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HomeMy WebLinkAboutERC_Determination_Applicant_Letter_191217 Enclosure cc: Habitat for Humanity Seattle/South King County/Owners(s) December 17, 2019 Pamela Derry Tonkin Architecture 2701 1st Ave, Ste 520 Seattle, WA 98121 SUBJECT: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION La Fortuna Building Configuration, LUA19-000263, ECF, SA-A Dear Ms. Derry: This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non - Significance-Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report, for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on December 31, 2019, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430 -6510. If you have any further questions, please call me at (425) 430-7219. For the Environmental Review Committee, Planner Senior Planner DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT Planning Division 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200, ext. 2 www.rentonwa.gov OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE - MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION DNSM: THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION HAS PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES. DATE OF NOTICE OF ENVIRONMENTAL DETERMINATION: December 17, 2019 PROJECT NAME/NUMBER: PR19-000441 / La Fortuna Building Configuration / LUA19-000263 PROJECT LOCATION: 17304 127th Pl SE (APN 3956200040) APPLICANT/PROJECT CONTACT PERSON: Pamela Derry, Tonkin Architecture/2701 1st Ave, Suite 520, Seattle, WA 98121/ pam@tonkinarchitecture.com LOCATION WHERE APPLICATION MAY BE REVIEWED: Applicant documents are available online through the City of Renton Document Center website. See also http://bit.ly/2pxY9Js PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan Review and Environmental (SEPA) Review for the construction of twelve (12) new attached townhome units. The subject site is located off of 127th Pl SE between SE 172 St and SE Petrovitsky Rd and includes the following parcels: 3956200010, 3956200020, 3956200030, 3956200040, 3956200080, and 3956200080. The project site totals approximately 195,800 square feet (4.5 acres) in area and is located within the Residential 10 du/ac (R-10) zoning classification. The site plan for the La Fortuna development located on the site was originally approved by King County in 2005. The approved site plan included eight (8) buildings with a total of 41 attached townhouse units. Four of the eight buildings have been completed for a total of 23 and are currently occupied. The site was annexed to the City of Renton in March of 2008, prior to the construction of any of the units. Building permits and Certificates of Occupancy for the existing four buildings were issued by the City of Renton after annexation. The proposal would replace the remaining four unbuilt buildings with three, four-unit buildings. The total number of units in the development at project completion would be 35 (23 previously constructed + 12 proposed units). Access to both the existing and proposed units on site is via a private road that dead ends at the southern boundary of the site. The applicant has proposed the construction of 26 surface parking stalls in order to provide parking for the future residents. In addition, a new stormwater vault is proposed on the site. According to materials submitted by the applicant, both a Category 2 and Category 3 wetlands are present on the western portion of the project site. No trees are proposed for removal. The applicant submitted a geotechnical report, drainage report, traffic analysis, and wetlands report with the application. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on December 31, 2019, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of RMC 4-8-110 and information regarding the appeal process may be obtained from the Renton City Clerk’s Office, (425) 430-6510. PUBLIC HEARING: If the Environmental Determination is appealed, a public hearing will be set and all parties notified. NOTICE DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTENVIRONMENTAL(SEPA)DETERMINATIONOFNON-SIGNIFICANCE-MITIGATEDfDNS-M)PROJECTNUMBER:LUA19-000263,ECF,SA-AAPPLICANT:PamelaDerry,TonkinArchitecture/27011stAye,Suite520,Seattle,WA98121PROJECTNAME:LaFortunaBuildingConfigurationPROJECTDESCRIPTION:TheapplicantisrequestingAdministrativeSitePlanReviewandEnvironmental(SEPA)Reviewfortheconstructionoftwelve(12)newattachedtownhomeunits.Thesubjectsiteislocatedoffof127thP1SEbetweenSE172StandSEPetrovitskyRdandincludesthefollowingparcels:3956200010,3956200020,3956200030,3956200040,3956200080,and3956200080.Theprojectsitetotalsapproximately195,800squarefeet(4.5acres)inareaandislocatedwithintheResidential10du/ac(R10)zoningclassification.ThesiteplanfortheLaFortunadevelopmentlocatedonthesitewasoriginallyapprovedbyKingCountyin2005.Theapprovedsiteplanincludedeight(8)buildingswithatotalof41attachedtownhouseunits.Fouroftheeightbuildingshavebeencompletedforatotalof23andarecurrentlyoccupied.ThesitewasannexedtotheCityofRentoninMarchof2008,priortotheconstructionofanyoftheunits.BuildingpermitsandCertificatesofOccupancyfortheexistingfourbuildingswereissuedbytheCityofRentonafterannexation.Theproposalwouldreplacetheremainingfourunbuiltbuildingswiththree,fourunitbuildings.Thetotalnumberofunitsinthedevelopmentatprojectcompletionwouldbe35(23previouslyconstructed+12proposedunits).Accesstoboththeexistingandproposedunitsonsiteisviaaprivateroadthatdeadendsatthesouthernboundaryofthesite.Theapplicanthasproposedtheconstructionof26surfaceparkingstallsinordertoprovideparkingforthefutureresidents.Inaddition,anewstormwatervaultisproposedonthesite.Accordingtomaterialssubmittedbytheapplicant,bothaCategory2andCategory3wetlandsarepresentonthewesternportionoftheprojectsite.Notreesareproposedforremoval.Theapplicantsubmittedageotechnicalreport,drainagereport,trafficanalysis,andwetlandsreportwiththeapplication.PROJECTLOCATION:17304127thPISE(APN3956200040)LEADAGENCY:CityofRentonEnvironmentalReviewCommitteeDepartmentofCommunity&EconomicDevelopmentTheCityofRentonEnvironmentalReviewCommitteehasdeterminedthatitdoesnothaveaprobablesignificantadverseimpactontheenvironment.AnEnvironmentalImpactStatement(EIS)isnotrequiredunderRCW43.21C.030(2)(c).ConditionswereimposedasmitigationmeasuresbytheEnvironmentalReviewCommitteeundertheirauthorityofSection4-9-070DRentonMunicipalCode.Theseconditionsarenecessarytomitigateenvironmentalimpactsidentifiedduringtheenvironmentalreviewprocess.Becauseotheragenciesofjurisdictionmaybeinvolved,theleadagencywillnotactonthisproposalforfourteen(14)days.Appealsoftheenvironmentaldeterminationmustbefiledinwritingonorbefore5:00p.m.onJanuary3,2020.Appealsmustbefiledinwritingtogetherwiththerequiredfeewith:HearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.AppealstotheExamineraregovernedbyRMC4-8-110andmoreinformationmaybeobtainedfromtheRentonCityClerk’sOffice,(425)430-6510.DATEOFDECISION:December17,2019 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_ERC Report_La Fortuna_191212_v2_FINAL ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC Meeting Date: December 16, 2019 Project File Number: PR19-000441 Project Name: La Fortuna Phase II Land Use File Number: LUA19-000263, S-A, ECF Project Manager: Alex Morganroth, Senior Planner Owner: Habitat for Humanity Seattle-King County, 560 Naches Ave SW, Ste 110, Renton, WA 98057 Applicant/Contact: Pamela Derry, Tonkin Architecture, 2701 1st Ave, Suite 520, Seattle, WA 98121 Project Location: 17304 127th Pl SE Project Summary: The applicant is requesting Administrative Site Plan Review and Environmental (SEPA) Review for the construction of twelve (12) new attached townhome units. The subject site is located off of 127th Pl SE between SE 172 St and SE Petrovitsky Rd and includes the following parcels: 3956200010, 3956200020, 3956200030, 3956200040, 3956200080, and 3956200080. The project site totals approximately 196,510 square feet (4.5 acres) in area and is located within the Residential 10 du/ac (R-10) zoning classification. The total number of units in the development at project completion would be 35. Access to both the existing and proposed units on site is proposed via an existing private road that dead ends at the southern boundary of the site. The applicant has proposed the construction of 27 surface parking stalls in order to provide parking for the future residents. In addition, a new stormwater vault is proposed on the site under one of the new surface lots. According to materials submitted by the applicant, both a Category 2 and Category 3 wetlands are present on the western portion of the project site. No trees are proposed for removal. The applicant submitted a geotechnical report, drainage report, traffic analysis, and wetlands report with the application. Exist. Bldg. Area SF: 16,498 Proposed New Bldg. Area (footprint): Proposed New Bldg. Area (gross): 8,043 SF 16,559 SF Site Area: 196,510 SF Total Building Area GSF: 33,057 SF STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance - Mitigated (DNS-M). City of Renton Department of Community & Economic Development La Fortuna Phase II Staff Report to the Environmental Review Committee LUA19-000263, S-A, ECF Report of December 16, 2019 Page 2 of 8 SR_ERC Report_La Fortuna_191212_v2_FINAL PART ONE: PROJECT DESCRIPTION / BACKGROUND The site plan for the La Fortuna development located on the site was originally approved by King County in 2005. The approved site plan included eight (8) buildings with a total of 41 attached townhouse units. Four of the eight buildings were completed with a total of 23 units and are currently occupied by residents. The site was annexed to the City of Renton in March of 2008, prior to the construction of any of the units. Building permits and Certificates of Occupancy for the existing four buildings were issued by the City of Renton after annexation. The proposal would replace the remaining four unbuilt buildings with three, four-unit buildings built per City of Renton code. The total number of units in the development at project completion would be 35 (23 previously constructed + 12 proposed units). PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS-M with a 14-day Appeal Period. B. Mitigation Measures 1. The applicant shall submit an updated Wetlands Delineation Report prepared by a professional wetlands ecologist or equivalent that includes a specific determination of no impact on the wetlands created by the buffer encroachment. If the consultant finds that impacts are expected, the applicant shall either provide a mitigation plan to be reviewed and approved by the Current Planning Project Manager at the time of Construction Permit submittal, or redesign the project in a way that does not result in impacts to the wetlands. 2. Earthwork outlined in the Geotechnical Report shall be limited to seasonally drier periods (typically April 1 to October 31) in accordance with the geotechnical recommendation made by South Sound Geotechnical Consulting, unless otherwise approved by Community and Economic Development staff. 3. The applicant shall comply with the recommendations found in the Geotechnical Engineering Report completed by South Sound Geotechnical Consulting (dated July 31, 2019) or an updated report submitted at a later date, unless otherwise approved by Community and Economic Development staff. City of Renton Department of Community & Economic Development La Fortuna Phase II Staff Report to the Environmental Review Committee LUA19-000263, S-A, ECF Report of December 16, 2019 Page 3 of 8 SR_ERC Report_La Fortuna_191212_v2_FINAL C. Exhibits Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Site Plan Exhibit 3: Landscape Plan Exhibit 4: Elevations Exhibit 5: Boundary and Topographic Survey, prepared by 4Site Surveying and Consulting, dated September 23, 2019 Exhibit 6: Drainage Report, prepared by Coterra Engineering, dated October 15, 2019 Exhibit 7: Conceptual Drainage/Utilities Plan, prepared by Coterra Engineering, dated October 15, 2019 Exhibit 8: Geotechnical Report, prepared by South Sound Geotechnical Consulting, dated July 31, 2019 Exhibit 9: Traffic Analysis, prepared by Gibson Traffic Consultants, Inc, dated October 7, 2019 Exhibit 10: Wetland Delineation Report, prepared by The Watershed Company, dated September 10, 2018 Exhibit 11: Advisory Notes D. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: The applicant submitted a Geotechnical Engineering Report for La Fortuna Phase II prepared by South Sound Geotechnical Consulting, Inc. (dated July 31, 2019; Exhibit 8). The field study of the site included excavation of four (4) exploration pits using a track-mounted excavator. The test pits extended to a maximum depth of five (5) feet below existing grade. The subsurface soils encountered on the site included topsoil or crushed gravel (approximately one foot below grade) overlying medium-dense silty sand with gravel and occasional cobble (glacial till). Existing fill (crushed gravel and topsoil) was observed in two of the four exploration pits to depths of up to approximately three (3) feet. No bedrock was encountered in the explorations, but it is possible that bedrock may be below the deeper site utility excavations. Most of the existing fill consisted of sand with silt and gravel that was similar to native soils. Ground water seepage was not encountered in any of the test pits and was interpreted by the engineer to be due to the dense, highly impermeable glacial till. Ground water conditions should be expected to vary in response to changes in season, weather, on- and off-site land use, and other factors. According to the Geotechnical Report, most of the shallow site soils are either dense and impermeable or saturated, especially towards the wetlands on the western portion of the site. Therefore, storm water infiltration using shallow strategies does not appear feasible. Further geotechnical work would be required in order to support the use of storm water infiltration for the project which may not be feasible due to the glacial till creating a natural barrier to vertical groundwater flow. The applicant proposes a net cut of approximately 2,000 cubic yards (cy) of material and native soils. Detailed plans of the cut and fill operation would be submitted with the civil construction permit application showing the angle of slope, contours, compaction and any retaining walls. All fill utilized for the project would be taken from the cut material and would not be brought in from off-site. The applicant would be City of Renton Department of Community & Economic Development La Fortuna Phase II Staff Report to the Environmental Review Committee LUA19-000263, S-A, ECF Report of December 16, 2019 Page 4 of 8 SR_ERC Report_La Fortuna_191212_v2_FINAL required to design and install temporary erosion and sedimentation control measures (TESC) in order to capture runoff water and sediment during construction. All work proposed outside of the applicant’s property would require a permanent drainage easement to be provided to the City and a temporary construction easement. According to South Sound Geotechnical Consulting, the top soil on the site is not appropriate for use as structural fill. Therefore stripping of the top soil and other loose fill is recommended for areas with either buildings or pavement proposed. Recommendations from the report include applying control methods to limit earthwork to seasonally drier periods (typically April 1 to October 31), use of perimeter silt fences, retention of existing vegetation as much as possible during grading practices, replanting as soon as possible, and placing straw mulch in exposed areas. Therefore, staff recommends a SEPA mitigation measure that the project earthwork outlined in the Geotechnical Report be limited to seasonally drier periods (typically April 1 to October 31) in accordance with the geotechnical recommendation made by South Sound Geotechnical Consultants. The geotechnical report concludes that the proposed project is feasible provided the recommendations are followed. The geotechnical report specific recommendations for the site include: site preparation, structural fill, foundations, floor support, drainage considerations, sediment retention, cover measures, traffic area stabilization, and perimeter protection. As such, staff recommends a mitigation measure that the applicant shall comply with the recommendations found in the Geotechnical Engineering Report completed by South Sound Geotechnical Consulting (dated July 31, 2019) or an updated report submitted at a later date. Mitigation Measures: 1. Earthwork outlined in the Geotechnical Report shall be limited to seasonally drier periods (typically April 1 to October 31) in accordance with the geotechnical recommendation made by South Sound Geotechnical Consulting. 