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HomeMy WebLinkAboutSR_EnvironmentalReviewCommitteeReport_Harbour_Homes_180601_v2City of Renton Department of Community & Economic Development Environmental Review Committee Report THE PINES PRELIMINARY PLAT LlJA16- 00413,ECE,PP, ®D Report of August 29, 2016 Page 2 of 6 iPART ONE.w PROJECT DESCRIPTION BACKGROUND I ne applicant is requesting environmental review anci preliminary plat approval to sul5aivide two (2) existing singleJamily lots into 14�slngle family lots, one (1) storm facility tract, one (1) open space/tree protection • • - • .•- • -• at 850 and 870 Monroe Ave NE r -• • - • - • - •. I• 1 • 1., 1 . •-respectively (ExhibitThesite currently contains• single4amilydwelling units and several outbuildings that ar- proposed to be removed. property abuts Monroe Ave NE along the western boundaries. The proposed lots range in in size from 5,001 square feet to 5,201• - feet that resultoverall netdensity of dwelling units per acre. • • properties (.• • across Monroe Ave are also zoned Raw8 and developed with residentialdwellings. • of~way off Monroe Ave NE that will containhammerhead and then • frontage improvements along• •- Aveadjacent to the site will be • -• by applicant consisting of radius,, curb, gutter, planter strip, and sidewalk. The applicant will construct a new water and sewer main to serve the proposed lots within the new residential street right�of�way and connect to the existing mains in Monroe Ave NE (Exhibits 5 & 6). Construction of infrastructure improvements and building pad preparation will require approximately 1,226 cubic yards of cut and 2,207 cubic yards of fill resulting in a net volume of 981 cubic• of (Exhibitwestern bounciary (LXnl it /is i ne ity S Lritical Areas map iclentities a lancisnae nazarcl area in tMe central and western portions of the property. According to the Geotechnical Study prepared by Earth Solutions, NW the potential •r landslides is very• - site lacks steep slopes and conditions are not conducive to landslides. requirementsSouthwestern portion of the project site adjacent to Monroe Ave NE. to comply with stormwater • • foot tree protection tract on • - portion of - project site adjacent • Monroe Ave 1 1 • ••i •• •. a •- • ••• -• •-.• • • • subjectproperty. City of Renton Department of Community & Economic Development Environmental Review Committee Report TIME PINES PRELIMINARY PLAT LUA16= 000413,EC'F,PP,MOO Report of August 29, 2016 Page 3 of 6 In compliance with ROT 43021 40 the following •.c, review addresses only • - project impacts that are not adequately addressed under existing development standards and environmental regulations. _ )fficialso Ml 3. Mitigation Measures xhibit 2 The Pines Preliminary Plat AIM 3 Neighborhood Detail Map xhibit 4 Conceptual Road & Grading Plan Exhibit 6 Generalized Utility Plan Exhibit 7 Topography Survey Exhibit 8 Geotechnical Engineering Study prepared by by Earth Solutions NW, LLC (dated April 27, 2016) Exhibit 9 Drainage Control Plan Exhibit 10 Technical Information Report prepared by D.R. Strong Consulting Engineers, Inc. (dated July 19, 2016) Exhibit 11 Tree Cutting & Land Clearing Plan Exhibit 12 Arborist Report prepared by Creative Landscape Solutions (dated July 17, 2016) Exhibit 13 Wetland Evaluation prepared by Re -Align Environmental (dated April 21, 2016) Exhibit 14 Letter of Understanding of Geologic Risk Exhibit 15 Construction Mitigation Description Exhibit 16 Landscape Plan w/ Planting Schedule Exhibit 17 Vehicle Trip Generation Memorandum prepared by Gibson Traffic Consultants, Inc. (dated July 19, 2016) Exhibit 18 Advisory Notes to Applicant FrnTPT=- :)ccur in conjunctionproposed development. i have identified that the proposi to have the following probable ERC REPORT 16-000413 City of Renton Department of Community & Economic Development Environmental Review Committee Report THE PINES PRELIMINARY PLAT LLIA1 - 000134 ,PP,,MOD Report of August 29, 2016 Page 4 of 6 mpacM i geotecrinical engineering stu• • " - •+ . - • oy Carlin 51• •.. • 1 • I and submitted with the land use application.The applicant anticipatesapproximately cubic• of • 2,207• . • of be needed to construct the subdivision nfrastructure and prepare building pads. Grade cuts between 10 to 15 feet will be