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HomeMy WebLinkAboutEx07_D_ERC_Decision_DNSM_Maple_Highlands_190111 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE - MITIGATED (DNS-M) PROJECT NUMBER: LUA18-000633, PP, ECF APPLICANT: Chris Burrus, Harbour Homes, LLC / cburrus@harbourhomes.com / 400 N 34th St, Suite 300, Seattle, WA 98103 PROJECT NAME: Maple Highlands PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat and Environmental Review (SEPA) approval to subdivide a 182,269 square foot (4.18 acre) parcel, located at 16210 SE 134th St (APN 1457500025), into 13 single-family residential lots, one (1) 15,198 square foot storm drainage tract (Tract A), and one (1) 6,149 square foot open space tract (Tract B). The subject property is located in the East Plateau Community Planning Area and is zoned Residential- 4 (R-4). Proposed lot sizes would range from 9,000 to 12,425 square feet with an average lot size of 9,871 square feet and an overall density of approximately 3.78 dwellings per net acre. The applicant would dedicate 32,604 square feet for public right-of-way to serve the new lots. One (1) existing single-family residence, one (1) barn and one (1) shed on the subject property would be removed. Access to the site would be via a new 53-foot wide public residential access street, extending from 162nd Ave SE to 164th Ave SE, through the center of the subject property. The applicant would also construct the required half-street frontage improvements on 162nd Ave SE and 164th Ave SE along the subject property. Stormwater would be conveyed via a system of catch basins and storm pipes throughout the development. Flow control standard and basic water quality requirements would be met through the use of one (1) detention vault located on the southeast portion of the property. New eight-inch (8") sewer and eight-inch (8") water mains would be constructed within the subdivision's new public street. The primary soils underlying the subject site consist of Alderwood gravelly sandy loam. According to the City’s Critical Areas map (COR Maps), no critical areas are mapped on the project site. The applicant has proposed to retain six (6) of the subject property’s nine (9) viable trees. The applicant has submitted an Arborist Report, Geotechnical Engineering Study, Trip Generation Letter Report, and Technical Information Report with the preliminary plat application. PROJECT LOCATION: 16210 SE 134th St, Renton, WA 98059 LEAD AGENCY: City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CB Exhibit 7 DocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on January 25, 2019. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk’s Office, (425) 430-6510. PUBLICATION DATE: January 11, 2019 DATE OF DECISION: January 7, 2018 SIGNATURES: Gregg Zimmerman, Administrator Date Rick M. Marshall, Administrator Date Public Works Department Renton Regional Fire Authority Kelly Beymer, Administrator Date C.E. Vincent, Administrator Date Community Services Department Department Of Community & Economic Development DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705 1/10/2019 | 4:37 PM PST 1/11/2019 | 8:37 AM PST 1/10/2019 | 2:04 PM PST DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map ERC_Report_Maple_Highlands_LUA18-000633 ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC Meeting Date: January 7, 2019 Project File Number: PR18-000580 Project Name: Maple Highlands Land Use File Number: LUA18-000633, PP, ECF Project Manager: Clark H. Close, Senior Planner Owner: Hamblin Living Trust, 16210 SE 134th St, Renton, WA 98059 Applicant: Same as Contact Contact: Chris Burrus, Harbor Homes, LLC, 400 N 34th St, Suite 300, Seattle, WA 98103 Project Location: 16210 SE 134th St, Renton, WA 98059 Project Summary: The applicant is requesting Preliminary Plat and Environmental Review (SEPA) approval to subdivide a 4.18-acre parcel into 13 single-family residential lots, one storm drainage tract (Tract A) and one tree retention tract (Tract B). The subject property is located in the East Plateau Community Planning Area at 16210 SE 134th St (APN 1457500025) and is zoned Residential-4 (R-4). Proposed lot sizes would range from 9,000 square feet to 12,425 square feet with an average lot size of 9,871 square feet and an overall density of approximately 3.78 dwellings per net acre. All existing structures onsite would be demolished. Access to the site would be via a new 53-foot wide public residential access street through the center of the subject property. The applicant would also construct half-street frontage improvements on 162nd Ave SE and 164th Ave SE along the property frontages. Stormwater would be conveyed and collected through the use of one (1) detention vault located on the southeast portion of the property. The primary soils underlying the subject site consist of Alderwood gravelly sandy loam. According to the City’s Critical Areas map (COR Maps), no critical areas are mapped on the project site. The applicant has proposed to retain six (6) of the subject property’s viable significant trees. Exist. Bldg. Area SF: 1,660 SF Site Area: 182,269 SF (4.18 acres) STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance - Mitigated (DNS-M). DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB City of Renton Department of Community & Economic Development Maple Highlands Staff Report to the Environmental Review Committee LUA18-000633, PP, ECF Report of January 7, 2019 Page 2 of 9 ERC_Report_Maple_Highlands_LUA18-000633 PART ONE: PROJECT DESCRIPTION / BACKGROUND The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of one parcel totaling 4.18-acres located at 16210 SE 134th St, within the NE ¼ of Section 14, Township 23 North, Range 5 East, in King County, Washington (Exhibit 2). The specific parcel number is 1457500025. The project site currently contains one (1) existing single-family residence, one (1) barn and one (1) shed on the subject property. All existing structures would be removed. The site is proposed to be subdivided into 13 single-family residential lots, associated road and utility improvements, a 15,198 square foot storm drainage tract (Tract A), and one (1) small tree protection tract. The storm water tract would consist of a storm water vault to treat stormwater runoff from the project site. The subject site is bordered by single-family homes around all sides of the property. Located to the west of the site is 162nd Ave SE and located to the east of the site is 164th Ave SE. The closest east-west streets are SE 132nd St to the north and SE 135th St to the south (Exhibit 3). Table 1. Surrounding Land Use and Zoning Location Comprehensive Land Use Zoning Site Residential Low Density (RLD) Residential-4 (R-4) Dwelling Units Per Net Acre North Residential Low Density (RLD) Residential-4 (R-4) Dwelling Units Per Net Acre South (King Co.) Urban Residential, Medium (4- 12du/acre) R4 – R (base density in dwellings per acre) East (King Co.) Urban Residential, Medium (4- 12du/acre) R4 – R (base density in dwellings per acre) West Residential Low Density (RLD) Residential-4 (R-4) Dwelling Units Per Net Acre The 4.18-acre project site is located within the Residential-4 (R-4) dwelling units per net acre zoning classification. The net density of the project is 3.78 dwelling units per net acre (13 / 3.436 net acres = 3.78 du/acre) and the 13 lots would range in size from 9,000 to 12,425 square feet with an average lot size of 9,871 square feet (Exhibit 2). Access to the site would be provided via a new 53-foot wide residential access street (Road A), near the centerline of the site, which would extend from 162nd Ave SE to 164th Ave SE. The proposed internal residential access road would include concrete vertical curb, gutter, sidewalk, and planter strip, and would culminate in half-street frontage improvements on 162nd Ave SE to 164th Ave SE. The section of 162nd Ave SE and 164th Ave SE right-of- ways bordering the proposed site to the west and east are currently unimproved. Road A, from centerline of 162nd Ave SE to the center of 164th Ave SE, measures approximately 646 feet in length. The developed site would provide basic water quality treatment in addition to meeting the City’s Flow Control Duration Standard – Matching Forested Conditions per the 2017 Renton Surface Water Design Manual (RSWDM). Flow control and water quality requirements would be met through the use of a detention wet vault (Exhibit 8). According to the Arborist Report, the existing 4.18-acre property includes 26 significant trees onsite, of which six (6) are proposed to be retained. The existing site topography is sloped in nature with a large slope that descends from the west to the east on the order of 50 feet (Exhibit 4). The steepest slope on the site is a regulated slope at approximately 30 percent (30%). The slope and field located to the east of the slope are well vegetated with field grass and limited native tree species. In general, the site is underlain by glacial till deposits (Qgt). According to the Geotechnical Engineering Study prepared by Earth Solutions NW, LLC (Exhibit 11), the native soils encountered at the test pit locations included six to twelve inches of topsoil overlying 6 to 10 feet of brown silty sand with gravel, medium dense, moist weathered till. According to the SEPA Environmental Checklist (Exhibit 16), no surface indications or history of unstable soils were found in the immediate vicinity. The soil density was observed by the geotechnical engineer to increase with depth. The geotechnical study found that the proposed residential development is feasible from a geotechnical standpoint. According to the Technical Information Report prepared by D.R. Strong Consulting Engineers, the presence of glacial till and glaciomarine deposits are not conducive to DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB City of Renton Department of Community & Economic Development Maple Highlands Staff Report to the Environmental Review Committee LUA18-000633, PP, ECF Report of January 7, 2019 Page 3 of 9 ERC_Report_Maple_Highlands_LUA18-000633 infiltration. The project is proposing to utilize a combination of reduced impervious surface credits and basic dispersion to meet the small lot Best Management Practices (BMP’s) requirements. 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 install a new downstream drainage system prior to any construction stormwater discharging offsite to the east. C. Exhibits Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Maple Highlands Preliminary Plat Plan Exhibit 3: Neighborhood Detail Map Exhibit 4: Topographic Map Exhibit 5: Landscape Plan Exhibit 6: Tree Cutting and Land Clearing Plan Exhibit 7: Conceptual Road and Grading Plan Exhibit 8: Drainage Control Plan Exhibit 9: Generalized Utilities Plans Exhibit 10: Road Profile and Details Exhibit 11: Geotechnical Engineering Study, prepared by Earth Solutions NW, LLC, dated June 21, 2018 (updated September 28, 2018) Exhibit 12: Technical Information Report, prepared by D.R. Strong Consulting Engineers, Inc. dated November 26, 2018 Exhibit 13: Arborist Report, prepared by Creative Landscape Solutions, dated September 20, 2018 Exhibit 14: Technical Memorandum (Wetland and Fish and Wildlife Habitat Assessment), prepared by Soundview Consultants LLC, dated May 29, 2018 Exhibit 15: Trip Generation Letter Report, prepared by Northwest Traffic Experts, dated August 27, 2018 Exhibit 16: SEPA Environmental Checklist, prepared on June 4, 2018 Exhibit 17: Public Comment letter, received December 19, 2018 DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB City of Renton Department of Community & Economic Development Maple Highlands Staff Report to the Environmental Review Committee LUA18-000633, PP, ECF Report of January 7, 2019 Page 4 of 9 ERC_Report_Maple_Highlands_LUA18-000633 Exhibit 18: Staff Response Letter to Public Comments, dated December 21, 2018 Exhibit 19: Advisory Notes to Applicant 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: No geo-hazards are mapped on the site. A Geotechnical Engineering Study prepared by Earth Solutions NW, LLC, dated June 21, 2018 (updated September 28, 2018; Exhibit 11), was submitted with the project application. Given the topographic change across the site, grading activities would likely involve cuts and fills to establish the final design grades, as the site descends towards the east with an overall elevation change of approximately 50 feet. The preliminary plat road profile and details indicate finished slopes at 9.5 to 11.5 percent along Road A. The provided geotechnical report concluded that the construction of the proposed residential development is feasible from a geotechnical standpoint. The study indicated that the proposed residential buildings can be supported on conventional continuous and spread footing foundations bearing on competent native soils (at depths of between one and three feet), re-compacted native soils suitable for support of foundations at depths of about one to three feet below existing grades in most areas, or structural fill. Where loose or unsuitable soil conditions are exposed at foundation subgrade elevations, compaction of the soils to the specifications of structural fill, or over- excavation and replacement with a suitable structural fill material would be necessary. The applicant indicates that the estimated quantities for structural fill onsite would be approximately 16,736 cubic yards of cut and 7,018 cubic yards of fill. Grading would be required for the construction of required plat improvements and new single family residences. Temporary erosion and sedimentation control measures would be implemented during construction including, but not limited to, Best Management Practices (BMPs) such as temporary measures to control surface water runoff and groundwater during construction, interceptor trenches and sumps, stockpile covering, installation of siltation control fencing around the work areas, and establishing at least 12 inches of quarry spalls at the construction entrances and drive lanes in order to minimize off-site soil tracking and to provide a stable access to the entrance surface. A total of seven (7) test pits (TP-1 through TP-7) were excavated across the project site with an excavator to approximate depths of 10 feet below existing site grades in May of 2018. Topsoil and various organics were encountered within the upper 6 to 12 inches of existing grades at the test pit (TP) locations. Conditions underlying the top soil vary depending on test pit locations. In one of the test pits (TP-5), fill consisting of silty sand with gravel in a medium dense condition was observed to a depth of two feet. During the subsurface exploration tests, no groundwater seepage was encountered by Earth Solutions NW. The geotechnical study indicated that seasonal perched groundwater would be encountered in the eastern portion of the site compared to the west, where site elevations are higher. The report noted that groundwater may be encountered in excavations on the site, particularly during winter, spring, and early summer months. The submitted geotechnical report provides considerations and recommendations for site preparation and earthwork, foundations, seismic design considerations, slab-on-grade floors, retaining walls, drainage, excavations and slopes, utility support and trench backfill. Project construction would be subject to the recommendations found in the submitted geotechnical DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB City of Renton Department of Community & Economic Development Maple Highlands Staff Report to the Environmental Review Committee LUA18-000633, PP, ECF Report of January 7, 2019 Page 5 of 9 ERC_Report_Maple_Highlands_LUA18-000633 support prepared by Earth Solutions NW LLC, dated June 21, 2018 (updated September 28, 2018), or an update report submitted at a later date. Mitigation Measures: No further mitigation required. Nexus Not applicable. 2. Air Impacts: It is anticipated that some short-term 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. Long-term impacts would result from the net increase of vehicular traffic. Mitigation Measures: No further mitigation required. Nexus Not applicable. 3. Water a. Wetland, Streams, Lakes Impacts: The applicant submitted a Technical Memorandum (Wetland and Fish and Wildlife Habitat Assessment), prepared by Soundview Consultants LLC (dated May 29, 2018; Exhibit 14) with the project application. The Wetland and Fish and Wildlife Habitat Assessment concluded that no wetlands or streams were documented on or within 300 feet of the subject property by the U.S. Fish and Wildlife Service (USFWS) National Wetland Inventory (NWI) Map, City of Renton (COR) wetlands map, COR streams map, or Washington State Department of Natural Resources (DNR) stream typing map. Soundview Consultants performed a formal investigation on October 4, 2017 and found that no potentially-regulated wetlands, fish and wildlife habitat, or other related sensitive areas were identified on the subject property or within 300 feet of the site during site investigation. One linear, man-made, grass-lined swale was observed offsite to the east (considered non-regulated per WAC 222-16-030). Based on the absence of wetlands, Soundview Consultants, found that any future redevelopment of the subject property would be unencumbered by any potentially-regulated wetlands, fish and wildlife habitat, and/or associated buffers. Mitigation Measures: No further mitigation required. Nexus: Not applicable. b. Storm Water Impacts: The applicant submitted a Preliminary Technical Information Report (TIR), prepared by D.R. Strong Consulting Engineers, Inc. (dated November 26, 2018; Exhibit 12) with the project application. Based on the TIR, the project contains greater than 2,000 square feet of new impervious surface and therefore a Full Drainage Review is required pursuant to the 2017 Renton Surface Water Design Manual (RSWDM). All nine (9) core requirements and six (6) special requirements were addressed in the report. The detention, water quality and conveyance would be designed in accordance with the RSWDM that is current at the time of the civil construction permit application. Based on the City’s flow control map, the site falls within the City’s Flow Control Duration Standard matching Forested Conditions and is located within the Lower Cedar River drainage basin. The project is subject to Basic Water Quality treatment standards in order to satisfy Core Requirement #8. The project flow control facility would adhere to Level 2 Flow Control DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB City of Renton Department of Community & Economic Development Maple Highlands Staff Report to the Environmental Review Committee LUA18-000633, PP, ECF Report of January 7, 2019 Page 6 of 9 ERC_Report_Maple_Highlands_LUA18-000633 Standards. The applicant has proposed a detention wet vault for the new and replaced impervious and pervious surfaces on the southeast corner of site to accommodate this requirement and has assumed a maximum of 4,000 square feet of impervious surface for each lot as described in RSWDM (Exhibit 8). The project is subject to onsite BMP requirements, found in Core Requirement #9, to mitigate the impacts of storm and surface water runoff. According to the TIR, the project is proposing to utilize a combination of reduced impervious surface credits and basic dispersion to meet the small lot BMP requirements because there is an insufficient amount of native growth in order to utilize full dispersion. If feasible, basic dispersion would be implemented to the maximum extent feasible which may be more than ten percent (10%) of the total lot area. The required undisturbed area and flow path lengths result in full dispersion for any of the lots to be infeasible. Per geotechnical infiltration evaluation, the existing soil on the site makes full infiltration infeasible. The Geotechnical Report recommends that stormwater control use a different method. According to the TIR, the project’s lots fall within the requirements for small lots, as all lots are under 22,000 square feet. This requires all lots under 11,000 square feet to apply flow control BMPs to mitigate impervious areas equal to ten percent (10%) of the total lot area. Only Lot 1 is required to mitigate impervious area equal to twenty percent (20%) of their total lot area due to lot areas greater than 11,000 square feet. The applicant is proposing to install a conveyance system within the half right-of-way way at the eastern boundary of the site to convey runoff due south through the 164th Ave SE right-of-way (ROW). New storm drain would be required to be designed and sized in accordance with the standards found in Chapter 4 of the 2017 RSWDM. The proposed conveyance system would be extended through 164th Ave SE to SE 135th St (357 ft) where it would be installed to head due east through SE 135th St to the corner of SE 135th St and 166th Ave SE (1,015 ft). Overall conveyance sizing would be determined based on Conveyance Analysis in accordance with Core Requirement #5 of the RSWDM. Runoff would be conveyed due south through an existing conveyance swale on the east side of 166th Ave SE before it crosses in a westerly direction via a 30” concrete culvert (1,176 ft) and through a manicured swale on the property located at 13505 166th Ave SE. Runoff is conveyed in a southwesterly direction before reaching the open space area and detention facility on the Liberty High School property where it converges with the existing downstream path described above (1,500 ft). Due to the location of the immediate existing downstream drainage system being on private property, the new downstream drainage system should be installed prior to any construction stormwater discharging offsite to the east. Therefore, as a SEPA mitigation measure, staff recommends that the applicant install a new downstream drainage system prior to any construction stormwater discharging offsite to the east. It is anticipated that the City’s currently adopted 2017 RSWDM would mitigate for any other potential surface water impacts that could be generated by the project proposal, therefore no further mitigation is recommended at this time. Mitigation Measures: The applicant shall install a new downstream drainage system prior to any construction stormwater discharging offsite to the east. Nexus: RMC 4-6-030 Drainage (Surface Water) Standards, RMC 4-4-060 Grading, Excavation and Mining Regulations and SEPA Environmental Elements and Regulations. 4. Vegetation Impacts: An Arborist Report was prepared by Creative Landscape Solutions, dated September 20, 2018 (Exhibit 13), and submitted with the land use application. Nearly all vegetation is proposed to DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB City of Renton Department of Community & Economic Development Maple Highlands Staff Report to the Environmental Review Committee LUA18-000633, PP, ECF Report of January 7, 2019 Page 7 of 9 ERC_Report_Maple_Highlands_LUA18-000633 be removed or altered during construction, except for several significant trees. The Arborist Report listed 26 significant onsite trees, 16 of which were measured as landmark trees. The report concluded that 17 trees were exempt from retention standards, resulting in a total of 9 viable trees onsite. The trees located on and around the site, were inventoried as follows: apple, bigleaf maple, dogwood, river birch, Japanese maple, Douglas fir, cottonwood, hemlock, ornamental pear, Austrian pine, red alder, cherry, scouler willow, and poplar. The majority of the trees were found to be in fair to okay health (21 of the 26 trees). The minimum tree retention requirement is thirty percent (30%) of the net viable trees in the R-4 zone. Therefore, the applicant would be required to maintain a minimum of six (6) of the possible 21 onsite fair or okay significant trees onsite. After dangerous and street right-of-way deductions, the applicant is proposing to retain six (6) trees, thus meeting the minimum retention standard of 30% (Exhibit 6). Per RMC 4-4-130, a replacement ratio of 12 inches per tree is required for each tree less than the total required to be retained. All retained trees (i.e., protected trees) would be required to be protected during construction pursuant to RMC 4-4-130. It should be noted that there are several inconsistencies between the Arborist Report, Tree Retention Plan and Tree Retention Worksheet. A final tree retention plan that is consistent with a final arborist report will be required as a part of the subdivision conditions of approval. The applicant is proposing to replant the subdivision with 32 new 1-1/2” caliper trees for a total of 48 caliper inches (Exhibit 5). Proposed replacement species of trees include Douglas fir, western red- cedar, flowering cherry, Japanese maple, amur maple, vine maple, serviceberry, and paperbark maple. In addition to the onsite trees, the applicant is proposing to plant eight (8) Princeton elm trees on 164th Ave SE, 19 Pacific sunset maple trees on Road A, and nine (9) Redmond linden trees on 162nd Ave SE. According the proposed landscaping plan, roughly 40 percent (40%) of the proposed onsite trees would be used to meet the frontage landscaping requirements and the remainder of the replacement trees would be located in the storm water vault in Tract A. The applicant has proposed a tree retention tract (Tract B) in the southwest corner of the development, west of Lot 13. The proposed tract contains three (3) significant apple trees that are proposed to be retained (Tree 1806 – 7” apple, Tree 1807 – 10” apple and Tree 1808 – 12” apple). These three (3) trees are were classified by the arborist as “OK.” The remaining three (3) saved trees are proposed on Lot 4 (Tree 1813 – 13” bigleaf maple, “OK”), Lot 9 (Tree 1864 – 8” hemlock “Fair”) and Lot 10 (Tree 1866 – 37” Douglas fir, “OK”). The proposed grading plan may need to be revised in order to not reduce tree health or tree roots for any onsite or offsite trees during civil construction. A final detailed landscape plan and grading plan would be required to be submitted and approved prior to issuance of a civil construction permit (Exhibits 5 and 7). Mitigation Measures: No further mitigation required. Nexus Not applicable. 5. Environmental Health a. Noise Impacts: Noise impacts would primarily result from the clearing of the site, construction of the proposed infrastructure improvements and future construction of the single-family residences. 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 7:00 am and 8:00 pm for new single-family construction activities from Monday through Friday. Work on Saturdays is restricted to the hours between 9:00 am and 8:00 pm. No work is permitted on Sundays. DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB City of Renton Department of Community & Economic Development Maple Highlands Staff Report to the Environmental Review Committee LUA18-000633, PP, ECF Report of January 7, 2019 Page 8 of 9 ERC_Report_Maple_Highlands_LUA18-000633 Temporary noise impacts are anticipated that would be commonly associated with new single- family development. Mitigation Measures: No further mitigation required. Nexus: Not applicable. 6. Transportation Impacts: Primary access to the site would be provided via a new residential public street that connects 162nd Ave SE to 164th Ave SE, as shown in the updated preliminary site plan (Exhibit 2). The new Residential Access Road (Road A), measuring approximately 646 feet in length, would run through the plat connecting 162nd Ave SE to 164th Ave SE. A minimum ROW width of 53 feet is required to meet the City’s complete street standards for Residential Access streets. The applicant is proposing to construct Road A with a minimum 53-foot wide ROW width, 26 feet of pavement, 8- foot wide landscaped planters, 5-foot wide sidewalks, and 0.5-foot wide curbs. This roadway section includes two (2) 10-foot travel lanes and one (1) 6-foot parking lane. Slopes of Road A are proposed up to 11 ½ percent grade (Exhibit 10). Half-street frontage improvements are proposed for both 162nd Ave SE to 164th Ave SE (classified as a Residential Access Road) along the west and east sides of the plat. The south end of 164th Ave SE would need to install a barricade (or equivalent) between City of Renton ROW and King County ROW, with a sign stating future roadway extension. The existing ROW width is 60 feet on 162nd Ave SE and 30 feet on 164th Ave SE. The applicant is proposing a cross-section to match the City’s complete street standards under RMC 4-6-060. In addition to the travel lanes, a Residential Access Road ROW requires a pavement width of 20 feet, 0.5-foot wide curbs, 8-foot wide landscaped planters, and 5-foot wide sidewalks. Street trees, storm drainage improvements and undergrounding of any overhead utility lines along the frontage of the property would be required along the project frontage (Exhibits 5, 8 and 9). No ROW dedication would be required along the project side of 162th Ave SE and 4.5 feet of ROW dedication would be required on 164th Ave SE. A Trip Generation Letter Report was prepared by Northwest Traffic Experts, dated August 27, 2018 (Exhibit 15), and submitted with the land use application. Per City of Renton guidelines, a Traffic Impact Analysis (TIA) is only required for projects that generate 20 or more trips in either the AM or PM peak hour. A traffic count was taken by the traffic engineer on August 22, 2018 at the intersection of 162nd Ave SE and SE 134th St. This intersection was found to be a very low volume intersection carrying a total of three (3) trips in the peak hour from 4:00 to 5:00 pm. Site generated traffic volumes were calculated by TraffEx, using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, Ninth Edition for Single Family Detached Housing (ITE Land Use Code 210). The proposed subdivision is estimated to generate 114 net new average weekday daily trips with nine (9) AM peak hour period (2 in, 7 out) and twelve (12) PM peak hour period (8 in, 4 out) vehicle trips. These trips reflect the credit provided for the existing home that would be removed as part of the proposal. The City does not require Traffic Impact Analyses for developments if both new AM and PM peak period vehicle trips are less than 20. Adequate sight distance would be provided at the new intersections. It is not anticipated that the proposed project would adversely impact the City of Renton’s street system subject to the payment of code-required impact fees and the construction of code-required frontage improvements (Exhibit 19). The transportation impact fee, as determined by the Renton Municipal Code at the time of building permit issuance shall be payable to the City. A concurrency recommendation would be provided in the staff report to the Hearing Examiner based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS‐tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB City of Renton Department of Community & Economic Development Maple Highlands Staff Report to the Environmental Review Committee LUA18-000633, PP, ECF Report of January 7, 2019 Page 9 of 9 ERC_Report_Maple_Highlands_LUA18-000633 of site specific mitigation. The development would have to meet the City of Renton concurrency requirements. Mitigation Measures: No further mitigation required. Nexus Not applicable. 7. Fire & Police Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development subject to the construction of code-required improvements and the payment of code-required impact fees (Exhibit 19). Any dwelling unit located more than 500 feet down a dead end road must have fire sprinklers. In this case, this seems to pertain to proposed Lots #6, 7, 8, 9, and 10. Lots that are over 700 feet down a dead end road are not allowed at all. The Renton Regional Fire Authority supports the City of Renton policy to provide a gridded public street system. To that end, the required cul-de-sac requirement is proposed to be replaced with a potential through street by the development of the 164th Ave SE right-of-way along the east side of the development. Mitigation Measures: No further mitigation required. Nexus Not applicable. 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 January 25, 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. DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Name: Maple Highlands Land Use File Number: LUA18-000633, PP, ECF Date of Meeting January 7, 2019 Staff Contact Clark H. Close Senior Planner Project Contact/Applicant Chris Burrus Harbor Homes, LLC 400 N 34th St, Suite 300, Seattle, WA 98103 Project Location 16210 SE 134th St, Renton, WA 98059 The following exhibits are included with the ERC Report: Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Maple Highlands Preliminary Plat Plan Exhibit 3: Neighborhood Detail Map Exhibit 4: Topographic Map Exhibit 5: Landscape Plan Exhibit 6: Tree Cutting and Land Clearing Plan Exhibit 7: Conceptual Road and Grading Plan Exhibit 8: Drainage Control Plan Exhibit 9: Generalized Utilities Plans Exhibit 10: Road Profile and Details Exhibit 11: Geotechnical Engineering Study, prepared by Earth Solutions NW, LLC, dated June 21, 2018 (updated September 28, 2018) Exhibit 12: Technical Information Report, prepared by D.R. Strong Consulting Engineers, Inc. dated November 26, 2018 Exhibit 13: Arborist Report, prepared by Creative Landscape Solutions, dated September 20, 2018 Exhibit 14: Technical Memorandum (Wetland and Fish and Wildlife Habitat Assessment), prepared by Soundview Consultants, dated May 29, 2018 Exhibit 15: Trip Generation Letter Report, prepared by Northwest Traffic Experts, dated August 27, 2018 Exhibit 16: SEPA Environmental Checklist, prepared on June 4, 2018 Exhibit 17: Public Comment letter, received December 19, 2018 Exhibit 18: Staff Response to Public Comments Exhibit 19: Advisory Notes to Applicant DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB IN COMPLIANCE WITH CITY OF RENTON STANDARDS 16210 SE 134TH STREET RENTON, WASHINGTON 98059 PRELIMINARY PLAT DRS PROJECT NO. 17020 MAPLE HIGHLANDSMAPLE HIGHLANDSAAANNNNNNNLUA18-000XXXU:A-NNNNNNN MAPLE HIGHLANDSNS ER ISS E FORP I N G O E R DETS REE N G INELA 53232 OIETATHSOY SF OT G NIHASWIDEIPL.O C ILAZ0 GRAPHIC SCALE 20'40'80' 1 INCH = 40 FT. EXHIBIT 2 RECEIVED Clark Close 11/26/2018 PLANNING DIVISION DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB NSER ISS E FORP I N G O E R DETS REE N G INELA 45232 O R ETAT EHAM F OT G NIHASW I D U OJA. 0 GRAPHIC SCALE 50 100 200 1 INCH = 100 FT. DRS PROJECT NO. 17020 NEIGHBORHOOD DETAIL MAP 16210 SE 134TH STREET RENTON, WASHINGTON 98059 IN COMPLIANCE WITH CITY OF RENTON STANDARDS MAPLE HIGHLANDSMAPLE HIGHLANDSLUA18-000XXXU:PRELIMINARY PLAT MAPLE HIGHLANDS A-NNNNNNNAAANNNNNNN EXHIBIT 3 RECEIVED Clark Close 09/21/2018 PLANNING DIVISION DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB IN COMPLIANCE WITH CITY OF RENTON STANDARDS 16210 SE 134TH STREET RENTON, WASHINGTON 98059 PRELIMINARY PLAT DRS PROJECT NO. 17020 MAPLE HIGHLANDSMAPLE HIGHLANDSAAANNNNNNNLUA18-000XXXU:A-NNNNNNN MAPLE HIGHLANDSNS ER ISS E FORP I N G O E R DETS REE N G INELA 53232 OIETATHSOY SF OT G NIHASWIDEIPL.O C ILAZ0 GRAPHIC SCALE 20'40'80' 1 INCH = 40 FT. EXHIBIT 4 DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB EXHIBIT 5 Entire Document Available in Laserfiche Submittals Folder RECEIVED Clark Close 09/21/2018 PLANNING DIVISION DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB 0 GRAPHIC SCALE 15'30'60' 1 INCH = 30 FT. IN COMPLIANCE WITH CITY OF RENTON STANDARDS 16210 SE 134TH STREET RENTON, WASHINGTON 98059 PRELIMINARY PLAT DRS PROJECT NO. 17020 MAPLE HIGHLANDSMAPLE HIGHLANDSAAANNNNNNNLUA18-000XXXU:A-NNNNNNN MAPLE HIGHLANDSNS ER ISS E FORP I N G O E R DETS REE N G INELA 53232 OIETATHSOY SF OT G NIHASWIDEIPL.O C ILAZEXHIBIT 6 DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB IN COMPLIANCE WITH CITY OF RENTON STANDARDS 16210 SE 134TH STREET RENTON, WASHINGTON 98059 PRELIMINARY PLAT DRS PROJECT NO. 17020 MAPLE HIGHLANDSMAPLE HIGHLANDSAAANNNNNNNLUA18-000XXXU:A-NNNNNNN MAPLE HIGHLANDSNS ER ISS E FORP I N G O E R DETS REE N G INELA 53232 OIETATHSOY SF OT G NIHASWIDEIPL.O C ILAZ0 GRAPHIC SCALE 15'30'60' 1 INCH = 30 FT. EXHIBIT 7 DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB IN COMPLIANCE WITH CITY OF RENTON STANDARDS 16210 SE 134TH STREET RENTON, WASHINGTON 98059 PRELIMINARY PLAT DRS PROJECT NO. 17020 MAPLE HIGHLANDSMAPLE HIGHLANDSAAANNNNNNNLUA18-000XXXU:A-NNNNNNN MAPLE HIGHLANDSNS ER ISS E FORP I N G O E R DETS REE N G INELA 53232 OIETATHSOY SF OT G NIHASWIDEIPL.O C ILAZ0 GRAPHIC SCALE 15'30'60' 1 INCH = 30 FT. SEE RIGHT SEE LEFT SEE ABOVE SEE RIGHT SEE LEFT SEE BELOWEXHIBIT 8 DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB IN COMPLIANCE WITH CITY OF RENTON STANDARDS 16210 SE 134TH STREET RENTON, WASHINGTON 98059 PRELIMINARY PLAT DRS PROJECT NO. 17020 MAPLE HIGHLANDSMAPLE HIGHLANDSAAANNNNNNNLUA18-000XXXU:A-NNNNNNN MAPLE HIGHLANDSNS ER ISS E FORP I N G O E R DETS REE N G INELA 53232 OIETATHSOY SF OT G NIHASWIDEIPL.O C ILAZ0 GRAPHIC SCALE 15'30'60' 1 INCH = 30 FT. SEE LEFT SEE SHEET C7SEE RIGHT EXHIBIT 9 Entire Document Available in Laserfiche Submittals Folder DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB IN COMPLIANCE WITH CITY OF RENTON STANDARDS 16210 SE 134TH STREET RENTON, WASHINGTON 98059 PRELIMINARY PLAT DRS PROJECT NO. 17020 MAPLE HIGHLANDSMAPLE HIGHLANDSAAANNNNNNNLUA18-000XXXU:A-NNNNNNN MAPLE HIGHLANDSNS ER ISS E FORP I N G O E R DETS REE N G INELA 53232 OIETATHSOY SF OT G NIHASWIDEIPL.O C ILAZ0 0 HORIZONTAL VERTICAL 10 20 40 1 INCH = 20 FT. 2.5 5 10 1 INCH = 5 FT. EXHIBIT 10 Entire Document Available in Laserfiche Submittals Folder DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB EXHIBIT 11 RECEIVED Clark Close 09/21/2018 PLANNING DIVISION DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB 2018 D. R. STRONG Consulting Engineers Inc. MAPLE HIGHLANDS Technical Information Report Renton, Washington TECHNICAL INFORMATION REPORT for MAPLE HIGHLANDS PRELIMINARY PLAT 16210 SE 134th Street, Renton, Washington ____________________________________________________________________________ DRS Project No. 17020 Renton File No. LUA18-000XXX Owner/Applicant Harbour Homes, LLC 400 North 34th Street, Suite 300 Seattle, Washington 98103 Report Prepared by D. R. STRONG Consulting Engineers, Inc. 620 7th Avenue Kirkland, WA 98033 (425) 827-3063 Report Issue Date November 26, 2018 EXHIBIT 12 RECEIVED Clark Close 11/26/2018 PLANNING DIVISION DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB Page 1 of 23 Maple Highlands September 20, 2018 Chris Burrus Jamie Waltier Harbour Homes, LLC 400 N 34th St., Suite 300 Seattle, WA 98103 Site: Maple Highlands 16210 SE 134th St Renton, WA 98056 TPN: 1457500025 181,209 sq. ft. = 4.2 acres Dear Chris: Thank you for requesting my services. On July 2, 2018, I performed a Visual Risk Assessment (VRA) for all the significant* trees growing on the site above, as well as the offsite and ROW trees with canopies that included coverage on the property. The information gathered and included in this report is a necessary part of the of the redevelopment process which requires that a Tree Retention Plan to be submitted as part of a proposed site development (RMC 4.4.130). In summary: Tree Density Calculations Total number of onsite trees 26 Total number of exempt trees 17 Total number of viable trees 9 Required number of retained trees (.3 X9) 3 Number of required replacement trees (3 X 12") 36" Number of 2" caliper replacement trees (36"/2") 18 Minimum Tree density 2/5000 sq. ft. - existing trees 51 I have included a detailed report of my findings, if you have any questions please contact me. I can be reached on my cell phone: 425.890.3808 or by email: sprince202@aol.com. Warm regards, Susan Prince Creative Landscape Solutions ISA Certified Arborist #1481 TRAQ Certified Arborist #481 Landscape Designer 425.890.3808 *A “significant” tree is a tree with a caliper of at least 6” or an alder or cottonwood trees with a caliper of at least 8”. Trees planted within the most recent 10 years qualify as significant regardless of caliper. A “landmark” tree is a tree with a caliper of at least 30”. (RMC 4.11.200) EXHIBIT 13 RECEIVED Clark Close 09/21/2018 PLANNING DIVISION DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB Soundview Consultants LLC May 29, 2018 1155.0021 Maple Highlands – Wetland and Fish and Wildlife Habitat Assessment Page 1 of 19 2907 Harborview Drive, Suite D Gig Harbor, WA 98335 Technical Memorandum To: Chris Burrus, Harbor Homes File Number: 1155.0021 From: Emily Swaim, Soundview Consultants LLC Don Babineau, Soundview Consultants LLC Date: May 29, 2018 Re: Wetland and Fish and Wildlife Habitat Assessment Maple Highlands-16210 SE 134th Street, Renton, Washington 98059 Dear Mr. Burrus, Soundview Consultants LLC (SVC) conducted a wetland and fish and wildlife habitat assessment of an approximately 4.16-acre property consisting of one parcel located in the City of Renton at 16210 S E 134th Street (Figure 1). The property consists of one parcel located in the Northeast ¼ of Section 14, Township 23 North, Range 5 East, W.M. (King County Tax Parcel Number 1457500025). This assessment was conducted to support a proposed preliminary plat on the subject property. SVC investigated the site to evaluate if any potentially-regulated wetlands, fish and wildlife habitat, or other critical areas are located on or adjacent to the subject property. This Technical Memorandum has been prepared to document the results of this assessment. Figure 1. Subject Property Location. Subject Property Location EXHIBIT 14 RECEIVED Clark Close 09/21/2018 PLANNING DIVISION DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB August 27, 2018 Harbour Homes, LLC Attn: Ben Metsker 1441 N. 34th Street #200 Seattle, WA 98103 Re: Maple Highlands Plat – City of Renton Trip Generation Letter Report Dear Mr. Metsker: We are pleased to submit this trip generation letter report for the proposed Maple Highlands Plat consisting of 13 single family homes. The proposed project is located at 16210 SE 134th St. in the City of Renton. Access to the site is via 162nd Ave. SE. Per City of Renton guidelines, a Traffic Impact Analysis (TIA) is only required for projects that generate 20 or more trips in either the AM or PM peak hour. PROJECT DESCRIPTION Figure 1 is a vicinity map showing the location of the site and the surrounding street network. Figure 2 is the preliminary site plan of the proposed 13 single family homes. Vehicle access is by 162nd Ave. SE. Half street frontage improvements are proposed for 162nd Ave SE and 164th Ave SE along the west and east sides of the plat. A new street running through the plat connects 162nd Ave SE and 164th Ave SE and provides driveway access to the lots. One existing home will be removed by this development resulting in a net increase of 12 homes. A traffic count was taken on August 22, 2018 at the intersection of 162nd Ave SE and SE 134th St. and is attached to this report for informational purposes. This is a very low volume intersection carrying a total of 3 trips in the peak hour from 4 to 5 PM. TRIP GENERATION AND DISTRIBUTION The 12 net single-family units resulting from development of the Maple Highlands Plat are expected to generate the vehicular trips during an average weekday and during the street traffic peak hours as shown below: EXHIBIT 15 EXHIBIT 2 RECEIVED Clark Close 09/21/2018 PLANNING DIVISION DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB SEPA Environmental checklist (WAC 197-11-960) July 2016 Page 1 of 12 SEPA ENVIRONMENTAL CHECKLIST Purpose of checklist: Governmental agencies use this checklist to help determine whether the environmental impacts of your proposal are significant. This information is also helpful to determine if available avoidance, minimization or compensatory mitigation measures will address the probable significant impacts or if an environmental impact statement will be prepared to further analyze the proposal. Instructions for applicants: This environmental checklist asks you to describe some basic information about your proposal. Please answer each question accurately and carefully, to the best of your knowledge. You may need to consult with an agency specialist or private consultant for some questions. You may use “not applicable” or "does not apply" only when you can explain why it does not apply and not when the answer is unknown. You may also attach or incorporate by reference additional studies reports. Complete and accurate answers to these questions often avoid delays with the SEPA process as well as later in the decision- making process. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. Instructions for Lead Agencies: Please adjust the format of this template as needed. Additional information may be necessary to evaluate the existing environment, all interrelated aspects of the proposal and an analysis of adverse impacts. The checklist is considered the first but not necessarily the only source of information needed to make an adequate threshold determination. Once a threshold determination is made, the lead agency is responsible for the completeness and accuracy of the checklist and other supporting documents. Use of checklist for nonproject proposals: For nonproject proposals (such as ordinances, regulations, plans and programs), complete the applicable parts of sections A and B plus the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). Please completely answer all questions that apply and note that the words "project," "applicant," and "property or site" should be read as "proposal," "proponent," and "affected geographic area," respectively. The lead agency may exclude (for non-projects) questions in Part B - Environmental Elements –that do not contribute meaningfully to the analysis of the proposal. A. Background [HELP] 1. Name of proposed project, if applicable: Maple Highlands Subdivision 2. Name of applicant: Harbour Homes, LLC. 3. Address and phone number of applicant and contact person: 400 North 34th Street, Suite 300, Seattle, WA 98103; (206) 315-8130 4. Date checklist prepared: June 4, 2018 EXHIBIT 16 RECEIVED Clark Close 09/21/2018 PLANNING DIVISION DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB PECEtV1ClarkH.CloseDEC192018CityofRenton—CurrentPlanningSeniorPlannerCITYOFRENWN1055SouthGradyWayP1.ANNINGDMONRenton,WA98057Tel:425-430-7289Fax:425-430-7300cclose(rentonwa.govRE:MapleHighlandPlat16210-SE134thSt.RentonWA.98059CityofRentonCommunityDevelopment:SkyhorseShortsubdivisionwhendevelopmentiscompletewillhaveimplementedstreetimprovementstol64”AveSE.runningNorth/SouththroughthefinalPlat.Aslocalresidentsforyears164thAveSEhasalwaysbeenadeadendandunimprovedstreetsouthofSkyhorsePlat.AsneighborssouthoftheSkyhorsePlatwehadnoissueregardingthedevelopmentaslongasithasnoaccessonto164thAveSEsouthboundofthePlat.In2018ataneighborhoodmeetingitwasdiscussedthatHamblin(MapleHighlandPlat)maytakeaccessonto164thAveSEbutthatprimaryaccesswouldbel62’AveSEand/orSEl34th.Asneighborswehaveamajorconcern,thatisnotaddressedinthetrafficstudy,ofalargevolumeoftrafficpouringthrough164tAveSE;apreviousdeadendstreet,toandfromLibertyHighSchoolandthecommunity.ThereisnothroughaccessfromPatriotWay,Westbound,currentlyleavingLibertyHighSchool.Allstudents,teachers,parents,andbustrafficmustgoNorthonPatriotWayorEastonSE136thSt.WiththeproposedMapleHighlandPlatanewWestboundconnectionwillbecompletefromLibertyHighSchoolthroughaquietresidentialareathatservices25-30homes,thenontoMapleHighlandPlat,andSkyhorsePlat.Attachedisadrawingofthestreetsaffectedasdescribedhere.HeadingwestboundfromtheonlyexitfromLibertyHighSchoolonSE136ththestreetdeadendsandturns90degreesnorthon166thAveSEforabout100feet.Itthendeadendsandturns90degreeswestagainforashortblock.Itthendeadendsandturnsnorth90degreesforanother200feetwhereitdeadendstotheMapleHighlandPlat.WhenwelookatLibertyHighSchoolitonlyhasdirectaccessontoPatriotWayorSEl36thAvegoingEastward.Thisistheonlytwodirectionsstudents,teachers,parents,busses,andthecommunitycanaccesstheschool.GoingWestboundonSE36streetiscurrentlyaseriesofdeadendstreets.IfMapleHighlandPlatisapproveditwillopenaccesstohundredsofdailytripstoandfromLibertyHighSchoolviaSEl36Stontol64tAveSEthroughMapleHighlandsPlatandSkyhorsePlat.EXHIBIT 17DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB December 21, 2018 Kim Frodsham and John Lange 13425 164th Ave SE Renton, WA 98059 SUBJECT: Maple Highlands Comment Response Letter LUA18-000633, PP, ECF Dear Ms. Frodsham and Mr. Lange: Thank you for your comments related to Maple Highlands Preliminary Plat; received on December 19, 2018 wherein you raised concerns regarding the proposed project. Your letter will be added to the public record for consideration by the reviewing official and you have been added as a party of record. To address your transportation, access, and street connectivity concerns the applicant will be required to demonstrate compliance with the City’s development regulations as well as Washington State’s Environmental Policy Act (SEPA) which includes requirements for mitigation for impacts caused by the development. The City will provide analysis of the proposal in three upcoming documents: the Environmental Review Committee Report, the Staff Recommendation to the Hearing Examiner, and the Hearing Examiner Decision (Final Decision). You will receive copies of all correspondences. Thank you for your interest in this project and if you have any further questions please feel free to contact me at 425-430-7289 or cclose@rentonwa.gov. Sincerely, Clark H. Close Senior Planner EXHIBIT 18 DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 2 LUA18-000633 ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the a dministrative land use action. Because these notes are provided as information only, they are not subject to the appeal p rocess for the land use action. Planning: (Contact: Clark H. Close, 425-430-7289, cclose@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. New single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and wh ere no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way with in the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Development Engineering: (Contact: Justin Johnson, 425-430-7291, jtjohnson@rentonwa.gov) 1. See Attached Development Engineering Memo dated December 20, 2018. Fire Authority: (Contact: Corey Thomas, 425-430, 7024, cthomas@rentonrfa.org) Environmental Impact Comments: 1. Fire impact fees are applicable at the rate of $829.77 per new residential unit. A credit is given if the existing house is demolished. This fee is paid at time of building permit issuance. EXHIBIT 19 DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB ADVISORY NOTES TO APPLICANT Page 2 of 2 LUA18-000633 Code Related Comments: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one new fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. A certificate from King County Water District 90 will be required to assure the demand can be met. 2. Fire department apparatus access roadways are required within 150-feet of all points on the building. Fire access roads are required to be a minimum of 20-feet unobstructed width with turning radius of 25- feet inside and 45-feet outside minimum. Fire lane signage required for the onsite roadways. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Maximum slope is 15% grade. Dead end streets that exceed 150-feet require an approved fire apparatus turnaround. It can be either a hammerhead or a cul-de-sac. Cul-de-sac are not allowed to contain landscape islands. Dead end roads over 300 feet require a cul-de-sac. Cul-de-sacs must have a 90 foot diameter. Any dwelling more than 500 feet down a dead end road must have fire sprinklers. In this case this seems to pertain t o lots #6, 7, 8, 9 and 10. Lots that are over 700 feet down a dead end road are not allowed at all. The Renton Regional Fire Authority supports the City of Renton policy to provide a gridded public street system. To that end, the proposed Cul-de-sac shall be eliminated and replaced with a potential through street by the development of the 164th Ave Southeast right of way. Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) 1. After reviewing the submitted documents for this project, additional clarification is requested on the future plan to complete the Boundary Line Adjustment Agreement that is listed on the title report for the property as Recording No. 20030310002076. Based on the boundary survey and the Agreement to Cooperate in Boundary Line Adjustment, it does not appear that the BLA has been complete nor recorded to date. The area that was agreed upon in the agreement is a part of the proposed Tract B Tree Retention area and would affect the square footage amounts of the proposed plat. The BLA should be complete prior to final plat recording to ensure all boundary lines are in the final layout. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. Parks Impact Fee applies as per adopted Ordinance. Police: (Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov) 1. No comments at this time. Building: (Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov) 1. Recommendations of the geotechnical report must be followed as a condition of building permits. DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 20, 2018 TO: Clark Close, Senior Planner FROM: Justin Johnson, Civil Engineer III, Plan Reviewer SUBJECT: Maple Highlands Preliminary Plat 16210 SE 134th St LUA18-000633, PP, ECF I have completed a preliminary review of the application of the above-referenced proposal located at parcel 1457500025 and have the following comments: The applicant is proposing to subdivide the lots into 13 single family lots with tracts for drainage and open space. All existing structures on the parcels will be removed. EXISTING CONDITIONS The Site is approximately 4.18 acres in size and is rectangular in shape. The existing site is developed with an existing single family residence and a large amount of vegetation located throughout the parcel. Water Water service is provided by King County Water District 90. Sewer Sewer service is provided by the City of Renton. There is an existing 8” PVC sewer running from north to south in 162nd Ave SE west of the site. Reference Project File S- 368803 in COR Maps for record drawings. Wastewater in this main flows into the east side interceptor to the west of the property. Storm Currently there are no storm drainage improvements along any of the frontages of the project. Drainage from the site either infiltrates or sheet flows south. There have been multiple reports of drainage problems to the south east of the project site. Streets The proposed development fronts two undeveloped right of ways, 162nd Ave SE and 164th Ave SE. 162nd Ave SE is located on the west property line and 164th Ave SE is located on the east property line. Both roadways are classified as Residential access streets. The existing right-of-way (ROW) width is for 162nd Ave SE approximately 60 feet. The existing right-of-way (ROW) width of 164th Ave SE is approximately 30 feet. DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB Maple Highlands Subdivision Plat – LUA18-000633 Page 2 of 6 December 20, 2018 CODE REQUIREMENTS WATER 1. Applicant will need to obtain an approved permit from King County water district 90 for a water main extension. 2. Applicant will need to obtain a water availability for the proposed development. SEWER COMMENTS 1. The development is subject to system development charges (SDCs) for sewer service. The SDC for sewer service is based on the size of the domestic water service. The 2018 sewer SDC for a lot with a 3/4" or 1” water meter is $3,100.00 per lot. SDCs are due at the time of civil construction permit issuance. 2. The development is located in the Central Plateau Sewer Interceptor Special Assessment District (SAD). The development is subject to fees related to this SAD. A SAD fee of $538.48 will be collected for each lot. SAD fees are due at the time of construction permit issuance. 3. Each lot shall be served by a sewer main with a minimum diameter of 8”. Sewer mains and manholes shall be designed and installed in accordance with City and Department of Ecology standards. 4. Each lot will require an individual sewer service line. The service lines shall be designed and installed in accordance with the City standards. The service line shall flow by gravity to the main where possible. The minimum service line size is 6”. 5. If each lot in the development cannot feasibly be served by gravity sewer main and gravity side sewers, further design coordination will be required with the City Plan Reviewer and the City’s Wastewater Utility Department. 6. The downstream lift station is appropriately sized for this development. No capacity analysis or modification to the lift station is required. 7. The existing home is served by a private on-site septic system. The septic system shall be abandoned in accordance with King County Department of Health regulations and Renton Municipal Code. 8. The proposed sewer main improvements as shown on the composite utility civil plan submitted with the Land Use Application provides the required 8-inch sewer main extension from the existing sewer main located in 162nd Ave SE from the southern property limit extending to the northern property limit for future extension by the city. The extension within 162nd Ave SE will provide sewer service to Lot 1 only and the rest of the lots will be served by a sewer extension from the east along 164th Ave SE. 9. The development is proposing to install an 8 inch sewer main extension from the western portion of the property within the new proposed Road A to connect to the city manhole (SSMH5625) located at Liberty High School. DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB Maple Highlands Subdivision Plat – LUA18-000633 Page 3 of 6 December 20, 2018 The route will begin on the west side of the property and will continue within Road A to the east until it intersects with 164th Ave SE. From 164th Ave SE the sewer will flow to the south till it reaches the intersection of 164th Ave SE and SE 135th St. Once sewer reaches SE 135th St the will need to run the sewer line from the west to the east along SE 135th St, meeting at the intersection at 166th Ave SE. Sewer main the need to extend from the intersection to the SSMH located (SSMH 5625). a. The extension of this main is located within King County Right of Way. The applicant will need to get permission from King County to work with their right of way. b. The sewer main shall be a minimum diameter of 10 inch. Sewer mains and manholes shall be designed and installed in accordance with City and Department of Ecology standards. c. Applicant will need to reference the recorded easement for the sewer extension connecting to SSMH5625. d. Sewer extension is proposed within a parcel 132305UNKN. The applicant will need to obtain permission from the owner in order to use this parcel for the sewer main. A 10 foot easement to the City of Renton will need to be grated overtop of the sewer main. STORM DRAINAGE COMMENTS 1. The development is subject to stormwater system development charges (SDCs). The 2019 stormwater SDC is $1,800.00 per lot. The SDC will be collected for each new lot. SDCs are due at the time of civil construction permit issuance. 2. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. 3. A preliminary Drainage Plan and Technical Information Report (TIR), dated November 26th, 2018, was submitted by DR Strong Consulting Engineers with the Land Use Application. Based on the City of Renton’s flow control map, the site falls under Flow Control Duration Standards (Forested Conditions) and is located within the Lower Cedar River drainage basin. The development is subject to a Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine core requirements and the six special requirements have been discussed in the Technical Information Report. The detention, water quality and conveyance shall be designed in accordance with the RSWDM that is current at the time of the civil construction permit application. a. The development is also proposing to install a stormwater detention vault located on the Southeast corner of the proposed development with a discharge to the north Cedar River Drainage Basin. The Storm water vault has been sized assuming that no credits will be taken for BMP’s however the applicant has proposed to use dispersion and reduced impervious surface BMP credits for the individual build lots. i. Applicant has assumed that maximum of 4,000 sf feet of impervious surface for each lot as described in RSWDM. b. The development is also proposing to install a pipe system within the 162nd Ave SE located on the west end of the property. System will need to be sized in accordance with the 2017 RSWDM. DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB Maple Highlands Subdivision Plat – LUA18-000633 Page 4 of 6 December 20, 2018 c. Applicant is proposing to discharge the water from the project via an existing 12 inch storm pipe located at the intersection of SE 136th St and 164th Ave SE. i. Pipe sizing for the outfall will need to be sized in accordance with the Renton Surface water design manual. This pipe is located within King County, a separate permit from King County is required. d. On-site BMPs satisfying Core Requirement #9 will be required for the site. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. Applicant proposes to use bio retention facilities wherever possible in the planter strips along the onsite roadway. Perforated pipes will be installed for each of the individual lots and will be tight lined to the proposed stormwater conveyance system. i. Per the Geotechnical report submitted by Earth Solutions NW, infiltration is not suitable for this site due to the existing soils onsite. ii. Basic dispersion is currently proposed. If feasible, basic dispersion should be implemented to the maximum extent feasible which may be more than 10% of the total lot area. Feasibility of on-site BMPs for each lot will be reviewed at the time of single family building permit review. Final TIR should clearly explain how target surfaces from plat infrastructure (road and sidewalk) are mitigated by on-site BMPs or how BMPs are infeasible for these surfaces. iii. Final BMP credits will be confirmed at building permit review. 4. A Geotechnical Report, dated September 28th, 2018, completed by Earth Solutions NW, LLC for the site has been provided. The submitted report describes the existing soils to contain silty sands that are medium dense to dense. The Geotechnical report mentions that infiltration is not feasible due the types of soils that are located onsite, the geotechnical recommends that stormwater control use a different method. 5. Storm drainage improvements along all public street frontages (new internal site streets, 162nd Ave SE and 164th Ave SE) are required to conform to the City’s street standards. New storm drain shall be designed and sized in accordance with the standards found in Chapter 4 of the 2017 Renton Surface Water Design Manual. i. Pipe should be located within the curb line of the future roadway. ii. Overall conveyance sizing will be determined based on Conveyance Analysis in accordance with Core Requirement #5 of the RSWDM. The size of the conveyance system may be larger than 12-inches. iii. The conveyance system shall be sized and located in order to convey and contain a minimum of 25-year peak flow assuming developed conditions for onsite tributary areas and existing conditions of any offsite tributary area. iv. Applicant will need to place a catch basin at each property line limit between the City of Renton and King County Jurisdictions. 6. A Construction Stormwater General Permit from the Washington Department of Ecology is required as site clearing will exceed one acre. DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB Maple Highlands Subdivision Plat – LUA18-000633 Page 5 of 6 December 20, 2018 TRANSPORTATION/STREET COMMENTS 1. The 2019 transportation impact fee is $7,820.42 per single family home. Fees are payable at the time of building permit issuance for each individual home. 2. The proposed development fronts 162nd Ave SE along the western property line and is classified as a Residential Access Road. Existing right-of-way (ROW) width is 60 feet. To meet the City’s complete street standards for Residential Access streets, minimum ROW is 53 feet. No dedication of ROW will be required. Per City code 4-6-060, half street improvements shall include a pavement width of 20 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage improvements. Street grades shall not exceed 15%. 3. The proposed internal residential road shall be per RMC 4-6-060. Per RMC 4-6-060, a residential street shall have a right of way width of 53’ with a paved roadway width of 26’ consisting of 2 – 10’ travel lanes and 1 – 6’ parking lane. A 0.5’ curb, 8’ planter strip, and 5’ sidewalk on both sides of the roadway. 4. The proposed development fronts 164th Ave SE along the western property line and is classified as a Residential Access Road. Existing right-of-way (ROW) width is 30 feet. To meet the City’s complete street standards for Residential Access streets for half street improvements, minimum ROW is 34 feet. A dedication of 4.5 feet of ROW will be required. Per City code 4-6-060, half street improvements shall include a pavement width of 20 feet, a 0.5-foot curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage improvements. Street grades shall not exceed 15%. The south end of 164th Ave SE will need to have a barricade between City of Renton ROW and King County ROW, with a sign stating future roadway extension. a. Applicant will need to show how they will connect to the northern tie in point at 164th Ave SE. 5. Street lighting is required along Road A, 162nd Ave SE, and 164th Ave SE. Required streetlights shall be per City standards. A street lighting analysis and plan shall be submitted with the civil construction permit. 6. Per RMC 4-4-080, the maximum width of a single loaded garage driveway is 9’ and the maximum width of a double loaded garage driveway is 16’. If a garage is not present, the maximum driveway width is 16’. Driveways shall not be closer than 5’ to any property line. 7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. GENERAL COMMENTS 1. The fees listed are for 2019. The fees that are current at the time of the respective permit issuance will be levied. Please see the City of Renton website for the current development fee schedule. DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB Maple Highlands Subdivision Plat – LUA18-000633 Page 6 of 6 December 20, 2018 2.Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. 3.All civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 4.A separate plan submittal will be required for a construction permit for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. 5.Please see the City of Renton Development Engineering website for the Construction Permit Application and Construction Permit Process and Submittal Requirements. Please contact the City to schedule a construction permit intake meeting. 6.All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/ for more information. DocuSign Envelope ID: 3667E0EF-9963-407F-80D4-35E518923705DocuSign Envelope ID: 2FC79425-8B15-437C-AF57-94E9E7C856CBDocuSign Envelope ID: C5B0EE39-D9D4-4099-9E6F-8C84393AD0AB