HomeMy WebLinkAboutERC_DNS-M_Mitigation Measures_20170512_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M)
MITIGATION MEASURES AND ADVISORY NOTES
PROJECT NUMBER: LUA17-000169
APPLICANT: Jordan Salisbury/Blue Fern Development, LLC /
11232 120th Ave NE, Ste 204, Kirkland, WA 98033 /
(425) 629-3854 / jordan@bluefern.com
PROJECT NAME: Earlington Townhomes
PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan
Review, Environmental (SEPA) Review, a street modification, a refuse and recycling modification,
and a wall plate height modification to construct 62 attached single -family townhomes called
Earlington Townhomes. The 4.16-acre irregularly shaped site is located at 8074 S 132nd St (APN’s
214480-0487, -0488, -0500, -0285, and -0295) in the Residential-14 zoning district. The
residential density is 17.77 dwelling units per net acre. Access to the townhomes would be from
S 132nd St. The site includes slopes down to the south with moderate inclination s and overall
vertical relief of approximately 70 feet. The site plan would take advantage of the sloping
topography. Garages would be access via private alleys and all of the townhomes would be alley-
loaded. The soils consist of sand with silt and gravel fill and native soils indicative of Vashon
Recessional Outwash (Qvr) and Lodgement Till (Qvt). Preliminary estimates of cut and fill include
15,100 cubic yards and 3,700 cubic yards, respectively. The site contains greenhouses, a shop, a
utility building and a single family detached home, landscaping, gravel driveways, and parking
areas. All of the existing structures would be demolished as part of the proposed project. No
wetlands or streams are located on or adjacent to the property. There is a small drai nage that
runs east-west and is approximately 175 feet south from the southwest corner of the subject
property and approximately 350 feet from the southeast corner. The developed site would
continue to drain to the south to S 132nd St and into the existing public stormwater drainage
system, which is a natural discharge location for the site. The site is located in the West Lake
Washington drainage basin and stormwater would be met with a stormwater detention vault
followed by a media filter vault with Level 2 Flow Control standards. The site contains 57
significant trees, all of which are proposed to be removed. The project would replant a minimum
of 66 replacement trees at 2 caliper inches each to comply with the 20% tree retention
requirement. Construction is estimated to begin during the summer of 2018. The applicant has
submitted a Preliminary Technical Information Report, Traffic Impact Analysis, Arborist Report,
Wetland and Stream Reconnaissance, Letter of Understanding of Geologic Risk, and a
Geotechnical Engineering Report with the application.
PROJECT LOCATION: 8074 S 132nd St, Renton, WA 98178
ERC Mitigation Measures and Advisory Notes Page 2 of 2
LEAD AGENCY: The City of Renton
Department of Community & Economic Development
Planning Division
MITIGATION MEASURES:
1. The project earthwork shall be limited to seasonally drier periods (typically April 1 to
October 31) in accordance with the geotechnical recommendation made by
Associated Earth Sciences, Inc.
2. Project construction shall be required to comply with the recommendations found in
the Geotechnical Engineering Feasibility Report completed by Associated Earth
Sciences, Inc. (dated January 18, 2017) or an updated report submitted at a later
date.
3. The applicant and/or developer shall install driveway aprons in accordance with the
City of Renton Standard Plans 104.2 and 104.3 in order to distinguish the public
access road (Road A) from the private alleys (Alleys A-E).
ADVISORY NOTES:
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.
Please refer to the Memorandums/Advisory Notes to Applicant, attached hereto, labeled as
Exhibits 22, 23 and 25 from the Environmental Review Committee Report.
FIRE & EMERGENCY
SERVICES DEPARTMENT
M E M O R A N D U M
DATE: April 24, 2017
TO: Clark Close, Senior Planner
FROM: Corey Thomas, Plans Review Inspector
SUBJECT: Earlington/Minter Townhomes
Environmental Impact Comments:
1. The fire impact fees are applicable at the rate of $795.10 per townhome unit.
This fee is paid at building permit issuance.
Code Related Comments:
1. The fire flow requirement for the proposed townhomes is 3,750 gpm if built with
non-rated construction and no fire sprinkler systems. The fire flow would drop to
1,750 with one hour rated construction and approved fire sprinkler systems
(NFPA 13D type systems are acceptable). Four fire hydrants are required. One
within 150-feet and three within 300-feet of each of the proposed buildings.
There are some existing hydrants within 300-feet of the proposed homes. It
appears water main extensions and additional hydrants will be required.
Insufficient fire flow exists at this location at present time.
2. Fire department apparatus access roadways are required to be minimum 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 all buildings.
