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Home My WebLink AboutSR_ERC_Report_Forest_Terrace_180917.pdfDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_ERCReport_Forest_Terrace_LUA18-000124_180917 ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC Meeting Date: September 17, 2018 Project File Number: PR18000081 Project Name: Forest Terrace Preliminary Plat Land Use File Number: LUA18-000124,ERC,PP,MOD Project Manager: Matt Herrera, Senior Planner Owner: Marion Ann Vandermay, 2611 Union Ave NE, Renton, WA 98059 Glenn and Janetta Perkins, 2623 Union Ave NE, Renton, WA 98059 Applicant: Kyle Lublin, Pulte Homes, 3535 Factoria Blvd SE #110, Bellevue, WA 98006 Contact: Ivana Halvorsen, Barghausen Engineers, 18215 72nd Ave S, Kent, WA 98032 Project Location: 2611 and 2623 Union Ave NE / APNs 042305-9142 and 042305-9114 Project Summary: The applicant is requesting Preliminary Plat approval, Environmental Review (SEPA), Critical Areas Variance, and two (2) modifications to subdivide a 596,570 square foot (13.70 acre) site located at 2611 Union Ave NE (subject property) into 25 single-family residential lots, four (4) open space tracts, one (1) drainage tract, and the removal of one existing single-family residence. Access to the site would be via a new public residential access street extending from Union Ave NE through the subject property with stubs for future connectivity along the north and western property limits. The applicant would also construct street frontage improvements along 2611 and 2623 Union Ave NE. Two detention tanks and one detention vault would mitigate stormwater flows. The applicant has requested a critical areas variance to remove an existing protected slope on the eastern portion of the subject property to construct a section of the new internal public street with the remaining slope proposed to be replaced with a terraced rockery. The applicant has requested a modification to the residential retaining wall height limitation of six (6) feet with proposed rockeries up to 10-feet in height in the southwestern portion of the of the subject property. A street modification has been requested to alter the minor arterial street section of Union Ave NE. The City’s Critical Areas map identifies potential regulated slopes on the property between 25-40 percent with isolated areas greater than 40-percent. The applicant has proposed to retain 119 of the subject property’s 847 significant trees. Site Area: 596,570 square feet STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance –Mitigated (DNS-M) City of Renton Department of Community & Economic Development Environmental Review Committee Report FOREST TERRACE PRELIMINARY PLAT LUA18-000124,ECF,PP,MOD Report of September 17, 2018 Page 2 of 11 SR_ERCReport_Forest_Terrace_LUA18-000124_180917 PART ONE: PROJECT DESCRIPTION / BACKGROUND The applicant is requesting Preliminary Plat approval, Critical Areas Variance, Environmental Threshold Determination, retaining wall height modification, and street modification for the subdivision of one (1) existing 13.7-acre parcel located at 2611 Union Ave NE (APN 042305-9142) (Exhibits 2 and 3). The project site contains one (1) single family dwelling that would be removed. The site is proposed to be subdivided into 25 single family residential lots, associated road and utility improvements, four (4) open space tracts, and one (1) drainage facility and emergency access tract (Exhibits 4, 5, and 6). The applicant has also proposed a lot line adjustment (LUA18- 000125) to be recorded prior the final plat that would alter the lot lines with the neighboring 2623 Union Ave NE (Perkins Property) and provide for the alignment of the subdivision’s new residential access street with the existing NE 27th Pl. The subject property’s northern and western property lines are the limits of the City’s boundary with unincorporated King County abutting on each side. Single-family residential surrounds the site along the north, east, and west with the Sierra Heights Elementary School abutting to the south. Abutting streets include Union Ave NE and the intersection of NE 27th Pl. North of the city limits Union Ave NE is named 132nd Ave SE. The site also contains a 100-foot wide Puget Sound Energy and Olympic Pipeline Company easement along the western portion of the site for overhead transmission lines and an underground regional oil and gas pipeline. Surrounding Land Use and Zoning Location Comprehensive Land Use Zoning Site Residential Low Density (RLD) Residential-4 Dwelling Units Per Net Acre (R-4) North Urban Residential Medium – King County Residential-4 Dwelling Units Per Net Acre (R-4) South Residential Low Density (RLD) Residential-4 Dwelling Units Per Net Acre (R-4) East Residential Low Density (RLD) Residential Medium Density (RMD) Residential-4 Dwelling Units Per Net Acre (R-4) Residential-6 Dwelling Units Per Net Acre (R-6) West Urban Residential Medium – King County Residential-4 Dwelling Units Per Net Acre (R-4) The 13.7-acre project site is located within the Residential - 4 (R-4) dwelling units per net acre zoning classification. Subtracting road dedication and frontage improvements along Union Ave NE, the subdivision would result in 11.67 net acres. The net density of the project is 2.14 dwelling units per net acre (25 / 11.67 net acres = 2.14 du/acre) and most of the lots would range in size from approximately 9,000 square feet to 12,000 square feet with Lot 25 located on the southeast corner of the site approximately 19,600 square feet. The proposed access to lots 1-24 would be from a new public street extending east/west from Union Ave NE. Lot 25 would gain access from Union Ave NE. The new public street identified as Road A would align with the existing NE 27th Pl and Union Ave NE intersection and extend westerly through the site with a stub for a future connection with the abutting underdevelopment property and existing SE 96th Pl that is currently within unincorporated King County, but within the City of Renton’s Potential Annexation Area. Road A would be constructed to meet Residential Access Street standards containing a 53-foot right-of-way with 0.5-foot wide curb, gutter, 5-foot wide sidewalks, 8-foot wide planter strips, 6-foot wide street parking on one side, and two 10-foot wide vehicle travel lanes. A temporary emergency access turnaround would be provided on the western portion of the property until such time the road extends with future development meeting emergency access requirements. Road B would extend in a northern direction and stub near the north central portion of the project site providing future connectivity to underdeveloped properties to the north. This stub road would also be constructed to Residential Access Street standards. Road B provides a connection to an emergency access road located within the drainage facility tract that is needed to provide the required secondary access to the site due to the length of Road A’s temporary dead-end. The length of the dead-end also results in the requirement for future homes on lots 10-13 to contain fire sprinkler systems. The proposed subdivision would include frontage improvements on Union Ave NE along the subject site and neighboring 2623 Union Ave NE site. The applicant has submitted a Street Modification to construct frontage improvements to a modified minor arterial standard that would require a right-of-way dedication of 10.5 feet along City of Renton Department of Community & Economic Development Environmental Review Committee Report FOREST TERRACE PRELIMINARY PLAT LUA18-000124,ECF,PP,MOD Report of September 17, 2018 Page 3 of 11 SR_ERCReport_Forest_Terrace_LUA18-000124_180917 the Union Ave NE frontage. Half-street improvements would include a 0.5-foot wide curb, gutter, 8-foot wide sidewalk with 2-feet clear at-back, 8-foot wide planter strip, and paving to support one bike and 1.5 vehicle travel lanes. The developed site would route stormwater from the streets and lots to a detention tank and vault located in Drainage Tract A. The proposed vault has been sized for Conservation Flow Control standards. The required Basic Water Quality Treatment would be provided for the entire site via the StormFilter system located downstream of the detention tank and vault. The property includes 847 significant trees (Exhibit 7) comprised mostly of native trees including a mixture of evergreen and deciduous species. The site slopes from the south to north across the property with a total fall of approximately 100 feet (Exhibit 8). The Critical Areas Map identifies potential Erosion Hazard and Regulated Slopes on the site. Grading on the site to accommodate the subdivision infrastructure and future single-family building pads (Exhibit 9) will result in approximately 80,000 cubic yards of cut and 11,000 cubic yards of fill. A series of terraced rockeries will be located along the southern portion of the plat and lock and load retaining walls along the northern portion of the site. According to the Geotechnical Report prepared by Terra Associates, Inc (Exhibit 10), the site contains High Erosion Hazards, Medium Landslide Hazards, and Sensitive Slopes, however the report found that soil conditions observed at the site would be suitable to support the proposed subdivision. 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 Responsible Officials: Issue a DNS-M with a 14-day Appeal Period. B. Mitigation Measures 1. Clearing and grading of the subject property shall be limited to May 1 to September 30. 2. The applicant shall comply with the recommendations of the Geotechnical Report, Protected Slope Analysis, and Response to GeoEngineers Secondary Review Comments prepared by Terra Associates Inc. dated July 19, 2017, June 18, 2018, and August 14, 2018, respectively, and any future addenda to such reports. 3. The applicant’s geotechnical engineer shall review the project’s construction plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the construction plans and in their opinion the plans and specifications meet the intent of the report(s). 4. The applicant’s geotechnical engineer shall identify those construction activities where observation onsite by a licensed geotechnical engineer should occur. Those identified activities shall be clearly stated on the construction plans to be submitted for review and approval by the Civil Plan Reviewer. 5. The applicant’s geotechnical engineer shall seal and certify all rockeries and retaining walls regardless of height on the construction plans and provide long term maintenance recommendations for future homeowners. 6. The applicant shall restore the Union Ave NE roadbed (curb to curb) along the subject property’s frontage to current City Standards prior to final plat recording. City of Renton Department of Community & Economic Development Environmental Review Committee Report FOREST TERRACE PRELIMINARY PLAT LUA18-000124,ECF,PP,MOD Report of September 17, 2018 Page 4 of 11 SR_ERCReport_Forest_Terrace_LUA18-000124_180917 7. The applicant shall video the approved haul route prior to the beginning of construction to identify the existing condition of the roadway. Following the completion of plat infrastructure, the applicant shall video the haul route again and identify the post construction condition of the roadway. The applicant shall repair the roadway to a condition equal or better to the condition of the initial video. Repairs to the haul route shall be completed by the applicant and reviewed and approved by the civil plan reviewer prior final plat recording. C. Exhibits Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Neighborhood Detail Map Exhibit 3: Plat Cover Sheet Exhibit 4: Preliminary Plat Exhibit 5: Utility Plan Exhibit 6: Drainage Plan Exhibit 7: Tree Retention Plan Exhibit 8: Boundary and Topographic Survey Exhibit 9: Grading Plan Exhibit 10: Geotechnical Report prepared by Terra Associates, Inc. dated July 19, 2017 Exhibit 11: Geotechnical Report – Protected Slope Analysis prepared by Terra Associates, Inc. dated June 18, 2018 Exhibit 12: Secondary Geotechnical Review Report prepared by GeoEngineers dated August 7, 2018 Exhibit 13: Response to Secondary Geotechnical Review prepared by Terra Associates, Inc. dated August 14, 2018 Exhibit 14: Site Cross Sections Exhibit 15: Wetland and Stream Reconnaissance Memorandum prepared by Altman Oliver Associates, LLC, dated May 20, 2016 Exhibit 16: Technical Information Report (TIR) prepared by Barghausen Consulting Engineers, Inc., dated June 18, 2018 Exhibit 17: Arborist Report prepared by Tree Solutions Consulting Arborists dated December 15, 2017 Exhibit 18: Preliminary Tree Replacement and Landscape Plan Exhibit 19: Traffic Impact Analysis (TIA) prepared by Transportation Engineering NW (TENW) dated December 14, 2017 Exhibit 20: Concurrency Test Memorandum prepared by Brianne Bannwarth, Development Engineering Manager dated February 26, 2018 Exhibit 21: 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 City of Renton Department of Community & Economic Development Environmental Review Committee Report FOREST TERRACE PRELIMINARY PLAT LUA18-000124,ECF,PP,MOD Report of September 17, 2018 Page 5 of 11 SR_ERCReport_Forest_Terrace_LUA18-000124_180917 with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: A Geotechnical Report prepared by Terra Associates Inc dated July 19, 2017 (Exhibit 10) was submitted with the project application. A total of 18 test pits excavated between 10 and 20 feet below existing site grades were conducted in preparation of the report. Topsoil ranging from 6-18 inches was encountered on the site. Beneath the topsoil layer, medium dense to dense sand with varying amounts of silt and gravel were identified. These findings were consistent with the Vashon Till (Qvt) and Recessional Outwash (Qvr) soils mapped on the site. Groundwater was limited to light seepage in the southwestern portion of the property at approximately 11 feet below grade and is likely an isolated seasonally perched groundwater table. The report finds the site qualifies as a High Erosion Hazard Area and the soils over most of the site would have a slight to severe potential for erosion when exposed. The report provides recommendations to mitigate these hazards most notably by limiting site clearing and grading activities to dry months therefore staff recommends as a mitigation measure that clearing and grading of the subject property shall be limited to May 1 to September 30. The report also finds the site meets the Moderate Landslide Hazard and Sensitive Slope criteria with slopes ranging from 15-40 percent across the site, therefore staff recommends as mitigation measures that the applicant comply with all recommendations of current and future geotechnical reports and have the geotechnical engineer review the future construction plans to ensure compliance. Additionally, staff recommends as a mitigation measure that the applicant’s geotechnical engineer identify those construction activities where observation onsite by a licensed geotechnical engineer should occur and provide those benchmarks on the construction