2. The applicant shall comply with the recommendations found in the Geotechnical Engineering Report completed by South Sound Geotechnical Consulting (dated July 31, 2019) or an updated report submitted at a later date. Nexus: State Environmental Policy Act (SEPA) Environmental Review and RMC 4-4-060 Grading, Excavation and Mining Regulations. 2. Air Impacts: It is anticipated that some temporary air quality impacts could be associated with site work and building construction required to develop this site. Project development impacts during construction may include dust as a result of grading and exhaust from construction vehicles and equipment. Dust control would be mitigated through the use of temporary erosion control measures, watering or other measures to remediate impacts as needed (Exhibit 15). No further site specific mitigation for the identified impacts from typical vehicle and construction exhaust is required. Mitigation Measures: No further mitigation recommended. Nexus: N/A 3. Water a. Wetland, Streams, Lakes Impacts: According to COR Maps, a wetlands is located on the western portion of the project site. The applicant submitted a Wetlands Delineation Report prepared by The Watershed Company (Exhibit 10). In the report, the consultant describes two individual wetlands on the site. Wetlands A (as named in the report), approximately five (5) acres in size, is classified as a palustrine forested, City of Renton Department of Community & Economic Development La Fortuna Phase II Staff Report to the Environmental Review Committee LUA19-000263, S-A, ECF Report of December 16, 2019 Page 5 of 8 SR_ERC Report_La Fortuna_191212_v2_FINAL depressional wetland that drains south to a larger wetlands system and ultimately discharges into Soos Creek. Wetland B (as named in the report), approximately 4,000 sq. ft. in size, is a palustrine forested, depressional Category III wetland directly upslope from Wetland A. Based on field observations that determined separate habitat, water quality, and habitat values, the consultant assigned a rating of Category II to Wetlands A and Category III to Wetlands A. During the first phase of construction under King County jurisdiction, multiple mitigation projects required as part of the land use entitlement process enhanced and improved the wetlands systems on site. The wetlands have remained largely untouched since the first phase was completed. The report did not identify any streams on the site. Based on the buffer requirements in RMC 4-3-050, a Category II wetland with a habitat score of 6 is required to maintain a standard buffer of 100 feet with an additional 15 foot structure setback from the edge of the buffer. A Category III wetland with a habitat score of 4 is required to maintain a standard buffer of 50 feet with an additional 15 foot structure setback from the edge of the buffer. As proposed, both the parking lot near the site entrance and proposed Building A are located within the required buffers for Wetland A and Wetland B. The applicant is requesting relief from the required buffers through the provision of RMC 4-3-050.B.g, which grant the administrator the ability to allow development on a site that is separated from the critical area by a pre-existing, intervening, and lawfully created structure, road, or other substantial existing improvements. The existing 30 foot side paved private road meets each of the criteria and clearly separates the wetlands from the northwest portion of the site. The Wetlands Delineation Report submitted by the applicant did not explicitly determine that the proposed development would have no impact on the wetland due to the construction occurring on the other side of the private road. Therefore staff recommends as a mitigation measure that the applicant submit an updated report that makes an explicit determination of no impact on the wetlands. If impacts are expected, the applicant shall either provide a mitigation plan to be reviewed and approved by the Current Planning Project Manager at the time of Construction Permit submittal, or redesign the project in a way that does not result in impacts to the wetlands. In addition, the report did not discuss the potential temporary or permeant impacts to the wetlands created by utilizing targeted basic dispersion in the wetlands buffer. If any dispersion into the wetlands is proposed as part of the drainage plan, the Wetlands Delineation Report should be updated to include a finding that the dispersion will not negatively impact the wetlands on or off-site. Mitigation Measures: 1. The applicant shall submit an updated Wetlands Delineation Report prepared by a professional wetlands ecologist or equivalent that includes a specific determination of no impact on the wetlands create by the buffer encroachment. If the consultant finds that impacts are expected, the applicant shall either provide a mitigation plan to be reviewed and approved by the Current Planning Project Manager at the time of Construction Permit submittal, or redesign the project in a way that does not result in impacts to the wetlands. Nexus: State Environmental Policy Act (SEPA) Environmental Review and RMC 4-3-050 Critical Areas Regulations b. Storm Water Impacts: The applicant submitted a Preliminary Drainage and Technical Information Report prepared by Coterra Engineers PLLC (dated October 15, 2019; Exhibit 6) with the land use application. The report analyzes on and off-site drainage and project surface water collection and distribution and discusses all nine core requirements and the six special requirements. According to the report, the project site generally slopes to the west but is relatively flat with an overall elevation change of +/- 24 feet across the site. The stormwater runoff generally drains to the west into the City of Renton Department of Community & Economic Development La Fortuna Phase II Staff Report to the Environmental Review Committee LUA19-000263, S-A, ECF Report of December 16, 2019 Page 6 of 8 SR_ERC Report_La Fortuna_191212_v2_FINAL wetlands on the site. The wetlands on site drains into a larger wetlands system to the south and from there into Soos Creek. The site is located in the Lower Cedar River Drainage Basin. As described in both drainage and geotechnical reports, infiltration is not considered feasible due to dense and impermeable or saturated soils. However, on-site full-dispersion may be possible in a portion of the wetlands buffer located on the site. The applicability of basic dispersion of target impervious surfaces into the wetland buffer should also be evaluated in the Final TIR in conjunction with full-dispersion. The developed project site would provide flow control and Enhanced Basic Water Quality treatment prior to discharge before continuing to drain into the wetlands which is the site’s natural discharge location. A detention vault is proposed to meet the flow control facility requirement. Project water quality treatment would consist of conveyance to a bioretention facility following the proposed detention vault prior to entering the wetlands. A Level 1 downstream analysis describing the potential impact of stormwater discharge on wetland hydrology should be provided in the Final TIR. Based on the City of Renton’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Lower Cedar River Drainage Basin. Appropriate onsite BMPs would be required to help mitigate the new runoff created by this development. The development is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). Mitigation Measures: No further mitigation measures recommended. Nexus: N/A 4. Vegetation Impacts: In the Environmental Checklist submitted with the application, the applicant identified deciduous and evergreen trees, shrubs, grasses, and a variety of plant associated with wetlands on the project site. The applicant did not propose the removal of any vegetation within the wetlands or wetlands buffer, except for the area within the buffer but across the private street. The majority of the areas where construction would occur is already cleared and contains only sparse grasses and shrubs. A landscape plan prepared by Tonkin Architecture (Exhibit 3) identified approximately 47 significant trees (greater than 6” DBH) and 13 landmark trees (greater than 30” DBH) on the site ranging in size from 6 inches to 54 inches in diameter. No trees would be removed as a part of the project and the existing landscaping installed as part of Phase I would remain, therefore an Arborist Report was not required to be submitted. The applicant has proposed the installation of approximately 64 new trees including Vine Maple, Amur Maple, Serviceberry, Dogwood, Flowering Cherry, and Magnolia. The trees are proposed primarily around the perimeter of the site and along the private road in order to provide shade for residents and screening between the new units and adjacent single-family residential uses to the north and east of the project site. During construction, existing trees proposed for retention (protected trees)would be required to be protected per RMC 4-4-130H.9. The eight central components of tree protection include defining and protecting the drip line, erecting and maintaining a temporary six-foot-high chain link construction fence with placards around the tree to be retained, protecting the tree from grade changes, keeping the area clear of impervious surface material, restricting grading within the drip line, providing three inches (3”) of bark mulch within the required fencing, retaining a certified arborist to ensure trees are protected from development activities, and alternate protection/safeguards as necessary. Mitigation Measures: No further mitigation recommended. Nexus: N/A 5. Environmental Health City of Renton Department of Community & Economic Development La Fortuna Phase II Staff Report to the Environmental Review Committee LUA19-000263, S-A, ECF Report of December 16, 2019 Page 7 of 8 SR_ERC Report_La Fortuna_191212_v2_FINAL a. Noise Impacts: Noise impacts would primarily result from the construction of the proposed road improvements and new structures. The construction noise would be regulated through the City’s adopted noise level regulations per Chapter 8-7, RMC. The City’s noise regulations limit haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. Permitted work hours in or near residential areas are restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m. for multi-family construction activities from Monday through Friday. Work on Saturdays is restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work is permitted on Sundays (Exhibit 20). Temporary noise impacts are anticipated that would be commonly associated with multi-family development. Mitigation Measures: No further mitigation recommended. Nexus: N/A 6. Transportation Impacts: A traffic impact analysis is required when 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. Generally this includes residential plats of 20 lots or more lots. A multi-family residential project consisting of 12 new townhome units is not expected to generate more that 20 new peak hour trips (as per the ITE Trip Generation Manual); therefore, the applicant submitted a Traffic Memo detailing expected new trips. The Traffic Impact Analysis was prepared by Gibson Traffic Consultants, Inc (dated October 5, 2019) (Exhibit 19). Site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition, (2009). Based on the calculations provided, the proposed development would generate approximately 88 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 6 net new trips (1 inbound and 5 outbound). During the weekday PM peak hour, the project would generate approximately 7 net new trips (4 inbound and 33 outbound). The estimated distribution of project traffic was based on existing traffic patterns. The subject property is accessed by an entrance off of 127th Ave SE to the north of the subject site. At the site entrance, the street transitions into a small network of internal private streets (SE 173rd St, SE 173rd Pl, SE 174th St, and 127th Pl SE) within the site. The private streets dead-end within the site via hammer-head turnarounds. Staff has determined that the private streets can continue to function as “parking lots” serving a townhouse project and that dedication of public right-of-way is not required based on additional criteria listed below. The parking lot construction would be completed in accordance with City Code. Street lighting and street trees are also proposed and are required to meet current city standards. The payment of the transportation impact fee would be assessed at the time of building permit application. Payment of code required impact fees would adequately mitigate the expected traffic impacts of the project. Mitigation Measures: No further mitigation recommended. Nexus: N/A 7. Fire & Police City of Renton Department of Community & Economic Development La Fortuna Phase II Staff Report to the Environmental Review Committee LUA19-000263, S-A, ECF Report of December 16, 2019 Page 8 of 8 SR_ERC Report_La Fortuna_191212_v2_FINAL Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Mitigation Measures: No further mitigation recommended. Nexus: N/A E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or “Advisory Notes to Applicant.”  Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on December 31, 2019. RMC 4-8-110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, Renton City Hall – 7th Floor, (425) 430-6510. CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Name: La Fortuna Phase II Land Use File Number: LUA19-000263, S-A, ECF Date of Meeting December 16, 2019 Staff Contact Alex Morganroth Senior Planner Project Contact/Applicant Pamela Derry Tonkin Architecture 2701 1st Ave, Suite 520, Seattle, WA 98121 Project Location 17304 127th Pl SE The following exhibits are included with the ERC Report: Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Site Plan Exhibit 3: Landscape Plan Exhibit 4: Elevations Exhibit 5: Boundary and Topographic Survey, prepared by 4Site Surveying and Consulting, dated September 23, 2019 Exhibit 6: Drainage Report, prepared by Coterra Engineering, dated October 15, 2019 Exhibit 7: Conceptual Drainage/Utilities Plan, prepared by Coterra Engineering, dated October 15, 2019 Exhibit 8: Geotechnical Report, prepared by South Sound Geotechnical Consulting, dated July 31, 2019 Exhibit 9: Traffic Analysis, prepared by Gibson Traffic Consultants, Inc, dated October 7, 2019 Exhibit 10: Wetland Delineation Report, prepared by The Watershed Company, dated September 10, 2018 Exhibit 11: Advisory Notes