Dead end streets that exceed 150-feet in length require an approved
turnaround. Cul-de-sac turnarounds with 90-feet diameters are required for
streets over 300-feet long. Proposed landscape islands are not allowed in the
cul-de-sac.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 25, 2017
TO: Clark Close, Planner
FROM: Ann Fowler, Civil Plan Reviewer
SUBJECT: Utility and Transportation Comments for Earlington Townhomes
8074 S 132nd Street
LUA 17-000169
I have reviewed the application for the Earlington Townhomes at 8074 S 132nd Street (APN(‘s) 214480-
0487, -0488, -0500, -0285, -0295) and have the following comments:
EXISTING CONDITIONS
The site is approximately 4.16 acres in size and is triangular in shape. The existing site was developed with
a commercial plant nursery, which included a sales building, several greenhouses, a detached home and
assocated gravel driveways and parking areas. The site includes
Water Water service is provided by the City of Renton. The site is in the West Hill service area in the
495 hydraulic pressure zone. There is an existing 8-inch City water main located in S 132nd Street
(see Water plan no. W-0613). There is an existing 8-inch City water main (see water plan no. W-
0377) in S 130th Street to the north of the subject properties. The maximum flowrate from the
8-inch mains is 1,450 gpm. The static water pressure ranges from about 111 psi at ground level
elevation 238 feet and 84 psi at elevation 300 feet. The site is located outside of an Aquifer
Protection Area.
Sewer Wastewater service is provided by the City of Renton. There is an 8-inch wastewater main
located in S 132nd Street along the south property line. There is an 8-inch wastewater main
located in S 130th Street to the north of the subject properties.
Storm There is a 12-inch stormwater main in Renton Ave S, S 130th St and S 132nd St surrounding the
subject property.
Streets The proposed development fronts Renton Ave S along the east property lines. Renton Ave S is
classified as a Minor Arterial Road. Existing right-of-way (ROW) width is approximately 60 feet.
The proposed development fronts S 132nd Street along the south property lines. S 132nd Street
is classified as a Collector Arterial Road. The existing ROW width is approximately 60 feet.
EXHIBIT 23
Earlington Townhomes – LUA17-000169
Page 2 of 8
CODE REQUIREMENTS
WATER
1. The proposed water main improvements as shown on the composite utility civil plan submitted
with the Land Use Application provides the required 8-inch water main extension into the
development, connecting to the existing 8-inch water main located in S 132nd Street and the
existing 8-inch water main located in Renton Ave S. Renton Fire Authority has determined that
the preliminary fire flow demand for the proposed development is 1,750 gpm, with the use of
one-hour rated construction and approved fire sprinklers, which is greater than the available
maximum fire flow capacity.
2. The following water main improvements are required to provide water service for domestic use
and fire protection for the development per City Code and Development standards (RMC 4-6-
010B) including, but not limited to:
a. Extension of approximately 380 feet of 8-inch water main in Renton Ave S from S 130th
Street to a point which allow connection into the new water main for the development.
A 15-foot water easement will be required for any water main not located within the
public right-of-way.
b. Installation of 8-inch water mains in the new primary access roadway and alley sections
within the subdivision connecting to the new 8-inch water main in Renton Ave S and to
the existing 8-inch water main in S 132nd Street. Maximum capacity from the new 8-inch
main extension is 2,500 gpm.
c. Installation of fire hydrants as required by Renton Fire Prevention. The number and
location of the hydrants shall be determined based on the City’s review of the final
building and site plans.
d. Installation of a residential fire sprinkler system for each townhome unit with a double
check valve assembly (DDCVA) for backflow prevention on the water supply line to the
fire sprinkler piping.
e. Installation of a domestic water meter to each townhome unit with a double check valve
assembly (DCVA) behind the meter for townhomes with 3 or more stories.
f. A pressure-reducing-valve (PRV) is required behind each water meter because the water
pressure is over 80 psi.
3. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria. Sizing calculations
shall be provided to the City.
4. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A double check
valve assembly (DCVA) is required behind the meter per COR Standard Plan 340.8.
5. Please refer to City of Renton General Design and Construction Standards for Water Main
Extensions as shown in Appendix J of the City’s 2012 Water System Plan.
6. Adequate horizontal and vertical separation between the new water main and other utilities
(storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the
operation and maintenance of the water main. Based on the preliminary utilities plan submitted
with the land use application (reference civil plan by ESM, page PP-05 dated 3/27/17), the
horizontal separation between the proposed water mains and the proposed storm drains in the
alley sections does not meet the minimum 10-feet separation between parallel potable water and
non-potable water pipes. The vertical separation between the pipes is less than the minimum of
18-inches. Additional and special design and construction considerations will be required to
protect the water lines and to reduce risk to public health and safety. Restrained-joint water pipes
EXHIBIT 23
Earlington Townhomes – LUA17-000169
Page 3 of 8
and fittings, pipe sleeves and controlled density fill (CDF) encasement will be required where
minimum horizontal and vertical separations cannot be met.
7. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the
water main is inside a steel casing.
8. The development is subject to applicable water system development charges and meter
installation fees based on the size of the water meters.
a. Water system development charges for each proposed 1-inch domestic water service is
$3,486.00 per meter or $216,132.00 for (62) 1-inch meters.
b. A redevelopment credit of the water system development charges in the amount of
$27,888 will be applied to the one (1) existing 2-inch meter servicing the property (UB Ref
#700087) if it is abandoned and capped at the main line.
c. The total water SDC fee is $188,244.00. This is payable at construction permit issuance.
