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HomeMy WebLinkAboutSR_HEX_Exhibits_Renton_SubdivisionDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map Report_HEX_Renton Subdivision (002) A. REPORT TO THE HEARING EXAMINER HEARING DATE: April 17, 2018 Project Name: Renton Subdivision Owner: George W. and Frances M. Subic, 17022 106th Ave SE, Renton, WA 98055 Applicant: Mark Travers, Mark Travers Architect, 2315 E Pike St, Seattle, WA 98122 Contact: Myloan Nguyen, Mark Travers Architect, 2315 E Pike St, Seattle, WA 98122 Project File Number: PR17-000022 Land Use File Number: LUA16-000981 Project Manager: Jill Ding, Senior Planner Project Summary: The applicant is requesting preliminary plat approval and Environmental (SEPA) Review for the subdivision of an existing 84,263 square foot (1.93 acre) parcel into 11 parcels and one (1) stormwater tract for the eventual construction of single- family residences. The subject property is located within the Residential-8 (R-8) zoning designation. The proposed lots would range in area from 5,100 square feet to 7,200 square feet. Access to the site is proposed via a new 47-foot wide public street, which would terminate in a hammerhead turnaround. Stormwater facilities, proposed to store and treat additional stormwater runoff generated, would be located within Tract A. Two (2) existing single-family residences and associated detached accessory structures would be removed. No critical areas are mapped on the project site. Project Location: 17018 and 17022 106th Ave SE Site Area: 84,360 square feet (1.94 acres) City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RENTON SUBDIVISION LUA16-000981 Report of April 17, 2018 Page 2 of 14 Report_HEX_Renton Subdivision (002) B. EXHIBITS: Exhibits 1-5: As shown in the SEPA Environmental Review Report Exhibit 6: SEPA Determination of Non-Significance Exhibit 7: Preliminary Plat Map Exhibit 8: Conceptual Landscape Plan Exhibit 9: Transportation Concurrency Memo C. GENERAL INFORMATION: 1. Owner(s) of Record: George W. and Frances M. Subic 17022 106th Ave SE Renton, WA 98055 2. Zoning Classification: R-8 3. Comprehensive Plan Land Use Designation: Residential Medium Density 4. Existing Site Use: Two (2) existing single-family residences, proposed for removal. 5. Critical Areas: None mapped 6. Neighborhood Characteristics: a. North: Single-family residential, R-8 zone b. East: Single-family residential, R-14 zone c. South: Single-family residential, R-8 zone d. West: Single-family residential, R-8 zone 6. Site Area: 1.94 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation N/A 5327 03/01/2008 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: The subject development is within the water service area of Soos Creek Water and Sewer District. b. Sewer: The subject development is within the sewer service area of Soos Creek Water and Sewer District. c. Surface/Storm Water: There are no existing surface water facilities on the project site. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RENTON SUBDIVISION LUA16-000981 Report of April 17, 2018 Page 3 of 14 Report_HEX_Renton Subdivision (002) 2. Streets: 106th Ave SE is classified as a Residential Access Street with an existing right-of-way width of 60 feet. 3. Fire Protection: Renton Fire Authority F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-110: Residential Development Standards 2. Chapter 4 Property Development Standards 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations 5. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on March 30, 2017 and determined the application complete on March 30, 2017. The review of the project was placed on hold on May 1, 2017 and was taken off hold February 12, 2018. The project complies with the 120-day review period. 2. The project site is located at 17018 and 17022 106th Ave SE. 3. The project site is currently developed with two (2) existing single-family residences proposed for removal. 4. Access to the site is proposed via a new 47-foot wide public street off of 106th Ave SE, which would terminate in a hammerhead turnaround. This dead end street is anticipated to eventually extend further to the east and connect with 108th Ave SE. 5. The property is located within the Residential Medium Density Comprehensive Plan land use designation. 6. The site is located within the R-8 zoning classification. 7. There are approximately 70 significant trees located on site of which the applicant is proposing to retain a total of 15 trees. 8. No critical areas are mapped on the project site. 9. Approximately 1,200 cubic yards of cut and fill are proposed to accommodate the proposed development. 10. The applicant is proposing to begin construction in later summer of 2018 and end in winter of 2019. 11. No public or agency comments were received. 12. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on March 12, 2018 the Environmental Review Committee issued a Determination of Non-Significance (DNS) City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RENTON SUBDIVISION LUA16-000981 Report of April 17, 2018 Page 4 of 14 Report_HEX_Renton Subdivision (002) for the Renton Subdivision (Exhibit 6). A 14-day appeal period commenced on March 16, 2018 and ended on March 30, 2018. No appeals of the threshold determination have been filed as of the date of this report. 13. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 14. Comprehensive Plan Compliance: The site is designated Residential Medium Density (MD) on the City’s Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family and multi-family development types, with continuity created through the application of design guidelines, the organization of roadways, sidewalks, public spaces, and the placement of community gathering places and civic amenities. The proposal is compliant with the following polices if all conditions of approval are met: Compliance Comprehensive Plan Analysis  Policy L-3: Encourage infill development of single-family units as a means to meet growth targets and provide new housing.  Goal L-I: Utilize multiple strategies to accommodate residential growth, including:  Development of new single-family neighborhoods on large tracts of land outside the City Center,  Development of new multi-family and mixed-use in the City Center and in the Residential High Density and Commercial Mixed Use designations, and  Infill development on vacant and underutilized land in established neighborhoods and multi-family areas.  Goal L-T: Create a functioning and exemplary urban forest that is managed at optimum levels for canopy, health, and diversity.  