necessary to :otistruct t• opographic survey. Topographic relief over the slope descending from east to west is 104eet. pits were excavated via backhoe on • property on I •• • Nas encountered in the upper 4lmlillL24 inches of existing grades. One test pit locationthe southllllls portion of • site contained fill material classified as loose to medium dense,d ivith gravel. Native soils• •• • and fill were identified as Vashonand Vashon Pecessional outwash deposits consistent with the geologic mapping of the subject property. The ;tudy found no evidence of r • • as the site lacks steep slopes or • • • ., ExhibitNOUld trigger a landslide. The applicant has submitted a Letter of Understanding Geologic Risk • use application. • ••• -• structures may be constructed on • •nal, continuous,and spread footing oundations bearing upon• •- - - soil,• •. •• native soil,,or • Zonstruction of the proposed • • found to be feasible.-•• •-•' recommendations ••. • - preparation an• grading,excavation,• •. •support,.• • :Yrade floors, stormwater detention, vault design, drainage,, utilities, and pavement. The applicant ias submitted a Construction•. • •- permitted work hours,proposed :onstruction dates, and preliminary hauling route (Exhibit 15). It is anticipated that the City's :urrently adopted erosion control, construction, and drainage regulations would adequately mitigate for any impacts• • result fromthe proposed de •• -therefore no further mitigation is recommended. 1 ligation Measures: No further mitigation recommended • �splicable. Fes► .. 1 ZAI :low Control Standard Area. The project is required to provide Level 2 Flow Control and Basic Nater Quality Treatment. The development is subject to Full Drainage Review in accordance wit he 2009 King County Surface Water Design Manual (KCSWDM) and the City of Renton %mendments to the KCSWDM.All coreand special requirementsbeen discussed in the )rovided drainage report. .xisting stormwater on the site sheet flows east to west toward Monroe Ave NE. Sheet flow is :onveyed to a 24lLiLL&IInch diameter • •- and flows south-• - existing stormwatersystem.• lownstrearn floodingor • • were identified in the drainage report. PINESCity of Renton Department of Community & Economic Development THE % PLAT Report of August 29, 2016 Page 5 of 6 Jetention vault to provide flow control for the new and replaced impervious surfaces with a A/etvault component that will provide the required Basic Water Quality. The vault shall be designed n accordance with the KCSWDM and the City of Renton Amendments to the manual. Separate tructural plans will be required to be submitted for review and approval under a separate building )ermit for the detention and water quality vault. Special inspection from the building department required. 3ccommodate infiltration. Infiltration capacity is considered extremely minimal. The geotechnical • also provided design• endations,should be supported on •petent iative soilor - • rockplaced • • competentnative soil. he adopted 2009 County- Water Design• City of Rentonamendmentse herefore no further mitigation is recommended. III i igation Measures: No further mitigation recommended ind submitted with the land use application. The proposal's infrastructure improvements and )ulldlng pad preparation will result in the removal of 48 of the subject property's 57 trees. The pplicant proposes to retain a stand of trees within a tree protection tract adjacent to the Monroe Ave NE frontage and retain one (1) tree on proposed Lot 5 of the subdivision. The Arborist Report and land clearing plan identifies 15 trees that are located within the proposed residential access street and frontage improvement area along Ivionroe Ave NE. The report identifies 17 trees that are referred to as "non viable" or dangerous. Therefore, the site contains 25 significant trees after deducting the trees located with ROWs and those determined to be dangerous. The applicant proposes to remove 16 of the 25 significant trees on the subject property. These trees are located in the future footprints of the single-family residences. With the exception of the retained tree on proposed Lot 5, the remaining trees will be retained within a tree protection tract. The proposed plan retains 36 percent of the subject property's significant trees. Fhe proposed tree retention exceeds the 30 percent retention requirement and nearly all of the frontage required to provide two (2) new trees (with the exception of Lot 5. which will retain one (1) tree) 3nd street trees are required in planter strips along the new residential access street and Monroe ve NE , Additionally,-- • vegetation are proposed - City of Renton Department of Community & Economic Development Environmental Review Committee Report THE PINES PRELIMINARY PLAT 000413,,ECF,PP,,MOD Report of August 29, 2016 Page 6 of 6 ..