plans. The project site contains a topographic relief of nearly 100-feet across the site that descends from south to north. The applicant anticipates approximately 80,000 cubic yards of cut and 110,000 cubic yards of fill will be needed to accommodate the proposed lots, streets, and detention vault. The geotechnical report identifies native soils on the site that contain soil fines in the amount that will make them difficult to compact as structural fill when too wet and therefore the need to import additional fill materials for use as structural fill and backfill may be necessary. Temporary erosion and sedimentation control measures would be implemented during construction such as installing siltation control fencing around the work areas, establishing a quarry spall construction entrances in accordance with City of Renton requirements, and adherence to the Geotechnical Report’s prevention and containment recommendations. Over the course of project review, it was determined that the site contains an isolated existing Protected Slope located on the Perkins Property where the new Road A would intersect with Union Ave NE and as such the applicant has submitted a Critical Areas Variance request for development on a Protected Slope with the master application. The applicant submitted a Protected Slope Analysis prepared by Terra Associates dated June 18, 2018 (Exhibit 11) that identifies the slope could be removed to accommodate the proposed road alignment. Following removal of the slope, the applicant proposes to construct two terraced rockeries four feet in height. The analysis concludes that regrading the slope and constructing the two terraced retaining walls would not be detrimental and would actually increase the stability of the area. The City’s secondary reviewer generally agreed with the analysis (Exhibit 12) but identified several items that needed additional examination. The applicant’s geotechnical engineer provided responses to the secondary review (Exhibit 13) and the conclusion that the slope can be removed and altered safely as proposed has not changed. The applicant will be required to meet the Critical Areas Variance decisional criteria to remove the Protected Slope and should the variance be approved, conditions may accompany the decision to mitigate any adverse impacts. As shown on the preliminary grading plan (Exhibit 8) and site cross sections (Exhibit 14), the cuts would result in terraced 3.5-foot high rockeries along the southern portion of the site with 2H:1V slopes over City of Renton Department of Community & Economic Development Environmental Review Committee Report FOREST TERRACE PRELIMINARY PLAT LUA18-000124,ECF,PP,MOD Report of September 17, 2018 Page 6 of 11 SR_ERCReport_Forest_Terrace_LUA18-000124_180917 approximately 29-foot wide terraces resulting in a 14-foot vertical slope within each terrace. Typically, retaining walls and rockeries below 4-feet in height do not require a building permit or certification by a geotechnical engineer to ensure stability. Due to the proposed 14-foot grade drop between each terrace and the long term maintenance responsibility that will be borne by the future homeowners association, staff recommends as a mitigation measure, that the applicant’s geotechnical engineer seal and certify all rockeries and retaining walls regardless of height on the construction plans and provide long term maintenance recommendations for future homeowners. Along the northern portion of the site, terraced lock and load retaining walls with a maximum height of 6-feet are proposed for the northwest and northeast corners to accommodate fills. Single row lock and load retaining walls with a maximum height of 6-feet are shown along the rear yards of lots 1-8. The applicant has submitted a maximum wall height modification request to construct rockeries up to 10- feet in height within the rear yards of Lots 12 and 13 where it is limited by code to a maximum of 6-feet in height. It is likely that the walls would be obscured or not at all visible offsite as the future homes would be located in front of the walls. The applicant will be required to meet the modification decisional criteria to construct the 10-foot rockery sections and should the modification be approved, conditions may accompany the decision to mitigate any adverse impacts. Mitigation Measures: 1. Clearing and grading of the subject property shall be limited to May 1 to September 30. 2. The applicant shall comply with the recommendations of the Geotechnical Report, Protected Slope Analysis, and Response to GeoEngineers Secondary Review Comments prepared by Terra Associates Inc. dated July 19, 2017, June 18, 2018, and August 14, 2018, respectively, and any future addenda to such reports. 3. The applicant’s geotechnical engineer shall review the project’s construction plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the construction plans and in their opinion the plans and specifications meet the intent of the report(s). 4. The applicant’s geotechnical engineer shall identify those construction activities where observation onsite by a licensed geotechnical engineer should occur. Those identified activities shall be clearly stated on the construction plans to be submitted for review and approval by the Current Planning Project Manager. 5. The applicant’s geotechnical engineer shall seal and certify all rockeries and retaining walls regardless of height on the construction plans and provide long term maintenance recommendations for future homeowners. Nexus: City of Renton Comprehensive Plan Policy L-37, RMC 4-3-050 Critical Areas 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. Mitigation Measures: None recommended. Nexus: Not applicable. 3. Water City of Renton Department of Community & Economic Development Environmental Review Committee Report FOREST TERRACE PRELIMINARY PLAT LUA18-000124,ECF,PP,MOD Report of September 17, 2018 Page 7 of 11 SR_ERCReport_Forest_Terrace_LUA18-000124_180917 a. Wetland, Streams, Lakes Impacts: The applicant submitted a Wetland and Stream Reconnaissance Memorandum for the project prepared by Altman Oliver Associates, LLC, dated May 20, 2016 (Exhibit 15) with the land use application. The memorandum’s author conducted the reconnaissance on the subject property during the month of March 2016 and found no wetlands or streams. May Creek is located approximately ¼ mile north of the project site within unincorporated King County. Flows from the subject property eventually enter May Creek as it’s the site’s natural downstream path. Following construction of the subdivision’s stormwater infrastructure, flows would be detained, treated, and released at a rate prescribed by the 2017 Renton Surface Water Design Manual. No impacts to May Creek are anticipated as a result of the proposed subdivision. Mitigation Measures: None recommended. Nexus: Not applicable. b. Storm Water Impacts: The applicant submitted a Technical Information Report (TIR) with the land use application prepared by Barghausen Consulting Engineers, Inc., dated June 18, 2018 (Exhibit 16). The development is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). Standards and regulations within the manual are anticipated to mitigate stormwater impacts. The Report analyzes off-site drainage and the project’s surface water collection and distribution. According to the report, as the site is on a hillside and generally slopes to the north, the subject property receives upstream flows from the neighboring Sierra Heights Elementary School to the south. Drainage from the subject property sheet flows from south to north across the site where it is dispersed into the abutting residential lots and eventually flows to existing conveyance systems on SE 95th Way and then into May Creek approximately ¼ mile downstream from the subject property. May Creek eventually drains into Lake Washington north of the City’s Kennydale neighborhood. No evidence of erosion control issues or adverse flooding impacts were observed during the downstream analysis investigation. The TIR provides analysis for flow control and water quality for stormwater impacts associated with the proposed residential subdivision. The report indicates that both limited and full infiltration were deemed infeasible due to soils that exhibit low permeability and the sloping nature of the site and therefore the project would provide detention and treatment. BMPs would be identified during the single-family building permit stage and the applicant has proposed to explore whether bioretention facilities could be located within planter strips in the ROW. The applicant would construct a conveyance and 50-foot long level spreader or dispersal trench for existing flows that originate from the contributing basin on the western portion of the abutting Sierra Heights Elementary School. The applicant has proposed a detention tank for stormwater generated by Road B in the center of the subject property. The remaining stormwater generated by the lots and Road A will be routed via storm pipes to a detention vault located in the northeast corner of the subject property. The vault will contain a control structure that is required to match the predeveloped discharge rates from 50- percent of the 2-year peak flow and up to the full 50 year peak flow. Water quality treatment for the tank and vault would be provided via a StormFilter installed directly downstream from the control structures. Treatment would occur prior to discharge into the City’s stormwater system in Union Ave NE. The applicant would install an 18-inch storm pipe on the west side of Union Ave NE that would carry flows north and discharge into a drainage swale, regraded by the applicant, approximately 280 linear feet prior to entering an existing catch basin at the intersection of SE 95th Way and eventually flowing into May Creek. Mitigation Measures: None recommended. City of Renton Department of Community & Economic Development Environmental Review Committee Report FOREST TERRACE PRELIMINARY PLAT LUA18-000124,ECF,PP,MOD Report of September 17, 2018 Page 8 of 11 SR_ERCReport_Forest_Terrace_LUA18-000124_180917 Nexus: Not applicable. 4. Vegetation Impacts: An Arborist Report was prepared by Tree Solutions Consulting Arborists dated December 15, 2017 (Exhibit 17) and submitted with the land use application. The report states the site is heavily forested with a total tree inventory of 1,024 trees on the subject property. Of those trees, 138 are located along the alignment of ROW improvements and 39 trees were determined to be dangerous resulting in the subject property containing 847 significant trees. The trees located on the subject property consist mainly of native species that include western red cedar, douglas-fir, bigleaf maple, black cottonwood, bitter cherry, and red alder. The majority of the trees were found to be in fair to good health and structural condition. The applicant has proposed to retain 119 of the site’s 847 significant trees resulting in a retention rate of 14-percent. In order to meet the code required 30-percent retention, the applicant would be required to retain 254 of the site’s significant trees. Trees proposed to be retained are located along the north-central portion and southern area of the subject property within tracts. Trees proposed to be removed are located where grading is proposed to construct the stormwater vault and tank and prepare the building pads for the future single-family residences. The applicant has requested to provide replacement planting for the 135 protected trees (1,620 caliper inches) that would be removed. The applicant has requested 50-percent credit for those trees that would otherwise be required planting (i.e. street trees, storm drainage facility screening, and minimum tree density plantings). Remaining replacement planting would occur in tree protection tracts B, E, and D. As shown on the Preliminary Tree Replacement and Landscape Plan (Exhibit 18), the applicant proposes to plant 568 three-inch caliper trees. Consideration of replacement planting in-lieu of the 30-percent required retention would occur as part of the preliminary plat decision. A final detailed landscaping plan would be required to be submitted and approved prior to issuance of a civil construction permit to ensure accurate replacement ratios are shown should the replacement planting be approved and that retained trees are provided with the code required tree protection measures. Mitigation Measures: None recommended. Nexus: Not applicable. 5. Environmental Health Impacts: Noise impacts would primarily result from the clearing of the site, construction of the proposed infrastructure improvements, and future construction of the single-family residences. 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 new single-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. Temporary noise impacts are anticipated that would be commonly associated with new single-family development. Mitigation Measures: None recommend. Nexus: Not applicable. 