9. A redevelopment credit for the water SDC fee will be applicable for the existing 2-inch water
meter currently serving the subject property (UB Ref #700087).
10. Drop-in meter fee is $460.00 per meter. The total water drop-in meter fee is $28,520.00 for (62)
1-inch meters. This is payable at issuance of the building permit.
11. Additional water system development charges and water meter charges will apply if a landscape
irrigation meter is required and is based on the size of the meter.
SEWER
1. The proposed sewer main improvements as shown on the composite utility civil plan submitted
with the Land Use Application provides the required 8-inch sewer main extension from the
existing sewer main located in S 132nd Street and extending into Renton Avenue South for future
extension by the City. The required extension of the new 8-inch sewer main from S 132nd Street
into the future public ROW is shown on the conceptual utilities plan and provides the required
sanitary sewer service to each building.
a. A 15-foot public sewer easement shall be provided for the extension of the sewer main
through the stormwater tract for any portion of the extension located outside of the
public ROW.
2. The development is subject to applicable wastewater system development charges based on the
size of the new domestic water to serve the project.
a. SDC fee for sewer is based on the size of the new domestic water to serve the project.
The current sewer fee for a 1-inch meter is $2,540.00 per meter.
b. SDC fees are payable at construction permit issuance.
3. The S 132nd Street Sewer Extension Special Assessment District fee (SAD) fee will be applicable on
the project. The SAD fee rate when it was established in 2015 was $11,254.92 plus interest per
lot with frontage along S 132nd Street. As of 4/25/2017, the SAD fee rate per lot is $11,828.95
plus additional interest per day of $0.80 after the date noted above. The rate that will be
applicable on the issuance day of the utility construction permit will be applicable on this project.
As currently designed, there are 13 lots applicable to the SAD fee, however the maximum
assessment will be for 12 lots.
SURFACE WATER
1. A geotechnical report, dated January 18, 2017, completed by Associated Earth Sciences,
Incorporated (AESI) for the site has been provided. The submitted report describes the site is a
Earlington Townhomes – LUA17-000169
Page 4 of 8
Low, Medium, and High Erosion Hazard areas. Erosion control measures will need to be in place
prior to starting grading activities on the site. The report discusses the soil and groundwater
characteristics of the site including infiltration potential and provide recommendations for project
design and construction. The report discounts the use of infiltration due to the shallow site soils
that are either dense and impermeable or saturated. Geotechnical recommendations presented
need to be address within the project plans.
2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated March 27, 2017, was
submitted by ESM Consulting Enginerrs, LLC with the Land Use Application. Based on the City of
Renton’s flow control map, the site falls within the Flow Control Duration Standard area matching
Forested Site Conditions and is within the West Lake Washington Drainage Basin. The
development is subject to Full Drainage Review in accordance with the 2017 Renton Surface
Water Design Manual (RSWDM). All nine core requirements and the six special requirements must
be discussed in the Technical Information Report. The following stormwater improvements are
required and shall be discussed within the TIR:
a. Applicant shall include discussion of Special Requirement (SR) #6 in the final drainage
report. SR #6 relates to the aquifer protection area, which is not applicable to this site,
but it should be noted as such in the report.
b. The TIR references the 2016 King County Surface Water Design Manual and the City of
Renton Amendments to the SWDM. The City has adopted the 2017 Renton Surface
Water Design Manual rather than providing amendments to the 2016 King County
SWDM. The final TIR submitted with the Civil Construction Permit Application shall
reference the 2017 Renton Surface Water Design Manual (RSWDM).
c. An infiltration testing report shall be submitted with the civil construction permit
application following the test methods outlined in the manual. See Section 5.2 and
Reference Section 6-A for approved testing methods.
3. The development is required to provide flow control and basic water quality treatment prior to
discharge. A detention vault is proposed to meet the flow control facility requirement to satisfy
Core Requirement #3. The detention pond has been sized to the City’s Flow Control Duration
Standard using WWHM. The project matches the pre-developed discharge rates from 50% of the
2-year peak flow up to the full 50-year peak flow and peak discharge rates for the 2 and 10-year
return periods as required in the City’s Flow Control Duration Standard (Forested Site Conditions)
area. Project water quality treatment will consist of conveyance to a water quality filter vault
following the proposed detention vault prior to connection to the existing 12-inch concrete
stormwater main located S 132nd Street.
a. The conveyance and water quality systems shall be designed in accordance with the
RSWDM that is current at the time of civil construction permit application.
b. A maintenance access road is required to the stormwater facilities in the proposed storm
tract and shall be in accordance with the design requirements outlined in the RSWDM.
4. 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. Separate structural
plans will be required to be submitted for review and approval under a separate building permit
for the detention and/or water quality vault. Special inspection from the building department is
required.
5. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this
development. A preliminary drainage plan, including the application of on-site BMPs, has been
included with the land use application. The final drainage plan and drainage report must be
submitted with the civil construction permit application.
Earlington Townhomes – LUA17-000169
Page 5 of 8
a. The final drainage plan shall evaluate the feasibility of utilizing on-site BMPs to mitigate
all target impervious areas to the maximum extent feasible as outlined in the RSWDM.
This shall include infiltration testing to determine the feasibility of utilizing permeable
pavements and bioretention areas.
6. The site contains regulated slopes across the site with an elevation change of approximately 72-
feet from the northwest corner (approximate elevation 306 feet) to the low point of the property
near the southeast corner (approximate elevation 234 feet).
7. Detailed plans for any proposed cut and fill operations shall be submitted. These plans shall
include the angle of slope, contours, compaction and retaining walls.
8. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the
right-of-way. Based on the site topography, terraced retaining walls may be needed for the
development. Retaining walls over 4-feet in height from footing require a separate building
permit.
a. The proposed development includes an 8-ft wall along Renton Ave S. The applicant will
be required to reduce the height of the proposed wall to the maximum 6 -ft allowed by
code. The civil construction plans shall fully detail the proposed retaining wall abutting
the public ROW. A handrail and/or fence may be required at the top of the wall.
9. All work proposed outside of the applicant’s property will require a permanent drainage
easement to be provided to the City and a temporary construction easement prior to any permits
being issued.
10. A Construction Stormwater General Permit from Department of Ecology will be required since
grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan
(SWPPP) is required for this site.
11. Surface water system development fee is $1,608 per new dwelling unit. This is payable prior to
issuance of the construction permit.
TRANSPORTATION
1. The proposed development fronts Renton Ave S along the east property lines. To meet the City’s
complete street standards for minor arterial streets, minimum ROW is 91 feet (4 lanes) or 103
feet (5 lanes). The traffic analysis provided by the developer has been reviewed by the City and
the City concurs that the existing pavement width is sufficient and additional lanes are not
required as a result of the development.
a. The City’s transportation group has determined and will support an alternate standard
to match the established standard street section for Renton Ave S. The City established
standard street section for Renton Ave S, which shall be installed by the developer as
part of the proposed development, will allow the existing curb line to be maintained
with a new 8-ft planter strip and 8-ft sidewalk to be installed behind the curb. The final
ROW dedication will be dependent upon the final survey and will vary along Renton Ave
S. The required ROW behind the existing curb is 18-ft (8-ft planter strip, 8-ft sidewalk, 2-
ft behind the curb).
b. The bike lanes included in the street section for Renton Ave shown on the site plans (PP-
05) are not needed. Currently, the Renton Trails and Bicycle Master Plan specify a
separate combined bike/pedestrian path parallel to Renton Ave to provide bike access
for the Renton Ave corridor.
c. Applicant will need to submit an application to the City requesting a modification of the
street frontage improvements as outline in City code 4-9-250C5d.
Earlington Townhomes – LUA17-000169
Page 6 of 8
2. The proposed development fronts S 132nd Street along the south property lines. To meet the City’s
complete street standards for collector arterial streets, minimum ROW is 83 feet (2 lanes) or 94
feet (3 lanes). The traffic analysis provided by the developer has been reviewed by the City and
the City concurs that the existing pavement width is sufficient and additional lanes are not
required as a result of the development. The required street section for S 132nd Street as proposed
by the applicant meets the minimum street standards as outlined in RMC 4-6-060F includes 83-ft
of ROW, 46-ft paved roadway width (two 10-ft travel lanes, 5-ft bike lanes and 8-ft parking lanes
on both sides), a new 0.5-foot curb and gutter, an 8-foot planting strip, an 8-foot sidewalk, street
trees and storm drainage improvements on both sides.
a. Half-street improvements, which shall be installed by the developer, along S 132nd Street
shall include, 23-ft paved roadway width from centerline (10-ft travel lane, 5-ft bike lane
and 8-ft parking lane), a new 0.5-foot curb and gutter, an 8-foot planting strip, an 8-
foot sidewalk, street trees and storm drainage improvements.
3. The applicant has submitted an application to the City requesting a modification of the street
frontage improvements. The development proposes installation of a new public residential access
road (Road A) with 29 feet of right-of-way, which includes 28 feet of paved roadway width, 0.5-ft
curb and gutter on both sides, private 4.5-ft planter strips on the east side of the street and private
5-ft sidewalks on both sides of the street. The proposed street section does not meet the
minimum street standards in accordance with RMC 4-6-060F and is not supported by the City.
a. The new public street for the development shall meet the minimum street standards as
outlined in RMC 4-6-060F. Minimum standards for a residential access road requires a
53-ft right-of-way, 26-ft pavement width, 0.5-ft curb and gutter, 8-ft planter strips and
5-ft sidewalks on both sides of the street.
4. Current City of Renton standards require a turnaround for dead-end streets greater than 150 feet.
Dead-end streets exceeding 300-feet must utilize a cul-de-sac meeting the requirements for
emergency services access, including a 45-foot paved radius and 55-ft ROW radius. Reference
RMC 4-6-060H. The cul-de-sac shall have a design approved by the Administrator and Fire and
Emergency Services.
5. Five alleys (Tracts A, B, C, D, and E), each with a pavement width of 20-ft, are proposed to provide
access to each unit.
a. Driveway aprons shall be installed at the entrance to each alley tract in accordance with
the City of Renton Standard Plans 104.2 and 104.3.
b. No parking is allowed within the 20-ft paved roadway of the alleys.
6. Corner lots on Minor Arterial and Collector Arterial Streets require a minimum radius of 35 feet
for dedication of right of way.
7. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings.
a. ADA ramps shall be installed facing east and west at the crossing of Road A along the
frontage of S 132nd Street.
b. ADA ramps shall be installed at the intersection of South 132nd Street and Renton
Avenue South with a companion ramp for the existing sidewalk on the south side of
intersection. Because of the steep grade on South 132nd Street and possibly steep grade
of the new sidewalk to be installed as part of the development, a pass through may be
needed in the existing paved island for access between the new curb ramp to be
installed at the northeast corner of the intersection and the new curb ramp on the south
side of South 132nd Street.
Earlington Townhomes – LUA17-000169
Page 7 of 8
8. Street lighting and street trees are required to meet current city standards. Lighting plans were
not submitted with the land use application and shall be submitted with the civil construction
permit application.
9. A traffic analysis dated December 14, 2016, was provided by Northwest Traffic Experts (TraffEx).
The site generated traffic volumes were calculated using data from the Institute of Transportation
Engineers (ITE) Trip Generation Manual, 9th Edition, (2009). Based on the calculations provided
and providing credit for the existing trips utilized for the current site use, the proposed
development would generate approximately 292 net new average weekday daily trips. During the
weekday AM peak hour, the project would generate approximately 26 net new trips (5 inbound
and 21 outbound). During the weekday PM peak hour, the project would generate approximately
30 net new trips (20 inbound and 10 outbound). As detailed in the report the proposed project is
not expected to lower the levels of service of the surrounding intersections included in the traffic
study. Increased traffic created by the development will be mitigated by payment of
transportation impact fees.
a. The traffic analysis analyzed the new site access intersection (Road A and S 132nd Street)
and the intersection of Renton Ave S and S 132nd Street to the east of the proposed
development.
b. Renton Ave S and S 132nd Street both have posted speed limits of 35 miles per hour (MPH).
The required stopping sight distance and intersection sight distance for the posted speed
limit is 250-ft and 390-ft, respectively, per the current AASHTO “Geometric Design of
Highways and Streets” standards. As designed, the stopping sight distance and
intersection sight distance exceeds 500-ft both to the east and west directions from the
site access location.
c. The proposed development provides pedestrian connectivity through the development
via a series of concrete walkways through the open space tract at the north side of the
property and connecting to the proposed sidewalk along Renton Ave S.
i. At least one pedestrian connection to Renton Avenue South shall be ADA
accessible.
ii. An additional pedestrian connection shall be provided in the vicinity of Alley TR-
D or through Tract I.
10. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
c. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and
double-loaded garage driveway shall not exceed sixteen feet (16').
11. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
12. Payment of the transportation impact fee is applicable on the construction of the development
at the time of application for the building permit. The current rate of transportation impact fee
is $175,001.82 for 62 condominiums ($2,822.61 x 62 units). The transportation impact fee that is
current at the time of building permit application will be levied.
13. Traffic concurrency is provided under separate cover.
Earlington Townhomes – LUA17-000169
Page 8 of 8
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property
frontage or within the site must be underground. The construction of these franchise utilities
must be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the
right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft
vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
4. All construction utility permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to
the permit type. Please visit www.rentonwa.gov for the current development fee schedule.
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TAPERED THREAD (CC). QUICK JOINT McDONALD BRASS: 21-415WCQQ44, OR MUELLER: 1-B-2470-2
3/4" FB1000-3-Q) OR AY MCDONALD 4701B BOTH INLET AND OUTLET WITH QUICK JOINT. PADLOCK WINGS ON
1" FB1000-4-Q) OR AY MCDONALD 4701B INLET ANGLE BALL VALVE AND SINGLE CHECK VALVE ON OUTLET.
ALL FITTINGS SHALL BE WITH QUICK JOINT.
NOTE:
ALL METER BOXES INSTALLED WITHIN CONCRETE OR PAVED DRIVEWAYS SHALL BE
CAST-IRON EQUAL TO OLYMPIC FOUNDARY. EXPANSION JOINTS MUSH BE INSTALLED ON
BOTH SIDES OF METER BOX.
AA
DRILL 2" DIA. HOLE FOR AMR (AUTOMATIC
METER READ) TOUCHREAD DEVICE
7F—"—T;
2-1/2" MIN. FROM NEAREST
FAND FRONT EDGE OF PIT LID
71
TYPICAL
RIB
NOTE:
THE CENTER OF THE HOLE MUST BE AT LEAST 1" FROM
UNDERNEATH RIBS UNLESS THE RIB SPACING ALLOWS THE
NUT TO TIGHTEN AGAINST THE OPEN SIDE OF MORE THAN
ONE RIB.
ZY
Oer< PUBLIC WORKS 34" AND 1" WATER SERVICE STD. PLAN — 320.1
DEPARTMENT
N,yp NOVEMBER 2009
J I IN UNIMPROVED RIGHT OF JfWAYINSTALLMETERBOXAT
PROPERTY LINE WITH 12"
w LONG COPPER TAILPIECE, w
aI SIDEWALK
m
z ¢ TOUCHREAD WATER
METER TO BE
o 0 SUPPLIED BY THE
12 z Q bj
36" MIN COVER N 7 CITY >
TYPE "
K" SOFT c 0
22-1/2°
COPPER TUBING V u
NEW DUCTILE
IRON
WATERMAIN
IF SERVICE LINE TO HOUSE IS 3/4" OR 1"
TO BE INSTALLED IN THE FUTURE GALVANIZED
INSTALL FORD C14-33 OR 44 FIPT PLUG
x COMPRESSION COUPLING
Z_LOOP DOWN TO CENTERLINE
OF WATER MAIN TO
PROVIDE SLACK IN COPPER COPPERSETTER FOR 5/8"x3/4" METER: FORD
SERVICE LINE TO METER. VBH72-15W-44-33G, OR McDONALD BRASS: 21-215WCQQ33, OR
MUELLER: 3/4-B-2470-2 WITH ANGLE BALL VALVE ON INLET AND
SINGLE CHECK VALVE ON OUTLET
CORPORATION STOP WITH BALL VALVE. FORD COPPERSETTER FOR 1" METER: FORD VBH72-15W-44-44G, OR
TAPERED THREAD (CC). QUICK JOINT McDONALD BRASS: 21-415WCQQ44, OR MUELLER: 1-B-2470-2
3/4" FB1000-3-Q) OR AY MCDONALD 4701B BOTH INLET AND OUTLET WITH QUICK JOINT. PADLOCK WINGS ON
1" FB1000-4-Q) OR AY MCDONALD 4701B INLET ANGLE BALL VALVE AND SINGLE CHECK VALVE ON OUTLET.
ALL FITTINGS SHALL BE WITH QUICK JOINT.
NOTE:
ALL METER BOXES INSTALLED WITHIN CONCRETE OR PAVED DRIVEWAYS SHALL BE
CAST-IRON EQUAL TO OLYMPIC FOUNDARY. EXPANSION JOINTS MUSH BE INSTALLED ON
BOTH SIDES OF METER BOX.
AA
DRILL 2" DIA. HOLE FOR AMR (AUTOMATIC
METER READ) TOUCHREAD DEVICE
7F—"—T;
2-1/2" MIN. FROM NEAREST
FAND FRONT EDGE OF PIT LID
71
TYPICAL
RIB
NOTE:
THE CENTER OF THE HOLE MUST BE AT LEAST 1" FROM
UNDERNEATH RIBS UNLESS THE RIB SPACING ALLOWS THE
NUT TO TIGHTEN AGAINST THE OPEN SIDE OF MORE THAN
ONE RIB.
ZY
Oer< PUBLIC WORKS 34" AND 1" WATER SERVICE STD. PLAN — 320.1
DEPARTMENT
N,yp NOVEMBER 2009
f
TO
MF
r' L_ f-'\ I N
BOXES
u V11114. r r«E-
DRAINING GRAVEL
NOTES:
1. ALL DOUBLE CHECK VALVE ASSEMBLIES (DCVA's) MUST BE LISTED ON LATEST LIST OF "BACKFLOW PREVENTION
ASSEMBLIES APPROVED FOR INSTALLATION IN WASHINGTON STATE", PUBLISHED BY STATE OF WASHINGTON
DEPARTMENT OF HEALTH.
2. THE OWNER/APPLICANT MUST OBTAIN A SEPARATE CITY OF RENTON PLUMBING PERMIT FOR THE INSPECTION
OF THE INSTALLATION OF THE DCVA AND PIPING. THE OWNER SHALL FURNISH, INSTALL AND MAINTAIN THE
DCVA AND ALL PIPING AND APPURTENANCES SHOWN ON THIS PLAN.
3. THE DCVA MUST BE TESTED BY A STATE CERTIFIED BACKFLOW ASSEMBLY TESTER AFTER ITS INITIAL
INSTALLATION, AFTER REPAIRS AND ANNUALLY THEREAFTER AT OWNER'S EXPENSE. A COPY OF THE TEST
REPORT SHALL BE SENT OR FAXED TO CITY OF RENTON WATER UTILITY ENGINEERING DEPT., ATTN: WATER
UTILITY CROSS—CONNECTION CONTROL SPECIALIST, FAX NO. 425-430-7241.
