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ERC_Report_02_27_2017_LUA16-000864_Sunsets_Edge_Townhomes_.pdfDEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENT—Renton0ENVIRONMENTALREVIEWCOMMITTEEREPORTERCMEETINGDATE:February27,2017ProjectName:Sunset’sEdgeTownhomesProjectNumber:LUA16-000864,ECF,PP,PPUDProjectManager:ClarkH.Close,SeniorPlannerOwner:Tottenham,LLC,50116thAveSE,Ste111,Bellevue,WA98004Applicant/Contact:JacobYoung,CitizenDesignCollaborative,46EtruriaStreet,Suite201,Seattle,WA98109ProjectLocation:701-707SunsetBlvdNE,Renton,WA98056ProjectSummary:TheapplicantisrequestingaPreliminaryPlannedUrbanDevelopment,PreliminaryPlatandEnvironmental(SEPA)Reviewfortheconstructionofa15townhomes.Thevacant0.9acresiteislocatedintheResidentialMulti-Family(RMF)zoningclassificationandtheResidentialHighDensity(RHD)landusedesignation.Thesubjectsiteisconsistsofthreeseparateadjacenttaxparcelslocatedat701-707SunsetBlvdNEattheintersectionofNE7thStandSunsetBlvdN.Thedevelopmentwouldbecomprisedof15lotsand1tractresultinginanetdensityof17.5du/ac.Theproposedlotswouldrangeinsizefrom737sfto909sfwithanaveragelotsizeof816sf.AccesstothesiteisproposedviasingleroadatthemidpointofthedevelopmentfromSunsetBlvdNE.ThePPUDwouldbeusedtovarydevelopmentstandards(suchaslotsize,buildingsetbacks,impervioussurfacearea,andbuildingcoverage),streetstandards,parkingrequirements,andrefuseandrecycling.Theapplicanthasproposedenhancedopenspace,superiorpedestrianandvehicularcirculation,pedestrianamenities,guestparking,andlandscapingasapublicbenefit.Theeasterntwo-thirdsofthesitearerelativelylevel.Thewesternthirdofthesiteconsistsofamoderatetosteepslopes.Higherosionandhighlandslidehazardsarealsomappedinthearea.Theapplicanthasproposedtoretainfive(5)ofthe16ignificanttreesonsite.SiteArea:39,187SF(0.90acres)ProposedNewBldg.Areas(footprint):11,916SFProposedNewBldg.Area(Gross):34,795SFSTAFFStaffRecommendsthattheEnvironmentalReviewCommitteeissueaDeterminationofRECOMMENDATION:Nonsignificance-Mitigated(DNS-M).ProjectLocationMap6 CityofRentonDepartmentofCommunity&EconomicDevelopmentEnvironmentalReviewCommitteeReportSUNSET’SEDGETOWNHOMESLUAI6-000864,ECF,PP.PPUDReportofFebruary27,2017Page2of8fRTONE:PROJECTDESCRIPTIONIBACKGROUNDTheapplicantisrequestingPreliminaryPlannedUrbanDevelopment,PreliminaryPlatandEnvironmental(SEPA)Reviewfortheconstructionof15townhomeswithattachedgarageslocatedat701-707SunsetBlvdNE(KingCountyAssessor’sParcelNos.3119900005,3119900010,and3119900011,“SubjectProperty”).ThesubjectpropertyislocatedattheNWintersectionofSunsetBlvdNEandNE7thStwithintheNE1ofSections8,Township23North,Range05East,W.M.KingCounty,Washington(Exhibits2and3).Thewesternboundaryofthesiteisroughly200feeteastof1-405.The39,187squarefootpropertyproposedfordevelopmentofSunset’sEdgeTownhomesabutsthewestsideofSunsetBlvdNEandisjustnorthofNE7thSt.Surroundingthe39,187squarefootpropertyproposedfordevelopmentofSunset’sEdgeTownhomesissinglefamilyhomeandCrystalHeightsTownhomesCondominiumconsistingof18unitstothenorth,PugetSoundEnergypropertytothewestandsouth,andtwosinglefamilyhomesacrossSunsetBlvdNEtotheeast.ThepropertyhasaComprehensivePlanlandusedesignationofResidentialHighDensity(RHD),iszonedResidentialMulti-Family(RMF)andislocatedintheUrbanDesignDistrictBoverlaydistrict.Theapplicantisproposingattachedresidentialdwellings,whichareanalloweduseintheRMFzone.ThelandsurroundingthesiteiszonedRMFtothenorth,R-1tothewestandR-8tothesouthandeast.TheRMFzonehasanalloweddensityupto20dwellingunitspernetacre.Theproposalconsistsof15unitstobeconstructedasfour(4)buildings;consistingoffour(4)differentbuildingtypesinduplexand5-plexconfigurations(Exhibit4).Proposedbuilding“TypeA”wouldmakeup3units,“TypeB”wouldmakeupSunits,“TypeC”wouldmakeup6units,and“TypeD”wouldmakeup1unit(Exhibit5).Building1consistsof3units,Buildings2and4consistof5unitseachandBuilding3consistsof2units.Togethertheunitswouldhaveafinishedgrossfloorareaof34,795squarefeet(livingarea+garagearea+deckarea;Exhibit4).Theaveragelivingareaperunitisapproximately1,756squarefeetwithanaverageattachedgaragesizeofapproximately467squarefeet.Thesmallestoverallunitwouldhaveatotalfinishedlivingareaof1,745squarefeetwitha214squarefeetattachedgarageanda44squarefeetdeckarea(2,003squarefeet).Thelargestoverallunitwouldhaveatotalfinishedlivingareaof1,678squarefeetwitha728squarefeetattachedgarageanda136squarefeetdeckarea(2,542squarefeet).Eachunitwouldhaveattachedparkinggaragesonthefirstlevelprovidingstallsfortwovehicleswitheitherside-by-sideortandemparking(Exhibit6).Ifall15unitsareprovidedbythedevelopment,thenetdensitywouldbe17.5dwellingunitspernetacre,whichiswithintheallowabledensityrangefortheRMFzone.Thesebuildingswouldbeapproximately37’-2%“atthehighestpointoftheshedroofandthreestories(Exhibit7).TheproposeddevelopmentplanstotakeadvantageofterritorialviewstotheWestwhilemaintaininginvitingandpedestrian-orientedfaçadesalongSunsetBlvdNE.AllbuildingsfacingSunsetBlvdNEareconfiguredtohavelargeglassentrydoorsonraisedstoops.Thesitewaspreviouslyimprovedwithasmall480squarefeetofficebuildingwithpavedandgravelaccessdrive.FillwasalsoplacedonthepropertytocreateaterracedareamoreorlessevenwithSunsetBlvdNE.Theofficebuildingwasremovedin2010;however,thepavementandgravelareasremaininanunmaintainedcondition.Theremainderofthesiteiscoveredbytrees,blackberrybushes,andgrass.Table1.NeighborhoodCharacteristics:LocationParcelNumber(s)Address(es)/Name(s)LandUse(s)ZoningSite3119900005,701-707SunsetBlvdNEResidentialHighDensityResidentialMulti3119900010,andFamily3119900011North3119900020and717SunsetBlvdNEandResidentialHighDensityResidentialMulti1864950000821SunsetBlvdNEFamilyERCReport CityofRentonDeportmentofCommunity&EconomicDevelopmentEnvironmentalReviewCommitteeReportSUNSET’SEDGETOWNHOMESLUA6-000864,ECF,PP.PPUDReportofFebruary27,2017Page3of8_ _ _ ___ _ _ _ ____ _ _APT#South6056500400N/AResidentialMediumResidential-8DensityWest6056500100N/AResidentialLowDensityResidential—1East7227500005and700SunsetBlvdNEandResidentialMediumResidential-83119900185714SunsetBlvdNEDensityTheproposedprojectisanticipatedtoincludeapproximately204linearfeetofstreetfrontageimprovementsalongSunsetBlvdNE.Frontagerequirementsinclude22-footwidehalf-streetpavedwidthfromthecenterlineoftheright-of-way(includingfive-footwidebikelane,eleven-footwidethrutravellane,andsix-footwidehalfwidthforthecenterturn/leftturnlane),one-halffootwidecurb,eight-footwidelandscapedplanterstrip,eight-footwideconcretesidewalk,andone-footwideclearwidthbackofthesidewalk.Theright-of-way(ROW)widthshouldextendtoincludetheone-footwideclearwidthbackofthesidewalk.TheROWwidthdedicationrequiredisapproximately9.5feet(subjecttofinalsurvey).Additionalimprovementstothesiteincludesubgradeutilityinstallation,driveways,awoonerf,landscaping,pedestrianpathways,retainingwalls,andcommonopenspace.TheprojectwouldaccessSunsetBlvdNEviaanewprivatedrivewayextendingwestintothesite,approximately83feet,beforeconfiguringintoaI-shapedhammerheadturnaround.Vehicularaccesstotheproposedbuildingswouldcomefromacentralprivateroad.Asproposed,thereare30parkingspacesprovidedwithinthegaragesand1outsidesurfaceparkingstallnearthecommonplayarea.Thetotalimpervioussurfaceareawouldbeapproximately21,161squarefeetor56.8percentofthenetlotarea(21,161SF137,244SF=56.8%).Perviousareasoftheprojectsitewouldeitherbelandscapedorinstalledwithperviouspayers.PARTTWO:ENVIRONMENTALREVIEWIncompliancewithRCW43.21C.240,thefollowingenvironmental(SEPA)reviewaddressesonlythoseprojectimpactsthatarenotadequatelyaddressedunderexistingdevelopmentstandardsandenvironmentalregulations.A.EnvironmentalThresholdRecommendationBasedonanalysisofprobableimpactsfromtheproposal,staffrecommendsthattheResponsibleOfficials:IssueaDNS-Mwitha14-dayAppealPeriod.B.MitigationMeasures2.TheapplicantshallapplyforaCriticalAreaVariance,fromRMC4-3-050,CriticalAreasRegulations,inordertoencroachintotheprotectedcriticalslopeorapplyforamodificationtoalterthegeologicallyhazardouscriticalareainaccordancewithRMC4-3-050J,priortocivilconstructionpermitapproval.C.ExhibitsExhibit1ERCReportExhibit2NeighborhoodDetailMapExhibit3ExistingSiteSurvey(SV)Exhibit4PreliminaryPlannedUnitDevelopmentMap(PUD1)Exhibit5ArchitecturalSitePlan(A1.1)ERCReport1.Project construction shall be required to comply with the recommendations found in theGeotechnical Engineering Report completed by E3RA, Inc. (dated April 16, 2015) or updatedreports submitted at a later date. CityofRentonDepartmentofCommunity&EconomicDevelopmentEnvironmentalReviewCommitteeReportSUNSET’SEDGETOWNHOMESLUA6-000864,ECF,PP,PPUDReportofFebruary27,2017Page4of8Exhibit6FloorPlans(A2.1-2.4)Exhibit7BuildingElevations(A3.1-A3.4)Exhibit8LandscapePlans(L-01andL-02)Exhibit9TreeRetentionandClearingPlan(SV1)Exhibit10GeotechnicalEngineeringReportfor701SunsetBlvdNEpreparedbyE3RA,Inc.(datedApril16,2015)Exhibit11PreliminaryTechnicalInformationReportforRenton701TownhomespreparedbyDuncansonCompany,Inc.(datedOctober26,2016;reviseddateJanuary27,2017)Exhibit12ArboristReportpreparedbyArboristsNW,LLC(datedOctober30,2016)Exhibit13GeneralizedUtilitiesandDrainagePlan(Cl)Exhibit14ProfilesandSiteSection(C2)Exhibit15ConstructionMitigationDescriptionExhibit16AdvisoryNotestoApplicantD.EnvironmentalImpactsTheProposalwascirculatedandreviewedbyvariousCityDepartmentsandDivisionstodeterminewhethertheapplicanthasadequatelyidentifiedandaddressedenvironmentalimpactsanticipatedtooccurinconjunctionwiththeproposeddevelopment.Staffreviewershaveidentifiedthattheproposalislikelytohavethefollowingprobableimpacts:1.EarthImpacts:TheapplicantsubmittedGeotechnicalEngineeringReportfor701SunsetBlvdNEpreparedbyE3RA,Inc.