6. Transportation Impacts: A Traffic Impact Analysis (TIA) was required with the preliminary plat application as the proposal would exceed 20 peak hour trips. The applicant submitted a TIA with the land use application prepared by Transportation Engineering NW (TENW) dated December 14, 2017 (Exhibit 19). Site City of Renton Department of Community & Economic Development Environmental Review Committee Report FOREST TERRACE PRELIMINARY PLAT LUA18-000124,ECF,PP,MOD Report of September 17, 2018 Page 9 of 11 SR_ERCReport_Forest_Terrace_LUA18-000124_180917 generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition, (2017). The proposed subdivision is estimated to generate 281 net new weekday daily trips with 22 net new trips during the weekday AM peak hour (6 in and 16 out) and 26 net new trips occurring during the weekday PM peak hour (16 in and 10 out). These trips reflect the credit provided for the existing home that would be removed as part of the proposal. Trip distribution for the project includes 75-percent of the peak hour trips would come from southbound Union Ave NE vehicles and 25-percent from northbound Union Ave NE vehicles. Future Level of Service (LOS) following completion of the residential subdivision would be LOS B or better at the Union Ave NE and NE 27th Pl. intersection. Access to the Forest Terrace Subdivision would be from a new residential access road identified as Road A on the Preliminary Plat (Exhibit 4) that extending westerly from Union Ave NE and aligning with the existing NE 27th Pl intersection. Road A would extend to the western limits of the subject property and stub for a future connection to SE 96th Pl. A cul-de-sac would provide temporary emergency vehicle access turnaround until such time Road A is extended and is no longer a dead end. Near the center of the subject property, Road B would intersect with Road A, also a residential access road, and extend north to the limits of the subject property and stub for future connections. Three large properties under the same ownership extending to SE 95th Way to the north and Union Ave NE/132nd Ave SE to the east abut the subject property along the northern boundary. The proposed Road B stub will provide a future connection when the northern property redevelops to densities consistent with the R-4 development standards. The applicant would be required to construct Road A and Road B to residential access street standards that include two 10-foot wide travel lanes, one 6-foot wide parking lane with pedestrian bulb-outs near intersections, two ½ foot wide curbs with gutters, two 8-foot wide planter strips, and two 5-foot wide sidewalks within a 53-foot ROW. The emergency vehicle turnaround on the western portion of the property shall contain a 45-foot turning radius within a 55-foot ROW radius. The subject property abuts Union Ave NE, which is classified as a minor arterial. The applicant would be required to construct frontage improvements along Union Ave NE abutting the subject property and the Perkins property (APN 042305-9114) as this property is party to a Lot Line Adjustment with the applicant to shift the north and south property lines in order to construct the required access improvements associated with Road A and the site’s stormwater vault. The minimum ROW width for minor arterials with four lanes is 91-feet. The existing ROW width of Union Ave NE is 60-feet. The City’s Transportation Division has determined the following modified minor arterial standard to be appropriate for this portion of Union Ave NE: ROW width of 81-feet containing two 11-foot wide travel lanes, one 12-foot wide center turn lane, two 5-foot wide bike lanes, two ½ foot wide curbs, gutters, two 8-foot wide planter strips, two 8-foot wide sidewalks, and 2-foot wide clear areas at the back of each sidewalk. This modified ROW would require the applicant to dedicate approximately 10.5-feet along the Union Avenue NE frontage in order to provide the half street right of way width of 40.5-feet to install the above referenced improvements along the subject property and Perkins property frontage. The applicant has submitted a street modification request with the land use application for the modified street standard and half-street improvements. Construction of the street improvements will require trenching along both sides of Union Ave NE along the site’s entire street frontage to accommodate utility installation. The applicant would be required by code to construct those trenched areas to meet the current City standards, leaving the center of the roadway substandard. The volume of dump truck trips to accommodate the large amounts of imported fill will cause degradation to the entire roadbed along the property’s frontage; therefore staff recommends as a mitigation measure that the applicant restore the Union Ave NE roadbed (curb to curb) along the subject property’s frontage to current City Standards prior to final plat recording. City of Renton Department of Community & Economic Development Environmental Review Committee Report FOREST TERRACE PRELIMINARY PLAT LUA18-000124,ECF,PP,MOD Report of September 17, 2018 Page 10 of 11 SR_ERCReport_Forest_Terrace_LUA18-000124_180917 The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070.D (Exhibit 20), which is based upon a test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, and future payment of appropriate Transportation Impact Fees. The Transportation Impact Fee would be assessed at the time of building permit issuance shall be payable to the City. As mentioned in subsection D.1 Earth, the construction of the plat would require approximately 80,000 cubic yards of cut and 110,000 cubic yards of fill. This would result in a minimum of 3,000 dump truck trips (10cy per dump truck) if all the excavated soils could be used a structural fill, however the applicant’s geotechnical report (Exhibit 10) has stated that during the reconnaissance there was sufficient amounts of soil fines that would make them difficult to compact as structural fill when too wet. Due to these findings, it is likely that more 3,000 fill importing truck trips would be generated by the construction. Over 3,000 large haul truck trips could result in significant impacts to the public roadways along the haul routes due to the size and weight of the trucks in combination with the number of trips. Therefore staff recommends as a mitigation measure that the applicant video the approved haul route prior to the beginning of construction to identify the existing condition of the roadway. Following the completion of plat infrastructure, the applicant shall video the haul route again and identify the post construction condition of the roadway. The applicant shall repair the roadway to a condition equal or better to the condition of the initial video. Repairs to the haul route shall be completed by the applicant and reviewed and approved by the civil plan reviewer prior final plat recording. Mitigation Measures: 1. The applicant shall restore the Union Ave NE roadbed (curb to curb) along the subject property’s frontage to current City Standards prior to final plat recording. 2. The applicant shall video the approved haul route prior to the beginning of construction to identify the existing condition of the roadway. Following the completion of plat infrastructure, the applicant shall video the haul route again and identify the post construction condition of the roadway. The applicant shall repair the roadway to a condition equal or better to the condition of the initial video. Repairs to the haul route shall be completed by the applicant and reviewed and approved by the civil plan reviewer prior final plat recording. Nexus: City of Renton Comprehensive Plan Goals and Policies T-C and T-6; RMC 4-4-030 Development Guidelines and Regulations; RMC 4-6-060 Street Standards; 7. 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 21). Mitigation Measures: None recommended. Nexus: Not applicable. 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.”  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). City of Renton Department of Community & Economic Development Environmental Review Committee Report FOREST TERRACE PRELIMINARY PLAT LUA18-000124,ECF,PP,MOD Report of September 17, 2018 Page 11 of 11 SR_ERCReport_Forest_Terrace_LUA18-000124_180917 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 October 5, 2018. 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. CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Name: Forest Terrace Preliminary Plat Project Number: LUA18-000124, ERC, PP, MOD Date of Meeting September 17, 2018 Staff Contact Matt Herrera Senior Planner Project Contact/Applicant Ivana Halvorsen, Barghausen Consulting Engineers, Inc. 18215 72nd Ave S Kent, WA 98032 Project Location 2611 and 2623 Union Ave NE / APNs 042305-9142 and 042305-9114 The following exhibits are included with the ERC Report: Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Neighborhood Detail Map Exhibit 3: Plat Cover Sheet Exhibit 4: Preliminary Plat Exhibit 5: Utility Plan Exhibit 6: Drainage Plan Exhibit 7: Tree Retention Plan Exhibit 8: Boundary and Topographic Survey Exhibit 9: Grading Plan Exhibit 10: Geotechnical Report prepared by Terra Associates, Inc. dated July 19, 2017 Exhibit 11: Geotechnical Report – Protected Slope Analysis prepared by Terra Associates, Inc. dated June 18, 2018 Exhibit 12: Secondary Geotechnical Review Report prepared by GeoEngineers dated August 7, 2018 Exhibit 13: Response to Secondary Geotechnical Review prepared by Terra Associates, Inc. dated August 14, 2018 Exhibit 14: Site Cross Sections Exhibit 15: Wetland and Stream Reconnaissance Memorandum prepared by Altman Oliver Associates, LLC, dated May 20, 2016 Exhibit 16: Technical Information Report (TIR) prepared by Barghausen Consulting Engineers, Inc., dated June 18, 2018 Exhibit 17: Arborist Report prepared by Tree Solutions Consulting Arborists dated December 15, 2017 Exhibit 18: Preliminary Tree Replacement and Landscape Plan Exhibit 19: Traffic Impact Analysis (TIA) prepared by Transportation Engineering NW (TENW) dated December 14, 2017 Exhibit 20: Concurrency Test Memorandum prepared by Brianne Bannwarth, Development Engineering Manager dated February 26, 2018 Exhibit 21: Advisory Notes to Applicant SIERRA GLEN LOT 4 404 390 VOL. 95-41 12 778800 403 LOT 1 KCSP 279003 0100 13 0110 389 14 05140010 0350 0140 0460 0130 0120 2 10 0512 11127TH PL. S.E.9 0340 0030 E LOT 3 0050 S.E. 95TH PL.8 0344 7 0020 0080 0333 389 645 0040 0060 0342 0343 0331 0330 0341 408 0070 0450 3 0510 0511165130.01 52.8814043.32N 65 - 5 1 - 4 1 E 13065 172.63 7.0139. 2 7 44.34R=497 6 . 9 7 160 N 1-37-15 ER=25 4 5 . 5 122 118.93 S 88-22-45 E 10 N 88-22-45 W 395-1 . 2 3 88.53 S 20-08-25 W122.39230135 15 108.93 52 168.4514 9 . 1 2 50 23.6 R=4 5 N 1-16 E350 N 82-40-05 E 40.3736. 4 2 S 5 5 - 5 1 - 1 2 W 177 . 1 9 20.01N 1-37-15 E24413.02 70S 4-02-34 E56.77125151.083 3 . 3 7 119.4365 4.58 N 88-22-45 W 102.72 120 15 S 89-39 E 12030 R = 2 530.524S 89-31 E 19.88137.5 102.03 S 7 3 4 . 0 1 141.09130130.99 500 150R=25136.99125.16N 1-37-15 E15044.53N 1-37-15 E91.5215024 256 100 110 N 86-13-10 E 9123.04 67093.33 125 N 88-22-45 W N 79-54-16 E 172.48 30325 205 100 100 39. 9 1 90486.94 (P)R=2 5 150182.24 160.72495 -56515088.77128.51131.6830.54N 23-22-39 EN 1-37-15 E90S 1-37-15 W80S 4-01 E178.3776.84113.44 90.4 3062.5 95N 9-47 EN 78-44 - 4 3 E S 9-47 E327.95 SP.37+19.9S086S88-22-45E S88-22-45E 350 237.46134 335.99230N1-37-15E 450S0-59-28W 230.01N88-22-45W 256.02 S 89-39 E 333.47 N1-37-15ES0-59-28W 150.01N88-22-45W350 105.90OF SWÃOF S OF SWÃ100160 100160N LN S25872 SF 38400 SF 20295 SF 11801 SF 13850 SF 68829 SF 12150 SF 15988 SF 102542 SF 4.26 AC11805 SF 36800 SF 2.35 AC 12740 SF 14878 SF 13790 SF 185500 SF 17587 SF 12805 SF 10925 SF 13408 SF 15641 SF 12976 SF 14995# 17137# 12248# 16051# 276855# 6.36 AC 76987# 1.77 AC 16000 SF DEDIC. T O K . C . B Y S P . D ED. T O P U B L I C SHEET 1 OF 6OLD PLAT REC.OLD PLAT REC.NORTH1971.9’ W FR SE 1/4 COR (CO. RD. N O . 3 6 8 ) (BOSS BL V D S . ) (BOSS BL V D . ) 1319.51 N 88-22-45 W 1319.51 12’ ACCESS ESMT.KCB L A L 0 5 L 0 0 5 3 LOT A LOT B 9161 124 205.943025542# 124 206.02DEDIC. TO K.C. BY SP.1257-33 W 0316 98.11 BL A 65.45 13.112 N15-39-09E61.49 BL A 160220# PCL D N80-27-4 0 E B L A 0320 B 45W BLA 35.77 N83-30-26E B L A N83-30-26E N15-39-09E BLA273.27 B L A 3# 12557#123.06 BLA0 003 101.22 +/-135.44 BLA3.68 AC 132ND. AVE. S.E.(J.T. GILMOUR RD. NO 431, EST. 1898, N. - 700’)12988 SF 11700 SF 500 (P.)159.45388.08 (P.)S 6 2 - 4 4 - 1 7 E 50 95 .25 S 16-21-59 E138.308001230722 S.E. 95TH W A Y 9138 71 N9-07-35E16.31 24 130 S88-22-45E N 1-37-15 ES 83-30-38 W 700 (RD.)R = 2 5 20 200 6 0 40 N1-37-256 30 160 S 79-34 - 3 7 W 246.110334 1 71 +/- . 2 0311 N 1-37-15 E49. 9 2 116.91"A" N 80-26-1 1 E 19.8814554.73 LOT 2 64149. 3 1 0090 4 PRIVATE R RENSP LUA94-08695020890020080 0140 0200 21 19 NE 27 T H 3 0220 0210 0020 REN SP 227-78 LOT A 0190 0010 0030 TR A 7903019007 LOT B 278775 2 20 1 UNION RIDGE947750 4 RENSP043-87 3 0030 2 0100 0040 0090 GLENCOE V WIND S T A 0060VOL 204/71-738 5 1 0010 0020 0050 1011 9 0110 6 0070 0080 9310UNION AVE. N.E."1" 9309 "3" 9308 "4""2" NE 22ND ST (PVT) 9311 R = 3 1 . 3 0 8254.494 5 . 4 9 263.7413 . 7 3 75. 0 6 N 5 8 - 0 2 - 1 0 E N 01-31-45 W82 39.13 78.941084.80R=14 4 . 2 9 30N 88-44 W R= 1 2 5 36 . 0 4 13 9 . 0 8102 99 16.9 5108 R=2 0 4 2 78.27 N 88-19-05 W 142.82 109. 4 0 R=285 8.9 8 76.5 9 1086.2179 1030 2923049.7 9 30117.7012879.762.3 5 7846. 4 4 10.5423.91 1087.6297 . 6 6 137.06302 7 . 2 731.60N 32-54-51 W102 31.37 73.82 40.43 23.52 87.57 30 N 88-44 W 180.41 94.6479.0629.56R=20R = 2 096 64.36216.2494.64N35-18-30E81100 N 88-19-05 W N 1-16 E11180 96603.65’PN 1-16 E102N 88-44 W30 128 30 120 96.42264.7449 N 88-44 W R=2 0 100.40 96.96 55. 4 7 80108.969730 72.80108 . 1 1 N 81-44-1 1 W 108.33S. 785.40148S 20-40-57 E6688.75N1-36E94.62345.64 25.00 11 3 . 0 4114.6652.113040.07R=50154 . 0 6 149.55N 38-51-52 W157.23 394.2161.75R=45 N 5 2 - 3 8 - 4 2 W 58 1 0 8 51.9243.6981.62175N 5 7 - 4 4 - 3 3 E 168 . 9 8 79.05 132.4782N 4 3 - 1 9 - 3 7 W 108 . 9 8 119.55N 9-44-45 W3 3.0 5 N 88-22-45 W N 15-13-18 W50.58 19.4082N 31-56-58 E1 4 0 N 33-02 WN 5 4 - 1 6 E N 31-13-06 WR=100.00R=204943 1 . 5 9 N 9-44-45 W91.7841.40N 1-40-55 E35.57 760104N 9-44-45 W185.78 55.26S 6 7 - 1 0 - 5 3 E 36.52N 1-16 E1 030.1735. 4 1 25.00 N 29-32 E9748.7 6 R= 2 0 N 9-44-45 WN 88-19-05 W130N 23-53-40 W169. 0 6 3060 77.49 58.5213.8615230R=20 63.6065 110 30.8442.52230 76.50 27.43N 30-03-10 W97.79 36.21129. 4 5 120 N 6 9 - 1 0 - 3 6 W 72.75100 N 81-58-1 6 E2482 35 8 3 . 8 4 74.4594.03148 12.75 30 14 9 . 1 1 60126.3946 16102.60 77.50N 58 - 4 1 - 0 4 E 9285.761843 S 24-22-45 E2 0 1 . 8 4 495.67(P.) 67.6 6 667.50’77.1027N 1-16 E13.8680110108.7147.896595.87 1106559 92.98-30 E 920127.6380.00-59 E 88 N 88-22-45 WN 64-42-55 E 8077.50 129.45 R=45 N 88-14-45 W 50130 . 9 2 20 68.35 130 3068392.95 P85.509010R=5 5 122.69117.61901 031.2130 91.10 504.9130 52.0996N 88-19-26 W 88.6357.50505.14157.4030 9879.21 R=2 0 96N 88-22-46 W 112 319.56 2166.97112.20117.8230S 5 3 - 5 7 - 3 8 W R=20 182.41176.45 167.18N 6-44-20 W25 N 88-44 W 105 94 198.91N 1-40-55 E71.4119.68 135.47 90140N 24-59 W60260.16N 1-16 E15556.92300 0 130 . 3 6 N 88-44 W 338.76135162.09 67.32498.86 P48.96100 88.17 10514 1 . 7 3 77. 0 6 P 145N 88-19-05 W 340.30110.79R=200.001456675113.8152.86106.82 91.7267. 4 4 69N19-08-19W116.53N 09-46-32 W55.5568133.0580.4 3 9 .3 7 114.137 6-44-02 E N50 - 5 6 - 5 1 E 73.90R=10059.53265.85132.63 57.5068.43153.25 68N 88-24-00 W66.31157.76R=325S 88-28-15 W 57.50N 74-5 3 - 5 0 E 12796 133.29 24.04 19S 88-54-40 E 85.50 115. 3 9 57.5071.4191.13 22.27 R=25 13.06 52.09N 1-11-43 EN 88-15-36 W S 1-56-19 W185.71120 15125 46 . 5 7 49.61 48.67 N 6 2 - 0 5 - 2 5 W 100 . 4 5 88.26R=3014.161084.811.40 39. 1 9 188 N1-07-27EN9-47W7027.0050.84 P38.63 69114.17 N 88-19-05 W 45.469070110R=4579.4847.1260217.512.21193.66R=2520.07N01-16-26EW.LN. E 218’406 +/- 14 2 . 4 0 149.03 52.24142.6 61.50140 N 14-36-49 W38. 7 3 9080.6371.9995N 88-19-25 W 120 6850 2 9 . 0 7S 34-58-16 ER = 2 0N 1-37-15 EN 1-37-15 E5876.5834057.507522.0364.64N 76 - 0 9 - 3 0 W 30 88 166+/-0.927057.5071.4296.96R=25S 6 8 - 1 9 - 2 5 E 133 . 4 4 4 R=2 0 76.10 5 0 70.5161.8761.2 3 43.50166103.03 42.0447.14109.3130 S 21-40-35 W1 0 5 . 7 0 150 1 6 6 . 4 6 N 88-20-09 W 6873.24 N 1-55-59 E33. 7 7 53.91 59.2866 14057.5071.411206892.13 8057 156.56154.5966.94 7025 25N26-20-09W85.50 8053.9076.0870.79120112.3187.9970.72 70.47 104.4870.24 70.16 5 0 N 80-13-0 0 E 91.1612.5 8016. 7 9 96 53.9054.50N1-07-27E 639.43P27035.23119.39201.2131.56802 6 .7 6 64.60 2 5R=25132.63 3 5 .4 0 80 12.5 147.87 140.18 6957.5093. 4 9 19.3230.3 9 71.429575.8 5 3030 R=2539.917010566.380 82.5460.3 4 30N 1-55-59 E58. 1 1 N 1-55-59 E4051. 4 3 2 5 104N1-16-12E100 137.50 60 130 R=2 0 65.62 70.4242.0089.98 37.223 5 . 4 1 64.5475 30603031. 2 7 51.65 79.85 279.82 30.3989.65103R=25.0094 94 71.6995. 6 5 120 180.41 214.29R=25 32.95N 74-1 3 - 1 9 E R=300.0068.64N 1-11-43 E132.63182.04N 35-18-30 E25096R = 2 5 . 0 0 4 2 . 8 8 10330 R = 2 0 1837.11164.05 75.32 N 1-40-55 ER=3 0 0 . 0 0 R=2 5 1 6 7 . 