IcIcIcIcIcIcIcIcIcIcIcIcIcIcIcVdVdVdVdVdVdVdVdVdVdVdVdVdVdIcIcIcVdVdVdVdVdVdVdVdVdAgAgAgAgAgAgAgAgAgAgAgAgAgAgAgAgAgAgAgDvDvDvIcIcIcIcIcIcIcIcIcIcIcVoVoVoVoVoVoVoVoVoVoVoVoVdVdVdVdVdVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoBmBmBmBmBmBmBmBmBmBmVoVoVoVoVoVoVoVoVoVoVoVoVoVoBmBmBmBmBmBmBmBmBmBmBmBmBmBmBmCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxBmBmBmCxCxCxBmBmBmBmVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxIcIcIcIcIcIcIcVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoIcIcIcIcIcIcIcIcIcIcIcIcPcPcPcPcPcPcPcPcPcPcPcPcPcPcPcPcPcVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoAgAgAgAgAgVoIgIgIgIgIgIgIgIgIgIgIgIgVdVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVdVdVdVdCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxVoVoVoDvDvDvDvCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxBmBmBmBmBmBmBmBmBmBmBmBmBmBmBmBmBmBmBmVdVdVdCxCxCxCxCxCxCxCxLpLpLpLpLpVdVdVdVdVdVdVdVdVdVdCxCxCxCxCxCxVdVdVdVdVdPcPcPcPcPROPERTYLINEBmBmBmBmBmBmBmBmBmBmBmBmBmBmBmBmBmIgCxCxCxPkPkPkPkPkPkPkPkPkPkCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxVdDvDv1 2 7 T H A V E S EP R I V A T E R O A DEX. BLDGEX. BLDGEX. BLDGPARKINGLOTPARKINGLOTPARKINGLOTPARKINGLOTOPENSPACECOMMUNITYGARDENP R I V A T E R O A DBLDG ABLDG BBLDG C404139383742434546484749505152535455445657585960252635363433323130292728212423222019181716159321111210136457814WETLANDBUFFER15' SETBACKEXISTING TREE TO BE RETAINED,SEE SHEET L0.2 FOR TREELEGEND AND NOTES, TYP.PROPOSED TREES AND LANDSCAPE SHOWNFOR REFERENCE ONLY, NOT INCLUDED INMINIMUM TREE DENSITY CALCULATIONS.SEE L1.1 FOR PROPOSED TREES ANDLANDSCAPE, TYP.STA T E OFWASHINGTONNO.8. K A RENSKIEST50EXPLICENSEDLANDSCAPEARC HITECT .121 020 / 19 /111 west john street suite 306seattle washington 98119206 323 6032www.kk-la.comKaren KiestLandscape ArchitectsDRAWING ISSUESCALE:PROJ. MGR.:PRINCIPAL:PLOT DATE:DRAFTER:SHEET NO.DRAWING TITLETHIS DOCUMENT HAS BEEN PREPARED FORAND MODIFICATIONS BY GOVERNMMENT AGENCIESPERMIT APPLICATION AND IS SUBJECT TO REVIEWFOR PERMITNOT FORCONSTRUCTIONKKDHDHLAND USE10/15/2019LA FORTUNA PHASE II 12710-12748 SE 173RD STREET, 17210 -17324 127TH STREET SE, RENTON, WA 98058 HABITAT FOR HUMANITY SEATTLE/SOUTH KING COUNTY 560 NACHES AVENUE SW, SUITE 110, RENTON WA 9805710/14/2019AS SHOWN0scale 1" = 20' - 0"20 40Landscape Plan1L0.1Tree PlanNOTE:1. FOR EXISTING TREE LEGEND ANDNOTES, SEE SHEET L0.22. FOR PROPOSED PLANTING ANDTREES, SEE SHEET L1.1 1ST FLOOR A-1 392' -6" 1ST FLOOR A-2 393' -6" 2ND FLOOR A-1 401' -8" ROOF A-1 409' -9" ROOF A-2 410' -9" 2ND FLOOR A-2 402' -8"8' - 1 5/8"8' - 1 1/8"9' - 1 3/4"25' - 4 1/2"AVERAGE GRADE PLANE, BLDG A = 391.88'AVERAGE GRADE PLANE TO HIGHEST POINT26' - 5"8' - 1 1/2"8' - 1"9' - 2"2x8 FASCIA BOARD 3-1/2" WINDOW TRIM 6' CEDAR FENCE ASPHALT SHINGLE ROOFING 1ST FLOOR A-1 392' -6" 1ST FLOOR A-2 393' -6" 2ND FLOOR A-1 401' -8" ROOF A-1 409' -9" ROOF A-2 410' -9" 2ND FLOOR A-2 402' -8"9' - 1 3/4"8' - 1 1/8"8' - 1 5/8"9' - 1 3/4"8' - 1 1/8"8' - 1 5/8"25' - 4 1/2"25' - 4 1/2"2x8 FASCIA B0ARD 3-1/2" WINDOW TRIM 6' CEDAR FENCE ASPHALT SHINGLE ROOFING ASPHALT SHINGLE ROOFING -CASTLE GREY UNIT DOORS -URBAN GOLD VAL 40002 CEMENTITIOUS HORIZONTAL LAP SIDING, 6" REVEAL -DOWNTOWN VAL 40074 CEMENTITIOUS HORIZONTAL LAP SIDING, 6" REVEAL -TURNPIKE VAL 40043 CEMENTITIOUS HORIZONTAL LAP SIDING, 7" REVEAL -CRANBERRY DARK CHOCOLATE VAL 20082 EXTERIOR MATERIALS LEGEND -BUILDING A TRIM -WHITE DRAWING ISSUE SCALE: PROJ. MGR.: PRINCIPAL: PLOT DATE: DRAFTER: SHEET NO. DRAWING TITLE THIS DOCUMENT HAS BEEN PREPARED FOR AND MODIFICATIONS BY GOVERNMMENT AGENCIES PERMIT APPLICATION AND IS SUBJECT TO REVIEW FOR PERMIT NOT FOR CONSTRUCTIONPAMELA L. DERRY9918REGISTEREDARCHITECTSTATE OF WASHINGTONAs indicated A30.1 10/15/19 PD HJ KS BUILDING ELEVATIONS - BLDG A LAND USE 10/15/2019LA FORTUNA PHASE II12710-12748 SE 173RD STREET,17210 -17324 127TH STREET SE, RENTON, WA 98058HABITAT FOR HUMANITY SEATTLE/SOUTH KING COUNTY560 NACHES AVENUE SW, SUITE 110, RENTON WA 980570' 2' 4'8' 12' SCALE: 1/4" = 1'-0" 1 BLDG A - SE 173RD STREET SOUTH ELEVATION SCALE:1/4" = 1'-0"2 BLDG A - NORTH ELEVATION NO REV DATE coterra 321 3rd Avenue South, Suite 406 Seattle, Washington 98104 206.596.7115 TECHNICAL INFORMATION REPORT Project: Habitat For Humanity La Fortuna Townhomes Renton, WA 98058 Prepared For: Tonkin Architecture 2701 1st Ave #520 Seattle, WA 98121 Prepared By: Max Berde, PE Reviewed By: Peter Apostol, PE Date: October 15, 2019 ENGINEERING PLLC RECEIVED 11/04/2019 amorganroth PLANNING DIVISION coterra321 3rd Ave South, Suite 406Seattle, Washington 98104ph 206.596.7115coterraengineering.comENGINEERING PLLCNOT FORCONSTRUCTIONDRAINAGECONTROL PLAN South Sound Geotechnical Consulting July 31, 2019 Habitat for Humanity – Seattle/King County 560 Naches Avenue SW, Suite 110 Renton, WA 98057 Attention: Mr. Brett VanSlyke Subject: Geotechnical Engineering Report LaFortuna Development 127th Avenue E. Renton, Washington SSGC Project No. 19061 Mr. VanSlyke, South Sound Geotechnical Consulting (SSGC) has completed a geotechnical assessment for the above referenced project. Our services have been completed in general conformance with our proposal P19056 (dated June 13, 2019) and authorized per signature of our services agreement. Our evaluation included completion of four test pits on the property, engineering analyses, and preparation of this report. PROJECT INFORMATION Three town-house buildings are planned on the property, located near the looped portion of 127th Street SE, south of SE 172nd Street. Conventional spread footing foundations will be used for support of the structures, with concrete slab-on-grade floors. SITE CONDITIONS The property is characterized with west-facing sloping ground in the eastern portion, with relatively level ground in the western portion. Overall elevation change across the site is on the order of 24 (+/-) feet. The upper eastern site is covered with grass. The western portions are used for equipment storage and construction offices. It appears that cuts on the east side of 127th Street SE were completed for the road and have resulted in steeper cut slopes in this area. SUBSURFACE CONDITIONS Subsurface conditions were characterized by completing four test pits on the site on July 9, 2019. Test pits were advanced to final depths between about 3.5 and 5 feet below existing ground surface. Approximate locations of the test pits are shown on Figure 1, Exploration Plan. Logs of the test pits are provided in Appendix A. A summary description of observed subgrade conditions is provided below. RECEIVED 11/04/2019 amorganroth PLANNING DIVISION 2813 Rockefeller Avenue  Suite B  Everett, WA 98201 Tel: 425-339-8266  Fax: 425-258-2922  E-mail: info@gibsontraffic.com MEMORANDUM To: Brett Van Slyke, Habitat for Humanity From: Brad Lincoln, PE Project: Habitat for Humanity Development GTC #19-248 Subject: Traffic Analysis Date: October 7, 2019 This memorandum summarizes the trip generation and traffic mitigation fee calculations for the Habitat for Humanity Development. The development site is located along 127th Avenue SE, south of SE 172nd Street, in the City of Renton. A site vicinity map in included in Figure 1. Figure 1: Site Vicinity SE 172nd St 128th Ave SE SITE 127th Ave SE RECEIVED 11/04/2019 amorganroth PLANNING DIVISION Habitat for Humanity Traffic Analysis Gibson Traffic Consultants, Inc. October 2019 info@gibsontraffic.com 2 GTC #19-248 1. Trip Generation Calculations The Habitat for Humanity development is proposed to include 12 residential units arranged three 4- plex buildings. The trip generation calculations for the Habitat for Humanity development are based on data contained in the Institute of Transportation Engineers’ (ITE) Trip Generation Manual, 10th Edition (2017). The average trip generation rates for ITE Land Use Code 220, Multifamily Housing (Low-Rise), have been used for the trip generation calculations. The new trips generated by the proposed Habitat for Humanity development are summarized in Table 1. Table 1: Trip Generation Summary 12 New Residential Units Average Daily Trips AM Peak-Hour Trips PM Peak-Hour Trips Inbound Outbound Total Inbound Outbound Total Inbound Outbound Total Generation Rate 7.32 trips per unit 0.46 trips per unit 0.56 trips per unit Splits 50% 50% 100% 23% 77% 100% 63% 37% 100% Trips 44 44 88 1 5 6 4 3 7 The Habitat for Humanity development is anticipated to generate 88 average daily trips with 6 AM peak-hour trips and 7 PM peak-hour trips. The City of Renton Policy Guidelines for Traffic Impact Analysis for New Development identifies that a traffic impact analysis is only required for developments that generate 20 or more AM or PM peak-hour trips. The Habitat for Humanity development does not exceed this threshold and, therefore, a full traffic impact analysis is not required. 