•, 411 mpacts.w A Vehicle Trip Memorandum (Exhibit 17) was prepared by Gibson Traffic Consultants dated July 1911 2016) and submitted with the land use application. The memorandum is based on •. obtained • - - • •• • -- Generation lr. )eak hour trips and 12 new PM peak hour trips. No reduction in Level of Service for surrounding IF ritersections is expected. IN Monroe Ave NE. The applicant has requested two (2) modifications from the City's street standards hat include providing a hammerhead turnaround indieu of a cul�de�sac for a clead�end street •:,reater than 3004eetand providing a sh.re driveway fortwo of - proposed lots within a )reliminary plat. Jill illill misting frontage of • •- Ave NE, which is classified as a Minor- •.• The applicant equested to maintain the existing curb line along Monroe Ave NE and provide an eight (8) foot Aanter strip and five (8) foot sidewalk with a dedication of 6.54eet of rlght�of�way. ipon the test of •e Transportation Plan.- development willbe -• -r to meet • Renton concurrencyrequirements. t is not •. -•i that the proposed project would adversely impactthe City"s street system.- • • • If I Im• )n is recommencieci. Jill iiiiiiii Environmental Determination Appeal Frocessm. Appeals of the environmental determination must be Way, Renton, WA 98057, on or before 5:00 p.m. on September 16,, 2016a RMC 4�8410 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 � 7 th Floor, (425) 430�6510. f : • � : �il�l�L3r1:3 �1'✓E R:\ie16\0\16t)Q]\3�Ormvn4x\Nolte\fP\OJ-.SN21600�dvq 6/5�20161JI: IS FU 19;f!�LLN�./2dt� V U O z ti �! �n c I-rl --I n � OD o Z �l �% ZD N � Z� m."t�7 � �v�� � D�D�� =��Zm � ZZ'D �1� rn—�i�O��m 'o � Zm"oD D ���� w I �� �l �" ��b 52 m �ri� Va4�4 �i R RR RRRRRR 44 VVVVVV � �o i;$R'���c N �R�g � � N � 4 2 yyz$ �y m i 0 a m �;,; ��,. a�m> ���m A �R�g o < ">�' g I/ENE _- •—.I—... _. �� � �61zY ' . � c .J ezJs' - ti �,�� I ��i� " ag NL I _ >,ti g� �, n � i�� $ lnzn I :��y � I "' `�' 4 ��'. 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I � I I j � I I I = 1 I I V I I I I v I I I I �"' I I I I 16 � L____-J -_ � � I I I � �� ti I m� n I I I - z� ��� ► I � I e z -1 I o � � � N In €�� ��� �� � o� ® ��� ��� v O{�A-p � �y J� ��C ���0 � Zvar � � � �Br �� n �pm�� � �9�C o =OOD� � R2 �uG zzz�— �� ��� o �ppr-p(n � v Zm-o� �<�� D omz rnm m X ,_�� CD V7 v �® DwnerlApplicant darbour Homes, LLC • •i 98103 • 1 (Irkland, WA 98033 i i6 ©2016 D. R. STRONG Consulting Engineers Inc. Technical Information Report The Pines Renton, Washington lingua: R: \2016\6\I600�\J\OrvnSrgr\Plots\PP\W-JT MW7.deg 6/6/2616 a, g45 P PRQIECT NAME THE PINES XXX-XXXX A 0 z a x, rar mgmu p �,sgN 4 o � , N Z O c z =;u o - 00 G1 m > D o ZZzxZ OX o oovTU) o zm{riD D�> D 0 n m O o �u a 1a 4 .. t arbour• - 01 3eattle, WA 98103 Renton,Ave •. 0923059117 : 0923059116 Square feets 107,157 NA to perform a Visual Risk Assessment (VRA) for all significant trees onsite as well as, those offsite rees with driplines that might extend over the site. The information gathered is included in this repo • is a necessarypart to be •-• with the proposal to short • . Total•- of -- �' number of exempt trees (R#1W + NonIIIIIviable) Total number of viable trees TotalTotal • of trees- • -'• forTotal number of retained trees Required 11, retention 25 X 30%= -. -• - i • - :•1 :1 • • - • - 1 • �• • u� f usan Prince ` Certified Arborista • , NE 1 19th Way -d, • •WA.81 * Per city of Renton Municipal Code, a significant tree is one whose Diameter at Breast Height (DBH) is 6" or greater Apri121, 2016 Mr. Jamie Walder Harbour Homes, L.LC 400 N 34th Street, Suite 300 Seattle, WA 98103 Dear Jamie: This correspondence follows your request that I conduct a preliminary wetland reconnaissance on the parcels of