4. DCVA AND METER BOX SHALL BE LOCATED ON PRIVATE PROPERTY AND AS NEAR AS POSSIBLE TO THE
WATER METER.
Y
s4" TO 2" DOUBLE CHECK VALVE STD. PLAN — 340.8
n + PUBLIC WORKS ASSEMBLY FOR IRRIGATION OR
1 oI
DEPARTMENT
RESIDENTIAL FIRE SPRINKLER MARCH 2010
CEMENT
CONCReTE -.
SIDEWALK \ ~
/'~ /"' ~--. >::·· ,, .. ~,~,...,
\ CEMENT CONCRETE
DEPRESSED MONOUTHIC
CURB & GliTTER
(SEE DETAIL lliiS SHEET)
'-CURB & GliTTER
(SEENOTE3)
..... .;~~ TYPE C2B -ISOMETRIC VIEW
(COMMERCIAL, WITH BUFFER)
NOTES
1. When a driveway width exceeds 15 feet, construct a full depth
expansion joint with 3/8" joint filler along the driveway lane lines
(see std. plan 102). Construct expansion joints parallel with the
centerline as required at 15' maximum spacing when driveway
widths exceed 30'.
2. See std. plan 102 for sidewalk details.
3. Curb and gutter shown, other curb designs may be specified.
See std. plan 101 for curb details.
4. Not used.
5. The engineer will design all driveways to Include elevallons at all
points marked with symbol "X". All elevations are at the back of
curb top on uphill side.
6. Not used.
7. For Driveway Widths see DRIVEWAY STANDARDS
{See NOTE 10). The expansion joints {see std. plan 102) shall be
spaced as shown In the corresponding lsometr1c view.
8. Slopes shall comply with sections R303.2.1 or R303.2.2 or
R303.2.3 of the Revised Draft Guidelines for Accessible Public
Rights-of-Way ofNovc:mbcr 23, 2005 {PROWAG).
9. CUrb returns for any Type C-MAX Driveway may be approved on
a case-by-case basis.
10. STREET STANDARDS= Renton Municipal Code (RMC)
Title IV Development Regulations
CHAPTER 6 STREET AND UTIUTY STANDARDS
Section 4-6..060 STREET STANDARDS
DRIVEWAY STANDARDS= Renton Municipal Code (RMC)
Title IV Development Regulations
CHAPTER4
CITY-WlDE PROPERTY DEVELOPMENT STANDARDS
Section 4-4..()8() PARKING , LOADING AND DRIVEWAY
REGULATIONS
PUBLIC WORKS
DEPARTMEKT
c FACE~CURB
SEE DEPRESSED CURB DETAIL e 1/2" .-ON THIS SHEET
1/2" R TOP OF F RONJWAY
. .
1'-8" 1'-8"
NOTE: DRIVEWAY LONGITUDINAL EXPANSION
JOiNTS SHAl.1. BE FULL DEPTH
DEPRESSED MONOLITHIC CURB & GUTTER DETAIL
• to , ",. /l
\ t> • t) ,.
... ,.p.':-·,. 0 ·p_/ .. ~
DEPRESSED CURB DETAIL
AT RESIDENTIAL OR COMMERCIAL DRIVEWAYS, AND ALLEYS
Driveway Example: TYPE C1 B
R=Resldentlal , C=Commerclal 3 1
Number of Lanes,-------"
(MAX,_. Lane COmmercial)
B•Bull'er (Planting Slrip), Blank=No Buffer
BID I TElA (I~ICLUOES SIDEWAlK RAMPS )
IS' MIN . VARIES (SEE NOTE 7 ' 6 Mu-.1.
(SEE NOTES) I (SEE NOTE 8)
r-10 LF OF PAVED
DRIVEWAY REQUIRED ""'
><~AA·"'-1\"" (SEE STD . PLAN 102)
I !CEI co
SIO
AENT
NCRETE
EWALK
~~ 5! I \ w 7 ,_
l " 0
SEE NOT E S~ ~ z
ill 1 g .,
"' '\. ,._....,n,.,.,
J:
I \ ~ ....
5!1 ~ ~ a: w w ...