Policy L-25: Manage urban forests to maximize ecosystem services such as stormwater management, air quality, aquifer recharge, other ecosystem services, and wildlife habitat. 15. Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) on the City’s Zoning Map. Development in the R-8 Zone is intended to create opportunities for new single-family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single-family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. The proposal is compliant with the following development standards, as outlined in RMC 4-2-110A, if all conditions of approval are met: Compliance R-8 Zone Develop Standards and Analysis  Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: After the deduction of the 16,821 square foot area for right-of-way dedication from the 84,360 square foot gross site area, the project site would have a net area of 67,539 square feet or 1.55 net acres. The proposal for 11 lots on the 1.55 net City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RENTON SUBDIVISION LUA16-000981 Report of April 17, 2018 Page 5 of 14 Report_HEX_Renton Subdivision (002) acre site would result in a net density of 7.1 du/net acre, which is within the density range permitted for the R-8 zone.  Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot depth of 80 feet is required. The following table identifies the proposed approximate dimensions for Lots 1-11 and Tract A. Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet) Lot 1 (corner) 5,100 60 85 Lot 2 5,100 60 85 Lot 3 6,000 50 120 Lot 4 6,000 50 120 Lot 5 6,557 54.64 120 Lot 6 7,201 59.98 120 Lot 7 7,394 64.71 114 Lot 8 5,710 50 114 Lot 9 5,709 50 114 Lot 10 5,707 50 114 Lot 11 (corner) 5,100 60 85 Tract A 4,600 N/A N/A Staff Comment: As proposed, all lots would comply with the minimum lot size, width, and depth requirements of the R-8 zone.  Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 20 feet, side yard is 5 feet, secondary front yard (applies to corner lots) is 15 feet, and the rear yard is 20 feet. Staff Comment: All lots contain adequate area for compliance with the required setbacks. The setbacks shown on Lots 6 and 7, adjacent to the hammerhead turnaround, are not correctly shown and would need to be revised to provide the required setback areas. Compliance with setbacks would be verified at the time of Building Permit review.  Building Standards: The R-8 zone has a maximum building coverage of 50% and a maximum impervious surface coverage of 65%. In the R-8 zone, a maximum building height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the height of wall plates on a building are less than the states maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums. Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RENTON SUBDIVISION LUA16-000981 Report of April 17, 2018 Page 6 of 14 Report_HEX_Renton Subdivision (002) minimum building setback line for each one (1) vertical foot above the maximum wall plate height. Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed. Staff Comment: Building height, building coverage, and impervious surface coverage for the new single-family residences would be verified at the time of Building Permit review. Compliant if condition of approval is met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of- way areas shall be landscaped unless otherwise determined by the Administrator. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two trees are to be located in the front yard prior to final inspection for the new Single Family Residence. A 15-foot wide landscape strip is required around the perimeter of any stormwater facility. The 15-foot wide landscape strip is required to be located within the stormwater tract and outside the perimeter of any fencing around the facility. Staff Comment: The applicant submitted a Conceptual Landscape Plan (Exhibit 8) with the project application materials. The submitted landscape plan includes the required 10-foot on-site landscape strip along the new, proposed public street as well as the required planter strip between the curb and sidewalk. No on-site landscape strip was shown within the front yard areas of the lots, which would front on 106th Ave SE or for the Tract A. Staff recommends as a condition of approval that a detailed landscape plan meeting the requirements of RMC 4-8-120D.12 be submitted at the time of Construction Permit review for review and approval by the Current Planning Manager. Staff also recommends as a condition of approval that a Homeowners Association be established prior to final plat approval for the maintenance of any shared improvements and/or landscaping. A draft of the CC&Rs for the Homeowners Association shall be submitted for review and approval prior to the recording of the final plat. Compliant if condition of approval is met Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4- 130) require the retention of 30 percent of trees in a residential development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RENTON SUBDIVISION LUA16-000981 Report of April 17, 2018 Page 7 of 14 Report_HEX_Renton Subdivision (002) cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. A minimum tree density shall be maintained on each residentially zoned lot. For detached single-family development, the minimum tree density is two (2) significant trees for every five thousand (5,000) square feet. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street Frontage Landscaping Required, or a combination. Staff Comment: A Conceptual Landscape and Tree Retention Plan (Exhibit 8) was included with the project application. According to the submitted plan, a total of 69 significant trees were identified on the project site, 11 trees are located within areas of proposed right-of-way dedication, which results in 58 trees on-site. Based on the City’s retention requirement of 30 percent (30%) the applicant would be required to retain or replace 17 trees on the project site. The applicant has identified 15 trees as viable for retention; therefore the applicant would be required to mitigate for the removal of 2 significant trees through the installation of 12 2-inch caliper trees. The submitted Conceptual Landscape Plan would include the planting of 51 3-inch caliper trees, which exceeds the minimum tree replacement requirements. In addition, each lot includes the minimum two (2) trees required per 5,000 square feet for compliance with the minimum tree density requirements. Staff recommends as a condition of approval that a final Tree Retention and Replacement Plan be submitted at the time of Construction Permit application for review and approval by the Current Planning Project Manager.  Parking: Parking regulations require that a minimum of two parking spaces be provided for each detached dwelling. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 16 feet in width at the property line. Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Staff Comment: Each new lot would contain adequate area for compliance with the minimum parking requirements. Compliance with parking would be verified at the time of Building Permit review for the new single-family residences. Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard and side yard along a street setback where the fence shall not exceed forty eight inches (48") in height. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: There appears to be a retaining wall around the proposed stormwater vault within Tract A, adjacent to the 106th Ave SE public right-of-way. It appears that in some areas, the wall may exceed 6 feet (6’) in height. Staff recommends as a condition of approval that any proposed retaining walls be revised to comply with the maximum height of seventy-two inches (72”), provided that adjacent to the public right-of-way, the maximum height permitted shall be forty-eight inches (48”) and there shall be a City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RENTON SUBDIVISION LUA16-000981 Report of April 17, 2018 Page 8 of 14 Report_HEX_Renton Subdivision (002) three-foot (3’) landscaped setback between the public right-of-way and the base of the wall. 16. Design Standards: Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-4, R-6, R-8 zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the Building Permit for the new single-family homes. The proposal is consistent with the following design standards, unless noted otherwise:  Lot Configuration: One of the following is required of preliminary plat applications: 1. Lot width variation of 10 feet (10’) minimum of one per four (4) abutting street-fronting lots, or 2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference) for street-fronting lots, or 3. A front yard setback variation of at least five feet (5’) minimum for at least every four (4) abutting street fronting lots. Staff Comment: The proposed subdivision includes a variety of lot sizes, which would comply with criterion 2 above.  Lots shall be configured to achieve both of the following: 1. The location of stormwater infiltration LID facilities is optimized, consistent with the Surface Water Design Manual. Building and property line setbacks are specified in the Surface Water Design Manual for infiltration facilities. 2. Soils with good infiltration potential for stormwater management are preserved to the maximum extent practicable as defined by the Surface Water Design Manual. Staff Comment: The proposed subdivision will be required to comply with the requirements of the 2017 City of Renton Surface Water Design Manual. Compliance not yet demonstrated Garages: If an attached garage is wider than twenty six feet (26’), at least one (1) garage door shall be recessed a minimum of four feet (4’) from the other garage door. Additionally, one of the following is required: 1. The front porch projects in front of the garage a minimum of five feet (5’), and is a minimum of twelve feet (12’) wide, or 2. The roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. The garage is alley accessed, or 4. The garage entry does not face a public and/or private street or an access easement, or 5. The garage width represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. The garage is detached, or City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RENTON SUBDIVISION LUA16-000981 Report of April 17, 2018 Page 9 of 14 Report_HEX_Renton Subdivision (002) 7. The garage doors contain a minimum of thirty percent (30%) glazing, architectural detailing (e.g. trim and hardware), and are recessed from the front façade a minimum of five feet (5’), and from the front porch a minimum of seven feet (7’). Staff Comment: Compliance with this standard would be verified at the time of Building Permit review. Compliance not yet demonstrated Primary Entry: The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height of twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Staff Comment: Compliance with this standard would be verified at the time of Building Permit review. Compliance not yet demonstrated Façade Modulation: One of the following is required: 1. An offset of at least one story that is at least ten feet (10') wide and two feet (2') in depth on facades visible from the street, or 2. At least two feet (2') offset of second story from first story on one street facing facade. Staff Comment: Compliance with this standard would be verified at the time of Building Permit review. Compliance not yet demonstrated Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) of all facades facing street frontage or public spaces. Staff Comment: Compliance with this standard would be verified at the time of Building Permit review. N/A Scale, Bulk, and Character: N/A Compliance not yet demonstrated Roofs: A variety of roof forms appropriate to the style of the home shall be used. Staff Comment: Compliance with this standard would be verified at the time of Building Permit review. Compliance not yet demonstrated Eaves: Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves, and 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. Staff Comment: Compliance with this standard would be verified at the time of Building Permit review. Compliance not yet demonstrated Architectural Detailing: If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: 1. Three and one half inch (3 1/2") minimum trim surrounds all windows and details all doors, or City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RENTON SUBDIVISION LUA16-000981 Report of April 17, 2018 Page 10 of 14 Report_HEX_Renton Subdivision (002) 2. A combination of shutters and three and one half inches (3 1/2") minimum trim details all windows, and three and one half inches (3 1/2") minimum trim details all doors. Staff Comment: Compliance with this standard would be verified at the time of Building Permit review. Compliance not yet demonstrated Materials and Color: For subdivisions and short plats, abutting homes shall be of differing color. Color palettes for all new dwellings, coded to the home elevations, shall be submitted for approval. Additionally, one of the following is required: 1. A minimum of two (2) colors is used on the home (body with different color trim is acceptable), or 2. A minimum of two (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.) is used on the home. One alternative siding material must comprise a minimum of thirty percent (30%) of the street facing facade. If masonry siding is used, it shall wrap the corners no less than twenty four inches (24"). Staff Comment: Compliance with this standard would be verified at the time of Building Permit review. 17. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Compliance Subdivision Regulations and Analysis  Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of the street standards. Alley loaded access is the preferred street pattern. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Staff Comment: All lots would front on a public street and are proposed to be accessed directly off of the public street. A temporary hammerhead is proposed between Lots 5 and 6 and would be within an easement. It is anticipated that the hammerhead would no longer be required once the proposed public street is extended through the properties to the east. Alleys are not proposed within the proposed plat layout. Staff has reviewed the proposed lot layout and determined that the use of an alley layout would be infeasible due to the location of trees proposed for retention. To reduce the number of curb cuts along the new public street, Staff recommends as a condition of approval that driveway access to Lots 5 and 6 be provided via the hammerhead easement, utilizing the joint use driveway provision of Renton Municipal Code. A note to this effect should be recorded on the face of the final plat. The proposal has been reviewed for compliance with transportation concurrency and staff has determined that the proposal would meet the transportation concurrency requirements (Exhibit 9). N/A Blocks: Blocks shall be deep enough to allow two tiers of lots. Staff Comment: Not applicable, no blocks are proposed. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RENTON SUBDIVISION LUA16-000981 Report of April 17, 2018 Page 11 of 14 Report_HEX_Renton Subdivision (002)  Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Staff Comment: A 47-foot wide limited residential access street is proposed to serve the proposed lots. The proposed street would eventually extended through the property to the east and provide a connection from 106th Ave SE to 108th Ave SE. A public limited access residential street requires a right-of-way width of 47 feet (47’), and pavement width of 20 feet (20’) is required as the internal access. 0.5-foot wide curbs, 8-foot wide landscaped planters, 5-foot wide sidewalks, drainage improvements, and street lighting are required to be provided on public streets. Streets and driveways shall be designed as per RMC 4.6.060, RMC 4.4.080, and RMC 4.7.150. The existing right-of-way width in 106th Ave SE fronting the site is 60 feet (60’). Street frontage improvements including 26 feet (26’) of paving or paved width to match existing paved width along the corridor (the larger number is required), 0.5-foot wide curb, 8-foot wide landscaped planters, 5-foot wide sidewalks, drainage improvements, and streetlights are required to be provided on 106th Ave SE. Right-of-way of the public streets should extend to the back of the sidewalk. Depending on the location of existing paved streets within the right-of-way, right-of-way dedication may or may not be applicable – subject to survey information. Each new lot is subject to a Transportation Impact Fee. The 2018 Transportation Impact Fee is $5,430.85 per single-family home. A credit for one (1) lot will be issued due for the existing home. The Transportation Impact Fee is due at the time of Building Permit issuance for each individual home.  Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The surrounding properties are developed with detached single-family residences. The applicant has proposed a stormwater detention vault within Tract A, which would be adjacent to the 106th Ave SE public right-of-way. A stormwater detention vault that is located entirely underground and is landscaped appropriately would be compatible with the surrounding neighborhood, however a stormwater pond or a vault that the partially expose above ground would not be as compatible with the existing surrounding uses. Therefore, Staff recommends as a condition of approval that 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 4-7-080M.2. Staff also recommends as a condition of approval that the stormwater vault be located entirely below ground. Engineered construction plans showing the vault entirely below ground shall be submitted to the Engineering Plan Reviewer at the time of Construction Permit review for review and approval. 18. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis  Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code-required improvements and fees. Current Fire impact Fees are applicable at the rate of $829.77 per single-family unit. The fee in effect at the time of Building Permit application is applicable to this project and is payable at the time of Building Permit issuance. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RENTON SUBDIVISION LUA16-000981 Report of April 17, 2018 Page 12 of 14 Report_HEX_Renton Subdivision (002)  Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Cascade Elementary, Nelsen Middle School and Lindberg High School. Any new students from the proposed development would be bussed to their schools. The stop for Cascade Elementary is located approximately 0.08 miles from the project site at 10717 172nd St SE. Students walking to this stop would walk to the south along the shoulder of 106th Ave SE and then head east along the shoulder of 172nd St SE to 10717 172nd St SE. The stop for Nelsen Middle School is located approximately 0.56 miles from the project site at 11001/11002 SE Petrovitsky Rd. Students walking to this stop would walk south along the shoulder of 106th Ave SE, east along the shoulder of SE 172nd St to the intersection with 108th Ave SE. Students would walk south along 108th Ave SE to Benson Dr S (State Route 515) where they would walk southeast along the existing sidewalk to SE Petrovitsky Rd where they would walk east along the existing sidewalk to the bus stop at 110001/11002 SE Petrovitsky Rd. The stop for Lindberg High School is located approximately 0.27 miles from the project site at the intersection of 108th Ave SE and SE 170th St. Students walking to this stop would walk south along the existing shoulder along 106th Ave SE to SE 172nd St. They would then walk east along the existing shoulder along SE 172nd St to 108th Ave SE. Students would then cross 108th Ave SE and walk north along the existing sidewalk and shoulder along 108th Ave SE to the bus stop at SE 170th St. A School Impact Fee, based on new single-family lots, will be required in order to mitigate the proposal’s potential impacts to the Renton School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $6,432.00 per single-family residence.  