land (Parcel Nos. 0923059116 and 0923059117), located at 850 Monroe Ave NE in Renton, Washington The property under investigation includes two residential parcels. (See Attached Location and Site Maps). Data Collection Prior to visiting the site, online information was obtained using the King County iMap system, the US Fish and Wildlife Service online National Wetlands Inventory (NWI), and the Natural Resource Conservation Service (MRCS) online soil mapping utility. As shown in the Attached iMap photos, no mapped streams or wetlands are shown on the site. Similarly, these maps show no streams or wetlands within 500 feet of the site, indicating that no buffers from off -site critical areas would affect this parcel. The attached NWI map also depicts no streams or wetlands on, or near the site. Also attached is the NRCS soil report for the site. As described in the soil report, the parcels appear to be underlain by Arents, Alderwood material, 6 to 15 percent slopes. This moderately well drained soil is commonly found on tillplains such as the Renton Highlands in which the site lies. This soil exhibits a water table depth of 16 - 30 inches below the soil surface. This map unit is not typically known to include hydric inclusions, which indicates that wetlands are not typically present within the map unit. Fieldwork was conducted on March 2, 2016 using the three -parameter approach identified in the I�ashington State I�etlands Identification and Delineation Manual (Washington Manual) (WDOE 1997) and the Regional Supplement to the Corps of Engineers Wetland Delineation Manual.• Vestern Mountains, Valleys and Coast Region (Regional Supplement) (USAGE 2010), which are consistent with the Army Corps of Engineers Wetlands Delineation Manual (ACOE Manual) (Environmental Laboratory 1987) and other pertinent federal and local guidance (33 CFR 328.3 [a] [1-5]). During a review of the parcel boundary, I walked the perimeter of the property and found no visible indication of drainage onto, or leaving the site. I observed that the site contains one small, very slight, depressional area within a driveway that is approximately 30 feet wide and 30 feet long. The depression does not drain off of the site and it appears to exist due to compaction from vehicle TY OF Bill Granger 14056180th Ave SE Renton, WA 90 Entire Document Il@ -ali nenv com Available n Request fVC Mi"Renever soilgeologic ! i w. f f conditions are nvolved with a constructionprogect. Soilgeologic ., r wincludingf fvariable iature. Geologic conditions vary vertically, laterally, and seasonally. The site soil is proven to be suitable o support foundations, landscaping, pavement, and other associated infrastructure in the area. Ho�t�ver, the sits soi! also r�quir'ed car���al planning end consicier�tion �i�h res�a�ct to design end constrUction, Sign �mf 'Contractor" for Stincle will implement throughout the duration of the site development and nfrastructure period as well as during building construction. ummer of I depending on - timing of approvals. ••ur Homes anticipatesroughly 1 •. •� - • . .• _ • - • • • -rhe goal will be to have the site completely stabilized by November ft, 2017 before the fall. Harbour Homes plans on beginning construction of a model home in April of 201� and anticipates starting two homes per month thereafter with an average construction timeline of seven months to complete, of Renton which are as followss TO amilliv a Q m 11non ay through Friday, UGM~ ffUUpm 5aturday, and no work shall be :)ermitted on t• •. - g • _ nali roxM Lu • • dilim• _• i • • • eading north on Monroe Ave NE,, head west on NE 10 th Sit to S11111111900 then heading east or west Request a 'fable Upon O� TD Dz0leeli �n-4 D mDplir— mzm i O - ` " - --- - --�O-- --.. -- --. .. - it mDD _u ={_ — — _ --� It If -I m m o i II �N '3Ab 30 nrr 199Id A '�ta — Wild 4 c ; ...x� Yb. �> --- r �,...It- L Id i if m o p aI I t x� 14 li _---- --- —L it .f ran —Ii r— ---- -- p O� I I ®� f Ceol, D / '' poU1 I zo (] i MCD I cmiyc>O :`�Y __, �--- - ---_.i _.•L_' I.I. ',•',.__. 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The project is within the City of Renton's water service area in the Highlands 565 .hydraulic zone. There is an existing 10 inch City water main in Monroe Ave NE which can deliver 3,800 gpm. The static water pressure is approximately 75 psi at ground elevation of 390 ft. Sewer Wastewater service is provided by the City of Renton. There is a 12 inch wastewater main located in Monroe Ave NE and an 8 inch wastewater main located along the east property line of 850 Monroe Ave NE. Storm The existing properties do not contain stormwater facilities. There is an existing 24 inch stormwater main located in Monroe Ave NE. Based on the City's flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the East Lake Washington Drainage Basin. Transportation The proposed development fronts Monroe Ave NE along the west property lines. Monroe Ave NE is classified as a Minor Arterial Road. Existing right of way (ROW) width is approximately 60 feet. CODE REQUIREMENTS WATER 1. The proposed water main improvements as shown on the composite utilities civil plan submitted with the Land Use Application within the site provides a conceptual plan for the water main extension. The development will be required to install a minimum 8 inch water main extension into the development, connecting to the existing 10 inch water main located in Monroe Ave NE. Staff Comments: i. If the dwellings exceed 3,600 square feet, a minimum 10 inch water main extension, or fire sprinklers, will be required. 2. Installation of fire hydrants within 300 feet of each lot is required by Renton Fire Prevention Department. The number and location of new hydrants will be dependent upon the finished square footage of the homes. 3. Each lot shall have a separate meter. The project proposes a 1 inch water service line and meter to each lot, for a total of fourteen (14) new domestic water service lines and meters. 4. The development is subject to applicable water system development charges and meter installation fees based on the size of the water meters. a. Water system development charges for each proposed 1 inch domestic water service is $3,245.00 per meter or $45,430.00 for (14) 1 inch meters. b. A redevelopment credit of the water system development charges in the amount of $3,245.00 will be applied to each of the two (2) existing 3/ inch meters servicing the property(ies) if they are abandoned and capped at the main line or for a total reduction of $6,490.00 for (2) 3/ inch meters. c. The total water SDC fee is $38,940.00 for (14) 1 inch meters including a credit of (2) 3/4 inch meters. This is payable at construction permit issuance. 5. Water service installation charges for each proposed 1 inch water service is $2,850.00 per meter. The total water service installation fee is $39,900.00 for (14) 1 inch meters. This is payable at construction permit issuance. 6. Drop in meter fee is $460.00 per meter. The total water drop in meter fee is $6,440.00 for (14) 1 inch meters. This is payable at issuance of the building permit. 7. Additional water system development charges and water meter charges will apply if a landscape irrigation meter is required and is based on the size of the meter. SEWER 1. The proposed water main improvements as shown on the composite utilities civil plan submitted with the Land Use Application within the site provides a conceptual plan for the sewer main extension. The development will be required to install a minimum 8 inch sewer main extension into the development, connecting to the existing 12 inch sewer main located in Monroe Ave NE. 2. If it does not existing, an easement will be required for the sewer main existing along the east property lines. 3. All existing side sewers will be required to be cut and capped during demolition of the properties. New side sewers shall be installed to serve each individual property. Ran: August 24, 2016 Page 1 of 4 4. The development is proposing connection of fourteen (14) single family residences. 5. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. a. SDC fee for a 1 inch meter is $2,242.00 per meter. The total fee is $31,388.00 for (14) 1 inch meters. b. A redevelopment credit of the wastewater system development charges in the amount of $2,242.00 will be applied to each of the (2) existing meters to 850 and 870 Monroe Ave NE if they are abandoned and capped at the main line. c. The total water SDC fee is $26,904.00. This is payable at construction permit issuance. SURFACE WATER 1. A surface water development fee of $1,485.00 per new single family residence will apply. The project proposes the addition of 12 new residences (14 new single family homes, 2 existing homes to be removed). The estimated total fee is $17,820.00. This is subject to final design and payable prior to issuance of the utility construction permit. 2. A drainage report, dated July 19, 2016, was submitted by D. R. Strong Consulting Engineers, Inc. with the site plan application. The development is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Renton Amendments to the KCSWDM. All core and special requirements have been discussed in the provided drainage report. 3. Runoff from the existing site includes two single family residences and several outbuildings where no stormwater infrastructure currently exists on site. Runoff from the site sheet flows west and west into a catch basin at the northwest corner of the property at 850 Monroe Ave NE. It then is conveyed through the 24 inch diameter pipe conveyance system in Monroe Ave NE, which flows south toward NE 7th Street. 4. A geotechnical report, dated April 27, 2016, completed by Earth Solutions NW, LLC for the site has been provided. The report discusses the soil and groundwater characteristics of the site and provides recommendations for project design and construction. Geotechnical recommendations presented in this report discount the use of full infiltration due to the underlying dense glacial till soil. 5. Stormwater improvements to the development will consist of a public stormwater detention and water quality vault to mitigate the added impervious areas of the development. The vault shall be designed in accordance with the KCSWDM and the City of Renton Amendments to the manual that is current at the time of utility construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. 6. The development is required to provide basic water quality treatment prior to discharge. Project water quality treatment will consist of conveyance to a combined water quality/detention vault. Staff Comments: i. The conveyance and water quality systems shall be designed in accordance with the KCSWDM and the City of Renton Amendments to the manual that is current at the time of utility construction permit application. ii. A maintenance access road is required to the stormwater facilities in the proposed storm tract and shall be in accordance with the design requirements outlined in the KCSWDM. 7. No downstream flooding or erosion issues were identified in the drainage report. TRANSPORTATION 1. To meet the City's complete street standards for minor arterial streets, minimum right of way width is 91 feet. Dedication of 15.5 feet of right of way would be required. However, the City's transportation group has determined and will support an alternate standard to match the established standard street section for Monroe Ave NE. The City established standard street section for Monroe Ave NE, which shall be installed by the developer as part of the proposed short plat, will allow a pavement width of 22 feet, 8 foot planting strips, 5 foot sidewalks, and 0.5 foot curb. This recommendation results in 5.7 feet of ROW dedication. Applicant has submitted an application to the City requesting a modification of the street frontage improvements to match this alternate street standard. 2. The development proposes installation of a new residential access road (Road A) with 26 feet of paved roadway width, 8 ft planter strips and 5 ft sidewalks in accordance with RMC 4 6 060F. 3. Applicant has submitted an application to the City requesting a modification to provide a hammerhead turnaround has been proposed in lieu of the required cul de sac. Staff Comments: i. The hammerhead turnaround shall be designed in accordance with City of Renton Fire Department standards. ii. Emergency services access within 150 feet of all homes via a 20 foot paved roadway is required. 4. Applicant has submitted an application to the City requesting a modification to provide a shared driveways to serve as access to lots 5 and 6. Said access may be granted via the proposed shared driveway provided the shared driveway meets requirements for emergency services access. a. Emergency access is required within 150 feet of all points on the buildings. b. Joint use driveways must be created upon the common property line of the properties served or through the granting of a permanent access easement when said driveway does not exist upon a common property line. _ �. w_ --. 