2 9 3040EN 80-13- 0 0 E 93.25 94 27.4340R = 2 0 84.54 8038 .77N37-14-09 E133.32142.81 57.5070.0833.4347.6411044.92111.92 N 80-13- 0 0 E 47.51403.6391.20 N 88-19-25 W52.2225. 3 814.0558.111 6 8 . 1 239.8780 N 88-19-26 W 7070.56161.2530.0030126.87 128.26 30N6-32-03WN 01-41-11 E576.70 R=13 0 88.31N 88-18-49 W 51.04 7.65 R = 2 5 4 4 . 5 0 32.5682.61N 6 4 - 2 6 - 1 7 W 59. 0 435.8830.0058.75 P166.2030N 88-19-05 W 54.5025 N 1-55-59 E66.83131.6738.3N 88-19-25 W13058.0371.64150.9930N80-13-0 0 E 28.641312.78 52.862553.2041.15 6961. 2 8 16.2422.15 80 75 85.50 96.01 80 12 1 . 8 3 N 88-19-25 W 107.45 80.69 6 2 . 0 9 R=5 5 60.016878.56 2 0 . 2 4 120 70.64 5.670.32 89.33147.95 150 30 53.905335.011215.464 3 . 7 1 22.69127.5 403.63R=20W 245R=20N 6 6 - 2 6 - 5 6 W 132.1937 15 6 . 4 85.51 N 90-47-00 W106.6355 60 83.83 1215.3460 43.8780 18.2418.99 22.2688. 7 13055N1-41-11E38.41R=2544.2774.63 6537.1330.61 3072.48 30200.40 40. 4 7 105.4333.174 7 118.59118.87287.47 P 42.63 6854.45 6 9 . 4 2 1 4 1 . 3 4 120 . 4 0 1215.2298.61 96.3730N88-18-49W 564.67 P 120.57 3079.34125 1 4 . 6 1 652.5953.9032.7591.23 25 3030.62 135.10 125N 5 2 - 4 5 - 5 1 W104.3466.3155N11-15-35W75.506 2 N 80- 5 3 - 4 5 W 124.99137.5 N 88-22-45 W 159.66 37.85145123.51485.6 4 40.7184.7674.3855161.55 1458033529.92114.3137.6 8 6648.1 0 81.251 . 6 1 N88-19-31W s 9-41 e14 8 . 4 696 297.47106.09 R=2 0 27. 4 1 119.4066 118.73120.3775.41180.0362.5159.8846 172.23R=25 39.27 R=4560.01175.03 432.7771.41119R =55100115. 49 186.3860 3 4.8 5 30 64150 N31-29-50W44.7066.3140.4 7 25 20.11122.4435.41P115.5 40.71119.2725 119.5430 53.9433.8370.72S 1-07-28 W125982.2987.06 135130 282.64 78.415 8 . 3 7 66.94N1-16-26E 437.22 P11028.38 13.0180 304295 R=16590.373744.44120 181.9N1-05-20E 639.89P30 93.85N 1-55-59 E130.763035.6188.89 6 4 . 1 1 104.0040253755133.4399.7758.8463.22138.91177.52 P3585.0851.71122.39 105.70N 0-28-52 E120.46 445 119.81192.81 99.74R=30071.05 31.227046.978 5 . 5 N40-56-37E 139.68 P76.96 120 6 6 . 5 9 800 119.9430 N 1-55-59 E308 8 . 4 1 R =2096.45 89.24107.5799.7920 N 6 2 - 0 9 - 2 7 W 1 3 9 . 2 9 8 9 . 2 9 30N 88-19-31 W 305.06 P 305 0305.4876.50 69.59R = 2 5 3 9 . 2 7 132.65R=2539.2780 70.561306.0 80 130.6 7 62.5 41.02 87.5325287.47 P 133.35 71.4241.18233.3730 8 3 . 3 9 N8-36-46E 15.32 P 5 0 3066.3180.69 R = 3 00.007 4 . 0 199.7620 37N10-18-20W70 103.95130 230.33 N 88-19-31 W 70.7957.36817.46102.03133.88 667560 59.69 66N83-23-56E 2 9 6 . 8 9 P 70.64286.730101.84 115.89 163.25 122 . 8 8 N 80-13- 0 0 E 84.6310529.7127.2929.98 R=45R=120 N 81-19-48 E 103030 1240.0380.9963.6867.1890.30 179.18 70.8861.48120 66.3796.54 279.02 1027.12N 17-14-42 W161.95 756832.4970.0830 N 88-12-48 W20 65.70 S 88-19-25 E 135.78 138.04 N 88-19-21 WN 88-19-21 W 75.81 70 N 1-55-59 E163.2624 71.27174.78120122.6993.8066104.90 113.88 N 88-24-00 W 77.8130 112.57 147.95 70.72 70.32 70.24R=2535.1636.42 N 1-56-19 EN9-46-34W 282.61 P26.7344.39119.67112.25 18.90653.5492.50 127.8521.1345.3130.96 50.3528.673068110250N 88-19-25 W 148.86 N88-19-31W 3030321.99 30172.895.38120 142.76225.093071.41N 1-36-01 EN09-46-32W120 6 9 . 9 0 60 6630. 7 7 137.725.5 6 N 88-19-25 W 681 0 3 .23188 147.95 70.4 30 92.71 S 68-2 7 - 0 8 W 99.28 3032.9568100 87.95 50.5 9575.0161.18R=25R=20 70 30 R = 2 0 3 1 . 6 9 101.69 11020N83-23-56E N09-46-34WN 88-13- 0 0 E 121.91 1053013530 31.0448.71 6029.723071.41N 9-47-05 W40.71221.256060.00 11 1 . 5 7 217.53038.5 3 65.00N 88-19-26 W 53.85296.89 P 70 5 3 . 3 6 687 3 . 1 0 115.89 70.47 70.16 107 N 1-55-59 E70 30197.34 11 3 . 2 0 1 4 0 . 2 7 N79-41-4 0 E 1 3 0 P R=25 39.1580 N88-19-48W S 88-19-25 E 71.41R=2 0 31. 2 297.62N 80-13- 0 0 E 11. 4 2 79.2066.31N 1-04-16 E168. 9 7 75.49N 61 - 7 2 - 5 7 E 80.01R=2031.21202.15 5051134S 88-54-40 E 66 101.87145.31620 133.38 30149.79 N79-41-4 0 E 1 7 9 . 7 9 P 71.81100.18138. 0 366.33 0 .2 0 N 88-19-25 W 29.2371.703042.69N31-1748E21 21 132.26 30 78 45.4562.5042.23437.22180.36025 40.2161132.0537.96.85105.13N10-18-20W127.23N 88-19-25 W 3 2.73 69.41115860 N 88-24 W128.08519.53P32.0 1 218 85134N5 6 - 0 8 - 5 1 W 68387.88 95.1236.612.5 20.785100 3020.8230-01-53 E4.45-05-20 ER =5 5 30 75176.99 75.28 450 80 30.39100 87.10180.03151.5673.61103.2330 .3 8 156.89 93.87 12 7080 103.25116.02 547.10281.59 P281.59 PR = 2 5 72 83.1474.51 55.7620.16270N 88-24-00 WN70 - 1 2 - 5 0 W 9.41 166.1866.1 5 P 7047.0 1 P 58.9185.07 34.4770N37-49-03E3 0 . 0 0 3 6 . 8 8 45.9 0 N60- 2 3 - 5 3 E 39.379.62 30.384250.39 N09-46-34WN 5 2 - 4 5 - 5 1 W 113.97 113.392066.365.14 P2966.915530.21 140.97130.39210.15N 9-44-45 WN 9-44-45 W122881087.6230.21 122.113 9 . 4 3 R = 2 5 2’101.8694 5’N 8-21 EN 2-06-34 E75 123 74.8574.85 (P)74.856083.52175405.71 (P)183 155.98 65.6 75 N 01-55-59 EN 87-49-33 W 73.2176 228.93 (P)87.92255 118.03142.9N 87-49-33 118.1290 30 90 S 87-53 21.5 7575 123 92.77316.53 93.3179.99 80175 214.53 7073.07N 1-55-59 E30779 . 7 2 S 14380 N 87-37-4 70 N 87-53-26 W 130 130 308.2398809880 30 120139.17 100 30 181.5 64.95206.81 S 1-55-59 WR=1 0 32.3012065.12118.45134.75 30.01 77.91120N 2-18-17 ES 88-06-08 E R=25 N 87-37-4? ?118.69181.5 72.06N 87-30-40 W 264 25.019.53328.16’ P.39.1 1 N 88-01-45 W 65.12148.23121 67.0930 153.80148.96S 42-03-30 W143.0510 1214.0561.16143.49130 70 32.3020 64.39 69.0370 83.570 110.2 89.8759.6325154.0464.95N 1-55-59 E30 20N 87-33-53 N 87-57-22 W 90 7 12 143N 1-55-59 E122.03N 1-55-59 E (S.P.)286.08 (P)122.11101.9931. 3 5 7.26108.42 R=1083.53151.89R=2 0 92.2 70 70 306030616.05 S 00-58-58 W133.9670.06 N 87- 74.3?15.45R=2031.4820N 00-58-58 E15 . 9 7S 02-37-35 W20 106.81 N 00-58-58 E148.7762.6860.3476 151.89 (P)N 18-06-33122 100 125.24 N 5 9 - 4 98.2647.793.2139-03 E3060 17.0335.1968.81259434.82 50 9420.4 830 50 50 65 50 76 60 7465.1935 92.29905086.50 95 5026.3 4 50 181.50 51.50 6.3917.4086.50 60 6069.82122.032050.7190 95 6091.50 6095 959550 91.32R=2539.45259050 10071.50 60 2095 145.72R=25 39.45 50 90 86.506095 51.5034.82 9600 SF 18939 SF 8500 SF 13047 SF 16150 SF 14100 SF 18132 SF 9500 SF 14600 SF 13711 SF 12900 SF 3.51 AC 10520 SF 12653 SF 8600 SF9600 SF 9600 SF 14433 SF 9400 SF 14000 SF 15550 SF 10300 SF 9600 SF 9260 SF1.72 AC 2.72 AC 9950 SF17.09 AC 9600 SF 9600 SF 9600 SF 10150 SF 9600 SF 11000 SF 74 SF 15900 SF 33283 SF 10000 SF 14433 SF 9536 SF 12439# 14433 SF 21804# 5381# 8675 SF 74855# 4916# 9682 SF 5520# 9284 SF 10214 SF 11813 SF 4760# 18589 SF 5260# 23876 SF 4761# 9284 SF 5912# 4660# 9284 SF 9008 SF 9957 SF 5520# 6235 SF 4916#4528# 4916# 7781 SF5520#9370 SF 5494# 15603 SF 12664 SF 8923 SF 1 AC 6936# 4988# 9202 SF 5054# 9400 SF7200 SF 7470 SF 9682 SF 9521 SF 10400 SF 9600 SF 4.86 AC 9880 SF 6015#10220 SF 0.51 AC 9600 SF 6068# 9514 SF 33110 SF SF 0.74 AC 4915# 9602 SF 9643 SF 6955# 8060 SF 6661#8366# 7370#7920 SF 10034 SF5987# 9750 SF 9090 SF 6390# 12300 SF 8200 SF 6801# 5868# 1.50 AC 5578 SF 12973 SF 1 AC 8481# 12670 SF 8507 SF 10120 SF 5985# 12200 SF7920 SF 6964# 7260 SF 6906# 15280# 8932#8103# 7115# 7920 SF 9190# 168088 SF 7920 SF 11290 SF5712# 7617# 7260 SF 6000#8045# 7214# 397 SF 9600 SF 6477# 9312# 7267#15900 SF 8970 SF 10549# 15344 SF 6174# 7246# 7431# 66000 SF 7358#5822# 5690# 10524# 10063#7436# 7887# 10013# 8970 SF 7700 SF 7205# 14354 SF 1.51 AC 7837# 10952 SF 9139#7266# 12653 SF 6470# 10906# 10265# 7429 SF 8970 SF 11802 SF 10101 SF 6599# 7245# 11600 SF 8768# 7851# 8160 SF 18060# 9752# 6939# 7659 SF 10800# 9850 SF 9631 SF 8160 SF 10357# 13494# 8970 SF8160 SF 10825# 8160 SF 7988# 11227# 7667# 10450 SF10400 SF 11100 SF 10300 SF 8970 SF8160 SF 9680 SF 8970 SF 13504 SF 10200 SF 30787# 6455# 7552# 9251 SF 8411# 11361# 8400 SF 8970 SF 2.34 AC 8103 SF 6850#7589# 9800 SF 10700 SF 3.31 AC 13300 SF 12086# 744532# 0.33 AC 16700 SF 21080 SF 12250 +/- SF 0.15 AC 7387 SF 14 7736 SF 8056 SF 7254 SF 8996 SF 5268#4526# 5700# 4564# 4667# 7955# 5190# 4800# 10623 SF 4700# 6540# 4750# 5190# 4892# .45 AC 5421# 6000# 5679# 5503# 5700# 4750# 0.19 AC 10660# 14935 # 21780# 10400#791 8455# 12740# 8029# 7588# 10897# 85 8455# 8539# 10’ ESMT. FOR ???? ??? UTIL.10’ Drian Esmt1 0 ’ S e w E s m t SEATTLE CITY LIGHT TRANSM. LINE ESMT.P.S.P.& L. TRANSM. LINE ESMT.20’ Sew EsmtPUGET SOUND POWER AND LIGHT COMPANY TRANSMISSION LINE EASEMENT10’ U T I L E S M T P.S.P&L. TRANSM. LINE ESMT.15’ WTR ESMT.10’ Drian Esmt/DETENTION/ESMT.7 1/2’ UTIL. ESMT. 10’ 10’ UTIL. ESMT.5’ UTIL. ESMT. 7’ CL 5’ UTIL.5’ UTILITY ES 26’ PVT. RD.-Util. & Acc.ESMT.20’ Rd Esmt CL 5’ UTIL.STORM DRAINAGE 12’ Pvt Acc & Strm Drn Esmt S.E. 96TH ST.RENTON ORD 43375019/622 9806239011 REN ORD 4 3 3 7 OF HONEY CR E E K (STEVEN L. MARTIN RD. NO 2522, EST. 12-31-28, C.C. VOL.29-310)(132ND. AVE. SE)111 1111 11 1 11153.99N12-04-41E 22.13P15.55 N5-43-3 6 E 3 7 . 7 2 P 4.43 4.73 N1-40-12E 10.23N37-49-03E 16.92PN68-09-51E 6.10 P 18.9522.7420.256.0N10-18-20W20.42 PN66-18-05E 51.13 P Lot AKCLLA S91L0097 9404291427 RNLLA LUA 98-038REN BLALot CRNLLA LUA 98-058Lot B Lot BRNLLA LUA 97-109Lot C Lot B Lot A 9 9 0 3 2 9 9 0 0 6Lot BRNLLA LUA 98-057 Lot A REN. LLA # 0 9806039006Lot C Lot A 35.76 35.71 AC AC R N L L A L U A 9 8 - 1 6 3 5350#5350#9394 6960# 6420# 65.01 60 9390 50.14107.019133 9395 6420# 50 50 1075360#107.01Trees to remain S 20’ all Lots 9391 5350# 50.01 50 9393 60 107.01107.01POR 334510 0342 RENSP230-78 7911289001 RNSP 05 LOT 1 288.84 128 413 0015 18 7 0180OLYMPIA AVE NE0005 3 VOL 1 7 7 / 8 6- 8 7 002001650080 9 0025 0030 0070 12 0130 S.E. 101ST ST 300250 0090TR A 6 29 2 7 4 1 018510 030027 8 436 0270 0110 9142 1 5 28 126 02606 0060 TR B 0070 RENTON ORD. 43374 0060 5 60100 0360 HONE Y C R E E K RI D G E DI V 2 0210 0340 5 33 0040 47 0480 0050 S.E. 98TH. ST. 0460 0190 34 36 0040 35 0350 0490 31 0035 0195 0040 52 0045 4 44 9006 50 05100520 0500 0330 6 320330 90030 1 0360 1 48 45 0450 0320 0320 1 3 0040 0410 2 0010 40 51 126TH. AVE S.E.46 0470 2 4310100 5 1 0050 4 26 37 41 39 006513 3 0020 04403 10 3 0050 20300 00454 502900040 0180 25 124TH. AVE. S.E.43 50 15 0150 41 2419 33 0400 03100030 0580 0530 01651 38 0185 0165 0055 0370 0140 0100 10 29 53 34 5 0060 110050 23 0125 128TH. AVE. S.E.56 0550 0030 S.E. 99TH. ST. 6 20 37 0120 0115 0390 8 0290 0130 26 19 0200 0190 9336 0160 0185 12 18 0170 0470 36 014510 05400240 056042 1 0105 0010NE23RDPL 6 0090 35 0350 25 0145 2 0200 0590 42 0150 52 24 55 90 9313 0180 011019 7 0095 4338 16 0120 01900180 0240 1 2 3RD AV S .E . S.E. 96TH. PL. 50 129 O LY M PIA AV E N E 126 TH AVE S.E.4 13 0380 0370 9282 28 0110 0060 0005 0100 12 40 0230 14 0140 220155015080235 0060 3 0280 11 27 4ALBERT BALC H ’ S S I E R R A H E I G H T S N O 4 39 41 0300 0390 ATES 7 4 0110 0065 042800 17 20 0180 11 48 0215 0100 0260 RENTON ORD. 43370070 13 0115 0190 0205 7 8 12 0200 0430 29 0020 0380 0200 VOL.61-18 3 9 47 49 0205 36 6 2 3 11 10 L .0260 MONROE CT . N .E . 0250 2 54 0160 01350096 18 44 5 14 12 21 2330 0170 7 5NE 23RD CT0110 0460 0195 0225 0230 0250 VAC. ORD. 5/16/609 39 0410 0360 N.E. 25TH ST. 0120 02700120 1 11 3 51 0210NE 21ST ST 0255 126TH AVE S.E.112 0030 0115 0130 11 0400 S.E. 100TH. ST. 3841 ORD. 84 39310 9002 0100 22 24 0240 13 0090 0110 8 23 0035 1 0120 S.E. 104TH ST 0260 S.E. 104TH ST. 0220 6 0245 14 0140 10 0130 01100530 15 0540 8 2 6 13 19 VOL.178/76-780040 0050 10 0105 L O T B 0070 L O T A 0120 7 0130 7 0230 25 0080 3449826 20 10 22 0020 9 3 0210 0545 6 RN LUA-01-066-SHPL 9176 1 0100 15 9358 5210220 0080 00650220 0090 24 E 003515 11 21 3 10150 6 20 19 20010828900001HONEY CREEK RIDGE DIV.NO.30060 0095 16 15 0180 0170 0050 0250 8 8 0040 0215 22 18 0025 0055 16 0160 8 LOT 223 91199319 170230 0225 1 0010 0220 0030 2 0055 4 1 0150 2 TR B0210 0240 37 S.E. 100TH ST. 0160 34 9 0125 ALBERT BALCH’S SIERRA HEIGHTS NO 50020 26 4 0125 0075 9 14 17 0210 17 0090 0240 18 0155 2 3 0170 0190 2 9324 01750020 20140 34498 1 14NE 24TH COURT 02302400800070 0080 0210 2 4 9076 TR 1 27 3 0060 4 0020 0270 20 004013020016VOL 65/30-315 0070 9 0020 28 7 5 9267 21 00300260 0015 0010 0200 0010 7 00900230 18 25 0085 5 9 4 5921312 VOL 201 / 26-280190 2931 19 9293 35 0140 32 30 14 3 0030 9310 2 0290 DALPAY PLAT DIV 13 0050 0065 930729 0170 26 8 0135 0175 0170 27 3 188764A 0280 132ND AVE. S.E.18 129TH. AVE S.E.16 S.E. 105TH ST. 0060 0180 0070 4 70040 0070 0010 9237 6 5171 8 9034 9109 00500080 0070 01700080 741940 SIERRA HEIGHTS HAVEN VOL. 63-10 VOL. 61-53 11 ROSE 778920 DIV. 3 ORD. 843932 0020 9156 3 003 0010132ND. AVE. S.E..PCL. A S.E. 99TH. ST. 9139 001 2 9181 0020 0030 3 9196 1 9099125TH PL S. E. 9253 SIERRA HEIGHTS 0085 33125 PL. S.E.0080 SIERRA H E I G H T S D I V . N O . 2 9226 415 414 0280 11 416 9 VOL. 54-3 0075 VOL. 59- 5 5 WESTERN H I L L S 929200 0290 16 0080 VOL. 81-4 & 5 0075 01 9098 0160 9200 "D" 10 0070 3 0020 LOT 3 0010 2 88041490 LOT 1 LOT 2 0075 0030 "A" 778900 9032 1 UND. INT. 9284 9259 LOT 1 LOT 4 LOT 3 92 13 012 " LOT 2 14 12 0130 TRACT 9286 032305N.E. 22ND PL 9285 112 1110 9118 1 N AVE. N.E.111 7 8 1 0150 Vac Ord 4771APPROX. LOC A T I O N 7’ UTIL. ESMT.9653 SF 14349 SF 5986# 10199# 9600 SF 6500# 10164 SF 5564# 10300 SF 12481# 4500# 12667 SF 10200 SF 8160 SF 6601 SF 8970 SF 0.48 AC 12550 SF 8970 SF 26.23N 2-18-17 E751 10400 SF117.11N 9-45-05 WS 0-36-41 E109.4 70N 80-13- 0 0 E80.7339.71 80 113.9095R = 2 5 3 9 . 0 9 50.71308060.24207.33 1 7 1 . 5 9 184.99N 1-37-15 E7090.7469.7362.0846.5 3 167.7652.2467.03 7535.74166.18N 1-40-55 E53.90119.14775.1666 N 87-41-43 W259645 . 1 5 04-25 E68196164.38210.61 R=25 32.6 3 10 7.2 4 N88-19-05W N 88-17-10 W98.56132.6360 70175 130 75392.71(P.)N 1-09 W79.05 14.61 30.0 5 13.57 .95 100.15 15585 1306.14 P 62.50287 . 5 0 12.64UND INT 23012 48.29N 5 5 - 3 6 - 0 8 W 300 P.6056.07130.11R=253.9614.3 4 227.38 MP RD ESMT. 11 0840 0095 0065 23 7 RNSP LUA-01-0212002082790001225 0120 49 0050 2 0220 28 9806239011 7 107.019314 5 0025 2 00100428102NEWPORTCTNE0010 45 12 6 2 3 7 0090 0045 2 17 3 0160 0250 9712039008264N 1-55-59 E143.2380.49 93.07 51.94188.12 51.34200.7225N88-19-25W 326.56P93.783077.79 S 21-20-33 W8809209809019001904 5 30 40 0420 5 QUEEN AVE NE0060 778840 8160 SF 50 93.78 1306.0 31.0430N41-07-08E29.39 238.5431.83 120 100.93 137.409281 0015 46 1 TR A 2 0560 S 88-19-25 E 135.11 9253 S 88-19-25 E 135.11 135.11 88S 01-36-01 W8290.8910 1082N 88-19-25 W 1010S 7 1 - 2 6 - 3 7 E 172 . 1 9 83. 4 9101013113# 12400#12400# 11158#10000#10000# 138.47 10402# 10370#7515015075N 1-55-59 E0045 10500#9600#8400#8400#8400#8400#8400# 8400# 8400# 8400# 8400# 0085 8400# 70 80 120 120 0105 8400#1209600# KCSP1177008 7805021039 1205540.125565155.09 109.92 76.0376.03N 11-03-23 E88.9199.0770.9570.9511163# 10227# 10762# 11563# 9938# 10332#67.20R=35S 80-1 5 - 3 5 E 140.22 125. 5 2 28.7 70 8.97 122. 4 2 R=10 0 . 2 61.0459.33S 78- 5 0 - 2 0 E8510299# 9981# 11939# 8400#8400#8400#8400#8400#8400#8400#8400#8400#8400#8400#12070 8406# 8400# 8401# 8401#8401#8401#8401# 0235 8400#8401# 0240 8401#8401# N 88-19-25 W88 88 88 92 88 92 0005 00150010 0030 003500250020 9240# 9240#9240#9240#9240#9240#9660# 9450# 9450# 9450# 135 85 85 135 85 85 1051058925# 8925#8925# 8925#8925# 8925#8925#8925#60’ MERCER ISLAND PIPELINE R.O.W.