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HomeMy WebLinkAboutERC Report ENVIRONMENTAL REVIEW COMMITTEE REPORT  ERC MEETING DATE: February 23, 2015  Project Name: Alpine Nursery Preliminary Plat  Project Number: LUA15-000018, PP, ECF  Project Manager: Rocale Timmons, Senior Planner  Owner: Roy & Kim Boyer; 14609 161st Ave SE; Renton, WA 98059 William & Marilyn Spiry; 16023 SE 144th St; Renton, WA 98059  Applicant/Contact: Roy & Kim Boyer; 14609 161st Ave SE; Renton, WA 98059  Project Location: 16023 SE 144th St/14625 161st Ave SE  Project Summary: The applicant is requesting SEPA Environmental Review and Preliminary Plat approval for a 27 lot subdivision with three tracts for open space, tree retention, and drainage. The subject property is a collection of three parcels located on the south side of SE 144th St between 160th Ave SE and 161st Ave SE. The resulting 9.64-acre site is located within the Residential-4 dwelling units per acre (R-4) zoning classification. The 27 lots would result in a density of 3.98 dwelling units per acre. Lot sizes would range from 8,000 square feet to 13,369 square feet. Access to the plat is proposed via an extension of 161st Ave SE and 160th Ave SE. Internal circulation terminates in a cul-de-sac in the northern portion of the property. The southern portion of the site contains grid connections from 160th to 161st Ave SE aligned with SE 145th St and SE 146th Place. All existing structures on site are proposed to be demolished. There are 598 significant trees on the site of which the applicant is proposing to retain 102 trees. There appear to be no critical areas located on site.  Site Area: 9.64 acres    STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance - Mitigated (DNS-M).   PART ONE: PROJECT DESCRIPTION / BACKGROUND The applicant requested SEPA Environmental Review, Preliminary Plat approval for a 27-lot subdivision on a 9.64 acre site. The application was received on January 14, 2015 and was determined complete on January 15, 2014 and is therefore vested to the codes in effect at the time of land use application. The subject property is roughly rectangular in shape and is a collection of three parcels located on the south side of SE 144th St between 160th and 161st Ave SE. The site is located within the Residential-4 dwelling units per acre (R-4) zoning classification. The site currently contains two single family residences, a nursery, and several detached structures all of which would be removed. The project site is surrounded by existing single family subdivisions zoned R-4 within the City limits and Unincorporated King County. The 27 lots would result in a density of 3.98 dwelling units per acre. Lot sizes would range from 8,000 square feet to 13,369 square feet. In addition to the 27 lots, 6 tracts are proposed for storm drainage, open space and tree retention. Access to the plat would be gained from 160th and 161st Ave SE via new internal residential streets. A cul-de-sac is proposed near the northern end of the property. No direct access is proposed from SE 144th St. The applicant has submitted a Wetland Evaluation, Drainage Report, Arborist Report, Traffic Impact Analysis, Infiltration Analysis, and a Geotechnical Engineering study with the application. There are 598 significant trees on the site of which the applicant is proposing to retain 102 trees. A stormwater pond is proposed within Tract B, located in the southeast portion of the site, which would discharge into 161st Ave SE. The applicant is proposing excavation in the amount of approximately 18,590 cubic yards and 14,310 cubic yards of fill. The net export volume is approximately 4,280 cubic yards. Construction is anticipated to commence in the Spring of 2016. Staff received a comment letter from one neighboring property owner (Exhibit A.11). Questions/concerns regarding water quality and access were raised within the letter. No other agency or public comments have been received. 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. 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. Mitigation Measures All earthwork performed, implemented by the applicant, shall be consistent with the recommendations of the geotechnical report, prepared by Earth Solutions NW, dated June 5, 2014 or an alternate report approved by the City’s Plan Reviewer. Additional secondary review is required for the proposed 7-8 foot stormwater pond wall during the final engineering design which includes hydro-geotechnical evaluations for buoyancy and lining, structural review and wall drainage relief against potential hydrostatic pressures. The secondary review shall be conducted by an independent reviewer selected by the City at the applicant’s expense and shall be approved by the City’s Plan Reviewer prior to engineering plan approval. The applicant shall be required to provide, to the Current Planning Project Manager, tree retention inspection/monitoring reports after initial clearing, final grading, and annually for two years by a qualified professional forester. The inspection/monitoring reports shall identify any retained trees that develop problems due to changing site conditions and prescribe mitigation. The applicant shall submit a revised Traffic Study including an analysis of impacts caused by the proposed development to the 156th Ave SE/SE144th St and the 156th Avenue SE/SE 142nd Street intersections and recommend appropriate mitigation as necessary. The revised study shall be submitted to/approved by the City’s Plan Reviewer, and applicable mitigation shall be incorporated in the proposal, prior to engineering permit approval. The applicant shall also be responsible for paying their fair share of the cost of a new signal to be installed at the 156th Avenue SE/SE 142nd Street intersection