(datedApril16,2015;Exhibit10).Attotalofthreeexploratorytestpitswereexcavatedwitharubber-trackedmini-excavator.Thesubsurfacesoilsonthesitewerefoundtocontainasurfacemantleofsod,topsoil,orgravelsurfacing,typicallynomorethan6inchesthick.Underlyingthismaterial,afillzonespansmuchofthesite,typicallyextendingto434feetbelowexistinggrade.Theuppermost3feetofthefillmaterialiscomprisedofsiltysandinamediumdensein-situcondition.From334to414feetbelowexistinggrade,logs,woodydebrisandgeneralrefusewereincorporatedintothefillmaterial.Nativesoilsonsiteconsistofglacialtilldepositedduringthemostrecentglaciationofthearea;theVashonStadeoftheFraserGlaciation.Glacialtilldepositsobservedinoursubsurfaceexplorationswereallmoderatelyweatheredandcomprisedofgravelly,siltysandinamediumdensein-situcondition.Thereportstatedthatunweathereddepositedwouldlikelybeencounteredwithdepth.Nogroundwaterseepagewasobservedbythegeotechnicalengineeratthetimeofsubsurfaceexplorations(January21,2015),whichextendedtoamaximumdepthof734feetbelowexistinggrade.Thegeotechnicalreportdidnotencounteranyloosesandlayersorlensesthatcouldcontributetoliquefaction.Thegeotechnicalreportconcludespost-constructionsettlementcouldoccurduetoazoneoforganic-ladenfillmaterialunderlyingthesite.Asaresult,thegeotechnicalreportrecommendsover-excavationofthebuildingfootprintsdowntonativesoils(approximately434feet)followedbystructuralfill.Also,iffloorconstructionoccursduringwetconditions,itislikelythatageotextilefabric,placedbetweenthestructuralfillfloorsubbaseandnativesoils,wouldbenecessary.Inaddition,conventionalspreadfootingswerealsofound,bythegeotechnicalengineer,toprovideadequatesupportforthestructuresifthesubgradesareproperlyprepared.Theapplicantproposestoexcavateapproximately900cubicyardsoffillmaterialandnativesoils.Structuralfillisestimatedtobeapproximately3,400cubicyards.Overalltheapplicantisproposingtoregradeapproximately75percentofthesubjectpropertytoprovideforbuildingsites,accessdriveways,commonERCReport CityofRentonDepartmentofCommunity&EconomicDevelopmentEnvironmentalReviewCommitteeReportSUNSET’SEDGETOWNHOMESLUA16-000864,ECF,PP.PPUDReportofFebruary27,2017Page5of8openspaceandparkingareas.Theapplicantwouldbesubjecttodesigningandinstallingtemporaryerosionandsedimentationcontrolmeasures(TESC)inordertocapturerunoffwaterandsedimentduringconstruction.ThesubjectpropertyhasbeenidentifiedasanErosionHazardandLandslideAreabyCityofRentonGIS,basedonthemuchofthesiteslopesexceeding15%.Aprotectedslopeexistsalongthewesternmarginofthesite.Accordingtothegeotechnicalreportandtheresultsofthesoilexploratorytestpits,pastfillactivityspansmuchofthesite,typicallyextendingto434feetbelowexistinggrade.Aprotectedslopeisdefinedasahillside,orportionthereof,withanaverageslope,asidentifiedintheCityofRentonSteepSlopeAtlasorinamethodapprovedbytheCity,offortypercent(40%)orgreatergradeandhavingaminimumverticalriseoffifteenfeet(15’).Theengineeridentifieda5,485squarefootareaofthesubjectpropertyasprotectedslopes.Theapplicantisproposingtoencroachintoapproximately2,025squarefeetoftheprotectedslopenecessitatinganalterationtothecriticalareascreatedasaresultoftheprivategravelU-shapedroadinstallationcreatedoverthepastseveraldecades.Theapplicantisproposingtoremovetheexistingfillcomprisedofsiltysand,logs,woodydebrisandgeneralrefuseupto414feetbelowgradefromthetopoftheprotectedslopeandre-gradedtolessthan15feetinverticalrisesothatreliefoftheprotectedslopewouldbelessthan15feethigh(Exhibit13).Therefore,staffisrecommendingamitigationmeasurethatwouldrequiretheapplicanttoformallyapplyforaCriticalAreaVariance,fromRMC4-3-050,CriticalAreasRegulationsinordertoencroachintotheprotectedcriticalslopeorapplyforamodificationtoalterthegeologicallyhazardouscriticalareainaccordancewithRMC4-3-050J,priortocivilconstructionpermitapproval.TheGeotechnicalReport,recommendsthatnopermanentslopesbesteeperthan2H:1Vandallpermanentcutslopesandfillslopesshouldbeadequatelyinclinedtoreducelong-termraveling,sloughing,anderosion.Theuseofflatterslopes(suchas234H:1V)wouldfurtherreducelong-termerosionandfacilitaterevegetation.The2015geotechnicalreportincludedspecificrecommendationsfor:sitepreparation,spreadfootings,slab-on-gradefloors,asphaltpavement,andstructuralfill.Assuch,staffrecommendsamitigationmeasurethattheapplicantshallcomplywiththerecommendationsfoundintheGeotechnicalEngineeringReportcompletedbyE3RA,Inc.(datedApril16,2015)orupdatedreportsubmittedatalaterdate.MitigationMeasures:a.ProjectconstructionshallberequiredtocomplywiththerecommendationsfoundintheGeotechnicalEngineeringReportcompletedbyE3RA,Inc.(datedApril16,2015)orupdatedreportsubmittedatalaterdate.b.TheapplicantshallapplyforaCriticalAreaVariance,fromRMC4-3-050,CriticalAreasRegulations,inordertoencroachintotheprotectedcriticalslopeorapplyforamodificationtoalterthegeologicallyhazardouscriticalareainaccordancewithRMC4-3-050J,priortocivilconstructionpermitapproval.Nexus:StateEnvironmentalPolicyAct(SEPA)EnvironmentalReview,RMC4-3-050CriticalAreasRegulationsandRMC4-4-060Grading,ExcavationandMiningRegulations.2.AirImpacts:Itisanticipatedthatsometemporaryadverseairqualityimpactscouldbeassociatedwithsiteworkandbuildingconstructionrequiredtodevelopthissite.Projectdevelopmentimpactsduringconstructionmayincludedustasaresultofgradingandexhaustfromconstructionvehicles.Dustcontrolwouldbemitigatedthroughtheuseoftemporaryerosioncontrolmeasuresorothermeasurestoremediateimpactsasneeded(Exhibit15).Nofurthersitespecificmitigationfortheidentifiedimpactsfromtypicalvehicleandconstructionexhaustisrequired.ERCReport CityofRentonDeportmentofCommunity&EconomicDevelopmentEnvironmentolReviewCommitteeReportSUNSETSEDGETOWNHOMESLUA16-000864,ECF,PP.PPUDReportofFebruary27,2017Page6of8MitigationMeasures:Nofurthermitigationrecommended.Nexus:N/A3.Watera.Waterrunoff(includingstormwater)Impacts:DuncansonCompany,Inc.submittedaPreliminaryTechnicalInformationReportforSunset’sEdgeTownhomes(datedOctober26,2016;reviseddateJanuary27,2017;Exhibit11)withtheapplication.Thereportanalyzesoff-sitedrainageandprojectsurfacewatercollectionanddistribution.Accordingtothereport,projectsitebasinareais37,244squarefeetor0.86acres.WaterrunoffexitsthepropertyandflowsnorthwestthroughPugetSoundEnergy(PSE)property,downawellvegetatedslopeoflessthan15percent,foratleast50feet.Runoffcontinueswestforanother200feetbeforeenteringthestormwaterconveyancesystemin1-405.Accordingtothedrainagereport,thesitewaspreviouslygradedandfilled.Theprojectispartofaredevelopmentofthesitethatremovesandreplacessomepavementandgravelareaswiththeconstructionof15townhouseunits.Anewinternalroadandsidewalkisproposedtoprovideaccesstotheunits.Runoffwouldbecollectedfromtheaccessdrive,roofsurfacesandsomelandscapeareasandwouldberoutedtoasubgradedetentiontank(shownonthegeneralizedutilitiesanddrainageplan-Clmeasuringroughly38feetlongby35feetwide;Exhibit13)nearthenorthendofthesubjectpropertyviaapipedstormdrainagesystem.Theproposedcontrolflowrateswouldmatchtheexistingconditionsforthe2-,10-,and100-yearstormevents.Asdescribedinthedrainagereport,fulldispersalisnotconsideredfeasibleduetolackofavailableflowpathsandinfiltrationwasalsodeemedinfeasibleduetofillandtillsoilsandslopeconsiderations.FlowcontrolBMPsareproposedtotaketheformofpermeablepayersfortheinternalsitewalkways.TheprojectwouldprovideBasicWaterQualitytreatmentintheformofaStormfifterandprovideforPeakRateFlowControlaccordingtotheTIR.MitigationMeasures:Nofurthermitigationrecommended.Nexus:N/A4.VegetationImpacts:AnArboristReportwaspreparedbyArboristsNW,LLC(datedOctober30,2016;Exhibit12)andwassubmittedwiththelanduseapplication.Thesubjectpropertycontains16significanttrees,withthepredominantspeciesbeingcottonwood.OthertreespeciesidentifiedbythereportincludedBigLeafMaple,BlackLocust,Pine,andSweetGumwithaDiameterStandardHeight(DBH)rangingfrom8to55inches.Theapplicantisrequiredtoretain20percent(20%)ofthetreeslocatedonsitethatarenotlocatedwithintheproposedrights-of-wayoraccesseasements.Ofthe16significanttreeswithintheprojectarea,theapplicantisproposingtoretain5treestomeetthe20%treeretentionrequirement(Exhibits8,9and12).Asaresult,theapplicanthasdemonstratedcompliancewiththeTreeRetentionrequirementsofthecode.Duringconstruction,treesrequiredtoberetained(i.e.,protectedtrees),wouldberequiredtocomplywiththetreeprotectionmeasuresduringconstructionperRMC4-4-130H.9.Theeightcentralcomponentsoftreeprotectionincludedefiningandprotectingthedripline,erectingandmaintainingatemporarysix-foothighchainlinkconstructionfencewithplacardsaroundthetreetoberetained,protectingthetreefromgradechanges,keepingtheareaclearofimpervioussurfacematerial,restrictinggradingwithinthedripline,providingthreeinches(3”)ofbarkmulchwithintherequiredfencing,retainingacertifiedarboristtoensuretreesareprotectedfromdevelopmentactivities,andalternateprotection/safeguardsasnecessary.MitigationMeasures:Nofurthermitigationrecommended.ERCReport CityofRentonDepartmentofCommunity&EconomicDevelopmentEnvironmentalReviewCommitteeReportSUNSET’SEDGETOWNHOMESLUAI6-000864,ECF,PP.PPUDReportofFebruary27,2017Page7of8Nexus:N/A5.EnvironmentalHealtha.NoiseImpacts:Noiseimpactswouldprimarilyresultfromtheconstructionoftheproposedroadimprovementsandnewstructures.TheconstructionnoisewouldberegulatedthroughtheCity’sadoptednoiselevelregulationsperChapter8-7,RMC.TheCity’snoiseregulationslimithaulhoursbetween8:30amto3:30pm,MondaythroughFridayunlessotherwiseapprovedbytheDevelopmentServicesDivision.Permittedworkhoursinornearresidentialareasarerestrictedtothehoursbetweenseveno’clock(7:00)a.m.andeighto’clock(8:00)p.m.formulti-familyconstructionactivitiesfromMondaythroughFriday.WorkonSaturdaysisrestrictedtothehoursbetweennineo’clock(9:00)a.m.andeighto’clock(8:00)p.m.NoworkispermittedonSundays.Noiseimpactsanticipatedareanticipatedtobeimpactsthatwouldbecommonlyassociatedwithmultifamilydevelopment.MitigationMeasures:Nofurthermitigationrecommended.Nexus:N/A6.AestheticsImpacts:The3-storyduplexand5-plexmulti-familybuildingswouldbesetbackfromthepublicright-of-wayapproximately10feet(Exhibit4).Thedevelopmenttransitionbetweentheexistingdevelopmenttothenorthandtheproposedmulti-familystructuresarebufferedbythelandscapedpublicamenityareaattheNEandNWcorners.Thefourtownhomesthelocatednearthenorthpropertyedgehaveslopedshedroofsthatopenthedevelopmentandreducethemassingalongthepropertyedge.Thebuildingmassingisalsoarticulatedwithbalconies,designedtoenhancebuildingcompositionandprovideamenityspace.Compositesidingwithtexturedcementwouldmakeuptheexteriorbuildingmaterials.TheprojectproposestoutilizetheBuiltGreensustainableratingsystemtominimizetheenvironmentalimpactofthedevelopment.Siteinfrastructure,suchasstormdrainage,willbeundergroundanddesignedinaccordancewithLowImpactDevelopmentprinciplestoallowforincreasedcommonopenspaceonthesubjectproperty.MitigationMeasures:Nofurthermitigationrecommended.Nexus:N/A7.TransportationImpacts:Atrafficimpactanalysisisrequiredwhenestimatedvehiculartrafficgeneratedfromaproposeddevelopmentexceeds20vehiclesperhourineithertheAM(6:00-9:00)orPM(3:00—6:00)peakperiods.Generallythisincludesresidentialplatsof20lotsormorelots.Aresidentialprojectconsistingof15townhomeunitsisnotexpectedtogeneratemorethat20newpeakhourtrips(aspertheITETripGenerationManual);therefore,atrafficstudywasnotrequiredfortheproposedproject.Itisestimatedthattherewouldbebetween300and430commercialdumptrucktripsforimportandexportofapproximately4,300cubicyardsofgradedmaterialsandstructuralfilltoandfromtheprojectsite.Allconstructiontrafficwouldoccurbyleavingthesite(turningright)andfollowingSunsetBlvdNEtothesouth.AlltrafficwouldthenproceedtoeitherturnleftontoMapleValleyHighwayor1-405.Accesstothesitewouldbeprovidedthroughaprivatetoadlocatednearthecenterofthesite.ThecentralaccesspointminimizescurbcutsontoSunsetBlvdNE,classifiedasaMinorArterialRoad.Theaccesswouldterminateinahammerheadturnaroundatthecenterofthedevelopment(Exhibit5).Thiswouldallowforcentralizationofvehicularaccesswhilealsoallowingsufficientdevelopableareafortheproject.TheERCReport