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HomeMy WebLinkAboutERC_Report_Exhibits_1-25 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Name: Earlington Townhomes Project Number: LUA17-000169, ECF, SA-H, MOD, MOD, MOD Date of Meeting May 8, 2017 Staff Contact Clark H. Close Senior Planner Project 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 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) Exhibit 8 Drainage Control Plan (PP-06) Exhibit 9 Preliminary Street Profiles (PP-07) Exhibit 10 Floor Plans (A2, B2-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 SI TE King C ou Date: 3/17/2017 Notes: ±The i nfor ma tion inclu ded on thi s map has been c om pil ed by King Cou nty s taff from a vari ety of so urc es a n d is subject to c ha n ge w ith out n otice. King C ountymakes n o r epr e sentations o r w ar ra ntie s, express o r i mp li ed , as to acc ur a cy, co m pl ete ness, tim e line ss, or ri g hts to the use of s uc h i nform a tion . T hi s doc um e n t i snot intended for us e as a su rvey pr odu ct. King C ounty shall not be l iabl e for an y gene r al , spec ia l, in dire ct, inci de n ta l, or conse que ntia l dam a ges i nclu d in g,but n ot li mi ted to, lost reve n ues o r l os t p r ofi ts resulting fro m the use or mi suse of the i nfor ma tion contained on this m ap. An y s al e of this m ap or in form atio n onthis map is prohibited ex cept by wr itten pe r mis sion of King Cou n ty. SITE PLAN1" = 30'E20A20E20E20E20E20E20E20E20E20E20E20E20E20E20E20E20E20E20E16E20A20A20A20A20A20A20A20A20A20A20A20A20A20A20A20A20A20A20A20A20A20A20A20A20A20A20A20E16E16A20A20E16E20E16E20E16E20E16E16E16E16Key LegendEntry DoorParking StallPrivate usable openspace. This provides225 square feet ofusable open space with nodimension less than 8'Designated Waste & recycling padsBollard = P5245-31Wall Sconce = P5642-31Fire HydrantSite SignFire LaneNOTE: LANES SHALL BE IDENTIFIED BY AFOUR INCH (4") WIDE LINE AND CURB PAINTEDBRIGHT RED. THE BLOCK LETTERS SHALL STATE,“FIRE LANE - NO PARKING”, BE EIGHTEEN INCHES(18") HIGH, PAINTED WHITE, LOCATED NOT LESSTHAN ONE FOOT (1') FROM THE CURB FACE, ATFIFTY FOOT (50') INTERVALS.BLDG 2TYPE IBLDG 3TYPE IBLDG 1TYPE 2BLDG 9TYPE 2BLDG 10TYPE 2BLDG 11TYPE 2BLDG 12TYPE 2BLDG 16TYPE 2BLDG 4TYPE 3BLDG 8TYPE 4BLDG 7TYPE 4BLDG 6TYPE 4BLDG 5TYPE 5BLDG 13TYPE 6BLDG 15TYPE 6BLDG 19TYPE 6BLDG 17TYPE 3BLDG 14TYPE 7BLDG 18TYPE 7S 132nd StRenton Ave. SLot CoverageTotal building footprints54,820.8 S.F.Lot Coverage 30.2%Landscaping AreaUnit CountUnit A-2030Unit E-1610Unit E-20 22Number of Units 62Building Plate Height allowed =24'-0"Building Plate Height Provided =22'-758"Building Height Provided= 29'-1012"Building Height allowed = 30'-0"(including 6'-0" roof slopeallowance)Minimum Front Yard Setback=15'Side Yard Setback (unattached) = 5'Side Yard Setback Attached=0'Rear Yard Setback =10'Front yard setback provided = 10' +Side Yard Setback (unattached) Provided = 16' +Rear Yard Setback Provided (per PPUD) = 3' Parking consists of private enclosed stalls at each individual unitand 4 parallel guest stalls.Private garage stalls are 8.5x16Guest parallel stalls are 9x23Parking: 3 Bedrooms Units 1.6 = 83.2 Spaces Required (104Provided)Parking: 2 Bedrooms Units 1.4 = 14 Spaces Required (20 Provided)SITE INFORMATIONSite Address:8074 S 132nd Street Renton, WashingtonLegal Description:EARLINGTON ACRE TRS LESS CO RD LESS POR OF LOT 7 LYING WLYOF LN DAF - BEG AT SW COR OF SD LOT 7 TH S 87-30-06 E 8.15 FTALG S LN OF SD LOT TO TPOB OF SD LN TH N 00-22-46 E TO W LN OFSD LOT 7 & END OF DESC LN 07-2-33638-9 KNT REC 20071212000820Parcel Numbers:2144800285, 2144800295, 2144800500, 2144800488 & 2144800487Land Use Zone:ResidentialZoning:R-14Site Area: 181,297 SF 4.16 acresBuildingImpervious Area:63,049.3 SFUnit Count:Unit E16 10Unit E20 22Unit A2030Total 62 UnitsParking:Unit E16: 2 Bed @ 1.4 per unit = 14 stalls requiredUnit E20: 3 Bed @ 1.6 per unit = 35.2 stalls requiredUnit A20: 4 Bed @ 1.6 per unit = 48 stalls requiredRequired Stalls = 97.2 or 93 stalls required Proposed Stalls:Unit E16: 2 stalls per unit= 20 stallsUnit E20: 2 stalls per unit= 44 stallsUnit A20: 2 stalls per unit= 60 stallsAttached Garage Stalls= 124 stalls providedOn Street Parking= 4 Potential Parallel stallsTotal: = 128 Stalls ProvidedBuilding Coverage InformationBuildingCountLot CoverageImperviousType 123,695.4SFEach4,166.0SFEachType 252,774.8SFEach3,120.4SFEachType 321,853.2SFEach2,119.8SFEachType 432,990.1SFEach3,508.0SFEachType 512,661.0SFEach3,125.9SFEachType 653,310.1SFEach3,837.1SFEachType 711,667.8SFEach2,040.3SFEachTotal Building Coverage54,820.8SFTotal Building Impervious63,049.3SFUnit InformationUnitTypebed/bathUnit Gross SFUnit Net SFUnit CountUnit E16Tuck Under2/2.51,3571,3148Unit E16 EndTuck Under2/2.51,3971,3162Unit E20Tuck Under3/2.51,7251,6576Unit E20 EndTuck Under3/2.51,7811,68816Unit A20Daylight Basement3/2.51,8461,77810Unit A20 EndDaylight Basement3/2.51,8871,79820Average Grade PlaneBuilding 1 Grade Plane CalculationsNorth246.9+246.33/2=246.615South236.82+236.82/2=236.82East246.33+236.82/2=241.575West246.9+236.82/2=241.86966.87/4=241.7175Building 2 Grade Plane CalculationsNorth246.18+245.44/2=245.81South236.2+236.20/2=236.2East245.44+236.20/2=240.82West246.18+236.20/2=241.19964.02/4=241.005Building 3 Grade Plane CalculationsNorth245.6+246.50/2=246.05South235.9+235.90/2=235.9East246.5+235.90/2=241.2West245.6+235.90/2=240.75963.9/4=240.975Building 4 Grade Plane CalculationsNorth246.75+247.31/2=247.03South237.2+237.20/2=237.2East247.31+237.20/2=242.255West246.75+237.20/2=241.975968.46/4=242.115Building 5 Grade Plane CalculationsNorth255.4+255.40/2=255.4South246.57+247.43/2=247East255.4+247.43/2=251.415West255.4+246.57/2=250.9851004.8/4=251.2Building 6 Grade Plane CalculationsNorth253.8+254.30/2=254.05South245.61+246.46/2=246.035East254.3+246.46/2=250.38West253.8+245.61/2=249.7051000.17/4=250.0425Building 7 Grade Plane CalculationsNorth254.3+254.30/2=254.3South246.1+245.90/2=246East254.3+245.90/2=250.1West254.3+246.10/2=250.21000.6/4=250.15Building 8 Grade Plane CalculationsNorth254.3+254.30/2=254.3South246.94+246.25/2=246.595East254.3+246.25/2=250.275West254.3+246.94/2=250.621001.79/4=250.4475Building 9 Grade Plane CalculationsNorth267.49+266.92/2=267.205South257.4+257.40/2=257.4East266.92+257.40/2=262.16West267.49+257.40/2=262.4451049.21/4=262.3025Building 10 Grade Plane CalculationsNorth266.76+266.39/2=266.575South256.7+256.70/2=256.7East266.39+256.70/2=261.545West266.76+256.70/2=261.731046.55/4=261.6375Building 11 Grade Plane CalculationsNorth266.69+268.59/2=267.64South257.8+257.80/2=257.8East268.59+257.80/2=263.195West266.69+257.80/2=262.2451050.88/4=262.72Building 12 Grade Plane CalculationsNorth268.79+270.50/2=269.645South260+260.00/2=260East270.5+260.00/2=265.25West268.79+260.00/2=264.3951059.29/4=264.8225Building 13 Grade Plane CalculationsNorth276+276.00/2=276South266.46+268.51/2=267.485East276+268.51/2=272.255West276+266.46/2=271.231086.97/4=271.7425Building 14 Grade Plane CalculationsNorth274.5+274.50/2=274.5South266.6+266.37/2=266.485East274.5+266.37/2=270.435West274.5+266.60/2=270.551081.97/4=270.4925Building 15 Grade Plane CalculationsNorth275.66+275.66/2=275.66South267.53+266.76/2=267.145East275.66+266.76/2=271.21West275.66+267.53/2=271.5951085.61/4=271.4025Building 16 Grade Plane CalculationsNorth283.06+281.35/2=282.205South272+272.00/2=272East281.35+272.00/2=276.675West283.06+272.00/2=277.531108.41/4=277.1025Building 17 Grade Plane CalculationsNorth280.85+279.64/2=280.245South270.5+270.50/2=270.5East279.64+270.50/2=275.07West280.85+270.50/2=275.6751101.49/4=275.3725Building 18 Grade Plane CalculationsNorth288+288.00/2=288South280.35+279.04/2=279.695East288+279.04/2=283.52West288+280.35/2=284.1751135.39/4=283.8475Building 19 Grade Plane CalculationsNorth289.9+289.90/2=289.9South283.11+280.80/2=281.955East289.9+280.80/2=285.35West289.9+283.11/2=286.5051143.71/4=285.9275FIRE LANE NO PARKING FIRE LANE NO PARKING FIRE LANE NO PARKING FIRE LANE NO PARKING FIRE L A N E N O P A R K I N G FIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGA2SITE PLAN 1" = 30'-0"Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A B U F R E S D BE25 Central Way, Suite 210Kirkland, Washington 98033P: 425.454.7130 F: 425.658.1208M i l b r a n d tA r c h i t e c t sWeb: www.milbrandtarch.com3-24-17 Copyright 2012 Milbrandt Architects, INC., P.S. All rights reserved. EARLINGTON TOWNHOMES A 62 Unit Townhome Development City of Renton, Washington BlueFern Development, LLC1529 BUILDING TYPE 1LOWER LEVEL PLAN1/8" = 1'-0"BUILDINGS 2 & 3BathParlorBedroom 4ParlorA20Stor.W.I.C.W.I.C.Stor.ParlorBedroom 4A20EntryBedroom 4W.I.C.Stor.ParlorBathEntryBedroom 4EntryBathStor.W.I.C.BathEntryA20A20BUILDING TYPE 1MAIN LEVEL PLAN1/8" = 1'-0"BUILDINGS 2 & 3GarageLivingDiningKitchenPwdr.BalconyGarageLivingPwdr.DiningKitchenLivingGarageDiningKitchenPwdr.GarageDiningKitchenPwdr.A20A20A20A20LivingBalconyBalconyBalconyA20A20A20A20Bedroom 2Bedroom 3W.I.C.BathLaundryMain BedroomW.I.C.Main BathHallBedroom 2W.I.C.Bedroom 3BathLaundryMain BedroomW.I.C.Main BathHallBedroom 2Bedroom 3W.I.C.BathLaundryMain BedroomW.I.C.Main BathHallBedroom 2Bedroom 3BathW.I.C.Main BedroomLaundryW.I.C.Main BathHallBUILDING TYPE 1UPPER LEVEL PLAN1/8" = 1'-0"BUILDINGS 2 & 3B1FLOOR PLANS BUILDINGS 2 & 3 1" = 20'-0"Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A B U F R E S D BE25 Central Way, Suite 210Kirkland, Washington 98033P: 425.454.7130 F: 425.658.1208M i l b r a n d tA r c h i t e c t sWeb: www.milbrandtarch.com3-24-17 Copyright 2012 Milbrandt Architects, INC., P.S. All rights reserved. EARLINGTON TOWNHOMES A 62 Unit Townhome Development City of Renton, Washington BlueFern Development, LLC1529 BUILDING TYPE 2LOWER LEVEL PLAN1/8" = 1'-0"BUILDINGS 1, 9, 10, 11, 12 & 16W.I.C.Bedroom 4BathEntryParlorStor.W.I.C.Bedroom 4BathEntryParlorStor.A20A20A20W.I.C.Bedroom 4BathParlorStor.EntryBUILDING TYPE 2MAIN LEVEL PLAN1/8" = 1'-0"BUILDINGS 1, 9, 10, 11, 12 & 16GarageLivingDiningKitchenPwdr.LivingDiningKitchenPwdr.A20A20GarageLivingDiningKitchenPwdr.BalconyA20GarageBalconyBalconyBUILDING TYPE 2UPPER LEVEL PLAN1/8" = 1'-0"BUILDINGS 1, 9, 10, 11, 12 & 16A20A20Bedroom 2Bedroom 3W.I.C.BathLaundryMain BedroomW.I.C.Main BathHallBedroom 2Bedroom 3W.I.C.BathLaundryMain BedroomMain BathHallA20Bedroom 2Bedroom 3W.I.C.BathLaundryMain BedroomW.I.C.Main BathHallB2FLOOR PLANS BUILDINGS 1, 9, 10, 11, 12 & 16 1" = 20'-0"Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A B U F R E S D BE25 Central Way, Suite 210Kirkland, Washington 98033P: 425.454.7130 F: 425.658.1208M i l b r a n d tA r c h i t e c t sWeb: www.milbrandtarch.com3-24-17 Copyright 2012 Milbrandt Architects, INC., P.S. All rights reserved. EARLINGTON TOWNHOMES A 62 Unit Townhome Development City of Renton, Washington BlueFern Development, LLC1529 BUILDING TYPE 3LOWER LEVEL PLAN1/8" = 1'-0"BUILDINGS 4 & 17W.I.C.Bedroom 4BathEntryParlorStor.A20W.I.C.Bedroom 4BathEntryParlorStor.A20BUILDING TYPE 3MAIN LEVEL PLAN1/8" = 1'-0"BUILDINGS 4 & 17GarageLivingDiningKitchenPwdr.BalconyA20GarageLivingDiningKitchenPwdr.A20BalconyBUILDING TYPE 3UPPER LEVEL PLAN1/8" = 1'-0"BUILDINGS 4 & 17A20Bedroom 2Bedroom 3W.I.C.BathLaundryMain BedroomW.I.C.Main BathHallA20Bedroom 2Bedroom 3W.I.C.BathLaundryMain BedroomW.I.C.Main BathHallB3FLOOR PLANS BUILDINGS 4 & 17 1" = 20'-0"Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A B U F R E S D BE25 Central Way, Suite 210Kirkland, Washington 98033P: 425.454.7130 F: 425.658.1208M i l b r a n d tA r c h i t e c t sWeb: www.milbrandtarch.com3-24-17 Copyright 2012 Milbrandt Architects, INC., P.S. All rights reserved. EARLINGTON TOWNHOMES A 62 Unit Townhome Development City of Renton, Washington BlueFern Development, LLC1529 BUILDING TYPE 4LOWER LEVEL PLAN1/8" = 1'-0"BUILDINGS 6, 7, & 8E20GarageE20E16E16GarageGarageGarageENTRYENTRYENTRYENTRYBUILDING TYPE 4MAIN LEVEL PLAN1/8" = 1'-0"BUILDINGS 6, 7, & 8E20E20E16E16ENTRYENTRYENTRYENTRYDININGDININGDININGDININGKITCHENKITCHENKITCHENKITCHENLIIVINGLIIVINGLIIVINGLIIVINGPOWDERPOWDERPOWDERPOWDERPORCHPORCHPORCHPORCHBUILDING TYPE 4UPPER LEVEL PLAN1/8" = 1'-0"BUILDINGS 6, 7, & 8E20E20E16E16MAIN BEDROOMMAIN BEDROOMMAIN BEDROOMMAIN BEDROOMMAINBATHMAINBATHMAINBATHMAINBATHWICLAUNDRYLAUNDRYLAUNDRYLAUNDRYWICCLCLBATHBATHBATHBATHCLCLCLCLBEDROOM 2BEDROOM 2BEDROOM 3BEDROOM 3BEDROOM 2BEDROOM 2HALLHALLHALLHALLBALCONYBALCONYBALCONYBALCONYB4FLOOR PLANS BUILDINGS 6, 7 & 8 1" = 20'-0"Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A B U F R E S D BE25 Central Way, Suite 210Kirkland, Washington 98033P: 425.454.7130 F: 425.658.1208M i l b r a n d tA r c h i t e c t sWeb: www.milbrandtarch.com3-24-17 Copyright 2012 Milbrandt Architects, INC., P.S. All rights reserved. EARLINGTON TOWNHOMES A 62 Unit Townhome Development City of Renton, Washington BlueFern Development, LLC1529 BUILDING TYPE 5LOWER LEVEL PLAN1/8" = 1'-0"BUILDING 5E16GarageENTRYE16E16GarageGarageENTRYENTRYE16GarageENTRYBUILDING TYPE 5MAIN LEVEL PLAN1/8" = 1'-0"BUILDING 5E16ENTRYDININGKITCHENLIIVINGPOWDERPORCHE16E16ENTRYENTRYDININGDININGKITCHENKITCHENLIIVINGLIIVINGPOWDERPOWDERPORCHPORCHE16ENTRYDININGKITCHENLIIVINGPOWDERPORCHBUILDING TYPE 5UPPER LEVEL PLAN1/8" = 1'-0"BUILDING 5E16MAIN BEDROOMMAINBATHLAUNDRYBATHBEDROOM 2HALLCLE16E16MAIN BEDROOMMAIN BEDROOMMAINBATHMAINBATHLAUNDRYLAUNDRYCLBATHBATHBEDROOM 2BEDROOM 2HALLHALLCLE16MAIN BEDROOMMAINBATHLAUNDRYCLBATHBEDROOM 2HALLBALCONYBALCONYBALCONYBALCONYB5FLOOR PLANS BUILDING 5 1" = 20'-0"Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A B U F R E S D BE25 Central Way, Suite 210Kirkland, Washington 98033P: 425.454.7130 F: 425.658.1208M i l b r a n d tA r c h i t e c t sWeb: www.milbrandtarch.com3-24-17 Copyright 2012 Milbrandt Architects, INC., P.S. All rights reserved. EARLINGTON TOWNHOMES A 62 Unit Townhome Development City of Renton, Washington BlueFern Development, LLC1529 BUILDING TYPE 6LOWER LEVEL PLAN1/8" = 1'-0"BUILDINGS 13, 15 & 19E20E20E20E20GarageGarageGarageENTRYGarageENTRYENTRYENTRYE20BUILDING TYPE 6MAIN LEVEL PLAN1/8" = 1'-0"BUILDINGS 13, 15 & 19E20LIVING ROOMKITCHENDINING ROOMENTRYE20LIVING ROOMKITCHENDINING ROOMENTRYE20LIVING ROOMKITCHENDINING ROOMENTRYLIVING ROOMDINING ROOMENTRYMAINBATHWICBUILDING TYPE 6UPPER LEVEL PLAN1/8" = 1'-0"BUILDINGS 13, 15 & 19MAIN BEDROOME20BEDROOM 3BEDROOM 2BATHHALLWICMAIN BEDROOMLAUNDRYE20BATHHALLBATHMAINBATHE20LAUNDRYMAIN BEDROOMHALLWICMAINBATHMAIN BEDROOME20LAUNDRYBATHMAINBATHLAUNDRYWICHALLBEDROOM 2BEDROOM 2BEDROOM 2BEDROOM 3BEDROOM 3BEDROOM 3BALCONYBALCONYBALCONYBALCONYB6FLOOR PLANS BUILDINGS 13, 15 & 19 1" = 20'-0"Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A B U F R E S D BE25 Central Way, Suite 210Kirkland, Washington 98033P: 425.454.7130 F: 425.658.1208M i l b r a n d tA r c h i t e c t sWeb: www.milbrandtarch.com3-24-17 Copyright 2012 Milbrandt Architects, INC., P.S. All rights reserved. EARLINGTON TOWNHOMES A 62 Unit Townhome Development City of Renton, Washington BlueFern Development, LLC1529 BUILDING TYPE 7LOWER LEVEL PLAN1/8" = 1'-0"BUILDINGS 14 & 18E20GarageENTRYE20GarageENTRYBUILDING TYPE 7MAIN LEVEL PLAN1/8" = 1'-0"BUILDINGS 14 & 18E20LIVING ROOMKITCHENDINING ROOMENTRYPORCHE20LIVING ROOMKITCHENDINING ROOMENTRYPORCHBUILDING TYPE 7UPPER LEVEL PLAN1/8" = 1'-0"BUILDINGS 14 & 18E20MAIN BEDROOMBEDROOM 2BEDROOM 3BATHHALLWICMAINBATHLAUNDRYE20MAIN BEDROOMBEDROOM 2BEDROOM 3BATHHALLWICMAINBATHLAUNDRYBALCONYBALCONYB7FLOOR PLANS BUILDINGS 14 & 18 1" = 20'-0"Job No.:Sheet No.:No.DateScale:Drawn By:Date:Date Plotted:Sheet Order: A B U F R E S D BE25 Central Way, Suite 210Kirkland, Washington 98033P: 425.454.7130 F: 425.658.1208M i l b r a n d tA r c h i t e c t sWeb: www.milbrandtarch.com3-24-17 Copyright 2012 Milbrandt Architects, INC., P.S. All rights reserved. EARLINGTON TOWNHOMES A 62 Unit Townhome Development City of Renton, Washington BlueFern Development, LLC1529 A B C D E F A - CASCADE (SW 7623) B - HERON PLUME (SW 6070) C - CITYSCAPE (SW 7067) D - OLIVE GROVE (SW 7734) E - RED THEATRE (SW 7584) F - GREENBLACK (SW 6994) A B C D E F A - CASCADE (SW 7623) B - HERON PLUME (SW 6070) C - CITYSCAPE (SW 7067) D - OLIVE GROVE (SW 7734) E - RED THEATRE (SW 7584) F - GREENBLACK (SW 6994) A B C D E F A - CASCADE (SW 7623) B - HERON PLUME (SW 6070) C - CITYSCAPE (SW 7067) D - OLIVE GROVE (SW 7734) E - RED THEATRE (SW 7584) F - GREENBLACK (SW 6994) A B C D E F A - CASCADE (SW 7623) B - HERON PLUME (SW 6070) C - CITYSCAPE (SW 7067) D - OLIVE GROVE (SW 7734) E - RED THEATRE (SW 7584) F - GREENBLACK (SW 6994) A B C D E F A - CASCADE (SW 7623) B - HERON PLUME (SW 6070) C - CITYSCAPE (SW 7067) D - OLIVE GROVE (SW 7734) E - RED THEATRE (SW 7584) F - GREENBLACK (SW 6994) A B C D E F A - CASCADE (SW 7623) B - HERON PLUME (SW 6070) C - CITYSCAPE (SW 7067) D - OLIVE GROVE (SW 7734) E - RED THEATRE (SW 7584) F - GREENBLACK (SW 6994) A B C D E F A - CASCADE (SW 7623) B - HERON PLUME (SW 6070) C - CITYSCAPE (SW 7067) D - OLIVE GROVE (SW 7734) E - RED THEATRE (SW 7584) F - GREENBLACK (SW 6994) PROJECT TITLEDRAWNDATEState ofWashingtonregisteredLandscape ArchitectDevin Petersoncertificate no. 1222REVISEDDATEREVISEDDATEREVISEDDATE1" = 30' - 0"LANDSCAPE PLAN RENTON, WAL1NORTH-30015306010 SCALE SHEET LAYOUT EARLINGTON TOWNHOMES PROJECT TITLEDRAWNDATEState ofWashingtonregisteredLandscape ArchitectDevin Petersoncertificate no. 1222REVISEDDATEREVISEDDATEREVISEDDATE1' = 10' - 0"LANDSCAPE PLAN RENTON, WAL2 NORTHEARLINGTON TOWNHOMES CONCEPTUAL PLAN AND SITE DETAILS LANDFORM NEOROMANTICO BENCH1LANDFORM GRETCHEN PICNIC TABLE2 PROJECT TITLEDRAWNDATEState ofWashingtonregisteredLandscape ArchitectDevin Petersoncertificate no. 1222REVISEDDATEREVISEDDATEREVISEDDATE1' = 10' - 0"LANDSCAPE PLAN RENTON, WAL3 CONCEPTUAL PLAN EARLINGTON TOWNHOMES NORTH PROJECT TITLEDRAWNDATEState ofWashingtonregisteredLandscape ArchitectDevin Petersoncertificate no. 1222REVISEDDATEREVISEDDATEREVISEDDATE1" = 10' - 0"LANDSCAPE PLAN RENTON, WAL4NORTH CONCEPTUAL PLAN AND PLANTING DETAILS EARLINGTON TOWNHOMES TYPICAL SHRUB PLANTING DETAIL1TYPICAL GROUNDCOVER PLANTING DETAIL2DECIDUOUS TREE PLANTING IN PLANTING STRIP3TYPICAL DECIDUOUS TREE PLANTING DETAIL5TYPICAL EVERGREEN TREE PLANTING DETAILNOTE:45454 PROJECT TITLEDRAWNDATEState ofWashingtonregisteredLandscape ArchitectDevin Petersoncertificate no. 1222REVISEDDATEREVISEDDATEREVISEDDATE1' = 10' - 0"LANDSCAPE PLAN RENTON, WAL5NORTH CONCEPTUAL PLAN EARLINGTON TOWNHOMES PROJECT TITLEDRAWNDATEState ofWashingtonregisteredLandscape ArchitectDevin Petersoncertificate no. 1222REVISEDDATEREVISEDDATEREVISEDDATE1" = 10' - 0"LANDSCAPE PLAN RENTON, WAL6 NORTHCONCEPTUAL PLAN EARLINGTON TOWNHOMES PROJECT TITLEDRAWNDATEState ofWashingtonregisteredLandscape ArchitectDevin Petersoncertificate no. 1222REVISEDDATEREVISEDDATEREVISEDDATELANDSCAPE PLAN RENTON, WAL7 PLANT SCHEDULE AND LANDSCAPE NOTES EARLINGTON TOWNHOMES PROJECT TITLEDRAWNDATEState ofWashingtonregisteredLandscape ArchitectDevin Petersoncertificate no. 1222REVISEDDATEREVISEDDATEREVISEDDATE1' = 30' - 0"LANDSCAPE PLAN RENTON, WAL8NORTH-300153060TREE RETENTION AND DENSITY PLAN EARLINGTON TOWNHOMES #1 #2 #3 #4 #5 #6 #7 #8 #9 #10 #11 #12 #13 #14 #15 #16 #17 #18 #19 #20 #21 #22 #23#24 #25 #26 #27 #28 #29 #30 #31 #32 #33 #34 #35 #36 #38 #37 #39 #40 #41 #42 #43 #44 #45 #46 #47 #48 #50 #51 #52#53 #54 #55 #56 #57 #58 #59 BLUEFERN DEVELOPMENT, LLCTREE INVENTORY AND RETENTON PLANPREPARED BY: SHOFFNER CONSULTING TONY SHOFFNER ISA #PN-0909A CTRA #1759 DATE: FEBRUARY 23, 2017 associated earth sciences incorporated Associated Earth Sciences, Inc. 911 5th Avenue Kirkland, WA 98033 P (425) 827 7701 F (425) 827 5424 Geotechnical Engineering Feasibility Report MINTER PROPERTY Renton, Washington Prepared For: BLUE FERN DEVELOPMENT January 18, 2017 Project No. KE160641A Shoffner Consulting 21529 4TH A VE. W #C31 BOTHELL, WA 98021 MOBILE:(206)755-2871 February 23, 2017 Jordan Salisbury Bluefern Development, LLC 11232 120th Ave. NE Suite 204 Kirkland, WA 98033 RE: Tree Inventory and Retention Plan - Minter Townhomes, Renton, WA. Jordan: This report is provided to address the recent inventory I conducted on the Minter Townhomes project site in the City of Renton. Please see the accompanying Tree Inventory Map and Tree Evaluation Data spreadsheet for reference to this report. 1. Site Conditions and Proposed Development The property is located in Renton on Renton Ave. S. in an area primarily developed with single family residences. The project site is currently developed as a nursery with several buildings, greenhouses and a home. The site slopes downward to the south. The proposed development of the site is to clear it and develop it with a townhome complex. 2. Tree Inventory Results I visited the site recently to conduct an inventory and gather information on all of the trees during which I labeled them with numbered metal tags which correspond to the numbers on the inventory map and in the tree evaluation data spreadsheet. I conducted visual condition assessments according to the methods and procedures specified in the ISA Tree Risk Assessment Manual (2013) by viewing them up close to observe the trunk and root collar and from afar to observe conditions in the crown. The tree evaluation data spreadsheet provides information on all of the trees. In total, I conducted evaluations on 57 trees; two trees shown on the survey (23 and 24) have recently been removed. The accompanying Tree Evaluation Data spreadsheet provides information on all of the inventoried trees. 1 January 18, 2017 AOA-5346 John Graves johng.bluefern@gmail.com SUBJECT: Wetland and Stream Reconnaissance for: Minter PUD Townhouses Renton, WA (PRE16-000824) Parcels 214480-0295, -0285, -0500, -0488, and -0487 Dear John: On December 12, 2016 I conducted a wetland and stream reconnaissance on the subject property utilizing the methodology outlined in the May 2010 Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region (Version 2.0). No wetlands or streams were identified on or adjacent to the property during the field investigation. The site is currently developed with the old Minter plant nursery and greenhouse facility. The property slopes down from north to south and nearly the entire property appears to have been historically graded. Vegetation on the site consists primarily of scattered tree clumps with dense patches of Himalayan blackberry (Rubus armeniacus). During the reconnaissance, a small remnant swale in the southeast corner of the property was reviewed. Vegetation within the vicinity of the swale included black cottonwood (Populus trichocarpa), big-leaf maple (Acer macrophyllum), Himalayan blackberry, and snowberry (Symphoricarpos albus). No hydrophytic plant communities were observed. Borings taken throughout the swale revealed highly disturbed profiles indicating historic grading. The soils were dry at the time of a “wet season” review and there was no evidence of ponding or prolonged soil saturation anywhere within the swale during the field investigation. THE MINTER PUD TOWNHOUSES TRAFFIC IMPACT ANALYSIS CITY OF RENTON Prepared for Blue Fern Development, LLC 11232 120th Ave NE, Suite 204 Kirkland, WA 98033 Prepared by 11410 NE 124th St., #590 Kirkland, Washington 98034 Telephone: 425.522.4118 Fax: 425.522.4311 December 14, 2016 Civil Engineering • Land Surveying • Project Management • Public Works • Land Planning • Landscape Architecture Phone 253.838.6113 800.345-5694 Fax 253.838.7104 MEMORANDUM TO: CITY OF RENTON FROM: EVAN MANN SUBJECT: EARLINGTON TOWNHOMES CONSTRUCTION MITIGATION DESCRIPTION J OB NO: DATE: 03/17/2017 1938-001-016 The proposed Earlington Townhomes project is a 62 unit townhome community located at the northwest corner of S 132nd St and Renton Ave S in the Bryn Mawr-Skyway neighborhood. Stormwater will be detained in a proposed stormwater detention and water quality vault located in the southeast corner of the site. Water quality will be provided by filter located in the combined detention/water quality vault. The existing is currently an abandoned nursery with multiple greenhouses, outbuildings, a retail building, and a caretaker’s residence. The project is approximately scheduled to begin construction in May, 2018 and end in May, 2019 being a build-out of approximately 1 year. Construction hours of operation will follow the City of Renton Municipal Code Section 4-4- 030.C.3.b. This limits construction activities to between 7:00am and 8:00pm Monday through Friday, and 9:00am to 8:00pm on Saturdays. No work is permitted on Sundays. No special hours are proposed for construction or hauling for this project. Construction traffic will travel southeast on Renton Ave S for 0.5 miles. Then south on Rainier Ave S for 1 mile to the interchange of Washington SR 167 and Interstate 405. Construction routes will vary depending on where the workers are coming from and where they are going. During clearing and grading, more specific haul routes will be established. Best Management Practices from the Washington State Department of Ecology Manual will be used to control dust, traffic and transportation impacts, erosion, mud, noise and other noxious characteristics. BMP’s that will be used on site include, but are not limited to: BMP C105: Stabilized Construction Entrance BMP C120: Temporary and Permanent Seeding BMP C123: Plastic Covering BMP C140: Dust Control BMP C151: Concrete Handling BMP C200: Interceptor Dike and Swale BMP C220: Storm Drain Inlet Protection BMP C240: Sediment Trap 132nd Street is classified as a Collector Arterial and Renton Avenue is classified as a Minor Arterial. There is an existing stop sign at the intersection of Renton Ave and 132nd Street. FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: April 24, 2017 TO: Clark Close, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Earlington/Minter Townhomes Environmental Impact Comments: 1. The fire impact fees are applicable at the rate of $795.10 per townhome unit. This fee is paid at building permit issuance. Code Related Comments: 1. The fire flow requirement for the proposed townhomes is 3,750 gpm if built with non-rated construction and no fire sprinkler systems. The fire flow would drop to 1,750 with one hour rated construction and approved fire sprinkler systems (NFPA 13D type systems are acceptable). Four fire hydrants are required. One within 150-feet and three within 300-feet of each of the proposed buildings. There are some existing hydrants within 300-feet of the proposed homes. It appears water main extensions and additional hydrants will be required. Insufficient fire flow exists at this location at present time. 2. Fire department apparatus access roadways are required to be minimum 20 -feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150-feet of all points on all buildings. Dead end streets that exceed 150-feet in length require an approved turnaround. Cul-de-sac turnarounds with 90-feet diameters are required for streets over 300-feet long. Proposed landscape islands are not allowed in the cul-de-sac. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 25, 2017 TO: Clark Close, Planner FROM: Ann Fowler, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for Earlington Townhomes 8074 S 132nd Street LUA 17-000169 I have reviewed the application for the Earlington Townhomes at 8074 S 132nd Street (APN(‘s) 214480- 0487, -0488, -0500, -0285, -0295) and have the following comments: EXISTING CONDITIONS The site is approximately 4.16 acres in size and is triangular in shape. The existing site was developed with a commercial plant nursery, which included a sales building, several greenhouses, a detached home and assocated gravel driveways and parking areas. The site includes Water Water service is provided by the City of Renton. The site is in the West Hill service area in the 495 hydraulic pressure zone. There is an existing 8-inch City water main located in S 132nd Street (see Water plan no. W-0613). There is an existing 8-inch City water main (see water plan no. W- 0377) in S 130th Street to the north of the subject properties. The maximum flowrate from the 8-inch mains is 1,450 gpm. The static water pressure ranges from about 111 psi at ground level elevation 238 feet and 84 psi at elevation 300 feet. The site is located outside of an Aquifer Protection Area. Sewer Wastewater service is provided by the City of Renton. There is an 8-inch wastewater main located in S 132nd Street along the south property line. There is an 8-inch wastewater main located in S 130th Street to the north of the subject properties. Storm There is a 12-inch stormwater main in Renton Ave S, S 130th St and S 132nd St surrounding the subject property. Streets The proposed development fronts Renton Ave S along the east property lines. Renton Ave S is classified as a Minor Arterial Road. Existing right-of-way (ROW) width is approximately 60 feet. The proposed development fronts S 132nd Street along the south property lines. S 132nd Street is classified as a Collector Arterial Road. The existing ROW width is approximately 60 feet. EXHIBIT 23 Earlington Townhomes – LUA17-000169 Page 2 of 8 CODE REQUIREMENTS WATER 1. The proposed water main improvements as shown on the composite utility civil plan submitted with the Land Use Application provides the required 8-inch water main extension into the development, connecting to the existing 8-inch water main located in S 132nd Street and the existing 8-inch water main located in Renton Ave S. Renton Fire Authority has determined that the preliminary fire flow demand for the proposed development is 1,750 gpm, with the use of one-hour rated construction and approved fire sprinklers, which is greater than the available maximum fire flow capacity. 2. The following water main improvements are required to provide water service for domestic use and fire protection for the development per City Code and Development standards (RMC 4-6- 010B) including, but not limited to: a. Extension of approximately 380 feet of 8-inch water main in Renton Ave S from S 130th Street to a point which allow connection into the new water main for the development. A 15-foot water easement will be required for any water main not located within the public right-of-way. b. Installation of 8-inch water mains in the new primary access roadway and alley sections within the subdivision connecting to the new 8-inch water main in Renton Ave S and to the existing 8-inch water main in S 132nd Street. Maximum capacity from the new 8-inch main extension is 2,500 gpm. c. Installation of fire hydrants as required by Renton Fire Prevention. The number and location of the hydrants shall be determined based on the City’s review of the final building and site plans. d. Installation of a residential fire sprinkler system for each townhome unit with a double check valve assembly (DDCVA) for backflow prevention on the water supply line to the fire sprinkler piping. e. Installation of a domestic water meter to each townhome unit with a double check valve assembly (DCVA) behind the meter for townhomes with 3 or more stories. f. A pressure-reducing-valve (PRV) is required behind each water meter because the water pressure is over 80 psi. 3. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria. Sizing calculations shall be provided to the City. 4. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A double check valve assembly (DCVA) is required behind the meter per COR Standard Plan 340.8. 5. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. 6. Adequate horizontal and vertical separation between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Based on the preliminary utilities plan submitted with the land use application (reference civil plan by ESM, page PP-05 dated 3/27/17), the horizontal separation between the proposed water mains and the proposed storm drains in the alley sections does not meet the minimum 10-feet separation between parallel potable water and non-potable water pipes. The vertical separation between the pipes is less than the minimum of 18-inches. Additional and special design and construction considerations will be required to protect the water lines and to reduce risk to public health and safety. Restrained-joint water pipes Earlington Townhomes – LUA17-000169 Page 3 of 8 and fittings, pipe sleeves and controlled density fill (CDF) encasement will be required where minimum horizontal and vertical separations cannot be met. 7. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is inside a steel casing. 8. The development is subject to applicable water system development charges and meter installation fees based on the size of the water meters. a. Water system development charges for each proposed 1-inch domestic water service is $3,486.00 per meter or $216,132.00 for (62) 1-inch meters. b. A redevelopment credit of the water system development charges in the amount of $27,888 will be applied to the one (1) existing 2-inch meter servicing the property (UB Ref #700087) if it is abandoned and capped at the main line. c. The total water SDC fee is $188,244.00. This is payable at construction permit issuance. 9. A redevelopment credit for the water SDC fee will be applicable for the existing 2-inch water meter currently serving the subject property (UB Ref #700087). 10. Drop-in meter fee is $460.00 per meter. The total water drop-in meter fee is $28,520.00 for (62) 1-inch meters. This is payable at issuance of the building permit. 11. Additional water system development charges and water meter charges will apply if a landscape irrigation meter is required and is based on the size of the meter. SEWER 1. The proposed sewer main improvements as shown on the composite utility civil plan submitted with the Land Use Application provides the required 8-inch sewer main extension from the existing sewer main located in S 132nd Street and extending into Renton Avenue South for future extension by the City. The required extension of the new 8-inch sewer main from S 132nd Street into the future public ROW is shown on the conceptual utilities plan and provides the required sanitary sewer service to each building. a. A 15-foot public sewer easement shall be provided for the extension of the sewer main through the stormwater tract for any portion of the extension located outside of the public ROW. 2. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. a. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1-inch meter is $2,540.00 per meter. b. SDC fees are payable at construction permit issuance. 3. The S 132nd Street Sewer Extension Special Assessment District fee (SAD) fee will be applicable on the project. The SAD fee rate when it was established in 2015 was $11,254.92 plus interest per lot with frontage along S 132nd Street. As of 4/25/2017, the SAD fee rate per lot is $11,828.95 plus additional interest per day of $0.80 after the date noted above. The rate that will be applicable on the issuance day of the utility construction permit will be applicable on this project. As currently designed, there are 13 lots applicable to the SAD fee, however the maximum assessment will be for 12 lots. SURFACE WATER 1. A geotechnical report, dated January 18, 2017, completed by Associated Earth Sciences, Incorporated (AESI) for the site has been provided. The submitted report describes the site is a Earlington Townhomes – LUA17-000169 Page 4 of 8 Low, Medium, and High Erosion Hazard areas. Erosion control measures will need to be in place prior to starting grading activities on the site. The report discusses the soil and groundwater characteristics of the site including infiltration potential and provide recommendations for project design and construction. The report discounts the use of infiltration due to the shallow site soils that are either dense and impermeable or saturated. Geotechnical recommendations presented need to be address within the project plans. 2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated March 27, 2017, was submitted by ESM Consulting Enginerrs, LLC with the Land Use Application. Based on the City of Renton’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the West Lake Washington Drainage Basin. The development is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine core requirements and the six special requirements must be discussed in the Technical Information Report. The following stormwater improvements are required and shall be discussed within the TIR: a. Applicant shall include discussion of Special Requirement (SR) #6 in the final drainage report. SR #6 relates to the aquifer protection area, which is not applicable to this site, but it should be noted as such in the report. b. The TIR references the 2016 King County Surface Water Design Manual and the City of Renton Amendments to the SWDM. The City has adopted the 2017 Renton Surface Water Design Manual rather than providing amendments to the 2016 King County SWDM. The final TIR submitted with the Civil Construction Permit Application shall reference the 2017 Renton Surface Water Design Manual (RSWDM). c. An infiltration testing report shall be submitted with the civil construction permit application following the test methods outlined in the manual. See Section 5.2 and Reference Section 6-A for approved testing methods. 3. The development is required to provide flow control and basic water quality treatment prior to discharge. A detention vault is proposed to meet the flow control facility requirement to satisfy Core Requirement #3. The detention pond has been sized to the City’s Flow Control Duration Standard using WWHM. The project matches the pre-developed discharge rates from 50% of the 2-year peak flow up to the full 50-year peak flow and peak discharge rates for the 2 and 10-year return periods as required in the City’s Flow Control Duration Standard (Forested Site Conditions) area. Project water quality treatment will consist of conveyance to a water quality filter vault following the proposed detention vault prior to connection to the existing 12-inch concrete stormwater main located S 132nd Street. a. The conveyance and water quality systems shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. b. A maintenance access road is required to the stormwater facilities in the proposed storm tract and shall be in accordance with the design requirements outlined in the RSWDM. 4. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. 5. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. A preliminary drainage plan, including the application of on-site BMPs, has been included with the land use application. The final drainage plan and drainage report must be submitted with the civil construction permit application. Earlington Townhomes – LUA17-000169 Page 5 of 8 a. The final drainage plan shall evaluate the feasibility of utilizing on-site BMPs to mitigate all target impervious areas to the maximum extent feasible as outlined in the RSWDM. This shall include infiltration testing to determine the feasibility of utilizing permeable pavements and bioretention areas. 6. The site contains regulated slopes across the site with an elevation change of approximately 72- feet from the northwest corner (approximate elevation 306 feet) to the low point of the property near the southeast corner (approximate elevation 234 feet). 7. Detailed plans for any proposed cut and fill operations shall be submitted. These plans shall include the angle of slope, contours, compaction and retaining walls. 8. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way. Based on the site topography, terraced retaining walls may be needed for the development. Retaining walls over 4-feet in height from footing require a separate building permit. a. The proposed development includes an 8-ft wall along Renton Ave S. The applicant will be required to reduce the height of the proposed wall to the maximum 6 -ft allowed by code. The civil construction plans shall fully detail the proposed retaining wall abutting the public ROW. A handrail and/or fence may be required at the top of the wall. 9. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 10. A Construction Stormwater General Permit from Department of Ecology will be required since grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 11. Surface water system development fee is $1,608 per new dwelling unit. This is payable prior to issuance of the construction permit. TRANSPORTATION 1. The proposed development fronts Renton Ave S along the east property lines. To meet the City’s complete street standards for minor arterial streets, minimum ROW is 91 feet (4 lanes) or 103 feet (5 lanes). The traffic analysis provided by the developer has been reviewed by the City and the City concurs that the existing pavement width is sufficient and additional lanes are not required as a result of the development. a. The City’s transportation group has determined and will support an alternate standard to match the established standard street section for Renton Ave S. The City established standard street section for Renton Ave S, which shall be installed by the developer as part of the proposed development, will allow the existing curb line to be maintained with a new 8-ft planter strip and 8-ft sidewalk to be installed behind the curb. The final ROW dedication will be dependent upon the final survey and will vary along Renton Ave S. The required ROW behind the existing curb is 18-ft (8-ft planter strip, 8-ft sidewalk, 2- ft behind the curb). b. The bike lanes included in the street section for Renton Ave shown on the site plans (PP- 05) are not needed. Currently, the Renton Trails and Bicycle Master Plan specify a separate combined bike/pedestrian path parallel to Renton Ave to provide bike access for the Renton Ave corridor. c. Applicant will need to submit an application to the City requesting a modification of the street frontage improvements as outline in City code 4-9-250C5d. Earlington Townhomes – LUA17-000169 Page 6 of 8 2. The proposed development fronts S 132nd Street along the south property lines. To meet the City’s complete street standards for collector arterial streets, minimum ROW is 83 feet (2 lanes) or 94 feet (3 lanes). The traffic analysis provided by the developer has been reviewed by the City and the City concurs that the existing pavement width is sufficient and additional lanes are not required as a result of the development. The required street section for S 132nd Street as proposed by the applicant meets the minimum street standards as outlined in RMC 4-6-060F includes 83-ft of ROW, 46-ft paved roadway width (two 10-ft travel lanes, 5-ft bike lanes and 8-ft parking lanes on both sides), a new 0.5-foot curb and gutter, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements on both sides. a. Half-street improvements, which shall be installed by the developer, along S 132nd Street shall include, 23-ft paved roadway width from centerline (10-ft travel lane, 5-ft bike lane and 8-ft parking lane), a new 0.5-foot curb and gutter, an 8-foot planting strip, an 8- foot sidewalk, street trees and storm drainage improvements. 3. The applicant has submitted an application to the City requesting a modification of the street frontage improvements. The development proposes installation of a new public residential access road (Road A) with 29 feet of right-of-way, which includes 28 feet of paved roadway width, 0.5-ft curb and gutter on both sides, private 4.5-ft planter strips on the east side of the street and private 5-ft sidewalks on both sides of the street. The proposed street section does not meet the minimum street standards in accordance with RMC 4-6-060F and is not supported by the City. a. The new public street for the development shall meet the minimum street standards as outlined in RMC 4-6-060F. Minimum standards for a residential access road requires a 53-ft right-of-way, 26-ft pavement width, 0.5-ft curb and gutter, 8-ft planter strips and 5-ft sidewalks on both sides of the street. 4. Current City of Renton standards require a turnaround for dead-end streets greater than 150 feet. Dead-end streets exceeding 300-feet must utilize a cul-de-sac meeting the requirements for emergency services access, including a 45-foot paved radius and 55-ft ROW radius. Reference RMC 4-6-060H. The cul-de-sac shall have a design approved by the Administrator and Fire and Emergency Services. 5. Five alleys (Tracts A, B, C, D, and E), each with a pavement width of 20-ft, are proposed to provide access to each unit. a. Driveway aprons shall be installed at the entrance to each alley tract in accordance with the City of Renton Standard Plans 104.2 and 104.3. b. No parking is allowed within the 20-ft paved roadway of the alleys. 6. Corner lots on Minor Arterial and Collector Arterial Streets require a minimum radius of 35 feet for dedication of right of way. 7. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. a. ADA ramps shall be installed facing east and west at the crossing of Road A along the frontage of S 132nd Street. b. ADA ramps shall be installed at the intersection of South 132nd Street and Renton Avenue South with a companion ramp for the existing sidewalk on the south side of intersection. Because of the steep grade on South 132nd Street and possibly steep grade of the new sidewalk to be installed as part of the development, a pass through may be needed in the existing paved island for access between the new curb ramp to be installed at the northeast corner of the intersection and the new curb ramp on the south side of South 132nd Street. Earlington Townhomes – LUA17-000169 Page 7 of 8 8. Street lighting and street trees are required to meet current city standards. Lighting plans were not submitted with the land use application and shall be submitted with the civil construction permit application. 9. A traffic analysis dated December 14, 2016, was provided by Northwest Traffic Experts (TraffEx). The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition, (2009). Based on the calculations provided and providing credit for the existing trips utilized for the current site use, the proposed development would generate approximately 292 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 26 net new trips (5 inbound and 21 outbound). During the weekday PM peak hour, the project would generate approximately 30 net new trips (20 inbound and 10 outbound). As detailed in the report the proposed project is not expected to lower the levels of service of the surrounding intersections included in the traffic study. Increased traffic created by the development will be mitigated by payment of transportation impact fees. a. The traffic analysis analyzed the new site access intersection (Road A and S 132nd Street) and the intersection of Renton Ave S and S 132nd Street to the east of the proposed development. b. Renton Ave S and S 132nd Street both have posted speed limits of 35 miles per hour (MPH). The required stopping sight distance and intersection sight distance for the posted speed limit is 250-ft and 390-ft, respectively, per the current AASHTO “Geometric Design of Highways and Streets” standards. As designed, the stopping sight distance and intersection sight distance exceeds 500-ft both to the east and west directions from the site access location. c. The proposed development provides pedestrian connectivity through the development via a series of concrete walkways through the open space tract at the north side of the property and connecting to the proposed sidewalk along Renton Ave S. i. At least one pedestrian connection to Renton Avenue South shall be ADA accessible. ii. An additional pedestrian connection shall be provided in the vicinity of Alley TR- D or through Tract I. 10. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-loaded garage driveway shall not exceed sixteen feet (16'). 11. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 12. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The current rate of transportation impact fee is $175,001.82 for 62 condominiums ($2,822.61 x 62 units). The transportation impact fee that is current at the time of building permit application will be levied. 13. Traffic concurrency is provided under separate cover. Earlington Townhomes – LUA17-000169 Page 8 of 8 GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. 13"x24" PLASTIC METER BOX EQUAL TO MID -STATES PLASTIC, INC. BCF SERIES MSBCF 1324-18 WITH 1.75" THICK DUCTILE CITY PRIVATE IRON DIAMOND PLATE COVER EQUAL TO MID -STATES PLASTICS, INC. MSCBC-1324-R WITH READER LID AND 2" DRILLED HOLE PIPING PIPING FOR TOUCHREAD PIT LID (SEE DETAIL A -A) 9" MIN. 12" MAX FINISH GRADE z ¢ TOUCHREAD WATER METER TO BE o 0 SUPPLIED BY THE 12 z Q bj 36" MIN COVER N 7 CITY > TYPE " K" SOFT c 0 22-1/2° COPPER TUBING V u NEW DUCTILE IRON WATERMAIN IF SERVICE LINE TO HOUSE IS 3/4" OR 1" TO BE INSTALLED IN THE FUTURE GALVANIZED INSTALL FORD C14-33 OR 44 FIPT PLUG x COMPRESSION COUPLING Z_LOOP DOWN TO CENTERLINE OF WATER MAIN TO PROVIDE SLACK IN COPPER COPPERSETTER FOR 5/8"x3/4" METER: FORD SERVICE LINE TO METER. VBH72-15W-44-33G, OR McDONALD BRASS: 21-215WCQQ33, OR MUELLER: 3/4-B-2470-2 WITH ANGLE BALL VALVE ON INLET AND SINGLE CHECK VALVE ON OUTLET CORPORATION STOP WITH BALL VALVE. FORD COPPERSETTER FOR 1" METER: FORD VBH72-15W-44-44G, OR TAPERED THREAD (CC). QUICK JOINT McDONALD BRASS: 21-415WCQQ44, OR MUELLER: 1-B-2470-2 3/4" FB1000-3-Q) OR AY MCDONALD 4701B BOTH INLET AND OUTLET WITH QUICK JOINT. PADLOCK WINGS ON 1" FB1000-4-Q) OR AY MCDONALD 4701B INLET ANGLE BALL VALVE AND SINGLE CHECK VALVE ON OUTLET. ALL FITTINGS SHALL BE WITH QUICK JOINT. NOTE: ALL METER BOXES INSTALLED WITHIN CONCRETE OR PAVED DRIVEWAYS SHALL BE CAST-IRON EQUAL TO OLYMPIC FOUNDARY. EXPANSION JOINTS MUSH BE INSTALLED ON BOTH SIDES OF METER BOX. AA DRILL 2" DIA. HOLE FOR AMR (AUTOMATIC METER READ) TOUCHREAD DEVICE 7F—"—T; 2-1/2" MIN. FROM NEAREST FAND FRONT EDGE OF PIT LID 71 TYPICAL RIB NOTE: THE CENTER OF THE HOLE MUST BE AT LEAST 1" FROM UNDERNEATH RIBS UNLESS THE RIB SPACING ALLOWS THE NUT TO TIGHTEN AGAINST THE OPEN SIDE OF MORE THAN ONE RIB. ZY Oer< PUBLIC WORKS 34" AND 1" WATER SERVICE STD. PLAN — 320.1 DEPARTMENT N,yp NOVEMBER 2009 J I IN UNIMPROVED RIGHT OF JfWAYINSTALLMETERBOXAT PROPERTY LINE WITH 12" w LONG COPPER TAILPIECE, w aI SIDEWALK m z ¢ TOUCHREAD WATER METER TO BE o 0 SUPPLIED BY THE 12 z Q bj 36" MIN COVER N 7 CITY > TYPE " K" SOFT c 0 22-1/2° COPPER TUBING V u NEW DUCTILE IRON WATERMAIN IF SERVICE LINE TO HOUSE IS 3/4" OR 1" TO BE INSTALLED IN THE FUTURE GALVANIZED INSTALL FORD C14-33 OR 44 FIPT PLUG x COMPRESSION COUPLING Z_LOOP DOWN TO CENTERLINE OF WATER MAIN TO PROVIDE SLACK IN COPPER COPPERSETTER FOR 5/8"x3/4" METER: FORD SERVICE LINE TO METER. VBH72-15W-44-33G, OR McDONALD BRASS: 21-215WCQQ33, OR MUELLER: 3/4-B-2470-2 WITH ANGLE BALL VALVE ON INLET AND SINGLE CHECK VALVE ON OUTLET CORPORATION STOP WITH BALL VALVE. FORD COPPERSETTER FOR 1" METER: FORD VBH72-15W-44-44G, OR TAPERED THREAD (CC). QUICK JOINT McDONALD BRASS: 21-415WCQQ44, OR MUELLER: 1-B-2470-2 3/4" FB1000-3-Q) OR AY MCDONALD 4701B BOTH INLET AND OUTLET WITH QUICK JOINT. PADLOCK WINGS ON 1" FB1000-4-Q) OR AY MCDONALD 4701B INLET ANGLE BALL VALVE AND SINGLE CHECK VALVE ON OUTLET. ALL FITTINGS SHALL BE WITH QUICK JOINT. NOTE: ALL METER BOXES INSTALLED WITHIN CONCRETE OR PAVED DRIVEWAYS SHALL BE CAST-IRON EQUAL TO OLYMPIC FOUNDARY. EXPANSION JOINTS MUSH BE INSTALLED ON BOTH SIDES OF METER BOX. AA DRILL 2" DIA. HOLE FOR AMR (AUTOMATIC METER READ) TOUCHREAD DEVICE 7F—"—T; 2-1/2" MIN. FROM NEAREST FAND FRONT EDGE OF PIT LID 71 TYPICAL RIB NOTE: THE CENTER OF THE HOLE MUST BE AT LEAST 1" FROM UNDERNEATH RIBS UNLESS THE RIB SPACING ALLOWS THE NUT TO TIGHTEN AGAINST THE OPEN SIDE OF MORE THAN ONE RIB. ZY Oer< PUBLIC WORKS 34" AND 1" WATER SERVICE STD. PLAN — 320.1 DEPARTMENT N,yp NOVEMBER 2009 f TO MF r' L_ f-'\ I N BOXES u V11114. r r«E- DRAINING GRAVEL NOTES: 1. ALL DOUBLE CHECK VALVE ASSEMBLIES (DCVA's) MUST BE LISTED ON LATEST LIST OF "BACKFLOW PREVENTION ASSEMBLIES APPROVED FOR INSTALLATION IN WASHINGTON STATE", PUBLISHED BY STATE OF WASHINGTON DEPARTMENT OF HEALTH. 2. THE OWNER/APPLICANT MUST OBTAIN A SEPARATE CITY OF RENTON PLUMBING PERMIT FOR THE INSPECTION OF THE INSTALLATION OF THE DCVA AND PIPING. THE OWNER SHALL FURNISH, INSTALL AND MAINTAIN THE DCVA AND ALL PIPING AND APPURTENANCES SHOWN ON THIS PLAN. 3. THE DCVA MUST BE TESTED BY A STATE CERTIFIED BACKFLOW ASSEMBLY TESTER AFTER ITS INITIAL INSTALLATION, AFTER REPAIRS AND ANNUALLY THEREAFTER AT OWNER'S EXPENSE. A COPY OF THE TEST REPORT SHALL BE SENT OR FAXED TO CITY OF RENTON WATER UTILITY ENGINEERING DEPT., ATTN: WATER UTILITY CROSS—CONNECTION CONTROL SPECIALIST, FAX NO. 425-430-7241. 4. DCVA AND METER BOX SHALL BE LOCATED ON PRIVATE PROPERTY AND AS NEAR AS POSSIBLE TO THE WATER METER. Y s4" TO 2" DOUBLE CHECK VALVE STD. PLAN — 340.8 n + PUBLIC WORKS ASSEMBLY FOR IRRIGATION OR 1 oI DEPARTMENT RESIDENTIAL FIRE SPRINKLER MARCH 2010 CEMENT CONCReTE -. SIDEWALK \ ~ /'~ /"' ~--. >::·· ,, .. ~,~,..., \ CEMENT CONCRETE DEPRESSED MONOUTHIC CURB & GliTTER (SEE DETAIL lliiS SHEET) '-CURB & GliTTER (SEENOTE3) ..... .;~~ TYPE C2B -ISOMETRIC VIEW (COMMERCIAL, WITH BUFFER) NOTES 1. When a driveway width exceeds 15 feet, construct a full depth expansion joint with 3/8" joint filler along the driveway lane lines (see std. plan 102). Construct expansion joints parallel with the centerline as required at 15' maximum spacing when driveway widths exceed 30'. 2. See std. plan 102 for sidewalk details. 3. Curb and gutter shown, other curb designs may be specified. See std. plan 101 for curb details. 4. Not used. 5. The engineer will design all driveways to Include elevallons at all points marked with symbol "X". All elevations are at the back of curb top on uphill side. 6. Not used. 7. For Driveway Widths see DRIVEWAY STANDARDS {See NOTE 10). The expansion joints {see std. plan 102) shall be spaced as shown In the corresponding lsometr1c view. 8. Slopes shall comply with sections R303.2.1 or R303.2.2 or R303.2.3 of the Revised Draft Guidelines for Accessible Public Rights-of-Way ofNovc:mbcr 23, 2005 {PROWAG). 9. CUrb returns for any Type C-MAX Driveway may be approved on a case-by-case basis. 10. STREET STANDARDS= Renton Municipal Code (RMC) Title IV Development Regulations CHAPTER 6 STREET AND UTIUTY STANDARDS Section 4-6..060 STREET STANDARDS DRIVEWAY STANDARDS= Renton Municipal Code (RMC) Title IV Development Regulations CHAPTER4 CITY-WlDE PROPERTY DEVELOPMENT STANDARDS Section 4-4..()8() PARKING , LOADING AND DRIVEWAY REGULATIONS PUBLIC WORKS DEPARTMEKT c FACE~CURB SEE DEPRESSED CURB DETAIL e 1/2" .-ON THIS SHEET 1/2" R TOP OF F RONJWAY . . 1'-8" 1'-8" NOTE: DRIVEWAY LONGITUDINAL EXPANSION JOiNTS SHAl.1. BE FULL DEPTH DEPRESSED MONOLITHIC CURB & GUTTER DETAIL • to , ",. /l \ t> • t) ,. ... ,.p.':-·,. 0 ·p_/ .. ~ DEPRESSED CURB DETAIL AT RESIDENTIAL OR COMMERCIAL DRIVEWAYS, AND ALLEYS Driveway Example: TYPE C1 B R=Resldentlal , C=Commerclal 3 1 Number of Lanes,-------" (MAX,_. Lane COmmercial) B•Bull'er (Planting Slrip), Blank=No Buffer BID I TElA (I~ICLUOES SIDEWAlK RAMPS ) IS' MIN . VARIES (SEE NOTE 7 ' 6 Mu-.1. (SEE NOTES) I (SEE NOTE 8) r-10 LF OF PAVED DRIVEWAY REQUIRED ""' ><~AA·"'-1\"" (SEE STD . PLAN 102) I !CEI co SIO AENT NCRETE EWALK ~~ 5! I \ w 7 ,_ l " 0 SEE NOT E S~ ~ z ill 1 g ., "' '\. ,._....,n,.,., J: I \ ~ .... 5!1 ~ ~ a: w w ... !5 w .. "'I )7 I ,--- RAI.:P WITH 12H IV J CO N1s'TRUc;~~N~~ _) CEMENT CONCRETE J B CURB & GUTTER SLOPE (TYP.) J ~8· CONTRACT ION JOINT {TYP ) (SEE STD. PLAN 101} (SEE NOTE l) PLAN VIEW 10'-DIFFERENCE IN SLOPE t.tAX - DRIVEWAY WI RELATIVE NEGA liVE SLOPE (SLOP - SHOWN EXAGGERATED ) PUBLIC WORK S DEPARTMENT VARIES (SEE NOTE 10) 8 31)1, MAX SEE NOT£ B lTYPJ SECTION 0 JJe • EXPAJI.SION JOINT {TYP ) fliEE STD. PLAN 1021 DEPRESSED CUR.B & GUITER (S EE NOTE l ) TYPE R18 -ISOMETRIC VIEW (RESIDENTIAL , WITH BUFFER) CEMENT CONCRETE CURB & GUTTER (SEE NOTE 3) CEMENT CONCRETE DRIVEWAY ENTRANCE -TYPE R1 B For NOTES STD . PLAN 104 .2 STD. PLAN -104.3 Gregg Zimmerman, Public Works Administrator PLANTER STRIP (TYP) CONSISTENT SLOPE MODIFIED DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 24, 2017 TO: Clark Close, Senior Planner FROM: Brianne Bannwarth, Development Engineering Manager SUBJECT: Traffic Concurrency Test – Earlington Townhomes; LUA17-000169, ECF, SA-H, MOD, MOD, MOD 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 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. Construction is estimated to begin during the summer of 2018. The proposed development would generate approximately 292 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 26 net new trips (5 inbound and 21 outbound). During the weekday PM peak hour, the project would generate approximately 30 net new trips (20 inbound and 10 outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows: Transportation Concurrency Test – Earlington Townhomes Page 2 of 3 April 24, 2017 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 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 2,025 trips, which provides sufficient capacity to accommodate 8 trips from this project. A resulting 1,995 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 Transportation Concurrency Test – Earlington Townhomes Page 3 of 3 April 24, 2017 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. 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. ADVISORY NOTES TO APPLICANT LUA17-000169 March 27, 2017 Name: Earlington Townhomes Application Date:13045 Renton Ave S Renton, WA 98178-4950 Site Address: PLAN - Planning Review - Land Use Version 1 | Police Plan Review Comments Contact: Cyndie Parks | 425-430-7521 | cparks@rentonwa.gov Recommendations: LUA17 000169; Earlington Townhomes Location: 8074 S 132nd Street, Renton Estimated CFS Annually: 55 CONSTRUCTION PHASE Theft from construction sites is one of the most commonly reported crimes in the City. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting, and any construction trailer or storage area should be completely fenced in with portable chain link fencing. The fence will provide both a physical and psychological barrier to any prospective criminal and will demonstrate that the area is private property. Construction trailers should be kept locked when not in use, and should be fitted with heavy duty deadbolts with a minimum 1 1/2” throw when bolted. Glass windows in construction trailers should be shatter resistant. Toolboxes and storage containers should be secured with heavy duty padlocks and kept locked when not in use. “No Trespassing” signs should be posted on the property during the construction phase. These signs will aid police in making contacts with unwanted individuals on the property if they are observed vandalizing or stealing building materials. COMPLETED COMPLEX Each residential unit should have solid core doors, preferably metal or solid wood, with peepholes. The doors should have heavy duty deadbolt locks with a minimum 1 ½” throw and installed with 3” wood screws. Any external storage areas should also have solid wood or metal doors, with deadbolts and latch guards installed. Sliding windows and glass patio doors should have secondary locks installed to restrict movement. Simply placing a sturdy, fitted dowel into the tracks may be adequate. Alarm systems are recommended for each residential unit. Any stairways at the complex should be constructed of lattice, wood or metal railing so that visibility is possible through them. There should not be solid walls in any stairway that would limit visibility up and down the stairs, or provide a place for a criminal to hide. Balcony construction should also be of lattice or railing – no solid walls, for the same reason. Security lighting should be installed along sidewalks, in stairways, foyers, alleys, and pathways. Each residential unit should have individual unit numbers clearly posted with numbers at least 6” in height and of a color contrasting with the building. Unit numbers should also be illuminated so that they are easily located. This will assist emergency personnel in locating the correct location for response. Landscaping should be installed with the objective of allowing visibility: not too dense or too high. Too much landscaping will make residents feel isolated and will provide criminals with concealment to commit crimes such as burglary and vandalism. I have concerns regarding the two park areas on each end of the “triangle”. I cannot discern if there is going to be a fence lining this property’s boundaries, but both these sites will be tempting loitering locations for unwanted subjects (especially if there are benches installed ). I recommend fencing be installed along the Renton Ave S / S 132nd St side of the property – even if only four feet in height, to delineate between public and private space. Although this area isn’t known for a large amount of pedestrian traffic, there is an alternative school located west of this project and students frequently travel on foot from Renton Ave S onto 132nd to get to school. If there isn’t a barrier along this property’s boundary lines, students will utilize Earlington Townhomes as a short cut over onto 132nd. And – they will most likely use the landscaped green space areas as resting points in their travels to and from school. Planning Review Comments Contact: Clark Close | 425-430-7289 | cclose@rentonwa.gov Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Multi family construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. Page 1 of 2Ran: May 02, 2017 EXHIBIT 25 ADVISORY NOTES TO APPLICANT LUA17-000169 PLAN - Planning Review - Land Use Version 1 | Planning Review Comments Contact: Clark Close | 425-430-7289 | cclose@rentonwa.gov 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Page 2 of 2Ran: May 02, 2017