based on any new PM peak hour trips generated from the subdivision. The fee will be based on new PM peak hour trips/1,310 Total PM peak hour trips x $500,000 (cost of new signal) and shall be paid prior to the recording of the final plat. Exhibits Exhibit A.1 ERC Report (dated February 23, 2015)  Exhibit A.2 Preliminary Plat Plan  Exhibit A.3 Landscape Plan  Exhibit A.4 Aerial Photo  Exhibit A.5 Wetland Evaluation (dated January 4, 2015)  Exhibit A.6 Drainage Administrative Interpretation  Exhibit A.7 Geotechnical Report (dated June 5, 2014)  Exhibit A.8 Drainage Report (dated June 2, 2014)  Exhibit A.9 Traffic Impact Analysis (dated May, 2014)  Exhibit A.10 Infiltration Analysis (January 9, 2015)  Exhibit A.11 Public Comments: Corner (dated January 20, 2015)  Exhibit A.12 Tree Retention Plan  Exhibit A.13 Tree Retention Report (dated January 5, 2015)   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: Earth Impacts: The existing site topography descends very gently form 144th Ave SE south; with an elevation change of approximately 15 feet. The applicant is proposing excavation in the amount of approximately 18,590 cubic yards and 14,310 cubic yards of fill is computed for the project. The net export volume is approximately 4,280 cubic yards. Any excess material that would not be used on site is expected to be exported off site. Following construction it is anticipated the proposal would result in an impervious cover of approximately 65%. The applicant submitted a Geotechnical Report prepared by Earth Solutions NW LLC, dated June 5, 2014 (Exhibit A.7). The report states that there are no geotechnical conditions on site that would preclude the proposed development. Soil conditions on site were observed in seven test pits excavated with a track hoe. Underlying topsoil and fill, native soil exists consisting primarily of medium dense to dense glacial outwash extending down to the maximum exploration depth of five feet below grade. The soils on site have been determined as Everett Gravelly Sandy Loam series soils. Groundwater was not observed at any of the test pit locations during fieldwork (May 2014). However seepage is anticipated at some locations particularly in winter months depending on precipitation duration and intensity. The geotechnical report includes specific recommendations in order to mitigate potential geotechnical impacts including: site preparation and grading, excavation, slopes and embankments, foundation support, floor slab-on-grade, drainage considerations, and pavement. Therefore, staff recommends as a mitigation measure that the applicant comply with the recommendations included in the provided Geotechnical Engineering Report (Exhibit A.7). It should be noted that an Infiltration Analysis was also prepared for the site by Earth Solutions NW LLC, dated January 9, 2015 (Exhibit A.10). An additional eight test pits were excavated throughout the stormwater footprint in the southern portion of the site and were expanded to 13 feet in depth. Infiltration testing was performed and infiltration rates were measured at 70 inches per hour. Soil erosion is possible during demolition of existing structures and improvements especially if conducted in the wet season. The applicant will be required to design a Temporary Erosion and Sedimentation Control Plan (TESCP) pursuant to the current 2009 King County Surface Water Design Manual Erosion and Sediment Control Requirements. Mitigation Measures: All earthwork performed, implemented by the applicant, shall be consistent with the recommendations of the geotechnical report, prepared by Earth Solutions NW, dated June 5, 2014 or an alternate report approved by the City’s Plan Reviewer. Nexus: SEPA Environmental Regulations, RMC 4-4-060 Grading, Excavation, and Mining Regulations Water Wetland, Streams, Lakes Impacts: The applicant submitted a Wetland Evaluation (Exhibit A.5), prepared by Re-Align Environmental (January 4, 2015). The report stated the there are no streams or wetlands located on site. The site also does not appear to contain any critical area buffer. Similarly, City Critical Area Maps show no streams or wetlands located within 500 feet of the site, indicating that no buffers from off-site critical areas would affect this parcel. Mitigation Measures: No further mitigation needed Nexus: Not applicable Storm Water Impacts: The site is located within the Lower Cedar River drainage basin. Under pre-developed conditions, site runoff sheet flows south onto neighboring properties to the south. The applicant submitted a Preliminary Drainage Report prepared by DR Strong, dated January 12, 2015 (Exhibit A.8). Based on the City’s flow control map, this site falls within the Flow control Duration Standard Forested site conditions area. An Offsite Level One Downstream Analysis was included in the provided report. The report states that the runoff from the proposed project would be collected and conveyed by a catch basin/pipe network to a detention/wet pond on the southern edge of the developed area. The pond is designed to infiltrate the 100 – year storm event. The proposed runoff would then be discharged from the southeast corner of the site into a proposed conveyance system in 161st Ave SE. The pre-developed and developed runoff flow paths converge within ¼ mile. Downstream capacity issues have been observed and the area is considered a nuisance requiring City maintenance work and there is potential for the proposal to aggravate existing or create new drainage problems. The applicant is proposing to include a pond wall of approximately 7-8-feet in height. However, due to potential seepage in and out of the pond, additional secondary review is recommended during final engineering design that includes hydro-geotechnical evaluations