2. Transportation Impact Fees The transportation impact fee for the Habitat for Humanity development have been determined based on criteria identified in Renton Municipal Code (RMC) 4-1-210. The Habitat for Humanity development meets the eligibility requirements of RMC 4-1-210.B.3 and therefore transportation impact fees should not be required for the Habitat for Humanity development. September 10, 2018 Kelly Morgan Habitat for Humanity 560 Naches Ave SW, Ste. 110 Renton, WA 98057 Email: Kelly.morgan@habitatskc.org Phone: (206) 456-6871 Re: Renton La Fortuna Townhome Property, Wetland Delineation Report The Watershed Company Reference Number: 180810 Dear Kelly: On August 21, 2018, ecologists Sam Payne and Logan Dougherty, visited the La Fortuna Townhome Property in Renton, Washington (parcel #3956210000) to screen for jurisdictional wetland and streams within a defined study area. This letter summarizes the findings of the study and details applicable federal, state, and local regulations. The following documents are enclosed: • Wetland Delineation Sketch • Wetland Determination Data Forms • Ecology Rating Forms and Figures Methods Public-domain information on the subject properties was reviewed for this delineation study and include the following: • USDA Natural Resources Conservation Service, Web Soil Survey (WSS) application • U.S. Fish and Wildlife Service National Wetland Inventory (NWI) maps • Washington Department of Fish and Wildlife interactive mapping programs (PHS on the Web, SalmonScape) • Washington Department of Natural Resources, Forest Practices Application Mapping Tool (FPARS) RECEIVED 11/04/2019 amorganroth PLANNING DIVISION DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 8 LUA**-000*** 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: Alex Morganroth, 425-430-7219,amorganroth@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures 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 bet ween the dates of November 1st and March 31st of each year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant will be required to submit a Final Stream Mitigation Report and Maintenance and Monitoring proposal. In addition, the applicant will be required to comply with all the code requirements of RMC 4-3-050 Critical Areas. This includes, but is not limited to, placing the critical area within a Native Growth Protection Easement, providing fencing and signage, and providing the City with a site restoration surety device and, later, a maintenance and moni toring surety device. 6. 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. 7. 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. 8. 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: Michael Sippo, 425-430-7293, msippo@rentonwa.gov) 1. See Attached Development Engineering Memo dated x, 2017 Fire Authority: ADVISORY NOTES TO APPLICANT Page 2 of 8 LUA19-000263 (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) 1. Fire impact fees are required at the rate of $964.53 per townhome unit. This fee is paid at time of building permit issuance. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. Parks Impact fee per Ordinance 5670 applies. 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. ADVISORY NOTES TO APPLICANT Page 3 of 8 LUA19-000263 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 6, 2019 TO: Alex Morganroth, Planner FROM: Michael Sippo, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for the La Fortuna Building Configuration - 12 New Townhomes 17304 127th PL SE, Renton, WA 98058 LUA19-000263 I have reviewed the application for the La Fortuna Building Configuration - 12 New Townhomes located at 17304 127th PL SE, Renton, WA 98058 and have the following comments. EXISTING CONDITIONS The subject site is located off of 127th Pl SE between SE 172 St and SE Petrovitsky Rd and includes the consists of parcel 3956210000. The project site totals approximately 196,507 square feet (4.51 acres) in area and is located within the Residential 10 du/ac (R-10) zoning classification. The site plan for the La Fortuna development located on the site was originally approved by King County in 2005. The approved site plan included eight (8) buildings with a total of 41 attached townhouse units. Four of the eight buildings have been completed for a total of 23 and are currently occupied. The site was annexed to the City of Renton in March of 2008, prior to the construction of any of the units but following the construction of the internal private access roads. Building permits and Certificates of Occupancy for the existing four buildings were issued by the City of Renton after annexation. The proposal would replace the remaining four unbuilt buildings with three, four-unit buildings. The total number of units in the development at project completion would be 35 (23 previously constructed + 12 proposed units). Access to both the existing and proposed units on site is via a private road that dead ends at the southern boundary of the site. The applicant has proposed the construction of 26 surface parking stalls in order to provide parking for the future residents. In addition, a new stormwater vault is proposed on the site. According to materials submitted by the applicant, both a Category 2 and Category 3 wetland are present on the western portion of the project site. No trees are proposed for removal. Water Water service is provided by Soos Creek Water and Sewer District. The site is located outside of an Aquifer Protection Area. Sewer Wastewater service is provided by Soos Creek Water and Sewer District. Storm There are existing storm drainage systems located in SE 173rd St, SE 173rd Pl and 127th Pl SE that were installed during the construction of the original 23 units and as a part of the private street construction. Stormwater from the existing site improvements is routed to a detention vault located near the south property line and discharges west into the Wetland A buffer. The existing undeveloped portion of the property is stabilized and graded in a manner that sheet flows surface runoff toward the private on-site drainage system, however, does not contain any direct tight-line connections. There are also stormwater mains located offsite in SE 172nd St and 127th Ave SE that collects and conveys runoff to outfalls located near the northern site property line. The outfalls ADVISORY NOTES TO APPLICANT Page 4 of 8 LUA19-000263 discharge runoff into the Wetland A buffer and bypasses the existing onsite conveyance and detention system. Runoff from the existing site includes 4 buildings. Runoff from the site and upstream tributary area is dispersed into wetland A where it continues to the west and south off-property and is ultimately conveyed to the south across SE Petrovitsky Rd via a culvert (Facility ID #400280). Streets The subject property is accessed by 127th Ave SE from the north and transitions to internal private streets (SE 173rd St, SE 173rd Pl, SE 174th St, and 127th Pl SE) within the site. The private streets dead-end within the site via hammer-head turnarounds. The composition of the adjacent streets and internal streets are as follows: a. 127th Ave SE is a public Residential Street with an existing right of way (ROW) width of 60' as measured using the King County Assessor’s Map. 127th Ave SE consists of approximately 30’ width of pavement and contains an approximate 5-6’ wide shoulder for bike and pedestrian access separated by an extruded curb. Where 127th intersects SE 172nd St, there is a small traffic circle that provides traffic calming. 