HomeMy WebLinkAboutD_ERC_Report_101025_v1CITYOFDEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTENVIRONMENTALREVIEWCOMMITTEEREPORTERCMEETINGDATE:May2,2016ProjectName:SenzaLakeviewPreliminaryPlatProjectNumber:LUA16-000165,ECF,PP,SMProjectManager:ClarkH.Close,SeniorPlannerOwner:lCapLakeview,LLC,3535FactoriaBlvdSE,Suite500,Bellevue,WA98006Applicant/Contact:JamieSchroeder,PE,CPHConsultants,11431WillowsRdNE,Suite120,Redmond,WA98052ProjectLocation:3907ParkAveN,RentonWA98056ProjectSummary:TheapplicantisrequestingPreliminaryPlat,SEPAEnvironmentalReviewandaShorelineSubstantialDevelopmentPermitforapprovalofa17-lotsubdivision.The3.83acresiteislocatedat3907ParkAveNwithintheResidential-6zoningdistrict.Theparcelsareproposedtobedividedinto17residentiallots,awaterqualitytract,andanopenspacetract.Thevaulttract,locatedatthenorthwestcornerofthesitewoulddischargetotheCitystormwatersystemandeventuallyflowtoLakeWashingtonroughly1/8miledownstream.Theapplicantwoulddedicate27,507sfforpublicright-of-waytoservethenewlots.Theproposedlotswouldrangeinsizefrom7,000sfto9,531sfwithanaveragelotsizeof7,470sf.Theplatwouldresultinanetdensityof5.3du/ac.TheprojectsiteisfrontedbyN40thSttothenorth,ParkAveNtotheeast,andLakeWashingtonBlvdNtothewest.Accesstothesitewouldbegainedbyanewpublicroadway(RoadA)offofN40thSt.Therearemoderatelandslidehazardsandsteepslopesmappedinthearea.FrontageimprovementsalongLakeWashingtonBlvdNarewithin200ftofLakeWashingtonortheregulatedshoreline(LakeWashingtonReachD).Therearenoknownindicationsofunstablesoilsintheimmediatevicinityofthesite.Soilsconsistofmediumdensetodense,siltysandwithgravelconsistentwithVashontill.Thesiteslopesgenerallyeasttowestacrossthepropertyatslopesrangingfrom1-40%withatotalfallofapproximately70ft.Theexistinghomeshavebeenorareinvariousstagesofbeingdemolished.Theapplicanthasproposedtoretainfive(5)ofthe40significanttreesonsite.TheapplicanthassubmittedaTechnicalInformationReport,ArboristReport,TrafficAssessment,andaGeotechnicalEngineeringStudywiththeapplication.SiteArea:166,835SF(3.83acres)STAFFStaffRecommendsthattheEnvironmentalReviewCommitteeissueaRECOMMENDATION:DeterminationofNon-Significance-Mitigated(DNS-M).ERCREPORT16-000165
CityofRentonDepartmentofCommunity&EconomicDevelopmentSENZALAKEWEWPRELIMINARYPLATReportofMay2,2016EnvironmentalReviewCommitteeReportLUA16-000165,ECF,PP,SMPage2of10ProjectLocationMap:PARTONE:PROJECTDESCRIPTIONIBACKGROUNDTheapplicantisrequestingPreliminaryPlatapprovalandEnvironmental(SEPA)Reviewforthesubdivisionoffourparcelstotaling3.83-acrelocatedat3907ParkAveN,withintheNWY4ofSection32,Township24North,Range5East,W.M.(Exhibit3).Thespecificparcelnumbersare334270-0415,-0420,-0425,and-0427.Theprojectsiteformerlyconsistedofthree(3)singlefamilydwellingswithavarietyoflandscaping.Thesiteisproposedtobesubdividedinto17singlefamilyresidentiallots,associatedroadandutilityimprovements,awaterqualitydrainagetract,andanopenspacetract(Exhibits2,6,7,&8).ThedrainagetractwouldconsistofawaterqualityStormfiltercartridgevaulttotreatrunoffinthenorthwestcornerofthesite.Thesubjectsiteisborderedbysingle-familyhomesaroundallsidesoftheproperty.LocatedtothenorthofthesiteisN40thSt,ParkAveNistotheeast,andLakeWashingtonBlvdNistothewest.Table1.SurroundingLandUseandZoningLocationComprehensiveLandUseZoningSiteResidentialMediumDensity(RMD)Residential-6DwellingUnitsPerNetAcre(R-6)NorthResidentialMediumDensity(RMD)Residential-6DwellingUnitsPerNetAcre(R-6)SouthResidentialMediumDensity(RMD)Residential-6DwellingUnitsPerNetAcre(R-6)EastResidentialMediumDensity(RMD)Residential-6DwellingUnitsPerNetAcre(R-6)WestResidentialMediumDensity(RMD)Residential-6DwellingUnitsPerNetAcre(R-6)The3.83-acreprojectsiteislocatedwithintheResidential-6(R-6)dwellingunitspernetacrezoningclassification.Thenetdensityoftheprojectis5.3dwellingunitspernetacre(17/3.2netacres=5.3du/acre)andthe17lotswouldrangeinsizefrom7,000squarefeetto9,531squarefeetwithanaveragelotsizeof7,470squarefeet(Exhibit2).TheproposedaccesstoeachlotwouldbefromeitherN40thSt,ParkAveN,RoadA,orRoadBwhichterminatesinahammerheadturnaround.ERCREPORT16-000165
CityofRentonDepartmentofCommunity&EconomicDevelopmentEnvironmentalReviewCommitteeReportSENZALAKEVIEWPRELIMINARYPLATLUA16-000165,ECF,PP,SMReportofMay2,2016Page3of10Thepropertiesmostrecentlyhadthree(3)singlefamilyhomes.Theexistinghomeshavebeenorareinvariousstagesofbeingdemolishedunderthree(3)separatedemolitionpermitsissuedFebruary2016.Accesstothesitewouldbeprovidedviaanewroad,nearthecenterofthesite,whichwouldextendfromN40thSttothesouthpropertyline(RoadA)andtheconstructionofasecondnewroad(RoadB)runningwestofRoadAandendinahammerheadturnaround.NearthesouthendofRoadA,theroaddeadendsneartherearyardof3901ParkAveN,approximately317southofN40thSt.Theapplicantisproposinga47-footwidemodifiedlimitedresidentialaccessroadforroadsAandB.TheendofRoadBincludesa20-footwidehammerheadturnaround.FromcenterlineofRoadAtothecenterlineofthehammerhead,RoadBmeasuresapproximately160inlength.ThedeadendstreetwouldbedesignedpursuanttoRMC4-6-06HDeadEndStreetsorgrantedaroadmodificationfromtheRentonMunicipalCodebytheRentonHearingExaminer.TheproposedsubdivisionwouldincludefrontageimprovementsonLakeWashingtonBlvdN,N40thSt,andParkAveNtowidenandaddconcreteverticalcurb,gutter,sidewalk,andplanterstrip.Aright-of-way(ROW)dedicationandhalf-streetfrontageimprovementsofLakeWashingtonBlvdN(aCollectorArterialRoad)andN40thSt(aCollectorArterialRoad).Theapplicantisproposing7feetofdedicationalongParkAveN.TheimprovementsandROWdedicationwouldaddupto27,507squarefeet.Theremaining3.2acreswouldbethedevelopedsitewhichwouldconsistofhomes,driveways,andlandscaping.ThedevelopedsitewouldprovideBasicWaterQualitytreatmentinadditiontoLevel1(i.e.basic)flowcontrolperthe2009KCSWDM’.WaterqualitystormvolumesareproposedtobetreatedwithaContechStormFiltervaultinthenorthwestcornerofthesite.Thepropertyincludes40significanttreescomprisedofamixtureofnativespeciesandplantedornamentalsspecies.Thesitegenerallyslopesfromeasttowestacrossthepropertywithatotalfallofapproximately70feet(Exhibit4).AccordingtotheGeotechnicalStudypreparedbyEarthSolutions,NW(Exhibit11),thenativesoilsencounteredatthetestpitlocationswereconsistentprimarilywiththemakeupofVashontillandpossessalowsusceptibilitytolandslideactivity.Thegeotechnicalstudyfoundthattheproposedresidentialdevelopmentisfeasiblefromageotechnicalstandpoint.PARTTWO:ENVIRONMENTALREVIEWIncompliancewithRCW43.21C.240,thefollowingenvironmental(SEPA)reviewaddressesonlythoseprojectimpactsthatarenotadequatelyaddressedunderexistingdevelopmentstandardsandenvironmentalregulations.A.EnvironmentalThresholdRecommendationBasedonanalysisofprobableimpactsfromtheproposal,staffrecommendsthattheResponsibleOfficiaIs:IssueaDNS-Mwitha14-dayAppealPeriod.B.MitigationMeasures1.ProjectconstructionshallberequiredtocomplywiththerecommendationsincludedintheGeotechnicalEngineeringReport,preparedbyEarthSolutionsNW,LLCdatedSeptember17,2015oranupdatedreportsubmittedatalaterdate.2.TheapplicantshallinstallafishexclusiondeviceattheoutfalltoLakeWashingtoninaccordancewithstandardssetforthintheWDFWdocumentFishProtectionScreenGuidelines‘2009KingCountySurfaceWaterDesignManualandthe2009CityofRentonAmendmentstotheKCSWDM,Chapter1and2.FRCRFPflRTic-nnnic