for buoyancy and lining, structural review and wall drainage relief against potential hydrostatic pressures. The secondary review shall be conducted by an independent reviewer selected by the City at the applicant’s expense and shall be approved by the City’s Plan Reviewer prior to engineering plan approval. Additionally, the applicant would be required to be provide due diligence in the grading and collection of drainage design during the construction phase so that runoff and erosion does not impact the neighboring properties which will likely include an evaluation of the overflow route conveyance capacity as part of the final TIR to ensure adequate capacity exists downstream during a 100 year event. Finally, an existing administrative interpretation requires all drainage facilities be required to maintain up to a 15-foot vegetated buffer around drainage pond facilities (Exhibit A.6). It appears the proposal includes an adequate landscape buffer along the perimeter of the proposed drainage facility. Mitigation Measures: Additional secondary review is required for the proposed 7-8 foot stormwater pond wall during the final engineering design which includes hydro-geotechnical evaluations for buoyancy and lining, structural review and wall drainage relief against potential hydrostatic pressures. The secondary review shall be conducted by an independent reviewer selected by the City at the applicant’s expense and shall be approved by the City’s Plan Reviewer prior to engineering plan approval. Nexus: SEPA Environmental Regulations; 2009 King County Surface Water Design Manual as amended by the City of Renton Vegetation Impacts: The vegetation across the subject site has been heavily disturbed by nursery activity, with Douglas fir and bigleaf maple representing the canopy that remains onsite. South of the nursery parcel, the two other lots are dominated by Douglas fir, western red cedar, and big leaf maple in the canopy, with common occurrences of Douglas fir and Indian plum in the sub-canopy and Nootka rose in the shrub layer. Herbaceous species found in the undisturbed forest areas include bracken fern, sword fern and Oregon grape. The applicant submitted a Tree Arborist Report prepared by Greenforest Incorporated Consulting Arborist (dated January 5, 2015) (Exhibit A.13). There are a total of 598 trees located on site. The applicant is required to retain 30 percent of the trees located on site that are not located within critical areas, proposed rights-of-way and access easements. Of the 598 trees located on site 260 trees would be excluded from the tree retention requirements. The provided tree retention worksheet indicates 14 trees are considered dead diseased or dangerous and 246 trees are located within proposed public streets. Therefore, the applicant would be required to retain at least 102 trees on site. The applicant has proposed to retain 102 trees thereby complying with Tree Retention requirements of the code (Exhibit A.12). The proposed tree retention plan preserves and enhances the City’s physical and aesthetic character by minimizing indiscriminate removal of the vegetation on site. The provided Tree Retention Report includes a specific recommendation for inspection of retained trees due to changing site conditions (Exhibit A.13). In order to ensure trees were protected during construction activities from damage to tree roots, trunks, and branches staff recommends, as a mitigation measure, the applicant be required to provide, to the Current Planning Project Manager, tree retention inspection/monitoring reports after initial clearing, final grading, and annually for two years by a qualified professional forester. The inspection/monitor ing reports shall identify any retained trees that develop problems due to changing site conditions and prescribe mitigation. It should also be noted that the applicant also provided a conceptual landscape plan as part of the Preliminary Plat submittal which included the planting of 100 new trees on site (Exhibit A.3). Mitigation Measures: The applicant shall be required to provide, to the Current Planning Project Manager, tree retention inspection/monitoring reports after initial clearing, final grading, and annually for two years by a qualified professional forester. The inspection/monitoring reports shall identify any retained trees that develop problems due to changing site conditions and prescribe mitigation. Nexus: SEPA Environmental Regulations, RMC 4-4-130 Tree Retention and Land Clearing Regulations Transportation Impacts: The development located on the south side of SE 144th St between 160th Ave SE and 161st Ave SE at 16023 SE 144th St. The site is within close proximity to King County Metro Route #111. The nearest public transit stop is located at the northeast corner of the site at the intersection of SE 144th St and 161st Ave SE. Access to the plat would be gained from 160th Ave and 161st Ave SE. The internal access streets connect 160th Ave SE and 161st Ave SE. Level of Service: The applicant submitted a Traffic Impact Analysis prepared by TraffEx, dated December 31, 2014 (Exhibit A.9). The report states that the proposed development would generate approximately 267 net new daily trips. During the weekday AM peak hour, the project would generate approximately 21 net new trips (5 inbound and 16 outbound). During the weekday PM peak hour, the project would generate approximately 28 net new trips (18 inbound and 10 outbound). The report also analyzed the level of service at the following intersections: 160th Ave SE/SE 144th St and 161st Ave SE/SE 144th St. The traffic study states that these intersections will continue to operate at an acceptable level of service (LOS B). The proposed project does not disclose likely impacts to the