(SE 102ND ST) NE 22ND PL (SE 102ND ST)NE 22ND PL 620N 88-19-25 W 128 TH AVE S.E.QUEEN AVE NE(SE 101ST ST)NE 23RD PL (130TH AVE SE)SHELTON AVE NEMERCER ISLAND PIPE LINE R.O.W.UNION AVE NE(132ND AVE SE)UNION AVE NE(SE 103RD ST) NE 22ND ST REDMOND AVE NE(129TH AVE NE)(SE 104TH ST) NE 21ST ST 3030(Steven L. Martin Rd. No 2522, Est. 12-31-28 Com. Rec. 29-310, J.T.Gilmour Rd. No 431)20750# 12392# 12392# 9128 8250#82.6182.6130370 3800# 0166 12826#11345# 10875# 10800# 10875# 0175155145145145135 155145171.8780 12400# 12507# 11430#10020#1050130 8925#8925# 0135 8925# 0140 0145 8925# 85 30300150 8925# 85 85 0155 8925#8854# 0160 84.32 303084.32 1058925#8925#N 01-36-01 EKCLLA 1 8 4 0 2 3 840502 0 2 9 5 11890# 11988# 9240 N 88-19-25 W1 11 2 3 4 5 6 7 10 11 12 13 14 15 16 1726 28 29 30 31 32 34 35 36 37 38 41 42 43 VOL 261 / 3 2 - 3 5 25 24 2223 2021 19 18 42.75 98.9088.8398.2497.844 3 . 1 1 5 1 5 1 98.254 5 . 0 2 5 1 3 6 . 5 4 14. 4 7 7 2.85 74.68 25.09 1 1 1 120.66 9 4 . 1 1 41.15 83.2636.54110.0562.12 61 44.17 106.4261 58.99 40.48 8 5 8 .1 0 37.543 5.15 3 4 .8 5 2 0 353531.48 R =5 5R=15 21.4 1 R=15 23.56 23.56 R=15 9.1463.3689.12 52119.9872.7157.5264.1869.58 72.0192.3120 . 8 4 81.50 5651.86105.21 15.12 38.81113.06 57.82100.3369.1842.21125 30108.88 57.36 91.99 50.33 50.43 60 50.42 50.33 50.3350.43 50.4260 100.35100.38100.40100.4326.2720.62 26.58118.0363.239 4 9 454114.241 4 9 205445.237 9 5 5 5 5104.25114.510157.13 47 . 2 5 2 4 . 5 8 18.89 62.7943.9051.76112.8352.7566.60113.27 N1-36-18E74.69 P90.2389.99 47.96 51 . 2 1 3 3 . 1 3 20. 9 2 R=330 222.28 P 22.63 N 4 9 - 4 3 - 3 6 W 3 6 7 . 4 8 P N40-17-04E164.80------N1-39-04E30R =1 0 089.6 5 4 0 3 2 .34 2 5 2 560.242525R=270 182.01 P NE 24TH CT N88-20-56W 236.5837.13 83 . 4 6 24.9 9 3535.2536.0 2 5 0 .11R =5 5 20.13R = 3 30 222.16 P66.8997.10110.5942 . 7 2 88.452 8 . 3 1 117.3517.289.78116.5 8 9 8 . 9 6 52.5660113.19 89.85 69.7356.686071.71 37.58105.8091.4037.97303.20 5 3 . 1 5 5 1 . 7 963.06R=15 27.48 27.48R=1549.54N88-19-20WN1-36-13E 225.28N1-36-18E 163.99 P2003111400057966.14 105.11 P R= 2 5 44 . 9 8 P R=270 12 0 . 6 0 P N 4 9 - 4 3 - 3 6 W 3 6 7 . 4 8 P N88-19-20W 525.68 P N1-56-04E 5.0 P N1-56-04E3030N1-56-04E 105 P20.0279.21N88-19-20W 913.67 P 11.63R=300 R=300 202.09 P3030 2 0 0 3 1 1 1 4 0 0 0 5 7 9 N 4 9 - 4 3 - 4 0 W 3 6 7 . 4 8 N40-17-04EN 4 9 - 4 3 - 3 6 W P 1 9 4 . 8 6 1 7 2 . 5 6 R =300 202.09 P 0010 0020 0030 0040 0050 0060 0090 0100 0110 0120 0130 0140 0150 0160 0170 0180019002000210022002300240 0260 0280 0290 0300 0310 0320 0340 0350 0380 0390 0400 0410 0420 0430 5517# 10364# 5424# 5008# 5010# 5848# 6491#6958#106.420080 5987# 0070 6665#73.228681#5926#11589# 7013# 5778# 5037# 7726# 5684#5050#5060#6023#5064#5042# 7849# 12413# 6284# 5614# 6160# 7168# 5562#0330 8056# 33 7740# 6697#8398# 6908# 7926# 8046# 40N1-36-18E 170 P6553#8282# 13713# 0370 27 0270 5076# 0360 7400# 6 0 9 HONEY C R E E K E A S T Util E s m t 92.77 Access /15’ Water EsmtN1-56-04E 300 P13.7622.2739 .7 3 0250 6544#0.58344890 9 4 N E 2 3 R D P L ( S E 1 0 0 T H S T ) N E 2 4 T H S T 39 8160 1280#89234 9114 1.07 AC 46720# 160 9069 14.49 AC REF S U R 9 0 / 1 9 3 92120 9 9 0 0 6 N1-36-13E 490.77 SURN88-20-51W 1286.49 SUR N88-19-31W 913.66 SUR N88-18-49W 370 SUR N LN S 1320’N1-55-59E104.85 SURN1-55-59E 596.20 SUR--------92120 9 9 0 0 6 REF S U R 9 0 / 1 9 3 38808# 630999#(N1-55-59E 491.28 SUR)30 ------(132ND AVE SE)N1-55-59E 596.37 SUR584380# 13.42 AC(N1-36-13E 490.77 SUR)(N88-22-10W 1319.32 SUR to NE Cor) 9077 7510#9421 9420 9419 Tract A 20160810900025Lot 4Lot 5 (TR 2) Lot 2Lot 3 9.5’ R/W-DED BY SP121.11.25 AC 95.26 60 60 51 51 79 95.113 13 2695.0595.0194.9895.41 20.3310’-PSE ESMT 10’ - SEW/WTR ESMT51 7951 21.68 19.679422 RNSP LUA14 000916 22.33 39.59 38.95 R=25R=25 2694.949.94Lot 1 26203.33 15’ - UTIL ESMT NE 20TH ST 301.02 (PRIVATE ST)120.9120.83DETENTION/ RETENTION Tract B UND INTUND INT 4846#4844#4983#4972# 11522# 9265# 20148# 354.5100.13S 1-55-38 W959025# 95 100.1595& UTIL ESMT PRIVATE ACC 9325 0440 INGRESS/EGRESS ESMT RNLL A L U A-16-00002520160929900003Lot 1Lot 27 20160809001197 Ded by 1 1303095 370 P259.5 275 (LOT X)15.5 TR A LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7 65.01 60 50.01 5 0 50 50 506010’ Drain/Util Esmt 107.01RESP LUA05-016 20060425900002 107.01107.01Ded. by 20060425900002 9392 5350#2020947750 0020 278775 0075 947750 0010 947750 0140 278775 0080 947750 0130 947750 0120 032305 9196 947750 0030 032305 9139 032305 9310 032305 9311 032305 9226 032305 9309 032305 9084 032305 9200 032305 9308 278770 1120 278770 1130 032305 9260 032305 9284 278770 1110 032305 9032 032305 TRCT 032305 9286 278770 1100 032305 9259 032305 9285 032305 9118 032305 9261 929200 0080 929200 0280 929200 0460 929200 0330 344980 0230 929200 0370 344980 0220 344980 0360 929200 0290 042800 0010 344980 0210 880920 0070 880920 0030 880920 0020 032305 9099 032305 9181 12880 0190 12880 0040 032305 9098 278775 0020 278773 0150 128800 0200 128800 0030 880920 0110 880920 0090 278773 0160 278773 0140 929200 0300 929200 0060 929200 0470 929200 0450 929200 0430 929200 0560 344980 0300 344981 0010 929200 0480 929200 0510 344980 0260 929200 0350 929200 0070 929200 0260 929200 0020 929200 0410 929200 0520 929200 0500 929200 0030 344980 0250 344980 0240 929200 0420 042800 0005 042800 0185 344981 0060 042800 0035 344982 0350 042305 9281 929200 0440 344980 0280 929200 0400 929200 0380 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PLAT6/18/18RECEIVED08/02/2018 mherreraPLANNING DIVISIONEXHIBIT 5 FOREST TERRACE PRELIMINARY PLATFOREST TERRACE PRELIMINARY PLAT6/18/18RECEIVED08/02/2018 mherreraPLANNING DIVISIONEXHIBIT 6 FOREST TERRACE PRELIMINARY PLATFOREST TERRACE PRELIMINARY PLAT6/18/18RECEIVED08/02/2018 mherreraPLANNING DIVISIONEXHIBIT 7 RECEIVED 02/16/2018 mherrera PLANNING DIVISIONEXHIBIT 8 RECEIVED 02/16/2018 mherrera PLANNING DIVISION RECEIVED 02/16/2018 mherrera PLANNING DIVISION RECEIVED 02/16/2018 mherrera PLANNING DIVISION RECEIVED 02/16/2018 mherrera PLANNING DIVISION RECEIVED 02/16/2018 mherrera PLANNING DIVISION RECEIVED 02/16/2018 mherrera PLANNING DIVISION RECEIVED 02/16/2018 mherrera PLANNING DIVISION FOREST TERRACE PRELIMINARY PLATFOREST TERRACE PRELIMINARY PLAT6/18/18RECEIVED08/02/2018 mherreraPLANNING DIVISIONEXHIBIT 9 RECEIVED 02/16/2018 mherrera PLANNING DIVISIONEXHIBIT 10 Entire Document Available in Laserfiche Submittals Folder TERRAASSOCIATES,Inc.ConsultdntsinGeotechnicalEngineering,GeologyandEnvironmentalEarthSciencesJune14,2018RevisedJune18,2018ProjectNo.T-7677Mr.KyleLublinPttlteGroup3535FactoriaBlvdSE,Suite110Bellevue,Washington98006Subject:ProtectedSlopeAnalysisforestTerrace2611UnionAvenueNERenton,WashingtonReference:GeotechnicalReport,Vandermay,2611UnionAvenueNE,Renton,Washington,ProjectNo.T-7677,preparedbyTerraAssociates,Inc.,datedJuly19,2017DearMr.Ltiblin:Asrequested,wehavecompletedananalysisoftheexistingprotectedslopelocatedintheproposedentranceforthesubjectproject.Theptirposeofouranalysiswastodetermitieiftheproposedgradingismorestablethantheexistingslopeand;thereby,requestingavariancefromtheCityofRentoncodeforProtectedSlope.Basedonthegradingplan,preparedbyBarghausenConsultingEngineersdatedJune14,2018,theprotectedslopeinquestionislocatedontheprojectsiteneartheexistingintersectionbetweenNE27thPlaceandUnionAvenue.Asweunderstand,theentranceforthesubjectprojectislocatedatthislocationtoallowforbetterroadwayconnectivitybetweentheproposedprojectandtheexistingroadwaysystem.Theprotectedslopeisapproximately20feetinheightwithanapproximately66percentgradient.Theproposedgradingwotildremovethisslopeandreplaceitwithtwoapproximately4-foottallrockerieswith2:1(horizontal:vertical)slopesbetweenandabovetherockeries.Inordertodetermineiftheproposeddevelopmentwouldincreasetheoverallslopestability,wecompletedaslopestabilityanalysis.TheanalysiswasperformedatalocationdesignatedasCrossSectionA-A’usingthecomputerprogramSlide2018.Theapproximatecrosssectionlocationandareaofprotectedslopeisshownonfigure1.Ouranalysisconsideredbothstaticandthepseudostatic(seismic)conditions.Ahorizontalaccelerationof0.2gwasusedinthepseudostaticanalysistosimulateslopeperformanceunderearthquakeloading.PLANNtNGDIVISIONRECEIVED08/02/2018mherrera12220113thAvenueNE,Ste.130,Kirkland,Washington98034Phone(425)821-7777•Fax(425)821-4334 Mr.KyleLublinJune14,2018RevisedJune18,2018Basedonourfieldexploration,laboratorytesting,andpreviousexperiencewithsimilarsoiltypes,wechosethefollowingparametersforouranalysis:Table1—SlopeStabilityAnalysisSoilParametersFrictionAngleCohesion(psi)SoilTypeUnitWeight(pci)(degrees)Newstructuralfill125340VerydenseSANDwith120380gravel_(advance_outwash)Theresultsofourslopestabilityanalysis,asshownbythelowestsafetyfactorsforeachcondition,arepresentedinthefollowingtable:Table2—SlopeStabilityAnalysisResultsCrossSectionMINIMUMSAFETYFACTORSExistingConditionsPostCo,tstructionAA’1.261.79(SeismicFS=0.85)(SeismicFS=1.19)Basedonouranalysis,theproposedgradingwouldincreasetheoverallsitestability.Therefore,itisouropinionthattheexistingprotectedslopeshouldberegradedinaccordancewiththeprojectplans.Resultsofouranalysisareattached.ProjectNo.T-7677PageNo.iiWetrusttheinformationpresentedissufficientforyourcurrentneeds.IfyouhaveanyquestionsorrequireadditionalinSlideOutput‘rotectedSlopeLocation I I HWib2.U—j ‘‘“FACILITY ACCESS i/j EAIcED FACE 372.50 1 I H _________ ——....‘. — ____ .1..-—,_t _!__- C ____ /_J _______ II —....“——————— -— -/ - --W=76.0 i\.: BW376.0j . ______ W381.O T=386 TIM— ___________ —-BW—3 PROTECTED SLOPE -I— _______ _Z —W =38 9 __ /7%-L L iii Terra Associates Inc. Consultants in Geotechnical ngineenng Geology and Enurronmental Earth Sciences • .- :4__ 316_376 !I 36-J-00 :: —ç—-380 •i 85.0 BW=38L5 -- 384 NE Z —386 /‘ jjoo ( II _•Q1390 11 -92H 532: +\6] ‘___j—91 I LU 34+00 NOTE: THIS SITE PLAN IS SCHEMATIC ALL LOCATIONS AND DIMENSIONS ARE APPROXIMATE.IT IS INTENDED FOR REFERENCE ONLY AND SHOULD NOT BE USED FOR DESIGN OR CONSTRUCTION PURPOSES. REFERENCE:SITE PLeN PROVIDED BY BARGHAUSEN CONSULTING ENGINEERS.0 I. K 6030 APPROXIMATE SCALE IN FEET CROSS SECTION/PROTECTED SLOPE LOCATION FOREST TERRACE RENTON,WASHINGTON Proj.No.T-7677 bate:JUNE 20181 Figure 1 SLIDEOUTPUT VCCC0)CCC0ciC)C0L1L2CCEU)0-ll)CUCI11I0Lfl-lU0zCE0000‘N7-I0CC(0000C’)0CitI;0A0[1-t4000LoR09 zpIIC0ECo00VC00C)CCoxUC0zC2.20NC0A hC0DIC0UCl)0o0C)C)CCoozzLi0C)C0zU,000.0E000.00.0E000U0.0F000-C00o_.CpU,—C—.98ICEmCC0UiCC)C-C-C‘.1ISCC3t3U,C)zI0C).000C)C>Vt QCUCp01—-f-I——Cg0:!I1oLUE0a)U)CCUDLi,C0Q000CC)0za,C0zCC)C0zInCCC.0E00Y-c0-SE00c)0-SE00Li)-S0oInCc4ni-1—,-4—ISC)Cz.0C0C)CF,C)0C)0I—I00[060901.09 1101 South Fawcett Avenue, Suite 200 Tacoma, Washington 98402 253.383.4940 August 7, 2018 City of Renton Community & Economic Development 1055 South Grady Way Renton, Washington 98057-3232 Attention: Matt Herrera Subject: Geotechnical Engineering Review Forest Terrace Renton, Washington File No. 0693-082-00 INTRODUCTION AND PROJECT UNDERSTANDING This report presents comments from our review of geotechnical engineering analyses of the proposed Forest Terrace development located at 2611 Union Avenue NE in Renton, Washington. Our services are being provided to the City of Renton Department of Community and Economic Development in accordance with our agreement dated July 11, 2018 and executed August 2, 2018. The proposed development will include construction of a roadway that crosses through Sensitive Slopes and a Protected Slope as defined by City of Renton Municipal Code 4-5-050 “Critical Areas Regulations.” The Protected Slope, located at the proposed east entrance of the site, will be regraded, and rockeries will be constructed as part of the regrading. The site developer is requesting a Critical Areas Variance for the construction of the road in the Protected Slope area. We understand that the road will be transferred to the City at the completion of the project. Our review of the project is limited to this Protected Slope area. DOCUMENTS REVIEWED We reviewed the document “Protected Slope Analysis, Forest Terrace, 2611 Union Avenue NE, Renton, Washington” prepared by Terra Associates, Inc., dated July 14, 2018 and revised June 18, 2018. We also reviewed the geotechnical report prepared for the site, “Geotechnical Report, Vandermay, 2611 Union Avenue NE, Renton, Washington, Project No. T-7677”, prepared by Terra Associates, Inc., dated July 19, 2017 and the Forest Terrace Preliminary Plat Plans prepared by Barghausen Consulting Engineers, Inc. dated June 18, 2018. We only reviewed the portions of these documents that related to the Protected Slope. RECEIVED 08/09/2018 mherrera PLANNING DIVISION EXHIBIT 12 City of Renton | August 7, 2018 Page 2 File No. 0693-082-00 GEOTECHNICAL REVIEW COMMENTS Stability Analysis Review The following presents our review comments on the Protected Slope Analysis.: 1. The report states that the purpose of the analysis is to determine if the proposed grading increases the stability of the slope. It is our opinion that if the slope is modified, the stability of the proposed condition should be appropriate for its intended use and not just an increase from the previous condition. In this case, the risk of slope movement or failure is to a roadway. It is our opinion that guidelines provided in the Washington State Department of Transportation (WSDOT) Geotechnical Design Manual (GDM) Chapter 7 are appropriate to evaluate stability of slopes above roadways. These guidelines state that for general slope stability (i.e., slopes not impacting walls, bridges, or other structures) a minimum factor of safety of 1.25 for static (non-seismic) conditions should be used. Seismic slope stability is typically not considered if a slope failure will not affect the stability of a structure, and if the proposed modifications increase the overall stability of the slope. If these conditions are met, the seismic analysis, in our opinion, can be omitted. If seismic conditions are considered, the minimum factor of safety should be 1.05. 2. The report indicates that the rockeries will be 4 feet tall, but there is no indication of the minimum width or batter. The width and batter of the rockeries will affect the overall slope inclination, the stability of the rockery, and the overall stability of the slope. In our opinion, the minimum width and batter of the rockeries should be stated in the analysis so that it can be checked against the design plans for consistency. 3. The report states that a horizontal acceleration of 0.2g was used in the pseudostatic analysis. It’s not clear what seismic design level (i.e., return period) that this is based on or if a reduction was included. A seismic event with a 7 percent probability of exceedance in 75 years (about 1,000-year return period) is typically used for roadway projects. For a pseudostatic analysis, one half of the Peak Ground Acceleration (PGA) is typically used based on the assumption that some slope movement is acceptable. However, as noted above, a seismic stability evaluation might not be required. 