CityofRentonDepartmentofCommunity&EconomicDevelopmentEnvironmentalReviewCommitteeReportSENZALAKEVIEWPRELIMINARYPLATLUA6-000165,ECF,PP.SMReportofMay2,2016Page4of10forWashingtonState(writtenbyBatesandNordlund,2001).AfinaldetailedfishexclusiondevicemustbesubmittedandapprovedbythePlanReviewProjectManagerpriorconstructionpermitissuance.3.IfanyNativeAmericangrave(s)orarchaeological/culturalresources(Indianartifacts)arefound,allconstructionactivityshallstopandtheowner/developershallimmediatelynotifytheCityofRentonplanningdepartment,concernedTribes’culturalcommittees,andtheWashingtonStateDepartmentofArcheologicalandHistoricPreservation.C.ExhibitsExhibit1ERCReportExhibit2SenzaLakeviewPreliminaryPlatPlanExhibit3NeighborhoodDetailMapExhibit4TopographyMapExhibit5PreliminaryLandscapingPlan(Sheets1-5)Exhibit6PreliminaryGradingPlanExhibit7PreliminaryUtilityPlanExhibit8PreliminaryDrainageControlPlanExhibit9PreliminaryRoadProfilesExhibit10PreliminaryRoadSectionsExhibit11GeotechnicalEngineeringStudypreparedbyEarthSolutionsNW,LLC(datedSeptember17,2015)Exhibit12PreliminaryTechnicalInformationReportpreparedbyCPHConsultants(datedFebruary25,2015)Exhibit13TripGenerationandTrafficAssessmentpreparedbyTransportationEngineeringNorthWest(TENW)(datedFebruary18,2016)Exhibit14ArboristReportpreparedbyAmericanForestManagement(AFM)(datedFebruary9,2016)Exhibit15CriticalAreasDeterminationReportpreparedbyWetlandResources,Inc.(datedApril5,2016)Exhibit16ResponsetoWDFWCommentspreparedbyWetlandResources,Inc.(datedApril15,2016)Exhibit17ConstructionMitigationDescriptionExhibit18AdvisoryNotestoApplicantD.EnvironmentalImpactsTheproposalwascirculatedandreviewedbyvariouscitydepartmentsanddivisionstodeterminewhethertheapplicanthasadequatelyidentifiedandaddressedenvironmentalimpactsanticipatedtooccurinconjunctionwiththeproposeddevelopment.Staffreviewershaveidentifiedthattheproposalislikelytohavethefollowingprobableimpacts:1.EarthImpacts:AGeotechnicalEngineeringStudypreparedbyEarthSolutionsNW,LLC(datedSeptember17,2015;Exhibit11)wassubmittedwiththeprojectapplication.Accordingtothesubmittedstudy,theexistingtopographicreliefacrossthesite,anticipatedgradecutsontheorderof10to15feetwouldbenecessarytoachievethevaultfoundationsubgradeelevation.Retainingwallsorrockerieswouldbeincorporatedintothefinaldesigntoaccommodategradetransitions,asFRRPPflRT1cnnnh,c
CityofRentonDepartmentofCommunity&EconomicDevelopmentEnvironmentalReviewCommitteeReportSENZALAKEVIEWPRELIMINARYPLATLUA16-000165,ECF,PP,SMReportofMay2,2016Page5of10necessary.ThesitetopographyascendsrelativelygentlyfromLakeWashingtonBlvdNtotheeastwithanestimatedtotalelevationchangetobeontheorderof70feetacrossthesite.Thesteepestslopeidentifiedbytheapplicantwasapproximately40percent.Theapplicantindicatesthattheestimatedquantitiesforstructuralfillonsitewouldbeapproximately6,950cubicyardsofcutand10,600cubicyardsoffillwouldberequiredfortheconstructionofrequiredplatimprovementsandnewsinglefamilyresidences.Temporaryerosionandsedimentationcontrolmeasureswouldbeimplementedduringconstructionincluding,butnotlimitedto,BestManagementPractices(BMPs)suchassitepreparationandgradingduringthedriersummerandearlyfallmonths,installingsiltationcontrolfencingaroundtheworkareas,andestablishingaquarryspallconstructionentrancesinaccordancewithCityofRentonrequirements(Exhibit17).Atotalofnine(9)testpitstoapproximatedepthsofsixtotenfeetbelowexistingsitegradesfTP-ithroughTP-9)wereexcavatedacrosstheprojectsitewithaminitrackhoe.Topsoilwasencounteredwithintheupper4to13inchesofexistinggradesatthetestpit(TP)locationswithanestimatedaveragethicknessofnineinchesacrossthesite.ThefillencounteredinfouroftheTPhaddepthsontheorderoftwo(2)tosix(6)feetbelowtheexistinggroundsurface(bgs).Thefillwascharacterizedprimarilyasloosetomediumdense,siltysandinamoistcondition.Organicanddeleteriousmaterialwasgenerallyabsentwithintheobservedfilldeposits.Underlyingtopsoilandareasoffill,nativesoilsencounteredattheTPlocationsconsistedprimarilyofmediumtodense,siltysandwithgravel(USCS:SM).Densetoverydense,unweathereddepositswereencounteredbetweendepthsofaboutfivetoeightfeetbgsandnativesoilswerefoundinamoistconditiontothemaximumexplorationdepthof10feetbgs.Ingeneral,thestudyindicatesthesiteisunderlainprimarilybyaVashontill“cap,”withVashonrecessionaloutwashlikelyunderlyingthesiteatdepth.Duringthesubsurfaceexplorationtests,groundwaterseepagewasnotencountered.However,thestudyindicatesthatperchedgroundwaterseepagezonesshouldbeanticipatedwithinsiteexcavations,especiallywithindeeperexcavationsforutilitiesandthevault.PertheCityofRenton(COR)Maps,thesitecontainsmoderatelandslidehazardpotential.Accordingtothegeotechnicalengineer,thesitepossessesalowsusceptibilitytolandslideduetothemakeupofthenativesoilsbeingconsistentprimarilywithVashontill.Therelativedensityandconsistencyofthenativesitesoilsatdepth,theabsenceofexcessivesoildisturbancewithinnativedeposits,andtheabsenceofauniformlyestablishedgroundwatertableweretheprimarybasesfortheclassification.Thegeotechnicalreport,statesthattheconstructionwouldnotincreasethethreatofthegeologichazardtoadjacentpropertiesbeyondexistingconditions.Constructionoftheproposedresidentialdevelopmentisfeasiblefromageotechnicalstandpoint.Theproposedresidentialbuildingscanbesupportedonconventionalcontinuousandspreadfootingsbearingoncompetentnativesoils,recompactednativesoils,ornewstructuralfill.Thegeotechnicalengineeranticipatesremedialactivitieswhereexistingfillsand/orhighlyorganicdepositsareencounteredatfoundationsubgradeelevations.Inaddition,competent,densetoverydense,undisturbeddepositswouldbeencounteredwithinexcavationsatdepthforthevaultfoundationsubgradeelevation.Nativesoilsarenotanticipatedtoaccommodatelarge-scaleorfullinfiltrationfacilitydesign;however,nativesoilsareagoodcandidateforlimitedinfiltrationand/orbioretentionapplications.Theprimarygeotechnicalconsiderationssubmittedgeotechnicalreportincludefoundationsupport,slab-on-gradesubgradesupport,thesuitabilityofusingonsitesoilsasstructuralfill,andconstructionofthevault.StaffrecommendsasaSEPAmitigationmeasurethatprojectPRcRFPORTic-nnnhcc
CityofRentonDepartmentofCommunity&EconomicDevelopmentEnvironmentalReviewCommitteeReportSENZALAKEVIEWPRELIMINARYPLATLUA6-000165,ECF,PP.SMReportofMay2,2016Page6of10constructionberequiredtocomplywiththerecommendationsfoundintheGeotechnicalEngineeringStudypreparedbyEarthSolutionsNW,LLC(datedSeptember17,2015).MitigationMeasures:ProjectconstructionshallberequiredtocomplywiththerecommendationsfoundintheGeotechnicalEngineeringStudypreparedbyEarthSolutionsNW,LLCdatedSeptember17,2015oranupdatedreportsubmittedatalaterdate.Nexus:StateEnvironmentalPolicyAct(SEPA)EnvironmentalReview;RMC4-4-060Grading,ExcavationandMiningRegulations2.Watera.Wetlands,Streams,LakesImpacts:Publiccommentwasreceivedbystaffthatindicatedthepresenceofawetlandonthesubjectpropertyorimmediatelyadjacenttothesite.ACriticalAreasDeterminationReportwaspreparedbyWetlandResources,Inc.(datedApril5,2016;Exhibit15)toperformawetlanddeterminationwithinandsurroundingthesite.Basedonafieldinvestigationandexistingavailableonlineresources,nowetlandsorstreamswereidentifiedbytheEcologisteitherwithintheboundaryoftheinvestigationareaorwithinthesurrounding200feet.OneobservedareaofconcernwaswithacombinationofreedcanarygrassandHimalayanblackberrywithsporadicwillow,butwasfoundtonotmeetthecriteriaforhydrophyticvegetationandthereforedidnotmeetthedefinitionofwetland.AccordingtotheCityofRentonCORMapstherearenoonsiteorimmediatelyoff-sitewetlands,streamsorbuffetsonthesubjectparcel.SoilpitsexcavatedwerefoundtobefreeofgroundwaterseepageandthenativesoilswereconsistentprimarilywithVashontill,whichischaracterizedtypicallyasacompactdiamictofsilt,sand,andsubroundedtowell-roundedgravel.Ironoxidestainingwasobservedwithintheupper,weathereddepositsatvaryingdepthsbetweentwotofourfeetbgs.Again,nogroundwaterseepagewasencounteredbythegeotechnicalengineerduringsubsurfaceexplorations.MitigationMeasures:Nofurthermitigationrequired.Nexus:Notapplicableb.StormWaterImpacts:TheapplicantsubmittedaPreliminaryTechnicalInformationReport(TIR),preparedbyCPHConsultants(datedFebruary25,2015;Exhibit12).AccordingtotheTIR,theprojectisrequiredtoprovideBasicWaterQualitytreatmentinadditiontoLevel1(i.e.,basic)flowcontrolpercurrentCityofRentonsurfacewaterstandards,includingrecentadoptionofthe2009KingCountySurfaceWaterDesignManualandtheCORAddendumtothatmanual(KCSWDM).WaterqualitystormvolumesareproposedtobetreatedwithaContechStormFiltervaultinthenorthwestcornerofthesite.Aseriesofonsitecatchbasininletsandundergroundpipeswouldcollectandconveysurfacewaterrunoffwesterlywithinproposedroadright-of-wayforthemajorityofthedevelopedsitetotheContechStormFilterforwaterqualitytreatment.ThesitequalifiesfortheDirectDischargeExemptionastheflowpathfromtheprojectsitedischargepointislessthanahalfmiletothe100yearfloodplainofLakeWashington.Allofthestormwaterrunofffromtheimprovedsitewillbecollected,controlled,andreleasedtotheexisting1$”concretepipelocatedattheintersectionofLakeWashingtonBlvdNandN40thSt.Theoutfallisanopen30-inch-diameterductileironpipethatwasconstructedwithriprapattheoutfalllocationtolimitbankerosionin2007aspartoftheBarbeeMillsubdivision.Basedonordinaryhighwatermark(OHWM)delineation,theinvertelevationofthepipeislowerthantheOHWMofLakeWashingtonandisarPDflPT1(Jl)fl1
CityofRentonDepartmentofCommunity&EconomicDevelopmentEnvironmentalReviewCommitteeReportSENZAMKEWEWPRELIMINARYPLATLUA6-000165,ECF,PP,SMReportofMay2,2016Page7of10currentlyfish-passable(Exhibit16).WAC222-66-260regulatesoutfallswhenscouringorbankerosionwouldnegativelyimpactfishhabitat.Therefore,theapplicationwouldberequiredtorelocatetheoutfallabovetheOHWMforLakeWashingtonoroutfittheoutfallwithadevicetoprevententryoffish.Theappropriateexclusiondevicecouldeitherbeascreenattheoutfall,atideflexduckbillvalve,oratidegate.StaffrecommendsasaSEPAmitigationmeasurethatprojectinstallafishexclusiondeviceattheoutfalltoLakeWashingtoninaccordancewithstandardssetforthintheWDFWdocumentFishProtectionScreenGuidelinesforWashingtonState(writtenbyBatesandNordlund,2001).AccordingtotheEcologist,theoutfallcurrentlymeetsthestandardssetforthinWAC222-60-260forbankerosion,sonoadditionalprotectionfrombankerosionisproposed.AccordingtotheTIR,itwasdeterminedthattheexistingstormwatersystemcansafelyandeffectivelyconveytheincreasedrunoffforthe100yearstormeventgeneratedbytheadditionalimperiousareasfromtheprojectsitewithoutovertopping.Asaresult,noflowcontrolfacilitieswereproposedforthisprojectandtherunoffwoulddischargedirectlytoLakeWashington.ThereareexistingstormwatermainslocatedinLakeWashingtonBlvdN,N40thStandParkAveN.EvaluationandinclusionofaBMP’swouldbeaccomplishedatfinalengineering.Thesubmittedgeotechnicalreportidentifiesthesoilsasfill(characterizedasloosetomediumdense),unweathereddeposits(densetoverydense),andnativesoils(mediumtodense)notsupportiveoflarge-scaleorfullinfiltrationfacilitydesign;however,nativesoilsareagoodcandidateforlimitedinfiltrationand/orbioretentionapplications(Exhibit11).MitigationMeasures:TheapplicantshallinstallafishexclusiondeviceattheoutfalltoLakeWashingtoninaccordancewithstandardssetforthintheWDFWdocumentFishProtectionScreenGuidelinesforWashingtonState(writtenbyBatesandNordlund,2001).AfinaldetailedfishexclusiondevicemustbesubmittedandapprovedbythePlanReviewProjectManagerpriorconstructionpermitissuance.Nexus:WAC222-66-260,FishProtectionScreenGuidelinesforWashingtonState,RMC4-3-090ShorelineMasterProgramRegulations,RMC4-3-050CriticalAreasRegulations.3.TreesandVegetationImpacts:Thepropertyiscoveredwithamixtureofdomesticlandscapingandornamentallandscapingsurroundingtheoldhomesites,abandonedpasture/lawnareasconsistingofreedcanarygrassandHimalayanblackberry,andsporadicpatchesofnativevegetationincludingwesternredcedarandwillows.Severallargertreesarelocatedaroundtheformerresidencesatthesouthernportionoftheprojectsite,includingColoradobluespruce,Ponderosapine,apple,Europeanwhitebirch,redwood,andmultipleredalders(Exhibit5).TheArboristReportidentified40significanttreesontheparcelsproposedtobedeveloped(Exhibit14).Five(5)ofthe40treeswereclassifiedaspoorordangerousandnine(9)treeswerelocatedwithintheproposedroadnetwork.Thenetnumberoftreesforthisdevelopmentwasdeterminedtobe26.Theaveragesizeofthetrunkatdiameteratbreastheight(DBH)forthe26viabletreesis15inches(15”)withthelargesttree,aredwoodat56”DBH,locatedsouthoftheproposedhammerheadroad.Theminimumtreeretentionrequirementisthirtypercent(30%)intheR-6zone.Afterstreetandcriticalareadeductions,theapplicantisproposingtoretainfive(5)ofthepotential26healthytreesor5oftherequired8trees.Treesrequiredtoberetained(i.e.,protectedtrees),wouldberequiredtoerectandmaintainasixfoot(6’)highchainlinktemporaryconstructionfencearoundthedriplineofanytree.FRCRFPflRTic-nnflicc
CityofRentonDepartmentofCommunity&EconomicDevelopmentEnvironmentalReviewCommitteeReportSENZALAKEVIEWPRELIMINARYPLATLUA16-000165,ECF,PP.SMReportofMay2,2016Page8of10Theapplicantisproposingtoreplantthesubdivisionwith90newtreesincluding19autumnbrillianceserviceberry,27chanticleerfloweringpear,27chancellorlinden,1shorepine,and16excelsawesternredcedar.Theseproposedonsitereplacementtreesexceedtheminimumrequiredreplacementinches,12inches(12”)foreverytreethatwasunabletoberetained,or36inches(12”)forthisproject.WherethereisinsufficientROWspaceornopublicfrontage,streettreesarerequiredinthefrontyard(s).Afinaldetailedlandscapeplanmustbesubmittedandapprovedpriortoissuanceofthestreetandutilityconstructionpermits.TheapplicantisalsoproposingtoretaintheexistinglandscapingwithintheopenspacetractbehindorwestofLots4-6.Nonewlandscapingisproposedoverthestormtractortheopenspacetract.MitigationMeasures:Nofurthermitigationrequired.Nexus:Notapplicable4.HistoricandCulturalPreservationlmpacts:AvillageoftheDuwamishtribewasprobablylocatedinthevicinityofthesite,nearthePanAbodeproperty,whichisupstreamofthecurrentmouthofMayCreek.TheareanearthesubjectsiteiswithintheterritoryoftheDuwamish,aSalish-speakinggrouppredominantintheSeattlearea.TheDuwamishlivedincedarlonghousesinvillageslocatedonmostofthelargerbodiesofwaterinthecentraltosouthernportionoftheSeattlearea(ElliottBay,LakeWashington,LakeUnion,SalmonBay,andontheDuwamish,Green/White,andCedar/BlackRivers.HistoricallytheparcelsmayhavebeeninfluencedbyfluctuationsinlakelevelsovertimeduetoearthquakesandtheloweringofLakeWashingtonapproximatelynine(9)feetfollowingconstructionoftheHiramChittendenLocksandtheopeningoftheLakeWashingtonShipCanalin1916.DevelopmentwithinthevicinityofMayCreekandLakeWashingtonaremorelikelytobesiteswheresignificanthistoricand/orculturalresourceswouldbefound,andthesubjectdevelopmenthasindicatedthatsitegradingwouldbeconducted.Therefore,staffrecommendsamitigationmeasurethatrequirestheapplicantand/ordevelopertostopworkandimmediatelynotifytheCityofRentonplanningdepartment,concernedTribes’culturalcommittees,andtheWashingtonStateDepartmentofArcheologicalandHistoricPreservationifanyNativeAmericangrave(s)orarchaeological/culturalresources(Indianartifacts)arefound.MitigationMeasures:IfanyNativeAmericangrave(s)orarchaeological/culturalresources(Indianartifacts)arefound,allconstructionactivityshallstopandtheowner/developershallimmediatelynotifytheCityofRentonplanningdepartment,concernedTribes’culturalcommittees,andtheWashingtonStateDepartmentofArcheologicalandHistoricPreservation.Nexus:SEPAEnvironmentalRegulations5.TransportationImpacts:PrimaryaccesstothesitewouldbeprovidedviaanewproposedmodifiedlimitedresidentialaccessroadfromonN40thSt,asshowninthepreliminarysiteplan(Exhibit2).Thepreliminaryroadprofilesandroadsections(Exhibits9&10)proposeexistingandproposedgradingandroadimprovementswithinthefourroads(LakeWashingtonBlvdN,N40thSt,ParkAveN,andRoadsA&B).LakeWashingtonBlvdNisclassifiedasaCollectorArterialRoadandtheexistingROWwidthisapproximately60feet.TomeettheCity’scompletestreetstandards,RMC4-6-060hasaminimumROWwidthof83feetforCollectorArterialRoadwith0.5-footwidecurbs,8-footwidelandscapedIC,,rir1c
CityofRentonDepartmentofCommunity&EconomicDevelopmentEnvironmentalReviewCommitteeReportSENZALAKEWEWPRELIMINARYPLATLUA6-000165,ECF,PP,SMReportofMay2,2016-Page9oflOplanters,and8-footwidesidewalks.Inordertobuildthisstreetadedicationof11.5feetofROWwouldberequired.Thetransportationsection’splanforthestreetincludesahalf-streetcrosssectionthatincludes36feetpavedwidth,0.5-footwidecurbs,8-footwideplanters,8-footwidesidewalks.Thiscanbeachievedinatotalrightofwaywidthof69feet.Inordertobuildthisstreetsection,approximately4.5feetofROWwouldberequiredtobededicatedtotheCityalongtheprojectsideofLakeWashingtonBlvdN.IfparkingisrequiredforthedevelopmentalongLakeWashingtonBlvdN,additionalROWdedicationwouldberequired.ApprovalofastreetmodificationrequestwouldberequiredtoreducethewidthoftheROWdedicationfrom11.5to4.5feet.Accesstotheexistingbikelane(s)alongLakeWashingtonBlvdNwouldberequiredtobemaintainedthroughoutconstruction.Ifnecessary,adetourrouteshallbeprovided.N40thSt,locatedalongthenorthpropertylines,isclassifiedasaCollectorArterialRoadwithapproximately60feetofROW.TomeettheCity’scompletestreetstandardsforcollectorarterialstreets,theminimumROWwidthwouldbe83feetrequiringROWdedicationofupto11.5feet.TheCityestablishedstreetsectionforN40thSt,whichshallbeinstalledbythedeveloperaspartoftheproposedshortplat,wouldinclude36feetpavedwidth,0.5-footwidecurbs,8-footwideplanters,8-footwidesidewalks.ThiswouldresultinatotalROWwidthof63feet.Tobuildthisstreetsection,1.5feetofadditionalROWdedicationwouldberequiredtobededicatedtotheCity.Inaddition,parkingwouldnotbeallowedwithinthedevelopment(RoadsA&B).On-streetparkingcouldbeprovidedalongthesouthsideofN40thSttoincludeone6footparkinglanewithnoadditionalROWdedicationabovethe1.5feet.ApprovalofastreetmodificationrequestwouldberequiredtoreducethewidthoftheROWdedicationfrom11.5to1.5feet.TheproposeddevelopmentalsofrontsParkAveNalongtheeastpropertylines.ParkAveNisclassifiedasaCollectorArterialRoadwithanexistingROWwidthofapproximately50feet.TomeettheCity’scompletestreetstandardsforcollectorarterialstreets,theminimumROWwidthwouldbe83feetrequiringROWdedicationofupto16.5feet.TheCityestablishedstreetsectionforParkAveN,whichwouldberequiredtobeinstalledbythedeveloperaspartoftheproposedshortplat,wouldincludeapavementwidthof36feet,8footplantingstrips,5footsidewalks,and0.5footcurb.ThiswouldresultinatotalROWwidthof63feet,requiting6.5feetofROWdedication.On-streetparkingcouldbeprovidedalongthedevelopmentsideofParkAveNtoincludeone6footparkinglanewithnoadditionalROWdedicationabovethe6.5feet.ApprovalofastreetmodificationrequestwouldberequiredtoreducethewidthoftheROWdedicationfrom16.5to6.5feet.Twolimitedaccessresidentialroads(RoadAandRoadB)with20feetofpavedroadwaywidthandahammerheadturnaroundattheendofRoadBhavebeenproposedastheprimaryaccessfortheinternallotsofthedevelopment.Theapplicantisproposingacross-sectionthatincludesaROWwidthof47feetwith20feetofpavement,8-footwidelandscapedplanters,5-footwidesidewalks,and0.5-footwidecurbs.Theapplicanthasindicatedthattheproposed17-lotsubdivisionwouldgenerate164netnewtripsperweekday,with11ofthosetripsgeneratedduringtheAMpeakhour(3in,8out)and17duringthePMpeakhour(10in,7out)(Exhibit13).AdequatesightdistancewouldbeprovidedattheintersectionoftheproposednewStreetorwhereRoadAintersectswithN40thSt.ItisnotanticipatedthattheproposedprojectwouldadverselyimpacttheCityofRenton’sstreetsystemsubjecttothepaymentofcode-requiredimpactfeesandtheconstructionofcode-requiredfrontageimprovements(Exhibit18).Thefee,asdeterminedbytheRentonMunicipalCodeatthetimeofbuildingpermitissuanceshallbepayabletotheCity.CnrDnr1,,-r1cflr,iicc
CityofRentonDepartment01Community&EconomicDevelopmentEnvironmentalReviewCommitteeReportSENZALAKEVIEWPRELIMINARYPLATLUA16-000165,ECF,PP,SMReportofMay2,2016Page10of10AconcurrencyrecommendationwillbeprovidedinthestaffreporttoHearingExaminerbaseduponthetestofthecitywideTransportationPlan,considerationofgrowthlevelsincludedintheLOS-testedTransportationPlan,paymentofaTransportationMitigationFee,andanapplicationofsitespecificmitigation.ThedevelopmentwillhavetomeettheCityofRentonconcurrencyrequirements.MitigationMeasures:Nofurthermitigationrequired.Nexus:Notapplicable6.Fire&PoliceImpacts:PoliceandFirePreventionstaffindicatedthatsufficientresourcesexisttofurnishservicestotheproposeddevelopmentsubjecttotheconstructionofcode-requiredimprovementsandthepaymentofcode-requiredimpactfees(Exhibit18).MitigationMeasures:Nofurthermitigationrequired.Nexus:NotapplicableE.CommentsofReviewingDepartmentsTheproposalhasbeencirculatedtoCityDepartmentandDivisionReviewers.Whereapplicable,theircommentshavebeenincorporatedintothetextofthisreportand/orlistedunderExhibit18“AdvisoryNotestoApplicant.”v”CopiesofallReviewCommentsarecontainedintheOfficialFileandmaybeattachedtothisreport.TheEnvironmentalDeterminationdecisionwillbecomefinalifthedecisionisnotappealedwithinthe14-dayappealperiod(RCW43.21.C.075(3);WAC197-11-680).EnvironmentalDeterminationAppealProcess:Appealsoftheenvironmentaldeterminationmustbefiledinwritingtogetherwiththerequiredfeeto:HearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057,onorbefore5:00p.m.onMay20,2016.RMC4-8-110governsappealstotheHearingExaminerandadditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,RentonCityHall7thFloor,(425)430-6510.
CITYOFRENTONDEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTREPORTTOTHEENVIRONMENTALREVIEWCOMMITTEEEXHIBITSProjectName:ProjectNumber:SenzaLakeviewPreliminaryPlatLUA16-000165,ECF,PP,SMDateofMeetingStaffContactProjectContact/ApplicantProjectLocationMay2,2016ClarkH.CloseJamieSchroeder,PE,3907ParkAveN,SeniorPlannerCPHConsultants,11431RentonWA98056WillowsRdNE,Suite120,Redmond,_WA_98052Exhibits:Exhibit1ERCReportExhibit2SenzaLakeviewPreliminaryPlatPlanExhibit3NeighborhoodDetailMapExhibit4TopographyMapExhibitSPreliminaryLandscapingPlan(Sheets1-5)Exhibit6PreliminaryGradingPlanExhibit7PreliminaryUtilityPlanExhibit$PreliminaryDrainageControlPlanExhibit9PreliminaryRoadProfilesExhibit10PreliminaryRoadSectionsExhibit11GeotechnicalEngineeringStudypreparedbyEarthSolutionsNW,LLC(datedSeptember17,2015)Exhibit12PreliminaryTechnicalInformationReportpreparedbyCPHConsultants(datedFebruary25,2015)Exhibit13TripGenerationandTrafficAssessmentpreparedbyTransportationEngineeringNorthWest(TENW)(datedFebruary18,2016)Exhibit14ArboristReportpreparedbyAmericanForestManagement(AFM)(datedFebruary9,2016)Exhibit15CriticalAreasDeterminationReportpreparedbyWetlandResources,Inc.(datedApril5,2016)Exhibit16ResponsetoWDFWCommentspreparedbyWetlandResources,Inc.(datedApril15,2016)Exhibit17ConstructionMitigationDescriptionExhibit18AdvisoryNotestoApplicant
SURVEY DATA
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EXHIBIT 2
PTN.OF SW i1’4 OF NW i,’4 OFSEC.32,ThVP 24 N.R5E W.M,
SENZA LAKEVIEW
CITY OF RENTON KING COUNTY,WASHINGTON
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020202!’585000,15!.01145 001 ‘.2.005001 00051 00 (PH 1100551 0T5T 1,1 lLLt00002 SUC40Y
LEGAL DESCRIPTION
02 2.IS OCR 41140 0,500502 :0 1400470 II 001 00475 0,000 0,1,6005005 CC 1005 (00*704001150,
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EXHIBIT 3
PTN.OF SWI,’4 Of NWI/4 OFSEC.32.P4’P24 N,R5E WM.
SENZA LAKEVIEW
CITY OF RENTON KING COUNTY,WASHINGTON
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Gin’OF KENTON,KING COUNTY,WASHINGTON
________________
TPN 3342700415,3342700420,‘r
_____
EXHIBIT 4
BOUNDARY I TOPOGRAPHIC SURVEY
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tUtI—2.IHtmxI-IwI-I-ILiiS.pp9SENZALAKEVIEWSUBDIVISIONTREEREPLACEMENTPLAN,10PLANTINGAREASTREETFRONTAGEANDROWPLANTINGPLAN1129N40thStRENTON,WA
C00HmCoHO3z-uHz0CoH-u-DzH®®®cIt®G®a)®®®®®flIVii)®OcOCo-DrzHCI)0ImCCrmElHISENZALAKEVIEWSUBDIVISIONTREEREPLACEMENTPLAN,10PLANTINGAREASTREETFRONTAGEANDROWPLANTINGPLANll29N4OthStRENTON,WA!rIIIIII
Ej[JVMNO1N3S0VN6115,NV1dDNIINV1dMOGNV3DVINOèIdU31SjIVeiVDNIINV1U01‘NV1d1NJ33V1d3è]]i!s°NOISIAIGSflSM31A3>iVlVZN3S00I.0wI—uj<ujz-JulwzwoU-JDDU0U)Fza-III
SENZALAKEVIEWSUBDIVISIONTYPICALLOTPLANTINGPLANo01129N40thStRENTON,WA
CONSTRUCTION NOTES:
CONTRACTOR SI-IALLCOUPLETELY WiTH THE PROJECT AS wELIAS
ALL UNDERGROUND UTILITiES PRIOR TO CONSTRUCTION
AL,BEDS TO BE WEED AND DEBRIS FREE PRIOR TO SOIL PREPARATION.ALL SABLIM BEDSTOBE
I BELOW FINISHED GRADE TO ALLOW FORIOPSOIL AND MULCH
NOTEY OWNER F EXISTING SOIL CONDITIONS WILL PROVE DETEAJENTRLTO PLAINT HEALTH.
EACN AFTER SOB,PREP,SECT AS EXCESSIVECLAY SOIL RAROPAII SOIL.POOR DRAINAGE.OP
ADD AS OF SOI5O CEDAR GROVE COMPOST SAND MIX TO PLANTING BEDS ANGTTLL MOOr OR
EXISTING GOt,ADD E5 MORE INCHES SF COMPORT SAND MIX DSDTLL INTO WOE SOIL
COMPACT TO BOS TO PHERENTSE1TUNG,
AT INDIVIDUALLY PLANTED TREES OUTSIDE OF CONTIGUOUS PLANTING AREAS,STARE FLANGING
LOCATION FOR APPROTAL PRIOR TO CONSTRUCTION,CLEAR MID PREPARE RN AHEA7W IN
DIAMETER PER SOILNOXES ABODE.
PLANT TREES PER DETAIL Ml THIS SHEET PLANT SHREDS PER DETAIL #2.MLILCR PLANTING
ODDS AND IN 7W DIAMETER AREA AROUND EACH INDIVIDUAL TBEE,KEEPING BELCH W FROM
TRUNK GE TREE.
MULCH TO BE FREE OF GARBAGE AND WEEDS AND RAY NOT CONTAIN EXCESSIVE RESIN,
TANNIN,ON STHER MATERIAL DETRIMENTAL TO PLANT GROWTH
GENTLY LOOSEN ROOTS OF CONTAINER STOCK THAT IS ROOTBOAND PRIOR TO PLANTING
FERTILIZE WITH RESTPAKS FERTILIZER,AVAIL HORIZON 426.B2B.4554 ONE PACKET PERT
SALLON,2 PER 2 GAL A PERT o.tAPER TREE EVENLY SPACE PACKS AAIOR4D ROOOJAIL
RB”FROM SOIL SURFACE
ALL PLANTS SHALL CONFORM TO AMERICAN STANDARD FOR NURSERY STOCK,ANLA PROVIDE
ONE HEAR WARRANTY STARTING FROM DATE OR FINALACCEFTANCE
COORDINATE ALL WORK WITH GENERAL CONIRVCTDR
PLANT OROUNDCOUERS A MINIMUM EF FROM CONCRETE OR ASPHALTSURFACES
OR PLASTIC ROOT BARRIER OETWEEN TREE AND PIPE OR PAVED SURFACE CENTER B’SECTION
ON TREE TRDNK,SETTOP DV BARR URUT TOP OF SOIL SURFACE.BELOW MUtER LEVEL SET
SHEETING OR SIUENR PROOIJCT,AUVILANLE FRARKJ MARTIN COMPANY 206523-AMMO
PLANTINGS WILL REOUIRE SUPPLEMENTAL WATER THROUGH AT LEAGTTHEIR FIRST GRDWVMG
SEASON
1”RACE SOFT RUBBER CHAIN LOCRTREETIE
WRAP AROESID EACH StAKE ANDTHEE
—PROVIDE t CLEARANCE BETWEEN CHAIN LOCETREETIE AND THEE TRIUNE
P DEL WOOD STAKES,STAKE NEXT TO ROOTBALL
o _‘‘LAYER OR MULCH PER SPECIFIDATIONS
12 FORM X WATERING RING AROUND TREE,POUTSIDE QFTREE STAKED
EXISTING SOW.iT SLOPE AT SIDES OR PLANT PIT
BACOFAL PER PLANT NOTES‘-‘---.SOIL BENEUTHTREE TO BE EXISTING SOIL OR COMPACT SO4LTO
H—THEE FETO RE THREE TIMES THE DIAMETER OF ROOTBALL
SET STAKES PARALLELTO AOJACERMT STREET
1W GREATERTRAN ROOtBALL SET THEE i ABOVE GRADE AN GROWN IN NURSERY
FIRM BACKFiLL IN PLACE AND WATER IN WELL
TREE PLANTING DETAIL N.T.S.
SECTION
FOWl W WATER BASIN
ORPLANT
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FullDocumentPREPAREDFORICAPEQUITY,LLCSeptember17,2015KevenD.Hoffmann,E.IJ.ProjectEngineerPrincipalAvailableuponRequestGEOTECHNICALENGINEERINGSTUDYPROPOSEDRESIDENTIALDEVELOPMENT3908&3916LAKEWASHINGTONBOULEVARDNORTH&3907PARKAVENUENORTHRENTON,WASHINGTONES-4088EarthSolutionsNW,LLC1805—136thPlaceNortheast,Suite201Bellevue,Washington98005Phone:425-449-4704Fax:425-449-4711TollFree:866-336-8710RaymondA.Coglas,PE.EXHIBIT11
FullDocumentCPHCONSULTANTS11431WciowsROADNE,SuITE120REDMOND,WA98052Pf425)285-2390Irt(425)285-2389www.cr3hcon5ultants.comAvailableuponRequestSENZALAKEVIEWRENTON,WASHINGTONPRELIMINARYTECHNICALINFORMATIONREPORTFebruary25,2016PreparedFortiCapLakeview,LLC3535FactoriaBlvdSE,Suite500Bellevue,WA98006PreparedBy:CPHConsultantsJomieB.Schroeder,PEBryceBessetie,EITCPHProjectNo.0139-15-001EXHIBIT12CivilEngineeringProjectManagementSitePlanningLandDevelopmentConsulting
TENWTransportationEngineeringNorthWestMEMORANDUMFullDocumentAvailableuponRequestDATE:February18,2016TO:ClarkCloseCityofRentonFROM:JeffSchrammTENWSUBJECT:TripGenerationandTrafficAssessmentfortheproposedKennydaleResidentialTENWProject#5119Thismemorandumdocumentsthetrafficassessmentconductedfortheproposed17-unitKennydaleResidentialprojectincludingaprojectdescription,tripgenerationestimate,projecttripdistribution,andimpactfeecalculation.ProjectDescriptionTheproposedKennydaleresidentialprojectsiteislocatedeastoftakeWashingtonBoulevardN,westofParkAvenueN,andsouthofNE40thStreetinRentonasshownintheAttachmentAsitevicinity.Theprojectproposes17single-familydetacheddwellingunitsonasitethatiscurrentlyoccupiedbythreesingle-familyhomes,allofwhichwouldberemoved.VehicularaccesstothesitewouldbeprovidedviaanewproposedresidentialtoadonNE4QthStreet.Fullprojectbuildoutisexpectedin2017.ApreliminarysiteplanisprovidedinAttachmentB.TripGenerationThetripgenerationestimatefortheproposedKennydaleResidentialprojectwasbasedontripratesandequationspublishedintheInstituteofTransportationEngineers(ITE)TrioGeneiafionManual,9theditionforLandUseCode(LUC)210(Single-FamilyDetachedHousing).Theweekdaydaily,AMandPMpeakhourtripgenerationestimatesassociatedwiththeproposedprojectaresummarizedinTable1.Table1TripGenerationSummaryKennydaleResidentialNetNewTripsGeneratedTimePeriodInOutTotcWeekdayDaily8282164WeekdayAMPeakHour3811WeekdayPMPeakHour10717lions889-6747ircrnsporl11400SE8IhSEXHIBIT13
FullDocumentAvailableuponRequest11415NE128StSuite110KirklandWA98034•(425)8203420•FAX(425)8203437www.arnerica;rforetrnanagernent.cornAFMAmericanforestManagementAREORISTREPORTITREEPLANFORKENNYDALEPROJECTPARCELS3342700415,--420,--425,--427RENTON,WAFebruary9,2016w1EXHIBIT14
FullDocumentVfrg’t/aMdoNre/#cIfDelineation/Mitigation/RestorationIHabitatCreation/PermitAssistanceApril5,2016CITYOFRENTONRECER/EDAPR152016AvailableuponRequest950519thAvenueSE.Suite106Everett,Washington98208(425)337-3174Fax(425)337-3045iCapEquity,LLCAtm:BarbaraRodgers10900NE8thSt,#1000Bellevue,WA98004DEVELOPMENTSERVICESRE:CriticalAreasDeterminationReportforKingCountyparcels3342700415,420,425,427INTRODUCTIONiCapEquity,LLCcontractedWetlandResources,Inc.(WRI)toperformawetlanddeterminationwithinandsurroundingtheaforementioned3.83-acreparcels,locatedintheCityofRenton,WA.Thepurposeofthevisitwastoevaluateandlocatejurisdictionalwetlandsandstreamsonandinthevicinityoftheproperty,todocumentthefindingsinabriefletter,andtoaddressoff-sitewetlandconcernsbroughtupduringtheSEPAEnvironmentalReviewpubliccommentperiod.ThesitevisitoccurredonApril,12016.AccessisfromanexistingdrivewayextendingsouthfromN40thSt.ThePublicLandSurveySystem(PLSS)locatorforthesubjectpropertyisSection32,Township24N,Range05E,W.M.Figure1:AerialOverviewoftheSubjectPropertyWetlandResources,Inc.1iCapSenzaApril7,2016WRJ#16072EXHIBIT15
FullDocumentAvailableuponRequestVandRçsoYrce.f/NcDelineation/Mitigation!Restoration/HabitatCreation!PermitAssistance950519thAvenueSE.Suite106Everett,Washington9820$(425)337-3174CtP(OFRENTONFax(425)337-3045RECEI\JEDApril15,2016APR15zo11CAPEquityLLCDEVELOPMENTAttn:BarbaraRodgersSERVICES10900NE8t11Street,#1000Bellevue,WA98004RE:“OnHold”NoticeforSenzaLakeviewPreliminaryPlat,LUA16-000165,ECF,PP,SMIntroductionWetlandResources,Inc.washiredtorespondtoarecentreviewcommentletter(OnHoldNotice,datedApril5th,2016)sentbyCityofRentonPlanningStaff(ClarkClose)toJamieSchroeder(CPHConsultants).The“onhold”letteraskstheapplicanttorespondtoWashingtonDepartmentofFishandWikilifecommentsmadeaspartoftheirreviewoftheSEPAchecklistpreparedforthisproject.WDfWmadetwosubstantivecomments,whichareparaphrasedasfollows:•ConfirmthattheoutfallmeetsWAC222-660-260rulesfortheprotectionoffishlife.•LocatetheoutfallabovetheordinaryhighwatermarkforLakeWashingtonoroutfitwithadevicetoprevententryoffish.BackgroundInformationThestormwaterplanfortheSenzaplattiesinwiththeexistingstormsystemupstreamoftheconfluencewithLakeWashington.FlowsfromtheSenzapropertywillenteranopenchannelontheeastsideofLakeWashingtonBlvdNandtravelnortheasttotheintersectionofN40t1streetandLakeWashingtonBlvdN.ThechannelentersacatchbasinandflowssubsurfacetotheconfluencewithLakeWashington,locatedinthevicinityofTract05185OTR-A.Theoutfallisan30-inch-diameterductileironpipethatwasconstructedin2007aspartoftheBarbeeMillsubdivision,andappearstobepartofthemunicipalstormsystem.FieldInvestigationOnApril12,2016,WetlandResources,Inc.visitedthelocationwheretheexistingoutfallmeetsLakeWashington.Thepurposeofthesitevisitwastodeterminetheordinaryhighwatermark(OHWM)ofLakeWashingtonrelativetotheoutfallpipethatwillconveyflowsfromtheprojectsite.IftheinvertelevationofthepipeislowerthantheelevationoftheOHWM,thenafishexclusiondevicewouldbenecessary.EXHIBIT16
SenzaLakeviewConstructionMitigationDescriptionProposedConstructionDatesGradingandroadconstructionwillstartuponapprovalofconstructionplansfallof2016.HoursofOperationforSingleFamilyConstructionSitePerCityofRenton:Monday—Friday:7am—8pmSaturday:9am—8pmSunday:NoneProposedHauling/TransportationRoutesAllequipmentmaterialsandlaborerswillenterthesiteoffN40thStreet.Adetailedhaulroutewillbeprovidedbythecontractorselectedtoconstructtheimprovements.Itisanticipatedthatthehaulroutewouldbevia1-405toExit7(NE44thStreet)westfromtheofframp.HeadingsouthwestonNE44thStreettheroadwayturnsintoLakeWashingtonBlvd,andthenN40thStreetifafewhundredfeetdowntheroadontheeastsideofLakeWashingtonBlvd.Measurestobeimplementedtominimizedust,trafficandtransportationimpacts,mud,noise,andothernoxiouscharacteristicsDust:Bestmanagementpracticeswi!Ibeusedtominimizedustontheconstructionsite.Watertrucksormeteredfirehoseswillbeusedasneededtowetdowntheareasusedbyconstructionequipment.DisturbedslopeswillbehydroseededpertheErosion/SedimentationControlPlantocontroldust.Traffic:Duringroadandbuildingconstruction,thetrafficenteringandleavingthesitewillconsistofsubcontractorsanddeliveries.Whenarrivingforwork,thesubcontractorswillbetravellingoppositethemajorityoftrafficleavingtheSenzaLakeviewNeighborhood,andmaterialsareprimarilydeliveredatoffpeakhoursduringtheday.Noneoftheseoperationsareanticipatedtohaveasignificantimpactonthepeakornon-peakhourtrafficinthearea.AnyspecialhoursproposedforconstructionorhaulingTherearenospecialhoursproposedforconstructionorhaulingwithoutpriorapprovalfromtheCityofRenton.PreliminaryTrafficControlPlanGeneralaccesstothepropertywillbefromN40thStreet.ItisanticipatedthattheexistingroadwaywillremainopenduringconstructionandaccesstothepropertiesalongN40thStreetwillbemaintained.TrafficControlisanticipatedtoconsistofoccasionalsinglelaneclosuresalongLakeWashingtonBlvd,N40thStreet,andParkAvenueN.Astandardone-lane,two-waytrafficcontrolwithflaggersmaybeusedsimilartoWSDOTPlanTC1.PreliminaryPlotApplicationPage1of1CPHProjectNo.0139-15-007EXHIBIT17
ADVISORYNOTESTOAPPLICANTLUAI6-000165ApplicationDate:Match04,2016Name:SenzaLakeview—Renton0SiteAddress:3916LakeWashingtonBlvdNRenton,WA98056-1581CommunityServicesReviewCommentsContact:LeslieBetlachI425430-6619ILBetlachrentonwa.govRecommendations:1.ParksImpactfeepetOrdinance5670applies.2.AccesstotheexistingBikeLane(s)alongLakeWashingtonBlvd.shallbemaintainedduringconstruction.Ifnecessary,coordinateandsignadetourroute.Restoretooriginal/befterconditionuponcompletion.3.Streettrees:Spacetrees50feetoncenter.Eachstreetshouldcontainadifferenttreespeciesusingtreesthatattainalargematureheight.Spacetreesnocloserthan40feetfromintersectionsandstopsignsand30feetfromstreetlights.FireReview-BuildingCommentsContact:CoreyThomasI425-430-7024Icthomasrentonwa.govRecommendations:EnvironmentalImpactComments:1.Thefireimpactfeesareapplicableattherateof$495.10persinglefamilyunit.Thisfeeispaidattimeofbuildingpermitissuance.Creditwillbegrantedfortheexistinghomestoberetained.CodeRelatedComments:1.Thefireflowrequirementforasinglefamilyhomeis1,000gpmminimumfordwellingsupto3,600squarefeet(includinggarageandbasements).Ifthedwellingexceeds3,600squarefeet,aminimumof1,500gpmfireflowwouldberequired.Aminimumofonefirehydrantisrequiredwithin300feetoftheproposedbuildingsandtwohydrantsifthefireflowgoesupto1,500gpm.Itappearsthereisadequatefireflowinthisarea.ThereisnoexistingwatermaininLakeWashingtonBoulevardNorth.2.Firedepartmentapparatusaccessroadwaysarerequiredtobeaminimumof20feetwidefullypaved,with25feetinsideand45feetoutsideturningradius.Fireaccessroadwaysshallbeconstructedtosupporta30tonvehiclewith322psipointloading.Accessisrequiredwithin150feetofallpointsonthebuildings.Approvedapparatustumaroundsarerequiredfordeadendroadsexceeding150feet.Hammerheadtumaroundsareallowedfordeadendstreetsuoto300feetlong.PlanningReviewCommentsContact:ClarkClose1425-430-7289Iccloserentonwa.govRecommendations:1.RMCsection44030.C.2limitshaulhoursbetween8:30amto3:30pm,MondaythroughFridayunlessotherwiseapprovedbytheDevelopmentServicesDivision.2.Newsinglefamilyandothernonresidentialconstructionactivitiesshallberestrictedtothehoursbetweenseveno’clock(7:00)a.m.andeighto’clock(8:00)p.m.,MondaythroughFriday.WorkonSaturdaysshallberestrictedtothehoursbetweennineo’clock(9:00)a.m.andeighto’clock(8:00)p.m.NoworkshallbepermittedonSundays.3.Withinthirty(30)daysofcompletionofgradingwork,theapplicantshallhydroseedorplantanappropriategroundcoveroveranyportionofthesitethatisgradedorclearedofvegetationandwherenofurtherconstructionworkwilloccurwithinninety(90)days.Alternativemeasuressuchasmulch,sodding,orplasticcoveringasspecifiedinthecurrentKingCountySurfaceWaterManagementDesignManualasadoptedbytheCityofRentonmaybeproposedbetweenthedatesofNovember1standMarch31stofeachyear.TheDevelopmentServicesDivision’sapprovalofthisworkisrequiredpriortofinalinspectionandapprovalofthepermit.4.ANationalPermitDischargeEliminationSystem(NPDES)permitisrequiredwhenmorethanoneacreisbeingcleared.5.Theapplicantmaynotfill,excavate,stackorstoreanyequipment,disposeofanymaterials,suppliesorfluids,operateanyequipment,installimpervioussurfaces,orcompacttheearthinanywaywithintheareadefinedbythedriplineofanytreetoberetained.6.Theapplicantshallerectandmaintainsixfoot(6’)highchainlinktemporaryconstructionfencingaroundthedriplinesofallretainedtrees,oralongtheperimeterofastandofretainedtrees.Placardsshallbeplacedonfencingeveryfiftyfeet(50’)indicatingthewords,“NOTRESPASSING—ProtectedTrees”oroneachsideofthefencingiflessthanfiftyfeet(50’).Siteaccesstoindividuallyprotectedtreesorgroupsoftreesshallbefencedandsigned.Individualtreesshallbefencedonfour(4)sides.Inaddition,theapplicantshallprovidesupervisionwheneverequipmentortrucksaremovingneartrees.7.ThispermitisshallcomplywiththeBaldandGoldenEagleProtectionAct.ThepermittedisresponsibleforadheringtotheU.S.FishandWildlifeServiceNationalBaldEagleManagementGuidelines(2007)andbryourU.S.FishandWildlifeServicepermit.EngineeringReviewCommentsContact:AnnFowlerI425-430-7382Iafowlerrentonwa.govRecommendations:IhavereviewedtheapplicationfortheSenzaLakeviewSubdivisionat3908&3916LakeWashingtonBoulevardNorthand3907ParkAvenueNorth(APN’s3342700415,0425,0420,and0427(vacantland))andhavethefollowingcomments:EXHIBIT18PLAN-PlanningReview-LandUsePolicePlanReviewCommentsContact:CyndieParksI425-430-7521Icparks@rentonwa.govRecommendations:Minimalimpactonpoliceservices.Version1IApril28,2016Ran:April28,2016Pagelof5
ADVISORYNOTESTOAPPLICANT—RentonPLAN-PlanningReview-LandUseVersion1IApril28,2016EngineeringReviewCommentsContact:AnnFowlerI425-430-7382Iafowler@rentonwa.govEXISTINGCONDITIONSWaterWaterserviceisprovidedbytheCityofRenton.SewerWastewaterserviceisprovidedbytheCityofRenton.StormTheexistingpropertiesdonotcontainstormwaterfacilities.TherearestormwatermainslocatedinLakeWashingtonBIvd,N40thStreetandParkAvenueN.CODEREQUIREMENTSWATER1TheproposedwatermainimprovementsasshownonthecompositeutilitiescivilplansubmittedwiththeLandUseApplicationwithinthesiteprovidestherequired8inchwatermainextensionintothedevelopment,connectingtheexisting12inchwatermainlocatedinN40thStreetandtheexisting8inchwatermainlocatedinaneasementalongthesouthpropertyline.StaffComments:i.Theproposalshowswaterservicelinesconnectingtolots3and4asbeingcurvedandinstalledfromthe8inchmainlocatedinRoadB.Waterservicelinesshallnotbeinstalledcurved.ii.Extendthe8inchwatermaintothenorthendofthehammerheadonRoadBandaddan8inchendcapand2inchblowoff.iii.Thewatermainextensionfromthe8inchwatermainfromthesouthpropertylineshallnotbeinstalledalongthecommonlotline.A5footoffsetfromthepropertylineisrequired.2.Installationoffirehydrantswithin300feetofeachlotisrequiredbyRentonFirePreventionDepartment.Thenumberandlocationofnewhydrantswillbedependentuponthefinishedsquarefootageofthehomes.3.Eachlotshallhaveaseparatemeter.Theprojectproposesone1inchwaterservicelineandmetertoeachlot,foratotaloffourteen(14)newdomesticwaterservicelinesandmeters(creditwillbegivenforthe(3)waterservicelinesandmetersservingtheexistingproperties).4.Thedevelopmentissubjecttoapplicablewatersystemdevelopmentchargesandmeterinstallationfeesbasedonthesizeofthewatermeters.a.Watersystemdevelopmentchargesforeachproposed1inchdomesticwaterserviceis$3,245.00permeteror$55,165.00for(17)1inchmeters.b.Aredevelopmentcreditofthewatersystemdevelopmentchargesintheamountof$3,245.00willbeappliedtoeachofthe(3)existing4inchmetersto3908and3916LakeWashingtonBlvdand3907ParkAveNiftheyareabandonedandcappedatthemainline.c.ThetotalwaterSDCfeeis$45,430.00.Thisispayableatconstructionpermitissuance.5.Waterserviceinstallationchargesforeachproposed1inchwaterserviceis$2,850.00permeter.Thetotalwaterserviceinstallationfeeis$48,450.00.Thisispayableatconstructionpermitissuance.6.Dropinmeterfeeis$460.00permeter.Thetotalwaterdropinmeterfeeis$7,820.00.Thisispayableatissuanceofthebuildingpermit.7.Additionalwatersystemdevelopmentchargesandwatermeterchargeswillapplyifalandscapeirrigationmeterisrequiredandisbasedonthesizeofthemeter.SEWER1.Thereisan8inchsanitarysewermaininParkAveN,an8inchmaininN40thStreetanda10inchmaininLakeWashingtonBlvd.Theapplicanthasproposedan8inchextensionfromthesanitarysewermaininN40thStreettoprovidesanitarysewerservicetoeachoftheinternallots.Theprojectproposestoconnectlots3through6totheexisting10inchmaininLakeWashingtonBlvd,lots14through16totheexisting8inchmaininParkAveNandlots17and18totheexisting8inchmaininN40thStreet.StaffComments:i.Eachlotshallbeservedbyanindividualsidesewer,dualsidesewersarenotallowed.ii.Thesidesewerstoservelots5and6,whichareshowntobeinstalledthroughtheOpenSpaceTract,shallbeinadedicated15footsewereasement.2.Allexistingsidesewerswillberequiredtobecutandcappedduringdemolitionoftheproperties.Newsidesewersshallbeinstalledtoserveeachindividualproperty.StaffComments:i.ThereareexistingconcretesidesewersnotservinganyhomeswhichwereinstalledonN40thStreetandLakeWashingtonBlvdaspartoftheCity’sLIDproject(seeAsbuilt#S0142)andshallbecutandcappedatthemainaspartoftheprojectdevelopment.3.Thedevelopmentisproposingconnectionof14newsinglefamilyresidences(17newsinglefamilyhomes,3existinghomestoberemoved).Creditwillbeprovidedforthe3existinghomesconnectedtotheCitysewerservice.4.Thedevelopmentissubjecttoapplicablewastewatersystemdevelopmentchargesbasedonthesizeofthenewdomesticwatertoservetheproject.a.SDCfeefora1inchmeteris$2,242.00permeter.Thetotalfeeis$38,114.00for(17)1inchmeters.b.Aredevelopmentcreditofthewastewatersystemdevelopmentchargesintheamountof$2,242.00willbeappliedtoeachofthe(3)Ran:April28,2016Page2of5
ADVISORYNOTESTOAPPLICANTLUAI6-000165—“RentonPLAN-PlanningReview-LandUseVersion1IApril28,2016EngineeringReviewCommentsContact:AnnFowlerI425-430-7382Iafowlerrentonwa.govexistingmetersto3908and3916LakeWashingtonBlvdand3907ParkAveNiftheyareabandonedandcappedatthemainline.C.ThetotalwaterSDCfeeis$31388.00.Thisispayableatconstructionpermitissuance.SURFACEWATER1.Asurfacewaterdevelopmentfeeof$1,485.00pernewsinglefamilyresidencewillapply.Theprojectproposestheadditionof14newresidences(17newsinglefamilyhomes,3existinghomestoberemoved).Theestimatedtotalfeeis$20,790.00.Thisissubjecttofinaldesignandpayablepriortoissuanceoftheutilityconstructionpermit.2.Adrainagereport,datedFebruary25,2016,wassubmittedbyCPHConsultantswiththesiteplanapplication.BasedontheCityofRenton’sflowcontrolmap,thissitefallswithinthePeakRateFlowControlDurationStandardforExistingConditions.ThedevelopmentissubjecttoFullDrainageReviewinaccordancewiththe2009KingCountySurfaceWaterDesignManual(KCSWDM)andtheCityofRentonAmendmentstotheKCSWDM.Allcorerequirementsandfiveofthesixspecialrequirementshavebeendiscussedintheprovideddrainagereport.StaffComments:i.Applicantshallincludediscussionofcorerequirement#6inthefinaldrainagereport.CR#6relatestotheaquiferprotectionarea,whichisnotapplicabletothissite,butitshouldbenotedassuchinthereport.3.Runofffromtheexistingsiteincludesthreesinglefamilyresidenceswherenostormwaterinfrastructurecurrentlyexistsonsite.RunofffromthesitesheetflowsnorthandwestintoaditchandcatchbasinattheintersectionofLakeWashingtonBlvdNandN40thStatthenorthwestcornerofthesite.Itthenflowsapproximately540feetthroughaseriesofconcretepipesuntilitdischargesintoLakeWashington.4.Ageotechnicalreport,datedSeptember17,2015,completedbyEarthSolutionsNW,LLCforthesitehasbeenprovided.Thereportdiscussesthesoilandgroundwatercharacteristicsofthesiteandprovidesrecommendationsforprojectdesignandconstruction.Geotechnicalrecommendationspresentedinthisreportdiscounttheuseoffullinfiltrationduetotheunderlyingdenseglacialtillsoil.5.TheprojectsiteislocatedwithintheEastLakeWashingtondrainagebasinandtheflowpathfromtheprojectsitedischargepointislessthanahalfmiletothe100yearfloodplainofLakeWashingtonandqualifiesforthedirectdischargeexemptioninaccordancewithSection1.2.3.1oftheCityAmendmentstotheKCSWDMandmustadheretoallrequirementsthereof.StaffComments:i.TheconveyancesystemanalysisprovidedinthepreliminaryTechnicalInformationReport(TIR)doesnotprovideacompleteanalysisofthesystemtotheoutfallinLakeWashingtoninaccordancewiththerequirementsforthedirectdischargeexemptionasoutlinedinSection1.2.3ofthe2009KCSWDM.Applicantshallprovideacompleteconveyancesystemanalysis,includingnewconveyancepipeswithintheproposeddevelopmentandexistingconveyancepipesfromthedevelopmentboundarytotheoutfallinLakeWashington.Applicantshalldemonstratetheoutfallisadequatelysizedtosupporttheaddedrunofffromthedevelopment.6.Thedevelopmentisrequiredtoprovidebasicwaterqualitytreatmentpriortodischarge.ProjectwaterqualitytreatmentwillconsistofconveyancetoaContechStormFiltersystempriortoconnectiontotheexisting18inchconcretestormwatermainlocatedattheintersectionofLakeWashingtonBlvdandN40thSt.StaffComments:I.PreseillingshallbeprovidedperSection6.5.1ofthe2009KCSWDM.ii.TheconveyanceandwaterqualitysystemsshallbedesignedinaccordancewiththeKCSWDMandtheCityofRentonAmendmentstothemanualthatiscurrentatthetimeofutilityconstructionpermitapplication.iii.AmaintenanceaccessroadisrequiredtothestormwaterfacilitiesintheproposedstormtractandshallbeinaccordancewiththedesignrequirementsoutlinedintheKCSWDM.7.Nodownstreamfloodingorerosionissueswereidentifiedinthedrainagereport.AdditionalStaffComments:i.Stormdrainagepipesshallnotbelocatedbeneaththelandscapestriporsidewalk.Relocatethelinesintothepavedroadwayandprovidesolidroundlockinglidswhererequired.ii.Roofdrainsrequireaminimum10footeasement.Applicantshallprovidedetailsonhowtheroofdrainswillbeconnectedintothepublicstormdrainsystem.SuchconnectionsshallbeinaccordancewithCityofRentonstandardsandthe2009KCSWDM.iii.ThedevelopmentshallnotcreateprotectedslopesasdefinedbyRMC43050.iv.GradingshallbeinaccordancewithRMC44060.TRANSPORTATION1.TheproposeddevelopmentfrontsLakeWashingtonBoulevardNorthalongthewestpropertylines.LakeWashingtonBoulevardisclassifiedasaCollectorArterialRoad.Existingtightofway(ROW)widthisapproximately60feet.TomeettheCity’scompletestreetstandardsforcollectorarterialstreets,minimumrightofwaywidthis83feet.Dedicationof11.5feetofrightofwaywouldberequired.However,theCity’stransportationgrouphasdeterminedandwillsupportalesserstandardtomatchtheestablishedstandardstreetsectionforLakeWashingtonBlvdN.TheCityestablishedstandardstreetsectionforLakeWashingtonBlvdN,whichshallbeinstalledbythedeveloperaspartoftheproposedshortplat,willallowapavementwidthof36feet,8footplantingstrips,8footsidewalks,and0.5footRan:April28,2016Page3of5
ADVISORYNOTESTOAPPLICANTCITYOFLUAI6-000165—“RentonPLAN-PlanningReview-LandUseVersion1IApril28,2016EngineeringReviewCommentsContact:AnnFowlerI425-430-7382IafowIerrentonwa.govcurb.Thisrecommendationresultsinatotalrightofwaywidthof69feet,requiring4.5feetofROWdedication.ApplicantwillneedtosubmitanapplicationtotheCityrequestingamodificationofthestreetfrontageimprovementsasoutlineinCitycode4925OC5d.StaffComments:I.ApplicantwillneedtosubmitanapplicationtotheCityrequestingamodificationofthestreetfrontageimprovementsasoutlinedinCitycode4925OC5d.ii.Theplatshows2feetofdedicationalongLakeWashingtonBlvdN.anda5footsidewalk.Theplanswillneedtobeupdatedtoprovidetherequired4.5feetofdedicationand8footsidewalkforsubmittaloftheconstructionpermitapplication.iii.Theestablishedstreetsectiondoesnotincludeaparkinglane.IfparkingisrequiredforthedevelopmentalongLakeWashingtonBlvdN,additionalROWdedicationwillberequired.2.TheproposeddevelopmentfrontsNorth40thStreetalongthenorthpropertylines.North40thStreetisclassifiedasaCollectorArterialRoad.Existingrightofway(ROW)widthisapproximately60feet.TomeettheCity’scompletestreetstandardsforcollectorartenalstreets,minimumrightofwaywidthis83feet.Dedicationof11.5feetofrightofwaywouldberequired.However,theCity’stransportationgrouphasdeterminedandwillsupportalesserstandardtomatchtheestablishedstreetsectionforNorth40thStreet.TheCityestablishedstreetsectionforNorth40thStreet,whichshallbeinstalledbythedeveloperaspartoftheproposedshortplat,willallowapavementwidthof36feet,8footplantingstrips,5footsidewalks,and0.5footcurb.Thisrecommendationresultsinatotalrightofwaywidthof63feet,requiring1.5feetofROWdedication.ApplicantwillneedtosubmitanapplicationtotheCityrequestingamodificationofthestreetfrontageimprovementsasoutlineinCitycode49250C5d.StaffComments:i.ApplicantwillneedtosubmitanapplicationtotheCityrequestingamodificationofthestreetfrontageimprovementsasoutlinedinCitycode49250C5d.ii.Theproposedstreetsectiondoesnotincludeaparkinglane.Sinceparkingisnotallowedwithinthedevelopment,parkingforthedevelopmentcanbelocatedalongNorth40thStreet.Thedesignedstreetsectionwillneedtoberevisedtoincludeone.6footparkinglaneonthedevelopmentsideofthestreet.ROWwidth,asdedicated,willprovidesufficientpavementwidthforone6footparkinglaneonthesouthsideoftheroadway.3.TheproposeddevelopmentfrontsParkAvenueNorthalongtheeastpropertylines.ParkAvenueNorthisclassifiedasaCollectorArterialRoad.Existingrightofway(ROW)widthisapproximately50feet.TomeettheCity’scompletestreetstandardsforcollectorarterialstreets,minimumrightofwaywidthis83feet.Dedicationof16.5feetofrightofwaywouldberequired.However,theCity’stransportationgrouphasdeterminedandwillsupportalesserstandardtomatchtheestablishedstreetsectionforParkAveN.TheCityestablishedstreetsectionforParkAveN,whichshallbeinstalledbythedeveloperaspartoftheproposedshortplat,willallowapavementwidthof36feet,8footplantingstrips,5footsidewalks,and0.5footcurb.Thisrecommendationresultsinatotalrightofwaywidthof63feet,requiring6.5feetofROWdedication.StaffComments:i.ApplicantwillneedtosubmitanapplicationtotheCityrequestingamodificationofthestreetfrontageimprovementsasoutlinedinCitycode49250C5d.ii.Theproposedstreetsectiondoesnotincludeaparkinglane.Sinceparkingisnotallowedwithinthedevelopment,parkingforthedevelopmentcanbelocatedalongParkAvenueNorth.Thedesignedstreetsectionwillneedtoberevisedtoincludeone6footparkinglaneonthedevelopmentsideofthestreet.ROWwidth,asdedicated,willprovidesufficientpavementwidthforone6footparkinglaneonthewestsideoftheroadway.4.Twolimitedresidentialaccessroads(RoadAandRoadB)with20feetofpavedroadwaywidthandahammerheadturnaroundattheendofRoadBhavebeenproposedastheprimaryaccessfortheinternallotsofthedevelopment.StaffComments:i.ThehammerheadturnaroundshallbedesignedinaccordancewithCityofRentonFireDepartmentstandards.ii.Emergencyservicesaccesswithin150feetofallhomesviaa20footpavedroadwayisrequired.Assuch,parkingisnotallowedalongtheinternalaccessroadproposedfortheproject.5.ADAaccessrampsshallbeinstalledatallstreetcrossings.RampsarenotshownattheintersectionofRoadBandRoadC.AcompanionrampisrequiredalongtheeastsideofRoadAfortheramplocatedatthesouthwestcorneroftheintersectionofRoadAandRoadB.Rampsshallbeorientedtoprovidedirectpedestriancrossings.Additionalrampsarerequiredatallcornerintersections(tworampspercurbreturn).Drivewaylocationsmayneedtobeadjustedtoaccommodatetherequiredaccessramps.6.Streetlightingandstreettreesarerequiredtomeetcurrentcitystandards.Lightingplanswerenotsubmittedwiththelanduseapplicationandwillbereviewedduringtheconstructionutilitypermitreview.7.AtrafficanalysisdatedFebruary18,2016,wasprovidedbyTransportationEngineeringNorthwest(TENW).ThesitegeneratedtrafficvolumeswerecalculatedusingdatafromtheInstituteofTransportationEngineers(lIE)TripGenerationManual,9thEdition,(2009).Basedonthecalculationsprovided,theproposeddevelopmentwouldaverage164newdailyvehicletrips.WeekdaypeakhourAMtripswouldgenerate11newvehicletrips,with8vehiclesleavingand3vehiclesenteringthesite.WeekdaypeakhourPMtripswouldgenerateRan:April28,2016Page4of5
ADVISORYNOTESTOAPPLICANTCITYOF—“Rentonc•PLAN-PlanningReview-LandUseVersion1IApril28,2016EngineeringReviewCommentsContact:AnnFowlerI425-430-7382Iafowler@rentonwa.gov17newvehicletrips,with10vehiclesenteringand7vehiclesexistingthesite.Asdetailedinthereporttheproposedprojectisnotexpectedtolowerthelevelsofserviceofthesurroundingintersectionsincludedinthetrafficstudy.Increasedtrafficcreatedbythedevelopmentwillbemitigatedbypaymentoftransportationimpactfees.8.RefertoCitycode44080regardingdrivewayregulations.DrivewaysshallbedesignedinaccordancewithCitystandardplans104.1and104.2.9.Paymentofthetransportationimpactfeeisapplicableontheconstructionofthedevelopmentatthetimeofapplicationforthebuildingpermit.Thecurrentrateoftransportationimpactfeeis$2,951.17perdwellingunitforsinglefamilyhomes.Theprojectproposestheadditionof14newresidences(17newsinglefamilyhomes,3existinghomestoberemoved).Theestimatedtotalfeeis$41,316.38.Trafficimpactfeeswillbeowedatthetimeofbuildingpermitissuance.Feesaresubjecttochange.Thetransportationimpactfeethatiscurrentatthetimeofbuildingpermitapplicationwillbelevied.10.PavingandtrenchrestorationshallcomplywiththeCity’sTrenchRestorationandOverlayRequirements.GENERALCOMMENTS1.Adequateseparationbetweenutilitiesshallbeprovidedinaccordancewithcoderequirements.a.7ftminimumhorizontaland1ftverticalseparationbetweenstormandotherutilitiesisrequiredwiththeexceptionofwaterlineswhichrequire10fthorizontaland1.5ftvertical.2.Allconstructionutilitypermitsfordrainageandstreetimprovementswillrequireseparateplansubmittals.AllutilityplansshallconfirmtotheRentonDraftingStandards.AlicensedCivilEngineershallpreparethecivilplans.3.Alandscapingplanshallbeincludedwiththecivilplansubmittal.Eachplanshallbeonseparatesheets.4.Allelectrical,phone,andcableservicesandlinesservingtheproposeddevelopmentmustbeunderground.TheconstructionofthesefranchiseutilitiesmustbeinspectedandapprovedbyaCityofRentoninspector.Ran:April28,2016Page5of5