intersections of 156th Ave SE/SE144th St and 156th Avenue SE/SE 142nd Street. Therefore, staff recommends as a mitigation measure that the applicant submit a revised Traffic Study including an analysis of impacts caused by the proposed development to the 156th Ave SE/SE144th St and the 156th Avenue SE/SE 142nd Street intersections and recommend appropriate mitigation as necessary. The revised study shall be submitted to/approved by the City’s Plan Reviewer, and applicable mitigation shall be incorporated in the proposal, prior to engineering permit approval. It should be noted that the City’s Transportation Division has conducted an independent study of the existing background traffic situation at the 156th Avenue SE/SE 142nd Street intersection. Based on the City’s study the existing conditions warrant the installation of a traffic signal at this intersection with or without the construction of the proposed subdivision. With the installation of a traffic signal at this intersection, it is anticipated that the traffic conditions in the project vicinity would improve. The installation of a traffic signal is not included on the City’s Transportation Improvement Program (TIP), therefore transportation impacts fees would not fund the installation of a signal. Due to the existing LOS designation F at the 156th Avenue SE/SE 142nd Street intersection and the fact that the required traffic impact fees would not fund a traffic signal at this intersection, staff recommends that the SEPA mitigation measure also include the language requiring the applicant to be responsible for paying their fair share of the cost of a new signal to be installed at the 156th Avenue SE/SE 142nd Street intersection based on any new PM peak hour trips. The fee will be based on new PM peak hour trips/1,310 Total PM peak hour trips x $500,000 (cost of new signal) and shall be paid prior to the recording of the final plat. Increased traffic created by the development would be mitigated by payment of transportation impact fees. Currently this fee is assessed at $2,143.70 per new single-family home. The fee, as determined by the Renton Municipal Code at the time of building permit issuance shall be payable to the City. Frontage Improvements: All internal and frontage roads are required to meet street standards pursuant to RMC 4-6-060. The internal public streets have been proposed with a right-of-way width of 53 feet which meets the City’s complete street requirements for residential access streets. Pavement width of 26 feet, 0.5 foot wide curbs, 8 foot wide landscaped planters (on both sides of the street), 5 foot wide sidewalks (on both sides of the street), drainage improvements, and street lighting are required. The applicant is not proposing any modifications for the internal or frontage road network. Half-street improvements are proposed on SE 144th St, 160th Ave SE, and 161st Ave SE. Along SE 144th St approximately 15 feet of pavement width, curb, gutter, 5-foot sidewalk, and 8-foot planter are proposed on the south side of SE 144th St. The applicant is proposing the dedication of a 30-foot easement which existing along the northern property line. The 160th Ave SE improvement would include 20 feet of pavement width to the face of the curb, curb, gutter, 5-foot sidewalk, and 8-foot planter along the east side of the street. A comment letter received by a neighboring property owner raised questions regarding the ownership of the unimproved 160th Ave SE. Currently 30 feet of right-of-way exists west of the site for the northern 660 feet and this area is not located within an easement. The proposed improvements would require a 25-35 foot wide right-of-way dedication along 160th Ave SE. The 161st Ave SE improvement would include 13 feet of pavement width from the centerline to the face of the curb, curb, gutter, 5-foot sidewalk, and 8-foot planter along the west side of the street. The improvements would require a 26 foot wide right-of-way dedication along portions of the street frontage. Concurrency: A concurrency recommendation will be provided in the staff report to 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 of site specific mitigation. The development will have to meet the City of Renton concurrency requirements. Mitigation Measures: The applicant shall submit a revised Traffic Study including an analysis of impacts caused by the proposed development to the 156th Ave SE/SE144th St and the 156th Avenue SE/SE 142nd Street intersections and recommend appropriate mitigation as necessary. The revised study shall be submitted to/approved by the City’s Plan Reviewer, and applicable mitigation shall be incorporated in the proposal, prior to engineering permit approval. The applicant shall also be responsible for paying their fair share of the cost of a new signal to be installed at the 156th Avenue SE/SE 142nd Street intersection based on any new PM peak hour trips generated from the subdivision. The fee will be based on new PM peak hour trips/1,310 Total PM peak hour trips x $500,000 (cost of new signal) and shall be paid prior to the recording of the final plat. Nexus: SEPA Environmental Regulations, RMC 4-6-060 Street Standards 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 March 13, 2015. 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. 