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HomeMy WebLinkAboutERC Mitigation Measures 13-001572DEPARTMENT 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.