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HomeMy WebLinkAboutC_RentonHighlandsSPOnHold_v1May 7, 2024 Hamid Korasani SAZEI Design Group, LLC 6608 110th Ave NE Kent, WA 98033 SUBJECT: "On Hold" Notice Renton Highlands Short Plat / LUA24-000078 Dear Mr. Korasani, The Planning Division of the City of Renton accepted the above master application for review on March 13, 2024. During our review, staff has determined that additional information is necessary in order to proceed further. The following information will need to be submitted before August 7, 2024 so that we may continue the review of the above subject application: Planning Short Plat Map •Short Plat drawings are required to be drawn by a Washington Licensed Surveyor. •Lot 1 is a corner lot. Corner lots do not have rear yards. Setbacks outside of the front yard setback and secondary front yard setback are side yard setbacks. •Lot 2 and Lot 3 will need to access from the shared driveway. Both lots will be corner lots with a front yard setback from Pasco Place NE, a secondary front yard setback from the shared driveway and side yard setbacks for the other two (2) property lines. •Each lot must have access to a public street or road. As shown Lot 4 accesses from a private road (NE 8th St). •A legend listing the following is needed on the first sheet of the short plat plan: o Short Plat, o Proposed number of lots, o Zoning of the subject site, o Proposed square footage of each lot, and o Percentage of land in streets and open space. •Width and depth of each lot needs to be shown. How to determine width and depth can be found in RMC 4-11-120, Definitions L: Lot Measurements. Arborist Report •For a tree to be considered a high-risk tree an ISA Tree Risk Assessment characterization prepared by an arborist with an ISA Tree Risk Assessment Qualification (TRAQ) needs to be provided with the following information: o The tree has a probably or imminent likelihood of failure; and o The tree has a medium or high likelihood of impact; and o The consequences of failure for the tree are significant or severe. Tree Retention • Trees required to be retained within a subdivision shall be preserved in the priority order listing in RMC 4- 4-130H2, Tree Retention Within Subdivisions. Retained trees not protected within a tract (Tier 1) must demonstrate in writing to the Administrator’s satisfaction that : (i) all reasonable efforts have been taken to preserve trees utilizing the highest priority tier possible, (ii) that compliance with a higher tier is not feasible or practical for the project site, and (iii) that the project proposal meets or exceeds the purposes and intent of the section. Wetland Assessment • Public comments have been received related to the possibility of a wetland or wetlands on the site. To ensure due diligence a wetland assessment will be required. See RMC 4-8-120, Wetland Assessment for assessment requirements. Engineering See attached comments from Development Engineering. Fire See attached comments from Renton Fire Authority. At this time, your project has been placed “on hold” pending receipt of the requested information. The maximum time for resubmittal shall be within ninety (90) days of this notice. Please contact me at (425) 430-7286 if you have any questions. Sincerely, Andrew Van Gordon Associate Planner cc: Amin Gilani / Owner(s) Thomas Colleran; Ben Crowell / Party(ies) of Record Enclosure DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 24, 2024 TO: Andrew Van Gordon, Senior Planner FROM: Sam Morman, Civil Engineer II SUBJECT: Renton Highlands Short Plat 5815 NE 8th St LUA24-000078 I have reviewed the above-referenced proposal located at parcel(s) 1123059068. The following comments are based on the Land-Use submittal made to the City of Renton by the applicant. The following comments represent additional information or corrections that are required to be made: 1. A preliminary TIR dated October 20, 2023 was submitted Sazei Design Group, LLC with the Land Use Application. The site falls within the Flow Control Duration Standard Matching Forested Site Conditions. The property is bisected by two drainage basins, Lower Cedar River and May Creek; the majority of the site falls within the May Creek drainage basin while a small portion along the southern property line falls within the Cedar River drainage basin. The report is based on a full drainage review and Core Requirements 1 through 9 and the six Special Requirements have been discussed in the Technical Information Report. a. Discharge at the Natural Location, RSWDM Core Requirement #1: All storm water runoff and surface water from a project must be discharged at the natural location so as not to be diverted onto or away from downstream properties. i. The project site drains to both the Lower Cedar River and May Creek basins. As proposed, Core Requirement #1 is not being satisfied. All drainage from the site is being routed to the detention facility, which proposes to connect to a conveyance system south of the site that is within the Lower Cedar River. Instead, runoff will need to be split to drain to the correct basin based off of the site’s topography. Prior to land use approval, the applicant must show how Core Requirement #1 is being satisfied. b. Offsite Analysis, RSWDM Core Requirement #2: All proposed projects must submit an offsite analysis report that assesses potential offsite drainage and water quality impacts associated with development of the project site. The preliminary TIR submittal includes a Level 1 Downstream Analysis. i. The downstream analysis only discusses the Cedar River/Lake Washington watershed however, it needs to assess both separate drainage basins (Lower Cedar River and May Creek) within the watershed. c. Flow Control, RSWDM Core Requirement #3: Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. The project proposes a detention facility to meet the flow control requirement. i. The TIR does not discuss how the pump design complies with the durational flows for “matching forested site condition” as specified in Core Requirement #3. This will need to be addressed prior to land use approval. ii. The setback to tract lines for vaults is 5-feet per Section 5.1.3.1 of the 2022 RSWDM. The northwest corner of the vault is shown crossing a tract line, and needs to be rectified prior to land use approval. iii. Lot impervious surface coverage is calculated individually for each lot. Per Section 1.1.2.1 of the RSWDM, the minimum impervious surface coverage for a residential subdivision shall be assumed as 4,000 SF or the maximum allowed per RMC 4-2-110A, whichever is less. Applicant shall update modeling to reflect this. 2. For dead end streets that exceed 150-feet in length an approved turnaround per RMC 4-6-060 is required. Dead end access roadways more than 300-feet long will require a full 90-foot cul-de-sac. i. See comments from RRFA regarding turnaround requirements. The following comments represent additional information or corrections that should be made when considering surface water layout and configuration: 1. Flow Control, RSWDM Core Requirement #3: Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. The project proposes a detention facility to meet the flow control requirement. a. In the current configuration, the grading associated with the detention facility may conflict with the critical root zone of saved tree(s) to the east in Lot 3. b. The vault placement is close to the southern property border at significant depth. Applicant should show or provide narrative pertaining to planned construction method; any offsite work will require an executed temporary construction easement prior to construction permit issuance. M E M O R A N D U M DATE: March 21, 2024 TO: Andrew Van Gordon, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Highlands Short Plat Environmental Impact Comments: 1. The fire impact fees are applicable at the rate of $421.98 per single-family unit. This fee is paid at building permit issuance. Fire Code Comments: 1. The fire flow requirement for single-family homes 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 goe s up to 1,500 gpm. Water is provided by King County Water District 90. A water availability certificate will be required from them. The water main in NE 8th Street is only a 6-inch main and thus has limited fire flow available. New water mains and fire hydrants will be required to be extended into the sites. 2. 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 75-psi point loading. Access is required within 150 feet of all points on the buildings. Dead end streets that exceed 150-feet in length require an approved turnaround. Dead end access roadways more than 300-feet long will require a full 90-foot cul-de-sac. This applies to both proposed access roadways. NE 8th Street is not a public street, it is a private road with access gates across it, thus treated as a dead-end street. Private access easements must be obtained and recorded prior to short plat approval. Dead end access roadways in excess of 500-feet require all new homes to have an approved fire sprinkler system. Approved turnarounds cannot be part of the driveway for a single-family home.