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 actions. Planning RMC section 4-4-030.C.2 limits haul hours between 8:30 a.m. to 3:30 p.m., Monday through Friday unless otherwise approved by the Development Services Division. A tree removal and tree retention/protection plan and a separate landscape plan shall be included with the civil plan submittal. Water The proposed development is within the Water District 90’s water service area. Water availability certificate from the Water District 90 was provided to the City during the land use application. Approved water plans from the Water District 90 must be provided during the utility construction plan review. The project must meet all Fire Department requirements including hydrants and fire flow. Sanitary Sewer The site is located in the City of Renton sewer service area. There is sewer main in SE 144th Street. Extension of an 8-inch sewer main will be required onsite, on 161st Ave SE and 160TH Ave SE. Plan shows sewer main onsite and 160TH Ave SE only. Extension of sewer main on 161ST Ave SE is required. Extension of sewer main through the public streets, and individual side sewers to serve the individual lots will be required. The development is subject to a wastewater system development charge (SDC) fee. The SDC fee for sewer is based on the size of the new domestic water to serve the new home on each lot. The sewer fee for a ¾-inch or 1-inch meter install is $2,135.00 (2015 rate). The rate at the time of issuance of the utility construction permit will be applicable. The Central Plateau Interceptor Special Assessment District fee (SAD) fee will be applicable on the project. The SAD fee rate when it was established in 2009 was $351.95 plus interest per lot. As of 3/24/2015, the SAD fee rate per lot is $456.82 plus additional interest per day of $0.05111. The rate that will be applicable on the issuance day of the utility construction permit will be applicable on this project. Surface Water As per the Manual, the minimum separation between water and stormwater lines is 10 feet and the minimum separation between stormwater lines and other utility lines is 7 feet. The provided infiltration letter does not provide adequate information regarding number of infiltration tests conducted in the proposed pond location, where the test was conducted and at what depth the tests were conducted. This information is needed to ensure three tests were conducted in the proposed infiltration pond. If three tests were taken in the pond, then the letter should state that three tests were taken in the pond or provide a figure showing where the infiltration tests were taken. An overflow is proposed and is required. Evaluation of the overflow route conveyance capacity is requested to the ¼ location as part of the final TIR to ensure adequate capacity exists downstream during a 100 year event. Provide the COR information on adjoining south residential properties on if they have basements or are split levels below grade that may be impacted by the proposed infiltration facility. A Construction Stormwater General Permit from Department of Ecology is required since the grading and clearing of the site exceeds one acre. Surface water system development (SDC) fee is $1,350.00 (2015 rate) for each lot. The rate that is applicable at the time of utility construction permit issuance will be applicable. Transportation/Street Street lighting is required on public street frontages. All public streets and private roads must have 0.5 feet wide vertical curb. Pavement thickness must follow city of Renton standards. Pedestrian connectivity must be provided with no missing portions. Paving and trench restoration will comply with the City’s Trench Restoration and Overlay Requirements. All electrical, phone, and cable services and lines serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector prior to recording the plat. Maximum width of single family driveways for two car garage is 16 feet. Refer to RMC 4-4-080 regarding driveway regulations. A minimum separation of 5 feet is required between driveway and the property line. The shared driveway tract cross section shown in the preliminary grading plan currently labels it as tract C, and E, whereas the plat layout plan labels differently. The name in the cross section must be corrected Fire The fire impact fees are applicable at the rate of $495.10 per single family unit. This fee is paid at time of building permit. Credit would be granted for two existing homes to be removed.. 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 fire hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5 inch storz fittings. Existing hydrants are not within 300 feet of the furthest proposed dwellings, so new hydrants are required. A water availability certificate is required from King County Water District 90. Fire department apparatus access roadways are required to be minimum 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with 322 psi point loading. Access is required within 150 feet of all points on the buildings. Dead end streets that exceed 150 feet are required to have an approved turnaround. Cul de sacs are required to be fully paved at 90 feet diameter. Property Services: The final plat document must be prepared under the direction of and stamped by a licensed “Professional Land Surveyor.” Note the City of Renton land use action number and land record number, LUA15 000018 and LND10 0522, respectively, on the final plat submittal. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number provided will change when this subdivision changes from preliminary to final plat status. Show two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been provided. Provide sufficient information to determine how the plat boundary was established. Include a statement of equipment and procedures used, per WAC32 130 100. Note the date the existing city monuments were visited and what was found, per WAC 332 130 150. Provide lot closure calculations. Replace the word “DISTANCE” with “DISTANT” in the legal descriptions for both Boyer parcels (Sheet 1). Correct the reference to "NORTH LANE" in two places which should read "THE NORTH LINE." Indicate what has been, or is to be, set at the corners of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. The lot addresses will be provided by the city for the final plat submittal. Note said addresses and the street names on the plat drawing. On the final plat submittal, remove all references pertaining to utilities facilities, trees, concrete, gravel, decks and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Remove the site address, references to critical areas and buffers and utilities providers (noted in the “PROJECT INFORMATION” block on Sheet 1). Do note encroachments. Include in the “LEGEND” block those symbols and details that are used in the plat drawing. Do not include a utility provider’s block, owners’ blocks, a civil engineer’s block, and a surveyor’s bloc on the final submittal. Do not include any references to use, density or zoning on the final submittal If the abutting properties are platted, note the lot numbers and plat name on the plat submittal, otherwise note the properties as “Unplatted”. Remove the building setback lines from the proposed lots. Setbacks will be determined at the time that building permits are issued. Note the research resources on the plat submittal. Note all easements, covenants and agreements of record on the plat drawing. The City of Renton “APPROVALS” blocks for the City of Renton Administrator, Public Works Department, the Mayor, City Clerk and the Finance Director . A pertinent approval block is also needed for the King County Assessor’s Office. Provide signature lines as required. If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing and provide a space for the recording number thereof. Note that if there are restrictive covenants, agreements or easements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawings and the associated document(s) are to be given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s) for the associated document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawings. There needs to be language regarding the conveyance of the Tracts (A, B, and C) created by the plat; please check with the Stormwater Utility to see if they will require that the City be the owner of Tract “B’”, if not, and if there is to be a Homeowners’ Association (HOA) created for this plat, the following language concerning ownership of “Tract B” (the storm drainage area) applies to this plat and should be noted on the final plat drawing as follows: "Upon the recording of this plat, Tract “B” is hereby granted and conveyed to the Plat of Alpine Nursery Homeowners’ Association (HOA) for a storm drainage facility. All necessary maintenance activities for said Tract will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities." Otherwise, use the following language on the final plat drawing: "Lots 1 through 27, inclusive, shall have an equal and undivided ownership interest in Tract B." The foregoing statements are to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tract serving the plat or reference to a separate recording instrument detailing the same. Please discuss with the Stormwater Utility any other language requirements regarding surface water BMPs and other rights and responsibilities State the purpose of Tracts A and C and include pertinent language regarding ownership of said tracts, plus rights and responsibilities. All vested owner(s) of the subject plat, at the time of recording, need to sign the final plat. For the street dedication process, include a current title report noting the vested property owner. General Comments Separate permits and fees for side sewer connection and storm connection will be required. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans.   the site exceeds one acre. Surface water system development (SDC) fee is $1,350.00 (2015 rate) for each lot. The rate that is applicable at the time of utility construction permit issuance will be applicable. Transportation/Street Street lighting is required on public street frontages. All public streets and private roads must have 0.5 feet wide vertical curb. Pavement thickness must follow city of Renton standards. Pedestrian connectivity must be provided with no missing portions. Paving and trench restoration will comply with the City’s Trench Restoration and Overlay Requirements. All electrical, phone, and cable services and lines serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector prior to recording the plat. Maximum width of single family driveways for two car garage is 16 feet. Refer to RMC 4-4-080 regarding driveway regulations. A minimum separation of 5 feet is required between driveway and the property line. The shared driveway tract cross section shown in the preliminary grading plan currently labels it as tract C, and E, whereas the plat layout plan labels differently. The name in the cross section must be corrected Fire The fire impact fees are applicable at the rate of $495.10 per single family unit. This fee is paid at time of building permit. Credit would be granted for two existing homes to be removed.. 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 fire hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5 inch storz fittings. Existing hydrants are not within 300 feet of the furthest proposed dwellings, so new hydrants are required. A water availability certificate is required from King County Water District 90. Fire department apparatus access roadways are required to be minimum 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with 322 psi point loading. Access is required within 150 feet of all points on the buildings. Dead end streets that exceed 150 feet are required to have an approved turnaround. Cul de sacs are required to be fully paved at 90 feet diameter. Property Services: The final plat document must be prepared under the direction of and stamped by a licensed “Professional Land Surveyor.” Note the City of Renton land use action number and land record number, LUA15 000018 and LND10 0522, respectively, on the final plat submittal. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number provided will change when this subdivision changes from preliminary to final plat status. Show two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been provided. Provide sufficient information to determine how the plat boundary was established. Include a statement of equipment and procedures used, per WAC32 130 100. Note the date the existing city monuments were visited and what was found, per WAC 332 130 150. Provide lot closure calculations. Replace the word “DISTANCE” with “DISTANT” in the legal descriptions for both Boyer parcels (Sheet 1). Correct the reference to "NORTH LANE" in two places which should read "THE NORTH LINE." Indicate what has been, or is to be, set at the corners of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. The lot addresses will be provided by the city for the final plat submittal. Note said addresses and the street names on the plat drawing. On the final plat submittal, remove all references pertaining to utilities facilities, trees, concrete, gravel, decks and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Remove the site address, references to critical areas and buffers and utilities providers (noted in the “PROJECT INFORMATION” block on Sheet 1). Do note encroachments. Include in the “LEGEND” block those symbols and details that are used in the plat drawing. Do not include a utility provider’s block, owners’ blocks, a civil engineer’s block, and a surveyor’s bloc on the final submittal. 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 actions. Planning RMC section 4-4-030.C.2 limits haul hours between 8:30 a.m. to 3:30 p.m., Monday through Friday unless otherwise approved by the Development Services Division. A tree removal and tree retention/protection plan and a separate landscape plan shall be included with the civil plan submittal. Water The proposed development is within the Water District 90’s water service area. Water availability certificate from the Water District 90 was provided to the City during the land use application. Approved water plans from the Water District 90 must be provided during the utility construction plan review. The project must meet all Fire Department requirements including hydrants and fire flow. Sanitary Sewer The site is located in the City of Renton sewer service area. There is sewer main in SE 144th Street. Extension of an 8-inch sewer main will be required onsite, on 161st Ave SE and 160TH Ave SE. Plan shows sewer main onsite and 160TH Ave SE only. Extension of sewer main on 161ST Ave SE is required. Extension of sewer main through the public streets, and individual side sewers to serve the individual lots will be required. The development is subject to a wastewater system development charge (SDC) fee. The SDC fee for sewer is based on the size of the new domestic water to serve the new home on each lot. The sewer fee for a ¾-inch or 1-inch meter install is $2,135.00 (2015 rate). The rate at the time of issuance of the utility construction permit will be applicable. The Central Plateau Interceptor Special Assessment District fee (SAD) fee will be applicable on the project. The SAD fee rate when it was established in 2009 was $351.95 plus interest per lot. As of 3/24/2015, the SAD fee rate per lot is $456.82 plus additional interest per day of $0.05111. The rate that will be applicable on the issuance day of the utility construction permit will be applicable on this project. Surface Water As per the Manual, the minimum separation between water and stormwater lines is 10 feet and the minimum separation between stormwater lines and other utility lines is 7 feet. The provided infiltration letter does not provide adequate information regarding number of infiltration tests conducted in the proposed pond location, where the test was conducted and at what depth the tests were conducted. This information is needed to ensure three tests were conducted in the proposed infiltration pond. If three tests were taken in the pond, then the letter should state that three tests were taken in the pond or provide a figure showing where the infiltration tests were taken. An overflow is proposed and is required. Evaluation of the overflow route conveyance capacity is requested to the ¼ location as part of the final TIR to ensure adequate capacity exists downstream during a 100 year event. Provide the COR information on adjoining south residential properties on if they have basements or are split levels below grade that may be impacted by the proposed infiltration facility. A Construction Stormwater General Permit from Department of Ecology is required since the grading and clearing of the site exceeds one acre. Surface water system development (SDC) fee is $1,350.00 (2015 rate) for each lot. The rate that is applicable at the time of utility construction permit issuance will be applicable. Transportation/Street Street lighting is required on public street frontages. All public streets and private roads must have 0.5 feet wide vertical curb. Pavement thickness must follow city of Renton standards. Pedestrian connectivity must be provided with no missing portions. Paving and trench restoration will comply with the City’s Trench Restoration and Overlay Requirements. All electrical, phone, and cable services and lines serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector prior to recording the plat. Maximum width of single family driveways for two car garage is 16 feet. Refer to RMC 4-4-080 regarding driveway regulations. A minimum separation of 5 feet is required between driveway and the property line. The shared driveway tract cross section shown in the preliminary grading plan currently labels it as tract C, and E, whereas the plat layout plan labels differently. The name in the cross section must be corrected Fire The fire impact fees are applicable at the rate of $495.10 per single family unit. This fee is paid at time of building permit. Credit would be granted for two existing homes to be removed.. 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 fire hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5 inch storz fittings. Existing hydrants are not within 300 feet of the furthest proposed dwellings, so new hydrants are required. A water availability certificate is required from King County Water District 90. Fire department apparatus access roadways are required to be minimum 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with 322 psi point loading. Access is required within 150 feet of all points on the buildings. Dead end streets that exceed 150 feet are required to have an approved turnaround. Cul de sacs are required to be fully paved at 90 feet diameter. Property Services: The final plat document must be prepared under the direction of and stamped by a licensed “Professional Land Surveyor.” Note the City of Renton land use action number and land record number, LUA15 000018 and LND10 0522, respectively, on the final plat submittal. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number provided will change when this subdivision changes from preliminary to final plat status. Show two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been provided. Provide sufficient information to determine how the plat boundary was established. Include a statement of equipment and procedures used, per WAC32 130 100. Note the date the existing city monuments were visited and what was found, per WAC 332 130 150. Provide lot closure calculations. Replace the word “DISTANCE” with “DISTANT” in the legal descriptions for both Boyer parcels (Sheet 1). Correct the reference to "NORTH LANE" in two places which should read "THE NORTH LINE." Indicate what has been, or is to be, set at the corners of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. The lot addresses will be provided by the city for the final plat submittal. Note said addresses and the street names on the plat drawing. On the final plat submittal, remove all references pertaining to utilities facilities, trees, concrete, gravel, decks and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Remove the site address, references to critical areas and buffers and utilities providers (noted in the “PROJECT INFORMATION” block on Sheet 1). Do note encroachments. Include in the “LEGEND” block those symbols and details that are used in the plat drawing. Do not include a utility provider’s block, owners’ blocks, a civil engineer’s block, and a surveyor’s bloc on the final submittal. Do not include any references to use, density or zoning on the final submittal If the abutting properties are platted, note the lot numbers and plat name on the plat submittal, otherwise note the properties as “Unplatted”. Remove the building setback lines from the proposed lots. Setbacks will be determined at the time that building permits are issued. Note the research resources on the plat submittal. Note all easements, covenants and agreements of record on the plat drawing. The City of Renton “APPROVALS” blocks for the City of Renton Administrator, Public Works Department, the Mayor, City Clerk and the Finance Director . A pertinent approval block is also needed for the King County Assessor’s Office. Provide signature lines as required. If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing and provide a space for the recording number thereof. Note that if there are restrictive covenants, agreements or easements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawings and the associated document(s) are to be given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s) for the associated document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawings. There needs to be language regarding the conveyance of the Tracts (A, B, and C) created by the plat; please check with the Stormwater Utility to see if they will require that the City be the owner of Tract “B’”, if not, and if there is to be a Homeowners’ Association (HOA) created for this plat, the following language concerning ownership of “Tract B” (the storm drainage area) applies to this plat and should be noted on the final plat drawing as follows: "Upon the recording of this plat, Tract “B” is hereby granted and conveyed to the Plat of Alpine Nursery Homeowners’ Association (HOA) for a storm drainage facility. All necessary maintenance activities for said Tract will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities." Otherwise, use the following language on the final plat drawing: "Lots 1 through 27, inclusive, shall have an equal and undivided ownership interest in Tract B." The foregoing statements are to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tract serving the plat or reference to a separate recording instrument detailing the same. Please discuss with the Stormwater Utility any other language requirements regarding surface water BMPs and other rights and responsibilities State the purpose of Tracts A and C and include pertinent language regarding ownership of said tracts, plus rights and responsibilities. All vested owner(s) of the subject plat, at the time of recording, need to sign the final plat. For the street dedication process, include a current title report noting the vested property owner. General Comments Separate permits and fees for side sewer connection and storm connection will be required. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans.