Loading...
HomeMy WebLinkAboutC_OnholdLetter_LUA22-000122 May 6, 2022 KPFF Consulting Engineers Attn: Timothy Prusa 1601 Fifth Avenue, Suite 1600 Seattle, WA 98101 SUBJECT: "On Hold" Notice Maple Highlands Preliminary Plat / LUA22-000122, ECF, PP Dear Mr. Prusa, The Planning Division of the City of Renton accepted the above master application for review on April 20, 2022. During our review, staff has determined that additional information is necessary in order to proceed further. The following information will need to be submitted so that we may continue the review of the above subject application:  The Master Application lists Theresa Bagnell and Paula Chambers as the property owners and Timothy Prusa as the authorized representative. Please provide proof of authorization from the property owners that Timothy Prusa is authorized to act as their representative.  Within the R-4 zone the minimum lot width for a corner lot is 80 feet. (RMC 4-2-110A) Lot 4 is only 77 feet in width and needs to be increased to at least 80 feet.  Protected trees that do not contribute to a lot’s required minimum tree density shall be held in perpetuity within a tree protection tract pursuant to RMC 4-4-130H.2. (RMC 4-4-130H.1). Fifteen trees are proposed for retention on Lot 4. Four (4) trees are required to meet minimum tree density. All trees above the minimum required need to be placed in a tree protection tract meeting the requirements of RMC 4-4-130H.2.  The grade level around any tree to be retained may not be lowered within the greater of the following areas: (i) the area defined by the drip line of the tree, or (ii) an area around the tree equal to one and one-half feet in diameter for each one inch of tree caliper. (RMC 4-4-130H.9.e). Trees 110 and 111 would have grade lowering associated with the stormwater pond within area identified by (ii). As currently proposed Planning will not support the retention of them.  Significant trees shall be retained in the order of priority presented in RMC 4-4-130H.1.b. The first two (2) items for Priority One is (i) landmark trees, and (ii) significant trees that form a continuous canopy. Trees 97 through 102 meet both items and are of the highest priority to preserve. Preservation of trees 97 through 102 in place of other proposed trees as they meet criteria (i) and (ii) of Priority One tree retention is a priority for Planning.  Please see attachments with comments from Development Engineering. At this time, your project has been placed “on hold” pending receipt of the requested information. The maximum time for resubmittal shall be within 90 days of this notice. Please contact me at (425) 430-7286 if you have any questions. Sincerely, Andrew Van Gordon Associate Planner cc: Theresa Bagnell, Paula Chambers / Owners Aron Golden / Applicant Marv Bettes, Paula Chambers, Scott Christensen, Roger Overa / Party(ies) of Record DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 3, 2022 TO: Andrew Van Gordon, Planning FROM: Jonathan Chavez, Development Engineering SUBJECT: Maple Highlands Plat 13818 152nd Avenue SE & 13929 154th Avenue SE LUA22-000122 I have completed the review for the above-referenced proposal located at parcel 1463400021 & 1463400020. The following comments are based on the land use application submittal made to the City of Renton by the applicant. EXISTING SITE CONDITIONS Water The site is located in the King County Water District 90 Utility District service area. Sewer The site is located in the City of Renton sewer service area. There is existing 8-inch diameter sewer main within the subject property. Storm The topography slopes moderately from northeast to southwest. There is a conveyance system on 152nd Avenue SE owned by King County. Any connection to the existing stormwater conveyance system along 152nd Ave SE must be approved by King County. Streets The proposed development fronts 152nd Avenue SE along the west property line. 152nd Ave SE is classified as a residential access street with an existing Right-of-Way (ROW) width of 60 feet. The proposed development fronts 154th Avenue SE along the east property line. 154th Avenue SE is classified as a residential access street with an existing Right-of-Way (ROW) width of 60 feet. CODE REQUIREMENTS WATER 1. Water availability certificate should be provided to the City with the land use application. a. Water availability was not submitted with the Land Use Application. Applicant must provide a water availability certificate from Water District 90 with Civil Permit Application. 2. Fire hydrants and fire flow requirements should meet the requirements of Renton Fire Authority (RFA). Maple Highlands Plat - LUA22-000112 May 3, 2022 Page 2 of 6 3. Approved water plans from Water District 90 Utility District should be provide to the City during Construction permit stage. SEWER 1. A sewer main extension will be required to serve the proposed project. a. A new 8” PVC sewer main is being proposed to serve the new lots, within the new internal streets. 