CityofRentonDeportmentofCommunity&EconomicDevelopmentEnvironmentolReviewCommitteeReportSUNSET’SEDGETOWNHOMESLUA6-000864,ECF,PP.PPUDReportofFebruary27,2017Page8of8neighboringpropertieshaveallbeendevelopedsoitisnotanticipatedthatfurtherdevelopmentwouldoccuratthisintersection.Theprivateinternalentranceaccessdrivewaywouldbeslopedata2percentgradewhereitintersectswithSunsetBlvdNE,andthenitwouldincreasetoa15percentslopethroughthemiddlesectionbeforeterminatingata2percentslopeatthecenterlineoftheinternallane.Theinternallanehasslopesbetween6and10percent.Accessroadswithslopesinexcessof15percentmustbeapprovedbytheRentonFireAuthority.Theprojectwouldberequiredtocompletehalf-streetfrontageimprovementstoSunsetBlvdNE.Streetimprovementswouldinclude,butarenotlimitedto,paving,sidewalks,curbandgutter,landscaping,bicyclelanes,andstreetlightingalongSunsetBlvdNE(Exhibit13).Theinternalaccessroadwouldbeconstructedasawoonerf(asharedpedestrianandvehiculararea).Thetypicalwidthofthewoonerfis25feetofasphaltfollowedbya4to5footpedestrianwalkwayconstructedwithpermeablepayers.ThepermeablepayersarelocatedintheplazaareabetweenBuildings3and4,onbothsidesofthewoonerfwithinthenorth/southportionoftheI-shapedhammerheadabuttingthelots,intheoff-streetsurfaceparkingstall,alongthesouthsideoftheentranceroad,andinthepedestrianwalkwaysconnectingthepublicsidewalkalongSunsetBlvdNEtothefrontdoorsofBuildings1and2.Theflushcurbsbetweenthetwodifferentmaterialswouldallowsharedpedestrianandvehicularmovementsthroughoutthedevelopment.On-streetparkingwouldnotbeallowedontheportionofSunsetBlvdNEfrontingthesiteorwithintheproposedprivateaccesstoad.MitigationMeasures:Nofurthermitigationrecommended.Nexus:Notapplicable.8.Fire&PoliceImpacts:PoliceandFirePreventionstaffindicatedthatsufficientresourcesexisttofurnishservicestotheproposeddevelopment;subjecttotheconditionthattheapplicantprovidesCoderequiredimprovementsandfees.MitigationMeasures:Nofurthermitigationrecommended.Nexus:Notapplicable.E.CommentsofReviewingDepartmentsTheproposalhasbeencirculatedtoCityDepartmentandDivisionReviewers.Whereapplicable,theircommentshavebeenincorporatedintothetextofthisreportand/or“AdvisoryNotestoApplicant”(Exhibit16).v’CopiesofallReviewCommentsarecontainedintheOfficialFileandmaybeattachedtothisreport.TheEnvironmentalDeterminationdecisionwillbecomefinalifthedecisionisnotappealedwithinthe14-dayappealperiod(RCW43.21.C.075(3);WAC197-11-680).EnvironmentalDeterminationAppealProcess:Appealsoftheenvironmentaldeterminationmustbefiledinwritingtogetherwiththerequiredfeeto:HearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057,onorbefore5:00p.m.onMarch17,2017.RMC4-8-110governsappealstotheHearingExaminerandadditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,RentonCityHall—7thFloor,(425)430-6510.ERCReport CITYOFRENTONDEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTREPORTTOTHEENVIRONMENTALREVIEWCOMMITTEEEXHIBITSProjectName:ProjectNumber:Sunset’sEdgeTownhomesLUA16-000864,ECF,PP,PPUDDateofMeetingStaffContactProjectContact/ApplicantProjectLocationFebruary27,2017ClarkH.CloseJacobYoung701-707SunsetBlvdNE,SeniorPlannerCitizenDesignCollaborative,Renton,WA9805646EtruriaStreet,Suite201,Seattle,WA98109Exhibits:Exhibit1ERCReportExhibit2NeighborhoodDetailMapExhibit3ExistingSiteSurvey(SV1)Exhibit4PreliminaryPlannedUnitDevelopmentMap(PUD1)Exhibit5ArchitecturalSitePlan(A1.1)Exhibit6FloorPlans(A2.1-2.4)Exhibit7BuildingElevations(A3.1-A3.4)ExhibitSLandscapePlans(L-01andL-02)Exhibit9TreeRetentionandClearingPlan(SV1)Exhibit10GeotechnicalEngineeringReportfor701SunsetBlvdNEpreparedbyE3RA,Inc.(datedApril16,2015)Exhibit11PreliminaryTechnicalInformationReportforRenton701TownhomespreparedbyDuncansonCompany,Inc.(datedOctober26,2016;reviseddateJanuary27,2017)Exhibit12ArboristReportpreparedbyArboristsNW,LLC(datedOctober30,2016)Exhibit13GeneralizedUtilitiesandDrainagePlan(Cl)Exhibit14ProfilesandSiteSection(C2)Exhibit15ConstructionMitigationDescriptionExhibit16AdvisoryNotestoApplicantCITYOFenton C)m>Cmz0—IC)mrnrnm1—01I-I1II-;Joiii-moUU-//JI—-//-1/‘----/--—z-----—rn--—---------------r-——1-_-----------—----LI/HH/ITh:i—HiH!/[Jj/LLLLHjjli/’--/_______________CAMASAVENE/UTITR*v--I,I/I----II‘ISUNSETSEDGETOWNHOMESNEIGHBORHOODDTLMAPM701-707SUNSETBOULEVARDNERENTON,WA,98056OWNER:TOUENHAM,LLCISSUEDFOR:PUDSUBMIHALDRAWNBY::CAPDATE.10.20.2016REVIEWEDBYlOGCITIZENDESIGN EASEMBRUS 4 ®CORRESPONDS WTE ITEM NUMRER IN ‘SEREOUOA N’20 001 REPORT. TEE FOLEOWNO EASEMENTS FARM TEE RCPERENEED TREE REPORT EONEMN NUPRERSY INFOAMATON TO RE SOFFOCNT INFCRMOEON TO BE SRORRN. P0900 OTOUREN EASEMENT PER RING EOUNTY RECOROINO NO.V090RORMO —SHOAN PAN PLERORI RII9AIR PURUC UTNJRES EASEMENT PER RING COUNTS REEORD:NG ND.7009000090 —00090 P0900 000005 EASEMENT PER NINA EOUNTS REEOREINA NO.7709000491 —00009 ()P0970 210005 EASEMENT PEN 000 000NTS RECORDING NO.77090600MB —67090 O SSOER000UNO EOMMLNTAT1OBS ABE EASEMENT PEN NINA COUNTS RECORDING NO.9007171062 —19 AFPEETN 000REEST P09.NOD SPORRI NOTES 011,0 FOR TON POROEL 31199S960S PEN 09009 NO.4207—2319954 ISSUED NT 0467 ORE050N TOE INSURONCE COMPANY.09100 SRPDEMNER II.201A.RISE FOR TAN PARCEL 0119900010 PEN ORDER NO. 4002—2330553 ISSUED NY FIRST OMENICAN TREE INSUROREE COMPORT,DATED OCTOBER DI,2019.ROLE FOR EDMPENP,DOTEO OCTOBER 20.2014. 2)ROSA WORN EONDACTCD IN JUNE 2015. 3)BANS SE WEARING;WASHAGION STATE PLANE EORRONATE SYSTEM.STATE 7OSE )NODRR). A)UNDERGROUND 0400006 670441 YENEON.IF ANY,BORE DFANEATCD FROM SUSFRCE ERDENCE AND/OR 200W EOMPAMY REEONDN.0910090 LOC000NN SHOULD WE TEARED PRIOR TO DEMON AND EONNTEU200N. SURVECT ROUNDRRT UNE ———0±1ST—OF—ROT CENUERUNE ——ADJREENT DOUNDARR ABE —.—.—SE000NOL AREORDONN ABC 05007EOR P24.00 UNE —44 RURIED POWER ONE AR OVERREOR TELEPHONE LINE EN ROWED TUSARONE ONE RN 66011600 SENOR SR STORM DRAIN ———‘ATOR LINE/PLOW USE ROCO RURITSG WALL rSPY’PRyYCS TEGET010N ONE CHAIN ABC FENCE R060 TENEE 4 460900 WAEflRRE FENCE[j TRANSFORMER ‘9’FIRE HYDRANT H UGAT STANDARD 94 0010 OOLVE POWER VAULT W WATER METER 94 2000W 804 fl ROE STAND PIPE ±1 0002W P001 0 04260 BONN,TSPE I A—P001 GUY WRE 0 CATER RONN,lYRE II AR CON VALVE .-S160 C GAS METER 0000090 TELEPHONE VAULT MAIL 800 4 TELEPHONE RISER LAR_AD SPOT 00060060 NOTE. ALE ELEVAPONS 010509 600 ORATE MEAN 5CR LESEL )AMSL)ABA ME REPEN60CNT TO IRE NASRRR 00409. AM—F )EITS OF RENTON)39,197±5 F.)0.9D AC.) GRAPHIC SCALD -. __________ MMMI60E N- —L / EXHIBIT 3 I)RECORD OF SURVEY.RING COUNTY TEEDROING NO, 4104159068 A)RECORD OP SURVEY.WINO COUNTS RECORONG NO R7IO00MOD2 3)RENTON OLE ND.WR—WS—1DR—LLR.RAG COUNTS REC00000 SO.MSI1IRADII 4)RECORD OF SARVEE RING COUNTS RECORDNG NH. 5)RECORD OF SURVEY,RIND COUNTS REE080SH NO. N)PLOT OF HoRo:ES GARDEN HOME 00001S P00 000. 30 OF PLAYS,PA 30.OL000HS OF RING EOUNTS CAUTiON ONE—CALL UPUTS LOCATE SEORCE AT LEOST 60HOURNBEFORESTORTNG600EORSTRUETDS. / / LEGAL DESCflN 160 PMRRL 3IIN90T /P4003W RECORDS OF RNA GAINlY RENANCRAN TO ROE PLOT ThEREOF RECORDED IN CA.UME 30 OF PLAYS. 060 PUREES DII9A000ID 2.RARRCS 060000 ROME 090±15,AEEORDNU ON ONE PONT RREREOP RE500UED IS SSELME 34 OF PLAYS,PAGE)S)OR,A000RON OF RING COUNTS.8460±0005. ±60 PURER 111006701’ ALL TEAT P00100 OF 09427 3,R60REN 000040 HOME TRACTS,ACCORANO TO TEE PONT ThEREOF REC60OEO IN NOCAME 34 OF PLOYS,PAGE *IN RING EXNTS,RONYNOTAN; EOCFRT TEE NORTh 60,00 FEET TE60EOF; AND TEAT P00100 OF TEE NORTh 50 FEET CF TEACT E HURRIES GARDEN ROBE TEAEOS,AEEORD:RG TO TEC FLAT TEERCOF RECORDED IA OM.UME 30 20 PLAYS,POSE 38,IN RING COUNTS,WOOCISOTON,MORE PRRT60LMLRDESCRIBERANFOULOWO; REONNING RI TEE NORTEEOST EARNER CE SAID TRACT 2,500 PANT WCNG ALSO ON TEE 4061 MORG!N OF SUNSET RDLL000RH N.E )SLNSEC HWY.).05 NOR ET100LISHEO 600 SOlO PANT REIRG A NAN TANGENT PANT ON POEdCC RLONO RUE EAST ANE OF 500 099CC AND ALONG NAb CURVE 0010 MORAN,10000.1CR A CENTRAL ANGLE SAD TEAW 900AN NOUTE RIOONN’0601 OR 490,27 FEET,NOD PORT REING ALNA TEE NOUDHEANT CONNER OF TEEREE SAUTE RMYINEP WENT.OLCNG ONE SANTE ONE OF SAIA BORON OR PEER.145.14 FEET DO TEE NOUTEOEST CORNER CF 500 NORTh SO PEEl;TEENEE NORTE 1500300 WENT ALONG TEE WENT LIRE OF SAD TRACTS 2 600 3,N DINT60CE 20 0050 PEEl TO TEE NORTEWEST CORNER OF TEE NRJTE 50.09 POET OF SOlD TRACT 3; TEENCC NDRTE NMY1OU EAST RORNO TEE SOOTh ONE TEC000F 126.55 PEEP;TEENCE SAUTE OOSOOU’EAST SDOH FEET TO A PRNE ON TEE NORTE ANC OF SNO TRACT ±1 ThENCE NORTh OMO1RLE EAST ALONG NOD ARE 04.07 FEET 00 ThE PANT OF BEMNNMG. ALSO RN000 AN LOT 2 OF CITS DY RENTON LOT 050 ORJUNONCNT NO LAO AS—ISO LEA R0000HED ON NOVEMRCR IR,1925 05 RECORDNO NO.0511149011,IN TEE 200090 RECORDS OF NINA DUNCANSON 0J1 •<xzw H / / I 0ALTO TEUNR DIAMETER )IN)MAM60RONR CR:EREDRY EVERGREEN TEED ECESAOROFDOUGLAS RA‘4k”REREMLAUR oho POPINE 1902 EHAUEVERONEON _HEIGHT AOL IF MEASURED NOSE OERE APPRDOIMARCO AT 3D’CO A’AAOVE OROUSO LEVELTREESSYONNARCFDAREPEOESECCSLR050OThERORLES000VECETACONMAYCRIST, sm SITE RITE 000ROET ZOR:NOOOTALLOT AREA SEC7]ON 8,TOWNSHIP 23 NORTH,RANGE 5 EAST,WM. PREUMINARY PLANNED UNIT DEVELOPMENT RENTON 701 TOWNHOMES //II //7 / SifE FOAAON SITE LOCATION;701—707 SuNSEr ROILEVOCO NE nEWTON,WA 06050 TAO LOIS:31000—0011 *—0010 *—0005 SHE AREA 39,167 OF (0.00 Ac) NET ATE AREA:37,244 0.00)Ac(AFTER OEAEATOCS) PROPOSED UNITS;IS LEGAL DESCPflON —I -TAO POROFI SII0 TRAcT 1.CARRIES CARTON TOME TRACTS.ACCOflONC TO THE pEAr THEREOF RE0000ER IN TOLUUE 30 OF I FLATS,PACE 34,RECORDS OF RING 000NTZ WASIHNCTON. THE SOUTH 50 FEET OF TRACT A,OARR:ES COCOON HOME TRRETS,000004SC TO WE PLAT THEREOF/-REEOROER IN VOLUME 30 OF PLATS,PACE(S)38,RECORDS OF KING 000NW,WASHINGTON. TON PARCEL 310000011 ALL THAT PORTION OF TRACT S.HARRIS CHHOEN HOME TRACTS,ACEERONC TO ROE FLAT THEREOFWECEHOEDINVREUUE30OFPLAID,PACE 38,IN KING COuNTS,WASHINGTON; I EROEPT THE NORTH 50,00 FEET THEREOF; .ANO ThAT P00000 OF THE NORTH SR FEET CF TRACT 2.HARRIES CAROEN HOME TRACTS,HCCCRCSU TO -.‘/THE FLAT THEREOF RECONOER IN HOLUME SR OF PLAID,PACE 30,IN RING EOJNW.WnsH:NCTON,MORE “TTT’ RE0NNHC AR THE NORTHEAST EORNER OF SAD TRACT 2.SAlT PANT BANG ALSO OS WE WEST MORON OF SUNOFR WHELEVASO NI SUNSET HOT).OS SOW ESTARUSHER ANO SAO PONT BONG A NON rAS0ENT PONT ON A CURUE TO THE LIFT FROM 601CR PONT THE RATRUS OF SAID CURVE SHOWS SOuTH 7EZSTIt EAST RI 005.37 FEET;I THENEE ALONG THE EAST UNE OF SALO TRACT 000 RLONC 500 CURVE ARO MORON,TR0000R ‘CENTRAL ASCII OF Z571R,RN ARC DISTANCE OF 50.02 FEET TO A Pour OF NON TMCENCT ROB 9 )I ,__,,,40:CH P000 THE RROUS OF SAID CURVE BEARS SOUTH 0I’AODLE EAST AT 905.31 FEET.SAW PANT RESO ALSO THE SOuTHEAST CORSER OF THE SAD NORTH 50 FEET CF TRAET Z THENCE STRATI O9510II WEST.ALOSO THE SOUTH UNE OF SAD NORTH DO FFET.105.11 FEET TO WE —__.....,,,,EE?7I0j —THCNCE SORTS 151050 REST ALONG THE NEST USC OF SAID TRACTS 2 *50 3.A DISTANCE OF 103.50 NWEO0THRE0TOFTHST05050FETOFTR3 S CROON ON NOVEMBER10,1995 AS RECORRNG NO.9511164011,IN THE OFFIOAL RECORDS OF RISC ‘IDEX - ___________ 1(4,0w do.t8 belOW. ‘*-‘-CaII4hou66bafowyoooe. EXHIBIT 4 ER 10’UTL EOSE:NEC I fl00000 10’AWL ID’PUOUC SEWER EASEl IIh-H—-I-15’P1000 ROSEn ESMT , ,/I D’RSRL __,,)—I ‘4_J_...oo5’33 -.I //I I / L U //— 07 1 f—f /RI TRA)IAS008SFj—-RSAL7 / -YU0UCWATERMSE9C//1 EEi/1/ VICt(IY MAP GONER:TOflCNHAM.ALESR118THAVESE,STE III REULVUE.WA BROTHRZS—BMR—2300 APPUCONT:CITIZEN DESIGN 000S000HACRE SEATTLE.WA 901CR200—055—ROSSJTOCNCRROLOR010TVECO.EOM ERONOCR/SURACTOR:OUNCASSON COMPANY.NO105SOUTHWEST5510STREET.0102 SEATTLE,WA 96160CONTACT;ROARED DUNCORSOW DUNCANSON &&RW..ORRI,.OOIOd (4)0) I<Z <.Uui IcoI— H z 01 >U U)III I CRAPH)E SCALE TI,-I I. PHONE. HESTON SCHOOL OISOCOT NO.403 CESTHAT UNO RI,06ADAIN\DCIR @CAAIS\IRAR8 10000100 ROIIAO\ISATRECII,IODRR MORE OHIH.ASN 0 Zo0iHZ a: :10w B- PAL —3,400 OR CA PROFiLES MAD SITE CE000SSAlWOESURVEY I.]I DRAWNI HMD DC)ND;15375 DATE;10/26/16 PUD1 1 Dr 1 SHEETS -I --—-—H —----— CITIZENDESIGN ARCHITECTURAL SITE PLANEXHIBIT5osclw=I.0 U)U 0Iz 0 WA w 1 —- 03 L -j -r -I iUNTOPROPOSED:I TYPICAL UNITS(TYPEA)I TP1C UNIT(TYPERI)2TYPICAL UNITS(TYPE02) _______________________________ 7TYPICAL UNITS(TYPE C)2TYPICALUNITS(TYPED)I sssmomns DigsWa I IIREFERTOSHEETDUOFORZORINGIBEREORREDIrPOQECTISI ALLUNITSBUILTGREEN4STARdP.U.D WNLYSIS.CEDSD UNDERINC.(2)FFFDDDABLE UNITS PROIHOtO ENy PESOSUDRIETAL —-OdoA2B,TOlD -7, 6 _______ D F-.U) 0 0 ARCHttECTURAL SITE PLAN 0 N 0 0 01 U.SCALEADNOTED 11=100 0z. CITIZENOESIGN U) w 0Iz 0 z0 CAlS(RENEON P260RJ60m0L OdAR*2E2016 zix 0.002011 0,6007 0, F0 114”=1,O”F Z00 PROPOSED UNITTYPEA Q FLOOR PLANS 1,602SF LI.,SCALE:ASNOTED A2.1 — GARAGE .1 I :j :•9 — SCALE.lWt.O (IN PROPOSED UNIT TYPE A FIRST FLOOR PLAN SECOND FLOOR ,‘PROPOSED UNIT TYPE A SECOND FLOOR PLAN SCALE.1W1’-O PROPOSED UNIT TYPE A THIRD FLOOR PLAN A2.1 SCALE 114 IA SCALE 114’O110’ tN PROPOSED UNIT TYPE A ROOF PLAN P1.024NOTES AL 600AAS0.AR01020AL0160DESAR60RA0210201010200 I 0.G0160IOATSCM oLr,1mo60 EXHIBIT 6 UNIT INFORMATION UVING AREA:FIRSTFLOOA: SECOND flOOR ThIRD FLOOR TOTAL GARAGE AREA: DECKAREA: NYEORCOSTRUC1ON)L1%’mCzHm‘10HI00-Uz-U0-U0mzHmru00z-I,00zNEWCONSTRUCTIONSUNSETSEDGEITOWNHOMES701-707SUNSETBUDNE,BOSTON,WA98056(.8-U00Ol1-r-(COCO00z0‘100h2 2tr__7‘Icz.-I1-omIo-1-noIoI-vzFClCONSTRUCTION0NEWCONSTRUCTION-SUNSETSEDGEITOWNHOMESC.,,)701-707SUNSETBUDRE.RENTON,WA98056(a1I‘9LIIL———oDiBOE——4———_2-L-18€WaL8€Sfl’02 FINNIIILI%tz..9_____________-Fi.CQPWtflIJCTE2NEWESNSTRUCTISNr’i1J-SUNSET’SEDGEITOWNHOMESis751-557SUNSETBUSNE,SESTSN,WU58556DC9z22 (AJIIIIii’AIDIpUI______m‘C-I=NOTFORCONSTRUCTION>•°—rf—\INEWCONSTRUCTIONSUNSETSEDGEITOWNHOMES701407SAUSETBADNE.RENTON,WA980562iLi 0 CITIZENDESIGN U)U 0 Iz o 05 666 I6NENTON PP66SENWfl1L Odae2N,2*16 0 1-U D Li)z D?&4,Ts0 BUILDING ELEVATIONS 0 -SCbJ ASNOTED A3.2 —I _________ ----— BUILDING TYPE B ELEVATIONS *32 SCAlE:IW1 -H SPING TYPE ‘B ELEVATIONS ________ 1I4 =56*16 lIE 0 H:0DASAQ H.U).z 0.0 0. Ha: CITIZENDESIGN U) U 0Iz 0 CD CRY o(NTON UNRAflAL OAGRGR2R,STIR ==0 GNAT) I II BUILDING TYPE C ELEVATIONS ASS SCALE.1W14f ]. )GAY) _____ =1RiL ___________________ 2 BUILDING TYPE C ELEVATIONS AS.D SCALE;1W 1g 114 = BUILDING ELEVATIONS SCALE;AS NOTED A3.3 CIDz0-ommIbCIz0-DmmI(HH11tp9jL:Dp--LLIIrL__NOTFORCONSTRUCflONmnNEWCONSTRUCTIONC,.)SUNSETSEDGEITOWNHOMESz701-707SUNSETRODNE.RENTOS,WA90556fl VIi —1011110016061141000036416001064IIIrn’IsS]sla600ILvJlNn,1010c’.00000105010,000—,6c00000000(1M00013011010300034NOd01101.00SlOlhfl10001()00036—10003670/c-fluOI0000JJO.000033534OJU103,09lfl131/100OlIflI363.000031011010’Ol0600001011000003031:flInJ%V]SOIC’llfl0011-917001-s-0600000011ON060100330010003303nd3l1313600S0I’flIfl301001IfI/0101011000(1010)Illd0141)/iVIS!11,:-N./)/If4”00fl10O0001i4sc\•_.—Iiuliao,oqi0000q14n16olpuodoJdooI‘ioqio6upooouep0569“/1I\4\\Aa)feeJl\\40001100*00ozw\30solar30103/oouooaoN/10100fl,o\c\fluII,40\,\;l/?/\\‘I‘I-II//.1101ii,.,/\i/i/“LI‘//‘A/II-//pill///1///3—/—iiünoos/’/fl.r—f_911101100001100014,///‘‘/I.;\\//111\iI‘\“\\lI51000014/1001013\\I0fl0N\\\.301.3501“‘I“______\_______\\\\501000404/6.LI9IHX-J.0390110I:IN0*1413001’SC01/C01/1O1553000001:003010309005330030343000430005011053301-Jo-[AS10/6//611001IfocrB/IC-0*0000s/B//33010‘113:ojs‘cljC’)mluIm‘0xc,NII0rHmp1lI0000lfl007000iS6fl0S01500J0051000131fl30013301033031-0303013101106Z-0Ollfl0000iOfllOll(0tEl/ok)1600MI0001331000110000001INOSU1100500.05:3600000011JOSNVfltoSIll‘3*01IIIOhlIfl390050000133(0331114fl06110114IlOflIollOISIU.0001(501.000010-000606030000331100310(1003000000SOS311010/01.100350,31031000003103a)N10051050111003013*1450flIa113050/000I’1O”0C0l090,0003010100000,IC13300100100101111.15*‘II00*00111503150‘00000*033ONV10SNI310*0030000155130000105/45N6110—0dfl,SN03600Old51100661111OSUV3XIIdlilUllCI‘0II37031331—fl00101000lv4*004300007011I3001‘10100001009310.11(1(101003000011-05’051—50VOl00151115/NIb351100’001010030010010SO00053((9/0010lulLs510100lou01,100100010000303610013fill01130304463010CONOMLX1503.00/0,0411100111311301331r”/0000103610100*030000000401/0(010I11111LOS00111436050190910.00150—1150*310093011,36001031134011100,5000101_i50oct013600604/10V‘5060110100150536000VIISIt03101530l0DLII010111Z01I’1310331014/30.N036000‘—.51401341330101.31311031‘113300111000100630001101/OS1(030030000.10.05001031331/113---03010103430011005SillCOO06(100134000(11300500031501.0001-1001,00103301000*0060303,00111110113-000010Il/I(0004001O/lfl/1:i61I/10500III1603100111031100530000000:300060‘.0010,00330’000*131173100NSOIINO1010103031‘0007*06010330000001000010001CIII00100/ISO]33.060030000101410O’a/01’10310.—‘--‘I60(10001019001ION00113610113111000103311400015300150(.00(3661403C040000001335100006110900*15101111‘1000W05101160300511000/360930131033010101000nIl05*10030OOUO00031005*0_sMor.oa59331010101101NO1014000—*03014II0100001000.60/lollosuou331000.0SI03603110O,0llIIIlVl,I3010130(100.30S03’1011*01100000051.00*0.l00103/1ci,,100I013‘.0000000010010103300‘0133(033170010300b0’0111001d:1,o01r3130/301100’iOl/C/O-——.‘Icovoovo‘1,503300(3300003134‘00000,131,10.1030030.11000550033601I1’/JlflOd/01/ GeotechnicalEngineeringReport701SunsetBlvdNERenton,WashingtonPINs311990001,3119900010,3119900005Submittedto:EntireDocumentAvaiabIeUponRequestTotenham,LLCAttn:JoeNotarangelo50116thAveSE,Suite111Bellevue,Washington98004Submittedby:E3RA,Inc.P0Box44840Tacoma,Washington98448(253)537-9400April16,2015ProjectNo.TI5034EXHIBIT10 PreliminaryTechnicalInformationReportRenton701TownhomesaPlannedUnitDevelopmentEntireDocumentAvaiabIeUponRequestDuncansonCompany,Inc.145SW1ç5thStreet,Suite102Seattle,Washington98166(206)244-4141EXHIBIT11Prepared:October26,2016RevisedJanuary27,2017DClProject:15375Rernon701TownhamsDCI15375 ArboristsN’V\.ucRachaelWhaleySW318PL4°UrbanEdGeDevelopment1710-AssistanttoJoeNotarangelo,DeveloperFeuctaPh:425.898.2300(206)779-2579RachaCriurhan-edse-hames.comIhavepersonallysurveyedyour701SunsetBLVDNE,RentonsitetofulfilltherequirementsoftheCityofRenton’streeretentionworksheetandplanasyourequested.Eachtreeonsitenowsportsnumberedmetaltags(20).12treesareslatedforremoval.3treeswithDBH’sbelowtherequired8”areincludedonthislistaswelookedateverytree.Thesetreesarenotusedinthecomputationsforthe“TreeRetentionWorksheet”TheInternationalSocietyofArboricultureLevel1inspectionmethodwasused.Alltreestoberemoved,toallowfortheproposeddevelopmentwithnumeroustreestobereplanted.Thetreesthatwillremainarerelativelyyoungtreesandshouldwithstandtheexposureclearingwillcreate.Thehealthofthetreesissimilar,againtheyareyoungtreesto40’inheightwithfullifasymmetriccrowns.Nodeadwoodwasfound.Thesetreesareavigorousspecieswillremainviableformanyyears.However,astheretainedtreesareallcottonwoodsintheyearstocometheywillposeincreasinglyelevatedrisklevels.Thereasoningforthisis,thespeciesvigorousgrowthto160’inheightandrelativelybrittlewood.Inadvancedyears,theyaresubjecttosummerlimbdropendangeringtheparkingandlivingspaces.Driplinesweredeterminedbyvisualobservationoftheexistingtreelimbs.Itwillbeimportanttonotdisturbtherootsystemsoftheretainedtrees.Thiswillstartwithstumpgrindingratherthanpullingoutofstumpsforremovalslocatedinoverlyingdriplines.Afterthatfencing,shallbeinstalledattheouterlimitsofthedriplinewithsignsstatingthatthereistobenoexcavation,parking,storingofmaterialsorwalkinginsidetheprotectivefencing.Therewillbelittletonoadverseeffectsontreesoftheabuttingpropertiesastheyarealreadywellspacedandawayfromsiteboundariesandtrees.Thisisolationwillleavetheabuttingtreerootsuntouched.Thenewbuildingwhencompletewillreplacethewindscreeninglostfromtreeremovals.Findlistedthespecies,DBHmeasurements.Driplinesandproposedretentionsnoted.1.55”DBH(diameteratbreastheight)6stemstumpsproutedBigleafMaple(BLM).2.16”DBHSweetGum.3.49”DBH10stemstumpsproutedBLM.DL20’(Treetoberetained)4.18”DBHCottonwood5.6”DBHCottonwood6.20”DBHCottonwood,DL15’(Treetoberetained)7.4”DBHCottonwood8.7”DBHCottonwood9.19”DBHCottonwood2stem10.14”DBHCottonwood,DL15’(Treetoberetained)11.10”DBHcottonwood,DL12’(Treetoberetained)EXHIBIT12 12.6”06KCottonwood13.8”0614Cottonwood14.9”06KCottonwood15.36”06K6stemCottonwood16.28”DBH2stemCottonwood,DL15’(Treetoberetained)17.36”DBH12stemBlackLocust18.46”DBH3stemBlackLocust19.32”DBH9stemstumpsproutedBigLeafMaple20.29”DBHPine.RespectfullySubmitted(DNealBakerArboristsNW.comISACertPN1O7SAISATreeRiskAssessmentQualifiedPNWISARA#367MemberAREA&SOCA IMPROVEMENTS DEmISED FOUNOAEOU.RASEMCNT 403 .P400SPASE EXCAV4004 IS NOT SNOOPS AZ ThiS EVE. C040flTIEO IN WE 0001ECNAICflC ENONEERJIV flEPESI ‘PENORLO 04E30fl)PRO.ECT NO.015034,OPEC 6,2015) MAN 04:54 ftWfl BOTTOM WiLL OW) 01054 GROVE CONTOUR RETO!NRZC WOUL(PREERNE OR OP) 4/0 OEECflEON H WRE NE C OM WffiR —= SUNSET BOULEVARD NE /EVflNE0EA —WOOl.110 ORE OZCOC’l’J - -N GOCN6C S I I 00000IC SCALE INTERNAL ORIVE EOSN ONE SEOUL ROUT IRS EON 00EV SENOR SEROCT NOT SNOOPS FOR WARIER Koow wiwi’sbelow.Call48 bows b.foooyou dig. EXHIBIT 13D\PR0S016\2EI3 PN020ITIISORS 140001MM RDIIOPII,lNBflS 030\INORN 00100 2010010 mx—I