Loading...
HomeMy WebLinkAboutERC_Report_20170508_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: May 8, 2017 Project Name: Earlington Townhomes Project Number: LUA17-000169, ECF, SA-H, MOD, MOD, MOD Project Manager: Clark H. Close, Senior Planner Owner: Minter LLC, 9322 Mayes Ct S, Seattle, WA 98118 Applicant: Jordan Salisbury, Blue Fern Development, LLC / 11232 120th Ave NE, Ste 204, Kirkland, WA 98033 Contact: Evan Mann, ESM Consulting Engineers / 33400 8th Ave S, Ste 205, Federal Way, WA 98003 Project Location: 8074 S 132nd St, Renton, WA 98178 Project Summary: 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 inclinations 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 drainage 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, City of Renton Department of Community & Economic Development Environmental Review Committee Report EARLINGTON TOWNHOMES LUA17-000169, ECF, SA-H, MOD, MOD, MOD Report of May 8, 2015 Page 2 of 14 ERC Report Arborist Report, Wetland and Stream Reconnaissance, Letter of Understanding of Geologic Risk, and a Geotechnical Engineering Report with the application. Site Area: 181,296 SF (4.16 acres) Proposed New Bldg. Areas (footprint): Approx. 54,821 SF Proposed New Bldg. Area (Gross): 63,049 SF STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Nonsignificance - Mitigated (DNS-M). PROJECT LOCATION MAP: PART ONE: PROJECT DESCRIPTION / BACKGROUND 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 a 62 unit townhome development located at 8074 S 132nd St, Renton, WA 98178 (King County Assessor’s Parcel Nos. 214480-0487, -0488, -0500, -0285, and -0295, “Subject Property”). The subject property is a nursery site located at the NW intersection of S 132nd St and Renton Ave S within the NE ¼ of Section 13, Township 23 North, Range 04 East, W.M. King County, Washington (Exhibit 2). Together the five (5) parcels are roughly triangular in shape . The south boundary of the site is roughly 600 feet along S 132nd St and the eastern boundary of the site is roughly 850 feet along Renton Ave S (Exhibit 3). Together the 181,296 square foot (4.16 acres) property is located near the northwest corner of Renton City Limits. The surrounding Development consists of single family residential homes. The property has a Comprehensive Plan land use designation of Residential High Density (RHD) and is zoned Residential-14 (R-14). The applicant is proposing attached residential dwelling units, which are an allowed use in the R-14 zone. The land surrounding the site is zoned R-14, R-10 and R-8. See Table 1 for more information. City of Renton Department of Community & Economic Development Environmental Review Committee Report EARLINGTON TOWNHOMES LUA17-000169, ECF, SA-H, MOD, MOD, MOD Report of May 8, 2015 Page 3 of 14 ERC Report Table 1. Neighborhood Characteristics: Location Parcel Numbers Address(es) Land Use(s) Zone(s) Site 214480-0487, - 0488, -0500, - 0285, and -0295 8074 S 132nd St Residential High Density Residential – 14 North & East 2144800286, -0281, -0280, -0276, and - 0485 8219 S 130th St, 8223 S 130th St, 13030 Renton Ave S, 8241 S 130th St, and 13076 Renton Ave S Residential High Density Residential – 14 South 2144800520, -0523, -0525, -0530, -0535, -0548, -0545, and -0552 13223 84th Ave S, vacant, 8231 S 132nd St, 8229 S 132nd St, 8225 S 132nd St, 8221 S 132nd St, vacant, and 8205 S 132nd St Residential High Density Residential – 14 and Residential – 10 West 2144800460 and -0300 8054 S 132nd St and 8055 S 130th St Residential Medium Density and Residential High Density Residential – 8 and Residential – 14 The density range allowed in the R-14 zone is a minimum of 7.0 to a maximum of 14.0 dwelling units per net acre (du/ac) with opportunities for bonuses up to eighteen (18) dwelling units per net acre. Potential Density Bonus Review is subject to Renton Municipal Code (RMC) 4-9-065. Density bonuses are possible for applicants requesting bonus market -rate dwelling units in exchange for the construction of affordable dwelling units. The 62 unit proposal would be constructed as 19 individual buildings; configurations including four (4) duplexes, six (6) tri-plexes and nine (9) 4-plexes (Exhibit 4) with seven (7) different building types (Exhibits 10 and 11). Together the units would have combined building coverage of 54,821 square feet and a total impervious building area of 63,049 square feet . Each unit would have attached parking garages providing stalls for two vehicles with either side -by- side or tandem parking and the average gross area of the units would be approximately 1,753 square feet. Under the 62 unit proposal, the net density would be 17.8 dwelling units per net acre, which is exceeds the density of the R-14 without providing affordable housing. These buildings would be approximately 30 feet in height from the average building elevation to the highest point of the three story roof (Exhibit 11). The proposed development plans to take advantage of territorial views while maintaining inviting and pedestrian-oriented façades between the buildings (Exhibit 13). The overall plan includes using the natural grades of the project site. Each townhome on the site would either have a daylight or tuck-under design. The applicant has made a request to increase the building plat height from 24 feet to 26 feet, with an additional 6 foot vertical projection for roofs with a slope of 4:12 or greater, for a combined maximum building height of 32 feet. The continuous grade change across the site also create an access challenge. The site is proposed to be accessed from a single residential public access road near the middle of the site along S 132nd St. The site was previously improved with several greenhouses, a shop, a utility building and a single City of Renton Department of Community & Economic Development Environmental Review Committee Report EARLINGTON TOWNHOMES LUA17-000169, ECF, SA-H, MOD, MOD, MOD Report of May 8, 2015 Page 4 of 14 ERC Report family detached home, landscaping, gravel driveways, and parking areas. All of the existing structures would be demolished as part of the proposed project. The proposed project is anticipated to include approximately 1,450 linear feet of street frontage improvements along S 132nd St and Renton Ave S. Half-street improvements on S 132nd St includes 23-foot wide half-street paved width from the centerline of the right-of-way (including ten-foot wide travel lane, 5-foot wide bike lane, and eight-foot wide parking lane), one-half foot wide curb and gutter, eight-foot wide landscaped planter strip, eight-foot wide concrete sidewalk, street trees and storm drainage improvements. In order to retain the existing curb line on Renton Ave S, improvements would include a new eight-foot wide planter strip and eight-foot wide sidewalk with two-feet dedication behind the sidewalk (18 feet behind the existing curb). The final ROW dedication on Renton Ave S would be dependent upon a final survey. PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsibl e Officials: Issue a DNS-M with a 14-day Appeal Period. B. 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). C. Exhibits Exhibit 1 ERC Report Exhibit 2 Neighborhood Detail Map Exhibit 3 Overall Site Plan (PP-01) Exhibit 4 Preliminary Unit Lot Subdivision (PP-02) Exhibit 5 Boundary & Existing Conditions (PP-03) Exhibit 6 Preliminary Grading Plan (PP-04) Exhibit 7 Preliminary Road & Utility Plan (PP-05) City of Renton Department of Community & Economic Development Environmental Review Committee Report EARLINGTON TOWNHOMES LUA17-000169, ECF, SA-H, MOD, MOD, MOD Report of May 8, 2015 Page 5 of 14 ERC Report Exhibit 8 Drainage Control Plan (PP-06) Exhibit 9 Preliminary Street Profiles (PP-07) Exhibit 10 Floor Plans (A2, B1-B7) Exhibit 11 Architectural Elevations (E1-E7) Exhibit 12 Landscape Plans (L0-L8) Exhibit 13 Rendering Exhibit 14 Tree Inventory and Retention Plan Exhibit 15 Geotechnical Engineering Feasibility Report for Earlington Townhomes prepared by Associated Earth Sciences, Inc. (dated January 18, 2017) Exhibit 16 Preliminary Technical Information Report prepared by ESM Consulting Engineers, LLC (dated March 27, 2017) Exhibit 17 Arborist Report was prepared by Shoffner Consulting (dated February 23, 2017) Exhibit 18 Wetland and Stream Reconnaissance Report for Earlington Townhomes prepared by Altman Oliver Associates, LLC (dated January 18, 2017) Exhibit 19 Traffic Impact Analysis was provided by Northwest Traffic Experts (TraffEx) (dated December 14, 2016) Exhibit 20 Construction Mitigation Description Exhibit 21 Surface Water Classifications and Wetlands Map Exhibit 22 Renton Fire Authority Memorandum: Thomas Exhibit 23 Plan Review Memorandum: Fowler Exhibit 24 Traffic Concurrency Test Memorandum: Bannwarth Exhibit 25 Advisory Notes to Applicant D. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: The applicant submitted a Geotechnical Engineering Feasibility Report for Earlington Townhomes prepared by Associated Earth Sciences, Inc. (dated January 18, 2017; Exhibit 15). A previous 2007 field study of the site included excavation of nine (9) exploration pits using a track- mounted excavator. The explorations extended to a maximum depth of 16.5 feet below existing grade. The subsurface soils encountered on the site included medium dense silty to clean sand (recessional outwash (Qvr)) overlying medium dense grading to very dense silty sand with gravel and cobbles (lodgement till (Qvt)). Existing fill was observed in six of the nine exploration pits to depths of up to approximately 9 feet. No bedrock was encountered in the explorations; it is possible that bedrock may be below the lodgement fill in deeper site utility excavations. Most of the existing fill consisted of sand with silt and gravel that was similar to native soils. Existing fill is not recommended for support of foundations. Ground water seepage was encountered in six (6) of City of Renton Department of Community & Economic Development Environmental Review Committee Report EARLINGTON TOWNHOMES LUA17-000169, ECF, SA-H, MOD, MOD, MOD Report of May 8, 2015 Page 6 of 14 ERC Report the nine (9) exploration pits and was interpreted by the engineer to represent perched ground water. Ground water conditions should be expected to vary in response to changes in season, weather, on- and off-site land use, and other factors. According to the Geotechnical Report, most of the shallow site soils are either dense and impermeable or saturated, and therefore storm water infiltration using shallow strategies did not appear feasible. Further geotechnical work would be required in order to support the use of storm water infiltration for the project using conventional shallow infiltration strategies. As stated by to the geotechnical report, the site contains slopes that meet geometric criteria for treatment as Sensitive Slopes with the steepest slope on site at approximately 20 percent, and Low, Medium, and High Landslide Hazard Areas. Most of these designations impose additional analysis requirements to be met. The site is located approximately one mile south of the Seattle Fault Zone, which represents a seismic hazard due to evidence of surficial ground rupture along a northern splay of the Seattle Fault. According to the USGS studies, the latest movement of this fault was about 1,100 years ago when about 20 feet of surficial displacement took place. According to the report, the potential surficial ground rupture and liquefaction is considered to be low due to the expected life of the structures and lodgement till sediments at shallow depths. The applicant proposes to cut approximately 15,100 cubic yards (cy) of material and native soils and fill approximately 3,700 cy of material (resulting in a net cut of 11,400 cy). Detailed plans of the cut and fill operation would be submitted with the civil construction permit application showing the angle of slope, contours, compaction and retaining walls. The applicant would be subject to designing and installing temporary erosion and sedimentation control measures (TESC) in order to capture runoff water and sediment during construction. All work proposed outside of the applicant’s property would require a permanent drainage easement to be provided to the City and a temporary construction easement. According to AES, the site also contains areas that meet the criteria for treatment due to erosion hazards. Recommendations from the report include applying control methods to limit earthwork to seasonally drier periods (typically April 1 to October 31), use of perimeter silt fences, retention of existing vegetation as much as possible during grading practices, replanting as soon as possible, and placing straw mulch in exposed areas. Therefore, staff recommends a SEPA mitigation measure that the project earthwork be limited to seasonally drier periods (typically April 1 to October 31) in accordance with the geotechnical recommendation made by Associated Earth Sciences, Inc. The geotechnical report concludes that the proposed project is feasible provided the recommendations are followed. The 2017 geotechnical report specific recommendations for the site include: site preparation, structural fill, foundations, floor support, drainage considerations, cast-in-place retaining walls and basement walls, and pavement. As such, staff recommends a mitigation measure that the applicant shall 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. Mitigation Measures: a. 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. City of Renton Department of Community & Economic Development Environmental Review Committee Report EARLINGTON TOWNHOMES LUA17-000169, ECF, SA-H, MOD, MOD, MOD Report of May 8, 2015 Page 7 of 14 ERC Report b. Project construction shall be required to comply with t he recommendations found in the Geotechnical Engineering Feasibility Report completed by Associated Earth Sciences, Inc. (dated January 18, 2017) or updated reports submitted at a later date. Nexus: State Environmental Policy Act (SEPA) Environmental Review, RMC 4-3-050 Critical Areas Regulations and RMC 4-4-060 Grading, Excavation and Mining Regulations. 2. Air Impacts: It is anticipated that some temporary air quality impacts could be associated with site work and building construction required to develop this site. Project development impacts during construction may include dust as a result of grading and exhaust from construction vehicles and equipment. Dust control would be mitigated through the use of temporary erosion control measures, watering or other measures to remediate impacts as needed (Exhibit 15). No further site specific mitigation for the identified impacts from typical vehicle and construction exhaust is required. Mitigation Measures: No further mitigation recommended. Nexus: N/A 3. Water a. Wetlands, Streams, Lakes Impacts: The applicant submitted a Wetland and Stream Reconnaissance Report for Earlington Townhomes prepared by Altman Oliver Associates, LLC (dated January 18, 2017; Exhibit 18) with the land use application. The Report conducted a wetland and stream reconnaissance of the subject property on December 12, 2016. No wetlands or streams were identified on or adjacent to the property during the field investigation during which no hydrophytic plant communities , hydric soils, or evidence of wetland hydrology or channels were observed. The nearest known wetlands or stream is located to the south of the subject property. There is a small drainage 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. No improvements or construction is proposed to taking place within the Type Ns stream , near 84th Ave S, or its buffer (Exhibit 21). The point at which the Earlington Townhomes and S 132nd St stormwater enter the stream is beyond 200 feet to the south of the subject property. All stormwater that would be released to the existing storm system in S 132nd St would be detained, treated and released at a pre- developed rate. No impacts are anticipated to the stream located to the south of the subject property. Mitigation Measures: No further mitigation recommended. Nexus: N/A b. Water runoff (including stormwater) Impacts: ESM Consulting Engineers, LLC submitted a Preliminary Technical Information Report for Earlington Townhomes (dated March 27, 2017; Exhibit 16) with the land use application. The Report analyzes off-site drainage and project surface water collection and distribution. According to the report, project generally slopes to the south at 8 to 15 percent and stormwater runoff generally drains to the south, to the S 132nd St public right-of-way and into the existing public City of Renton Department of Community & Economic Development Environmental Review Committee Report EARLINGTON TOWNHOMES LUA17-000169, ECF, SA-H, MOD, MOD, MOD Report of May 8, 2015 Page 8 of 14 ERC Report storm drainage system. Stormwater then flows south into private property. From there, runoff continues south approximately 350 feet and is collected into a small stream that eventually drains to Lake Washington. The site is located in the West Lake Washington drainage basin (WRIA number: 8) As described in the drainage report, infiltration is not considered feasible due to dense and impermeable or saturated soils. The developed project site would provide flow control and Basic Water Quality treatment prior to discharge before continuing to drain to the south at the site’s natural discharge location. A detention vault is proposed to meet the flow control facility requirement. The project matches the pre-developed discharge rates from 50 percent 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 would 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 St (Exhibit 8). 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. Appropriate onsite BMPs would be required to help mitigate the new runoff created by this development. The development is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). Mitigation Measures: No further mitigation recommended. Nexus: N/A 4. Vegetation Impacts: An Arborist Report was prepared by Shoffner Consulting (dated February 23, 2017; Exhibit 17) and was submitted with the land use application. The subject property contains 57 significant trees, predominantly black cottonwood and big leaf maple. Other tree species identified by the report included apple, Colorado blue spruce, cherry, common pear, curly willow, Douglas fir, English holly, grand fir, Japanese maple, Japanese red pine, noble fir, Norway spruce, red alder, scots pine, white poplar, and western red cedar ranging from 8 to 60 inches (DBH). The applicant is not proposing to retain any of the 57 remaining significant trees within the project area given the scale of the filling and grading as well as their locations relative to the proposed road and cul-de- sac (Exhibits 6, 7 and 14). Therefore, the project would replant a minimum of 66 replacement trees at 2 caliper inches each to comply with the 20 percent tree retention requirement. (The applicant is required to retain 20 percent of the trees located onsite that are not located within the proposed rights-of-way or access easements.) Replacement trees including vine maple, incense cedar, Katsura tree, forest pansy redbud, gold beech, European beech, Wichita blue juniper, Douglas fir, and scarlet oak (Exhibit 12). Trees 30 inches and greater are classified as landmark trees in the City of Renton and are prohibited form removal without an approved Vegetation Management Plan or a Land Development Permit. There are seven (7) trees on the site that meet the size threshold to be classified as a landmark tree. The list includes 11, 17, 29, 32, 38, 44, and 45. Many of the landmark trees were noted as large and old by the Arborist. A final landscape plan would be submitted and City of Renton Department of Community & Economic Development Environmental Review Committee Report EARLINGTON TOWNHOMES LUA17-000169, ECF, SA-H, MOD, MOD, MOD Report of May 8, 2015 Page 9 of 14 ERC Report reviewed by the Current Project Manager for consistency with the Tree Retention requirements of the code at the time of civil construction permit. During construction, if any of the existing trees are required to be retained (i.e., protected trees), the applicant would be required to comply with the tree protection measures during construction per RMC 4-4-130H.9. The eight central components of tree protection include defining and protecting the drip line, erecting and maintaining a temporary six-foot-high chain link construction fence with placards around the tree to be retained, protecting the tree from grade changes, keeping the area clear of impervious surface material, restricting grading within the drip line, providing three inches (3”) of bark mulch within the required fencing, retaining a certified arborist to ensure trees are protected from development activities, and alternate protection/safeguards as necessary. Mitigation Measures: No further mitigation recommended. Nexus: N/A 5. Environmental Health a. Noise Impacts: Noise impacts would primarily result from the construction of the proposed road improvements and new structures. The construction noise would be regulated through the City’s adopted noise level regulations per Chapter 8-7, RMC. The City’s noise regulations limit haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. Permitted work hours in or near residential areas are restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m. for multi-family construction activities from Monday through Friday. Work on Saturdays is restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work is permitted on Sundays (Exhibit 20). Temporary noise impacts are anticipated that would be commonly associated with multi-family development. Mitigation Measures: No further mitigation recommended. Nexus: N/A 6. Aesthetics Impacts: The 2, 3, 4-plex multi-family buildings would be setback from the public right-of-way approximately 10 feet from the property lines (Exhibits 3 and 4). The development would include structures that would blend in such a way to ensure that the project adequately transitions between the existing development of the two (2) single family homes to the west through design, maximum building heights and landscape buffering techniques. The design minimizes grading and increases the functionality and efficiency of the triangular shaped site. According to the applicant, the tuck-under design of the units would allow the applicant to consolidate the many of the retaining walls into the buildings themselves and reduce the duration of project construction. The layout of the site would include several open and green spaces situated along the frontages of Renton Ave S, outdoor recreation and open space area in the southeast corner of the site over the stormwater vault, and a green plaza in the northern extent of the project. Many of the front doors City of Renton Department of Community & Economic Development Environmental Review Committee Report EARLINGTON TOWNHOMES LUA17-000169, ECF, SA-H, MOD, MOD, MOD Report of May 8, 2015 Page 10 of 14 ERC Report open to green courts, meandering sidewalks to connect gathering spaces to help promote a sense of community. As the site is sloping from the north to south, the townhomes would take full advantage of the potential views by locating all living spaces to the south side of each unit with balconies and larger windows positioned to help capture light and potential views. The building design would contain modulation, both along the façade as well as the roofline, to help reduce the building mass to a more pedestrian feel. Other methods proposed to enhance the aesthetics of the project include, but are not limited to, organic yet rich building colors, varying siding materials (vinyl siding, wood siding, brick siding, fiber-cement siding, stucco, or stone-veneer siding) and reveal dimensions, Juliet balconies, and expressive glazing. Site infrastructure, such as storm drainage, would be underground and designed in accordance with Low Impact Development principles to allow for increased common open space and superior views throughout the subject property. According to the applicant, there are view opportunities of Mount Rainier (southeast) upon completion of the project. Mitigation Measures: No further mitigation recommended. Nexus: N/A 7. Transportation Impacts: A traffic impact analysis is required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00 – 6:00) peak periods. Generally this includes residential plats of 20 lots or more lots. A multi-family residential project consisting of 62 townhome units is expected to generate more that 20 new peak hour trips (as per the ITE Trip Generation Manual); therefore, a traffic study was required for the proposed project. A Traffic Impact Analysis was provided by Northwest Traffic Experts (TraffEx) (dated December 14, 2016; Exhibit 19). Site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition, (2 009). Based on the calculations provided, and providing credit for the existing trips utilized for the current site use, the proposed development would generate approximately 360 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 27 net new trips (9 inbound and 18 outbound). During the weekday PM peak hour, the project would generate approximately 32 net new trips (17 inbound and 15 outbound). The estimated distribution of project traffic was based on existing traffic patterns. During the AM peak hour period trip generation was generally distributed as follows: 52% percent to/from the west on S 132nd St; 48 percent to/from the east on S 132nd St (10 percent to/from the north on Renton Ave S and 38 percent to/from the south on Renton Ave S). During the PM peak hour period trip generation was generally distributed as follows: 40% percent to/from the west on S 132nd St; 60 percent to/from the east on S 132nd St (10 percent to/from the north on Renton Ave S and 45 percent to/from the south on Renton Ave S). See Table 2 for more information regarding AM/PM peak hour trip generation and distribution numbers, each column represent approximately 15 percent of the project traffic. City of Renton Department of Community & Economic Development Environmental Review Committee Report EARLINGTON TOWNHOMES LUA17-000169, ECF, SA-H, MOD, MOD, MOD Report of May 8, 2015 Page 11 of 14 ERC Report Table 2: AM/PM Peak Hour Trip Generation and Distribution AM PM Enter 10 18 Exit 19 16 Total 29 34 The traffic impact analysis analyzed the new site access intersection (Road A and S 132nd St) and the intersection of Renton Ave S, classified as a Minor Arterial Street, and S 132nd St, classified as a Collector Arterial Road, to the east of the proposed development. The study intersections operate at an acceptable Level of Service (LOS) A and B for future 2018 conditions with no significant impacts created by the proposed Earlington Townhomes. Renton Ave S and S 132nd St 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 feet and 390 feet, respectively, per the current AASHTO “Geometric Design of Highways and Streets” standards. As designed, the stopping sight distance and intersection sight distance exceeds 500 feet both to the east and west directions from the site access location. Development of the primary access intersection would include a stop sign where Road A exits the development onto S 132nd St. Primary access to the site is proposed via a new modified residential access road from S 132nd St, as shown in the preliminary overall site plan (Exhibit 3). The access would terminate in a cul-de-sac turnaround approximately 385 feet north S 132nd St, before reaching Renton Ave S. 