2. A sewer main extension will be required to the north and south property lines, along the street frontage on 154th and 152nd Avenue SE. a. A sewer extension is not shown on the Civil Plans, as part of the Land Use Application. Applicant shall extend the sewer to the south property line, along 154th Avenue SE. Civil Plans shall be updated to reflect this additional sewer main work and be submitted with the Civil Permit Application. 3. A 15-foot utility easement will be required for the new sewer mains and manholes within private property. 4. A separate side sewer will be required for each new lot. All new side sewers shall be a minimum of 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%. 5. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2022 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2022 Wastewater fees are $3,500.00 per 1-inch meter. b. Sewer Special Assessment District (SAD) fee is applicable on the project. The Central Plateau Interceptor SAD fee will be applicable for the project. The underlying parcel has paid the SAD fee for existing lot and would receive credit for the one lot. The SAD fee should be charged on each additional lot for a total of 9 lots x $351.95+interest per lot. SURFACE WATER 1. A drainage report complying with the current Renton Surface Water Design Manual (RSWDM) will be required. Based on the City’s flow control map, the site falls within the City’s Flow Control Duration Standard (Forested Site Conditions). The site falls within the Lower Cedar Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. All stormwater improvements as per the drainage review along with stormwater improvements in the frontage are required to be provided by the developer. a. A preliminary technical information report (TIR) by KPFF, dated March 2022, was submitted by the Applicant with the Land Use Application. b. Core Requirement #2: i. A letter was also submitted on April 26, 2022, by the property owner directly south of the proposed project. The property owner of 13929 154th Avenue SE has expressed concerns about the current drainage issues adjacent to his property. Due to this, the Applicant shall provide a Level 2 Downstream analysis, taking the submitted drainage complaint into account and providing mitigation downstream of the project site. Address Type 3 – Severe Flooding Problem and evaluate mitigation as specified in Section 1.2.2.2 under “Drainage Problem-Specific Mitigation Requirements”. c. Core Requirement #3: Maple Highlands Plat - LUA22-000112 May 3, 2022 Page 3 of 6 i. Update TIR modeling calculations to account for additional impervious surface areas in existing City Right-of-Way (sidewalks and expanded pavement widths). If it is not possible to capture flows from 152nd Avenue SE, propose a mitigation for this additional area. ii. Provide detention pond sizing and volume. Specify credits, if any, used for flow control. iii. Based on flooding issues at the discharge point, update TIR and flow control modeling based on Flood Problem Flow Control Standard, matching forested site conditions for the 2-year through the 100-year return frequencies. iv. The detention pond access road has a cross slope. This is not allowed. Update grading to show access road contours perpendicular to direction of travel. Update size of pond accordingly, see screenshot below: 1. v. Interior slopes cannot exceed 3:1. Update grading plan accordingly. d. Core Requirement #4: i. Provide conveyance calculations for downstream conveyance system. 2. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. a. Applicant shall update the Civil Construction Plans to meet the minimum catch basin spacing standards and minimum pipe diameter sizing, per Chapter 4.2 of the Renton Surface Water Design Manual. Refer to table 4.2.1A1 for pipe diameter and catch basin spacing standards. 3. Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in accordance with the City adopted SWDM. a. A fence is proposed with the submitted landscape plan and access to the proposed stormwater tract is limited by a gate, per RMC 4-6-030.G.2. 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Maple Highlands Plat - LUA22-000112 May 3, 2022 Page 4 of 6 a. The Applicant is proposing to use a water quality pond to satisfy this requirement. Applicant shall update TIR to address the PGIS areas not being captured by the wet pond facility. These areas include, but are not limited to, the new roadway widening on 152nd Avenue SE and 154th Avenue SE. 5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. a. Given the size of the new lots, basic dispersion seems feasible for this project. Vegetated flow paths of 25-feet in length can be achieved. Please address this in the updated, final TIR and Civil Construction Plans. 6. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. a. A geotechnical report by Riley Group, dated June 14, 2021, was submitted by the Applicant with the Land Use Application. No infiltration tests were provided in the report, the soil classification determined by the soil test was determined to be “Vashon-age lodgment till”. i. Provide infiltration tests to determine BMP feasibility and support conclusion that infiltration is not feasible. 7. A Construction Stormwater Permit from Department of Ecology is required since clearing and grading of the site exceeds one acre. Applicant must obtain permit and provide proof prior to Civil Permit issuance. a. This permit must be active prior to civil permit issuance. 