4. In our opinion the soil parameters selected for analysis are appropriate based on the geologic conditions identified in the report (advance outwash). However, the closest exploration to the Protected Slope, TP-18, is about 150 feet away and does not extend to the full depth of the proposed cut. As a result, there is some additional uncertainty of the soil conditions in that specific area. The geotechnical report states in Section 6 that Terra Associates, Inc. “should also provide geotechnical service during construction to observe compliance with our design concepts, specifications, and recommendations. This will allow for design changes if subsurface conditions differ from those anticipated prior to the start of construction.” In our opinion, the geotechnical engineer of record should confirm that the soil and groundwater conditions in the Protected Slope area are consistent with those assumed in the analysis and should provide appropriate documentation to the City at the completion of the project. 5. It is our opinion that the analysis presented might not capture all potential failure surface with the lowest factor of safety. The critical failure analysis presented appears to limit the failure surface exit point to an area about 20 feet from the toe of the slope and also limits the analysis to a point located right at the crest of the slope. In our opinion, the analysis should include more of the upslope area and should include a search for critical failure surfaces exiting at the toe of the slope and through the face of the rockeries. Additionally, local instability should also be evaluated and should specifically include City of Renton | August 7, 2018 Page 3 File No. 0693-082-00 potential failure surfaces that begin at the top of the slope above the upper rockery and exit in the area between the two rockeries. Additional Considerations The following presents our comments on the Preliminary Plat Plans and general comments related to design detailing. We understand that the current plans are preliminary and that these details could be included as the design develops. 6. Soils within the advance outwash deposit, as documented in test pits 16, 17, and 18 of the geotechnical report, consists of sand with few fines. This type of soil can have a high erosion potential. In our opinion additional erosion control measures could be required to allow enough time for vegetation to be established. 7. There is no embedment detailed for the rockeries. This can make the foundation of the rockeries susceptible to undercutting by erosion or other activities. In our opinion, an embedment of at least 1 foot should be provided. This is especially important for rockeries founded above a slope. 8. The rockeries appear to be shown with a vertical face. In our opinion, typically a batter of 1H:6V (horizontal:vertical) is appropriate for rockery construction. 9. The advance outwash could be susceptible to internal erosion where the soil from the cut face migrates into the voids of the rockery overtime. In our opinion, filter fabric or filter graded backfill should be used to reduce the potential for this type of erosion. CONCLUSIONS It is our opinion that the Protected Slope can be modified generally as envisioned to allow for construction of the proposed roadway without causing undue risk to the public provided that an appropriately engineered system is constructed to the appropriate standards. In order to confirm that the proposed modification meets these standards, we recommend that the City require the analysis be resubmitted incorporating or otherwise addressing all of our above comments. Within the limitations of scope, schedule, and budget, our services have been executed in accordance with generally accepted practices for geotechnical engineering in this area at the time this report was prepared. Our services were provided to assist the City of Renton evaluate a geotechnical analysis submitted as part of a permit application. GeoEngineers cannot attest to the accuracy or completeness of the materials provided. The conclusions, recommendations, and opinions presented in this report are based on our professional knowledge, judgment and experience. No warranty, express or implied, applies to the services or this report. TERRAASSOCIATES,Inc.ConsultantsinGeotechnicalEngineering,GeologyandEnvironmentalEarthSciencesAugust14,2018ProjectNo.1-7677Mr.KyleLublinPulteHomesofWashington,Inc.3535FactoriaBlvdSE,Suite110Bellevue,Washington98006Subject:ResponsetoCommentsForestTerrace2611UnionAvenueNERenton,WashingtonReference:1.GeotechnicalReport,Vandermay,2611UnionAvenueNE,Renton,Washington,ProjectNo.1-7677,preparedbyTerraAssociates,Inc.,datedJuly19,20172.ProtectedSlopeAnalysis,ForestTerrace,2611UnionAvenueNE,Renton,Washington,ProjectNo.1-7677,preparedbyTerraAssociates.Inc.,datedJune14,2018,revisedJune18,201$3.GeotechnicalEngineeringReview,ForestTerrace,Renton,Washington,fileNo.0693-082-00,preparedbyGeoEngineers,datedAugust7,2018DearMr.Lublin:WehavereviewedcommentsreceivedfromtheCityofRentonregardinggeotechnicalrecommendationscontainedinthereferenceddesignreports.ThecommentsaresummarizedinthereferencedlettertotheCityofRentonfromGeoEngineers.Thefollowingisourresponsetothecommentsintheorderlistedintheirletter.GeotechnicalComment1Asrecommended,wehavereviewedtheWashingtonStateDepartmentofTransportationGeotechnicalDesignManual(WSDOTGDM)andhaverevisedouranalysistofollowtherecommendationsinChapter7.BasedonourreviewofChapter6,itappearsthattheseismicanalysisisnotnecessaryforthisslope.Assuch,wehaveremovedtheseismicportionofouranalysis.PLANNINGDIVISIONRECEIVEDI0814:2018mherj12220113thAvenueNE,Ste.130,Kirkland,Washington98034EXHIBIT13Phone(425)821-7777•Fax(425)621-4334 Mr.KyleLublinAugust14.2018Comment2WehavepreparedafigurethatshowsthedetailsoftheproposedcutrockeriesfortheforestTerraceproject.Thefigureshowstheproposedheight,minimumwidth,bailer,drainage,andembedmentoftherockeries.Thefigureisattachedtothisresponseletter.Comment3BasedonourreviewofChapter6oftheWSDOTGDM,aseismicanalysisisnotrequiredforthisslope.Therefore,wehaverevisedouranalysistofollowtheWSDOTGDMandhaveremovedtheseismicportionfromourslopestabilityresults.Comment4WehavebeenretainedbyPulteHomesofWashington,Inc.toobserveconstruction.Wewillpaycarefulattentiontothecutrockeriestoensurethesoilconditionsareasexpected.Ifsoilconditionsvaryfromwhatwasobservedinthetestpits,wewillworkwithPultetoensuretherockeriesandtheslopemeettherequirementsoftheapprovedplans.Comment5Wehaverevisedtheslopestabilityanalysisandhaveincludedtheadditionalpotentialfailuresurfacesasrequested.Theresultsoftheanalysisindicatethesloperemainsstableinthepostconstructioncondition.Wewouldnotethatoneresultshowsafactorofsafetyof1.22;however,thisfailuresurfaceisthroughthefaceoftherockeryonlyanddoesnotincludetheoverallslope.Wehaveincludedthisanalysistoshowthenecessityofmovingthelimitsoftheanalysisaroundtogainusefulfailuresurfacesthatincludetheoverallslope,aswellastherockeries.Theadditionalresultsareattachedtothisletter.Comment6WeacknowledgethattheadvanceoutwashsoilswillbesusceptibletoerosionandwewillworkwithPulteandthecontractortoensureallnecessarymeasuresaretakenonsitetoensuretongtermslopestability.Comment7Theembedmentfortherockeriesisshownontheattachedrockerydetailandwillbeaminimumof1.5feetbelowtheadjacentgrade.Theembedmentwasnotmodeledbecausewearenotrelyingontheembedmentforoverallstability;weareonlyrelyingontheembedmenttoprotectthefoundationoftherockeryfrombeingundermined.Comment2Asshownontheattachedfigure,therockerieswillbeconstructedwitha1:6(Horizontal:Vertical)batter.ProjectNo.1-7677PageNo.2 Mr.KyleLublinAugust14,2018Comment9Wehaveincludedafilterfabrictobeplacedbetweenthecutslopeandthe12inchdrainagecolumnthatwillbeconstructedbehindtherockeries.Thisshouldbesufficienttopreventsoilmigrationfromthesandoutwashtothedrainagecolumn.Wetrusttheinformationpresentedissufficientforyourcurrentneeds.Ifyouhaveanyquestionsorrequireadditionalinformation,pleasecall.o-1q-20IProjectNo.T-7677PageNo.3 ,Terra TERRACED REINFORCED FILL ROCKERY FOREST TERRACEAssociatesInc.RENTON,WASHINGTON U..i.../Consulants i Geotechnkal Engfrieerig Envronme Earth SCeSCeS Prof.No.T-7677 Date AUG 2018 Figure 1 1’CRUSHED ROCK FILTER MATERLAL, BETWEEN 2 AND 4 INCH SIZE WITH LESS THAN 2%FINES WIDE DRAIN COLUMN (TYP.) 4,/DENSE NATIVE SOILS (TYP.) WRAP DRAINAGE COLUMN IN MIRAFI 140N FILTER FABRIC OR EQUIVALENT (TYP.) 1.5’ (MIN.) 1I/ COMPETENT NATIVE SOIL TO BE /KEYWAY VERIFIED BY GEOTECHNICAL -“ ENGINEER _______________________ \4”MINIMUM DIAMETER KEYWAY SHOULD BE SLOPED \DRAIN PIPE SURROUNDED BY DOWN TOWARDS THE FACE CLEAN WASHED 3/4”DRAIN BEING PROTECTED POINT OF DISCHARGE (TYP.) NOT TO SCALE ROCKERY NOTES: 1.ROCKERY CONSTRUCTION SHALL BE COMPLETED IN ACCORDANCE WITH THE ASSOCLA.TION OF ROCKERY (ARC)CONTRACTORS GUIDELINES. 2.ROCK USED MUST MEET THE REQUIREMENTS FOR ROCK QUALITY SPECIFIED IN SECTIONS 9-13.7(1) OF THE WSDOT STANDARDS SPECIFICATIONS (2004). 3.ALL CAP ROCKS MUST BE SECURE AND NOT ABLE TO BE DISLODGED BY HAND. SLIDEOUTPUT Advance Outwash a 120 Mohr-Coulomb 0 38 None 0 New Structural Fill 125 Mohr-Coulomb 0 34 None 0 Rockery Rocks 125 Mohr-Coulomb 75 45 None 0 Pmd Forest Terrace OX Post Construction -Various Limits ‘j e tfl FJ t’cawnBy C Decker 1 192 Terra Associates,Inc UDE1N1PRETLOt6 6/8/2018,3:14:01 PM Roadway.slmd 1.392 P. Unit WeightMaterialNameColor(lbs/ft3)Strength Type Cohesion fpsf) Phi Water Ru(deg)Surface -20 0 20 40 60 80 100 120 coVA S1-NNC•0EU,>ftVftUCI-.U,ftU0U,U,Ien—I-I0V.0U2-JU,DI.ft>C0tI—C0U00U,0U,00C,,Ca0r10v-fcov-f0n.jtoSIwb4,a0609OL090OSOPOct 8/13/2018192942156.htmSlideAnalysisInformationRoadwayProjectSummaryFileName:Roadway.slmdSlideModelerVersion:8.016ProjectTitle:ForestTerraceAnalysis:PostConstruction-VariousLimitsAuthor:C.DeckerCompany:TerraAssociates,Inc.DateCreated:6/8/2018,3:14:01PMCurrentlyOpenScenariosGroupNameScenarioNameGlobalMinimumComputeTimeMasterScenarioBishopSimplified:1.224330OOh:OOm:01.48$sPostConstructionJanbuSimplified:1.274310MasterScenarioBishopSimplified:1.387200OOh:OOm:00.876sUpperSlopeConditionJanbuSimplified:1.326200MasterScenarioBishopSimplified:1.392110OOh:OOm:00.933sPostConstruction-SlopeLimitsJanbuSimplified:1.339530GeneralSettingsUnitsofMeasurement:ImperialUnitsTimeUnits:daysPermeabilityUnits:feet/secondDataOutput:StandardFailureDirection:RighttoLeftAnalysisOptionsfiIeIllC:/User&cdeckerlAppData/Locallremp/RocsciencelempSlidelnterpret_7/192942156.htm1/5 8/13/2018192942156.htmAllOpenScenariosSlicesType:VerticalAnalysisMethodsUsedBishopsimplifiedJanbusimplifiedNumberofslices:50Tolerance:0,005Maximumnumberofiterations:75Checkmalpha<0.2:YesCreatelntersliceboundariesatintersectionsYeswithwatertablesandpiezos:InitialtrialvalueofFS:1SteffensenIteration:YesGroundwaterAnalysisAllOpenScenariosGroundwaterMethod:WaterSurfacesPoreFluidUnitWeight[lbs/ft3J:62.4Usenegativeporepressurecutoff:YesMaximumnegativeporepressure[psf]:0AdvancedGroundwaterMethod:NoneRandomNumbersAllOpenScenariosPseudo-randomSeed:10116RandomNumberGenerationMethod:ParkandMillerv.3SurfaceOptionsfile:i/C:/User&cdeckerlAppData/Local/TemplRocscienceTempSlidelnterpret_7/192942156.htm2/5 8/13/2018192942156.htmAllOpenScenariosSurfaceType:CircularSearchMethod:AutoRefineSearchDivisionsalongslope:20Circlesperdivision:10Numberofiterations:10Divisionstouseinnextiteration:50%CompositeSurfaces:DisabledMinimumElevation:NotDefinedMinimumDepth:NotDefinedMinimumArea:NotDefinedMinimumWeight:NotDefinedSeismicLoadingAllOpenScenariosAdvancedseismicanalysis:NoStagedpseudostaticanalysis:NoMaterialsPropertyAdvanceOutwashNewStructuralFillRockeryRocksColorStrengthTypeMohr-CoulombMohr-CoulombMohr-CoulombUnitWeight[lbs/ft3]120125125Cohesion[psf]0075FrictionAngle[°J383445WaterSurfaceAssignedperscenarioAssignedperscenarioAssignedperscenarioRuValue000MaterialsInUseMaterialMasterScenario4MasterScenarioMasterScenarion//AdvanceOutwashLJ..///NewStructuralFill//RockeryRocksGlobalMinimumsfile:///C:/Users/cdecker/AppData/Local/Temp/RocscienceTempSlidelnterpret7/192942156.htm3/5 8/13/2018192942156.htmPostConstructionUpperSlopeConditionPostConstruction-SlopeLimitsMethod:bishopsimplifiedMethod:bishopsimplifiedMethod:bishopsimplifiedFS1.224330FSL3$7200FS139211072.466,47.479,61.599,Center:Center:Center:96.348144.965124.794Radius:18.656Radius:73.183Radius:49.219LeftSlipSurface88.000,LeftSlipSurface77.000,LeftSlipSurface77.000,Endpoint:86.016Endpoint:78.000Endpoint:78.047RightSlipSurface90.009,RightSlipSurface99.99$,RightSlipSurface99.991,Endpoint:90.000Endpoint:93.999Endpoint:93.995LeftSlope88.000LeftSlope77.000LeftSlope77.000Intercept:90.000Intercept:82.000Intercept:82.000RightSlope90.009RightSlope99.998RightSlope99.991Intercept:90.000Intercept:93.999Intercept:93.99510937.2..412138lb-..3232431b-ResistingMoment:lb-ftResistingMoment:ftResistingMoment:ft8933.19..297100lb-.232195IbDrivingMoment:lb-ftDrivingMoment:ftDrivingMoment:ft4.40107TotalSliceArea:61.2975ft2TotalSliceArea:73.4564ft2TotalSliceArea:ft2SurfaceHorizontal22.9978ftSurfaceHorizontal22.991ftSurfaceHorizontal2.00925ftWidth:Width:Width:SurfaceAverage2.66537ftSurfaceAverage3.19501ftSurfaceAverage2.19041ftHeight:Height:Height:Method:janbusimplifiedMethod:janbusimplifiedMethod:janbusimplifiedFS1.326200FS1.339530F51.27431075.776,66.167,Center:Center:72.466,97.626116.382Center:96.348Radius:20.063Radius:39.879Radius:18.656LeftSlipSurface71.615,LeftSlipSurface77.000,LeftSlipSurface88.000,Endpoint:78.000Endpoint:78.003Endpoint:86.016RightSlipSurface94.857,RightSlipSurface98.734,RightSlipSurface90.009,Endpoint:91.429Endpoint:93.367Endpoint:90.000ResistingHorizontal5868.21lbLeftSlope77.000LeftSlope88.000Force:Intercept:82.000Intercept:90.000DrivingHorizontal4424.84lbRightSlope98.734RightSlope90.009Force:Intercept:93.367intercept:90.000.83.0335ResistingHorizontal5518.91lbTotalSliceArea:ResistingHorizontal289.197lbft2Force:Force:SurfaceHorizontal23.2418ftDrivingHorizontal4120.03lbDrivingHorizontal226.943lbWidth:Force:Force:SurfaceAverage3.5726ftTotalSliceArea:73.9007ft2TotalSliceArea:4.40107Height:SurfaceHorizontal21.7337ftft2Width:SurfaceHorizontal2.00925ftSurfaceAverage3.40028ftWidth:Height:SurfaceAverage2,19041ftHeight:file:I//C:/Users/cdecker/AppData/Local/Temp/RocscienceTempSlidelnterpret7/J92942156.htm4/5 8/13/2018192942156.htmValid/InvalidSurfacesPostConstructioneUpperSlopeConditionPostConstruction-SlopeLimitsMethod:bishopsimplifiedMethod:bishopsimplifiedMethod:bishopsimplifiedNumberofValidSurfaces:11357NumberofValidSurfaces:6819NumberofInvalidSurfaces:22NumberofValid5984NumberofInvalidSurfaces:24Surfaces:NumberofInvalid0ErrorCodes:Surfaces:ErrorCodes:ErrorCode-112reportedforErrorCode-112reportedfor22surfacesMethod:janbusimplified24surfacesNumberofValid5984Method:janbusimplifiedMethod:janbusimplifiedSurfaces:NumberofValidSurfaces:11264NumberofInvalid0NumberofValidSurfaces:6842Surfaces:NumberofInvalidSurfaces:115NumberofInvalidSurfaces:1ErrorCodes:ErrorCodes:ErrorCode-108reportedforErrorCode-108reportedfor1115surfacessurfaceErrorCodesThefollowingerrorswereencounteredduringthecomputation:-108=Totaldrivingmomentortotaldrivingforce<0.1.Thisistolimitthecalculationofextremelyhighsafetyfactorsifthedrivingforceisverysmall(0.1isanarbitrarynumber).