Parks: A Park Impact Fee would be required for the future houses. The current Park Impact Fee is $2,740.07. The fee in effect at the time of Building Permit application is applicable to this project and is payable at the time of Building Permit issuance.  Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water in compliance with the City of Renton Surface Water Design Manual (RSWDM). Staff Comment: Preliminary Civil Construction Plans (Exhibit 4) and Technical Information Report (TIR) prepared by LitchField Engineering Consultants dated October 12, 2017 (Exhibit 3) was submitted to the City as part of the preliminary plat submittal. The site is located in the City’s Flow Control Duration Standard (Forested Site Conditions). The site is located in the Black River drainage basin. All nine core and six special requirements were addressed in the study. A stormwater detention vault is the stormwater flow control facility proposed. The proposed detention vault will be a public stormwater facility maintained by the City of Renton. Each new lot is subject to a stormwater system development charge (SDC). The 2018 SDC for stormwater is $1,718.00 per lot. A credit for one (1) lot will be issued for the existing home. Stormwater SDC fees are due at construction permit issuance. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds equals one (1) acre or more.  Water: The subject development is within the water service area of Soos Creek Water and Sewer District. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RENTON SUBDIVISION LUA16-000981 Report of April 17, 2018 Page 13 of 14 Report_HEX_Renton Subdivision (002) A Copy of the water main improvements plans shall be submitted to the City of Renton as a part of the City’s Civil Construction permit.  Sanitary Sewer: The subject development is within the sewer service area of Soos Creek Water and Sewer District. A Copy of the sewer main improvement plans shall be submitted to the City of Renton as a part of the City’s Civil Construction permit. I. CONCLUSIONS: 1. The subject site is located in the Residential Medium Density (MD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 14. 2. The subject site is located in the Residential – 8 (R-8) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 15. 3. The proposed plat complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see FOF 16. 4. The proposed plat complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 17. 5. The proposed plat complies with the street standards as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 17. 6. There are safe walking routes to the school bus stops, see FOF 18. 7. There are adequate public services and facilities to accommodate the proposed plat, see FOF 18. 8. Key features integral to this development include the construction of the stormwater vault entirely underground within Tract A as well as the installation of landscaping within and around Tract A. J. RECOMMENDATION: Staff recommends approval of the Renton Subdivision Preliminary Plat, File No. LUA16-000981, as depicted in Exhibit 7, subject to the following conditions: 1. A detailed landscape plan including but not limited to an on-site 10-foot landscape strip along all street frontages and meeting the requirements of RMC 4-8-120D.12 shall be submitted at the time of Construction Permit review for review and approval by the Current Planning Manager. 2. A final tree retention and replacement plan shall be submitted at the time of Construction Permit application for review and approval by the Current Planning Project Manager. 3. Driveway access to Lots 5 and 6 shall be provided via the hammerhead easement. A note to this effect shall be recorded on the face of the final plat. 4. A Homeowners Association shall be established prior to final plat approval for the maintenance of any shared improvements and/or landscaping. A draft of the CC&Rs for the Homeowners Association shall be submitted for review and approval prior to the recording of the final plat. 5. Any proposed retaining walls shall be required to comply with the maximum height of seventy-two inches (72”), provided that adjacent to the public right-of-way, the maximum height permitted shall be forty- eight inches (48”) and there shall be a 3-foot (3’) landscaped setback between the public right-of-way and the base of the wall. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RENTON SUBDIVISION LUA16-000981 Report of April 17, 2018 Page 14 of 14 Report_HEX_Renton Subdivision (002) 6. Any proposal to convert the Stormwater vault within Tract A to a Stormwater detention pond shall be considered a Major Plat Amendment subject to the requirements outlined under RMC 4-7-080M.2. 7. The proposed stormwater vault within Tract A shall be located entirely below ground. Engineered construction plans showing the vault entirely below ground shall be submitted to the Engineering Plan Reviewer at the time of Construction Permit review for review and approval. EarthSolutionsNWLLC EarthSolutionsNWLLC Geotechnical Engineering Geology Environmental Scientists Construction Monitoring 1805 -136th Place N.E.,Suite 201 Bellevue,WA 98005 (425)449-4704 Fax (425)449-4711 www.earthsolutionsnw.com GEOTECHNICAL ENGINEERING STUDY PROPOSED RESIDENTIAL SHORT PLAT 17018 &17022 -106th AVENUE SOUTHEAST RENTON,WASHINGTON ES-4948 0GRAPHIC SCALE201020SCALE: 1" = 20'NW1/4 of the SW 1/4, Section 29, Township 23 N, Range 5 E W.M.COVER SHEETRENTON SUBDIVISION29476UTILITIES UNDERGROUND LOCATION CENTER(ID,MT,ND,OR,WA)811CALL 3 WORKING DAYS BEFORE YOU DIGSAFETY PRECAUTION SHALL BE IMPLEMENTED BYCONTRACTOR(S) AT ALL TRENCHING IN ACCORDANCEWITH CURRENT OSHA STANDARDSELECTRIC - RED SEWER - GREEN GAS/OIL - YELLOW SURVEY - PINKTEL/CATV - ORANGE PROPOSED - WHITE WATER - BLUERenton Subdivision Renton SubdivisionSheet 1 Renton Subdivision17018 & 17022 106th Avenue SERenton, WA 98055PRELIMINARY PLAT COVER SHEET 0GRAPHIC SCALE201020SCALE: 1" = 20'29476UTILITIES UNDERGROUND LOCATION CENTER(ID,MT,ND,OR,WA)811CALL 3 WORKING DAYS BEFORE YOU DIGSAFETY PRECAUTION SHALL BE IMPLEMENTED BYCONTRACTOR(S) AT ALL TRENCHING IN ACCORDANCEWITH CURRENT OSHA STANDARDSELECTRIC - RED SEWER - GREEN GAS/OIL - YELLOW SURVEY - PINKTEL/CATV - ORANGE PROPOSED - WHITE WATER - BLUERenton Subdivision Renton SubdivisionSheet 2 Renton Subdivision17018 & 17022 106th Avenue SERenton, WA 98055PRELIMINARY CLEARING & TREE RETENTION PLAN 0GRAPHIC SCALE201020SCALE: 1" = 20'29476UTILITIES UNDERGROUND LOCATION CENTER(ID,MT,ND,OR,WA)811CALL 3 WORKING DAYS BEFORE YOU DIGSAFETY PRECAUTION SHALL BE IMPLEMENTED BYCONTRACTOR(S) AT ALL TRENCHING IN ACCORDANCEWITH CURRENT OSHA STANDARDSELECTRIC - RED SEWER - GREEN GAS/OIL - YELLOW SURVEY - PINKTEL/CATV - ORANGE PROPOSED - WHITE WATER - BLUERenton Subdivision Renton SubdivisionSheet 3 Renton Subdivision17018 & 17022 106th Avenue SERenton, WA 98055PRELIMINARY GRADING PLAN 0GRAPHIC SCALE201020SCALE: 1" = 20'29476UTILITIES UNDERGROUND LOCATION CENTER(ID,MT,ND,OR,WA)811CALL 3 WORKING DAYS BEFORE YOU DIGSAFETY PRECAUTION SHALL BE IMPLEMENTED BYCONTRACTOR(S) AT ALL TRENCHING IN ACCORDANCEWITH CURRENT OSHA STANDARDSELECTRIC - RED SEWER - GREEN GAS/OIL - YELLOW SURVEY - PINKTEL/CATV - ORANGE PROPOSED - WHITE WATER - BLUERenton Subdivision Renton SubdivisionSheet 4 Renton Subdivision17018 & 17022 106th Avenue SERenton, WA 98055PRELIMINARY ROAD & DRAINAGE CONTROL PLAN 0GRAPHIC SCALE201020SCALE: 1" = 20'29476UTILITIES UNDERGROUND LOCATION CENTER(ID,MT,ND,OR,WA)811CALL 3 WORKING DAYS BEFORE YOU DIGSAFETY PRECAUTION SHALL BE IMPLEMENTED BYCONTRACTOR(S) AT ALL TRENCHING IN ACCORDANCEWITH CURRENT OSHA STANDARDSELECTRIC - RED SEWER - GREEN GAS/OIL - YELLOW SURVEY - PINKTEL/CATV - ORANGE PROPOSED - WHITE WATER - BLUERenton Subdivision Renton SubdivisionSheet 5 Renton Subdivision17018 & 17022 106th Avenue SERenton, WA 98055PRELIMINARY UTILITY PLAN 29476UTILITIES UNDERGROUND LOCATION CENTER(ID,MT,ND,OR,WA)811CALL 3 WORKING DAYS BEFORE YOU DIGSAFETY PRECAUTION SHALL BE IMPLEMENTED BYCONTRACTOR(S) AT ALL TRENCHING IN ACCORDANCEWITH CURRENT OSHA STANDARDSELECTRIC - RED SEWER - GREEN GAS/OIL - YELLOW SURVEY - PINKTEL/CATV - ORANGE PROPOSED - WHITE WATER - BLUERenton Subdivision Renton SubdivisionSheet 6 Renton Subdivision17018 & 17022 106th Avenue SERenton, WA 98055PRELIMINARY STREET PROFILES DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 2 LUA16-000981 ADVISORY NOTES TO APPLICANT 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 action. Planning: (Contact: Name, 425-430-6598, jding@rentonwa.gov) 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. Commercial, multi-family, new single family and other nonresidential 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. 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. Development Engineering: (Contact: Justin T. Johnson, 425-430-7291, jtjohnson@rentonwa.gov) 1. See Attached Development Engineering Memo dated February 26, 2018 Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) 1. The fire impact fees are applicable at the rate of $964.53 per single family unit. This fee is paid at building permit issuance. Credit will be granted for the removal of two existing homes. 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 ADVISORY NOTES TO APPLICANT Page 2 of 2 LUA**-000*** 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. There is one existing hydrant within 300-feet of the some of the proposed homes, but not all. A water main extension and at least one new fire hydrant will be required. A water availability certificate is required from Soos Creek Water and Sewer District. 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 75-psi point loading. Access is required within 150-feet of all points on the buildings. An approved turnaround is required for all dead end streets exceeding 150-feet in length. Proposed hammerhead turnaround is acceptable. Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) 1. Comments forthcoming under final plat review. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. Parks Impact fee per Ordinance 5670 applies. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:February 26, 2018 TO:Jill Ding, Associate Planner FROM:Justin Johnson, Civil Plan Reviewer SUBJECT:Renton Subdivision Plat LUA 16-000981 I have reviewed the application for Renton Subdivision Plat located at 17018 106th Avenue SE and have the following comments: WATER COMMENTS 1. The subject development is within the water service area of Soos Creek Water and Sewer District. 2. The Applicant shall obtain a water availability certificate from the district and submit a copy of the certificate of the City of Renton. 3. A Copy of the water main improvements plans, shall be submitted to the City of Renton as a part of the City’s Civil Construction permit. 4. The number and locations of fire hydrants shall be determined by the City of Renton Fire Department as part of the review of the project plans. SEWER COMMENTS 1. The subject development is within the water service area of Soos Creek Water and Sewer District. 2. The Applicant shall obtain a sewer availability certificate from the district and submit a copy of the certificate of the City of Renton 3. A Copy of the sewer main improvement plans, shall be submitted to the City of Renton as a part of the City’s Civil Construction permit. Renton Subdivision Plat – LUA16-000981 Page 2 of 6 February 26, 2018 4. The existing homes on the site are served by private on-site septic systems. The septic systems shall be abandoned in accordance with King County Department of Health regulations and Renton Municipal Code. STORM DRAINAGE COMMENTS 1. A Preliminary Drainage Plan and Technical Information Report (TIR) prepared by LitchField Engineering Consultants dated December 20, 2016 was submitted to the City as part of the site plan submittal. The site is located in the City’s Flow Control Duration Standard (Forested Site Conditions). The site is located in the Black River drainage basin. The TIR needs to be updated and in accordance with the standards found in the 2017 Renton Surface Water Design Manual (RSWDM). All nine core and six special requirements were addressed. 2. Bond Quantity worksheet shall be provided as a part of the Civil Construction permit review. 3. A detention vault is proposed to meet the flow control facility requirement to satisfy Core Requirement #3. The detention vault has been sized to the City’s Flow Control Duration Standard using WWHM to help mitigate potential downstream drainage issues. 4. The proposed detention vault will be a public stormwater facility maintained by the City. Maintenance access to this detention vault from public ROW is required and must be designed to City standards. The current plans do not show maintenance access to the detention vault. 5. Use of treatment trades and swap areas for flow control and water quality treatment must comply with Section 1.2.3 and 1.2.8 of the 2017 RSWDM. 6. A geotechnical report evaluating site soil conditions was prepared by Earth Solutions NW LLC. dated December 20, 2016. Earth Solutions stated that full infiltration will not be possible due to the existing soil conditions. However per core requirement 9 an infiltration test must be performed in order to provide the measured infiltration rate. The applicant also needs to discuss if limited infiltration and/or bio retention is possible. 7. Per the TIR Onsite BMPs for ALL new or replaced effective impervious areas (existing and proposed roadways as well as on each lot) will be analyzed and sized in the preparation of the Engineering Drawings. When the Applicant is choosing their onsite BMP’s they will need to ensure that a feasibility study is performed for each BMP as described in the 2017 RSWDM. The applicant has elected to use the restricted footprint, bioretention cells, and permeable pavement. Please note that for the individual lots the applicant will need to go through the BMP feasibility analysis. 8.Bioretention areas must comply with Section 6.8 of the 2017 RSWDM, including construction of overflow risers that convey flow to the proposed storm system. 9. New storm drain shall be designed and sized in accordance with the standards found in Chapter 4 of the 2017 RSWDM. Storm drain with a minimum diameter of 12” is required in the public right of way. Drainage improvements along the new internal site street, 106th Avenue SE frontages are required to conform to the City’s street standards. The proposed storm system Renton Subdivision Plat – LUA16-000981 Page 3 of 6 February 26, 2018 along 106th Avenue SE must be sized to account for the total flow from the upstream tributary area. Hydrologic and hydraulic analyses with appropriate land use and soil assumptions will be required to adequately show that the proposed storm network is sized to meet the City 2017 RSWDM standard. 10. The private storm system constructed around the site perimeter will require a private drainage easement and will be privately maintained. 11. A minimum 7’ horizontal separation and 1’ vertical separation (measured wall to wall) is required between storm pipe and other utilities, with the exception of water lines, where a minimum 10’ horizontal separation is required. 12. Each new lot is subject to a stormwater system development charge. The 2018 SDC for stormwater is $1,718.00 per lot. A credit for one lot will be issued for the existing home. Stormwater SDC fees are due at construction permit issuance. 13. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds equals one acre or more. TRANSPORTATION/STREET COMMENTS 1. Each new lot is subject to a transportation impact fee. The 2017 transportation impact fee is $5,430.85 per single family home. A credit for one lot will be issued due for the existing home. The transportation impact fee is due at the time of building permit issuance for each individual home. 2. Existing right-of-way width in 106th Ave SE fronting the site is 60 feet. Street frontage improvements including paved travel roadway width of 26 feet or paved width to match existing paved width along the corridor (the larger number is required), 0.5 feet wide curbs, 8 feet wide landscaped planters, 5 feet wide sidewalks, drainage improvements, and streetlights are required to be provided on 106th Ave SE. Right of way of the public streets should extend to the back of the sidewalk. Depending on the location of existing paved street within the right of way, right of way dedication may or may not be applicable – subject to survey information. As per RMC 4-6-060, half street frontage improvements will be required to be built on 106th Ave SE frontage by the developer. Final determination of specific right-of-way dedication will be confirmed when the survey and preliminary engineering design is complete. 3. A public limited access residential street of ROW width 47 feet and pavement width of 20 feet is required as the internal access. 0.5 feet wide curbs, 8 feet wide landscaped planters, 5 feet wide sidewalks, drainage improvements, and street lighting are required to be provided on public streets. Streets and driveways shall be designed as per RMC 4.6.060, RMC 4.4.080, and RMC 4.7.150. 4. Plans need to include ADA Ramps at the ends of the sidewalks on both sides of the public access road at the turn around as well as within the street frontage. Renton Subdivision Plat – LUA16-000981 Page 4 of 6 February 26, 2018 5. Per RMC 4-6-090, all new or relocated electrical or communications facilities shall be require to be installed underground. Applicant will need to underground existing overhead power that fronts the property. 6. Per RMC 4-4-080, the maximum width of a single loaded garage driveway is 9’ and the maximum width of a double loaded garage driveway is 16’. If a garage is not present, the maximum driveway width is 16’. Driveways shall not be closer than 5’ to any property line. 7. Per RMC 4-6-060, street lighting is required as the project is larger than four residential units. A photometric study and street lighting plan per City standard shall be submitted at the time of construction permit review. 8. The project does not require a Traffic Impact Analysis as the project produces less than 20 vehicles per hour in both the AM and PM peak periods. 9. Per City of Renton Standard plan 102 maximum cross slope for sidewalks are 1.5%. Please updated plans accordingly. 10. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. Due to the location of the Sewer main a full street overlay will be required. GENERAL COMMENTS 1. The fees listed are for 2017. The fees that are current at the time of the respective permit issuance will be levied. Please see the City of Renton website for the current fee schedule. 2. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. 3. All civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 4. A separate plan submittal will be required for a construction permit for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. 5. Please see the City of Renton Development Engineering website for the Construction Permit Application and Construction Permit Process and Submittal Requirements. Please contact the City to schedule a construction permit intake meeting. 6. The new lot configurations will need to be adjusted throughout the report. DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENT—Renton0ENVIRONMENTAL(SEPA)DETERMINATIONOFNON-SIGNIFICANCE(DNS)PROJECTNUMBER:APPLICANT:PROJECTNAME:LUA16-000981,PPMarkTravers/2315EPikeSt/Seattle,WA98122RentonSubdivisionPROJECTDESCRIPTION:TheapplicantisrequestingpreliminaryplatapprovalandEnvironmental(SEPA)Reviewforthesubdivisionofanexisting84,263squarefoot(1.93acre)parcelinto11parcelsandonestormwatertractfortheeventualconstructionofsinglefamilyresidences.ThesubjectpropertyislocatedwithintheResidential-$(R-8)zoningdesignation.Theproposedlotswouldrangeinareafrom5,100squarefeetto7,394squarefeet.Accesstothesiteisproposedviaanew47-footwidepublicstreet,whichwouldterminateinahammerheadturnaround.Stormwaterfacilities,proposedtostoreandtreatadditionalstormwaterrunoffgenerated,wouldbelocatedwithinTractA.Twoexistingsinglefamilyresidencesandassociateddetachedaccessorystructureswouldberemoved.Nocriticalareasaremappedontheprojectsite.PROJECTLOCATION:17018106THAVESELEADAGENCY:CityofRentonEnvironmentalReviewCommitteeDepartmentofCommunity&EconomicDevelopmentTheCityofRentonEnvironmentalReviewCommitteehasdeterminedthatitdoesnothaveaprobablesignificantadverseimpactontheenvironment.AnEnvironmentalImpactStatement(ElS)isnotrequiredunderRCW43.21C.030(2)(c).ThisDeterminationofNon-SignificanceisissuedunderWAC197-11-340.Becauseotheragenciesofjurisdictionmaybeinvolved,theleadagencywillnotactonthisproposalforfourteen(14)days.Appealsoftheenvironmentaldeterminationmustbefiledinwritingonorbefore5:00p.m.onMarch30,2018.Appealsmustbefiledinwritingtogetherwiththerequiredfeewith:HearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.AppealstotheExamineraregovernedbyRMC4-8-110andmoreinformationmaybeobtainedfromtheRentonCityClerk’sOffice,(425)430-6510.PUBLICATIONDATE:DATEOFDECISION:SIGNATURES:March16,2018March12,2018PublicWorkDpartmentZJn),‘4DatRickM.Marshall,AdministratorRentonRegionalFireAuthorityDate7KellyBeymer,AministratorCommunityServicesDepartment3-f7-DateC.E.“Chip”Vincent,AdministratorDepartmentofCommunity&EconomicDevelopmentDate DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 8, 2018 TO: Jill Ding, Senior Planner FROM: Brianne Bannwarth, Development Engineering Manager SUBJECT: Traffic Concurrency Test – Renton Subdivision; LUA16-000981 The applicant is requesting preliminary plat approval and Environmental (SEPA) Review for the subdivision of an existing 84,263 square foot (1.93 acre) parcel into 11 parcels and one (1) stormwater tract for the eventual construction of single-family residences. The subject property is located within the Residential-8 (R-8) zoning designation. The proposed lots would range in area from 5,100 square feet to 7,200 square feet. Access to the site is proposed via a new 47- foot wide public street, which would terminate in a hammerhead turnaround. Stormwater facilities, proposed to store and treat additional stormwater runoff generated, would be located within Tract A. Two (2) existing single-family residences and associated detached accessory structures would be removed. The proposed development would generate approximately 85 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 7 net new trips (2 inbound and 5 outbound). During the weekday PM peak hour, the project would generate approximately 9 net new trips (6 inbound and 3 outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows: Traffic Concurrency Test Criteria Pass Implementation of citywide Transportation Plan Yes Within allowed growth levels Yes Project subject to transportation mitigation or impact fees Yes Site specific street improvements to be completed by project Yes Traffic Concurrency Test Passes Transportation Concurrency Test – Renton Subdivision Page 2 of 3 April 10, 2018 Evaluation of Test Criteria Implementation of citywide Transportation Plan: The City’s investment in completion of the forecast traffic improvements is 130% of the scheduled expenditure through 2017. Within allowed growth levels: As shown on the attached citywide traffic concurrency summary, the calculated citywide trip capacity for concurrency with the city adopted model for 2017 is 2,069 trips, which provides sufficient capacity to accommodate a decrease of 32 trips from this project. A resulting 2,060 trips are remaining. Project subject to transportation mitigation or impact fees: The project will be subject to transportation impact fees at time of building permit for the project. Site specific street improvements to be completed by project: The project will be required to complete all internal and frontage street improvements for the building prior to occupancy. Any additional off-site improvements identified through SEPA or land use approval will also be completed prior to final occupancy. Background Information on Traffic Concurrency Test for Renton The City of Renton Traffic Concurrency requirements for proposed development projects are covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement is covered in RMC 4-6-070.D, which is listed for reference: D. CONCURRENCY REVIEW PROCESS: 1. Test Required: A concurrency test shall be conducted by the Department for each nonexempt development activity. The concurrency test shall determine consistency with the adopted Citywide Level of Service Index and Concurrency Management System established in the Transportation Element of the Renton Comprehensive Plan, according to rules and procedures established by the Department. The Department shall issue an initial concurrency test result describing the outcome of the concurrency test. 2. Written Finding Required: Prior to approval of any nonexempt development activity permit application, a written finding of concurrency shall be made by the City as part of the development permit approval. The finding of concurrency shall be made by the decision maker with the authority to approve the accompanying development permits required for a development activity. A written finding of concurrency shall apply only to the specific land uses, densities, intensities, and development project described in the application and development permit. Transportation Concurrency Test – Renton Subdivision Page 3 of 3 April 10, 2018 3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project fails the concurrency test, the project application shall be denied by the decision maker with the authority to approve the accompanying development activity permit application. The Concurrency Management System established in the Transportation Element on page XI-65 of the Comprehensive Plan states the following: Based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation, development will have met City of Renton concurrency requirements.