HomeMy WebLinkAboutSR_HEX Report_Maple Highlands_190212DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_HEX Report_Maple Highlands_190212.docx
A. REPORT TO THE HEARING EXAMINER
Hearing Date: February 12, 2019
Project File Number: PR18-000580
Project Name: Maple Highlands
Land Use File Number: LUA18-000633, PP, ECF
Project Manager: Clark H. Close, Senior Planner
Owner: Hamblin Living Trust, 16210 SE 134th St, Renton, WA 98059
Applicant: Same as Contact
Contact: Chris Burrus, Harbor Homes, LLC, 400 N 34th St, Suite 300, Seattle, WA 98103
Project Location: 16210 SE 134th St, Renton, WA 98059
Project Summary: The applicant is requesting Preliminary Plat and Environmental Review (SEPA)
approval to subdivide a 4.18-acre parcel into 13 single-family residential lots, one
storm drainage tract (Tract A) and one tree retention tract (Tract B). The subject
property is located in the East Plateau Community Planning Area at 16210 SE
134th St (APN 1457500025) and is zoned Residential-4 (R-4). Proposed lot sizes
would range from 9,000 square feet to 12,425 square feet with an average lot size
of 9,922 square feet and an overall density of approximately 3.83 dwellings per net
acre. All existing structures on-site would be demolished. Access to the site would
be via a new public residential access street through the center of the subject
property. The applicant would also construct half-street frontage improvements
on 162nd Ave SE and 164th Ave SE along the property frontages. Stormwater
would be conveyed and collected through the use of one (1) detention vault
located on the southeast portion of the property. The primary soils underlying the
subject site consist of Alderwood gravelly sandy loam. According to the City’s
Critical Areas map (COR Maps), no critical areas are mapped on the project site.
The applicant has proposed to retain six (6) of the subject property’s viable
significant trees.
Site Area: 4.184 acres (181,269 SF) Gross
City of Renton Department of Community & Economic Development
Maple Highlands
Staff Report to the Hearing Examiner
LUA18-000633, PP, ECF
Report of February 12, 2019 Page 2 of 20
SR_HEX Report_Maple Highlands_190212.docx
B. EXHIBITS:
Exhibits 1-19: As shown in the Environmental Review Committee (ERC) Report
Exhibit 20: Staff Report to the Hearing Examiner
Exhibit 21: Environmental “SEPA” Determination, ERC Mitigation Measures and Advisory Notes
Exhibit 22: Updated Preliminary Civil Construction Plans, dated January 11, 2019
Exhibit 23: Neighborhood Meeting Comments
Exhibit 24: Issaquah School District’s Assignment and Capacity Response Letter
Exhibit 25: Title Report, dated August 17, 2018
Exhibit 26: Construction Mitigation Description
C. GENERAL INFORMATION:
1. Owner(s) of Record: Hamblin Living Trust, 16210 SE 134th St, Renton, WA
98059
2. Zoning Classification: Residential-4 (R-4)
3. Comprehensive Plan Land Use Designation: Residential Low Density (LD)
4. Existing Site Use: Single-family residence, barn and shed
5. Critical Areas: None
6. Neighborhood Characteristics:
a. North: Residential Low Density (LD) Comprehensive Plan Land Use Designation; Residential-4
DU/AC (R-4) zone
b. East: King County – Urban Residential, Medium (4-12du/acre) Comprehensive Plan Land Use
Designation; R4 – R (base density in dwellings per acre)
c. South: King County – Urban Residential, Medium (4-12du/acre) Comprehensive Plan Land Use
Designation; R4 – R (base density in dwellings per acre)
d. West: Residential Low Density (LD) Comprehensive Plan Land Use Designation; Residential-4
DU/AC (R-4) zone
7. Site Area: 4.18 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation (Eric Ressler II) A-17-001 5879 04/08/2018
City of Renton Department of Community & Economic Development
Maple Highlands
Staff Report to the Hearing Examiner
LUA18-000633, PP, ECF
Report of February 12, 2019 Page 3 of 20
SR_HEX Report_Maple Highlands_190212.docx
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by King County Water District 90.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8” PVC sewer running from
north to south in 162nd Ave SE west of the site. Reference Project File S-368803 in COR Maps for
record drawings. Wastewater in this main flows into the east side interceptor to the west of the
property.
c. Surface/Storm Water: Currently there are no storm drainage improvements along any of the
frontages of the project. Drainage from the site either infiltrates or sheet flows south. There have
been multiple reports of drainage problems to the south east of the project site.
2. Streets: The proposed development fronts two (2) undeveloped right-of-ways, 162nd Ave SE and 164th
Ave SE. 162nd Ave SE is located on the west property line and 164th Ave SE is located on the east property
line. Both roadways are classified as Residential access streets. The existing right-of-way (ROW) width is
for 162nd Ave SE approximately 60 feet. The existing ROW width of 164th Ave SE is approximately 30 feet.
3. Fire Protection: Renton Regional Fire Authority (RRFA).
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 4 City-Wide Property Development Standards
3. Chapter 6 Street and Utility Standards
a. Section 4-6-060: Street Standards
4. Chapter 7 Subdivision Regulations
5. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton officially accepted the above master application for review on
November 30, 2018 and determined the application complete on December 5, 2018. The project complies
with the 120-day review period.
2. A public meeting was held on Monday, August 20, 2018 at the Lord of Life Lutheran Church, 12819 160th
Ave SE, Renton, WA 98059. Nine (9) members of the public attended the meeting and provided comments
and questions regarding traffic, signage, and construction vehicles (Exhibit 23).
City of Renton Department of Community & Economic Development
Maple Highlands
Staff Report to the Hearing Examiner
LUA18-000633, PP, ECF
Report of February 12, 2019 Page 4 of 20
SR_HEX Report_Maple Highlands_190212.docx
3. The project site is located at 16210 SE 134th St, Renton, WA 98059 (Exhibits 2, 3, and 22).
4. The project site is currently developed with one (1) existing single-family residence, one (1) barn and one
(1) shed on the subject property (Exhibit 4).
5. Access to the site would be provided via 162nd Ave SE and a new public residential access street through
the center of the subject property (Exhibit 22).
6. The property is located within the Residential Low Density (LD) Comprehensive Plan land use designation.
7. The site is located within the Residential-4 (R-4) zoning classification.
8. There are approximately 26 significant trees located on-site, of which the applicant is proposing to retain
a total of six (6) viable trees (Exhibit 13).
9. No critical areas are mapped on-site (Exhibit 14).
10. Approximately 16,736 cubic yards of material would be cut on-site and approximately 7,018 cubic yards
of fill is proposed to be brought into the site (Exhibit 16).
11. The applicant is proposing to begin construction in February 2020 and end construction in February 2021
(Exhibit 26).
12. Staff received one (1) public comment letter on December 19, 2018 (Exhibit 17) and responded on
December 21, 2018 (Exhibit 18). To further address public comments, the following report contains
analysis related to transportation, access, and street connectivity. No other public or agency comments
were received.
13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
January 7, 2019 the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for Maple Highlands (Exhibit 21). The DNS-M included one (1) mitigation measure. A
14-day appeal period commenced on January 11, 2019 and ended on January 25, 2019. No appeals of the
threshold determination have been filed as of the date of this report.
14. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC)
issued the following mitigation measures with the Determination of Non-Significance – Mitigated:
1. The applicant shall install a new downstream drainage system prior to any construction
stormwater discharging offsite to the east.
15. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments have been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
16. Comprehensive Plan Compliance: The site is designated Residential Low Density (LD) on the City’s
Comprehensive Plan Map. The purpose of the LD designation is to provide transition to the rural area in
lands constrained by sensitive areas and that are appropriate for larger-lot housing. The proposal is
compliant with the following development standards if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
ü Policy L-3: Encourage infill development of single-family units as a means to meet
growth targets and provide new housing.
ü
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
City of Renton Department of Community & Economic Development
Maple Highlands
Staff Report to the Hearing Examiner
LUA18-000633, PP, ECF
Report of February 12, 2019 Page 5 of 20
SR_HEX Report_Maple Highlands_190212.docx
ü
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
• Development of new single-family neighborhoods on large tracts of land outside
the City Center,
• Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
ü
Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past
practice where feasible, through leadership, policy, regulation, and regional
coordination.
ü Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
ü Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
ü Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
ü
Policy L-50: Respond to specific site conditions such as topography, natural features,
and solar access to encourage energy savings and recognize the unique features of the
site through the design of subdivisions and new buildings.
17. Zoning Development Standard Compliance: The site is classified as Residential-4 (R-4) on the City’s Zoning
Map. The R-4 designation serves as a transition between rural designation zones and higher density
residential zones. It is intended as an intermediate lower density residential zone. The proposal is
compliant with the following development standards, as outlined in RMC 4-2-110A, if all conditions of
approval are met:
Compliance R-4 Zone Develop Standards and Analysis
ü
Density: There is no minimum density required in the R-4 zone. The maximum density
permitted is 4.0 dwelling units per net acre. Net density is calculated after the deduction
of sensitive areas, areas intended for public right-of-way, and private access easements.
Staff Comment: After factoring in all density deductions (public streets and a pending lot
line adjustment), the site has a net square footage of 147,850 square feet or 3.83
dwelling units per net acre (du/ac). Specifically, the applicant is proposing 32,802 square
feet of road for public ROW dedication and 1,617 square feet for a pending lot line
adjustment between the subject parcel (APN 1457500025) and the abutting parcel (APN
1457500026). The 13-lot proposal would have a net density of 3.83 dwelling units per
net acre (13 lots / 3.39 acres = 3.83 du/ac), which falls within the permitted density
range for the R-4 zone (Exhibit 22).
Compliant if
condition of
approval is
met
Lot Dimensions: The minimum lot size permitted in the R-4 zone is 9,000 sq. ft. A
minimum lot width of 70 feet is required (80 feet for corner lots) and a minimum lot
depth of 100 feet is required.
The following table identifies the proposed approximate dimensions for Lots 1-13:
Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.)
Lot 1 (corner) 12,425 80.08 153.37
Lot 2 10,510 70.07 150.14
City of Renton Department of Community & Economic Development
Maple Highlands
Staff Report to the Hearing Examiner
LUA18-000633, PP, ECF
Report of February 12, 2019 Page 6 of 20
SR_HEX Report_Maple Highlands_190212.docx
Lot 3 10,208 70.07 145.83
Lot 4 9,906 70.07 141.52
Lot 5 9,604 70.07 137.20
Lot 6 9,302 70.07 132.89
Lot 7 9,000 70.07 128.58
Lot 8 (corner) 9,868 80.08 127.50
Lot 9 10,035 70.07 143.37
Lot 10 9,742 70.07 139.18
Lot 11 9,449 70.07 134.99
Lot 12 9,156 70.07 130.80
Lot 13 9,781 77.46 126.38
Tract A 15,198 N/A N/A
Tract B 3,665 N/A N/A
Staff Comment: As demonstrated in the lot dimensions table, all lots would meet the
requirements for minimum lot size, width, and depth.
The applicant submitted a Title Report, dated August 17, 2018 (Exhibit 25), with the
project application. With Schedule B of the Title Report, there is a binding perpetual
easement for use of the property as a yard and carport and related uses (Recording No.
20030310002075), and an Agreement to Cooperate in Boundary Line Adjustment
(Recording No. 20030310002076) with the abutting parcel (1457500026). The purpose
of the agreement and the boundary line adjustment (BLA) is to transfer fee title to the
portion of the property. It does not appear that the BLA agreement has been completed
or recorded to date. The 2003 easement and 2003 BLA area that was agreed upon by
the owners is 1,617 gross square feet. The yard and carport easement area is 1,617 gross
square feet and abuts the north property line of the home located at 16206 SE 134th St
and extends into the subject parcel. Therefore, staff recommends, as a condition of
approval, that the applicant complete the Agreement to Cooperate in Boundary Line
Adjustment prior to final plat recording to ensure all boundary lines and lot dimensions
are accurate in the final plat layout.
Compliant if
condition of
approval is
met
Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet,
side yard is combined 20 feet with not less than 7.5 feet on either side, secondary front
yard (applies to corner lots) is 30 feet, and the rear yard is 25 feet.
Staff Comment: The setback requirements for the proposed lots would be verified at the
time of building permit review. The proposed lots appear to contain adequate area to
provide all the required setback areas. Staff recommends, as a condition of approval,
that a demolition permit be obtained and all required inspections be completed for the
removal of the existing single-family residence and accessory structures prior to Final
Plat recording, as these structures would not comply with setbacks if permitted to
remain on the site.
City of Renton Department of Community & Economic Development
Maple Highlands
Staff Report to the Hearing Examiner
LUA18-000633, PP, ECF
Report of February 12, 2019 Page 7 of 20
SR_HEX Report_Maple Highlands_190212.docx
Compliance
not yet
demonstrated
Building Standards: The R-4 zone has a maximum building coverage of 35% and a
maximum impervious surface coverage of 50%. In the R-4 zone, a maximum building
height of 3 stories with a wall plate height of 32 feet is permitted. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height.
If the height of wall plates on a building are less than the stated maximum the roof may
project higher to account for the difference, yet the combined height of both fea tures
shall not exceed the combined maximums. Common rooftop features, such as
chimneys, may project an additional four (4) vertical feet from a roof surface. Non-
exempt vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may
extend up to six (6) vertical feet above the maximum wall plate height if the projection
is stepped back one-and-a-half (1.5) horizontal feet from each minimum building
setback line for each one (1) vertical foot above the maximum wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
Staff Comment: Building height, building coverage, and impervious surface coverage for
the new single-family residences would be verified at the time of building permit review.
Compliant if
conditions of
approval are
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a
minimum of one street tree planted per address. Any additional undeveloped right-of-
way areas shall be landscaped unless otherwise determined by the Administrator.
Where there is insufficient right-of-way space or no public frontage, street trees are
required in the front yard subject to approval of the Administrator. A minimum of two
trees are to be located in the front yard prior to final inspection for the new single-
family residence.
Staff Comment: The applicant submitted a conceptual landscape plan (Exhibit 5). The
proposed landscape plan includes an 8-foot wide planting strip between the sidewalk
and curb along Road A and along the property frontage of 162nd Ave SE and 164th Ave
SE. In addition, ten feet (10’) of on-site landscaping along all street frontages and more
than fifteen feet (15’) of perimeter landscaping is shown on the west and south sides of
the storm drainage facility (the minimum ten feet (10’) of frontage landscaping is shown
on the east and north sides). The proposed perimeter landscaping around the
underground vault is located entirely within the boundaries of the storm drainage
facility tract. Approximately 9,516 sf of lawn is proposed over top of the vault. A reduced
landscape strip around the buffer may be supported if no portion of the vault is located
above ground and if enhanced landscaping is provided around or within the stormwater
tract (Tract A). As a condition of plat approval, staff recommends that the applicant
provide a minimum of ten feet (10’) of on-site landscaping along all public street
frontages and a final detailed landscape plan, consistent with RMC 4-8-120 and RMC 4-
4-070, must be submitted to and approved by the Current Planning Project Manager
prior to issuance of the construction permits.
City of Renton Department of Community & Economic Development
Maple Highlands
Staff Report to the Hearing Examiner
LUA18-000633, PP, ECF
Report of February 12, 2019 Page 8 of 20
SR_HEX Report_Maple Highlands_190212.docx
The landscaping plan proposes 32 new trees including Douglas fir, western red-cedar,
flowering cherry, Japanese maple, amur maple, vine maple, serviceberry, and paperbark
maple at 1 and 1/2-inch caliper. As proposed, Tree Tract (Tract B) would be required to
be maintained by the subdivisions’ Homeowners’ Association. As such, staff
recommends, as a condition of approval, that the applicant create a Homeowners’
Association (“HOA”) that maintains all improvements and landscaping in the Storm
Tract and any and all other common improvements. A draft of the HOA documents shall
be submitted to, and approved by, the City of Renton Project Manager and the City
Attorney prior to Final Plat recording. Such documents shall be recorded concurrently
with the Final Plat.
Compliant if
conditions of
approval are
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 30 percent of trees in a residential development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60') in
height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non- native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical area
or its buffer.
A minimum tree density shall be maintained on each residentially zoned lot. For
detached single-family development, the minimum tree density is two (2) significant
trees for every five thousand (5,000) square feet. The tree density may consist of
existing trees, replacement trees, trees required pursuant to RMC 4-4-070.F.1, Street
Frontage Landscaping Required, or a combination.
Staff Comment: The applicant submitted an Arborist Report that was prepared by
Creative Landscape Solutions, dated September 20, 2018 (Exhibit 13), and submitted
with the land use application. Per the Tree Cutting and Land Clearing Plan, nearly all
vegetation is proposed to be removed or altered during construction (Exhibit 6). With
the exception of a few significant trees that are proposed to be retained. The Arborist
Report listed 26 significant on-site trees, 16 of which were measured as landmark trees.
The report concluded that 17 trees were exempt from retention standards, resulting in
a total of 9 viable trees on-site. The trees located on and around the site were
inventoried by the Certified Arborist, the specific tree observations were as follows:
apple, bigleaf maple, dogwood, river birch, Japanese maple, Douglas fir, cottonwood,
hemlock, ornamental pear, Austrian pine, red alder, cherry, scouler willow, and poplar.
The majority of the trees were found to be in fair to okay health (21 of the 26 trees). The
minimum tree retention requirement is thirty percent (30%) of the net viable trees in the
R-4 zone. Therefore, the applicant would be required to maintain a minimum of six (6)
of the possible 21 on-site fair or okay significant trees. After dangerous and street ROW
deductions, the applicant is proposing to retain six (6) trees, thus meeting the minimum
retention standard of 30%. Additionally, two (2) more apple trees (#1802 and #1805) in
fair health should be retained within the tree retention tract to boost overall tree
City of Renton Department of Community & Economic Development
Maple Highlands
Staff Report to the Hearing Examiner
LUA18-000633, PP, ECF
Report of February 12, 2019 Page 9 of 20
SR_HEX Report_Maple Highlands_190212.docx
retention as part of the development. Therefore, staff recommends, as a condition of
approval, that all five (5) apple trees be retained in the tree retention tract (Tract B). A
final tree retention plan shall be submitted and approved by the Current Planning Project
Manager prior to issuance of the construction permits.
Per RMC 4-4-130, a replacement ratio of 12 caliper inches (12”) per removed tree is
required for each tree less than the total required to be retained. All retained trees (i.e.,
protected trees) would be required to be protected during construction pursuant to RMC
4-4-130. It should be noted that there are several inconsistencies between the Arborist
Report, Tree Retention Plan and the Tree Retention Worksheet. Staff recommends, as a
condition of approval, that a final tree retention plan that is consistent with a final
arborist report shall be submitted and approved by the Current Planning Project
Manager prior to issuance of the construction permits.
The applicant is proposing a tree retention tract in the southwest corner of the
subdivision. Tree tracts are required to be fenced with permanent fencing. This is
accomplished by installing a wood, split-rail fence with applicable signage that identifies
the trees in the tract as protected. The Administrator may approve pedestrian-sized
openings for the purpose of facilitating passive recreation within the tract for the benefit
of the community and may also authorize alternate styles and/or materials for the
required fencing.
Compliance
not yet
demonstrated
Parking: Parking regulations require that a minimum of two (2) parking spaces be
provided for each detached dwelling.
Driveway cuts are required to be a minimum of five feet (5’) from property lines and
new driveways may be a maximum of sixteen feet (16’) in width at the property line.
Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that
driveways exceeding eight percent (8%) shall provide slotted drains at the lower end
with positive drainage discharge to restrict runoff from entering the garage/residence
or crossing any public sidewalk.
Staff Comment: Sufficient area exists, on each lot, to accommodate off-street parking
for a minimum of two (2) vehicles. In addition, the new residential access street (Road
A) would provide one 6-foot (6’) on-street parking lane. According to RMC 4-6-060,
pedestrian or curb bulb-outs are required where on-street parking is located.
Compliance with individual driveway requirements would be reviewed at the time of
building permit review.
ü
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy-two inches (72”). Except in the front yard
and side yard along a street setback where the fence shall not exceed forty-eight inches
(48”) in height.
There shall be a minimum three-foot (3’) landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: No fences or walls are indicated on the submitted plans. Compliance
with the requirements for fences and walls in RMC 4-4-040 would be verified at the time
construction permit review.
18. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-4
zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan.
Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision.
Compliance with Residential Design Standards would be verified prior to issuance of the building permit
City of Renton Department of Community & Economic Development
Maple Highlands
Staff Report to the Hearing Examiner
LUA18-000633, PP, ECF
Report of February 12, 2019 Page 10 of 20
SR_HEX Report_Maple Highlands_190212.docx
for the new single-family homes. The proposal is consistent with the following design standards, unless
noted otherwise:
Compliance Residential Design and Open Space Standards R-4 and Analysis
ü
Lots shall be configured to achieve both of the following:
1. The location of stormwater infiltration LID facilities is optimized, consistent
with the Surface Water Design Manual. Building and property line setbacks are
specified in the Surface Water Design Manual for infiltration facilities.
2. Soils with good infiltration potential for stormwater management are
preserved to the maximum extent practicable as defined by the Surface Water
Design Manual.
Staff Comment: The applicant is proposing to install an underground stormwater
detention vault located on the southeast corner of the property, for the new and
replaced impervious and pervious surfaces, in accordance with the 2017 Renton Surface
Water Design Manual (RSWDM).
Per the Geotechnical report submitted by Earth Solutions NW, infiltration is not suitable
for this site due to the existing soils on-site.
Compliance
not yet
demonstrated
Garages: If an attached garage is wider than twenty six feet (26’), at least one (1) garage
door shall be recessed a minimum of four feet (4’) from the other garage door.
Additionally, one of the following is required:
1. The front porch projects in front of the garage a minimum of five feet (5’), and
is a minimum of twelve feet (12’) wide, or
2. The roof extends at least five feet (5') (not including eaves) beyond the front of
the garage for at least the width of the garage plus the porch/stoop area, or
3. The garage is alley accessed, or
4. The garage entry does not face a public and/or private street or an access
easement, or
5. The garage width represents no greater than fifty percent (50%) of the width
of the front facade at ground level, or
6. The garage is detached, or
7. The garage doors contain a minimum of thirty percent (30%) glazing,
architectural detailing (e.g. trim and hardware), and are recessed from the
front façade a minimum of five feet (5’), and from the front porch a minimum
of seven feet (7’).
Staff Comment: Building plans, which would be used to determine visual impact of
garages, have not been submitted. Compliance for this standard would be verified at
the time of building permit review.
Compliance
not yet
demonstrated
Primary Entry: The entry shall include a porch or stoop with a minimum depth of five
feet (5') and minimum height of twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
City of Renton Department of Community & Economic Development
Maple Highlands
Staff Report to the Hearing Examiner
LUA18-000633, PP, ECF
Report of February 12, 2019 Page 11 of 20
SR_HEX Report_Maple Highlands_190212.docx
Staff Comment: Building designs, which would be used to evaluate design of entrances,
have not been submitted. Compliance for this standard would be verified at the time of
building permit review.
Compliance
not yet
demonstrated
Facade Modulation: One of the following is required:
1. An offset of at least one story that is at least ten feet (10') wide and two feet
(2') in depth on facades visible from the street, or
2. At least two feet (2') offset of second story from first story on one street facing
facade.
Staff Comment: Building designs, which would be used to evaluate façade modulation,
have not been submitted. Compliance for this standard would be verified at the time of
building permit review.
Compliance
not yet
demonstrated
Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) of
all facades facing street frontage or public spaces.
Staff Comment: Building designs, which would be used to evaluate design of windows
and doors, have not been submitted. Compliance for this standard would be verified at
the time of building permit review.
Compliance
not yet
demonstrated
Scale, Bulk, and Character: All of the following are required:
1. A variety of elevations and models that demonstrate a variety of home sizes,
character, and a diverse streetscape shall be used.
2. Abutting, adjacent, and diagonal houses must have differing architectural elevations.
Staff Comment: Single-family architectural building plans, which would be used to
evaluate variety of elevations and models, have not been submitted. Compliance for
this standard would be verified at the time of building permit review.
Compliance
not yet
demonstrated
Roofs: A variety of roof forms appropriate to the style of the home shall be used.
Staff Comment: Building designs, which would be used to evaluate design of roofs, have
not been submitted. Compliance for this standard would be verified at the time of
building permit review.
Compliance
not yet
demonstrated
Eaves: Both of the following are required:
1. Eaves projecting from the roof of the entire building at least twelve inches (12")
with horizontal fascia or fascia gutter at least five inches (5") deep on the face
of all eaves, and
2. Rakes on gable ends must extend a minimum of two inches (2") from the
surface of exterior siding materials.
Staff Comment: Building designs, which would be used to evaluate design of eaves, have
not been submitted. Compliance for this standard would be verified at the time of
building permit review.
Compliance
not yet
demonstrated
Architectural Detailing: If one siding material is used on any side of the dwelling that is
two stories or greater in height, a horizontal band that measures at least eight inches
(8") is required between the first and second story.
Additionally, one of the following is required:
City of Renton Department of Community & Economic Development
Maple Highlands
Staff Report to the Hearing Examiner
LUA18-000633, PP, ECF
Report of February 12, 2019 Page 12 of 20
SR_HEX Report_Maple Highlands_190212.docx
1. Three and one half inch (3 ½”) minimum trim surrounds all windows and details
all doors, or
2. A combination of shutters and three and one half inches (3 ½”) minimum trim
details all windows, and three and one half inches (3 ½”) minimum trim details
all doors.
Staff Comment: Building designs, which would be used to evaluate architectural
detailing, have not been submitted. Compliance for this standard would be verified at
the time of building permit review.
Compliance
not yet
demonstrated
Materials and Color: For subdivisions and short plats, abutting homes shall be of
differing color. Color palettes for all new dwellings, coded to the home elevations, shall
be submitted for approval.
Additionally, one of the following is required:
1. A minimum of two (2) colors is used on the home (body with different color
trim is acceptable), or
2. A minimum of two (2) differing siding materials (horizontal siding and shingles,
siding and masonry or masonry-like material, etc.) is used on the home. One
alternative siding material must comprise a minimum of thirty percent (30%)
of the street facing facade. If masonry siding is used, it shall wrap the corners
no less than twenty four inches (24").
Staff Comment: Building designs, which would be used to evaluate materials and color,
have not been submitted. Compliance for this standard would be verified at the time of
building permit review.
19. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). A Geotechnical Engineering Study prepared by Earth Solutions NW, LLC, dated
June 21, 2018 (updated September 28, 2018; Exhibit 11), was submitted with the preliminary plat
application materials. According to the submitted report, no critical areas were identified on the project
site. See the SEPA Environmental Review Committee Report and exhibits for more critical areas analysis
and review (Exhibits 1-19).
20. Compliance with Subdivision Regulations: RMC 4-7 provides review criteria for the subdivisions. The
proposal is consistent with the following subdivision regulations if all conditions of approval are complied
with:
Compliance Subdivision Regulations and Analysis
ü
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of the street standards.
The maximum width of single loaded garage driveways shall not exceed nine feet (9’)
and double loaded garage driveways shall not exceed sixteen feet (16’).
Staff Comment: Each lot would have access to a public street. Road A is a Residential
Access Road that would run east/west and extend to both 162nd Ave SE on the west
side of the development and 164th Ave SE on the east side of the development. All
thirteen (13) lots are oriented to Road A. Driveways would be no closer than five feet
(5’) to any property line and it is anticipated that all homes would be architecturally
City of Renton Department of Community & Economic Development
Maple Highlands
Staff Report to the Hearing Examiner
LUA18-000633, PP, ECF
Report of February 12, 2019 Page 13 of 20
SR_HEX Report_Maple Highlands_190212.docx
designed and constructed with a minimum double loaded garage. Each driveway, for
each lot, would not to exceed sixteen feet (16’).
ü
Blocks: Blocks shall be deep enough to allow two tiers of lots.
Staff Comment: The depth of the property would limit this requirement. The plat layout
would include a center road with one row of lots on either side of the center road.
ü
Lots: The size, shape, orientation, and arrangement of the proposed lots comply with
the requirements of the Subdivision Regulations and the Development Standards of the
R-4 zone and allow for reasonable infill of developable land. All of the proposed lots
shall meet the requirements for minimum lot size, depth, and width. Width between
side lot lines at their foremost points (i.e., the points where the side lot lines intersect
with the street right-of-way line) shall not be less than eighty percent (80%) of the
required lot width except in the cases of (1) pipestem lots (or flag lot), which shall have
a minimum width of twenty feet (20') and (2) lots on a street curve or the turning circle
of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35').
No residentially zoned lot shall have a depth-to-width ratio greater than four-to-one
(4:1). Pipestem lots may be permitted for new plats to achieve the minimum density
within the Zoning Code when there is no other feasible alternative to achieving the
minimum density.
Staff Comment: The lots are generally rectangular in shape with minor variations in
width, depth and overall size. The lots are designed to maximize the buildable area
while providing access, landscaping, tree retention, and stormwater collection. All lots
met the minimum requirements for width along a public street. The building design of
the new residences would be reviewed and approved at the time of building permit
application. Most of the proposed residential lots have a depth-to-width ratio of two-
to-one (2:1) and none of the proposed lots would be served by a pipestem.
Compliant if
conditions of
approval are
met
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: The proposed development fronts both 162nd Ave SE and 164th Ave SE
along the west and east property lines, respectively. 162nd Ave SE is classified as a
Residential Access Road. The existing ROW width is approximately 60 feet, which
satisfies the RMC 4-6-060 required minimum ROW width of 53 feet. No additional right-
of-way fronting on the site would be required along the west property frontage. Per City
code RMC 4-6-060, half street improvements shall include a pavement width of 20 feet
(13 feet from centerline), a one half-foot (0.5’) wide curb, an eight-foot (8’) wide planter
strip, and a five-foot (5’) wide sidewalk, street trees and storm drainage improvements.
164th Ave SE is also classified as a Residential Access Road with an existing ROW width
of 30 feet. To meet the City’s complete street standards for Residential Access streets
for half-street improvements, a minimum ROW of 34 feet is required. A dedication of
4.5 feet of ROW would be required to complete the required half street improvements
per City code 4-6-060. The applicant would need to show how they would connect to
the northern tie-in point at 164th Ave SE, roughly between SE 132nd St and SE 134th St.
Upon competition of the project road improvements, the south end of 164th Ave SE
would dead end to an unimproved grassy patch of ROW in King County. The ROW
eventually turns into a gravel surface that serves as access to three (3) residential homes
(13408 164th Ave SE, 13415 164th Ave SE, and 13425 164th Ave SE). With the ROW
improvements at the south end of 164th Ave SE the applicant would be required to
City of Renton Department of Community & Economic Development
Maple Highlands
Staff Report to the Hearing Examiner
LUA18-000633, PP, ECF
Report of February 12, 2019 Page 14 of 20
SR_HEX Report_Maple Highlands_190212.docx
install a temporary road barricade between City of Renton ROW and King County ROW.
The barricaded roadway would also require a sign stating future roadway extension.
The temporary road barricade would maintain current motor vehicle travel patterns in
the area until such time as 1) intersection improvements can be made to SE 135th St
and 162nd Ave SE; and 2) significant roadway improvement can be made within the
current King County ROW within 164th Ave SE between the SE 135th St and the subject
property. The road barricade at the end of 164th Ave SE would prevent vehicular traffic
from traveling south on 164th Ave SE beyond the limits of the subject property. The road
barricade design would not restrict pedestrian and bicycle traffic from passing through
this portion of the project.
The proposed internal residential road would be developed per RMC 4-6-060. Per RMC
4-6-060, a residential street includes a ROW width of 53 feet with a paved roadway
width of 26 feet consisting of two (2) ten-foot (10’) wide travel lanes and one (1) six-
foot (6’) wide parking lane. In addition, the ROW would also be constructed with a one
half-foot (0.5’) wide curb, an eight-foot (8’) wide planter strip, and a five-foot (5’) wide
sidewalk on both sides of the roadway. Street grades would not exceed fifteen percent
(15%) and all utilities are required to be undergrounded (Exhibits 7, 9 and 10).
The roadway improvements proposed to 162nd Ave SE, the internal residential access
road (Road A), and 164th Ave SE would improve the City’s street grid system. To that
end, a typical road design with a cul-de-sac turnaround would be replaced with a de
facto turnaround in 164th Ave SE. On the east side of the project, 164th Ave SE would
be constructed to allow emergency vehicle turnaround capability from Road A. Any
dwelling unit located more than 500 feet down a dead end road would be required to
install fire sprinklers in the home. As a result, this would require Lots #6, 7, 8, 9, and 10
to install fire sprinklers. On November 8, 2018, an eight (8) lot short plat called Skyhorse
Short Plat (LUA17-000550) was approved subject to eleven (11) conditions of approval.
The approved short plat is proposing to extend 164th Ave SE from SE 132nd St to the
north property line of the development. If the project improvements to 164th Ave SE,
identified above, are completed by the land use approved Skyhorse Short Plat than the
proposed Maple Highlands development would tie-in to the completed residential
access road. In the end, if all the anticipated road improvements are completed by both
the Skyhorse Short Plat and Maple Highlands, including a complete street from the
intersection of SE 134th St and 162nd Ave SE through the subject property to the
intersection of SE 132nd St and 164th Ave SE, then the requirement to provide fire
sprinklers to Lot 6-10 would no longer be applicable as a result of the completed street
system. Therefore, staff recommends, as a condition of approval, that if frontage
improvements on 164th Ave SE are not constructed from the intersection of SE 132nd
St and 164th Ave SE to the proposed development then the applicant must ensure the
installation of fire sprinkler systems in all future homes located more than 500 feet from
162nd Ave SE, namely Lots 6-10. If determined to be still be applicable by the Renton
Regional Fire Authority at the time of civil construction permit, the applicant would be
required to record this specific fire sprinkler system requirement on the face of the final
plat.
In addition, street lighting is required for a development that includes more than four
(4) residential units. Street lighting is required along Road A, 162nd Ave SE, and 164th
Ave SE. Required streetlights shall be per City standards. Therefore, staff recommends
a condition of approval, that a street lighting plan per City standards shall be submitted
at the time of construction permit review.
City of Renton Department of Community & Economic Development
Maple Highlands
Staff Report to the Hearing Examiner
LUA18-000633, PP, ECF
Report of February 12, 2019 Page 15 of 20
SR_HEX Report_Maple Highlands_190212.docx
A Trip Generation Letter Report was prepared by Northwest Traffic Experts (TraffEx),
dated August 27, 2018 (Exhibit 15), and submitted with the land use application. Per
City of Renton guidelines, a Traffic Impact Analysis (TIA) is only required for projects
that generate 20 or more trips in either the AM or PM peak hour. A traffic count was
taken by the traffic engineer on August 22, 2018 at the intersection of 162nd Ave SE
and SE 134th St. This intersection was found to be a very low volume intersection
carrying a total of three (3) trips in the peak hour from 4:00 to 5:00 pm.
Site generated traffic volumes were calculated by TraffEx, using data from the Institute
of Transportation Engineers (ITE) Trip Generation Manual, Ninth Edition for Single-
Family Detached Housing (ITE Land Use Code 210). The proposed subdivision is
estimated to generate 114 net new average weekday daily trips with nine (9) AM peak
hour period (2 in, 7 out) and twelve (12) PM peak hour period (8 in, 4 out) vehicle trips.
These calculated trips reflect the credit provided for the existing home that would be
removed as part of the proposal. Adequate sight distance would be provided at the new
intersections.
It is not anticipated that the proposed project would adversely impact the City of
Renton’s street system subject to the payment of code-required impact fees and the
construction of code-required frontage improvements (Exhibit 19). The 2019
transportation impact fee for a single-family residential house is $7,820.42 The
transportation impact fee, as determined by the Renton Municipal Code at the time of
building permit issuance shall be payable to the City.
Compliant if
conditions of
approval are
met
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The subject site is bordered by single-family homes around all sides of
the property. The properties surrounding the subject site are residential low density and
are designated R-4 on the City’s zoning map or R4 – R per the King County zoning map.
The proposal is substantially similar to existing development patterns in the area and is
consistent with the Comprehensive Plan and Zoning Code, which encourage residential
infill development (Policy L-3).
The applicant has proposed a stormwater detention vault within Tract A, which would
be adjacent to the 164th Ave SE public ROW. A stormwater detention vault that is
located entirely underground and is landscaped appropriately would be compatible
with the surrounding neighborhood. However, a stormwater pond or a vault that is
partially exposed above ground would not be as compatible with the existing
surrounding uses. Therefore, staff recommends, as a condition of approval, that any
proposal to convert the stormwater vault within Tract A to a stormwater detention
pond be considered a Major Plat Amendment subject to the requirements outlined
under RMC 4-7-080.M.2. Staff also recommends, as a condition of approval, that the
stormwater vault be located entirely below ground. Engineered construction plans
showing the vault entirely below ground shall be submitted to the Engineering Plan
Reviewer at the time of Construction Permit review for review and approval.
21. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
ü Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
City of Renton Department of Community & Economic Development
Maple Highlands
Staff Report to the Hearing Examiner
LUA18-000633, PP, ECF
Report of February 12, 2019 Page 16 of 20
SR_HEX Report_Maple Highlands_190212.docx
applicant provides Code required improvements and fees. The current fire impact fees
are applicable at the rate of $829.77 per single-family unit. This fee is paid at time of
building permit issuance.
Compliant if
conditions of
approval are
met
Schools: It is anticipated that the Issaquah School District (ISD) can accommodate any
additional students generated by this proposal at the following schools: Briarwood
Elementary, Maywood Middle School and Liberty High School (Exhibit 24). According
to district staff, any new students from the proposed development would be bussed to
their respective schools. The future bus stop is still yet To Be Determined (TBD). A
nearby 2018 bus stop was located approximately 0.12 miles from the project site at the
intersection of SE 131st St and 162nd Ave SE. The proposed project includes the
installation of frontage improvements along Road A, 162nd Ave SE and 164th Ave SE,
including sidewalks. Students would walk along the new sidewalks within the
development to get to the pending ISD bus stop. Sidewalks are currently installed
sporadically throughout the neighborhood and students may need to cross the nearby
roads in order to safely get to the bus stop. In order to ensure a safe route to all schools,
staff recommends, as a condition of approval, that the applicant provide a plan showing
existing and proposed improvements to create a safe route from the project site to the
future bus stop determined by ISD or documentation from the Issaquah School District
that an additional stop will be added on the project site. The proposal for a safe route
to all three schools would be subject to review and approval by the Current Planning
Project Manager during construction permit application review.
A School Impact Fee, based on new single-family lots, will be required in order to
mitigate the proposal’s potential impacts to the ISD. The fee is payable to the City as
specified by the Renton Municipal Code. Currently, the ISD school impact fee is
assessed at $15,276.00 per single-family residence.
ü
Parks: A Park Impact Fee would be required for the future houses. The current 2019
Park Impact Fee is $3,945.70 per single-family home. The fee in effect at the time of
building permit application is applicable to this project and is payable at the time of
building permit issuance.
ü
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: The applicant submitted a Preliminary Technical Information Report
(TIR), prepared by D.R. Strong Consulting Engineers, Inc. (dated November 26, 2018;
Exhibit 12) with the project application. Based on the TIR, the project contains greater
than 2,000 square feet of new impervious surface and therefore a Full Drainage Review
is required pursuant to the 2017 Renton Surface Water Design Manual (RSWDM). All
nine (9) core requirements and six (6) special requirements were addressed in the
report. The detention, water quality and conveyance would be designed in accordance
with the RSWDM that is current at the time of the civil construction permit application.
Based on the City’s flow control map, the site falls within the City’s Flow Control
Duration Standard matching Forested Conditions and is located within the Lower Cedar
River drainage basin. The project is subject to Basic Water Quality treatment standards
in order to satisfy Core Requirement #8. The project flow control facility would adhere
to Level 2 Flow Control Standards. The applicant has proposed a detention wet vault for
the new and replaced impervious and pervious surfaces on the southeast corner of site
to accommodate this requirement and has assumed a maximum of 4,000 square feet
of impervious surface for each lot as described in RSWDM (Exhibit 8).
City of Renton Department of Community & Economic Development
Maple Highlands
Staff Report to the Hearing Examiner
LUA18-000633, PP, ECF
Report of February 12, 2019 Page 17 of 20
SR_HEX Report_Maple Highlands_190212.docx
The project is subject to on-site Best Management Practice (BMP) requirements, found
in Core Requirement #9, to mitigate the impacts of storm and surface water runoff.
According to the TIR, the project is proposing to utilize a combination of reduced
impervious surface credits and basic dispersion to meet the small lot BMP requirements
because there is an insufficient amount of native growth in order to utilize full
dispersion. If feasible, basic dispersion would be implemented to the maximum extent
feasible, which may be more than ten percent (10%) of the total lot area. The required
undisturbed area and flow path lengths result in full dispersion for any of the lots to be
infeasible. Per geotechnical infiltration evaluation, the existing soil on the site makes
full infiltration infeasible. The Geotechnical Report recommends that stormwater
control use a different method.
According to the TIR, the project’s lots fall within the requirements for small lots, as all
lots are under 22,000 square feet. This requires all lots under 11,000 square feet to apply
flow control BMPs to mitigate impervious areas equal to ten percent (10%) of the total
lot area. Only Lot 1 is required to mitigate impervious area equal to twenty percent
(20%) of the total lot area due to lot areas greater than 11,000 square feet.
The applicant is proposing to install a conveyance system within the half ROW at the
eastern boundary of the site to convey runoff due south through the 164th Ave SE ROW.
New storm drain would be required to be designed and sized in accordance with the
standards found in Chapter 4 of the 2017 RSWDM. The proposed conveyance system
would be extended through 164th Ave SE to SE 135th St (357 ft) where it would be
installed to head due east through SE 135th St to the corner of SE 135th St and 166th
Ave SE (1,015 ft). Overall conveyance sizing would be determined based on Conveyance
Analysis in accordance with Core Requirement #5 of the RSWDM. Runoff would be
conveyed due south through an existing conveyance swale on the east side of 166th Ave
SE before it crosses in a westerly direction via a thirty-inch (30”) concrete culvert (1,176
ft) and through a manicured swale on the property located at 13505 166th Ave SE.
Runoff is conveyed in a southwesterly direction before reaching the open space area
and detention facility on the Liberty High School property where it converges with the
existing downstream path described above (1,500 ft). Due to the location of the
immediate existing downstream drainage system being on private property, the new
downstream drainage system should be installed prior to any construction stormwater
discharging offsite to the east. A Determination of Non-Significance – Mitigated was
issued by the Environmental Review Committee (ERC) to have the applicant install a
new downstream drainage system prior to any construction stormwater discharging
offsite to the east (Exhibits 1 and 21). It is anticipated that the City’s currently adopted
2017 RSWDM would mitigate for any other potential surface water impacts that could
be generated by the project proposal, therefore no further mitigation is recommended
at this time.
ü
Water: A water availability certificate from King County Water District 90 would be
required at the time of civil construction permit submittal. An approved water plan
from King County Water District 90 should be provided to the City at the utility
construction permit stage. Any new hydrants shall be installed per Renton Regional Fire
Authority standards to provide the required coverage of all lots.
ü
Sanitary Sewer: The proposed sewer main improvements, as shown on the composite
utility civil plan submitted with the Land Use Application, provide the required 8-inch
sewer main extension from the existing sewer main located in 162nd Ave SE from the
southern property limit extending to the northern property limit for future extension
City of Renton Department of Community & Economic Development
Maple Highlands
Staff Report to the Hearing Examiner
LUA18-000633, PP, ECF
Report of February 12, 2019 Page 18 of 20
SR_HEX Report_Maple Highlands_190212.docx
by the city. The extension within 162nd Ave SE would provide sewer service to Lot 1
only and the rest of the lots would be served by a sewer extension from the east along
164th Ave SE.
The development is proposing to install an 8-inch sewer main extension from the
western portion of the property within the new proposed Road A to connect to the city
manhole (SSMH5625). The route would begin on the west side of the property and
would continue within Road A to the east until it intersects with 164th Ave SE. From
164th Ave SE the sewer would flow to the south until it reaches the intersection of
164th Ave SE and SE 135th St. Once sewer reaches SE 135th St the developer would
run the sewer line from west to the east along SE 135th St, meeting at the intersection
at 166th Ave SE. The sewer main would need to extend from this intersection to the
Sanitary Sewer Manhole (SSMH) located (SSMH5625) at Liberty High School. The
downstream lift station is appropriately sized for this development. No capacity
analysis or modification to the lift station is required.
Portions of the extended sewer main are located within King County ROW. The
applicant would need to receive permission from King County to work with their ROW.
The sewer main shall be a minimum diameter of 10 inches (10”). Sewer mains and
manholes shall be designed and installed in accordance with City and Department of
Ecology (DOE) standards. A portion of the sewer extension is also proposed within a
parcel 132305UNKN. The applicant would need to obtain permission from the owner
in order to use this parcel for the sewer main. A 10-foot easement to the City of Renton
would need to be granted overtop of the sewer main.
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 2019
sewer SDC for a lot with a 3/4-inch or 1-inch water meter is $3,100.00 per lot. SDCs are
due at the time of civil construction permit issuance.
The development is located in the Central Plateau Sewer Interceptor Special
Assessment District (SAD). The development is subject to fees related to this SAD. A
SAD fee of $538.48 will be collected for each lot. SAD fees are due at the time of
construction permit issuance.
I. CONCLUSIONS:
1. The subject site is located in the Residential Low Density (LD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 16.
2. The subject site is located in the Residential-4 (R-4) zoning designation and complies with the zoning and
development standards established with this designation provided the applicant complies with City Code
and conditions of approval, see FOF 17.
3. The proposed plat complies with the Residential Design and Open Space Standards provided the applicant
complies with City Code and conditions of approval, see FOF 18.
4. The proposed plat complies with the Critical Areas Regulations provided the applicant complies with City
Code and conditions of approval, see FOF 19.
5. The proposed plat complies with the subdivision regulations as established by City Code and state law
provided the applicant complies with all advisory notes and conditions of approval, see FOF 20.
6. The proposed plat complies with the street standards as established by City Code, provided the applicant
complies with all advisory notes and conditions of approval contained herein, see FOF 20.
City of Renton Department of Community & Economic Development
Maple Highlands
Staff Report to the Hearing Examiner
LUA18-000633, PP, ECF
Report of February 12, 2019 Page 19 of 20
SR_HEX Report_Maple Highlands_190212.docx
7. There are safe walking routes to the school bus stop, provided the applicant complies with the conditions
of approval, see FOF 21.
8. There are adequate public services and facilities to accommodate the proposed plat, see FOF 21.
J. RECOMMENDATION:
Staff recommends approval of the Maple Highlands Preliminary Plat, File No. LUA18-000633, PP, ECF, as
depicted in the Preliminary Plat Plan (Exhibit 2), subject to the following conditions:
1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non-
Significance Mitigated, dated January 11, 2019.
2. The applicant shall obtain a demolition permit and complete all required inspections for the removal of
the existing single-family residence and accessory structures prior to Final Plat recording.
3. The applicant shall complete the Agreement to Cooperate in the Boundary Line Adjustment (Recording
No. 20030310002076) prior to final plat recording to ensure all boundary lines and lot dimensions are
accurate in the final plat layout.
4. The applicant shall provide a minimum of ten feet (10’) of on-site landscaping along all public street
frontages. A final detailed landscape plan, consistent with RMC 4-8-120 and RMC 4-4-070, shall be
submitted to and approved by the Current Planning Project Manager prior to issuance of the construction
permits.
5. The applicant shall create a Homeowners’ Association (“HOA”) that maintains all improvements and
landscaping in the Storm Tract and any and all other common improvements. A draft of the HOA
documents shall be submitted to, and approved by, the City of Renton Project Manager and the City
Attorney prior to Final Plat recording. Such documents shall be recorded concurrently with the Final
Plat.
6. The applicant shall retain all five (5) apple trees in the tree retention tract (Tract B). A final tree retention
plan shall be submitted and approved by the Current Planning Project Manager prior to issuance of the
construction permits.
7. The applicant shall submit a final tree retention plan that is consistent with a final arborist report. The
final tree retention plan shall be submitted and approved by the Current Planning Project Manager prior
to issuance of the construction permits.
8. If frontage improvements on 164th Ave SE are not constructed from the intersection of SE 132nd St and
164th Ave SE to the development than the applicant shall ensure the installation of fire sprinkler
systems in all future homes located more than 500 feet from 162nd Ave SE, namely Lots 6-10. If
determined to be still be applicable by the Renton Regional Fire Authority at the time of civil
construction permit, the applicant shall record this sprinkler system requirement on the face of the final
plat.
9. A street lighting plan shall be submitted at the time of construction permit for review and approval by
the City’s Plan Reviewer prior to issuance of a construction permit.
10. Any proposal to convert the stormwater vault within Tract A to a stormwater detention pond shall be
considered a Major Plat Amendment subject to the requirements outlined under RMC 4-7-080.M.2.
11. The proposed stormwater vault within Tract A shall be located entirely below ground. Engineered
construction plans showing the vault entirely below ground shall be submitted at the time of
Construction Permit review for review and approval.
City of Renton Department of Community & Economic Development
Maple Highlands
Staff Report to the Hearing Examiner
LUA18-000633, PP, ECF
Report of February 12, 2019 Page 20 of 20
SR_HEX Report_Maple Highlands_190212.docx
12. The applicant shall provide a plan showing existing and proposed improvements to create a safe route
from the project site to the future bus stop determined by Issaquah School District or documentation
from the Issaquah School District that an additional stop will be added on the project site. The proposal
for a safe route to all three schools would be subject to review and approval by the Current Planning
Project Manager during construction permit application review.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Maple Highlands
Land Use File Number:
LUA18-000633, PP, ECF
Date of Hearing
February 12, 2019
Staff Contact
Clark H. Close
Senior Planner
Project Contact/Applicant
Chris Burrus
Harbor Homes, LLC
400 N 34th St, Suite 300,
Seattle, WA 98103
Project Location
16210 SE 134th St,
Renton, WA 98059
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-19: As shown in the Environmental Review Committee (ERC) Report
Exhibit 20: Staff Report to the Hearing Examiner
Exhibit 21: Environmental “SEPA” Determination, ERC Mitigation Measures and Advisory Notes
Exhibit 22: Updated Preliminary Civil Construction Plans, dated January 11, 2019
Exhibit 23: Neighborhood Meeting Comments
Exhibit 24: Issaquah School District’s Assignment and Capacity Response Letter
Exhibit 25: Title Report, dated August 17, 2018
Exhibit 26: Construction Mitigation Description
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ENVIRONMENTAL (SEPA) DETERMINATION OF
NON-SIGNIFICANCE - MITIGATED (DNS-M)
PROJECT NUMBER: LUA18-000633, PP, ECF
APPLICANT: Chris Burrus, Harbour Homes, LLC / cburrus@harbourhomes.com / 400 N 34th
St, Suite 300, Seattle, WA 98103
PROJECT NAME: Maple Highlands
PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat and Environmental Review (SEPA)
approval to subdivide a 182,269 square foot (4.18 acre) parcel, located at 16210 SE 134th St (APN 1457500025), into 13
single-family residential lots, one (1) 15,198 square foot storm drainage tract (Tract A), and one (1) 6,149 square foot open
space tract (Tract B). The subject property is located in the East Plateau Community Planning Area and is zoned Residential-
4 (R-4). Proposed lot sizes would range from 9,000 to 12,425 square feet with an average lot size of 9,871 square feet and
an overall density of approximately 3.78 dwellings per net acre. The applicant would dedicate 32,604 square feet for public
right-of-way to serve the new lots. One (1) existing single-family residence, one (1) barn and one (1) shed on the subject
property would be removed. Access to the site would be via a new 53-foot wide public residential access street, extending
from 162nd Ave SE to 164th Ave SE, through the center of the subject property. The applicant would also construct the
required half-street frontage improvements on 162nd Ave SE and 164th Ave SE along the subject property. Stormwater
would be conveyed via a system of catch basins and storm pipes throughout the development. Flow control standard and
basic water quality requirements would be met through the use of one (1) detention vault located on the southeast
portion of the property. New eight-inch (8") sewer and eight-inch (8") water mains would be constructed within the
subdivision's new public street. The primary soils underlying the subject site consist of Alderwood gravelly sandy loam.
According to the City’s Critical Areas map (COR Maps), no critical areas are mapped on the project site. The applicant has
proposed to retain six (6) of the subject property’s nine (9) viable trees. The applicant has submitted an Arborist Report,
Geotechnical Engineering Study, Trip Generation Letter Report, and Technical Information Report with the preliminary
plat application.
PROJECT LOCATION: 16210 SE 134th St, Renton, WA 98059
LEAD AGENCY: City of Renton
Environmental Review Committee
Department of Community & Economic Development
The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse
impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c).
Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of
Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified
during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not
act on this proposal for fourteen (14) days.
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Exhibit 21
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on January 25, 2019.
Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady
Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained
from the Renton City Clerk’s Office, (425) 430-6510.
PUBLICATION DATE: January 11, 2019
DATE OF DECISION: January 7, 2018
SIGNATURES:
Gregg Zimmerman,
Administrator
Date Rick M. Marshall,
Administrator
Date
Public Works Department Renton Regional Fire Authority
Kelly Beymer, Administrator Date C.E. Vincent, Administrator Date
Community Services Department Department Of Community & Economic Development
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1/10/2019 | 2:04 PM PST
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DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT
Planning Division
1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200, ext. 2
www.rentonwa.gov
DETERMINATION OF NON-SIGNIFICANCE – MITIGATED (DNS-M)
MITIGATION MEASURES AND ADVISORY NOTES
PROJECT NUMBER: LUA18-000633, PP, ECF
APPLICANT: Chris Burrus, Harbour Homes, LLC / cburrus@harbourhomes.com / 400
N 34th St, Suite 300, Seattle, WA 98103
PROJECT NAME: Maple Highlands
PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat and Environmental Review
(SEPA) approval to subdivide a 4.18-acre parcel into 13 single-family residential lots, one storm drainage tract
(Tract A) and one tree retention tract (Tract B). The subject property is located in the East Plateau Community
Planning Area at 16210 SE 134th St (APN 1457500025) and is zoned Residential-4 (R-4). Proposed lot sizes would
range from 9,000 square feet to 12,425 square feet with an average lot size of 9,871 square feet and an ov erall
density of approximately 3.78 dwellings per net acre. All existing structures onsite would be demolished. Access
to the site would be via a new 53-foot wide public residential access street through the center of the subject
property. The applicant would also construct half-street frontage improvements on 162nd Ave SE and 164th Ave
SE along the property frontages. Stormwater would be conveyed and collected through the use of one (1)
detention vault located on the southeast portion of the property. The primary soils underlying the subject site
consist of Alderwood gravelly sandy loam. According to the City’s Critical Areas map (COR Maps), no critical areas
are mapped on the project site. The applicant has proposed to retain six (6) of the subject property’s viable
significant trees.
PROJECT LOCATION: 16210 SE 134th St, Renton, WA 98059
LEAD AGENCY: The City of Renton
Department of Community & Economic Development
Planning Division
MITIGATION MEASURES:
1. The applicant shall install a new downstream drainage system prior to any construction stormwater
discharging offsite to the east.
ADIVISORY NOTES:
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for the
land use actions.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA18-000633
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the a dministrative land use
action. Because these notes are provided as information only, they are not subject to the appeal p rocess for
the land use action.
Planning:
(Contact: Clark H. Close, 425-430-7289, cclose@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. 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 wh ere
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way with in 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 Johnson, 425-430-7291, jtjohnson@rentonwa.gov)
1. See Attached Development Engineering Memo dated December 20, 2018.
Fire Authority:
(Contact: Corey Thomas, 425-430, 7024, cthomas@rentonrfa.org)
Environmental Impact Comments:
1. Fire impact fees are applicable at the rate of $829.77 per new residential unit. A credit is given if the
existing house is demolished. This fee is paid at time of building permit issuance.
EXHIBIT 19
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA18-000633
Code Related Comments:
1. 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 of
1,500 gpm fire flow would be required. A minimum of one new fire hydrant is required within 300-feet
of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. A certificate from King
County Water District 90 will be required to assure the demand can be met.
2. Fire department apparatus access roadways are required within 150-feet of all points on the building.
Fire access roads are required to be a minimum of 20-feet unobstructed width with turning radius of 25-
feet inside and 45-feet outside minimum. Fire lane signage required for the onsite roadways. Roadways
shall support a minimum of a 30-ton vehicle and 75-psi point loading. Maximum slope is 15% grade.
Dead end streets that exceed 150-feet require an approved fire apparatus turnaround. It can be either
a hammerhead or a cul-de-sac. Cul-de-sac are not allowed to contain landscape islands. Dead end roads
over 300 feet require a cul-de-sac. Cul-de-sacs must have a 90 foot diameter. Any dwelling more than
500 feet down a dead end road must have fire sprinklers. In this case this seems to pertain t o lots #6, 7,
8, 9 and 10. Lots that are over 700 feet down a dead end road are not allowed at all.
The Renton Regional Fire Authority supports the City of Renton policy to provide a gridded public street
system. To that end, the proposed Cul-de-sac shall be eliminated and replaced with a potential through
street by the development of the 164th Ave Southeast right of way.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. After reviewing the submitted documents for this project, additional clarification is requested on the
future plan to complete the Boundary Line Adjustment Agreement that is listed on the title report for
the property as Recording No. 20030310002076. Based on the boundary survey and the Agreement to
Cooperate in Boundary Line Adjustment, it does not appear that the BLA has been complete nor
recorded to date. The area that was agreed upon in the agreement is a part of the proposed Tract B
Tree Retention area and would affect the square footage amounts of the proposed plat. The BLA
should be complete prior to final plat recording to ensure all boundary lines are in the final layout.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact Fee applies as per adopted Ordinance.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. No comments at this time.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 20, 2018
TO: Clark Close, Senior Planner
FROM: Justin Johnson, Civil Engineer III, Plan Reviewer
SUBJECT: Maple Highlands Preliminary Plat
16210 SE 134th St
LUA18-000633, PP, ECF
I have completed a preliminary review of the application of the above-referenced proposal located at
parcel 1457500025 and have the following comments: The applicant is proposing to subdivide the lots
into 13 single family lots with tracts for drainage and open space. All existing structures on the parcels
will be removed.
EXISTING CONDITIONS
The Site is approximately 4.18 acres in size and is rectangular in shape. The existing site is developed
with an existing single family residence and a large amount of vegetation located throughout the parcel.
Water Water service is provided by King County Water District 90.
Sewer Sewer service is provided by the City of Renton. There is an existing 8” PVC sewer
running from north to south in 162nd Ave SE west of the site. Reference Project File S-
368803 in COR Maps for record drawings. Wastewater in this main flows into the east
side interceptor to the west of the property.
Storm Currently there are no storm drainage improvements along any of the frontages of the
project. Drainage from the site either infiltrates or sheet flows south. There have been
multiple reports of drainage problems to the south east of the project site.
Streets The proposed development fronts two undeveloped right of ways, 162nd Ave SE and
164th Ave SE. 162nd Ave SE is located on the west property line and 164th Ave SE is
located on the east property line. Both roadways are classified as Residential access
streets. The existing right-of-way (ROW) width is for 162nd Ave SE approximately 60
feet. The existing right-of-way (ROW) width of 164th Ave SE is approximately 30 feet.
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Maple Highlands Subdivision Plat – LUA18-000633
Page 2 of 6
December 20, 2018
CODE REQUIREMENTS
WATER
1. Applicant will need to obtain an approved permit from King County water district 90 for a water
main extension.
2. Applicant will need to obtain a water availability for the proposed development.
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 $3,100.00 per lot. SDCs are due at the time of civil
construction permit issuance.
2. The development is located in the Central Plateau Sewer Interceptor Special Assessment District
(SAD). The development is subject to fees related to this SAD. A SAD fee of $538.48 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 162nd Ave SE from the southern property limit extending to the
northern property limit for future extension by the city. The extension within 162nd Ave SE will
provide sewer service to Lot 1 only and the rest of the lots will be served by a sewer extension
from the east along 164th Ave SE.
9. The development is proposing to install an 8 inch sewer main extension from the western
portion of the property within the new proposed Road A to connect to the city manhole
(SSMH5625) located at Liberty High School.
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Maple Highlands Subdivision Plat – LUA18-000633
Page 3 of 6
December 20, 2018
The route will begin on the west side of the property and will continue within Road A to the east
until it intersects with 164th Ave SE. From 164th Ave SE the sewer will flow to the south till it
reaches the intersection of 164th Ave SE and SE 135th St. Once sewer reaches SE 135th St the
will need to run the sewer line from the west to the east along SE 135th St, meeting at the
intersection at 166th Ave SE. Sewer main the need to extend from the intersection to the SSMH
located (SSMH 5625).
a. The extension of this main is located within King County Right of Way. The applicant
will need to get permission from King County to work with their right of way.
b. The sewer main shall be a minimum diameter of 10 inch. Sewer mains and manholes
shall be designed and installed in accordance with City and Department of Ecology
standards.
c. Applicant will need to reference the recorded easement for the sewer extension
connecting to SSMH5625.
d. Sewer extension is proposed within a parcel 132305UNKN. The applicant will need to
obtain permission from the owner in order to use this parcel for the sewer main. A 10
foot easement to the City of Renton will need to be grated overtop of the sewer main.
STORM DRAINAGE COMMENTS
1. The development is subject to stormwater system development charges (SDCs). The 2019
stormwater SDC is $1,800.00 per lot. The SDC will be collected for each new lot. SDCs are due at
the time of civil 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 November 26th,
2018, was submitted by DR Strong Consulting Engineers 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 Lower Cedar River 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.
a. The development is also proposing to install a stormwater detention vault located on
the Southeast corner of the proposed development with a discharge to the north Cedar
River Drainage Basin. The Storm water vault has been sized assuming that no credits will
be taken for BMP’s however the applicant has proposed to use dispersion and reduced
impervious surface BMP credits for the individual build lots.
i. Applicant has assumed that maximum of 4,000 sf feet of impervious surface
for each lot as described in RSWDM.
b. The development is also proposing to install a pipe system within the 162nd Ave SE
located on the west end of the property. System will need to be sized in accordance
with the 2017 RSWDM.
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Maple Highlands Subdivision Plat – LUA18-000633
Page 4 of 6
December 20, 2018
c. Applicant is proposing to discharge the water from the project via an existing 12 inch
storm pipe located at the intersection of SE 136th St and 164th Ave SE.
i. Pipe sizing for the outfall will need to be sized in accordance with the Renton
Surface water design manual. This pipe is located within King County, a
separate permit from King County is required.
d. 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 Geotechnical report submitted by Earth Solutions NW, infiltration is
not suitable for this site due to the existing soils onsite.
ii. Basic dispersion is currently proposed. 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 review. 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.
iii. Final BMP credits will be confirmed at building permit review.
4. A Geotechnical Report, dated September 28th, 2018, completed by Earth Solutions NW, LLC for
the site has been provided. The submitted report describes the existing soils to contain silty
sands that are medium dense to dense. The Geotechnical report mentions that infiltration is not
feasible due the types of soils that are located onsite, the geotechnical recommends that
stormwater control use a different method.
5. Storm drainage improvements along all public street frontages (new internal site streets, 162nd
Ave SE and 164th Ave SE) 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.
i. Pipe should be located within the curb line of the future roadway.
ii. Overall conveyance sizing will be determined based on Conveyance Analysis
in accordance with Core Requirement #5 of the RSWDM. The size of the
conveyance system may be larger than 12-inches.
iii. The conveyance system shall be sized and located in order to convey and
contain a minimum of 25-year peak flow assuming developed conditions for
onsite tributary areas and existing conditions of any offsite tributary area.
iv. Applicant will need to place a catch basin at each property line limit
between the City of Renton and King County Jurisdictions.
6. A Construction Stormwater General Permit from the Washington Department of Ecology is
required as site clearing will exceed one acre.
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Maple Highlands Subdivision Plat – LUA18-000633
Page 5 of 6
December 20, 2018
TRANSPORTATION/STREET COMMENTS
1. The 2019 transportation impact fee is $7,820.42 per single family home. Fees are payable at the
time of building permit issuance for each individual home.
2. The proposed development fronts 162nd Ave SE along the western property line and is classified
as a Residential Access Road. Existing right-of-way (ROW) width is 60 feet. To meet the City’s
complete street standards for Residential Access streets, minimum ROW is 53 feet. No
dedication of ROW will be required. Per City code 4-6-060, half street improvements shall
include a pavement width of 20 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting
strip, an 5-foot sidewalk, street trees and storm drainage improvements. Street grades shall not
exceed 15%.
3. The proposed internal residential road shall be per RMC 4-6-060. Per RMC 4-6-060, a residential
street shall have a right of way width of 53’ with a paved roadway width of 26’ consisting of 2 –
10’ travel lanes and 1 – 6’ parking lane. A 0.5’ curb, 8’ planter strip, and 5’ sidewalk on both
sides of the roadway.
4. The proposed development fronts 164th Ave SE along the western property line and is classified
as a Residential Access Road. Existing right-of-way (ROW) width is 30 feet. To meet the City’s
complete street standards for Residential Access streets for half street improvements, minimum
ROW is 34 feet. A dedication of 4.5 feet of ROW will be required. Per City code 4-6-060, half
street improvements shall include a pavement width of 20 feet, a 0.5-foot curb, an 8-foot
planting strip, an 5-foot sidewalk, street trees and storm drainage improvements. Street grades
shall not exceed 15%. The south end of 164th Ave SE will need to have a barricade between City
of Renton ROW and King County ROW, with a sign stating future roadway extension.
a. Applicant will need to show how they will connect to the northern tie in point at
164th Ave SE.
5. Street lighting is required along Road A, 162nd Ave SE, and 164th Ave SE. Required streetlights
shall be per City standards. A street lighting analysis and plan shall be submitted with the civil
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.
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 2019. 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.
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Maple Highlands Subdivision Plat – LUA18-000633
Page 6 of 6
December 20, 2018
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.
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IN COMPLIANCE WITH CITY OF RENTON STANDARDS
16210 SE 134TH STREET
RENTON, WASHINGTON 98059
PRELIMINARY PLAT
DRS PROJECT NO. 17020 MAPLE HIGHLANDSMAPLE HIGHLANDSAAANNNNNNNLUA18-000XXXU:A-NNNNNNN
MAPLE HIGHLANDSNS
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53232
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GRAPHIC SCALE
20'40'80'
1 INCH = 40 FT.
Exhibit 22
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
16210 SE 134TH STREET
RENTON, WASHINGTON 98059
PRELIMINARY PLAT
DRS PROJECT NO. 17020 MAPLE HIGHLANDSMAPLE HIGHLANDSAAANNNNNNNLUA18-000XXXU:A-NNNNNNN
MAPLE HIGHLANDSNS
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53232
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NIHASWIDEIPL.O C
ILAZ0
GRAPHIC SCALE
20'40'80'
1 INCH = 40 FT.
0
GRAPHIC SCALE
15'30'60'
1 INCH = 30 FT.
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
16210 SE 134TH STREET
RENTON, WASHINGTON 98059
PRELIMINARY PLAT
DRS PROJECT NO. 17020 MAPLE HIGHLANDSMAPLE HIGHLANDSAAANNNNNNNLUA18-000XXXU:A-NNNNNNN
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IN COMPLIANCE WITH CITY OF RENTON STANDARDS
16210 SE 134TH STREET
RENTON, WASHINGTON 98059
PRELIMINARY PLAT
DRS PROJECT NO. 17020 MAPLE HIGHLANDSMAPLE HIGHLANDSAAANNNNNNNLUA18-000XXXU:A-NNNNNNN
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ILAZ0
GRAPHIC SCALE
15'30'60'
1 INCH = 30 FT.
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
16210 SE 134TH STREET
RENTON, WASHINGTON 98059
PRELIMINARY PLAT
DRS PROJECT NO. 17020 MAPLE HIGHLANDSMAPLE HIGHLANDSAAANNNNNNNLUA18-000XXXU:A-NNNNNNN
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15' 30'60'
1 INCH = 30 FT.
SEE RIGHT
SEE LEFT
SEE ABOVE
SEE RIGHT
SEE LEFT
SEE BELOW
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
16210 SE 134TH STREET
RENTON, WASHINGTON 98059
PRELIMINARY PLAT
DRS PROJECT NO. 17020 MAPLE HIGHLANDSMAPLE HIGHLANDSAAANNNNNNNLUA18-000XXXU:A-NNNNNNN
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15'30'60'
1 INCH = 30 FT.
SEE LEFT
SEE SHEET C7SEE RIGHT
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
16210 SE 134TH STREET
RENTON, WASHINGTON 98059
PRELIMINARY PLAT
DRS PROJECT NO. 17020 MAPLE HIGHLANDSMAPLE HIGHLANDSAAANNNNNNNLUA18-000XXXU:A-NNNNNNN
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NIHASWIDEIPL.O C
ILAZ0
GRAPHIC SCALE
15'30'60'
1 INCH = 30 FT.
SEE LEFT
SEE RIGHT
SEE SHEET C6
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
16210 SE 134TH STREET
RENTON, WASHINGTON 98059
PRELIMINARY PLAT
DRS PROJECT NO. 17020 MAPLE HIGHLANDSMAPLE HIGHLANDSAAANNNNNNNLUA18-000XXXU:A-NNNNNNN
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HORIZONTAL
VERTICAL
10 20 40
1 INCH = 20 FT.
2.5 5 10
1 INCH = 5 FT.
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
16210 SE 134TH STREET
RENTON, WASHINGTON 98059
PRELIMINARY PLAT
DRS PROJECT NO. 17020 MAPLE HIGHLANDSMAPLE HIGHLANDSAAANNNNNNNLUA18-000XXXU:A-NNNNNNN
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53232
OIETATHSOY SF
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NIHASWIDEIPL.O C
ILAZ0
0
HORIZONTAL
VERTICAL
10 20 40
1 INCH = 20 FT.
2.5 5 10
1 INCH = 5 FT.MATCHLINE STA. 24+20, SEE SHEET C10
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
16210 SE 134TH STREET
RENTON, WASHINGTON 98059
PRELIMINARY PLAT
DRS PROJECT NO. 17020 MAPLE HIGHLANDSMAPLE HIGHLANDSAAANNNNNNNLUA18-000XXXU:A-NNNNNNN
MAPLE HIGHLANDSNS
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ISS
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FORP
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G
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E R DETS REE N G INELA
53232
OIETATHSOY SF
OT
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NIHASWIDEIPL.O C
ILAZ0
0
HORIZONTAL
VERTICAL
10 20 40
1 INCH = 20 FT.
2.5 5 10
1 INCH = 5 FT.MATCHLINE STA. 24+20, SEE SHEET C9
Exhibit 23
Denis Law Mayor
Community & Economic Development C. E. "Chip" Vincent, Administrator
December 5, 2018
Rachael Cox
Assistant to the Director of Transportation
lssaquah School District #411
805 2nd Avenue NW
lssaquah, WA 98027
Subject:Notice of Complete Application
PR18-000580 Maple Highlands, tUA18-000633, PP, ECF
The City of Renton's Department of Community and Economic Development (CED) has received an application for
a Preliminary Plat and Environmental (SEPA) Review located at 16210 SE 134th St, Renton, WA 98059, APN
1457500025. Please see the enclosed Notice of Application for further details.
ln order to process this application, CED needs to know which lssaquah schools would be attended by children
living in residences at the location indicated above. Please fill in the appropriate schools on the list below and
return this letter to my attention, City of Renton, CED, Planning Division, 1055 South Grady Way, Renton,
Washington 98057 or fax to (4251 430-7300, by December t9,2Ot8.
Elementary School:
Middle School:
High School:
V2 , ^ r^r\''rBus Stop Location:
Bus Stop Location:
Bus Stop Location:
Will the schools you have
from the proposed develop
Any Comments:
Thank you for providing this important information. lf you have any questions regarding this project, please
contact me at (425) 430-7289.
Sincerely,
u,
Clark H. Close
Senior Planner
Enclosure: Notice of Application
ndicated be ablykd handle the impact of the additional studen\
ment?Yes y' No @Jdfr?a
estimated to iiEl
.)
1055 South Grady Way, Renton, WA 98057 . rentonwa.gov
Exhibit 24
Exhibit 25
Maple Highlands
Construction Mitigation Description
The following narrative is provided to describe the proposed construction mitigation
measures that Harbour Homes, LLC “Harbour Homes” and the to be named general contractor
“Contractor” for The Pines will implement throughout the duration of the site development and
infrastructure period as well as during building construction.
Proposed Construction Dates (Site Work): February 2020-February 2021
Harbour Homes anticipates on beginning clearing and site development work in the early spring
of 2020 depending on the timing of approvals. Harbour Homes anticipates roughly a 180 day
schedule to finalize all grading, storm, sewer, water and first lift of asphalt on the site. The goal
will be to have the site completely stabilized by August 1st, 2020 before the fall.
Proposed Construction Dates (Building Construction):
Harbour Homes plans on beginning construction of a model home in January of 2021 and
anticipates starting two homes per month thereafter with an average construction timeline of
seven months to complete.
Hours & Days of Operation
Normal site hours of operation will be in compliance with the allowable working hours in the
City of Renton which are as follows:
For new single-family residences and non-residential construction, the permitted work hours are
7:00am-8:00pm Monday through Friday, 9:00am-8:00pm Saturday, and no work shall be
permitted on Sunday.
Proposed Hauling/Transportation Routes
Maple Highlands is located on the corner of 162nd Avenue SE and 134th St. The Contractor
anticipates utilizing one haul route to and from SR-169 (See attached Exhibit “A” for location).
Heading north on 154th PL, head north on 156th Ave SE, east on SE 2nd PL, then north on 162nd
Ave SE to the site.
Measures to Minimize Impacts
Harbour Homes and the Contractor will make every effort to minimize the impacts from this
project on the surrounding neighbors, the environment and traffic circulation for the
Exhibit 26
immediate area. The Contractor and Harbour Homes’ contact information will be clearly posted
at the site and the job trailer to ensure communication and immediate responses to any
questions or inquiries from the community.
Dust/Mud/Erosion Impacts- The Contractor will implement and maintain the TESC measures
approved for The Pines project at all times. Measures such has water trucks, street sweepers
and maintaining perimeter erosion fencing help to mitigate impacts. In addition, regular
inspections by the City of Renton and the project’s certified erosion control and sediment lead
(Earth Solutions Northwest), as well as regular meetings between Harbour Homes and the
Contractor to ensure compliance.
Traffic/Transportation Impacts- Harbour Homes and the Contractor will secure all necessary
Right-of-Way use permits including providing traffic control measures to minimize the impact of
the frontage improvements associated with the project. Haul routes and hours will be adhered
o and Harbour Homes is attempting to minimize the amount of import/export needed on the
project through careful design of the finishing grade within the site. Utilizing the on -site
material and repurposing wood chips and top soil from the clearing activities minimize the need
for ongoing truck and trailer loads.
Noise- The Contractor will comply with the allowable working hours in the City of Renton (see
above) to minimize the impact to neighbors during the site construction and building
construction.
Exhibit “A”
Maple Highlands
a)U0DU(fl-C4-,Uo)I-Ia.O4-,C_C_iC-)>-aI—Cma)-aD0_ia.I.w—I—_,“•‘w•Z13Z>-(1—a.IzcwbO<a•LUcJVD—-JD—X(13a.