-112=ThecoefficientM-Alpha=cos(alpha)f1+tan(alpha)tan(phi)/F)<0.2forthefinaliterationofthesafetyfactorcalculation.Thisscreensoutsomeslipsurfaceswhichmaynotbevalidinthecontextoftheanalysis,inparticular,deepseatedslipsurfaceswithmanyhighnegativebaseangleslicesinthepassivezone.file://IC:IUser&cdeckerlAppDatalLocallTemplRocscienceTempSlidelnterpret_71192942156.htm5/5 FOREST TERRACE PRELIMINARY PLATFOREST TERRACE PRELIMINARY PLAT6/18/18RECEIVED08/02/2018 mherreraPLANNING DIVISIONEXHIBIT 14 FOREST TERRACE PRELIMINARY PLATFOREST TERRACE PRELIMINARY PLAT6/18/18RECEIVED08/02/2018 mherreraPLANNING DIVISION FOREST TERRACE PRELIMINARY PLATFOREST TERRACE PRELIMINARY PLAT6/18/18RECEIVED08/02/2018 mherreraPLANNING DIVISION May 20, 2016 AOA-4982 John Everett Denova Northwest, LLC 6830 S. 220th Street Kent, WA 98032 SUBJECT: Wetland and Stream Reconnaissance on 2611 Union Ave. NE Parcel 042305-9142, Renton, WA Dear John: On March 1, 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). The southeast corner of the site is developed with a single-family residence. The remainder of the property is undeveloped except for a large utility line corridor that traverses the far western portion of the site from south to north. The area west of the utility corridor was not reviewed as part of the reconnaissance since there was no proposed work in the vicinity of that area. Existing Conditions The project site outside of the existing residence consists of an upland forest that slopes down from south to north. Vegetation consisted primarily of a canopy of big- leaf maple (Acer macrophyllum) and Douglas fir (Pseudotsuga menziesii), with an understory dominated by snowberry (Symphoricarpos albus), Himalayan blackberry (Rubus armeniacus), Indian plum (Oemleria cerasiformis), hazelnut (Corylus cornuta), and sword fern (Polystichum munitum). No hydrophytic plant communities were observed. Borings taken throughout the site revealed high chroma, dry, non-hydric soils. In addition, there was no evidence of ponding or prolonged soil saturation on the property during a field investigation conducted during a winter of above-average precipitation. RECEIVED 02/16/2018 mherrera PLANNING DIVISIONEXHIBIT 15 John Everett May 20, 2016 Page 2 Eastern Drainage During the site review, runoff was observed discharging from the stormwater conveyance system adjacent the Sierra Heights Elementary School off-site to the south. This runoff is conveyed within a roadside ditch along the west side of Union Ave. NE prior to conveyance through a well-defined channel in the northeast portion of the subject property. Runoff within the on-site channel was observed infiltrating on the slope during the field investigation and the channel did not extend to the north property line. This drainage on the site is not mapped as a stream on the City of Renton critical area maps or on any WA State mapping system (i.e., SalmonScape or FPARS). Since the drainage does not originate from a wetland and appears to convey only artificially collected stormwater runoff it should not be regulated as a stream by the City of Renton. If you have any questions regarding the reconnaissance, please give me a call. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC John Altmann Ecologist PRELIMINARY TECHNICAL INFORMATION REPORT Forest Terrace 2611 Union Avenue N.E. Renton, Washington Prepared for: Pulte Group, Inc. 3535 Factoria BLVD S.E., #110 Bellevue, WA 98006 June 18, 2018 Our Job No. 18396 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX BRANCH OFFICES ¨ TUMWATER, WA ¨ KLAMATH FALLS, OR ¨ LONG BEACH, CA ¨ ROSEVILLE, CA ¨ SAN DIEGO, CA www.barghausen.com 06/18/18 RECEIVED 08/02/2018 mherrera PLANNING DIVISIONEXHIBIT 16 Entire Document Available in Laserfiche Submittals Folder 2940 Westlake Ave. N (Suite #200) · Seattle, WA 98109 · Phone 206.528.4670 www.tr ee solut ion s. net Project No. TS - 5487 Arborist Report TO: Pulte Group, Kyle Lublin SITE: Forest Terrace - 2611 Union Ave NE, Renton, WA 98059 RE: Tree Inventory & Assessment DATE: December 15, 2017 PROJECT ARBORISTS: Katie Hogan ISA Certified Arborist #PN-8078A ISA Qualified Tree Risk Assessor Katherine Taylor ISA Certified Arborist #PN-8022A ISA Qualified Tree Risk Assessor ATTACHED: Table of Trees; Preliminary Grading Plan: Sheet 7 Summary One-thousand and twenty-four (1024) significant trees were inventoried and assessed at the above- addressed site; thirty-three (33) of which meet Landmark status. The city of Renton defines a significant tree as any tree six (6) inches or greater in diameter at standard height (DSH), except red alder (Alnus rubra) and black cottonwood (Populus trichocarpa) which must be eight (8) inches or greater. A Landmark tree is defined as any tree thirty (30) inches DSH or greater. Twenty-seven (27) trees addressed in this report were not inventoried and assessed by Tree Solutions, Inc. These trees were collected by the land surveyor after the initial tree inventory. Thirty-two (32) trees were also assessed that are adjacent to the property and have canopies overhanging the project site. The site is 584,380 square feet (13.4 acres) and is located in an R-4 Zone within the city of Renton. Based on the Renton Municipal Code (RMC) 4.4.130, land development in R-4 Zoning is required to retain thirty (30) percent of viable significant trees on site. Thirty-nine (39) trees were determined to be potentially nonviable due to being in poor health and/or structural condition. These trees were not included in the tree retention and replacement calculations for this project but should be retained if they are in forest settings and do not present risk to the surrounding area. One-hundred and thirty-eight (138) trees are proposed for removal as part of a right-of-way (ROW) improvement requirement requested by the City. Trees removed within areas of mandatory ROW improvements do not require replacement. RECEIVED 02/16/2018 mherrera PLANNING DIVISIONEXHIBIT 17Entire Document Available in Laserfiche Submittals Folder RECEIVED 08/02/2018 mherrera PLANNING DIVISIONEXHIBIT 18 RECEIVED 08/02/2018 mherrera PLANNING DIVISION RECEIVED 08/02/2018 mherrera PLANNING DIVISION Forest Terrace Preliminary Plat Renton, WA Transportation Impact Analysis December 14, 2017 Prepared for: PulteGroup 3535 Factoria Blvd SE, Suite 110 Bellevue, WA 98006 Prepared by: TENW Transportation Engineering NorthWest 11400 SE 8th Street, Suite 200 Bellevue, WA 98004 Office: (425) 889-6747 Fax: (425) 889-8369 RECEIVED 02/16/2018 mherrera PLANNING DIVISION EXHIBIT 19 Entire Document Available in Laserfiche Submittals Folder DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 26, 2018 TO: Matt Herrera, Senior Planner FROM: Brianne Bannwarth, Development Engineering Manager SUBJECT: Traffic Concurrency Test – Forest Terrace; LUA18-000124, ECF, PP, MOD The applicant is requesting preliminary plat approval and Environmental Review (SEPA) to subdivide a 596,570 square foot (13.70 acre) site located at 2611 Union Ave NE (subject property) into 25 single-family residential lots, four (4) open space tracts, and one (1) drainage tract. The subject property is located in the Residential -4 (R-4) zoning classification and Residential Low Density Comprehensive Plan land use designation. Proposed lot sizes would range from 9,038 to 19,584 square feet with an overall density of approximately 2.14 dwellings per net acre. One (1) existing single-family residence on the subject property would be removed. Access to the site would be via a new public residential access street extending from Union Ave NE through the subject property with stubs for future connectivity along the north and western property limits. The applicant would also construct frontage improvements on Union Ave NE along the subject property and the frontage of 2623 Union Ave NE. A Lot Line Adjustment (LUA18-000125) is also under review for the subject property and the abutting 2623 Union Ave NE that would alter the abutting lot’s property lines to accommodate the proposed subdivision’s new public street alignment and frontage improvements on Union Ave NE. The proposed development would generate approximately 281 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 22 net new trips (6 inbound and 16 outbound). During the weekday PM peak hour, the project would generate approximately 26 net new trips (16 inbound and 10 outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows: EXHIBIT 20 Transportation Concurrency Test – Forest Terrace Page 2 of 3 September 12, 2018 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 201 7 is 2,104 trips, which provides sufficient capacity to accommodate 26 trips from this project. A resulting 2,078 trips are remaining. Project subject to transportation mitigation or impact fees: The project will be subject to transportation impact fees at time of building permit for the project. Site specific street improvements to be completed by project: The project will be required to complete all internal and frontage street improvements for the building prior to occupancy. Any additional off-site improvements identified through SEPA or land use approval will also be completed prior to final occupancy. Background Information on Traffic Concurrency Test for Renton The City of Renton Traffic Concurrency requirements for proposed development projects are covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement is covered in RMC 4-6-070.D, which is listed for reference: D. CONCURRENCY REVIEW PROCESS: 1. Test Required: A concurrency test shall be conducted by the Department for each nonexempt development activity. The concurrency test shall determine consistency with the adopted Citywide Level of Service Index and Concurrency Management System established in the Transportation Element of the Renton Comprehensive Plan, according to rules and procedures established by the Department. The Department shall issue an initial concurrency test result describing the outcome of the concurrency test. 2. Written Finding Required: Prior to approval of any nonexempt development activity permit application, a written finding of concurrency shall be made by the City as part of the development permit approval. The finding of concurrency shall be made by the Transportation Concurrency Test – Forest Terrace Page 3 of 3 September 12, 2018 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 acti vity 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT LUA18-000124 ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use action. Planning: (Contact: Matt Herrera, 425-430-6593, mherrera@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures s uch as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Development Engineering: (Contact: Justin T Johnson, 425-430-7291, jtjohnson@rentonwa.gov)  See Attached Development Engineering Memo August 20, 2018 Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) 1. The fire impact fees are applicable at the rate of $829.77 per single family unit. This fee is paid at building permit issuance. Credit will be granted for the removal of the one existing home. 2. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum EXHIBIT 21 ADVISORY NOTES TO APPLICANT LUA18-000124 of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. 3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150-feet of all points on the buildings. An approved turnaround is required for all dead end streets ex ceeding 150-feet in length. Maximum grade is 15%. Per city ordinance, all homes on dead end streets that exceed 500 - feet, up to 700-feet long, require all homes to be equipped with an approved fire sprinkler system. Proposed lots numbered 10, 11, 12 and 13 all require the installation of fire sprinkler systems. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. Parks Impact fee per Ordinance 5670 applies. 2. The Transmission line easement as noted on the plat is being proposed for 2 tracts of Open Space. These Tracts shall remain open for public access as people currently use this transmission line easement as a north/south walking path connecting to May Cree k to the north and Sierra Heights Park to the South. The Environmental Checklist specifes closing this trail route to the public. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 20, 2018 TO: Matt Herrera, Senior Planner FROM: Justin Johnson, Civil Engineer III, Plan Reviewer SUBJECT: Forest Terrace Preliminary Plat 2611 Union Ave NE LUA18-000124 I have completed a preliminary review of the application of the above-referenced proposal located at parcel 0423059142 and have the following comments: The applicant is proposing to subdivide the lots into 25 single family lots with tracts for drainage and open space. All existing structures on the parcels will be removed. Pipe casings are required for the portion of the new water and sewer mains that will cross over the Olympic Pipe Line’s (OPL) petroleum pipelines and under the overhead PSE electrical power transmission lines. Permits or consent agreements must be obtained from OPL and from PSE for the installation of all utilities within their easement. EXISTING CONDITIONS The Site is approximately 13.7 acres in size and is rectangular in shape. The existing site is developed with an existing single family residence and a large amount of trees located throughout the parcel. Water Water service is provided by the City of Renton. The site is in the Highlands service area in the 565’ hydraulic pressure zone. The approximate static water pressure in Union Avenue NE is 68 psi at an elevation of 408’. There is an existing 12” ductile iron dead end water main east of the site in Union Avenue NE that can deliver a maximum flowrate of 1,240 gallons per minute (gpm). Reference Project File WTR2702847 in COR Maps for record drawings. Sewer Sewer service is provided by the City of Renton. There is an existing 8” PVC sewer running from south to north in Union Avenue NE east of the site. Reference Project File WWP2702907 in COR Maps for record drawings. Wastewater in this main continues to flow approximately 300’ north to a lift station at the northern City boundary Storm Runoff along the Union Avenue NE frontage is conveyed north by a shallow ditch to the City of Renton boundary. There is an existing 12” piped storm drain along the eastern Forest Terrace Subdivision Plat – LUA18-000124 Page 2 of 6 August 16, 2018 frontage of Union Avenue NE. Reference Project File TED4002907 in COR Maps for record drawings. There is no on-site drainage system. Drainage from the site either infiltrates or sheet flows north. Slopes on the site are moderate to steep with the majority of the site sloping at 15% to 25% to the north. Some portions of the site have slopes that exceed 25%. Streets The proposed development frons Union Ave NE along the east property line. Union Ave NE is classified as a Minor Arterial. Existing right-of-way (ROW) width is approximately 60 feet. CODE REQUIREMENTS WATER 1. A new water main will be required within the new internal roadways, Road A and Road B from the existing 12” main in Union Avenue NE to the west property line of the subject property. The size of the internal water main will be a minimum of 8” and up to 12” depending on the fire flow demand of the new homes to be constructed within the development. The maximum flow rate of the internal water main will be limited to 1,240 gpm. The flow restriction is due to a 300-ft section of 8-inch water main in Union Ave NE from NE 25th St to the north property line of Sierra Heights Elementary School. If this 300-ft section of 8-inch pipe is replaced with a new 12-inch pipe, the flowrate of the existing 12-inch main in front of the subject development will increase to 3,000 gpm. Residential buildings that have over 3,600 square feet of gross building areas may have fire flow demand of 1,500 gpm or more which will require the installation of residential fire sprinkler system. Please verify with the Renton Regional Fire Authority to determine the preliminary fire flow demand and size the water main(s) accordingly to provide adequate flow to the new hydrants. A cathodic protection system and pipe casing is required for the portion of the new water main that will cross over the Olympic Pipe Line’s (OPL) petroleum pipelines and under the overhead PSE electrical power transmission lines. Permits or consent agreements must be obtained from OPL and from PSE for the installation of the water main within their easement. 2. Each new lot requires a separate 1” water service. The service line and meter will be installed by the City of Renton. A pressure reducing valve is required downstream of the meter if water pressure exceeds 80 PSI at the meter. The 2018 fee to install the service line is $2,850.00. This fee is payable at construction permit issuance. The 2018 drop-in water meter fee is $400.00 for a 3/4-inch meter or $460.00 for a 1-inch meter. This fee is payable at building permit issuance. 3. The development is subject to system development charges (SDCs) for water service. The 2018 water SDC for a lot with a 3/4" or 1” water meter is $3,727.00. SDCs are due at the time of construction permit issuance. 4. Fire hydrants per City standards shall be installed per Renton Regional Fire Authority requirements. A minimum of one fire hydrant is required within 300’ of proposed homes. There are two existing fire hydrants located along the eastern frontage of Union Avenue NE. One is located across from the proposed road (COR Facility ID HYD-NE-00567) and the other is located at the corner of Union Avenue NE and NE 27th Place (COR Facility ID HYD-NE-00984). Forest Terrace Subdivision Plat – LUA18-000124 Page 3 of 6 August 16, 2018 5. Water system improvements shall be designed in accordance with Appendix J of the City’s 2012 Water System Plan. Adequate horizontal and vertical separation between new water mains and other existing and proposed utilities (sewer lines, storm drains, gas lines, power and communication ducts) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries, or similar structures cannot be installed over the water main unless the water main is installed inside of a steel casing. 6. The water main needs to be extended to the west past the paved surface and located to the west of the proposed sidewalk. SEWER COMMENTS 1. The development is subject to system development charges (SDCs) for sewer service. The SDC for sewer service is based on the size of the domestic water service. The 2018 sewer SDC for a lot with a 3/4" or 1” water meter is $2,837.00 per lot. SDCs are due at the time of construction permit issuance. 2. The development is located in the Honey Creek Sewer Interceptor Special Assessment District (SAD). The development is subject to fees related to this SAD. A SAD fee of $250.00 will be collected for each lot. SAD fees are due at the time of construction permit issuance. 3. Each lot shall be served by a sewer main with a minimum diameter of 8”. Sewer mains and manholes shall be designed and installed in accordance with City and Department of Ecology standards. 4. Each lot will require an individual sewer service line. The service lines shall be designed and installed in accordance with the City standards. The service line shall flow by gravity to the main where possible. The minimum service line size is 6”. 5. If each lot in the development cannot feasibly be served by gravity sewer main and gravity side sewers further design coordination will be required with the City Plan Reviewer and the City’s Wastewater Utility Department. 6. The downstream lift station is appropriately sized for this development. No capacity analysis or modification to the lift station is required. 7. The existing home is served by a private on-site septic system. The septic system shall be abandoned in accordance with King County Department of Health regulations and Renton Municipal Code. 8. 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 Union Avenue NE and extending western property line for future extension by the City. The required extension of the new 8-inch sewer main from Union Ave NE into the future public ROW is shown on the conceptual utilities plan and provides the required sanitary sewer service to lots accessing off of internal project street except Lot 25 which will Forest Terrace Subdivision Plat – LUA18-000124 Page 4 of 6 August 16, 2018 connect directly into Union Ave NE. The lots accessing from NE 27th Place will obtain sanitary sewer service from the existing 8-inch sewer main within NE 27th Place. a. The sewer main needs to be extended to the west past the paved surface and located to the west of the proposed sidewalk. b. The sewer main will need to connect into MH3732 located at the center of the intersection at NE 27th Place. In order to meet flow requirements the sewer will need to be relayed along the east side of Union Ave to the lift station. STORM DRAINAGE COMMENTS 1. The development is subject to stormwater system development charges (SDCs). The 2018 stormwater SDC is $1,718.00 per lot. The SDC will be collected for each new lot. SDCs are due at the time of construction permit issuance. 2. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. 3. A preliminary Drainage Plan and Technical Information Report (TIR), dated June 18, 2018, was submitted by Barghausen Engineering with the Land Use Application. Based on the City of Renton’s flow control map, the site falls under Flow Control Duration Standards (Forested Conditions) and is located within the May Creek drainage basin. The development is subject to a Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine core requirements and the six special requirements have been discussed in the Technical Information Report. The detention, water quality and conveyance shall be designed in accordance with the RSWDM that is current at the time of the civil construction permit application. The applicant has proposed to install bypass located within Union Ave that collects the storm runoff from the south of the proposed frontage and connects to the norther Catch Basin. a. The development is proposes to install a stormwater detention vault located on the Northeast corner of the proposed development. The Storm water vault has been sized assuming that no BMP credits will be used for the individual build lots. b. The development is also proposing to install a detention pipe system within the access road located on the north end of the property. System will need to be sized in accordance with the 2017 RSWDM. c. The applicant is proposing to use a stormfilter in order for the project to meet the water quality requirements. The stormfilter is proposed within the access road along the north side of the detention vault. d. Applicant is proposing to discharge the water from the project via an 18 inch storm pipe located on the west side of Union Avenue. i. Pipe should be located within the curb line of the future roadway. Based on the proposed plans the storm line should be relocated to the east of the power poles. Forest Terrace Subdivision Plat – LUA18-000124 Page 5 of 6 August 16, 2018 e. On-site BMPs satisfying Core Requirement #9 will be required for the site. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. Applicant proposes to use bio retention facilities wherever possible in the planter strips along the onsite roadway. Perforated pipes will be installed for each of the individual lots and will be tight lined to the proposed stormwater conveyance system. i. Per the Gerotechnical report submitted by Terra Associates, Inc, Bioretention is not suitable for this site due to the limited infiltration ii. Basic dispersion may be feasible. If feasible, basic dispersion should be implemented to the maximum extent feasible which may be more than 10% of the total lot area. Feasibility of on-site BMPs for each lot will be reviewed at the time of single family building permit. The restricted footprint BMP can still be used in addition to receive the 10% lot area modeling credit when sizing the detention vault. Final TIR should clearly explain how target surfaces from plat infrastructure (road and sidewalk) are mitigated by on-site BMPs or how BMPs are infeasible for these surfaces. 4. A Geotechnical Report, dated July 19th, 2017, completed by Terra Associates, Inc. for the site has been provided. The submitted report describes two different sections of soil characteristics. The southern section consists of dense silty sands with gravel where the norther portion of the site contains medium dense to dense sand with varying amounts of silt and gravel. Based on the report the site conditions consist of type C soils as described from the International building code, which contains a low risk for seismic hazard. The Geotechnical report includes multiple preventative measure that should be following during construction. Major concerns can be prevented by limiting site clearing and grading activities to dry months and limiting the area of disturbance. The Geotechnical report mentions that infiltration is not feasible due the types of soils that are located onsite, the geotech recommends that stormwater be detained to control the release of the stormwater. 5. Storm drainage improvements along all public street frontages (new internal site streets and Union Avenue NE) are required to conform to the City’s street standards. New storm drain shall be designed and sized in accordance with the standards found in Chapter 4 of the 2017 Renton Surface Water Design Manual. 6. A Construction Stormwater General Permit from the Washington Department of Ecology is required as site clearing will exceed one acre. TRANSPORTATION/STREET COMMENTS 1. The 2017 transportation impact fee is $5,430.85 per single family home. Fees are payable at the time of building permit issuance for each individual home. 2. All new internal site streets shall be designed in accordance with the residential access street standards found in RMC 4-6-060. The minimum right of way width for a residential access street is 53’. The minimum paved roadway width is 26’ which includes 2 – 10’ travel lanes and 1 – 6’ parking lane. A 0.5’ curb, 8’ planter, and 5’ sidewalk are required along both sides of the roadway. The required intersection turning radius is 25’ when intersecting with another Forest Terrace Subdivision Plat – LUA18-000124 Page 6 of 6 August 16, 2018 residential access street and 35’ when intersecting with an arterial street. Street grades shall not exceed 15%. a. Applicant will need to install a guardrail off of the north side of Road B and along the access road. b. The northside of cul-de-sac will need to maintain an 8-foot planter strip and 5 foot sidewalk to the end of the western property line. The cul-de-sac shall be located within City of Renton Right of way and shall need to be dedicated to the city. The City will be responsible for maintenance within this area and lot lines will need to be adjusted accordingly. The planter width should be maintained throughout the perimeter of the cul-de-sac. c. At the west end of the proposed Road A, a Future road connection sign will need to be installed with a permanent type 3 barricade. d. The proposed width does not include 26 feet of pavement as required. Roadway width will need to be adjusted during the civil construction permit application. e. Applicant will need to ensure that all proposed ramps are ADA compliant and should be shown on the plan set for the civil construction permit. 3. Union Avenue NE is classified as a minor arterial. Per RMC 4-6-060, the minimum right of way width for a minor arterial with four lanes is 91’. The existing right of way width is approximately 60’. The minimum paved roadway width is 54’ consisting of 4 – 11’ travel lanes and 2 – 5’ bike lanes. A 0.5’ curb, 8’ planter, 8’ sidewalk, and 2’ clear at back of sidewalk are required along each side of the roadway. A minimum 35’ curb return (turning radius) is required at the intersection with the new internal site street. A dedication of approximately 15.5’ along the Union Avenue NE frontage will be required to provide a half street right of way width of 45.5’ However, the City’s Transportation Department has determined a modified minor arterial standard is more appropriate for this portion of Union Avenue NE. The modified minor arterial standard would require a right of way width of 81’. The paved roadway width required would be 44’ consisting of 2 – 11’ travel lanes, 1 – 12’ travel lane, and 2 – 5’ bike lanes. A 0.5’ curb, 8’ planter, 8’ sidewalk, and 2’ clear at the back of sidewalk are required along each side of the roadway. A right of way dedication of approximately 10.5’ along the Union Avenue NE frontage will be required to provide a half street right of way width of 40.5’. A street modification would need to be submitted with the site plan submittal to request this modified street standard. a. Applicant has submitted a street modification that has address the concerns of the transportation division and designed a cross section consistent with what the City of Renton has outlined in the pre-application meeting. 4. A Traffic Impact Analysis (TIA) was performed by TenW on December 14th 2017. The Transportation Impact Analysis estimates an increase of 22 am trips and 26 pm trips. 5. Street lighting is required along all new internal site streets and along the Union Avenue NE frontage. Required streetlights shall be per City standards. A street lighting analysis and plan shall be submitted with the construction permit. 6. Per RMC 4-4-080, the maximum width of a single loaded garage driveway is 9’ and the maximum width of a double loaded garage driveway is 16’. If a garage is not present, the maximum driveway width is 16’. Driveways shall not be closer than 5’ to any property line. Forest Terrace Subdivision Plat – LUA18-000124 Page 7 of 6 August 16, 2018 7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. GENERAL COMMENTS 1. The fees listed are for 2018. The fees that are current at the time of the respective permit issuance will be levied. Please see the City of Renton website for the current development fee schedule. 2. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. 3. All civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 4. A separate plan submittal will be required for a construction permit for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. 5. Please see the City of Renton Development Engineering website for the Construction Permit Application and Construction Permit Process and Submittal Requirements. Please contact the City to schedule a construction permit intake meeting. 6. All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/ for more information.