ValorBuildsCollaborative,LLC46EtruriaStreet,Suite201Seattle,WA98109Project:Renton701ApartmentsDate;Wednesday,October26,2016ConstructionMigationDescriptionToWhomitMayConcern,Pleasefindourconstructionmigrationdetailsbelow.Theintentofthisdocumentistoclarifysomeofthemeasuresthatwillbetaken,toensurethatthisprojectdoesnotadverselyimpactthecommunity,throughouttheconstructionprocess.Proposedconstructiondates:ConstructionisproposedtobeginSpringof2017andwillextendintospringof2018.HoursanddaysofOperation:Constructionwillbeginat7:3Oam-6:OOpm,Monday-Friday.AnyworkthatoccursoutsideofthistimeframewillbeinaccordancewiththeRentonMunicipalCode(RMC).Proposedhauling/transportationroutes;Allconstructiontrafficwilloccurbyleavingthesite(turningright)andfollowingSunsetBlvdNWtothesouth.Alltrafficwillthenproceedtoeither:turnleftontoMapleValleyHwyandcontinueon169tothewest,ORturnleftontoMapleValleyHwyandtakethenextleftontotheonrampfornorthbound405,ORcontinuestraightonSunsetwhichmergesintotheonrampforsouthbound405.Measurestobeimplementedtominimizedust,mud,noise,andhaulinghoursInordertominimizedustandmudbeingtrackedontoSunsetBlvdNW,properTESCmeasureswillbefollowed,inaccordancewiththesubmittedandapprovedTESCplan(apartofthePermitdrawings).TheTESCplanwillstipulatethelocationandlengthoftheconstructionentrance,whichisdesignedtoshakeoffthemajorityofsitedirt/mudthathasbeenaffixedtothetires.Ifdebrisistrackedintotherightofway,additionalmeasuresmayneedtobetakentoremediatedust/mud;includingbutnotlimitedto:handsweeping,streetsweeping,andwheelwashing.AllhaulingwilloccurwithinthehoursnotedaboveANDinaccordancewithRentonMunicipalCode.Thesitewillbefencedwithsignageandfabricsoastominimizenoise,debris,dust,etcfromleavingthesiteandtoactasavisualdeterrentforpassingtrafficonSunsetBlvdNW.PleasefeelfreetocIImewithanyadditionalquestionsorconcerns.RespecyKevinWall,ProjectManagerValorBuildsCollaborative206.304,9693EXHIBIT15 ADVISORYNOTESTOAPPLICANT0ApplicationDate:November09,2016SiteAddress:701SunsetBlvdNEName:Sunset’sEdgeTownhomesRenton,WA98056-2806PLAN-PlanningReview-LandUseVersion1IDecember21,2016CommunityServicesReviewCommentsContact:LeslieBetlachI425-430-6619ILBetlachrentonwa.govRecommendations:1.ParksImpactfeeperOrdinance5670applies.2.BicyclelanesaspertheAdoptedTrailsandBicycleMasterPlanshallbeincludedProjectSheetPage131.PlanningReviewCommentsContact:ClarkCloseI425-430-7289ccloserentonwa.govThefollowinginformationwillneedtobesubmittedbeforeMarch13,2017sothatwemaycontinuethereviewoftheabovesubjectapplication:Adequatesightdistanceshouldbeprovidedatthestreetintersections.Thebuildingswillberequiredtobelocatedoutsidethesighttrianglelinesorclearvisionarea.Adequatecornercurbturningradiusesaretobeprovidedattheinternalstreetandalleyintersectionstomeetfiredepartmentrequirements.Firedepartmentapparatusaccessroadwaysarerequiredtobeminimum20feetwidefullypaved,with25feetinsideand45feetoutsidetumingradius.Adequateturningmovementsforfirevehicleswouldnotinfringeuponpedestriansidewalks.AllinternalroadstoservethePlannedUrbanDevelopmentprojectshallbeprivatealleyslocatedwithinatractortracts.UpdatetheCivilSheetsandtheArchitecturalSheetstoreflecttherevisedpreliminaryplatlayout.Aninvertedcrownsectionistobeprovidedonallprivatealleys.Asapublicbenefit,staffisrecommendingthatthealleybeconstructedintoaWoonerf(livingstreet),whichviewsthestreetasasocialspace,orsharedspace,ratherthanjustachannelforvehicularmobility.Theconstructiondetailsandspecificationshouldbeshownintheplans.Ingeneral,analleyisconstructedofaminimum4inchesthickHMAoverminimum6inchesofcrushedrockforthepavementlayerthickness.However,staffisalsosuggestingtheincorporationofpayersintotheoveralldesign.AHomeownersAssociationwillberequiredtobeestablishedtoensuremaintenanceandrepairoftheprivatealleys,sidewalksandopenspaceispaidforbythefutureresidents.UpdatetheDraftLegalDocumentsaccordingly.TheproposedaccesslocationfromSunsetBlvdNE(approximately86feetnorthofthesouthpropertylinetothecenterofthedriveisle)willrequiretheaccesstoberestrictedtoarightinrightoutonlydrivewaywithccurbingonSunsetBlvdNE(thisisbecausetheaccessislocatedintheportionofSunsetBlvdwhichhastheleftturnonlylanemarking).IftheapplicantwantstheCitytoreviewfullaccessfortheproject,thentheaccesslocationwillhavetobeproposedfurthernorth(awayfromtheendoftheleftturnonlylaneonSunsetBlvdNE).Iftheapplicantwishestoproceedwiththerelocatedaccessoption,arevisedsketchlabelingthedistancesfromthenearbystreetintersectionandfromtheendoftheleftturnonlylaneshouldbesubmittedforreview.Ifthedrivewayaccessisrelocatedfurthertothenorth,fullaccesstoSunsetBlvdNEwillrequiretheconstructionofatwowayleftturnlaneinfrontofthesite.Theminimumeasementwidthforwatermainis15feetinsteadofthe10feetshowninthecurrentsubmittal.Nobuildingsorwallsareallowedinwatereasement.Inordertomeetthefireflowdemand,aminimum12inchdiameterwatermainisrequiredthroughoutthesiteinsteadofthe10inchdiameterwatermainshown.The12inchdiameterwatermainmustextendtothesouthpropertylineofthesite.AsshownintheplansitterminatesjustsouthofLot10.Afirehydrantwillberequirednearthedeadendportionofthewatermain.Aminimumoffourfirehydrantsarerequired.Onewithin150feetandthreewithin300feetoftheproposedbuildings.Existinghydrantscanbecountedtowardtherequirementaslongastheymeetcurrentcode,including5inchstorzfittings.Fireflowsthatexceed2,500gpmrequirealoopedmainaround/throughtheproposedbuildingsorcomplexofbuildingswhichisnotinplaceatthistimeandwillrequirewatermainextensions/replacements.Minimum4inchdiameterwatermainextensionisrequiredinfrontofLots14.Again,aminimum15footwideeasementisrequiredaroundthewatermain.Eachbuilding(withanindividualowner)shallbeservedbyindividualdomesticwatermetersdirectlyinfrontofthelots.Doublecheckvalveassembly(DCVA)isrequiredatthedomesticwatermeterssincethebuildingheightexceeds30feet.Apressurereducingvalvewillberequireddownstreamofeachwatermeterbecausethewaterpressureisover80psi.Thedomesticwatermetersshouldnotbelocatedinthedrivingsurfaceasshowninthecurrentplans.A5footby5footeasementisrequiredfortheindividualwatermeters.Watermetersshallbelocatedinplantingstriporinalocationthatisnotavehiculartraveledsurface.TheproposedSunsetBlvdNEstreetsectiondoesnotincludetherequired0.5widthforthecurb.TherequiredROWdedicationwillhavetoberevisedtoprovidethe0.5feetwidecurb.Staffhasalsorequestedone(1)footclearwidthbackofthesidewalktobewithintheROW.Citystandardsincludeamaximumslopeof4H:JVtoadistanceof4feetbackofthesidewalk.ProvidedanupdatedstreetsectionthatshowsandlabelstherequiredROWwidthcorrectly.Also,minimum6inchesofcrushedrocklayeristobeprovidedbelowtheHMAlayerinthepavement.Thesewermainshouldnotbelocatedbeneaththestormwaterfacility.Relocatethesewerintheplansoradjustthestormwaterfacility.Thesewermainshouldnotbelocatedinthesidewalk.Pleaseshowitwithinthepavementorpaverportionofthealley.Aminimum15feetwideeasementwouldberequiredtoprovideforthesewermain.Nobuildingsorwallsareallowedwithinthesewereasement.Thesewermainshouldataminimumextendtothepropertylines.Alllotsshouldbeservedbyindividualsewerstubs.TheTIRmentionedthatReducedImperviousSurfaceCreditisprovidedforFlowControlBMP.TheTIRincorrectlyreferstotheprojectasa“LargeLotHighImperviousSite.”TheproposedprojectisapreliminaryplatPUDandproposesindividualsmalllots,sothestormwaterflowcontrolBMPfortheindividuallotsneedstobeprovided.EXHIBIT16Ran:February23,2017Page1of8 ADVISORYNOTESTOAPPLICANTLUAJ6-000864PLAN-PlanningReview-LandUseVersion1IDecember21,2016PlanningReviewCommentsContact:ClarkClose425-430-7289Iccloserentonwa.govTheCityAmendmentofthe2009KCSWDMincludes6SpecialRequirements.TheStormwaterTIRshouldmentionallthe6Specialrequirements.Allinternalroads,alleys,surfaceparkingforguestsshallbelocatedwithinatractortracts.Likewise,theretainingwallsbeingconstructedtosupporttheprivateroadandutilitiesshouldalsobeincludedinthetract(s)controlledandmaintainedbytheHomeownersAssociationandnottheindividualownersofthelots.AgeotechnicalreportbasedonthedetailedrequirementsofRMC48120D.7Table18isrequired.Including,butnotlimitedto,informationregardingwatertableandsoilpermeabilitywithrecommendationsofappropriateflowcontrolBMPoptionswithtypicaldesignsforthesitefromthegeotechnicalengineer,slopestabilityanalysis,soilsuitable/unsuitableforinfiltration,recommendationsregardingtheconstructioninprotectedandregulatedslopesgivenamajorportionofthesiteislocatedinahigherosionhazardareaandtheentiresiteislocatedinthehighlandslidearea.Inanyresidentialdistrict,themaximumheightofanyfence,hedgeorretainingwallshallbeseventytwoinches(72”).Terracingistheactofforminghillsideintoanumberoflevelflatareas(terraces)betweenretainingwalls,whichisoftenusedwhenthemaximumheightofasingleretainingwallisinsufficient.PleaserefertoretainingwallstandardsfRMC44040)foradditionalinformation.Forexamplethereshallbeaminimumthreefoot(3’)landscapedsetbackatthebaseofretainingwallsabuttingpublicrightsofway.AmodificationrequestunderthePlannedUrbanDevelopmentapplicationwouldberequiredtodeviatefromRentonMunicipalCode.Inapprovingaplannedurbandevelopment,theCitymaymodifyanyofthestandardsofchapter42RMC,RMC43700,chapter44RMC,RMC46060andchapter47RMC,exceptaslistedinsubsectionB3ofRMC49150.Allmodificationsshallbeconsideredsimultaneouslyaspartoftheplannedurbandevelopment.Nobuildingsorwallsshouldencroachintotheexistingpublicutilities(waterandsewer)easementlocatedonthewestsideoftheparcels(KCRecordingNos.7709060790,7709060791and7709060794).Astrongcomponentofthepublicbenefitwillincludeagreatlightingplanandsignagepackagefortheinternalprivatealley(Woonerf).Pleaseprovide.Privatealleysdonothavetobeexcludedfromdensity.ReviseandresubmitthedensityworksheetbasedonthechangestothestreetclassificationandtheamountofrightofwayrequiredalongSunsetBlvdNE.FireReview-BuildingCommentsContact:CoreyThomasI425-430-7024IcThomascrentonrfaorg.Recommendations:Commentsbasedonnofiresprinklersystems,nofirealarmsystemsandconstructionpertheInternationalResidentialCode.1.Fireimpactfeesareapplicableattherateof$495.10perunit.Thisfeeispaidattimeofbuildingpermitissuance.Thisfeeincreasesto$778.56onJanuary1st,2017.2.Thepreliminaryrequiredfireflowforthisproposeddevelopmentis3,750gpm.Aminimumoffourfirehydrantsarerequired.Onewithin150feetandthreewithin300feetoftheproposedbuildings.Existinghydrantscanbecountedtowardtherequirementaslongastheymeetcurrentcode,including5inchstorzfittings.Fireflowsthatexceed2,500gpmrequirealoopedmainaround/throughtheproposedbuildingsorcomplexofbuildingswhichisnotinplaceatthistimeandwillrequirewatermainextensions/replacements.3.Firedepartmentapparatusaccessroadwaysarerequiredtobeminimum20feetwidefullypaved,with25feetinsideand45feetoutsideturningradius.Fireaccessroadwaysshallbeconstructedtosupporta30tonvehiclewith322psipointloading.Accessisrequiredwithin150feetofallpointsonthebuildings.Deadendstreetsthatexceed150feetinlengthrequireanapprovedturnaround.Hammerheadturnaroundsareallowedforstreetslessthan300feetlong.Maximumslopeonfireaccessroadwaysis15%.EngineeringReviewCommentsContact:RohiniNairj425-430-7298Imairrentonwa.govEngineeringPlanReviewcommentsfor701SunsetBlvdPUDLUA16000864Correctionsresubmit.•Adequatesightdistanceshouldbeprovidedatthestreetintersections.Thebuildingswillberequiredtobelocatedoutsidethesightlines.•Adequatecomercurbtumingradiusaretobeprovidedattheinternalstreetintersectionstomeetfiredepartmentrequirements.•IfthePUDcodeallowsprivatealleytoservethedevelopment,thenaninvertedcrownsectionistobeprovided.Minimum4inchesthickHMAoverminimum6inchesofcrushedrockisrequiredforthepavementlayerthickness.Thisistobeshownintheplans.•AHomeownersAssociationwillberequiredtobeestablishedandthehomeownerswillberequiredtoprovideyearlyfundsthatwillbeusedforthemaintenanceandrepairoftheprivateaccessandthesidewalks.•TheproposedaccesslocationfromSunsetBlvdNEwillrequiretheaccesstoberestrictedtoarightinrightoutonlydrivewaywithccurbingonSunsetBlvdNE(thisisbecausetheaccessislocatedintheportionofSunsetBlvdwhichhastheleftturnonlylanemarking.IftheapplicantwantstheCitytoreviewfullaccessfortheproject,thentheaccesslocationwillhavetobeproposedfurthernorth(awayfromtheendoftheleftturnonlylane).Iftheapplicantwishestoproceedwiththerelocatedaccessoption,arevisedsketchlabelingthedistancesfromthenearbystreetintersectionandfromtheendofthelefttumonlylaneshouldbesubmittedforreview.TherelocatedfullaccesswillRan:February23,2017Page2of8 ADVISORYNOTESTOAPPLICANTCITYOF—“RentonPLAN-PlanningReview-LandUseVersion1IDecember21,2016EngineeringReviewCommentsContact:RohiniNair425-430-7298Imairrentonwa.govalsorequiretheconstructionofatwowayleftturnlaneinfrontofthesite.•Theminimumeasementwidthforwatermainis15feetinsteadofthe10feetshowninthecurrentsubmittal.(InformationalcommentNobuildingsorwallsareallowedinwatereasement).The15feetwideeasementmayimpacttheproposedlocationofsomebuildings(i.e.buildinginLot4).Correctandshowintheplan.•Aminimum12inchdiameterwatermainisrequiredthroughoutthesiteinsteadoftheshown10inchdiameterwatermain(thisistomeetthefireflowdemand).Showintheplan.•The12inchdiameterwatermainshouldextendtothesouthpropertylineofthesite.Showintheplan.Firehydrantwillberequirednearthedeadendportionofthewatermain.Otherfirehydrantrequirementsshallbeasperthefiredepartmentrequirements.•Minimum4inchdiameterwatermainextensionisrequiredinfrontoflotsIto4.Minimum15feetwideeasementisrequiredforthewatermain.•Eachbuildingwithindividualownershallbeservedbyindividualdomesticwatermetersdirectlyinfrontofthelots.(InformationalcommentDoublecheckvalveassembly(DCVA)isrequiredatthedomesticwatermeterssincethebuildingheightexceeds30feet.Apressurereducingvalvewillberequireddownstreamofeachwatermeterbecausethewaterpressureisover80psi.)Thedomesticwatermetersshouldnotbelocatedinthedrivingsurfaceasshowninthecurrentplans.5’x5’easementisrequiredfortheindividualwatermeters.Watermetersshallbelocatedinplantingstriporinalocationthatisnotavehiculartravelledsurface.•TheproposedSunsetBlvdstreetsectiondoesnotincludetheseparate0.5widthforcurbseparatefromthe8feetwideplanterand8feetwidesidewalk,thecrosssectionandrequiredROWdedicationwillhavetoberevisedtoprovidethe0.5feetwidecurb.Thepreapplicationmemohadalsomentioneda1feetclearwidthbackofthesidewalktobewithintheROW.ShowthesectioncorrectlyandshowandlabeltherequiredROWwidth.Also,minimum6inchescrushedrocklayeristobeprovidedbelowtheHMAlayerinthepavement.(Additionalinformation—Citystandardsincludeamaximumslopeof4H:1Vtoadistanceof4feetbackofthesidewalk).•Sewer—Thesewermainshouldnotbelocatedbeneaththestormwaterfacility.Relocatethesewerintheplans,oradjustthestormwaterfacility.•Nobuildings,walls,etcshouldencroachontheexistingpublicsewereasementlocatedonthewestsideofthesite.Pleaseshowandlabeltheexistingeasementclearlyintheplan.•Thesewermainshouldnotbelocatedinthesidewalk,showitwithinthepavementportion.Iftheinternalaccessisprivate,thenaminimum15feetwideeasementshouldbeprovidedforthesewermain.(InformationalcommentNobuildingsorwallsareallowedwithinthesewereasement).•Thesewermainshouldataminimumextendtothenorthlotlineoflot11.•Alllotsshouldbeservedbyindividualsewerstubs.•Stormwater—TheTIRmentionedthatReducedImperviousSurfaceCreditisprovidedforFlowControlBMP.TheTIRincorrectlyreferstotheprojectasalargeLotHighImperviousSite.ThisprojectisaplatPUDandproposesindividualsmalllots,sothestormwaterflowcontrolBMPfortheindividuallotsistobeprovided.•StormwaterTIR—CityAmendmentofthe2009KCSWDMincludes6SpecialRequirements.TheTIRshouldmentionallthe6Specialrequirements.•Asmentionedinthepreapplicationcomments,ageotechnicalreportbasedonRMC48120.D.7containingallinformationshowninTable18,separatedintosectionsisrequired.InformationregardingwatertableandsoilpermeabilitywithrecommendationsofappropriateflowcontrolBMPoptionswithtypicaldesignsforthesitefromthegeotechnicalengineershallbesubmittedwiththeapplicationalongwiththeslopestabilityanalysis.Thegeotechreportshouldincludeinformationifthesoilissuitable/unsuitableforinfiltration.Sincethemajorportionofthesiteislocatedinahigherosionhazardarea,theentiresiteislocatedinthehighlandslidearea,thesitehasregulatedslopesincludingprotectedslopes(between40%to90%slopes),sensitiveslopes(between25%to40%slopes),andslopeslesserthan25%,thegeotechengineersrecommendationregardingtheconstructioninabovementionedcriticalareasshouldbeclearlyincludedinthegeotechreportwithrespectiveconstructionrecommendationsasapplicable.InformationalcommentsIflandscapewatermetersarerequired,thenDoublecheckvalveassembly(DCVA)willberequired.Ran:February23,2017Page3of8 ADVISORYNOTESTOAPPLICANTLUAJ6-000864-——--————‘RentöñPLAN-PlanningReview-LandUseVersion2PlanningReviewCommentsContact:ClarkClose425-430-7289Iccloserentonwa.govRESOLVED:ThefollowinginformationwillneedtobesubmittedbeforeMarch13,2017sothatwemaycontinuethereviewoftheabovesubjectapplication:Adequatesightdistanceshouldbeprovidedatthestreetintersections.Thebuildingswillberequiredtobelocatedoutsidethesighttrianglelinesorcleatvisionarea.Adequatecornercurbturningradiusesaretobeprovidedattheinternalstreetandalleyintersectionstomeetfiredepartmentrequirements.Firedepartmentapparatusaccessroadwaysarerequiredtobeminimum20feetwidefullypaved,with25feetinsideand45feetoutsideturningradius.Adequateturningmovementsforfirevehicleswouldnotinfringeuponpedestriansidewalks.AllinternalroadstoservethePlannedUrbanDevelopmentprojectshallbeprivatealleyslocatedwithinatractortracts.UpdatetheCivilSheetsandtheArchitecturalSheetstoreflecttherevisedpreliminaryplatlayout.Aninvertedcrownsectionistobeprovidedonallprivatealleys.Asapublicbenefit,staffisrecommendingthatthealleybeconstructedintoaWoonerf(livingstreet),whichviewsthestreetasasocialspace,orsharedspace,ratherthanjustachannelforvehicularmobility.Theconstructiondetailsandspecificationshouldbeshownintheplans.Ingeneral,analleyisconstructedofaminimum4inchesthickHMAoverminimum6inchesofcrushedrockforthepavementlayerthickness.However,staffisalsosuggestingtheincorporationofpayersintotheoveralldesign.AHomeownersAssociationwillberequiredtobeestablishedtoensuremaintenanceandrepairoftheprivatealleys,sidewalksandopenspaceispaidforbythefutureresidents.UpdatetheDraftLegalDocumentsaccordingly.TheproposedaccesslocationfromSunsetBlvdNE(approximately86feetnorthofthesouthpropertylinetothecenterofthedriveisle)willrequiretheaccesstoberestrictedtoarightinrightoutonlydrivewaywithccurbingonSunsetBlvdNE(thisisbecausetheaccessislocatedintheportionofSunsetBlvdwhichhastheleftturnonlylanemarking).IftheapplicantwantstheCitytoreviewfullaccessfortheproject,thentheaccesslocationwillhavetobeproposedfurthernorth(awayfromtheendoftheleftturnonlylaneonSunsetBlvdNE).Iftheapplicantwishestoproceedwiththerelocatedaccessoption,arevisedsketchlabelingthedistancesfromthenearbystreetintersectionandfromtheendoftheleftturnonlylaneshouldbesubmittedforreview.Ifthedrivewayaccessisrelocatedfurthertothenorth,fullaccesstoSunsetBlvdNEwillrequiretheconstructionofatwowayleftturnlaneinfrontofthesite.Theminimumeasementwidthforwatermainis15feetinsteadofthe10feetshowninthecurrentsubmittal.Nobuildingsorwallsareallowedinwatereasement.Inordertomeetthefireflowdemand,aminimum12inchdiameterwatermainisrequiredthroughoutthesiteinsteadofthe10inchdiameterwatermainshown.The12inchdiameterwatermainmustextendtothesouthpropertylineofthesite.AsshownintheplansitterminatesjustsouthofLot10.Afirehydrantwillberequirednearthedeadendportionofthewatermain.Aminimumoftourfirehydrantsarerequired.Onewithin150feetandthreewithin300feetoftheproposedbuildings.Existinghydrantscanbecountedtowardtherequirementaslongastheymeetcurrentcode,including5inchstorzfittings.Fireflowsthatexceed2,500gpmrequirealoopedmainaround/throughtheproposedbuildingsorcomplexofbuildingswhichisnotinplaceatthistimeandwillrequirewatermainextensions/replacements.Minimum4inchdiameterwatermainextensionisrequiredinfrontofLots14.Again,aminimum15tootwideeasementisrequiredaroundthewatermain.Eachbuilding(withanindividualowner)shallbeservedbyindividualdomesticwatermetersdirectlyinfrontofthelots.Doublecheckvalveassembly(DCVA)isrequiredatthedomesticwatermeterssincethebuildingheightexceeds30feet.Apressurereducingvalvewillberequiteddownstreamofeachwatermeterbecausethewaterpressureisover80psi.Thedomesticwatermetersshouldnotbelocatedinthedrivingsurfaceasshowninthecurrentplans.A5footby5footeasementisrequiredfortheindividualwatermeters.Watermetersshallbelocatedinplantingstriporinalocationthatisnotavehiculartraveledsurface.TheproposedSunsetBlvdNEstreetsectiondoesnotincludetherequired0.5widthforthecurb.TherequiredROWdedicationwillhavetoberevisedtoprovidethe0.5feetwidecurb.Staffhasalsorequestedone(1)footclearwidthbackofthesidewalktobewithintheROW.Citystandardsincludeamaximumslopeof4H:1Vtoadistanceof4feetbackofthesidewalk.ProvidedanupdatedstreetsectionthatshowsandlabelstherequiredROWwidthcorrectly.Also,minimum6inchesofcrushedrocklayeristobeprovidedbelowtheHMAlayerinthepavement.Thesewermainshouldnotbelocatedbeneaththestormwaterfacility.Relocatethesewerintheplansoradjustthestormwaterfacility.Thesewermainshouldnotbelocatedinthesidewalk.Pleaseshowitwithinthepavementorpaverportionofthealley.Aminimum15feetwideeasementwouldberequiredtoprovideforthesewermain.Nobuildingsorwallsareallowedwithinthesewereasement.Thesewermainshouldataminimumextendtothepropertylines.Alllotsshouldbeservedbyindividualsewerstubs.TheTIRmentionedthatReducedImperviousSurfaceCreditisprovidedforFlowControlBMP.TheTIRincorrectlyreferstotheprojectasalargeLotHighImperviousSite.”TheproposedprojectisapreliminaryplatPUDandproposesindividualsmalllots,sothestormwaterflowcontrolBMPfortheindividuallotsneedstobeprovided.TheCityAmendmentofthe2009KCSWDMincludes6SpecialRequirements.TheStormwaterTIRshouldmentionallthe6Specialrequirements.Allinternalroads,alleys,surfaceparkingforguestsshallbelocatedwithinatractortracts.Likewise,theretainingwallsbeingconstructedtosupporttheprivateroadandutilitiesshouldalsobeincludedinthetract(s)controlledandmaintainedbytheHomeownersAssociationandnottheindividualownersofthelots.AgeotechnicalreportbasedonthedetailedrequirementsofRMC48120D.7Table18isrequired.Including,butnotlimitedto,informationregardingwatertableandsoilpermeabilitywithrecommendationsofappropriateflowcontrolBMPoptionswithtypicaldesignsforthesiteRan:February23,2017Page4of8 