!5 w .. "'I )7
I ,---
RAI.:P WITH 12H IV J CO N1s'TRUc;~~N~~ _)
CEMENT CONCRETE J
B CURB & GUTTER
SLOPE (TYP.) J
~8· CONTRACT ION JOINT {TYP )
(SEE STD. PLAN 101}
(SEE NOTE l)
PLAN VIEW
10'-DIFFERENCE IN SLOPE t.tAX -
DRIVEWAY WI RELATIVE
NEGA liVE SLOPE (SLOP -
SHOWN EXAGGERATED )
PUBLIC WORK S
DEPARTMENT
VARIES
(SEE NOTE 10) 8 31)1, MAX SEE NOT£ B lTYPJ
SECTION 0 JJe • EXPAJI.SION JOINT {TYP )
fliEE STD. PLAN 1021
DEPRESSED CUR.B & GUITER
(S EE NOTE l )
TYPE R18 -ISOMETRIC VIEW
(RESIDENTIAL , WITH BUFFER)
CEMENT CONCRETE
CURB & GUTTER
(SEE NOTE 3)
CEMENT CONCRETE DRIVEWAY
ENTRANCE -TYPE R1 B
For NOTES STD . PLAN 104 .2
STD. PLAN -104.3
Gregg Zimmerman, Public Works Administrator
PLANTER STRIP
(TYP)
CONSISTENT SLOPE
MODIFIED
ADVISORY NOTES TO APPLICANT
LUA17-000169
March 27, 2017
Name: Earlington Townhomes
Application Date:13045 Renton Ave S
Renton, WA 98178-4950
Site Address:
PLAN - Planning Review - Land Use Version 1 |
Police Plan Review Comments Contact: Cyndie Parks | 425-430-7521 | cparks@rentonwa.gov
Recommendations: LUA17 000169; Earlington Townhomes
Location: 8074 S 132nd Street, Renton
Estimated CFS Annually: 55
CONSTRUCTION PHASE
Theft from construction sites is one of the most commonly reported crimes in the City. To protect materials and equipment it is
recommended that all materials and tools be locked up when not in use. The site will need security lighting, and any construction trailer or
storage area should be completely fenced in with portable chain link fencing. The fence will provide both a physical and psychological
barrier to any prospective criminal and will demonstrate that the area is private property. Construction trailers should be kept locked when
not in use, and should be fitted with heavy duty deadbolts with a minimum 1 1/2” throw when bolted. Glass windows in construction trailers
should be shatter resistant. Toolboxes and storage containers should be secured with heavy duty padlocks and kept locked when not in use.
“No Trespassing” signs should be posted on the property during the construction phase. These signs will aid police in making contacts with
unwanted individuals on the property if they are observed vandalizing or stealing building materials.
COMPLETED COMPLEX
Each residential unit should have solid core doors, preferably metal or solid wood, with peepholes. The doors should have heavy duty
deadbolt locks with a minimum 1 ½” throw and installed with 3” wood screws. Any external storage areas should also have solid wood or
metal doors, with deadbolts and latch guards installed.
Sliding windows and glass patio doors should have secondary locks installed to restrict movement. Simply placing a sturdy, fitted dowel into
the tracks may be adequate.
Alarm systems are recommended for each residential unit. Any stairways at the complex should be constructed of lattice, wood or metal
railing so that visibility is possible through them. There should not be solid walls in any stairway that would limit visibility up and down the
stairs, or provide a place for a criminal to hide. Balcony construction should also be of lattice or railing – no solid walls, for the same reason.
Security lighting should be installed along sidewalks, in stairways, foyers, alleys, and pathways. Each residential unit should have individual
unit numbers clearly posted with numbers at least 6” in height and of a color contrasting with the building. Unit numbers should also be
illuminated so that they are easily located. This will assist emergency personnel in locating the correct location for response.
Landscaping should be installed with the objective of allowing visibility: not too dense or too high. Too much landscaping will make residents
feel isolated and will provide criminals with concealment to commit crimes such as burglary and vandalism.
I have concerns regarding the two park areas on each end of the “triangle”. I cannot discern if there is going to be a fence lining this
property’s boundaries, but both these sites will be tempting loitering locations for unwanted subjects (especially if there are benches installed
). I recommend fencing be installed along the Renton Ave S / S 132nd St side of the property – even if only four feet in height, to delineate
between public and private space.
Although this area isn’t known for a large amount of pedestrian traffic, there is an alternative school located west of this project and students
frequently travel on foot from Renton Ave S onto 132nd to get to school. If there isn’t a barrier along this property’s boundary lines, students
will utilize Earlington Townhomes as a short cut over onto 132nd. And – they will most likely use the landscaped green space areas as
resting points in their travels to and from school.
Planning Review Comments Contact: Clark Close | 425-430-7289 | cclose@rentonwa.gov
Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise
approved by the Development Services Division.
2. Multi family construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday
through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work
shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion
of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative
measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as
adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development
Services Division’s approval of this work is required prior to final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared.
Page 1 of 2Ran: May 02, 2017
EXHIBIT 25
EXHIBIT 2
ADVISORY NOTES TO APPLICANT
LUA17-000169
PLAN - Planning Review - Land Use Version 1 |
Planning Review Comments Contact: Clark Close | 425-430-7289 | cclose@rentonwa.gov
5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment,
install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained.
6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees,
or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO
TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or
groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide
supervision whenever equipment or trucks are moving near trees.
7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and
Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit.
Page 2 of 2Ran: May 02, 2017
EXHIBIT 25