172nd contains 2 travel lanes and a striped bike/pedestrian walking and shoulder refuge area. The public streets connecting to the project were previously permitted and constructed under King County jurisdiction and do not match City of Renton street standards. b. 127th Ave SE/SE 173rd St entering the site from the north is a private Residential Street constructed in 2006 and prior to the construction of the original 23 units in 2010-2015. SE 173rd St consists of approximately 22’ width of pavement with rolled curb and gutter on both sides and a 5’ wide sidewalk on the north side. c. 127th Pl SE is a private Residential Street constructed in 2006 and prior to the construction of the original 23 units in 2010-2015. 127th Pl SE consists of approximately 22’ width of pavement with rolled curb and gutter on both sides and a 5’ wide sidewalk on the east side until the street crosses SE 173rd Pl and contains 5’ sidewalk on both the west and east sides of the street. d. SE 173rd Pl is a private Residential Street constructed in 2006 and prior to the construction of the original 23 units in 2010-2015. SE 173rd Pl consists of approximately 22’ width of pavement with rolled curb and gutter on both sides and a 5’ wide sidewalk on the south side of the street. e. SE 174th St is a private Residential Street constructed in 2006 and prior to the construction of the original 23 units in 2010-2015. SE 174th St consists of approximately 22’ width of pavement with rolled curb and gutter on the north side of the street. The private street contains no sidewalks and serves primarily as a hammerhead fire-turnaround and building garage parking access to the south. CODE REQUIREMENTS WATER 1. A water availability certificate from Soos Creek Water and Sewer District is required as part of the construction permit submittal. 2. The applicant shall provide a water availability certificate from Soos Creek Water and Sewer District. A copy of the approved water plan Soos Creek Water and Sewer District shall be provided to the City prior to approval of the Utility Construction Permit. a. City staff confirmed with Soos Creek Water and Sewer District via telephone conversation on November 27, 2019 that water is available to the site. 3. The proposed water main improvements are required to be shown on the composite utility civil plan submitted with the Land Use Application. Renton Fire Authority has determined that the preliminary fire flow demand for the proposed development is 1,750 gpm. The following fire system improvements are required: ADVISORY NOTES TO APPLICANT Page 5 of 8 LUA19-000263 a. A minimum of two fire hydrants are required. One within 150-feet and one within 300-feet of each building. One hydrant shall be within 50-feet of each fire department connection for the fire sprinkler system. Proposed fire hydrant plan appears acceptable. b. Approved fire sprinkler and fire alarm systems are required for each building. Separate plans and permits required by the fire department for the installation of these systems. Fully addressable and full detection is required for the fire alarm system. All buildings require the installation of an NFPA 13R fire sprinkler system. c. Fire department apparatus access roadways are required within 150-feet of all points on the building. Fire lane signage required for the onsite roadway. Required turning radius are 25-feet inside and 45- feet outside. Roadways shall be a minimum of 20-feet wide and provide a minimum vertical clearance of 13.5-feet. Existing fire lanes and fire apparatus turnarounds shall be maintained. Approved fire sprinkler, standpipe and fire alarm systems are required throughout all the buildings. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. d. Fire impact fees are required at the rate of $964.53 per townhome unit. This fee is paid at time of building permit issuance. SEWER 1. A sewer availability certificate from Soos Creek Water and Sewer District is required as a part of the construction permit submittal. 2. The applicant shall provide a sewer availability certificate from Soos Creek Water and Sewer District. A copy of the approved sewer plan from Soos Creek Water and Sewer District shall be provided to the City prior to approval of the Utility Construction Permit. a. City staff confirmed with Soos Creek Water and Sewer District via telephone conversation on November 27, 2019 that sewer is available to the site. SURFACE WATER 1. A geotechnical report, dated July 31, 2019, completed by South Sound Geotechnical Consulting for the site has been provided. The submitted report describes the site as a Low Erosion Hazard area. Erosion control measures will need to be in place prior to starting grading activities on the site. The report needs to discuss the soil and groundwater characteristics of the site including infiltration potential and provide recommendations for project design and construction. Geotechnical recommendations presented need to be address within the project plans. a. Based on the geotechnical report: “Infiltration to control stormwater is not considered feasible at this site due to the presence of dense glacial till at shallow depths. Assessment of infiltration rates using small-scale Pilot Infiltration Test (PIT) procedures in similar soils in the a rea have shown negligible infiltration during the soak period of the test. Other detention/retention facilities will be required to control stormwater runoff at this site”. 2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated October 15, 2019, was submitted by Coterra Engineer PLLC with the Land Use Application. Based on the City of Renton’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Lower Cedar River Drainage Basin. The development is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine core requirements and the six special requirements have been discussed in the Technical Information Report. The following stormwater improvements are required and shall be discussed within the TIR: a. Applicant has included discussion of core requirement #6, which relates to the aquifer protection area, in the preliminary drainage report. The 2017 RSWDM and preliminary drainage report indicate that the project is within Zone 2 of the APA, however, updated wellhead protection boundaries have been ADVISORY NOTES TO APPLICANT Page 6 of 8 LUA19-000263 updated in the City of Renton Maps (online COR Maps) and the site is no longer within the Zone 2 protection area. Final TIR shall indicate this update. b. Appropriate flow control BMPs are required to help mitigate the new runoff created by this development. The preliminary drainage plan indicates that the on-site full-dispersion BMP is infeasible, however, there is a large portion of wetland buffer located on the site where some of the new impervious surface can be routed to via full-dispersion techniques. Specifically, section C.1.3.2(1) of the RSWDM states: “The feasibility and applicability of full dispersion as detailed in Appendix C, Section C.2.1 must be evaluated for all target impervious surfaces. If feasible and applicable for any such surface, then full dispersion must be applied to that surface and implemented as part of the proposed project”. Since the project may use unsubmerged critical areas and critical area buffers for delineation of the ‘native vegetated surface’, the 15% ratio of dispersed area to native vegetated surface set aside in tract or easement is feasible for some amount of target impervious surface. The applicability of basic dispersion of target impervious surfaces into the wetland buffer should also be evaluated in conjunction with full-dispersion. c. Due to the infeasibility of on-site infiltration as described in the geotechnical report, for permeable pavement to quality as on on-site BMP, it must contained an underdrain per Section C.2.7 of the 2017 RSWDM. d. In addition to full infiltration, the feasibility and applicability of limited infiltration shall be evaluated for all target impervious surfaces, as detailed in Section C.2.3 of the 2017 RSWDM. e. Discussion of the applicability of BMP’s in relation to onsite impervious area per C.1.3.2 (5)(a) – Large Lot BMP Requirements shall be provided in the TIR and analysis. Specifically: “For projects that will result in an impervious surface coverage on the buildable portion of the site/lot of less than 45%, on - site BMP’s must be applied to 50% of target impervious surfaces. Show how project is meeting this requirement. If the 50% requirement cannot be met utilizing full dispersion, full infiltration, limited infiltration, bioretention, permeable pavement, or basic dispersion then reduced impervious surface credit, native growth retention credit or tree retention credit must be applied. f. Alternatively, since the project is proposing a detention facility, the application of the LID flow control development standard is also applicable (RSWDM 1.2.9.1 B and 1.2.9.2.2-1 pgs 1-75 & 1-78) and may be utilized in lieu of determining that BMP’s are infeasible. The civil construction plans and TIR will need to address this discrepancy and provide appropriate facilities and/or increase the size of the detention facility. g. Roof drains require a minimum 10-foot easement. Applicant shall provide details on how the roof drains will be connected into the public storm drain system. Such connections shall be in accordance with City of Renton standards and the 2017 RSWDM. Perforated pipe connections are required where roof downspouts connect to the local drainage system without first connecting to a flow control facility, dispersion BMP, or full infiltration BMP. h. All stormwater facilities and on-site BMPs (including amended soils) shall be shown on the Civil Plans. 3. The development is required to provide enhanced water quality treatment prior to discharge. Project water quality treatment will consist of conveyance to an approved water quality facility prior to discharge into the wetlands on the western half of the site. a. The applicant is proposing the use of bioretention facilities to provide water quality for all pollution generating impervious surface areas (PGIS). Per the 2017 RSWDM, bioretention is an approved method for meeting the ‘enhanced basic water quality menu’ provided that the facility contain an underdrain due to the infeasibility of on-site infiltration as described in the geotechnical report. However, bioretention with an underdrain does not qualify as an on-site BMP per Section C.2.6 of the 2017 RSWDM. Additionally, based on the size of contributing parking, PGIS and contributing surface areas, presettling may be required prior to entering the bioretention facility. See section 6.8 of the 2017 RSWDM for further details. b. The conveyance and water quality systems shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. c. Maintenance access to the stormwater facilities and connected structures shall be provided in accordance with the design requirements outlined in the RSWDM. ADVISORY NOTES TO APPLICANT Page 7 of 8 LUA19-000263 4. The TIR did not identify any downstream flooding or erosion issues, however, a full level 1 downstream analysis was not performed. a. A level 1 downstream analysis shall be provided with the civil construction submittal and will need to include discussion of the downstream drainage basin and critical areas (onsite and offsite), including the onsite wetlands. b. As a part of Task 4 of the level 1 downstream analysis, describe the potential impact to wetland hydrology (problem type 4, 1.2.2.1.1) in accordance with RSWDM reference section 5. Provide confirmation that impact exists within the allowable tolerances or provide mitigation measures as required. Please note per section 1.2.2.2 (Drainage Problem Impact Mitigation and Drainage Problem Specific Mitigation Requirements section 3) that: “If it is identified through critical area review as described under ‘Potential Impacts to Wetlands Hydrology Problem (Type 4),’ that the quantity of surface and storm water runoff from a proposed project or threshold discharge area within a proposed project could significantly alter the hydrology of a wetland (Type 4 problem), THEN CED shall r equire the applicant to implement additional flow control or other measures to mitigate the adverse impacts of this alteration in accordance with the wetland hydrology protection guidelines in Reference Section 5”. c. The development shall not create protected slopes as defined by RMC 4-3-050. d. Grading shall be in accordance with RMC 4-4-060. 5. 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. Special inspection from the building department is required. 6. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 7. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 8. Surface water system development fee is $0.720 per square foot of new impervious surface, but not less than $1,800.00. This is payable prior to issuance of the construction permit. TRANSPORTATION 1. The subject property is accessed by 127th Ave SE from the north and transitions to internal private streets (SE 173rd St, SE 173rd Pl, SE 174th St, and 127th Pl SE) within the site. The private streets dead-end within the site via hammer- head turnarounds. Staff has determined that the private streets can continue to function as “parking lots” serving a townhouse project and that dedication of public right-of-way is not required based on additional criteria listed below. a. Street lighting is required along the internal site street and along the 127 th Place SE frontage. City preference is for street lighting to match public way standards, however, street lightin g that matches code requirements is acceptable. This lighting will be considered “parking lot” lighting. b. Parking lot construction shall be in accordance with City code 4-4-80G.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. c. A sidewalk is not required on the west side of the on-site road. For pedestrian access to the proposed west side parking lot, a striped crosswalk across the on-site road to the sidewalk on the east side is recommended. 2. 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. a. ADA access is shown crossing 127th Place SE to access the west parking lot and proposed open space Area B. 3. A traffic analysis (trip generation memorandum) dated October 7, 2019, was provided by Gibson Traffic Consultants, Inc. The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition, (2017). Based on the calculations provided, ADVISORY NOTES TO APPLICANT Page 8 of 8 LUA19-000263 the proposed development would average 88 new daily vehicle trips. Weekday peak hour AM trips would generate 6 new vehicle trips, with 5 vehicles leaving and 1 vehicles entering the site. Weekday peak hour PM trips would generate 7 new vehicle trips, with 4 vehicles entering and 3 vehicles exiting the site. The City of Renton Policy Guidelines for Traffic Impact Analysis for New Development identifies that a traffic impact analysis is only required for developments that generate 20 or more AM or PM peak-hour trips. a. The project does not exceed the 20 or more AM or PM peak-hour trip threshold so a full traffic impact analysis is not required. 4. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 5. Payment of the transportation impact fee is not applicable as long as the project qualifies as an affordable housing residential project meeting the requirements of RMC 4-1-210. 6. Transportation Concurrency is provided under separate cover. 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. A civil construction permit for the site, utility and street improvements will require a separate plan submittal. Civil construction plans shall conform to the City Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the City’s website for submittal requirements: https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. 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.