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 foot right-of-way (ROW) radius (RMC 4-6- 060H). The new residential public street would allow for centralization of vehicular access while also allowing five (5) 20-foot wide private alley access tracts to branch off the main public road. The proposed alley lengths are as follows: a) Alley A (approx. 169 feet); b) Alley B (approx. 162.5 feet); c) Alley C (approx. 153.5 feet); d) Alley D (approx. 162.5 feet); and e) Alley E (approx. 143.5 feet). As proposed, the alleys serve the following number of units: Alley A = 15 units, Alley B = 14 units, Alley C = 12 units, Alley D = 10 units, and Alley E = 11 units. It is the applicant’s intent to follow Site Plan Review with a Unit Lot Subdivision application. Alleys A-E may be constructed to serve to serve as unit lot drives within the future subdivision (Exhibit 4). According to RMC 4-6-060K.1, each unit lot drive may serve up to nine (9) unit lots. The City may elect to have a unit lot drive dedicated as a public roadway; however, the City may require the unit lot drive to be privately owned pursuant to RMC 4-7-090F6b, Maintenance of Common Facilities. In order to distinguish the public roadway (Road A) from any future private alley tracts (Alleys A-E), and create a safer pedestrian crossing across each of the five (5) alleys , driveway aprons should be constructed at the entrances of each alley. Therefore, staff recommends a mitigation measure that requires the applicant and/or developer install driveway aprons in accordance with the City of Renton Standard Plans 104.2 and 104.3 (Exhibit 23) in order to distinguish the public access road (Road A) from the private alleys (Alleys A-E) and create safer pedestrian circulation across the alley access point. The driveway aprons shall be shown in the construction permit application for review and approval by the Plan Reviewer and the Current Planning Project Manager. City of Renton Department of Community & Economic Development Environmental Review Committee Report EARLINGTON TOWNHOMES LUA17-000169, ECF, SA-H, MOD, MOD, MOD Report of May 8, 2015 Page 12 of 14 ERC Report The boundary and existing conditions (Exhibit 5), preliminary road and utility plan (Exhibit 7) and preliminary street profiles and road sections (Exhibit 9) include existing and proposed grading and road improvements within the four (4) road sections (Renton Ave S, S 132nd St, Road A, and Alley). Road A would be sloped at a 14 percent grade through the majority of the development site before leveling off somewhat at a six (6) percent grade at the cul-de-sac. The internal alleys would have slopes between one and five percent. Access roads with slopes in excess of 15 percent must be approved by the Renton Fire Authority. The applicant has submitted an application to the City requesting a modification to the street standards section under RMC 4-6-060F. The development proposes installation of a new public residential access road (Road A) with 29 feet of ROW, which includes 28 feet of paved roadway width, 0.5-foot wide curb and gutter on both sides, private 4.5-foot wide planter strips on the east side of the street and private 5-foot wide sidewalks on both sides of the street. The proposed street section would not meet the minimum street standards in accordance with RMC 4-6-060F. In order to comply with the minimum street standards, the new residential public access road would include 53-foot wide ROW, 26 feet of pavement width, 0.5-foot wide vertical curb and gutter, 8- foot wide planter strip, and a 5-foot wide sidewalk on both sides of the street. See Table 3 for a side-by-side comparison of residential access design standards and proposed street standards. Table 3: Street Modification Request: Residential Access Design Standards Minimum Design Standards Standard Proposed Right-of-Way (ROW) Width 53 ft 29 ft (back of curb to back of curb) Sidewalks 5 ft both sides 5 ft both sides Planting Strip 8 ft between curb and walk both sides 4.5 ft on east side between curb and sidewalk Street Trees In planter strip on both sides In planter strips on both sides Curbs Both sides Both sides Parking Lanes 6 ft one side 8 ft one side Paved Roadway Width, not including parking 2 lanes – 20 ft 2 lanes – 20 ft Lane Widths 10 ft travel lanes 10 ft travel lanes Cul-de-sac 55 ft radius 51 ft radius The project would be required to complete half -street frontage improvements to Renton Ave S, along the east property lines, to meet the City of Renton complete street standards for minor arterial streets. The minimum ROW width on Renton Ave S is 91 feet (4 lanes) or 103 feet (5 lanes). The traffic analysis provided by the applicant has been reviewed by the City. The existing pavement width is sufficient and additional lanes are not required as a r esult of the development. The final ROW dedication would be dependent upon the final survey and would vary along Renton Ave S. The required ROW behind the existing curb is 18 feet wide (8-foot wide planter strip, 8-foot wide sidewalk, and 2 feet behind the curb). Half street frontage improvements that would be installed by the developer as part of the proposed development would include, but are not limited to, a new eight foot wide planter strip with street trees behind the existing curb line and a new eight foot City of Renton Department of Community & Economic Development Environmental Review Committee Report EARLINGTON TOWNHOMES LUA17-000169, ECF, SA-H, MOD, MOD, MOD Report of May 8, 2015 Page 13 of 14 ERC Report wide sidewalk behind the planter strip. No bike lanes would be needed within the street section for Renton Ave S. The Renton Trails and Bicycle Master Plan specifies a separate combined bike/pedestrian path parallel to Renton Ave S to provide bike access for the Renton Ave S corridor. The proposed development also fronts S 132nd St along the south property lines. To meet the City’s complete street standards for collector arterial streets, the 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 St, as proposed by the applicant, meets the minimum street standards as outlined in RMC 4-6-060F including an 83 foot wide ROW and a 46 foot wide paved roadway width. Half street frontage improvements that would be installed by the developer as part of the proposed development would include, but are not limited to, street trees and storm drainage improvements, a 23-foot wide paved roadway width from centerline, two 10-foot wide travel lanes, five-foot wide bike lane, an eight-foot wide parking lane, a new 0.5-foot wide curb and gutter, an eight-foot wide planting strip, and an eight-foot wide sidewalk. It is anticipated that the proposed project would result in impacts to the City’s street system. In order to mitigate transportation impacts, the applicant would be required to meet code-required frontage improvements, City of Renton’s transportation concurrency requirements (Exhibit 24) based upon a test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of appropriate Transportation Impact Fees, and an application of site specific mitigation. The traffic report concludes by stating that traffic impact fees would mitigate long-term traffic impacts, as created by Earlington Townhomes multi-family residential project. The 2017 impact fee for condominium/townhome is $2,822.61 per dwelling unit. Based on 62 new multi-family dwelling units, the resulting impact fee would be $175,001.82 (62 X 2,822.61 per unit). Payment of transportation impact fees is applicable at the time of issuance of the building permit. The City of Renton transportation impact fee rate schedule is subject to change. Mitigation Measures: 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) and create safer pedestrian circulation across the alley access point. The driveway aprons shall be shown in the construction permit application for review and approval by the Plan Reviewer and the Current Planning Project Manager. Nexus: RMC 4-6-060 Street Standards and RMC 4-2-115 Residential Design and Open Space Standards. 8. Fire & Police Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees (Exhibit 22). Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. City of Renton Department of Community & Economic Development Environmental Review Committee Report EARLINGTON TOWNHOMES LUA17-000169, ECF, SA-H, MOD, MOD, MOD Report of May 8, 2015 Page 14 of 14 ERC Report E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or “Advisory Notes to Applicant” (Exhibit 25).  Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on May 26, 2017. RMC 4-8-110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, Renton City Hall – 7th Floor, (425) 430-6510.