8. Erosion control measures to meet the City requirements shall be provided. a. Applicant shall submit a full Stormwater Pollution Prevention Plan with the Civil Permit Application. 9. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. 10. Effective July 1, 2022, the City of Renton will be adopting a new stormwater manual which will be based on the 2021 King County Surface Water Design Manual. All projects vested on or after July 1, 2022 will be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for information regarding project vesting. 11. The 2022 Surface water system development fee is $2,100 per new single-family lot. Fees that are current will be charged at the time of permit issuance. TRANSPORTATION 1. The proposed development fronts 152nd Avenue SE along the west property line. 152nd Ave SE is classified as a residential access street with an existing Right-of-Way (ROW) width of 60 feet. To meet the City’s complete street standards for residential access streets, the minimum right of Maple Highlands Plat - LUA22-000112 May 3, 2022 Page 5 of 6 way width is 53 feet. The following improvements will be required to be provided by the developer: a minimum pavement width of 26 feet, 0.5 foot wide curbs, gutter, 8 foot wide landscaped planters, and 5 foot wide sidewalks. Street frontage improvements including paved travel roadway width of 26 feet or paved width to match existing paved width along the corridor. a. These improvements are shown on the preliminary civil construction plans. 2. The proposed development fronts 154th Avenue SE along the east property line. 154th Avenue SE is classified as a residential access street with an existing Right-of-Way (ROW) width of 60 feet. To meet the City’s complete street standards for residential access streets, the minimum right of way width is 53 feet. The following improvements will be required to be provided by the developer: a minimum pavement width of 26 feet, 0.5 foot wide curbs, gutter, 8 foot wide landscaped planters, and 5 foot wide sidewalks. Street frontage improvements including paved travel roadway width of 26 feet or paved width to match existing paved width along the corridor. a. These improvements are shown on the preliminary civil construction plans. 3. New Residential Access Street: Per RMC 4.6.060, the minimum requirement for public residential street ROW width is 53 feet. The minimum pavement width is 26 feet which includes on-street parking on one side. 0.5 feet wide curbs with drainage, 8 feet wide landscaped planters, and 5 feet wide sidewalks are required on both sides of the street. Street lighting is also required on public streets. Curb bulb-outs are required where on-street parking is located on streets. The minimum requirement of a public half street is 35 feet with a paved width of 20 feet. A 0.5 feet wide curb, 8 feet wide landscaped planter, 5 feet wide sidewalk, drainage, and street lighting is required to be provided on the side of the project fronting the development. a. These improvements are shown on the preliminary civil construction plans. 4. A minimum intersection radius of 25 feet is required at the intersection of residential streets. 5. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. a. Curb ramp placement at intersections needs to be updated to ensure that curb ramps are as close to the intersection as possible. 6. Property corner dedication meeting City code is required to be provided. a. Dedication shall be recorded with the plat. 7. Street grades shall not exceed 15 percent. 8. Refer to City code 4-4-080 regarding driveway regulations: a. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. b. The maximum width of a single loaded garage driveway is 9-feet and the maximum width of a double loaded garage driveway is 16-feet. If a garage is not present, the maximum driveway width is 16-feet. c. Driveways shall not be closer than 5-feet to any property line. 9. Lighting plans and photometrics are required to be submitted with the land use application and will be reviewed during the construction utility permit review. Street lighting and street trees are required to meet current city standards. a. Street lighting plans were not submitted with the Land Use Application. Applicant shall submit a lighting plan showing new residential street lights spaced 100-feet apart, but alternating every 50-feet with the lights on the opposite side of the street. Maple Highlands Plat - LUA22-000112 May 3, 2022 Page 6 of 6 10. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 11. The transportation impact fee is based on the type of land use. For a single-family homes, the 2022 transportation impact fee is $10,861.69 per lot. Transportation impact fees are subject to change based on the year the building permit is applied for. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All civil construction permits for utility 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. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 6. Fees quoted in this document reflect the fees applicable in the year 2022 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule.