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HomeMy WebLinkAboutERC_Advisory_Notes_Determination_190822 DETERMINATION OF NON-SIGNIFICANCE (DNS) ADVISORY NOTES PROJECT NUMBER: PR19-000311 / LUA19-000163, PP, SA-A, CU-A, ECF, MOD APPLICANT: James Howton / 12018 SE 51st S, Bellevue, WA 98006/Jimhjim1111@comcast.net PROJECT NAME: Jefferson Highlands PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat, Unit Lot Subdivision, Administrative Site Plan, Administrative Conditional Use, Environmental (SEPA) Review, and a street modification for 13 townhomes. The subject site consists of two (2) separate adjacent tax parcels in the Highlands Community Planning Area at 1513/1515 Kirkland Ave NE (APN 7227801485) and 1524/1526 Jefferson Ave NE (APN 7227801560). Both parcels have a combined area of 34,346 square feet. Currently the site contains two (2) duplexes, a 2-car carport and two (2) small outbuildings. The project site is located in the Residential-14 (R-14) zoning district and the Residential High Density (HD) land use designation. The applicant is proposing to demolish the existing structures in order to construct three (3) new townhome buildings – one 3-unit, one 4-unit and one 6-unit. The applicant is requesting a conditional use permit to increase maximum wall plat height up to 32 feet to allow for a third floor within the residences. The proposed project would result in a net density of 16.6 du/ac. The Unit Lot Subdivision is proposed to be subdivided into 13 lots and three (3) open space tracts. Six (6) of the 13 Unit Lot Subdivision lots would face Kirkland Ave NE and seven (7) units would front on and face Jefferson Ave NE. One of the 13 units would be affordable under density bonus review. The applicant would dedicate approximately 227 square feet of right-of-way on Jefferson Ave NE and approximately 6,135 square feet in the public alley. No right-of-way dedication is required along Kirkland Ave NE. A street modification request for cross section changes to Kirkland Ave NE frontage improvements includes a request for an 11-foot travel lane, 0.5-foot vertical curb, 8- foot bioretention planter strip, 8-foot wide sidewalk, with 0.5-foot clear width from the back of sidewalk to the edge of the right-of-way. The proposed unit lots would range in size from 1,276 sf to 1,740 sf with an average lot size of 1,467 sf. Access to the units is proposed via two new public alleys between the units and a 16-foot wide temporary alley along the south end of site from Kirkland Ave NE (8 feet of the temporary access is located off- site to the south). The topography of the site is relatively flat and the site is not mapped with any critical areas. All onsite trees are proposed to be removed. The applicant has submitted a Geotechnical Engineering Report, Preliminary Technical Information Report, Arborist Report with the application. PROJECT LOCATION: 1513/1515 Kirkland Ave NE (APN 7227801485) and 1524/1526 Jefferson Ave NE (APN 7227801560) LEAD AGENCY: The City of Renton Department of Community & Economic Development Planning Division MITIGATION MEASURES: This project has no proposed mitigation measures at this time. 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 LUA19-000163 ADVISORY NOTES TO APPLICANT 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 action. Planning: (Contact: Clark 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. Multi-family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures 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. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 5. 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. 6. 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: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov) 1. See Attached Development Engineering Memo dated August 20, 2019. Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) Environmental Impact Comments: 1. The fire impact fees are applicable at the rate of $829.77 per townhome unit. This fee is paid at building permit issuance. Credit will be granted for the removal of the existing units. Code Related Comments: 1. The fire flow requirement for the proposed townhomes is 2,500 gpm for the six unit building, assuming they are built with non-rated construction and fire sprinkler systems being provided. Three hydrants ADVISORY NOTES TO APPLICANT Page 2 of 2 LUA19-000163 are required for each building. One hydrant within 150-feet and two within 300-feet of each of the proposed buildings. There are some existing hydrants within 300-feet of the proposed homes. 2. Fire department apparatus access is adequately provided from the existing public roadways. Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) 1. No comments at this time. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. Parks Impact fee per Ordinance 5670 applies. 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. c:\users\jchavez\appdata\local\temp\lua19-000163 civil conditions_7796541\lua19-000163 civil conditions.docx DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:August 20, 2019 TO:Clark Close, Planner FROM:Jonathan Chavez, Plan Reviewer SUBJECT:Jefferson Highlands APN: 7227801560, 7227801485 LUA19-000163 I have reviewed the Land Use Application submittal for the Jefferson Highlands project at 1526 Jefferson Avenue NE and 1513 Kirkland Avenue NE. The applicant is proposing a unit lot subdivision of 2 existing lots to build 13 townhome units on a total of approximately .79 acres. EXISTING CONDITIONS The site is approximately .79 acres in size. The site includes 2 parcels, each of which contain one duplex plus one outbuilding. Water Water service is provided by City of Renton. The site is in the Highlands service area in the 565 hydraulic pressure zone. The site is outside of the City’s wellhead protection areas. There is an existing 6-inch City water main located in Jefferson Avenue NE (see Water plan no. W-1878) that can deliver a maximum total flow capacity of 1,300 gallons per minute (gpm). There is an existing 10-inch City water main located in Kirkland Ave NE (see Water plan no. W-1878) that can deliver a maximum total flow capacity of 2,500 gpm. The approximate static water pressure is 82 psi at the elevation of 376 feet. There are 2 existing ¾-inch domestic water meters, one meter for each the 2 residences on the properties. Sewer Wastewater service is provided by the City of Renton. There is an existing 8-inch concrete gravity wastewater main located in Jefferson Avenue NE (see City plan no. S- 1114). There is an existing 8-inch concrete gravity wastewater main located in Kirkland Avenue NE (see City plan no. S-1114). Storm There are 12-inch stormwater mains located in Jefferson Ave NE. Runoff from the existing site includes two duplexes where no stormwater infrastructure currently exists on-site. Streets Jefferson Avenue NE is a Residential Access Street with an existing right of way (ROW) width of 50 feet as measured using the King County Assessor’s Map. Kirkland Avenue NE is a Residential Access Street with an existing right of way (ROW) width of 60 feet as measured using the King County Assessor’s Map. There is an existing sidewalk located on both sides of the development. Jefferson Highlands Townhomes – PRE19-000163 August 20, 2019 Page 2 of 6 CODE REQUIREMENTS WATER Based on the Renton Regional Fire Authority’s review comments on the submitted information for the pre-application, the preliminary fire flow demand for the development is 2,500 gpm for the six unit building, assuming they are built with non-rated construction and fire sprinklers provided. The existing 6-inch water main on Jefferson Ave NE has a maximum capacity of 1,300 gpm, therefore it cannot provide the required fire flow demand for the buildings fronting Jefferson Ave NE. The following water main improvements will be required to provide water service for domestic use and for fire protection to meet the fire flow demand of 2,500 gpm: 1. Installation of approximately 300 feet of 12-inch diameter water main in Jefferson Ave NE connecting to the existing 12-inch water main in NE 16th St and extending to the south property line of tax lot 7227801560. The City of Renton is currently planning on the design and construction of roadway, stormwater and water main capital improvements project in Jefferson Ave NE. It is anticipated that the improvements will be completed in the Summer of 2022. As such, construction of the western portion of the development fronting Jefferson Ave NE cannot begin until the new 12-inch water main in Jefferson Ave NE is completed and operational. The applicant can install the water main as a developer’s utility extension and requests a latecomer’s agreement on the new water main. 2. A 15-foot utility easement will be required for any water main and for related appurtenances that are not located within the public right-of-way. 3. A minimum 10-foot setback is required from the building foundation to the water main. 4. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). 5. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention to each building. The fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private property in an outside underground vault per City standard plan no. 360.2. The DDCVA may be installed inside the building if it meets the conditions as shown on the City’s standard plan 360.5. The location of the DDCVA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. 6. Installation of a separate water service and meter for each unit. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. 7. All residential domestic water meters shall have a double check valve assembly (DCVA) installed behind on the meter on private property per City Standards. The DCVA may be located inside the building if the location is approved by the City Plan Reviewer and City Water Utility Department. 8. Installation of a separate water meter for landscape irrigation. 9. A DCVA per City Standard Plan 340.8 is required downstream of the irrigation meter. DCVAs size 2-inch or smaller shall be installed a meter box and DCVAs size 3-inch or larger shall be installed in an exterior vault per City Standard Plan 320.4. 10. A pressure-reducing-valve (PRV) is required behind each water meter because the water pressure is over 80 psi. Jefferson Highlands Townhomes – PRE19-000163 August 20, 2019 Page 3 of 6 11. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one. 12. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is inside a steel casing. 13. The preliminary water and sewer plan submitted with the land use application must be revised to include the above mentioned 12-inch water main extension in Jefferson Ave NE form NE 16th St to the south property line. 14. Civil plans for the water main improvements will be required and must be prepared by a registered professional engineer in the State of Washington. A civil plan showing the preliminary water main extension shall be submitted with the land use application. 15. Adequate separation between utilities is required. Minimum separation between water and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical. 16. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2019 Development Fees Document on the City’s website. Fees that are current will be charged at the time of construction permit issuance. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter is $4,050.00 per meter, 1- 1/2 inch meter is $20,250.00 and a 2-inch meter is $32,400.00. b. The SDC fee for fire service is based on the size of the fire service line to serve the project. c. A water system redevelopment credit will apply for the existing water meters if they are abandoned. d. Water service installation charges for each proposed domestic water service is applicable. Water Service installation for a 1-inch water service line is $2,875.00* per service line, a 1-1/2 inch water service is $4,605.00* per service line and for $4,735.00* for each 2-inch water service line. This is payable at construction permit issuance. e. Drop-in meter fee is $460.00* per meter for a 1-inch meter, $750.00* for a 1-1/2 inch meter, and $950.00* for a 2-inch meter. This is payable at issuance of the building. f. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at construction permit issuance. g.Installation of a landscape irrigation meter and double check valve assembly (DCVA), if applicable. SEWER 1. The existing side sewers (if applicable) will be required to be cut and capped at the main during demolition of the properties. New side sewers shall be installed to serve each unit. The existing stubs are old concrete stubs and may not be re-used, this includes the sewer stub servicing APN: 7227801555. 2. There is an existing side sewer connection from the parcel to the south (PID 7227801555) that crosses the subject property. This side sewer and the existing sewer stub will need to be re-established as part of the proposed development. Jefferson Highlands Townhomes – PRE19-000163 August 20, 2019 Page 4 of 6 3. The sewer main in Jefferson Ave NE will need to be extended to the full southern extent of the property. A new manhole shall be installed at the end of the mainline. The existing manhole may need to be replaced depending on the condition. 4. Applicant will need to survey locate the existing sanitary sewer main along the west property line to determine the actual location from the property line. A 10-ft public sewer easement will be required depending on the final survey location. 5. A separate side sewer will be required for each unit. All new sewer stubs shall be a minimum of 6” and shall run at a slope of at least 2% to the main. 6. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size and number of new domestic water services to serve the project. The current sewer fee for a 1-inch meter install is $3,100.00 per meter. A redevelopment credit of the wastewater system development charges will be applied to the meter(s) to existing homes, if applicable, if they are abandoned and capped at the main line. SURFACE WATER 1. A drainage report complying with the current version of the City of Renton Surface Water Design (RSWDM) Manual will be required. Based on the City’s flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the East Lake Washington Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWDM. 2. The project is not located within an Aquifer Protection Area (APA), and is therefore not required to comply with the requirements detailed in Section 1.3.6 of the RSWDM. The APA figure found in the TIR is outdated and does not reflect the City’s current understanding of aquifer impact. 3. Maintenance access is required for the proposed stormwater tract and shall be designed and installed in accordance with the City adopted SWDM. 4. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. Jefferson Highlands Townhomes – PRE19-000163 August 20, 2019 Page 5 of 6 7. A Construction Stormwater Permit from Department of Ecology is required IF clearing and grading of the site exceeds one acre. Applicant must obtain permit and provide proof prior to Civil Permit issuance. 8. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 9. Erosion control measures to meet the City requirements shall be provided. 10.The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. 11. The 2019 Surface water system development fee is $0.72 per square foot of new impervious surface, but no less than $1,800.00. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. TRANSPORTATION 1. To meet the City’s complete street standards for Jefferson Ave NE, a residential access street, minimum ROW is 53 feet. Dedication of 1.5 feet of ROW fronting the site will be required. Per City code 4-6-060, half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot bioretention planter strip, an 5-foot sidewalk, street trees and storm drainage improvements. 2. To meet the City’s complete street standards and the Sunset Area Surface Water Master Plan for Kirkland Ave NE, a residential access street, half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, a 12-foot bioretention planter strip, a 8-foot sidewalk, street trees and storm drainage improvements. No ROW dedication is required along Kirkland Ave NE. 3. Street grades shall not exceed 15 percent. 4. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. 5. Refer to City code 4-4-080 regarding driveway regulations: a. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. c. The maximum width of a single loaded garage driveway is 9-feet and the maximum width of a double loaded garage driveway is 16-feet. If a garage is not present, the maximum driveway width is 16-feet. d. Driveways shall not be closer than 5-feet to any property line. 6. Street lighting and street trees are required to meet current city standards. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. Jefferson Highlands Townhomes – PRE19-000163 August 20, 2019 Page 6 of 6 7. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. 8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 9. The transportation impact fee is based on the type of land use. For a single family house, the 2019 transportation impact fee is $7,820.42. Transportation impact fees are subject to change based on the year the building permit is applied for. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 5. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 7. Fees quoted in this document reflect the fees applicable in the year 2019 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule.