the Phase 1 Environmental Site Assessment to the 17 City for review. Appropriate mitigation, if any, shall be completed prior to issuance of building permits. 18 21. All road names shall be approved by the City. 19 22. Easements may be required for the maintenance and operation of utilities as specified by the 20 Department. 21 23. Sanitary sewers shall be provided by the developer at no cost to the City and designed in 22 accordance with City standards. Side sewer lines shall be installed eight feet (8') into each lot if sanitary sewer mains are available, or provided with the subdivision development. 23 24 24. Any cable TV conduits shall be undergrounded at the same time as other basic utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line. 25 25. Concrete permanent control monuments shall be established at each and every controlling 26 corner of the subdivision. Interior monuments shall be located as determined by the PRELIMINARY PLAT - Preliminary Plat - 43 1 Department. All surveys shall be per the City of Renton surveying standards. All other lot corners shall be marked per the City surveying standards. The subdivider shall install all 2 street name signs necessary in the subdivision. 3 26. [This condition added as directed by the Ruling on Reconsideration to address Roof run-off]. 4 Roof run-off that impacts wetlands shall not be allowed mix with polluting surfaces. Category 2 wetlands may not be structurally or hydrologically engineered for runoff quantity 5 or quality control as required by KCSWDM Reference 5. City staff shall require design adjustments as authorized by KCSWDM 1.2 to the extent necessary to prevent adverse 6 impacts to wetland hydrology caused by roof runoff. 7 DATED this 26th day of January, 2015. 8 9 10 City of Renton Hearing Examiner 11 12 13 APPEAL RIGHTS AND VALUATION NOTICES 14 RMC 4-8-080 provides that the final decision of the hearing examiner is subject to appeal to the 15 Renton City Council. RMC 4-8-110(E)(14) requires appeals of the hearing examiner’s decision to 16 be filed within fourteen (14) calendar days from the date of the hearing examiner’s decision. There is no right to reconsideration as the decision has already been subject to reconsideration. 17 Additional information regarding the appeal process may be obtained from the City Clerk’s Office, 18 Renton City Hall – 7th floor, (425) 430-6510. 19 The City Council’s jurisdiction to hear SEPA appeals is contested by the applicant. The City Council shall determine whether it has any jurisdiction to hear an appeal of the SEPA portion of 20 this decision. 21 Affected property owners may request a change in valuation for property tax purposes 22 notwithstanding any program of revaluation. 23 24 25 26 PRELIMINARY PLAT - Preliminary Plat - 44