1 1, i ,= I] r-, ii' ..., ., ,. �� . ': �., fi • 1t 6. Street lighting and street trees are required to meet current city standards. Lighting plans were not submitted with the land use application and will be reviewed during the construction utility permit review. 7. A traffic analysis dated July 19, 2016, was provided by Gibson Traffic Consultants, Inc. The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition, (2009). Based on the calculations provided, the proposed development would average 114 new daily vehicle trips. Weekday peak hour AM trips would generate 9 new vehicle trips, with 7 vehicles leaving and 2 vehicles entering the site. Weekday peak hour PM trips would generate 12 new vehicle trips, with 8 vehicles entering and 4 vehicles existing the site. The total peak hour trips is less than 20, therefore a traffic concurrency test is not required. As detailed in the report the proposed project is not expected to lower the levels of service of the surrounding intersections included in the traffic study. Increased traffic created by the development will be mitigated by payment of transportation impact fees. 8. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The current rate of transportation impact fee is $2,951.17 per dwelling unit for single family homes. The project proposes the addition of 12 new residences (14 new single family homes, 2 existing homes to be removed). The estimated total fee is $35,414.04. Traffic impact fees will be owed at the time of building permit issuance. Fees are subject to change. The transportation impact fee that is current at the time of building permit application will be levied. 9. Paving and trench restoration shall comply with the City's Trench Restoration and Overlay Requirements. GENERAL COMMENTS 1. Adequate separation between utilities shall be provided in accordance with code requirements. a. 7 ft minimum horizontal and 1 ft vertical separation between storm and other utilities is required with the exception of water lines which require 10 ft horizontal and 1.5 ft vertical. 2. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. 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. Recommendations: Advisory Notes to Applicant: 1. RMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed 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. 6. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 7. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING —Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 8. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Recommendations: Environmental Impact Comments: Ran: August 24, 2016 Page 3 of 4 ADVISORY NOTES TO APPLICANT 6=000413 1. The fire impact fees are currently applicable at the rate of $495.10 per single family unit. Credit will be granted for the removal of two existing homes. Code Related Comments. •. dwelling exceeds •11 square feet,. minimum of 1,500 gpm fire flow would be -• -• Aminimum of • - 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'• r - requirements as long as they-- ••- including 5 inch storz`•• a storzfitting to the existing 2. Fire department apparatus access•.• -• -d to be a minimum of 1 feet wide fully paved, with 25 feet•- and 45 feet • • - turning radius.- • dw • - constructed to support a 30 topsipoint loading. required within 150 feet of all points on the bu Full 90 foot cul de sac type turnaround is required for dead end roads that exceed // feet long. 3. ` variance was approved to allow a hammerhead type turnaround in lieuof - cul •- sac type, with the condition that all future homes within the • .' are equipped with an approved fire sprinklerbe clearly stated on - of - approved plat Ran: August 24, 2016 Page 4 of 4 _� � r �, r- t , , •._. � c •:1 -: • Recommendations: All future homes be required to have ire sprinklers providing the needed fire protection while maintaining project viability and density. A revised paving plan shall be submitted to, and be approved by, the Plan Reviewer prior to construction permit approval. Ran: August 24, 2016 Page 1 of 1