ADVISORYNOTESTOAPPLICANTLUAI6-000864PLAN-PlanningReview-LandUseVersion2IPlanningReviewCommentsContactClarkCloseI425-430-7289cclose@rentonwa.govfromthegeotechnicalengineer,slopestabilityanalysis,soilsuitable/unsuitableforinfiltration,recommendationsregardingtheconstructioninprotectedandregulatedslopesgivenamajorportionofthesiteislocatedinahigherosionhazardareaandtheentiresiteislocatedinthehighlandslidearea.Inanyresidentialdistrict,themaximumheightofanyfence,hedgeorretainingwallshallbeseventytwoinches(72”).Terracingistheactofforminghillsideintoanumberoflevelflatareas(terraces)betweenretainingwalls,whichisoftenusedwhenthemaximumheightofasingleretainingwallisinsufficient.Pleaserefertoretainingwallstandards(RMC44040)foradditionalinformation.Forexamplethereshallbeaminimumthreefoot(3)landscapedsetbackatthebaseofretainingwallsabuttingpublicrightsofway.AmodificationrequestunderthePlannedUrbanDevelopmentapplicationwouldberequiredtodeviatefromRentonMunicipalCode.Inapprovingaplannedurbandevelopment,theCitymaymodifyanyofthestandardsofchapter42RMC,RMC43100,chapter44RMC,RMC46060andchapter47RMC,exceptaslistedinsubsectionB3ofRMC49150.Allmodificationsshallbeconsideredsimultaneouslyaspartoftheplannedurbandevelopment.Nobuildingsorwallsshouldencroachintotheexistingpublicutilities(waterandsewer)easementlocatedonthewestsideoftheparcels(KCRecordingNos.7709060790,7709060791and7709060794).Astrongcomponentofthepublicbenefitwillincludeagreatlightingplanandsignagepackagefortheinternalprivatealley(Woonert).Pleaseprovide.Privatealleysdonothavetobeexcludedfromdensity.ReviseandresubmitthedensityworksheetbasedonthechangestothestreetclassificationandtheamountofrightofwayrequiredalongSunsetBlvdNE.__ 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_Recommendations:1.RMCsection44030.C.2limitshaulhoursbetween8:30amto3:30pm,MondaythroughFridayunlessotherwiseapprovedbytheDevelopmentServicesDivision.2.Multifamilyandothernonresidentialconstructionactivitiesshallberestrictedtothehoursbetweenseveno’clock(7:00)am.andeighto’clock(8:00)p.m.,MondaythroughFriday.WorkonSaturdaysshallberestrictedtothehoursbetweennineo’clock(9:00)a.m.andeighto’clock(8:00)p.m.NoworkshallbepermittedonSundays.3.Withinthirty(30)daysofcompletionofgradingwork,theapplicantshallhydroseedorplantanappropriategroundcoveroveranyportionofthesitethatisgradedorcleatedofvegetationandwherenofurtherconstructionworkwilloccurwithinninety(90)days.Altemativemeasuressuchasmulch,sodding,orplasticcoveringasspecifiedinthecurrentKingCountySurfaceWaterManagementDesignManualasadoptedbytheCityofRentonmaybeproposedbetweenthedatesofNovember1standMarch31stofeachyear.TheDevelopmentServicesDivision’sapprovalofthisworkisrequiredpriortofinalinspectionandapprovalofthepermit.4.Theapplicantmaynotfill,excavate,stackorstoreanyequipment,disposeofanymaterials,suppliesorfluids,operateanyequipment,installimpervioussurfaces,orcompacttheearthinanywaywithintheareadefinedbythedriplineofanytreetoberetained.5.Theapplicantshallerectandmaintainsixfoot(6’)highchainlinktemporaryconstructionfencingaroundthedriplinesofallretainedtrees,oralongtheperimeterofastandofretainedtrees.Placardsshallbeplacedonfencingeveryfiftyfeet(50’)indicatingthewords,“NOTRESPASSING—ProtectedTrees”oroneachsideofthefencingiflessthanfiftyfeet(50’).Siteaccesstoindividuallyprotectedtreesorgroupsoftreesshallbefencedandsigned.Individualtreesshallbefencedonfour(4)sides.Inaddition,theapplicantshallprovidesupervisionwheneverequipmentortrucksaremovingneartrees.6.ThispermitisshallcomplywiththeBaldandGoldenEagleProtectionAct.ThepermittedisresponsibleforadheringtotheU.S.FishandWildlifeServiceNationalBaldEagleManagementGuidelines(2007)andforyourU.S.FishandWildlifeServicepermit.EngineeringReviewCommentsContact:RohiniNairj425-430-7298Imairrentonwa.govEngineeringPlanReviewcommentsfor701SunsetBlvdPUDLUA16000864Correctionsresubmit.•Adequatesightdistanceshouldbeprovidedatthestreetintersections.Thebuildingswillberequiredtobelocatedoutsidethesightlines.•Adequatecornercurbturningradiusaretobeprovidedattheinternalstreetintersectionstomeetfiredepartmentrequirements.•IfthePUDcodeallowsprivatealleytoservethedevelopment,thenaninvertedcrownsectionistobeprovided.Minimum4inchesthickHMAoverminimum6inchesofcrushedrockisrequiredforthepavementlayerthickness.Thisistobeshownintheplans.•AHomeownersAssociationwillberequiredtobeestablishedandthehomeownerswillberequiredtoprovideyearlyfundsthatwillbeusedforthemaintenanceandrepairoftheprivateaccessandthesidewalks.•TheproposedaccesslocationfromSunsetBlvdNEwillrequiretheaccesstoberestrictedtoarightinrightoutonlydrivewaywithccurbingonSunsetBlvdNE(thisisbecausetheaccessislocatedintheportionofSunsetBlvdwhichhastheleftturnonlylanemarking.IftheapplicantwantstheCitytoreviewfullaccessfortheproject,thentheaccesslocationwillhavetobeproposedfurthernorth(awayfromtheendoftheleftturnonlylane).Iftheapplicantwishestoproceedwiththerelocatedaccessoption,arevisedsketchlabelingthedistancesfromthenearbystreetintersectionandfromtheendoftheleftturnonlylaneshouldbesubmittedforreview.Therelocatedfullaccesswillalsorequiretheconstructionofatwowayleftturnlaneinfrontofthesite.•Theminimumeasementwidthforwatermainis15feetinsteadofthe10feetshowninthecurrentsubmittal.(InformationalcommentNobuildingsorwallsareallowedinwatereasement).The15feetwideeasementmayimpacttheproposedlocationofsomebuildings(i.e.buildinginLot4).Correctandshowintheplan.•Aminimum12inchdiameterwatermainisrequiredthroughoutthesiteinsteadoftheshown10inchdiameterwatermain(thisistomeetthefireflowdemand).Showintheplan.Ran:February23,2017Page5of8 ADVISORYNOTESTOAPPLICANTLUAI6-000864PLAN-PlanningReview-LandUseVersion2IEngineeringReviewCommentsContact:RohiniNair425-430-7298Imairrentonwa.govThe12inchdiametetwatermainshouldextendtothesouthpropertylineofthesite.Showintheplan.Firehydrantwillberequitedneatthedeadendportionofthewatermain.Otherfirehydrantrequirementsshallbeasperthefiredepartmentrequirements.•Minimum4inchdiameterwatermainextensionisrequiredinfrontoflots1to4.Minimum15feetwideeasementisrequiredforthewatermain.•Eachbuildingwithindividualownershallbeservedbyindividualdomesticwatermetersdirectlyinfrontofthelots.(InformationalcommentDoublecheckvalveassemblyfDCVA)isrequiredatthedomesticwatermeterssincethebuildingheightexceeds30feet.Apressurereducingvalvewillberequireddownstreamofeachwatermeterbecausethewaterpressureisover80psi.)Thedomesticwatermetersshouldnotbelocatedinthedrivingsurfaceasshowninthecurrentplans.5’x5’easementisrequiredfortheindividualwatermeters.Watermetersshallbelocatedinplantingstriporinalocationthatisnotavehiculartravelledsurface.•TheproposedSunsetBlvdstreetsectiondoesnotincludetheseparate0.5widthforcurbseparatefromthe8feetwideplanterand8feetwidesidewalk,thecrosssectionandrequiredROWdedicationwillhavetoberevisedtoprovidethe0.5feetwidecurb.Thepreapplicationmemohadalsomentioneda1feetclearwidthbackofthesidewalktobewithintheROW.ShowthesectioncorrectlyandshowandlabeltherequiredROWwidth.Also,minimum6inchescrushedrocklayeristobeprovidedbelowtheHMAlayerinthepavement.(Additionalinformation—Citystandardsincludeamaximumsiopeof4H:IVtoadistanceof4feetbackofthesidewalk).•Sewer—Thesewermainshouldnotbelocatedbeneaththestormwaterfacility.Relocatethesewerintheplans,oradjustthestormwaterfacility.•Nobuildings,walls,etcshouldencroachontheexistingpublicsewereasementlocatedonthewestsideofthesite.Pleaseshowandlabeltheexistingeasementclearlyintheplan.•Thesewermainshouldnotbelocatedinthesidewalk,showitwithinthepavementportion.Iftheintemalaccessisprivate,thenaminimum15feetwideeasementshouldbeprovidedforthesewermain.(InformationalcommentNobuildingsorwallsareallowedwithinthesewereasement).•Thesewermainshouldataminimumextendtothenorthlotlineoflot11.•Alllotsshouldbeservedbyindividualsewerstubs.•Stormwater—ThehRmentionedthatReducedImperviousSurfaceCreditisprovidedforFlowControlEMP.TheTIRincorrectlyreferstotheprojectasalargeLotHighImperviousSite.ThisprojectisaplatPUDandproposesindividualsmalllots,sothestormwaterflowcontrolBMPfortheindividuallotsistobeprovided.StormwaterTIR—CityAmendmentofthe2009KCSWDMincludes6SpecialRequirements.TheTIRshouldmentionallthe6Specialrequirements.•Asmentionedinthepreapplicationcomments,ageotechnicalreportbasedonRMC48120.D.7containingallinformationshowninTable18,separatedintosectionsisrequired.InformationregardingwatertableandsoilpermeabilitywithrecommendationsofappropriateflowcontrolBMPoptionswithtypicaldesignsforthesitefromthegeotechnicalengineershallbesubmittedwiththeapplicationalongwiththeslopestabilityanalysis.Thegeotechreportshouldincludeinformationifthesoilissuitable/unsuitableforinfiltration.Sincethemajorportionofthesiteislocatedinahigherosionhazardarea,theentiresiteislocatedinthehighlandslidearea,thesitehasregulatedslopesincludingprotectedslopes(between40%to90%slopes),sensitiveslopes(between25%to40%slopes),andslopeslesserthan25%,thegeotechengineer’srecommendationregardingtheconstructioninabovementionedcriticalareasshouldbeclearlyincludedinthegeotechreportwithrespectiveconstructionrecommendationsasapplicable.InformationalcommentsIflandscapewatermetersarerequired,thenDoublecheckvalveassembly(DCVA)willberequired.__ 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_____Recommendations:IhavereviewedtheapplicationfortheSunset’sEdgeTownhouseat701SunsetBlvdNEandhavethefollowingcomments:EXISTINGCONDITIONSWaterWaterserviceisprovidedbyCityofRenton.ThesiteisintheCityofRentonserviceareainthe435hydraulicpressurezone.Thereisanexisting12inchCitywatermainlocatedinSunsetBlvdNE(seeWaterplanno.W0274)thatcandeliveramaximumtotalflowcapacityof3,750gallonsperminutefgpm).Theapproximatestaticwaterpressureis112psiattheelevationof176feet.ThesiteislocatedoutsideofanAquiferProtectionArea.SewerWastewaterserviceisprovidedbyCityofRenton.Thereisanexisting8inchpvcgravitywastewatermainlocatedinwestsideofparcel3119900011(seeCityplanno.S0240).StormThereisanexistingstormdrainagesysteminoppositesideofSunsetBlvdNE(seeCityplanno.SW1948).Theexistingpropertydoesnotcontainstormwaterfacilities.StreetsSunsetBlvdNEisaMinorArterialStreetwithanexistingrightofway(ROW)widthof60feetasmeasuredusingtheKingCountyAssessor’sMap.Currentlythereisnocurb,gutter,orsidewalkinthefrontage.CODEREQUIREMENTSWATER1.Aconceptualutilityplanwasprovidedwiththelanduseapplication.A12inchdiameterloopedwatermainextensionfromtheexisting12inchdiameterwatermainnorthofparcel3119900011toconnectwiththeexisting12inchdiameterwatermainonSunsetBlvdisrequired.Extensionof12inchdiameterwatermaintillthesouthpropertylineofparcel3119900005isalsorequired.Apublicwatereasementisrequiredforthewatermainlocatedoutsiderightofway.Duetothelocationwherethewatermainandthestormwaterdetentiontanksareplaces,andthestormwaterdetentiontanksbeingproposednearthewatermain,thewidthofthepublicwatereasementtotheRan:February23,2017Page6of8 ADVISORYNOTESTOAPPLICANT—RentöflcPLAN-PlanningReview-LandUseVersion2EngineeringReviewCommentsContact:RohiniNairI425-430-7298Imairrentonwa.govnorthandtotheeastofthestormwaterdetentiontankcanbereducedto10feetwideatthislocation.Minimum15feetwidepublicwatereasementislocatedatallotherlocationswithinthesite.Thewatermainimprovementsandeasementsarerequiredtobeshownintheengineeringplanssubmittedwiththecivilconstructionpermit.RentonFireAuthorityhasdeterminedthatthepreliminaryfireflowdemandfortheproposeddevelopmentis3,750gpm.2.AllmechanicaljointfittingsshallhaverestrainedfollowerglandsequaltoMegalugseries1100byEBAA,orRomagripbyRomacorapprovalequalinadditiontoconcreteblockingsfirehydrantshouldbeprovidedattheentrancetothesiteaccessfromSunsetBlvdNE.Afirehydrantistobeprovidedatthedeadendofthewatermainextension.AdditionalhydrantsandtheirlocationshallbeasrequiredbyRentonFireAuthority.3.PleaserefertoCityofRentonGeneralDesignandConstructionStandardsforWaterMainExtensionsasshowninAppendixJoftheCity’s2012WaterSystemPlan.4.EachlotshallhaveaseparatedomesticmeterwithDCVAdownstreamofthewatermeter.Theprojectproposesone1inchwaterservicelineandmetertoeachlot,foratotaloffifteen(15)newdomesticwaterservicelinesandmeters.5.LandscapeirrigationwatermeterswithDCVAarerequiredforthelots.Allwatermetersshouldbeshownintheengineeringplanssubmittedwiththecivilconstructionpermit.6.Watermainslocatedoutsideofexistingrightofwaywillberequiredtobeinpubliceasement.Thewatermeterslocatedoutsiderightofwayshouldalsobelocatedwithinpubliceasement.7.Thedevelopmentissubjecttoapplicablewatersystemdevelopmentchargesandmeterinstallationfeesbasedonthesizeofthewatermeters.a.The2017watersystemdevelopmentcharges(SDC)foreachproposed1inchdomesticwaterserviceis$3,486.00permeter.b.TheSDCfeerateatthetimethatiscurrentatthetimeofissuanceofthecivilconstructionpermitwillbeapplicableontheprojectandpaymentisdueatconstructionpermitissuance.8.The2017waterserviceinstallationchargesforeachproposed1inchwaterserviceis$2,850.00permeter.Thefeerateatthetimethatiscurrentatthetimeofissuanceofthecivilconstructionpermitwillbeapplicableontheproject.Thisispayableatconstructionpermitissuance.9.The2017dropinmeterfeeis$460.00permeter.Thefeerateatthetimethatiscurrentatthetimeofissuanceofthedropinwatermeterpermitwillbeapplicableontheproject.10.Additionalwatersystemdevelopmentchargesandwatermeterchargeswillapplyforlandscapeirrigationmeterandisbasedonthesizeofthemeter.SEWER1.Aconceptualsewerplanwasprovidedwiththelanduseapplication.Theproposedsewerplanalongwithsomechangesshouldbeprovidedfortheproject.Theplanshowstheextensionof8inchdiameterpublicsewermainthroughthesitetoconnectwiththeexistingsewermanholetoservetheproject.Thenewsewermanholeproposedbetweenlots13and14tothewest,shouldconnectdirectlytotheexistingsewermanholeIDGM04704S0240)tothewest.2.Eachlotshallbeservedbyanindividualsidesewer.3.Publicsewereasementisrequiredfortheproposedpublicsewermainextensionwithinthesite.4.Thedevelopmentissubjecttoapplicablewastewatersystemdevelopmentcharges(SDC)basedonthesizeofthenewdomesticwatertoservetheproject.The2017wastewaterSDCfeefora1inchmeteris$2,540.00permeter.TheSDCfeerateatthetimethatiscurrentatthetimeofissuanceofthecivilconstructionpermitwillbeapplicableontheprojectandpaymentisdueatconstructionpermitissuance.SURFACEWATER1.Ageotechnicalreport,datedApril16,2015,completedbyE3RAInc.forthesitehasbeenprovided.Thereportmentionsthatthesitecontainssiltysandinthetop3to3.5feetwithglacialtillunderneath.Thegeotechreportsubmittedwiththecivilconstructionpermitshouldincludeinformationthatthesiteissuitable/notsuitableforinfiltrationandincluderecommendationregardingthesuitabilityoftheproposedstormwaterBMPforthesite.Geotechnicalrecommendationsregardingconstruction,soil,anderosioncontrol,needtobefollowedintheprojectplansandduringconstruction.2.APreliminaryDrainagePlanandTechnicalInformationReport(TIR),datedOctober26,2016,wassubmittedbyDuncansonCompanyInc.fortheLandUseApplication.BasedontheCityofRenton’sflowcontrolmap,thesitefallswithinthePeakRateexistingsiteconditionsflowcontrolstandardareaandiswithintheEastLakeWashingtonDrainageBasin.ThedevelopmentissubjecttoFullDrainageReviewinaccordancewiththe2009KingCountySurfaceWaterDesignManual(KCSWDM)andthe2010CityofRentonAmendmentstotheKCSWDM.AllcorerequirementsandthesixspecialrequirementsarerequiredintheTechnicalInformationReport.Stormwaterflowcontrolfacilityisrequiredforthesiteandtheprojectproposestheuseofdetentiontankstomeetthisrequirement.WaterqualityfacilityisrequiredforthesiteandtheprojectproposesthereductionfromEnhancedbasicwaterqualitytobasicwaterqualityrequirementbyprovidingacovenanttopreventtheuseofleachablematerials.Theprojectproposestoprovidebasicwaterqualitybytheuseofstormfilter.TheWaterqualityisalsorequiredforthefrontageportiononSunsetBlvdNEandshouldbeincludedintheplansandTIRprovidedwiththecivilconstructionsubmittal.StormwaterBMPisalsorequiredfortheproject.TheTIRsubmittedwiththecivilconstructionpermitshouldconsistentlyreferthestormwaterBMPproposedforthesiteintherelevantportionsofthehR.ThenaturaldischargefromthesiteshouldbeaspertherequirementsofSection1.2.1ofthe2010CityofRentonAmendments.TheTIRsubmittedwiththecivilconstructionpermitshouldincludealltherequiredinformationbasedonthe2010CityofRentonAmendments.Thefinaldrainageplananddrainagereportmustbesubmittedwiththeutilityconstructionpermitapplicationandshallcontaininformationthatshowsthattheconveyancesystem,theflowRan:February23,2017Page7of8 ADVISORYNOTESTOAPPLICANTLUAI6-000864PLAN-PlanningReview-LandUseVersion2EngineeringReviewCommentsContact:RohiniNairj425-430-7298Imair©rentonwa.govcontrolfacility,waterquality,andstormwaterflowcontrolBMPSaredesignedinaccordancewiththe2010CityofRentonAmendments.3.SitegradingshallbeinaccordancewithRMC44060andshallfollowtherecommendationsofthegeotechnicalreport.Nositerunoffshallgotoadjacentpropertiesduringconstruction.4.Anyworkproposedoutsideoftheapplicant’spropertywillrequireapermanentdrainageeasementandatemporaryconstructioneasementpriortoanypermitsbeingissued.5.AConstructionStormwaterGeneralPermitfromDepartmentofEcologyisrequiredifgradingandclearingofthesiteexceedsoneacre.TheprojectinformationintheTIRmentionsthattheprojectareais0.9acre,lessthan1acre.So,aStormwaterPollutionPreventionPlan(SWPPP)isnotrequiredforthissite.6.Astormwatersystemdevelopmentcharge(SDC)isapplicableontheproject.The2017stormwaterSDCfeerateis$0641persquarefootofnewimpervioussurface,butnotlessthan$1,608.00.Theratethatiscurrentatthetimeofissuanceofthecivilconstructionpermitwillbeapplicableontheprojectandpaymentisdueatthetimeofissuanceofthecivilconstructionpermit.TRANSPORTATION1.TheproposeddevelopmentfrontsSunsetBlvdNEalongtheeastpropertylines.SunsetBlvdNEisclassifiedasaMinorArterialRoad.Existingrightofway(ROW)widthisapproximately60feet.2.SunsetBlvdfrontagerequirementsinclude22feetwidehalfstreetpavedwidthfromthecenterlineoftheROW(including5feetwidebikelane,11feetwidethrutravellane,and6feetwidehalfwidthforthecenterturn/leftturnlane),0.5feetwidecurb,8feetwidelandscapedplanter,8feetwidesidewalk,and1feetwideclearwidthbackofthesidewalk.TheROWwidthshouldextendtoincludetheIfeetwideclearwidthbackofthesidewalk.TheROWwidthdedicationrequiredisapproximately9.5feet(subjecttofinalsurvey).AcentertwowayleftturnlaneisrequiredtobeprovidedonSunsetBlvdNEfrontagefromtheendoftheexistinglefttumlaneonSunsetBlvdNEfrontagetillthenorthpropertylineofparcel3119900011.3.ThesiteisproposedtogainaccessfromSunsetBlvdbymeansofaprivateaccess.Thewidthoftheprivateinternalaccessvariesfrom26feetto32feet.Theinternalaccesswidth,geometrics,andpavementlayerthicknessshouldmeettherequirementsoftheRentonFireAuthorityandtheRentonMunicipalcode.4.SidewalksshallmeetADArequirements.ADAaccessrampsshallbeinstalledatallstreetcrossings.5.Streetlightingandstreettreesarerequiredtomeetcurrentcitystandards.6.UndergroundingofexistingutilitypoleandexistingoverheadutilitylineintheSunsetBlvdNEfrontageisrequired.7.RefertoCitycode44080regardingdrivewayregulations.DrivewaysshallbedesignedinaccordancewithCitystandardplans104.1and104.2.8.PavingandtrenchrestorationshallcomplywiththeCity’sTrenchRestorationandOverlayRequirements.9.Paymentofthetransportationimpactfeeisapplicableontheconstructionofthedevelopmentatthetimeofapplicationforthebuildingpermit.The2017rateoftransportationimpactfeeis$2,822.61perdwellingunitforcondominium.Theprojectproposestheadditionof15newdwellingunits.Feesaresubjecttochange.Theimpactfeeratethatiscurrentatthetimeofbuildingpermitwillbeapplicableontheproject.Trafficimpactfeeswillbedueatthetimeofbuildingpermitissuance.GENERALCOMMENTS1.Adequateseparationbetweenutilitiesaswellasotherfeaturesshallbeprovidedinaccordancewithcoderequirements.a.7ftminimumhorizontaland1ftverticalseparationbetweenstormandotherutilitiesisrequiredwiththeexceptionofwaterlineswhichrequire10fthorizontaland1.5ftvertical.b.Thestormwaterlineshouldbeminimum5feetawayfromanyotherstructureorwallorbuilding.c.Trenchofanyutilityshouldnotbeinthezoneofinfluenceoftheretainingwallorofthebuilding.2.Allconstructionutilitypermitsforutilityandstreetimprovementswillrequireseparateplansubmiftals.AllutilityplansshallconfirmtotheRentonDraftingStandards.AlicensedCivilEngineershallpreparethecivilplans.3.Alandscapingplanshallbeincludedwiththecivilplansubmittal.Eachplanshallbeonseparatesheets.4.Allutilitylines(i.e.electrical,phone,andcableservices,etc.)servingtheproposeddevelopmentmustbeunderground.TheconstructionofthesefranchiseutilitiesmustbeinspectedandapprovedbyaCityofRentoninspector.5.Feesquotedinthisdocumentreflectthefeesapplicableintheyear2017onlyandwillbeassessedbasedonthefeethatiscurrentatthetimeofthepermitapplicationorissuance,asapplicabletothepermittype.Pleasevisitwww.rentonwa.govforthecurrentdevelopmentfeeschedule.Ran:February23,2017Page8of8