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HomeMy WebLinkAboutReport 1NAME LAND USE HEARING SIGN-IN SHEET Maertins Ranch Preliminary Plat, 14-001568, ECF, PP February 10, 2015, 10:00 AM PLEASE PRINT LEGIBLY ADDRESS Phone# with area code (including City & Zip) (optional) (!,L tUd I ,j-r), -,e//i, IO '-/-If;" -I (j '71'h Q.v( s0 'T'-· ~ W/1 9<.toPi t_/-5-2-,S"'>--4 3 '-/-D Email (optional) (v\ oJ \t,V .j ·u\Atll J fJ-(;.-2D 7-n+-~ 42.,s , sz-1 ?50 b7-7 l\;l~tN . j C \,\.c\) @ c( v::Jv G><.') ~ vb,l:v ~d V0A-'rso= ·? ' -:7--::. . • . Cl,<,-- X X X X I X X X I u z < "' "' z " "' w < :> SE 1/4 SECTION .J, TOIM,/SH/P 2.J N, RANCE 5 £, W.M, MAERTINS RANCH I I -·-_,_ ~ · ..L •. i-'L .L I . • . I · / · 1y -T[( .· ·:;~;f.+;··~~7:--~"·_5·· -- , 1'! I . I ·~ I I i l~t-__ L_ I ' i ' I! 1_.---T I \ I I \ , \ I \ \ \' J. \ ' -·-----·· . -~ · .. ,, '·:: ·,·. '<: /',\:· -~ . / , •. I / \',. . I ' I'"-1 "< 1·1 -, " ·"-. 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"' z e= "' w < " ,t.1 c.11-.l"ODo!o-YINDlo;I ,._.._,,!ll-""""" ~--- t-r-~-i! SE 1/4 SECTION 3, TOWNSHIP 23 N, RANGE 5 E, W..11. MAERTINS RANCH ·--·-···--·----'lfff.~itjj-· ( ~l }~ l i-----+~-'-- t--"-+--,' ~ r~~~1~~· ~ I '1'Tl' I <PPR I -.. I ~-1--~.._1 -i;; "' I I§:. I ® "·~-!~~T§~ "" NOTE:: ,.....,., .. _,,,,_,_,_...,.,""""' '%:,~ ;s:,:,: =-A.'RJC.,11<Pt MAERllNS RANCH PRELIMINARY PLAT t.eKHOfltlOOO l)ffAJL 1,1,\1' DRS PRO.ICT MO. 1410J @ NORTH ~ IINC.ia,OOJT ( ( Denis Law _ _:May:..or .....---~ r t _ City of 1 . .. . . ~.llWll December 8, 2015 TO WHOM IT MAY CONCERN: ·-Community & Economic Development Department CE."Chip"Vincent, Administrator Subject: New Plats and Short Plats in the City of Renton Please see attached new plats, short plats and multi-building developments that have recently been addressed. Some of these have been recorded and I am supplying a list on new parcel numbers with the new addresses. If the plat is not recorded (NR), I am only giving you the plat map with the new potential addresses written on it. Please add these addresses to your City directories and maps. Bob Singh Plat Canyon Terrace Plat (NR) Copperwod (NR) Dhillon Short Plat (NR) Enclave at Bridle Ridge Plat (NR) Greenleaf/Panther Lake Plat Highlands Park Short Plat (NR) Jason's Short Plat Jassen Short Plat Jefferson Glade Short Plat (NR) Kelsey's Crossing Plat Kennydale Vue Point Short Plat (NR) Lord Short Plat/3307 (NR) Maertin's Ranch/Concord Place Plat (NR) Morris Ave Short Plat (NR) Nantucket Avenue Short Plat (NR) Sidhu Short Plat (NR) Skagen Short Plat (NR) Talbot & ss'h Plat (NR) Vuecrest II Short Plat (NR) Whitman Court Town homes PH II Plat (NR) incerely, Jan Conklin Energy Plans Examiner Development Services Division Telephone: 425-430-7276 111:platadd Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov ' i MAERTlNS-R~,c, ,.,..., .ANCH xxx-xxxx ' I ! . l March 2, 2015 CERTIFICATE OF MAILING STATE OF WASHINGTON COUNTY OF KING ) ) § ) JASON A. SETH, City Clerk for the City of Renton, being first duly sworn on oath, deposes and says that he is a citizen of the United States and a resident of the State of Washington, over the age of 21 and not a party to nor interested in this matter. That on the 2nd day of March, 2015, at the hour of 4:30 p.m. your affiant duly mailed and placed in the United States Post Office at Renton, King County, Washington, by first class mail the Hearing Examiner's Final Decision RE: Maertins Ranch Preliminary Plat (LUA-14-001568) to the attached parties of record. SUBSCRIBED AND SWORN TO BEFORE me this 2nd day of March, 2015. Cynt a R. oya Notary Public in and for the State of Washington, residing in Renton My Commission expires: 8/27/2018 Maher Joudi D.R. Strong Consulting Eng. 620 7th Ave Kirkland, WA 98033 Llora Maertins 10918 144th Ave SE Renton, WA 98059 Claudia Donnellv 10415 147th Ave SE Renton, WA 98059 Justin Lagers PNW Holdings LLC 9675 SE 36th St, 105 Mercer Island, WA 98040 Hearing Examiner's Decision Denis Law Mayor March 2, 2015 Maher Joudi D.R. Strong Consulting Eng. 620 7'h Avenue Kirkland, WA 98033 Subject: Hearing Examiner's Final Decision City Clerk -Jason A. Seth, CMC RE: Maertins Ranch Preliminary Plat, LUA-14-001568 Dear Mr. Joudi: The City of Renton's Hearing Examiner has issued a Final Decision dated March 2, 2015. These documents are immediately available: • Electronically on line at the City of Renton website (www.rentonwa.gov); • To be viewed at the City Clerk's office on the 7'h floor or Renton City Hall, 1055 South Grady Way, between 8 am and 4 pm. Ask for the project file by the project number LUA14-001568; and • For purchase at a copying charge of $0.15 per page. The estimated cost for the Hearing Examiner Documents is $2.55, plus a handling and postage cost (this cost is subject to change if documents are added). APPEAL DEADLINE: RMC 4-8-080 provides that the final decision of the Hearing Examiner is subject to appeal to the Renton City Council. RMC 4-8-110(E)(14) requires appeals of the Hearing Examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. Appeals must be filed in writing together with the required fee to the City Council, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, (425) 430-6510. RECONSIDERATION: A request for reconsideration to the Hearing Examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-110(E)(13) and RMC 4-8- 100(G)(9). Reconsiderations must be filed in writing to the Hearing Examiner, City of 1055 South Grady Way• Renton, Washington 98057 • (425) 43(}-6510 / Fax (425) 43(}-6516 • rentonwa.gov • Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the reconsideration process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, (425) 430-6510. A new fourteen (14) day appeal period shall commence upon the issuance of a reconsideration decision. I can be reached at (425) 430-6510 or iseth@rentonwa.gov. Thank you. Sincerely, ~" ·,~ ity Clerk cc: Hearing Examiner Clark Close, Associate Planner Jennifer Henning, Planning Director Vanessa Dolbee, Current Planning Manager Steve Lee, Development Engineering Manager Craig Burnell, Building Official Sabrina Mirante, Secretary, Planning Division Ed Prince, City Council member Julia Medzegian, City Council Liaison Justin Lagers, PNW Holdings, LLC., Applicant Parties of Record (2) 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 1•. 1 0 2 1 [Jl'i 1~1A!\ __ ;.; 1. ·~ RECEIVED CITY CLERK'S OFFICE BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Maertins Ranch Preliminary Plat ) ) ) FINAL DECISION ) ) ) LUA14-001568 ) ) SUMMARY The applicant requests preliminary plat approval for the subdivision of 4.09 acres into 13 single- family residential lots at 1508 Ilwaco Ave NE. The preliminary plat is approved subject to conditions. TESTIMONY Clark Close, Renton associate planner, summarized the staff report. He noted there are no critical areas on site. Mr. Close noted that during construction staff will monitor whether any project construction would adversely affect tree roots of neighboring properties. Maher Joudi, on behalf of the applicant, noted that the vault would be shored on the side of adjoining property to ensure that roots of neighhoring properties would not be damaged. An arborist has already determined limits of disturbance for the neighboring roots as well. Claudia Donnelly, neighbor, testified she lives about a quarter mile from the project site. She questioned why best management practices referenced in the staff report for flow control aren't required as conditions of approval. She showed photographs of flooding on her property caused by Windstone development. She read excerpts from the May Creek Basin Plan that concluded that detention ponds were not effective in preventing flooding from new development. The Plan noted PRELIMINARY PLAT -I 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 that stonnwater from new development has adversely affected May Creek. She noted in the Tiffany Park hearings there was testimony that the removal of trees will remove 75% of the ability of the property to process stormwater. She noted that pcrvious pavement should be used to mitigate stormwater impacts and/or a level 3 vault and level 3 flow controls. She questioned why downstream analysis did not extend down to her property. She wanted to know why flow control measures aren't taken now. She noted that Windstone stormwatcr facilities have broken twice and flooded her property with yellow water. She noted she had no flooding problems prior to Windstone. Her husband has measured flood waters up to 18 inches deep. Steve Lee, Renton Development Engineering Manager, testified that the Green's Creek flooding depicted in Ex. 29 was part of a large flood event. Greens Creek has historically had periods of flooding in different parts of the river. Windstone was a King County project that started in King County and ended up in the City of Renton after annexation. Windstone stonnwater design was initially subject to the 1990 manual and later stages were designed under the l 998 manual. The 1990 manual required smaller ponds. The 1998 manual required larger ponds. Under the current 2009 manual, the ponds are required to be even larger. Maher Joudi noted that 2009 manual requires adherence to the best management practices (bmp) referenced by Ms. Donnelly. The applicant is required to comply with those bmps during final engineering review whether they are required in the preliminary plat conditions of approval or not. The prior stonnwater manuals used to govern Windstone didn't require the modeling of the rainfall patterns of the area. Current durational modeling requires assessments to be based upon a storm on top of a storm on top of a stonn and to study the flow characteristics resulting from such events. The current manual now requires stormwater controls to mimic pre-development conditions, which was not required for Windstone. Ms. Connelly's flooding complaints were not addressed in the downstream analysis because the current manual only requires assessment of complaints less than ten years old. Ms. Connelly's complaints were more than ten years old. Unlike Windstone, the detention facility for the proposal is an underground vault where breaking is not near as likely as the open air facilities of Windstone. Matching pre-development stormwater conditions will reduce erosion on off-site properties. The retention capacity analysis done under the manual takes into account the loss of trees. It should also be noted that the project site is already heavily cleared and developed, so that downstream property owners will likely see a reduction stonnwater flows since the manual requires the applicant to mimic fully treed (undeveloped) conditions. Mr. Joudi further noted that downstream Level 3 analysis is only required for recurring historical stormwater problems. If there have been no complaints in the past ten years, as here, Level 3 analysis would not be triggered. Mr. Lee clarified that bmps are not made conditions of subdivision review because they are required by the manual. The manual requirements are imposed during the utility construction pcnnit stage of review. EXHIBITS PRELIMINARY PLAT -2 2 3 4 5 6 7 8 Exhibits 1-20 identified at page 4-5 of the January 5, 2015 staff report were admitted into the record during the hearing. The following exhibits were also admitted during the hearing: Ex. 26: Ex. 27: Ex. 28: Ex. 29: Ex. 30: Ex. 31: Ex. 32: Procedural: Claudia Donnelly letter. Staff power point presentation. GIS maps of project area (located on city website). Claudia Donnelly photographs (seven 8xl l photographs) Portions of Environmental Committee Report on application. Pages 5-39 and 6-9 of May Creek Basin Plan Claudia Donnelly testimony. FINDINGS OF FACT 9 I. Applicant. PNW Holdings, LLC 10 11 12 13 14 15 16 17 18 19 20 21 2. Heari11g. A hearing on the preliminary plat application was held on February I 0, 2015 in the City of Renton Council City Chambers. 3. Project Description. The applicant requests preliminary plat approval for the subdivision of 4.09 acres into 13 single-family residential lots and a drainage tract at 1508 Ilwaco Ave NE. The parcel would be divided into 13 residential lots and one storm drainage tract and would result in a net density of 4.32 dwelling units per net acre. The drainage tract measures I 0,496 square feet (sf) and consists of a stormwater detention vault. The proposed lots would range in size from 8,050 sf to 10,985 sf with an average lot size of9,274 sf. Access to the site would be from NE 16th St. The site currently contains one single-family residence, a detached garage, a barn, and associated gravel driveways. All existing structures are proposed for demolition. There arc 159 significant trees on the site and 34 original trees are proposing to be retained. The applicant has submitted a Critical Area Report, Technical Information Report, Traffic Impact Analysis, Arborist Report, and a Geotechnical Engineering Study. The applicant will dedicate 46,627 sf for public streets with an access road running north/south, through the property, to serve the new lots. 22 4 -Adequacy of Infrastructure/Public S~rvices. The project will be served by adequate 23 24 25 26 infrastructure and public services. Preliminary adequacy of all infrastructure has been reviewed by the City's Public Works Department and found to he sufficient. Specific infrastructure/services are addressed as follows: A. Water and Sewer Service. Water service will be provided by King County Water District #90. A water availability certificate was submitted to the City. Sewer service will be provided by the City of Renton. PRELIMINARY PLAT -3 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 B. Police and Fire Protection. Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and lees. An approved cul-de- sac type turnaround is required for dead end streets over 300 feet long, and all homes beyond 500 feet on dead end streets are required to install an approved fire sprinkler system; this applies to Lots 5 and 6 (RMC 4-6-060H.2). Fire impact fees are applicable at the rate of $495.10 per single family unit. This fee is paid at time of building permit issuance. C. Drainage. The proposal provides for adequate stormwater drainage facilities. A drainage plan (Exhibit 7) and technical information report (Exhibit 15) has been submitted with the application. The report addresses compliance with 2009 King County Surface Water Manual (KCSWM) and City of Renton Amendments to the KCSWM, Chapters I and 2. City staff have found the preliminary design to be consistent with the KSCWM and no evidence was presented to the contrary. Final compliance with the KSCWM will be implemented during utility construction permit and final plat review. Claudia Donnelly wrote (Ex. 26 and 32) and testified of severe flooding problems on her property caused by upstream development. She believes that the Windstone subdivision was the cause of the flooding in the 1990s. While this may be the case, the City's stormwater regulations have been upgraded several times since the regulations that applied to the Windstone development. As testified by the project engineer and the City's engineer, a major change in storm water regulations since the stormwaer regulations that applied to Windstone is that off-site stormwater flows generated by the project must match pre-development, fully forested conditions. As testified by the project engineer, since the project site is currently partially developed and cleared, the matching of predevelopment stormwater conditions will likely reduce stormwater impacts to Ms. Donnelly's property over current conditions. Given that the KCSWM requires pre-development flows and the project and city engineer's both have concluded that this requirement can be achieved, it must be determined that the proposal will not create any significant adverse stormwater impacts to Ms. Donnelly's property or the property of anyone else. Given the stormwater problems that Ms. Donnelly and others have had in the past, Ms. Donnelly's concerns are certainly legitimate and understandable. However, the City's newest stormwater regulations are specifically designed to prevent the stormwater problems that occurred in the past. There is also no expert opinion in the record that counters the conclusions of Mr. Lee and Mr. Joudi that the KCSWM will prevent adverse PRELIMINARY PLAT -4 2 3 4 5 6 7 8 9 10 I I 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 stormwater impacts to downstream properties. Ms. Donnelly did raise the point that an expert in the Tiffany Park hearing identified that trees serve a significant function in stormwater retention, but the KCSWM requires that stormwater facilities be designed to substitute for the lost capacity caused by the removal of trees. Ms. Donnelly also questioned why staff is not recommending a condition of approval requiring compliance with best management practices and also wants to know why downstream analysis doesn't extend down to her property. The best management practices will be required during utility construction permit review so there is no need to require them during preliminary plat review. The extent of downstream analysis is set by the KCSWM. As testified by Mr. Joudi, the KSCWM did not require downstream analysis to extend to Ms. Donnelly's property because flooding problems in her area arc documented (based upon stormwater complaints) as having occurred more than ten years ago. D. Parks/Open Space. City ordinances require the payment of park impact fees prior to building permit issuance. RMC 4-2-115, which governs open space requirements for residential development, docs not have any specific requirements for open space for residential development in the R-4 district. The impact fees provide for adequate parks and open space. E. Streets. No significant traffic impacts are anticipated for the project. Project specific impacts will not nessistate any off-site improvements and the applicant will be required to pay its proportionate share of mitigation to the City's transportation system as a whole through the payment of traffic impact fees. City engineering staff have reviewed the preliminary street design and found it compliant with applicable street standards. Final compliance shall be assessed by city staff during final plat review. A Traffic Impact Analysis prepared by TraffEx Northwest Traffic Experts (dated October 27, 2014; Exhibit 14) was submitted with the application materials. The proposed 13-lot subdivision would generate 124 average weekday trips: IO AM peak hour and 13 PM peak hour at the future intersection of NE 16th St and the sites proposed access street. The study intersection operates at an excellent Level of Service (LOS) A for future conditions including project generated traffic. A 3% per year annual background growth rate was added for each year of the two-year time period (for a total of 6%) from the 2014 traffic count to the 2016 horizon year of the proposal. The traffic report concludes by listing the following traffic impact mitigation measures: I) construct the street improvements including curb, gutter and sidewalk for the site access street and site PRELIMINARY PLAT -5 2 3 4 5 6 7 8 9 10 l l 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 frontage on NE 16th Street; and 2) contribute the approximately $8,550 Transportation Mitigation fee to the City of Renton. It is also anticipated that the proposed project would result in impacts to the City's street system. In order to mitigate transportation impacts, the applicant would be required to meet code-required frontage improvements, City of Renton's transportation concurrency requirements (Exhibit 24) based upon a test of the citywide Transportation Plan and pay appropriate Transportation Impact Fees. Currently, this fee is assessed at $2,214.44 per net new single family home (13 x $2,214.44 = $28,787.72). This fee is payable to the City at the time of building permit issuance. F. Parking. Sufficient area exists, on each lot, to accommodate required off street parking for a minimum of two vehicles per dwelling unit as required by City code. G. Schools. Adequate school facilities are available for the project and safe walking conditions will be provided to and from school. The staff report concludes that it is anticipated that the Issaquah School District can accommodate any additional students generated by this proposal at the following schools: Newcastle Elementary (8400 1361h Ave SE, Newcastle), Maywood Middle School (14490 1681 h Ave SE, Renton), and Liberty High School (16655 SE 1361h St). A School Impact Fee, based on new single family lots, will also be required in order to mitigate the proposal's potential impacts to Issaquah School District. The fee is payable to the City as specified by the Renton Municipal Code at the time of building permit application. Currently, the 2015 fee is assessed at $5,730.00 per single family residence. RCW 58.17.110(2) provides that no subdivision be approved without making a written finding of adequate provision made for safe walking conditions for students who walk to and from school. As part of the proposed project, sidewalks would be constructed along on-site roadways which would connect to the existing sidewalk system along NE l 61h St, Lyons Pl NE, NE 17 1h St, and 148 1h Ave SE to the anticipated bus stops at the intersection of NE 17•h St and 1481h Ave SE. This anticipated route would provide adequate provisions for safe walking conditions for students who walk to and from school and/or bus stops (Exhibit 19). 5. A_qy_,:rse Impacts. There are no adverse impacts associated with the proposal. Adequate public facilities and drainage control are provided as determined in Finding of Fact No. 4. The City's storrnwater regulations are sufficient to prevent flooding both off and on-site. There are no PRELIMINARY PLAT -6 2 3 4 5 6 7 8 9 10 1 I 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 critical areas on site. The proposal is surrounded by single family development that is zoned R-4 or R-8 so compatibility of use is not an issue. There were concerns raised about tree preservation. City development standards define what is acceptable tree removal and retention. The proposal is compliant with applicable tree retention standards. RMC 4-4-130H requires thirty percent of the trees shall be retained in a residential development. When the required number of protected trees cannot be retained, new trees, with a two-inch (2") caliper or greater, must be planted. The replacement rate is twelve ( 12) caliper inches of new trees to replace each protected tree removed. The property is covered with large Douglas fir and some Madrona and ornamental trees around the home. There are approximately 159 trees over 6 inches in diameter throughout the site (208 trees including rights-of-ways and on adjoining parcels). After street and critical area deductions, and the minimum requirement to retain 30%, the applicant is required to retain 36 trees. The applicant is proposing to retain 34 trees (6" or larger), and thus the required tree caliper replacement is 24 inches. The average size of the trunk at diameter at breast height (DBH) for the 34 trees is 11.7 inches (11.T') and the species include 27 Douglas-firs, six (6) Western red-cedars, and one (I) Madrona. Mathematically, a minimum of 9.6 replacement trees at 2.5 DBH will be used to achieve the required 24 replacement inches. All trees that arc proposed to be retained will be fenced and signed during construction process for preservation (Exhibits 5-8). The applicant is proposing additional trees beyond the minimum 9.6 trees at 2.5 inches (28 Evergreen Magnolia x 2.5 = 70 replacement inches; 18 Leyland Cypress at 8' -1 O' height); this complies with RMC. A concern was also raised about impacts to trees on adjoining properties. Due to the size and location of the proposed stormwater vault, there is a potential to impact to the off-site trees to the east of Tract A. The applicant had an arborist to assess the limits of disturbance for construction of the vault. City staff will also be monitoring the vault construction to ensure that tree roots are not damaged. The conditions of approval will require implementation of these measures to protect trees on adjoining properties. No other significant impacts are reasonably anticipated from the evidence contained within the administrative record. Conclusions of Law I. Authority. RMC 4-7-020(C) and 4-7-050(0)(5) provide that the Hearing Examiner shall hold a hearing and issue a final decision on preliminary plat applications. RMC 4-9-070 grants the Examiner authority to review and make final decisions on SEPA appeals. 2. Zoning/Comprehensive Plan Designations. The subject property is zoned Residential 4 dwelling units per net acre (R-4). The comprehensive plan map land use designation is Residential Low Density (RLD). PRELIMINARY PLAT -7 2 3 4 5 6 7 8 3. Review Criteria. Chapter 4-7 RMC governs the criteria for preliminary review. Applicable standards are quoted below in italics and applied through corresponding conclusions of law. RMC 4-7-0SO(B): A subdivision shall he consistent with the following principles of acceptability: I. Legal Lots: Create legal building sites which comply with all provisions of the City Zoning Code. 2. Access: Establish access to a public road for each segregated parcel. 3. Physical Characteristics: Have suitable physical characteristics. A proposed plat may be denied because of flood, inundation, or wetland conditions. Construction of protective improvements may be required as a condition of approval, and such improvements shall be noted on the final plat. 4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water 9 supplies and sanitary wastes. 10 4. As to compliance with the Zoning Code, Finding 1(2) of the staff report is adopted by 1 1 reference as if set forth in full, with all recommended conditions of approval adopted by this decision as well. As depicted in the plat map, Ex. 2, each proposed lot will directly access a public 12 13 14 15 16 17 18 19 20 21 22 23 Road, Road A. As determined in Finding of Fact No. 4 and 5, the project is adequately designed to prevent any impacts to critical areas and will not cause flooding problems. As determined in Finding of Fact No. 4, the proposal provides for adequate public facilities. RMC 4-7-080(1)(1): ... The Hearing Examiner shall assure conformance with the general purposes olthe Comprehensive Plan and adopted standards ... 5. The proposed preliminary play is consistent with the Renton Comprehensive Plan as outlined in Finding 1(1) of the staff report, which is incorporated by this reference as if set forth in full. RMC 4-7-120(A): No plan for the replalling, subdivision. or dedication ol any areas shall be approved by the Hearing Examiner unless the streets shown therein are connected by surfaced road or street (according to City specifications) to an existing street or highway. 6. The internal road system connects to NE 16 1h St., an existing public road. RMC 4-7-120(8): The location olall streets shall conform to any adopted plansfi,r streets in the City. 7. The City's adopted street plans are not addressed in the staff report or anywhere else in the 24 administrative record. However. the only street connection possible for the project is as proposed to NE I 6'h. The project site is otherwise completely surrounded by single-family development. 25 26 PRELIMINARY PLAT -8 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 RMC 4-7-120(C): Ila suhdivision is located in the area of" an officially designed {sic} trail. provisions shall be made for reservation of" the right-of:way or fhr easements to the City/or trail purposes. 8. There is nothing in the record to reasonably suggest the proximity of any official designated trail. RMC 4-7-130(C): A plat, short plat, subdivision or dedication shall be prepared in conformance with the following provisions: 1. Land Unsuitahle for Suhdivision: Land which is found to be unsuitahle fi,r subdivision includes land with features likely to be harmful to the safety and general health of the future residents (such as lands adversely affected by flooding. steep slopes, or rock formations). Land which the Department or the Hearing Examiner considers inappropriate for subdivision shall not be subdivided unless adequate safeguard1· are provided against these adverse conditions. a. Flooding/Inundation: If any portion of the land within the boundary of a preliminary plat is subject to flooding or inundation, that portion of the subdivision must have the approval of" the State according to chapter 86. I 6 RCW befi>re the Department and the Hearing Examiner shall consider such subdivision. b. Steep Slopes.· A plat, short plat, subdivision or dedication which would result in the creation of a lot or lots that primari(v have slopes forty percent (./0%) or greater as measured per RMC 4-3- 0501 Ja, without adequate area at lesser slopes upon which development may occur, shall not be approved. 18 3. Land Clearing and Tree Retention: Shall comply with RMC 4-./-130, Tree Retention and Land 19 20 21 22 23 24 25 26 Clearing Regulations. 4. Streams: a. Preservation: Every reasonahle effort shall be made to preserve existing streams, bodies of water, and wetland areas. b. Method: If a stream passes through any of the subject property, a plan shall be presented which indicates how the stream will be preserved. The methodologies used should include an overflow area, and an at/empt to minimize the disturbance of" the nalural channel and stream bed. c. Culverting: The piping or tunneling of water shall be discouraged and allowed only when going under streets. PRELIMINARY PLAT -9 2 3 4 5 d. Clean Waler: Every effi,rl shall be made to keep all streams and bodies of water clear o/debris and pollutants. 9. The land is suitable for a subdivision as the stormwatcr design assures that it will not contribute to flooding and there are no critical areas at the project site. No piping or tunneling of streams is proposed. Trees will be retained as required by RMC 4-4-130 as determined in Finding of Fact No. 5. 6 RMC 4-7-140: Approval of all subdivisions located in either single family residential or multi- family residential zones as defined in the Zoning Code shall be contingent upon the subdivider 's 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 dedication of land or providing fees in lieu of dedication to the City, all as necessary lo mitigate the adverse efjec/s of development upon the existing park and recreation service levels. The requirements and procedures .fr,r this mitigation shall be per the City o/ Ren/on Parks Mitigalion Resolution. 10. City ordinances require the payment of park impact fees prior to building permit issuance. RMC 4-7-lSO(A): The proposed s/reel system shall extend and create connections between existing streets unless otherwise approved by the Public Works Department. Prior lo approving a street system that does not extend or connect, the Reviewing Official shall find that such exception shall meet the requirements of' subsection £3 of this Section. The roadway classifications shall be as defined and designated by the Department. 11. As shown in the aerial photograph at p 2 of the staff report, the internal road connection to NE 161h St. is currently the only road connection possible for the project. RMC 4-7-lSO(B): All proposed street names shall be approved by the City. 12. As conditioned. RMC 4-7-lSO(C): Streets intersecting with existing or proposed public highways, major or secondary arterials shall be held to a minimum. 13. The proposed connection to NE 16th is the only connection possible for the project. RMC 4-7-lSO(D): The alignment of all streets shall be reviewed and approved by the Public Works Department. The street standards set by RMC 4-6-060 shall apply unless otherwise approved. Street alignment offsets of"/ess than one hundred twenty five feet(] 25') are not desirable, but may be approved by the Department upan a showing o/ need but only afier provision of all necessary safety measures. 14. As determined in Finding of Fact 4, the Public Works Department has reviewed and 26 approved the adequacy of streets, which includes compliance with applicable street standards. PRELIMINARY PLAT -I 0 2 3 4 5 6 7 8 9 10 I I 12 13 14 15 16 17 18 19 RMC 4-7-lSO(E): 1. Grid: A grid street pattern shall be used to connect existing and new development and shall be the predominant street pattern in any subdivision permitted by this Section. 2. Linkages: Linkages, including streets, sidewalks, pedestrian or bike paths, shall be provided within and between neighborhoods when they can create a continuous and interconnected network of roads and pathways. Implementation of this requirement shall comply with Comprehensive Plan Transportation Element Objective T-A and Policies T-9 through T-16 and Community Design Element, Objective CD-Mand Policies CD-50 and CD-60. 3. Exceptions: a. The grid pattern may be adjusted to a "flexible grid" by reducing the number of linkages or the alixnment between roads, where the following factors are present on site: i. Infeasible due to topographical/environmental constraints; and/or ii. Substantial improvements are existing. 4. Connections: Prior to adoption of a complete grid street plan, reasonable connections that link existing portions of the grid system shall be made. At a minimum, stub streets shall be required within subdivisions to allow future connectivity. 5. Alley Access: Alley access is the preferred street pattern except for properties in the Residential Low Density land use designation. The Residential Low Density land use designation includes the RC, R-1, and R-4 zones. Prior lo approval of a plat without alley access, the Reviewing Official shall evaluate an alley layout and determine that the use of alleyM is not feasible .. 6. Alternative Configurations: Offset or loop roads are the preferred alternative configurations. 7. Cul-de-Sac Streets: Cul-de-sac streets may only be permitted by the Reviewing Official where due to demonstrable physical constraints no future connection lo a larger street pattern is physically 20 possible. 21 22 23 24 25 26 15. As shown in Ex. 2, no grid pattern is possible for the proposal due to surrounding residential development. Alley access is not required since the proposal is in a Residential Low Density comprehensive plan land use designation. There is insufficient space for a looped road system The proposed cul de sac is necessary and authorized since no further road connection is possible. RMC 4-7-lSO(F): All adjacent rights-of-way and new rights-oj:way dedicated as part of the plat, including streets. roads, and alleys, shall be graded to their fi1ll width and the pavement and sidewalks shall be constructed as specified in the street standards or deferred by the Planning/Building/Public Works Administrator or his/her designee. PRELIMINARY PLAT-11 2 3 16. As proposed and as will be required during final plat engineering review. RMC 4-7-150(G): Streets that may be extended in the event offuture adjacent platting shall be required to be dedicated to the plat boundary line. Extensions of greater depth than an average lot shall be improved with temporary turnarounds. Dedication of a full-width boundary street shall be 4 required in certain instances to facilitate future development. No additional street extensions are possible for the project so the criterion does not apply. 5 17. 6 RMC 4-7-170(A): Insofar as practical, side lot lines shall be at right angles to street lines or radial 7 to curved street lines. 8 18. As depicted in Ex. 2, the side lines are in conformance with the requirement quoted above. 9 10 11 12 13 14 15 16 17 18 19 20 RMC 4-7-170(B): Each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the street standards. 19. As previously determined, each lot has access to a public street. RMC 4-7-170(C): The size, shape, and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate fur the type of development and use contemplated. Further subdivision of lots within a plat approved through the provisions of this Chapter must be consistent with the then-current applicable maximum density requirement as measured within the plat as a whole. 20. As previously determined, the proposed lots comply with the zoning standards of the R-4 zone, which includes area, width and density. RMC 4-7-170(0): Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1) pipes/em lots, which shall have a minimum width of twenty feet (20~ and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots). which shall be a minimum of thirty five feet (35'). As shown in Staff Report Ex. 2, the requirement is satisfied. 21 21. 22 RMC 4-7-170(E): All lot corners al intersections o_fdedicated public rights-of-way, except alleys, shall have minimum radius offifieenfeet (15 '). 23 24 22. As conditioned. 25 26 RMC 4-7-190(A): Due regard shall be shown to all naturalfeatures such as large trees, watercourses, and similar community assets. Such nalural fea/ures should be preserved, thereby adding attractiveness and value to the properly. PRELIMINARY PLAT -12 2 3 4 5 23. Trees will be retained as required by City code as detennined in Finding of Fact No. 5. There arc no other natural features that need preservation as contemplated in the criterion quoted above. RMC 4-7-200(A): Unless septic tanks are specifically approved by the Puhlic Works Department and the King County Health Department, sanitary sewers shall be provided by the developer al no cost lo the City and designed in accordance with City standards. Side sewer lines shall he installed eight feet (8') into each lot if sanitary sewer mains are available, or provided with the subdivision 6 development. As conditioned. 7 24. 8 RMC 4-7-200(B): An adequate drainage system shall be provided fi,r the proper drainage of all surface water. Cross drains shall be provided to accommodate all natural waler.flow and shall be of sufficient length to permit full-width roadway and required slopes. The drainage system shall be designed per the requirements ofRMC 4-6-030, Drainage (Surface Water) Standards. The drainage system shall include detention capacity for the new street areas. Residential plats shall also include detention capacity fi,r fature development of the lots. Water quality features shall also be designed to 9 10 1 1 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 provide capacity for the new street paving for the plat. 25. The proposal provides for adequate drainage that is m conformance with applicable City drainage standards as determined in Finding of Fact No. 4. The City's stonnwater standards, which are incorporated into the technical information report and will be further implemented during civil plan review, ensure compliance with all of the standards in the criterion quoted above. RMC 4-7-200(C): The water distribution system including the locations of fire hydrants shall be designed and installed in accordance with City standards as defined by the Department and Fire Department requirements. 26. Compliance with City water system design standards is assured during final plat review. RMC 4-7-200(D): All utilities designed to serve the subdivision shall be placed underground Any utilities installed in the parking strip shall be placed in such a manner and depth to permit the planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all service connections, as approved by the Department. Such installation shall be completed and approved prior to the application of' any surface material. Easements may be required ji,r the maintenance and operation of utilities as specified by the Department. 27. As conditioned. RMC 4-7-200(E): Any cable TV conduits shall be undergrounded at the same time as other basic utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line PRELIMINARY PLAT-13 2 3 4 by subdivider as to obviate the necessity fi,r disturbing the street area. including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and/or land owner. The subdivider shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to final ground elevation and capped. The cable TV company shall provide maps and specifications to 5 the subdivider and shall im,pect the conduit and certify to the City that it is properly installed. As conditioned. 6 28. 7 RMC 4-7-210: 8 9 A. MONUMENTS Concrete permanent control monuments shall be established at each and every controlling corner of 10 the subdivision. Interior monuments shall be located as determined by the Department. All surveys shall be per the City of Renton surveying standards. 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 B. SURVEY: All other lot corners shall be marked per the City surveying standards. C STREET SIGNS The subdivider shall install all street name signs necessary in the subdivision. 29. As conditioned. DECISION The proposed preliminary plat as depicted in Ex. 2 and described in this decision is consistent with all applicable review criteria as outlined above and is therefore approved. subject to the following conditions: 1. The applicant shall comply with mitigation measures issued as part of the Mitigated Determination of Non-Significance for the proposal. 2. All proposed street names shall be approved by the City and all street name signs shall be installed prior to final plat approval. PRELIMINARY PLAT-14 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 3. All lot comers at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of fifteen feet ( l 5'). 4. Side sewer lines shall be installed eight feet (8') into each lot if sanitary sewer mains are available, or provided with the subdivision development. 5. All utilities designed to serve the subdivision shall be placed underground. Any utilities installed in the parking strip shall be placed in such a manner and depth to permit the planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all service connections, as approved by the Department or Public Works. Such installation shall be completed and approved prior to the application of any surface material. Easements may be required for the maintenance and operation of utilities as specified by the Department of Public Works. 6. Any cable TV conduits shall be undergrounded at the same time as other basic utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line by Applicant as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and/or land owner. The applicant shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to final ground elevation and capped. The cable TV company shall provide maps and specifications to the applicant and shall inspect the conduit and certify to the City that it is properly installed. 7. The applicant shall comply with the monument and survey requirements ofRMC 4-7-210. 8. The applicant shall submit an arborist report demonstrating to the satisfaction of City staff that the proposed vault construction will not adversely affect trees on adjoining property. 9. The applicant shall obtain a demolition permit and complete all required inspections for the removal of the existing single family residence, detached garage and barn prior to Final Plat recording. 10. Upon the extension and completion of the public road from NE 16th Street through to SR 900, the future owners of Lot 5 & 6 may relinquish the combined 3,562 square feet of temporary cul-de-sac easement, pending installation of complete frontage improvements in the right-of-way and approval by the City of Renton. Prior to recording, the applicant shall include similar language on the face of the plat. PRELIMINARYPLAT-15 2 3 4 5 6 7 8 9 10 I l 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 11. The applicant shall provide two (2) trees within the rear yards of Lots 4, 5, I 0, 11, 12, and 13 and one (I) tree within the I 0-foot lot landscaping along street frontage of Lot 6. A final detailed landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit issuance. 12. The cul-de-sac shall be constructed to public street standards, in and out of the dedicated public right-of-way. 13. A street lighting plan shall be submitted at the time of construction perrnit review for review and approval by the City's Plan Reviewer. 14. The applicant shall create a Home Owners Association ("HOA") that maintains all landscaping improvements in Tract "A'', all maintenance and repairs of the temporary access easement for the cul-de-sac turnaround and any and all other common improvements. A draft of the HOA documents shall be submitted to and approved by the City of Renton Project Manager and the City Attorney prior to Final Plat recording. Such document shall be recorded concurrently with the Final Plat. 15. Any proposal to convert the storrnwater vault within Tract "A" to a stormwater detention pond shall be considered a Major Plat Amendment subject to the requirements outlined under RMC 4-7-0SOM.2. 16. The applicant shall be required to obtain a temporary construction easement for all work conducted outside of the applicant's property. The temporary construction easement shall be submitted to the City prior to any pcrrnits being issued or demonstrate that offsite trees can be saved during construction. DA TED this 2nd day of March, 2015. _ .. \ ~-<,£ c[ke_. Ph,A.Olbrechts City of Renton Hearing Examiner Appeal Right and Valuation Notices RMC 4-8-080 provides that the final decision of the hearing examiner is subject to appeal to the Renton City Council. RMC 4-8-l lO(E)(l4) requires appeals of the hearing examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. A request for reconsideration to the hearing examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-l lO(E)(l3) and RMC 4-8-100(0)(9). A new fourteen (14) day PRELIMINARY PLAT -16 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 appeal period shall commence upon the issuance of the reconsideration. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th floor, (425) 430-6510. Affected property owners may request a change m valuation for property tax purposes notwithstanding any program of revaluation. PRELIMINARY PLAT-17 CITY OF RENTC DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: February 4, 2015 To: City Clerk's Office From: Sabrina Mirante Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. Project Name: Maertins Ranch Preliminary Plat LUA {file) Number: LUA-14-001568 Cross-References: AKA's: Maertins Preliminary Plat, Maertins Ranch Preliminary Plat Project Manager: Clark H. Close Acceptance Date: November 25, 2014 Applicant: Justin Lagers, PNW Holdings Owner: Llora Maertins Contact: Maher Joudi, DR Strong Consulting PID Number: 0323059021 ERC Determination: DNS-M Date: January 5, 2015 Anneal Period Ends: Januarv 12, 2015 Administrative Decision: Date: Anneal Period Ends: Public Hearing Date: February 10, 2015 Date Appealed to HEX: By Whom: HEX Decision: Date: Anneal Period Ends: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The applicant has submitted a proposal requesting SEPA Environmental Review and Preliminary Plat approval for a 13-lot subdivision. The 4.079 acre site is located at 1508 Ilwaco Avenue NE within the Residential-4 zoning district {APN 0323059021). The parcel would be divided into 13 residential lots and one storm drainage tract and would result in a net density of 4.32 dwelling units per net acre. The drainage tract measures 10,496 square feet (sf) and consists of a stormwater detention vault. The proposed lots would range in size from 8,050 sf to 10,985 sf with an average lot size of 9,274 sf. Access to the site would be from NE 16th Street. No critical areas have been identified onsite. Soils consist of AgC, Alderwood gravelly sandy loam with slopes ranging from 8-15%. The existing site topography descends from the north towards the · east, with an elevation chance of 20 feet. Location: 10918 144th Ave SE [ Commems, ··-I ERC Determination Types: DNS -Determination of Non-Significance; DNS-M -Determination of Non-Significance-Mitigated; DS -Determination of Significance. STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Linda M Mills, being first duly sworn on oath that she is the Legal Advertising Representative of the Renton Reporter a weekly newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a weekly newspaper in King County, Washington. The Renton Reporter has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the Renton Reporter (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a: Public Notice was published on January 9, 2015. The full amount of the fee charged for said foregoing publication is the sum ~$119.00. , , ?,:7(t£; ).// //i t.c_ irnda M. Mills Legal Advertising Representative, Renton Reporter Subscribed and sworn to me this 9th day of January, 2015. -~--C<YAuvn ... ~ Kathleen C. Sherman, Notary Public for the State of Washington, Residing in Buckley, Washington \. J " ' , ,, ;_·,_' ~ ('' li I' 1 ._.,,};;'.?·c,;:~\:., .,,.. "/ :... : . ,,. ~, , \• ·,\".\\\\'."-''~,.:•.'~> ·, ?; CITY OF RENTON NOTICE OF ENYIRONMENTAL DETERMINATION ENYIRONMENTAL REYIEW COMMITTEE RE!liTON, WASHINGTON The Environmental Review Committee has issued a Determi- nation of Non-Significance- Mitigated (DNS-M) for the following project under the au- thority of the Renton municipal code Maertins Ranch Prelimmarv Plat LlJAl4-001568 . Location: 1508 Ilwaco Ave NE, Renton. WA 98059 (also kno"Wn as 10918 144th Ave SE) The applicant has re- quested SEPA Review and Preliminary Plat approval for a 13 lot subdivision. The 4.079 acre site is located within the R-4 zone. The 13 lots would range m size from 8,050 SF to 10.985 SF and would result in a net density of 4.32 du/acre. Access to the site would be gained from NE 16th Street No critical areas have been identified onsite. The applicant has proposed to retain 34 trees. Appeals of the DNS-M must be filed in writing on or before 5:00 pm on January 23, 2015. Appe.als must be filed in writing together with the required fee with: Hearing Examiner c/o City Clerk, City of Renton, 1055 S Grady Way, Renton, WA 98057. Appeals to the Hearing Examin- er are governed by RMC 4-8-110 and more information may be ob- tained from the Renton City Clerk's Office, 425-430-6510 A Public Hearing will be held by the Hearing Examiner in the Council Chambers. City Hall. on February 10, 2015 at I0:00 am to consider the Preliminary Plat. If the DNS? M is appealed, the ap- peal will be heard as part of this public hearing. lntcrestcd parties are invited to attend the public hearing. Published in the Renton Reporter on January 9. 2015. #1225169. <;p;'_'>'°·· ' ' ·; :;!iii:!: , ;q,; 'II '"' (<I' · "' f::::i)':I:!';; .0: @la1tv:otRENTO ····· ·· • fDEl'i(~"fMENJ;C>FCOMMuNil)Y;$,;Es:PN;()MIC DEVEL }pl.J\rNiNG.iPI~1l19~. H[ ..• •u .· .. > -·.· ;iAiflDAVIJ()Ei§ERVICE•BY.M~!LING;; Phil Olbrechts Hearing Examiner Maher Joudi Contact Justin Lagers Applicant Llora Martins Owner Claudia Donnelly Party of Record (Signature of Sender): .. '·-,,",,, STATE OF WASHINGTON ) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that Sabrina Mirante signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: ---------. . -Li __.OT.zj'1) *'1 t,J: ~ Notary Public in and for the State c1J W~~n~:on ,. t\ : ;Cl)~ ... en~ :. / -' ~ ,,0 -.-" N ( ) -; y 1, "'et.\c., ff :: otary Print : ~. ~ \ 6',20 ,.7 : ,:-: ---------~--------",~, "-, .. ,.-"•-'IJj~..--"-. <'p ... ,,~,,,=.A.,.V•,.__-~. My appointment expires: ,, o 11 11\\\\\,,,, ... , ,.:., ..::.-' :<-,.:,.v -'11 1 WAS\-\\ ,..:c'- 1111111""'''' Maertins Ranch Preliminary Plat LUA14-001568,ECF,PP template -affidavit of service by mailing • Maher/Joudi D.R. Strong Consulting Eng. 620 7th Ave Kirkland, WA 98033 Llera Maertins 10918 144th Ave SE Renton, WA 98059 Claudia Donnelly 10415 147th Ave SE Renton, WA 98059 Justin Lagers PNW Holdings LLC 9675 SE 36th St, 105 Mercer Island, WA 98040 PLAN REVIEW COMMENTS LUA14-001568 APPiication Date: November 19, 2014 Name: Maertins Ranch Preliminary Plat Ran: February 04, 2015 Site Address: 10918144\hAve SE King County, WA 98059-4210 Page 1 of 6 PLAN REVIEW COMMENTS LUA14-001568 Recommendations: I have reviewed the application for Maertins Ranch Preliminary Plat generally located at 10918 144th Avenue SE and have the following comments: EXISTING CONDITIONS WATER Water service is provided by King County Water District 90. SEWER Sewer service is provided by the City of Renton. There is an existing 8 inch gravity sewer main along NE 16th Street and an existing 8 inch gravity sewer main in Ilwaco Avenue NE. STORM There is an existing 12 inch storm conveyance in NE 16th Street and in Ilwaco Avenue NE. STREETS There are frontage improvements in the area. CODE REQUIREMENTS WATER 1. Approved water plans from King County Water District 90 are required for the utility construction plan review. 2. New hydrants shall be installed per Renton's fire department standards to provide the required coverage of all lots. 3. All plats shall provide separate water service stubs to each building lot prior to recording of the plat. SANITARY SEWER 1. Sewer service will be provided by the City of Renton. 2. All plats shall provide separate side sewer stubs to each building lot prior to recording of the plat. 3. System development charge (SDC) for sewer is based on the size of the domestic meter size. Sewer fees for a'/." meter or 1 inch meter is $2,135.00 per new single family lot. This is payable at the time the utility construction permit is issued. SURFACE WATER 1. A drainage plan and Preliminary Technical Information Report dated November 18, 2014 was submitted by D.R. Strong Consulting Engineers. The proposed 13 lot subdivision, zoned R 4, is subject to full drainage in accordance with the 2009 King County Surface Water Manual and City of Renton Amendments to the KCSWM. All core and six special requirements have been discussed in the report. The 4.079 acre site is located within the May Creek Drainage Basin. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Condition and requires a flow control facility sized to match the flow duration of forested conditions. The applicant's engineer has designed a detention vault to be located in a tract at the northeast corner for the site and will discharge to the north east. The developed area breakdown values on page 17 are close to the values stated in the text on page 1. Please be consistent throughout the report with correct pervious/impervious area values. The mitigation requirements in Section 1.2.3.2.E will need to be addressed in more detail on the permit submittal. 2. All work proposed outside of the applicant's property will require a temporary construction easement be submitted to the City prior to any permits being issued. 3. Basic water quality will be provided using a StormFilter system. Appropriate individual lot flow control BMPs will be required to help mitigate the new runoff created by this development. 4. A Geotechnical Engineering Study, dated October 29, 2014 was submitted by Earth Solutions NW, LLC. The report identifies the soils as glacial till. These soils will not support infiltration. Please address the perimeter drains around the vault as recommended on pages 8 and 9. 5. Surface water system development fee is $1,350.00 per new lot. Fees are payable prior to issuance of the construction permit. 6. A Construction Stormwater General Permit from Department of Ecology will be required. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. TRANSPORTATION /STREET 1. The 2015 transportation impact fee rate is $2,214.44 per new single family home. The transportation impact fee that is current at the time of building permit application will be levied. Payment of the transportation impact fee is due at the time of issuance of the building permit. Credit will be given to the existing home to be demolished. 2. A traffic analysis dated October 27, 2014, was provided by Northwest Traffic Experts. The proposed 13 lot subdivision would average 124 daily vehicle trips. Weekday peak hour AM trips would generate 10 vehicle trips, with 8 vehicles leaving and 2 vehicles entering the site. Weekday peak hour PM trips would generate 13 vehicle trips, with 8 vehicles entering and 5 vehicles existing the site. Increased traffic created by the development will be mitigated by payment of transportation impact fees. 3. To meet the City's complete street standards, the new internal roadway is designed to meet the residential access roadway per City code 4 6 060. The new internal roadway has 53 foot of right of way, with 26 feet of pavement, curb, gutter, an 8 foot planter strip, a 5 foot sidewalk. Street lighting shall be installed along both sides of the street. One side of the road will be marked No Parking. 4. Existing right of way width in NE 16th Street fronting the site is approximately 25 feet. NE 16th Street is classified as Residential Access. Ran: February 04, 2015 Page 2 of 6 PLAN REVIEW COMMENTS LUA14-001568 To meet the City's complete street standards, street improvements including an 8 foot planting strip behind the existing curb, a 5 foot sidewalk, a 2 foot strip back of sidewalk, storm drainage and street lighting will be required. To build this street section, approximately 25 feet of right of way will be required to be dedicated to the City along the project side in NE 16th Street. 5. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. GENERAL COMMENTS 1. Separate permits and fees for storm connections will be required. 2. 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. 3. Rookeries or retaining walls greater than 4 feet in height will be require a separate building permit. Structural calculations and plans shall be submitted for review by a licensed structural engineer. Special inspection is required. 4. All fees uoted herein are for the 2015 calendar ear. Recommendations: Environmental Impact Comments: 1. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid prior to recording the plat. Credit is granted for the removal of any existing homes. Code Related Comments: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. There is one existing fire hydrant in this area and it meets current code. A water availability certificate is required from King County Water District 90. 2. Fire department apparatus access roadways are required to be a minimum of 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. Approved apparatus turnarounds are required for dead end roads exceeding 150 feet. An approved cul de sac type turnaround is required for dead end streets over 300 feet Jong. Per city ordinance all homes beyond 500 feet dead end will require an approved fire sprinkler system, this a lies to Lots 5 and 6. Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between eight thirty (8:30) a.m. and three thirty (3:30) p.m., Monday through Friday unless otherwise approved in advance 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 plants 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. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING -Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide su ervision whenever e ui mentor trucks are movin near trees. Ran: February 04, 2015 Page 3 of6 PLAN REVIEW COMMENTS LUA14-001568 Version 1 I January 05, 2015 Ran: February 04, 2015 Page 4 of6 PLAN REVIEW COMMENTS LUA14-001568 Recommendations: Preliminary Plat: Bob Mac Onie 12110/2014 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, LUA14 001568 and LND10 0520, 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 on the plat. The geometry will be checked by the city when the ties have been provided. Include the "SURVEYOR"S NOTES", "TITLE RESTRICTIONS" and "REFERENCES" blocks (currently noted on Sheet 2 of 8 of the preliminary plat submittal) in the final plat submittal. These blocks reference a statement of equipment and procedures (WAC32 130 100), notes the date the existing city monuments were visited and what was found (WAC 332 130 150) and provides information to determine how the plat boundary was established. Provide lot closure calculations. 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 when the final plat package is submitted. Note said addresses and the street name 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. Do note encroachments. Do include in the "LEGEND" block the symbols and their details that are used in the plat drawing. Do not include a utility provider's block, an owner's block, an engineer/surveyor block and an architect block. 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 said abutting 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. Provide 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 new Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat submittal 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. Ran: February 04, 2015 Page 5 of 6 PLAN REVIEW COMMENTS LUA14-001568 There needs to be language regarding the conveyance of' Tract A" (created by the plat); please check with the Stormwater Utility to see if they will require that the City be the owner of Tract "A". If not, and if there is to be a Homeowners' Association (HOA) created for this plat, the following language concerning ownership of "Tract A" (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 A is hereby granted and conveyed to the Plat of Maertins Ranch 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 13, inclusive, shall have an equal and undivided ownership interest in "Tract A". 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. 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 at the time of final plat submittal noting the vested property owner. Ran: February 04, 2015 Page 6 of 6 DEPARTMENT OF Cl MUNITY AND ECONOMIC DEVELOPMENT REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST HEARING DATE: Project Nome: Owner: Applicont/Contoct: File Number: Project Monoger: Project Summary: Project Location: Site Area: February 10, 2015 Maertins Ranch Preliminary Plat Llora S. Maertins Revocable Trust 1508 Ilwaco Ave NE, Renton, WA 98059 Justin Lagers, PNW Holdings, LLC 9675 SE 36th Street, Suite 105 Mercer Island, WA 98040 LUA14-001568, ECF, PP Clark H. Close, Associate Planner The applicant has submitted a proposal requesting SEPA Environmental Review and Preliminary Plat approval for a 13-lot subdivision. The 4.079 acre site is located at 1508 Ilwaco Ave NE within the Residential-4 zoning district (APN 032305-9021). The parcel would be divided into 13 residential lots and one storm drainage tract and would result in a net density of 4.32 dwelling units per net acre. The drainage tract measures 10,496 square feet (sf) and consists of a stormwater detention vault. The proposed lots would range in size from 8,050 sf to 10,985 sf with an average lot size of 9,274 sf. Access to the site would be from NE 16th St. No critical areas have been identified onsite. Soils consist of AgC, Alderwood gravelly sandy loam. The site currently contains one single-family residence, a detached garage, a barn, and associated gravel driveways. All existing structures are proposed for demolition. There are 159 significant trees on the site and 34 original trees are proposing to be retained. The applicant has submitted a Critical Area Report, Technical Information Report, Traffic Impact Analysis, Arborist Report, and a Geotechnical Engineering Study. The applicant will dedicate 46,627 sf for public streets with an access road running north/south, through the property, to serve the new lots. 1508 Ilwaco Ave NE, Renton, WA 98059 (also known as 10918 144th Ave SE) 177,683 SF (4.079 acres) Project Location Map HEX Report 14-001568 City of Renton Department of community & Economic Development MAERTINS RANCH PRELIMINARY PLAT Preliminary Plat Report & Decision LUA14-001568, ECF, PP Hearing Date: February 10, 2015 Page 2 of 13 i 8. EXHIBITS: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Exhibit 10: Exhibit 11: Exhibit 12: Exhibit 13: Exhibit 14: Exhibit 15: Exhibit 16: Exhibit 17: Exhibit 18: Exhibit 19: Exhibit 20: Exhibit 21: Exhibit 22: Exhibit 23: Exhibit 24: Exhibit 25: Report to the Hearing Examiner Preliminary Plat Plan Neighborhood Detail Map Topography Map Tree Cutting and Land Clearing Plan Tree Table Conceptual Roads and Grading Plan Drainage Control Plan Generalized Utility Plan Road Profile and Cross Sectional Detail Preliminary Landscaping Plan (L-1 and L-2) Geotechnical Engineering Study prepared by Earth Solutions NW, LLC (dated October 29, 2014) Critical Area Report prepared by Sewall Wetland Consulting, Inc. (dated October 24, 2014) Traffic Impact Analysis prepared by TraffEx Northwest Traffic Experts (dated October 27, 2014) Technical Information Report prepared by D.R. Strong Consulting Engineers, Inc. (dated November 18, 2014; revised December 19, 2014) Arborist Report prepared by Greenforest Incorporated (dated November 12, 2014) King County Certificate of Water Availability (dated October 14, 2014) Construction Mitigation Description School Walkway Analysis (dated November 18, 2014) Issaquah School District Capacity Email (dated November 26, 2014) Staff response to Donnelly (dated December 19, 2014) Environmental Review Committee (ERC) Staff Report (without Exhibits) Environmental "SEPA" Determination, ERC Mitigation Measures and Advisory Notes Traffic Concurrency Test for the Maertins Ranch: Lee Affidavit of posting and mailing I c. GENERAL INFORMATION: 1. Owner(s) of Record: 2. Zoning Designation: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: HEX Report 14-001568 14-001568 Llora S. Maertins Revocable Trust 1508 Ilwaco Ave NE, Renton, WA 98059 Residential -4 du/ac (R-4) Residential Low Density (RLD) A single family residence, a barn and associated out buildings with fenced pasture area. City of Renton Department of wmmunity & Economic Development MAERTINS RANCH PRELIMINARY PLAT Hearing Date: February 10, 2015 5. Neighborhood Characteristics: a. b. c. North: East: South: Single Family Residential (R-4 zone) R-4 -Residential, 4 DU per acre (King County) R-4 -Residential, 4 DU per acre (King County) Preliminary Plat Report & Decision LUA14-001S68, ECF, PP Page 3 of 13 d. West: Single Family Residential (R-8 zone) and R-4 -Residential, 4 DU per acre (King Caunty) 6. Access: Access to the plat is proposed via a NE 16th Street via one new curb cut, which is included as part of the plat improvements. Internal access is proposed via a new road network that includes a cul-de-sac near the south end of the property. Additionally, near the south end of the road is a stub to the property to the south for a potential future connection to SR 900 (Exhibits 2 & 3). 7. Site Area: 4.079 acres I D. HISTORICAL/BACKGROUND: Action Comprehensive Plan Pre-Zoning for Annexation Maertins Annexation Zoning I f. PUBLIC SERVICES: 1. Utilities Land Use File No. N/A LUAB-001230 A-13-004 A-13-004 Ordinance No. 5228 N/A 5713 5714 a. Water: Water service is provided by King County Water District 90. Approved Date 11/27/2006 09/16/2013 04/21/2014 04/21/2014 b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch gravity sewer main along NE 16th Street and an existing 8-inch gravity sewer main in Ilwaco Avenue NE. c. Surface/Storm Water: There is an existing 12-inch storm conveyance in NE 16th Street and in Ilwaco Avenue NE. 2. Streets: There are frontage improvements in the area. 3. Fire Protection: City of Renton Fire Department. F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE (RMC}: 1. Chapter 2 Zoning Districts-Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table -Uses Allowed in Zoning Designations c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 4 City-Wide Property Development Standards a. Section 4-4-030: Development Guidelines and Regulations -General HEX Report 14-001568 14-001568 City of Renton Deportment of LOmmunity & Economic Development MAERTINS RANCH PRELIMINARY PLAT Hearing Date: February 10, 2015 b. Section 4-4-130: Tree Cutting and Land Clearing Regulations 3. Chapter 6 Street and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations a. Section 4-7-080: Detailed Procedures for Subdivisions Preliminary Plot Report & Decision LUA14-001S68, ECF, PP Page 4 of 13 b. Section 4-7-120: Compatibility with Existing Land Use and Plan -General Requirements and Minimum Standards c. Section 4-7-150: Streets -General Requirements and Minimum Standards d. Section 4-7-160: Residential Blocks-General Requirements and Minimum Standards e. Section 4-7-170: Residential Lots -General Requirements and Minimum Standards 5. Chapter 9 Permits -Specific 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Community Design Element I H. FINDINGS OF FACT: 1. The applicant requested SEPA Environmental Review and Preliminary Plat approval for a 13-lot subdivision. Preliminary Plat approval is being requested in order to subdivide a 4.079-acre site into 13 single family lots and one (1) storm drainage tract. The lots range in size from 8,050 square feet to 10,985 square feet with an average lot size of 9,274 square feet. The proposal results in a net density of 4.32 dwelling units per acre. 2. The Planning Division of the City of Renton accepted the SEPA Environmental Review and Preliminary Plat application for review on November 19, 2014 and determined it complete on November 25, 2014 (Exhibit 25). The project complies with the 120-day review period. 3. The City ordinances governing the development of land up to and including adopted Ordinance No. 5737. 4. The proposed plat would be located on the south side of NE 161h Street, just east of Ilwaco Avenue NE. 5. The property is in the Residential Low Density (RLD) Comprehensive Plan land use designation and the Residential 4 (R-4) zoning classification. 6. The site currently contains a single family residence, a barn and a detached garage. All existing structures are proposed for demolition. 7. The project site is comprised of one (1) parcel: Parcel No. 032305-9021 (Exhibit 2). 8. The following table includes proposed approximate dimensions for Lots 1-13 and Tracts A· As Prol!_osed Lot Size Width Del!_th Lot 1 9,848 SF 87.53 FEET 115.00 FEET Lot2 8,050SF 70.00 FEET 115.00FEET Lot3 8,075 SF 70.00 FEET 117.65 FEET Lot4 10,985 SF 87.00 FEET 117.65 FEET HEX Report 14-001568 14-001568 City of Renton Department ofwmmunity & Economic Development MAERTINS RANCH PRELIMINARY PLAT Hearing Date: February 10, 2015 AsProeosed Lot Size Lots 9,311 SF (GROSS} 8,594 SF (NET/ Lot6 11,730 SF (GROSS) 8,886 (NET} Lot7 9,982 SF Lot8 9,982 SF Lot9 10,073 SF Lot 10 10,769 SF Lot 11 8,115 SF Lot 12 8,0SOSF Lot 13 9,150SF All Lots Avg: 9,274 SF Storm Drainage -Tract A 10,496 SF Width 61.24 FEET 73.44 FEET 70.00 FEET 70.00 FEET 70.00 FEET 70.00 FEET 70.80 FEET 70.00 FEET 80.00 FEET Preliminary Plat Report & Decision LUAl4-00l568, ECF, PP Page 5 of 13 Depth 143.68 FEET 142.60 FEET 142.60FEET 142.60FEET 142.60 FEET 147.98 FEET 112.11 FEET 115.00 FEET 115.00 FEET Avg: 73.08 FEET Avg: 128.42 FEET 47.60 FEET 220.80FEET 9. Access to all lots would be provided along a new local residential street off of NE 16'" St through the plat. The proposed road terminates at the south end of the property with future stub to the south and a temporary cul-de-sac that extends via a 3,562 square foot easement onto Lots 5 & 6 (Exhibit 7). The temporary cul-de-sac, approximately 600 feet south of NE 16th St, would serve as a vehicular turnaround until such time as the road is extended to SR 900 (SE Renton Issaquah Road). 10. Topographically, the overall site slopes from west towards the east with an elevation change from 478 feet to 456 feet across the entire project site. The eastern portion of the site has the steepest slopes, and the overall elevation change across the entire site is 20 feet (Exhibit 4). The steepest slope of the property is approximately 8 to 15%. A geotechnical report for the site was prepared by Earth Solutions, NW, LLC (dated October 29, 2014; Exhibit 12); the report states that the proposed development activity is feasible from a geotechnical standpoint. 11. There are approximately 159 significant trees on the site and the applicant is proposing to retain 34 original trees (Exhibits 5 & 6). 12. The applicant submitted a conceptual landscape plan which includes the installation of a variety of street trees within a proposed 8-foot planter along the frontage of the internal roads. Additional vegetation and a variety of trees and shrubs are also proposed onsite (Exhibit 11). 13. The applicant submitted a Critical Area Report prepared by Sewall Wetland Consulting, Inc. (dated October 24, 2014; Exhibit 13). According to the report, there are no onsite or off-site wetlands, streams or buffers on the subject parcel. The National Wetlands Inventory identifies no wetlands or streams mapped on or within 1,000 feet of the site. Additionally, there are no observed or known state or federally listed species utilizing the site or near the site. 14. The applicant submitted a Technical Information Report (TIR), prepared by D.R. Strong Consulting Engineers, Inc. (dated November 18, 2014; revised December 19, 2014; Exhibit 15). The report addresses compliance with the 2009 King County Surface Water Manual and City of Renton Amendments to the KCSWM, Chapters 1 and 2. The engineer proposes an onsite stormwater detention/water quality vault located in proposed Tract A. 15. On January 5, 2015, the Environmental Review Committee, pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), issued a Determination of Non- Significance -Mitigated (DNS-M) for Maertins Ranch Preliminary Plat (Exhibit 23). The DNS-M included HEX Report 14-001568 14-001568 City of Renton Department of community & Economic Development MAERT/NS RANCH PRELIMINARY PLAT Preliminary Plat Report & Decision LUA14-00l568, ECF, PP Hearing Date: February 10, 2015 Page 6 of 13 one (1) mitigation measure. A 14-day appeal period commenced on January 9, 2015 and ended on January 23, 2015. No appeals of the threshold determination have been filed. 16. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measure with the Determination of Non-Significance -Mitigated: 1. Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by Earth Solutions NW, LLC (dated October 29, 2014; Exhibit 12 of this report). 17. Staff received one (1) public comment with concerns about surface water collection, number of trees that will be saved, protection of environment, adherence to City ordinances and state laws. On December 19, 2014 staff responded to the comments (Exhibit 21). 18. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development (Exhibit 23). These comments are contained in the official file, and the essence of the comments have been incorporated into the appropriate sections of this report. 19. The proposal requires Preliminary Plat Review. The following table (Section I. Conclusions) contains project elements intended to comply with Subdivision Regulations, as outlined in Chapter 4-7 RMC. 1,. CONCLUSIONS: PRELIMINARY PLAT REVIEW CRITERIA: 1. CONFORMANCE WITH THE COMPREHENSIVE PLAN: The site is designated Residential Low Density {RLD) on the Comprehensive Plan Land Use Map. The proposal is consistent with the following Comprehensive Plan Land Use and Community Design Element policies if all conditions of approval are complied with: Policy LU-157. Within the Residential 4 du/acre zaned area allow a maximum density of 4 ./ units per net acre to encourage larger lot development and increase the supply of upper income housing consistent with the City's Housing Element. Objective LU-HH: Provide for a range of lifestyles and appropriate uses adjacent ta and ./ compatible with urban development in areas of the City and Potential Annexation Area constrained by extensive natural features, providing urban separators, and/or providing a transition to Rural Designations within King County. Policy CD-12. Sidewalks or walking paths should be provided along streets in established ./ neighborhoods, where sidewalks have not been previously constructed. Sidewalk width should be ample to safely and comfortably accommodate pedestrian traffic and, where practical, match existing sidewalks. Policy CD-15. Infill development should be reflective of the existing character of established neighborhoods even when designed using different architectural styles, and /or responding ./ to more urban setbacks, height or lot requirements. Infill development should draw on elements of existing development such as placement of structures, vegetation, and location of entries and walkways, to reflect the site planning and scale of existing areas. ./ Policy CD-17. Setbacks and other development standards should not be reduced on newly platted lots through modification or variance to facilitate increased density. ./ Policy CD-45. Interpret development standards to support new plats and infill project designs that address privacy and quality of life for existing residents. HEX Report 14-00156814-001568 City of Renton Department of wmmunity & Economic Development MA ER TINS RANCH PRELIMINARY PLAT Preliminary Plat Report & Decision LUAl4-00l568, ECF, PP Hearing Date: February 10, 2015 Page 7 of 13 2. COMPLIANCE WITH THE UNDERLYING ZONING DESIGNATION: The site is classified Residential-4 du/ac (R-4) on the City of Renton Zoning Map. RMC 4-2-llOA provides development standards for development within the R-4 zoning classification. The proposal is consistent with the following development standards if all conditions of approval are complied with: Density: The maximum density permitted in the R-4 zone is 4.0 dwelling units per net acre. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5648 becomes 4.56). Calculations for minimum or maximum density which result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number . .,, Stoff Comment: After factoring in of/ density deductions (public streets, private access easements and critical areas) the site hos o net square footage of 131,056 square feet or 3.01 net acres. Specifically, the applicant is proposing 43,065 square feet of rood for public right-of-way dedications and 3,562 square feet for o temporary cul-de-soc easement, totaling 46,627 square feet (177,683 sf -46,627 sf= 131,056 sf). The 13 lot proposal would arrive ot o net density of 4.32 dwelling units per acre (13 lots / 3.01 acres = 4.32 du/oc), which foils within the permitted density range for the R-4 zone. Lot Dimensions: The minimum lot size permitted in the R-4 zoning designation is 8,000 square feet. A minimum lot width of 70 feet is required for interior lots and 80 feet for "' corner lots. Lot depth is required to be a minimum of 80 feet. Stoff Comment: As demonstrated in the table above under finding of fact 7, all lots meet the requirements for minimum lot size, width and depth if averaged. Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet, a side yard along the street is 20 feet, interior side yard is 5 feet, and the rear yard is 25 feet. Staff Comment: The setback requirements for the proposed lots would be verified ot the time .,, of building permit review. The proposed lots appear to contain adequate area to provide oil the required setback areas. Staff recommends as o condition of approval that a demolition permit be obtained and oil required inspections be completed for the removal of the existing single family residence, detached garage and born prior to Fino/ Plot recording, os these structures would not comply with setbacks if permitted to remain on the site. Building Standards: Building height is restricted to 30 feet. Detached accessory structures must remain below a height of 15 feet and one-story. The allowed building lot coverage for .,, lots over 5,000 SF in size in the R-4 zone is 35 percent (35%) or 2,500 SF, whichever is greater. The allowed impervious surface coverage is 55 percent (55%). Staff Comment: The building standards for the proposed lots would be verified at the time of building permit review. Landscaping: Ten (10) feet of onsite landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways per RMC 4-4- 070. Such landscaping shall include a mixture of trees, shrubs, and groundcover as approved by the Department of Community and Economic Development. Compliant if Minimum planting strip widths between the curb and sidewalk are established according to Conditions of Approval Met the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover are to be located in this area when present. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard. A minimum of two (2) trees are to be located in the front yard prior to final inspection. HEX Report 14-00156814-001568 City of Renton Department of Community & Economic Development MAERTINS RANCH PRELIMINARY PLAT Preliminary Plat Report & Decision LUAl4-00l568, ECF, PP Hearing Date: February 10, 2015 Page 8 of 13 Staff Comment: The applicant has submitted a preliminary landscape pion (Exhibit 11). The proposed landscape plan includes an 8-foot wide planting strip between the sidewalk and curb, 10 feet af landscaping along all street frontages, and 10 to 15 feet af landscaping on around the perimeter of Tract "A". The landscaping plan proposes 28 Evergreen Magnolia as street trees, and 18 Leyland Cypress on the east property line of storm drainage tract. The following shrubs are proposed within the 10-foot lot landscaping along all street frontages and around the storm drainage tract: Rhodie, Orange Sedge, Dwarf Ft Grass, Evergreen Huckleberry, Lavender, Heavenly Bamboo, Rockrase, Blue Oat Grass, Pacific Wax Myrtle, Euonymus, Maiden Grass, and Emerald Green Arborvitae. Groundcover within the 10-foat lot landscaping along all street frontages includes Bramble, lawn and woodchips. No trees are proposed within the required onsite landscaping area. In order to account for these 13 required trees within the 10-foot onsite landscaping strip, staff is recommending that the applicant provide a minimum of two (2) trees within the rear yards of Lots 4, 5, 10, 11, 12, and 13 and one (1) tree within the 10- foot lot landscaping along street frontage of Lot 6. A final detailed landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to construction. Parking: Pursuant to RMC 4-4-080 each unit is required ta accommodate off-street parking for a minimum of two vehicles. ,/ Staff Comment: Sufficient area exist, on each lot, to accommodate off-street parking for a minimum of two (2) vehicles. Compliance with individual driveway requirements would be reviewed at the time of building permit review. 3. CRITICAL AREAS: The proposal is consistent with critical area regulations as stated in RMC 4-3-050. Critical Areas: Manage development activities to protect wetlands, aquifer protection areas, fish and wildlife habitat, frequently flooded and geologically hazardous areas as defined by the Growth Management Act and RMC 4-3-050, Critical Area Regulations. Staff Comment: The applicant submitted a Critical Area Report prepared by Sewall Wetland Consulting, Inc. (dated October 24, 2014; Exhibit 13}. According to the report, there are no onsite or off-site wetlands, streams ar buffers on the subject parcel. Additionally, there are na observed or known state or federally listed species utilizing the site or near the site. The site is located on a topographic high spot or "knoll" and slopes off to the north, south ,/ and east from the central part of the site. Soil pits excavated in the low spats where some buttercup was observed were found to be a gravelly loam soil with colors ranging from 10YR3/4-3/6 and all were found to be dry with no hydric indicators. The site is characterized by a scatted overstory of large Douglas fir and same Madrone and ornamental trees around the home. There is very little shrub cover on the site as most of it is /own and pasture. The pasture areas are vegetated with a mix of orchard grass, tansy ragwort and some patches of creeping buttercup. According to the USDA Soil Survey for King County, the site is mapped entirely as Alderwood gravelly sandy loam (AgC). Alderwood soils are moderately well drained soils formed in glacial till and are not considered wetland or "hydric" soils. 4. COMMUNITY ASSETS: The proposal is consistent with the following community asset requirements. Tree Retention: RMC 4-4-130 states thirty percent {30%) of the trees shall be retained in a residential development. ,/ Staff Comment: The property is covered with large Douglas fir and some Madrone and ornamental trees around the home. There are approximately 159 trees over 6 inches in diameter throughout the site (208 trees including rights-of-ways and on adjoining parcels). After street and critical area deductions, and the minimum requirement to retain 30%, the HEX Report 14-001568 14-001568 City of Renton Department of munity & Economic Development Preliminary Plat Report & Decision LUA14-001568, ECF, PP MAERTINS RANCH PRELIMINARY PLAT Hearing Date: February 10, 2015 Page 9 of 13 applicant is required ta retain 36 trees. The applicant is proposing to retain 34 trees /6" or larger), and thus the required tree caliper replacement is 24 inches. The average size of the trunk at diameter at breast height /DBH) for the 34 trees is 11. 7 inches /11. 7") and the species include 27 Douglas-firs, six /6) Western red-cedars, and one /1/ Madrone. Mathematically, a minimum of 9.6 replacement trees at 2.5 DBH will be used to achieve the required 24 replacement inches. All trees that are proposed ta be retained will be fenced and signed during construction process for preservation /Exhibits 5-8). The applicant is proposing additional trees beyond the minimum 9.6 trees at 2.5 inches /28 Evergreen Magnolia x 2.5 = 70 replacement inches; 18 Leyland Cypress at 8'-10' height); this complies with RMC. Due to the size and location of the stormwater vault, there is a potential to impact to the off- site trees to the east of Tract A. All work proposed outside of the applicant's property will require a temporary construction easement be submitted to the City prior to any permits being issued or demonstrate that the trees can be saved during construction. 5. COMPLIANCE WITH SUBDIVISION REGULATIONS: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Access: Each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the street standards. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Compliant if Staff Comment: Access to each of the proposed new lots would be provided via a new public Conditions of road {Road A), which would terminate at the south end of the property, with a future stub to Approval Met the south. The subdivision will also be served with a temporary cul-de-sac easement on the west end of Lots 5 & 6, approximately 600 feet south of NE 16th St {3,562 square feet). The temporary cul-de-sac easement would be required to be constructed to current city codes for public streets and would serve as a vehicular turnaround until such time as the road is extended to SR 900. Staff recommends as a condition of approval that the cul-de-sac be constructed ta public street standards, in and out of the dedicated public right-of-way. N/A Blocks: Blocks shall be deep enough to allow two tiers of lots. Lots: Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent "' (80%) of the required lot width except in the cases of lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35'). Staff Comment: As demonstrated in Exhibit 2, all lots meet the minimum requirements for lot width or the 80% provision allowed for the cul-de-sac lots. Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Staff Comment: Primary access to the site is proposed via a new street intersection on NE 16" Street. The existing right-of-way width in NE 16th Street fronting the site is approximately 25 feet. The public street designation for NE 16th Street is classified as "' Residential Access {RMC 4-6-060F.2). In order to meet the City's complete street standards and street improvements, the following minimum design standards apply: An 8-foot planting strip behind the existing curb, a 5-foot sidewalk, a 2-foot strip back of sidewalk, storm drainage, and street lighting. Staff is supportive of the applicant's minor deviation from the standard 8-foot planting strip followed by the 5-foot sidewalk in an effort to preserve four /4) Western Red-Cedar trees near the south west corner of the property. The applicant is proposing right-of-way dedication and half street frontage improvements of HEX Report 14-001568 14-001568 City of Renton Deportment of munity & Economic Development MAERTINS RANCH PRELIMINARY PLAT Hearing Date: February 10, 2015 Preliminary Plat Report & Decision WA14-001568, ECF, PP Page 10 of 13 NE 16th Street that consist of 11.5 to 15.5 feet of new pavement {27.5 feet total pavement width west of the proposed road intersection within NE 16th Street and 37 feet of total pavement width east of the intersection), 1,600 feet of vertical curb and gutter, 8-foot planter strip and a 5-foot sidewalk. The improvements or impervious surfaces generated from publicly dedicated streets and access easements totals 46,627 square feet (1.07 acres). The applicant is praposing a temporary cul-de-sac, approximately 600 feet south of NE 16th St, would serve as a vehicular turnaround until such time as the road is extended to SR 900. Upon the extension and completion of the public road from NE 16th St through to SR 900, the future owners of Lot 5 & 6 may relinquish the combined 3,562 square feet of temporary easement, pending installation of complete frontage improvements in the right-of-way and approval by the City of Renton. Prior to recording, the applicant shall include similar language on the face of the plat to that effect. A Traffic Impact Analysis prepared by TroffEx Northwest Traffic Experts (dated October 27, 2014; Exhibit 14) was submitted with the application materials. The proposed 13-lot subdivision would generate 124 average weekday trips: 10 AM peak hour and 13 PM peak hour at the future intersection of NE 16th St and the sites proposed access street. The study intersection operates at an excellent Level of Service (LOS) A far future conditians including project generated traffic. A 3% per year annual background growth rate was added far each year of the two-year time periad (for a tatal of 6%} from the 2014 traffic count to the 2016 horizon year of the proposal. The traffic report concludes by listing the following traffic impact mitigation measures: 1) construct the street improvements including curb, gutter and sidewalk for the site access street and site frontage on NE 16th Street; and 2) contribute the approximately $8,550 Transportation Mitigation fee to the City of Renton. It is also anticipated that the proposed project would result in impacts to the City's street system. In order to mitigate transportation impacts, the applicant wauld be required to meet code-required frontage improvements, City of Rentan's transportation concurrency requirements (Exhibit 24) based upon a test of the citywide Transportation Plan and pay appropriate Transportation Impact Fees. Currently, this fee is assessed at $2,214.44 per net new single family home (13 x $2,214.44 = $28,787.72). This fee is payable to the City at the time of building permit issuance. Street lighting is required per RMC 4-6-0601. Specifically, pedestrian lighting for sidewalks and pathways shall be installed between intersections along streets and at intersection corners for residential streets. A lighting plan shall be submitted to, and approved by, the Current Planning Project Manager and the Plan Reviewer prior to construction permit approval. Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The subject site is bordered by single-family homes and NE 16th Street to the north; Summerwind Division No. 05, King County homes and mobile homes to the west; King County homes to the south; and King County homes and mobile homes to the east. The properties surrounding the subject site are residential low density or residential single family and ore designated R-4 or R-8 on the City's zoning map or R-4 on King County iMAP. The proposal is similar to existing development patterns in the area and is consistent with the Comprehensive Plan and Zoning Code, which encourage residential infill development. 6. AVAILABILITY AND IMPACT ON PUBLIC SERVICES: Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provides Code required improvements and fees. An approved cul-de-sac type turnaround is HEX Report 14-001568 14-001568 City of Renton Department o, ,munity & Economic Development Preliminary Plat Report & Decision LUA14-001S68, ECF, PP MAERTINS RANCH PRELIMINARY PLAT Hearing Date: February 10, 2015 Page 11 of 13 ./ ./ Compliant if Conditions of Approval Met required for dead end streets over 300 feet long, and all homes beyond 500 feet on dead end streets are required to install on approved fire sprinkler system; this applies to Lots 5 and 6 (RMC 4-6-060H.2). Fire impact fees are applicable at the rate of $495.10 per single family unit. This fee is paid at time of building permit issuance. Parks: City codes currently do not require open space to be set aside in subdivisions of the R- 4 zone. The proposed stormwater detention system within Tract A is a storm water detention/water quality vault. Landscaping is proposed over the top af the vault which would provide an amenity to the neighborhood os well as providing an attractive buffer between the proposed onsite development and existing development to the east. A stormwater detention pond within Tract A would not provide the same level af aesthetic benefits as the proposed vault does, which is integral to the approval of the subdivision. Therefore, staff recommends as a condition of approval that any proposal to convert the stormwater vault within Tract A to a stormwater detention pond be considered a Major Plat Amendment subject to the requirements outlined under RMC 4-7-0BOM.2. However, it is still anticipated that the proposed development would generate future demand on existing City parks and recreational facilities and programs. A Parks Impact Fee, based on new single family lots, will be required in order to mitigate the proposal's potential impacts to City parks and recreational facilities and programs, thereby complying with RMC 4-7-140 Parks and Open Space. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $1,441.29 per single family residence and will increase to $1,887.94 on January 1, 2016. Schools: It is anticipated that the Issaquah School District can accommodate any additional students generated by this proposal at the following schools: Newcastle Elementary (8400 135th Ave SE, Newcastle), Maywood Middle School (14490 168'h Ave SE, Renton}, and Liberty High School (16655 SE 135'h St}. RCW 58.17.110(2) provides that no subdivision be approved without making a written finding of adequate provision made for safe walking conditions for students who walk to and from school. Future students are designated to be transported to school via bus. Issaquah School District Transportation Director, Gayle Morgan, disclosed that because the homes are just barely located inside the District, it will create a bit of a pick- up and drop-off problem (Exhibit 20} . As part of the proposed project, sidewalks would be constructed along on-site roadways which would connect to the existing sidewalk system along NE 16'h St, Lyons Pl NE, NE 1"1h St, and 148'h Ave SE to the anticipated bus stops at the intersection of NE 1fh St and 148'h Ave SE. This anticipated route would provide adequate provisions for safe walking conditions for students who walk to and from school and/or bus stops (Exhibit 19). A School Impact Fee, based on new single family lots, will also be required in order to mitigate the proposal's potential impacts to Issaquah School District. The fee is payable to the City as specified by the Renton Municipal Code at the time of building permit application. Currently, the 2015 fee is assessed at $5,730.00 per single family residence. Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: The downstream area is located within the Moy Creek basin; more specifically the East Renton Plateau subbasin. Runoff exits the site in the northeast property corner. Based on the City's flow control mop, this site Jolls within the Flow Control Duration Standard, Forested Condition and requires o flow control facility sized to match the flow duration of forested conditions. The applicant's engineer hos designed o detention vault to HEX Report 14-001568 14-001568 City of Renton Department of munity & Economic Development MAERTINS RANCH PRELIMINARY PLAT Hearing Date: February 10, 2015 Preliminary Plat Report & Decision LUA14-001S68, ECF, PP Page 12 of 13 be located in a tract ot the northeast corner for the site and will discharge to the north east. The applicant submitted a Technical lnfarmatian Report (TIR/, prepared by D.R. Strong Consulting Engineers, Inc. (dated November 18, 2014 and revised on December 19, 2014; Exhibit 15/. According to the TIR, the project is required to provide Level 2 Flow Control and Basic Water Quality treatment in accordance with the 2009 City of Renton Amendments to the King County Surface Water Manual, Chapter 1 and 2. The goal of the Basic Water Quality Treatment is 80% removal of total suspended solids (TSS} for a typical rainfall year, assuming typical pollutant concentrations in urban runoff. Appropriate Best Management Practices (BMPs} from the Washington State Department of Ecology Manual for individual lot flow control will be required to help mitigate the new runoff created by this development. Additional project BMPs are identified in the construction mitigation description (Exhibit 18/. Claudia Donnelly commented (Exhibit 21/ on her concerns about the proposed surface water vault to collect storm water runoff The project is required to match durations for 50% of the two-year peak flow up to the full 50-year peak flow, and also match developed peak discharge rates to pre-developed peak discharge rates for the 2-year and 10-year and 100- year return periods. Furthermore, the project must meet the Flow Control BMP requirements of the Manual. Appropriate individual lot flow control BMPs will be required to help mitigate the new runoff created by this development. A geotechnical report, dated October 29, 2014, was submitted by Earth Solutions NW, LLC (Exhibit 12/. A SEPA mitigation measure (Exhibit 23/ was imposed by the City's Environmental Review Committee (ERC/, requiring that the project construction comply with the recommendations outlined in the submitted geotechnical report. The report identifies the soils os Alderwood gravelly sandy loam. Per the Manual, this soil type is classified as "Till" material. Due to the presence of very dense glacial till soil on the subject site, infiltration of stormwater onsite will be difficult to achieve. Groundwater was not observed in the test pits during the fieldwork completed in October. However, perched groundwater seepage should be expected during grading activities, particularly during winter, spring and early summer months. Seepage likely represents perched groundwater. A Construction Stormwater General Permit from Department of Ecology will be required. A Stormwater Pollution Prevention Plan (SWPPP) is also required for this site. Finally, the maintenance and operation of the proposed storm drainage facilities will be the responsibility of the City upon recording of the plat. However the maintenance of the vegetation proposed in Tract A would remain the responsibility of the home owners within the subdivision, therefore staff recommends as a condition of appraval that the applicant create a Home Owners Association ("HOA"} that maintains all landscaping improvements in Tract A, maintenance and repairs of the temporary access easement for the cul-de-sac turnaround and any other common improvements. A draft of the HOA shall be submitted to and approved by the City of Renton Project Manager and the City Attorney prior to final Plat recording. Such document shall be recorded concurrently with the Final Plat. Water and Sanitary Sewer: This site is located in King County Water District 90 and the City of Renton Sewer District service boundaries. A water availability certificate was submitted to the City (Exhibit 17 /. Approved water plans from King County Water District 90 are required for the utility construction plan review. New hydrants shall be installed per Renton's fire department standards to provide the required coverage of all lots. All plats shall provide separate water service stubs and separate side sewer stubs to each building lot prior to recording of the plat. System development charges (SOC} for sewer are payable at the time the utility construction permit is issued. HEX Report 14-00156814-001568 City of Renton Department of munity & Economic Development MAERTINS RANCH PRELIMINARY PLAT Hearing Date: February 10, 2015 I J, RECOMMENDATIONS: Preliminary Plat Report & Decision LUA14-001568, ECF, PP Page 13 of 13 Staff recommends approval of the Maertins Ranch Preliminary Plat, LUA14-001568, ECF, PP (as depicted in Exhibit 2) subject to the following conditions: 1, The applicant shall comply with the mitigation measure issued as part of the Determination of Nonsignificance-Mitigated, review by the Environmental Review Committee (ERC) on January 5, 2015 (Exhibits 22 & 23). Z. The applicant shall obtain a demolition permit and complete all required inspections for the removal of the existing single family residence, detached garage and barn prior to Final Plat recording. 3. Upon the extension and completion of the public road from NE 16th Street through to SR 900, the future owners of Lot 5 & 6 may relinquish the combined 3,562 square feet of temporary cul-de-sac easement, pending installation of complete frontage improvements in the right-of-way and approval by the City of Renton. Prior to recording, the applicant shall include similar language on the face of the plat. 4. The applicant shall provide two (2) trees within the rear yards of Lots 4, 5, 10, 11, 12, and 13 and one (1) tree within the 10-foot lot landscaping along street frontage of Lot 6. A final detailed landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit issuance. 5. Staff recommends as a condition of approval that the cul-de-sac be constructed to public street standards, in and out of the dedicated public right-of-way. 6. A street lighting plan shall be submitted at the time of construction permit review for review and approval by the City's Plan Reviewer. 7. The applicant shall create a Home Owners Association ("HOA") that maintains all landscaping improvements in Tract "A", all maintenance and repairs of the temporary access easement for the cu I- de-sac turnaround and any and all other common improvements. A draft of the HOA documents shall be submitted to and approved by the City of Renton Project Manager and the City Attorney prior to Final Plat recording. Such document shall be recorded concurrently with the Final Plat. 8. Any proposal to convert the stormwater vault within Tract "A" to a stormwater detention pond shall be considered a Major Plat Amendment subject to the requirements outlined under RMC 4-7-0SOM.2. 9. 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(Cu "'s; •,oc;c""""'''"-'"-'..,..,-,R£....,...,,.,...,.C""""'""""'"'o"~ =.=;,'".!.."M~~',g._='""'_-_~ _____ _ GENERAi NOTFS ..... .-... ,,,_..., s,. , •.• ,. AC»<$) ....-,OF_... m.HJsr1,,,.~ ',u.,._"'-'''"'""',,..,,."""'""-,"""""'°"'"' , , ... ,......,.,,,a,,,c,0,,,,,..,00._"""-"'""'°"-_..,, ..,,.,,,.,,.,, """-' It< -.:,.o, OY 1NC o,or,1:.,, .. ,..._ - @ NORTH ~ MAERTINS RANCH PRELIMINARY PLAT C<WCEPTtlAL ROADS AND GRADING Pl.AN 1'flCH•"'Fl ORS '""''' NO. 1410J IAI-ININI ! I i l X X X X I X ~ I u z < "' u, z "' "' w < ::, m >< :c 11-1 DJ !::I ()0 I l[J.I_~-~~ I -~l.o<dol,-p:,,wr,n:Ylwo) Sc l/ 4 SEMAEllflNs RANCH , E. w.u. I '---1_ +i. Nlf,msr 1 __ _ ' . I . ; I I .--- --'-·-..J--·-·-·~ -1-._ J_ _ __l _._I_/ ' y . ·---r --~· II' /' ; I , I I i I ~I I i !I _I __ i /~r- 1 I~/ I , r 2 3 \ \ \ I 1, . \ \ J_ 1l 4 \ ', "-""\ -~'ll _J \"-','-.._ . I ' . /' ·-I I \ I I / \ I • . 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I , I --r I 0 \ \-I . \ \ '\.. 1. ii \ \ ,, \ '""'" -_L --.. ll_ "' .J " '""' \. 1L_ /'\ ·-I I / /' I : < I ~-,1 '" I I ) '-. I ' '-'<< I ' ' , ,"-. I r· i "-·, \. I ; , \ ', \. I I \ '\""< ,; : \ '~ \ 1; I \\\.~\'". tt-· ! --_--~--~:{ff' \ 'l, \ I \ \ \ I \ ' \ : \ \ '\' ''1 "' \\ I'· " ' I e-' ---,; I I "'"" I I ' j "-. "· '>. . · "-.:..Jt! i I '-'-. ""'.,d /I ,, / : i.i -.., '"-._ ."~~I ~ .:::::....1 ..:J..._ [[! [OJ R$11 ::!::'=.RS ~=-o.-....-F--I NJ. ·=~ • 7 • \\ \ =-=~ --,.. -.. ....... DY lr,,,.rrjAPPRj~ _...Y ~-"i" #:.-:., I ~·.::.::., U:GEND ..... '"''°" .. ... "" ,-2c.olt>f ... ... ·--t ;:.~,:..., II '"''"" '""'" ............... 1 •• ,,.,,,,.,,.. a.JD CITY CF ~ ;;:ENT:Jr. PIOna,,,ofO,,,o.-..,;~-""' wo, .. O,pl MAERTlNS RANC/-l PRELIMINARY PLAT GENERALIZED UTILITIES PLAN @ NORTH --- --i ~--.:=--:.~! s I xxxx-xxx H:JN'vcl SNIHBV~ '"' ! -w.-1 " ! I 11 pi~~'f'-,-ll!i l ' ! i ,:::,: - ";i ~ ' EXHIBIT 10 T, ; :ll!I • r-1 i ' i ,V, IC ' ~ -1-;--~ --~-- I 9 L B z ~ EB ' ' z -"3 ~. 0 ,,, ' ll .l1SIHX3 I . 1 I Ve': LD-c;:.>; c.,; f. "CN 1:;J:icJ'1J 8'ZZ6-SC'ZC:r0 C.,N --,J;--\;'d ,lO Cf'L N,, J:•.5:-.d.lN I I I I I I I I I I I I I I _I_ I I I I I I I I I I I I I I I 8 I TD<:J'i'd I I I I I I I I I I I I I • ' ' PNW HOWINaS lkC M/tR11N5 RANCH cAND'.'lf'ff Pc/IN • l ~ 1 ~ l ! <3'-\l\\l\N"-' "-'"-'"-'"-'NNN ~i.i_i_t_i._i._i._il.i-i.-&. • i!3~""CD::i:&;!ji~O;;!;'-" ii'.:ii'.:ii'.:~~~itit~~itit nau.ana fffJfJJJJHf ~ ~' ~ t ~~ i\ } i l &~ ii'.: it H I ff PREPARED FOR PNW Holdings, LLC October 29, 2014 Stephen H. Avril Staff Geologist Kyle R. Campbell, P.E. Principal GEOTECHNICAL ENGINEERING STUDY MAERTINS RANCH RESIDENTIAL DEVELOPMENT 1508 ILWACO AVENUE NORTHEAST RENTON, WASHINGTON 1805 -1361h Place r Phone ES-3626 l=,irth ~nlutions NW. LLC Entire Document Available Upon Request EXHIBIT 12 1shington 98005 ,711 '.'-,·,. ,,o 1-\ <,, ' ,i ;'i,'}i''f. ' . .. ......... '~ 1 lllillllnr11m.1iu,,," .. · . i&YA. r··.· .... ,;r •. ____ .,,Se=.,w=a..,ll~W,,_,e,e;t,,.la,..._,n.,,d'-'C"".o""..,ns"""u..,lt"'in._.gUS-, ..,lnc.,C,e,,,__ ~ ro Box!m fun, 2Th'l.59-0515 Fall Gty, WA ~4 October 24, 2014 Justin Lagers PNW Holdings, LLC 9675 SE 36th Street, Suite 105 Mercer Island, WA RE: Critical Area Report -Maertins Parcel#032305-9021 City of Renton, Washington SWC Job #14-199 Dear Justin, This report describes our observations of jurisdictional wetlands, streams and buffers on or within 200' of the Maertins property (Parcel#032305- 902 l) located at 1508 Ilwaco Avenue NE, within the City of Renton, Washington (the "site"). The site consists of an irregular shaped 4.08 acre parcel located on the south of NE 16th Street, within the SE 1/4 of Section 3, Township 25 North, Range 5 East of the W.M. The site consists of an existing single family parcel that includes a single family homes as well as a centrally located barn. Landscaped lawn areas surround the home and the barn has several fenced pastures areas to its north, east and west. A gravel driveway accesses the site off Ilwaco Avenue NE from a cul-de-sac located along the sites western border. Entire Document Available Upon Request EXHIBIT 13 MAERTINS RANCH TRAFFIC IMPACT ANALYSIS CITY OF RENTON Prepared for Mr. Justin Lagers PNW Holdings, LLC. 9675 SE 361h St., Suite 105 Mercer Island, WA 98040 Prepared by TRAFFIC £XP£RTS 11410 NE 1241h St., #590 Kirkland, Washington 98034 Telephone: 425.522.4118 Fax: 425.522.4311 Monday, October 27, 2014 Entire Document Available Upon Request EXHIBIT 14 TECHNICAL INFORMATION REPORT for MAERTINS RANCH Preliminary Plat 1508 Ilwaco Avenue NE Renton, WA DRS Project No. 14103 Renton File No. Owner/Applicant PNW Holdin~s LLC 9675 SE 361 Street, Suite 105 Mercer Island, WA 98040 Raporl Prepared by ll!liiJI D. R. STRONG Consulting Engineers, Inc. 620 J'h Avenue Kirkland WA 98033 (425) 827-3063 ©2014 D.R. STRONG Consulting En! Reoort Issue Date Entire Document Available Upon Request EXHIBIT 15 OE.C. 1 9 'I.OH Greenforest Incorporated November 12, 2014 Justin Lagers PNW Holdings, LLC 9675 SE 36th Street, Suite 105 Mercer Island, WA 98040 RE: Arborist Report for Maertins Ranch 1508 Ilwaco Ave NE, Renton WA 98059 Dear Mr. Lagers: This letter is my report of the significant trees at the above referenced site. I received a Topographic Survey prepared by DR Strong Consulting Engineers showing the location of the surveyed significant trees on site. My assignment is to inspect the trees and assess their condition. I visited the site 11/4/2014 and inspected the significant trees. The site has a slight northeastern aspect with a single-family residence and detached garage at the south end of the parcel. Much of the site is horse pasture, and includes a barn. Native trees border the east perimeter, and also stand as single trees or small groves throughout the site. I initially inspected a total of 208 trees, which includes trees in the rights-of-way and on the adjoining parcels. Douglas-fir trees dominate the site in size and quantity. They are in fair to excellent shape, and most have asymmetric canopies from space competition with adjacent trees. All the Pacific madrones are diseased, which is typical for this species in this region. And they, more so than the firs, have lopsided canopies for the same reason. Other species on site include Western hemlock, Incense cedar, Western red-cedar, Sweetgum and Red alder. This report inventories total of 122 healthy significant trees on the site. Trees that are off site, too small, within a R-0-W, or are either dead, dying or diseased are not included. Thirty-four (34) of the healthy trees are n,nnn«>rl fnr rPtPntion. TREE INSPECTION Entire Document Available Upon Request 4547 South Lt ?I. 206-723-0656 EXHIBIT 16 @ King County :ODES DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES This certific wides the Seattle King County Depa., .. ent of Public Health and the Department of Development and Environmental Services with information necessary to evaluate development proposals. 900 Oakesdale Avenue Southwest Renton, Wa 98055-1219 King County Certificate of Water Availability Do not write in this box number name 00 Building Permit D Short Subdivision D Preliminary Plat or PUD D Rezone or other ________ _ Applicant's name; PNW Holdings NW (Contact: Justin Lagers 253-405-5587) Proposed use: Single Family ReSidences -Maertins Ranch -13 Lots Location: 1508 Ilwaco Ave NE Renton,WA 98059 ap and legal description if necessary) Water purveyor information: 1. D a. Water will be provided by service connection only to an existing (Size") water main that is fronting the site. OR/AND IRl b. Water service will require an improvement to the water system of: D (1) Feet of water main to reach the site; and/or 00 (2) The construction of a distribution system on the site; and/or 00 (3) Other (describe) Developer Extension Required. System requirements will be determined at pre design meeting. District will require Developer Extension Agreement and Deposit, Certiffcate of Insurance, Performance Bond (if necessary) and all related easements prior to construction. 2. 0 a. The water system is in conformance with a County approved water comprehensive plan. OR D b. The water system improvement is not in conformance with a County approved water comprehensive plan and will require a water comprehensive plan amendment. (This may cause a delay in issuance of a permit or approval). 3. IRl a. Toe proposed project is within the corporate llmits of the district, or has been granted Boundary Review Board approval for extension of service outside the district or city, or is within the County approved service area of a private water purveyor. OR D b. Annexation or Boundary Review Board (BRB) approval will be necessary to provide service. 4. !El a. Water will be available at the rate of flow and duration indicated below at no less than 20 psi measured at the OR nearest fire hydrants within 300 feet from all buildings/property {or as marked on the attached map): Rate of now at Peak Demand Duration D less than 500 gpm ( approx. gpm) D less than 1 hour D 500 to 999 gpm D 1 hour to 2 hours !RI 1000 gpm or more IEl 2 hours or more D flow test of gpm D other ____ _ D calculation of gpm (Note: Commercial building permits which includes multifamily structures require flow test or calculation.) D b. Water system is not capable of providing fire flow. 5. 00 a. Water system has certificates of water right or water right daims sufficient to provide service. OR D b. Water system does not currently have necessary water rights or water right claims. Comments/conditions: WAC@ $300.00 ~ Total fees= $300.00. Fees per lot: WAC@ $125, GFC@ $4000, SPUFC@ $936, 5/8" Meter Drop @ $500 = Total fees per lot: $5561. FEES SUBJECT TQ CHANGE WITHOUT PRIOR NOTICE. Paving plus 200/o to be billed separately where applicable, I certify that the above water purveyor information is true. This certification shall be valid for 1 year from date of signature. KING COUNTY WATER DISTRICT #90 Joshua Deraitus RENEWAL FEES: WLIN 1 YEAR $50.00 Agency name AFTER 1 YEAR $125-00 Operations Manager Tltle ,kcwd<}O .loca hlma'CompanvDara' En~i necr EXHIBIT 17 10-14-14 Date ertins Ranch DE doc Maertins Ranch Construction Mitigation Description The following narrative is provided to describe the proposed construction mitigation measures the Developer and general contractor for Maertins Ranch will implement during the duration of the site development and infrastructure period as well as during building construction. proposed Construction Dates {Site Work/: June 201.S-October 201.5 The Developer anticipates on beginning clearing and site development work in the early summer of 2015 depending on the timing of approvals. The Developer anticipates a 120 day schedule to finalize all grading, storm, sewer, water and first lift of asphalt on the site. Frontage improvements along NE 15•• Street will be a priority to minimize the impacts on the circulation and traffic flows in the area, along with construction of the storm water vault. The goal will be to have the site completely stabilized by October 1st, 2015 before the wet season. Proposed Construction Dates {Building Construct/on/: August 201.2-Mav 201.3 The Developer plans on beginning construction of a model home in December of 2015 and anticipates starting three homes per month thereafter with an average construction timellne of five months to complete. Hours & Days of Operation Normal site hours of operation will be in compliance with the allowable working hours in the City of Renton which are as follows: For the remodel or addition to a single-family residence, permitted work hours in or within 300 feet of resident/al areas ore 7:00 o.m. -10:00 p.m. Monday through Friday, and 9:00 o.m. -10:00 p.m. Saturday and Sunday. For new singleJamily residences and non-residential construction, the permitted work hours ore 7:00 a.m. -8:00 p.m. Monday through Friday, 9:00 o.m. -8:00 p.m. Saturday, and no work shall be permitted on Sunday. EXHIBIT 18 November 18, 2014 Project No. 14103 CITY OF RENTON SCHOOL WALKWAY ANALYSIS PRELIMINARY PLAT OF MAERTINS RANCH The project is a proposed single-family residential development of 4.079 acres, known as Tax Parcel 0323059021 into 13 single-family residential lots. The property is located at 1508 Ilwaco Avenue NE in the City of Renton, Washington. Project Contact Information: Developer: Engineer/Surveyor: Overview: PNW Holdings LLC 9675 SE 361 h Street, Suite 105 Mercer Island, WA 98040 (206) 588-1147 D. R. STRONG Consulting Engineers Inc. 620 7th Avenue Kirkland, WA 98033 (425) 827-3063 Maher A. Joudi, P.E. The proposed subdivision is within Issaquah School District #411 and the fol lowing are the public schools of residence for students within this subdivision: Newcastle Elementary -8400 136th Avenue SE Newcastle, WA 98059 Maywood Middle -14490 1681h Avenue SE, Renton, WA 98059 Liberty High -16655 SE 1361h, Renton, WA 98059 Bus service is provided to all three of these schools. Students living in the new subdivision will catch the bus at the intersection of 1481h Avenue SE and NE 17th Street. This bus stop is approximately 0.20 miles east of the new subdivision. Students will have to walk northwest along the existing sidewalk in Ilwaco Avenue NE and cross the intersection of Ilwaco Avenue NE and NE 16th Street to the sidewalk along the north side of NE 161 h Street. Students will walk east along this street and north up Lyons Place NE. Then they will have to cross to the north side of NE 17th Street and continue east along this street until they reach 148th Avenue SE. R: \2014\ I\ 14103 \3 \Documents \Reports \P EXHIBIT 19 Clark Close From: Sent: To: Subject: Sabrina Mirante Friday, January 30, 2015 9:27 AM Clark Close FW: City of Renton Notice of Preliminary Plat -Maertins Ranch Preliminary Plat - LUA14-001568, ECF, PP From: Morgan, Gayle Transportation -Staff (mailto:MorganG@issaquah.wednet.edu1 Sent: Wednesday, November 26, 2014 7:10 AM To: Sabrina Mirante Cc: Clark Close; Anderson, Bridget Transportation -Staff Subject: RE: City of Renton Notice of Preliminary Plat -Maertins Ranch Preliminary Plat -LUA14-001568, ECF, PP No problem, Sabrina. This address is just barely inside of our district and does create a bit of a pickup and drop off problem. However, they do belong to us and we will accommodate. They would go to: Newcastle Elem Maywood Middle Liberty High ti\ ISSl\C)UAH ~ SCHOOL OISTIUCT 411 Gayle J. Morgan Issaquah School District #411 Transportation Director 425-837-6332 EXHIBIT 20 Denis Law Mayor December 19, 2014 Claudia Donnelly 10415 147th Avenue SE Renton, WA 98059 City ot , Community & Economic Development Department C.E."Chip"Vincent, Administrator SUBJECT: MAERTINS RANCH PRELIMINARY PLAT COMMENT RESPONSE LETTER LUA14-001568, ECF, PP Dear Mrs. Donnelly: Thank you for your comments related to Maertins Ranch Preliminary Plat; dated December 14, 2014 (received on December 17, 2014) wherein you raised several concerns regarding the proposed project. Your letter will be added to the public record for consideration by the reviewing official and you have been added as a party of record. The applicant, PNW Holdings, LLC, has only made application for Preliminary Plat and Environmental Review for the subject development and a decision has yet to be made by the City of Renton. Your comments are used to help City staff complete a comprehensive review which will continue over the coming month(s). The following comments are in response to your letter sent to the City. • Concerns about the proposed surface water vault to collect storm water runoff. A drainage plan and Preliminary Technical Information Report dated November 18, 2014 was submitted by D.R. Strong Consulting Engineers, Inc. The proposed 13-lot subdivision, zoned R-4, is subject to full drainage in accordance with the 2009 King County Surface Water Manual and City of Renton Amendments to the KCSWM. All core and six special requirements hove been discussed in the report. The 4.079 ocre site is located within the Moy Creek Drainage Basin. Based an the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Condition ond requires a flow control facility sized to match the flow duration of forested conditions. The applicant's engineer has designed a detention vault to be located in a tract ("Tract A") at the northeast earner for the site ond will discharge ta the north east. Appropriate Best Management Practices /BMPs) from the Washington State Department of Ecology Manual for individual lot flow control will be required to help mitigate the new runoff created by this development. Evaluation and inclusion of a BMP will be accomplished at final engineering. A copy of the Preliminary Technical Information Report is available for review at City Holl, 5th floor at 1055 S. Grady Way, Renton, WA 98057. Renton City Hall • 1 C EXHIBIT 21 . rentonwa.gov • How many trees will the developer save? The Arborist Report, prepared by Greenforest Incorporated /dated November 12, 2014), identified 159 onsite trees, 8 dead, dying or diseased trees, 32 trees within a right-of-way for a total of 119 net trees. The applicant is proposing to retain 34 of these healthy trees. The overage size of the trunk /DBH) for the 34 trees is 11. 7 inches (11. 7"} and the species include 27 Douglas-firs, six /6) Western red-cedars, and one (1) Madrone. Other species on the site include Western hemlock, Incense cedar, Sweetgum, and Walnut. A copy of the Arborist Report is available for review ot City Hall, 6'h floor at 1055 S. Grady Way, Renton, WA 98057. • How will Renton protect area environment -Renton officials don't make developers put up silt feces to protect other people's property. How will Renton officials make developers adhere to their ordinances and other state laws? Temporary erosion and sedimentation control measures would be implemented during construction. They include, but not limited to, hay bales, siltation fences down slope of any disturbed areas or stockpiles, surface water collection from disturbed areas routed through a sediment vault or sediment traps, interceptor berms or swales, controlled surface grading, mulch and seeding, and a stabilized construction entrance in accordance with City of Renton requirements. Areas to remain undisturbed will be delineated with a high visibility plastic fence prior ta any site clearing or grading. The applicant will be required to comply with the City's development regulations as well as Washington State's Environmental Policy (SEPA} which includes requirements far mitigation for impacts caused by the development. The City will review the proposal with regard to the protection of valuable environmental amenities and to ensure the development is as compatible as possible with the ecological balance of the area. The goofs of the City ore to preserve drainage patterns, protect groundwater supply, prevent erosion, and preserve trees and natural vegetation. Additionally, the applicant is required to demonstrate proper provisions for all public facilities (including access, circulation, utilities, and services). Thank you for interest in this project and if you have any further questions please feel free to contact me at 425-430-7289 or cclose@rentonwa.gov. Sincerely, Clark H. Close Associate Planner cc: file LUA14-001568, ECF, PP DEPARTMENT OF COMl\,_,JITY AND ECONOMIC DEVELOPMENT of ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DA TE: Project Nome: Project Number: Project Manager: Owner: Applicant/Contact: Project Location: Project Summary: January 5, 2015 Maertins Ranch Preliminary Plat LUA14-001568, ECF, PP Clark H. Close, Associate Planner Llora 5. Maertins Revocable Trust 1508 Ilwaco Ave NE, Renton, WA 98059 Justin Lagers, PNW Holdings, LLC 9675 SE 36'h Street, Suite 105 Mercer Island, WA 98040 1508 Ilwaco Ave NE, Renton, WA 98059 (alsa known as 10918 144th Ave SE) The applicant has submitted a proposal requesting SEPA Environmental Review and Preliminary Plat approval for a 13-lot subdivision. The 4.079 acre site is located at 1508 Ilwaco Avenue NE within the Residential-4 zoning district (APN 0323059021). The parcel would be divided into 13 residential lots and one storm drainage tract and would result in a net density of 4.32 dwelling units per net acre. The drainage tract measures 10,496 square feet (sf) and consists of a stormwater detention vault. The proposed lots would range in size from 8,050 sf to 10,985 sf with an average lot size of 9,274 sf. Access to the site would be from NE 16th Street. No critical areas have been identified onsite. Soils consist of AgC, Alderwood gravelly sandy loam with slopes ranging from 8-15%. The existing site topography descends from the north towards the east, with an elevation change of 20 feet. The site currently contains one single-family residence, a detached garage, a barn, and associated gravel driveways on the site. All existing structures are proposed for demolition. There are 159 significant trees on the site and the applicant is proposing to retain 34 original trees. The applicant has submitted a Critical Area Report, Technical Information Report, Traffic Impact Analysis, Arborist Report, and a Geotechnical Engineering Study with the application. The applicant will dedicate 46,627 sf for public streets with an access road running north/south, through the property, to serve the new lots. Site Area: 177,683 SF (4.079 acres) STAFF Staff Recommends that the Environmental Review Committee issue a RECOMMENDATION: Determinati IS-M}. Entire Document ---------- Available Upon Request fRC Report 14-001568 EXHIBIT 22 Denis Law fl.·1,:yor January 8, 2015 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 c· a r ,,...-1ty ot , r<.µrrr('fl --··-,,,,,---· u...., __, Community & Economic Development Department C.E."Chip"Vincent, Administrator Subject: ENVIRONMENTAL {SEPAi THRESHOLD DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on January 5, 2015: SEPA DETERMINATION: PROJECT NAME: Determination of Non-Significance Mitigated {DNS-M) Maertins Ranch Preliminary Plat PROJECT NUMBER: LUA14-001568, ECF, PP Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on January 23, 201S, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. Please refer to the enclosed Notice of Environmental Determination for complete details. If you have questions, please call me at (425) 430-7289. For the Environmental Review Committee, Clark H. Close Associate Planner Enclosure cc: King County Wastewater Treatment Division Boyd Powers, Department of Natural Resources Karen Walter, Fisheries, Muckleshoot Indian Tribe Melissa Calvert, Muckleshoot Cultural Resources Program Gretchen Kaehler, Office of Archaeology & Historic Preservation Renton City Hall • 10 EXHIBIT 23 Ramin Pazooki, WSOOT, NW Region Larry Fisher, WDFW D\.lwamish Tribal Office US Army Corp. of Engineers • rentonwa,gov OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Maertins Ranch PROJECT NUMBER: LUA14-001568, ECF, PP LOCATION: 1508 Ilwaco Ave NE, Renton, WA 98059 (also known as 10918 144th Ave SE) DESCRIPTION: Proposed subdivision of a 4.079 acre site is located within the R-4 (Residential 4 dwellin1 units per acre) zoning designation. The parcel (APN 0323059021) would be divided into 13 residential lots and one storm drainage tract and would result in a net density of 4.32 du/ac. The drainage tract measures 10i496 square feet (sf) and consist of a stormwater detention vault. The proposed lots would range in size from 8,050 sf to 10,985 sf. Access to the site would be gained from NE 16th Street. No critical areas have been identified onslte. All existing improvements and buildings will be demolished or removed during plat construction. The applicant has proposed to retain 34 trees. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION HAS PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES. Appeals of the environmental determination must be filed in writing on or before 5:00 pm on January 23, 2015, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of RMC 4-8-110 and information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON FEBRUARY 10, 2015 AT 10:00 AM TO CONSIDER THE PRELIMINARY PLAT. IF THE ENVIRONMENTAL DETERMINATION 15 APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL {SEPA) DETERMINATION OF NON-SIGNIFICANCE PROJECT NUMBER: APPLICANT: PROJECT NAME: -MITIGATED (DNS-M) LUA14-001568, ECF, PP Justin Lagers, PNW Holdings, LLC Maertins Ranch Preliminary Plat The applicant has submitted a proposal requesting SEPA Environmental Review and Preliminary Plat approval for a 13-lot subdivision. The 4.079 acre site is located at 1508 Ilwaco Avenue NE within the Residential-4 zoning district (APN 0323059021). The parcel would be divided into 13 residential lots and one storm drainage tract and would result in a net density of 4.32 dwelling units per net acre. The drainage tract measures 10,496 square feet (sf) and consists of a stormwater detention vault. The proposed lots would range in size from 8,050 sf to 10,985 sf with an average lot size of 9,274 sf. Access to the site would be from NE 16th Street. No critical areas have been identified onsite. Soils consist of AgC, Alderwood gravelly sandy loam with slopes ranging from 8-15%. The existing site topography descends from the north towards the east, with an elevation change of 20 feet. The site contains one single-family residence, a detached garage, a barn, and associated gravel driveways on the site. All existing structures are proposed for demolition. There are 159 significant trees on the site and the applicant is proposing to retain 34 original trees. The applicant has submitted a Critical Area Report, Technical Information Report, Traffic Impact Analysis, Arborist Report, and a Geotechnical Engineering Study with the application. The applicant will dedicate 46,627 sf for public streets with an access road running north/south, through the property, to serve the new lots. PROJECT LOCATION: LEAD AGENCY: 1508 Ilwaco Ave NE City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on January 23, 2015. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, (425) 430-6510. DEPARTMENT OF COMMuNITY AND ECONOMIC DEVELOPMENT PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Terry Higashiyama, Administrator Community Services Department January 9, 2015 January 5, 2015 1/5/15 r1 r• Date Date Mark Peterson,' Administrator Fire & Emergency Services C.E. "Chip" Vinfent, Administrator Department of Community & Economic Development , ),-Jr- -~·-·--- Date *-Date DEPARTMENT OF . '1MUNITY AND ECONOMIC DEVELOPMENT DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA14-001568, ECF, PP Justin Lagers, PNW Holdings, LLC Maertins Ranch Preliminary Plat The applicant has submitted a proposal requesting SEPA Environmental Review and Preliminary Plat approval for a 13-lot subdivision. The 4.079 acre site is located at 1508 Ilwaco Avenue NE within the Residential-4 zoning district (APN 0323059021). The parcel would be divided into 13 residential lots and one storm drainage tract and would result in a net density of 4.32 dwelling units per net acre. The drainage tract measures 10,496 square feet (sf) and consists of a stormwater detention vault. The proposed lots would range in size from 8,050 sf to 10,985 sf with an average lot size of 9,274 sf. Access to the site would be from NE 16th Street. No critical areas have been identified onsite. Soils consist of AgC, Alderwood gravelly sandy loam with slopes ranging from 8-15%. The existing site topography descends from the north towards the east, with an elevation change of 20 feet. The site currently contains one single-family residence, a detached garage, a barn, and associated gravel driveways on the site. All existing structures are proposed for demolition. There are 159 significant trees on the site and the applicant is proposing to retain 34 original trees. The applicant has submitted a Critical Area Report, Technical Information Report, Traffic Impact Analysis, Arborist Report, and a Geotechnical Engineering Study with the application. The applicant will dedicate 46,627 sf for public streets with an access road running north/south, through the property, to serve the new lots. PROJECT LOCATION: LEAD AGENCY: MITIGATION MEASURES: 1508 Ilwaco Ave NE The City of Renton Department of Community & Economic Development Planning Division 1. Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by Earth Solutions NW, LLC (dated October 29, 2014). ADIVISORY NOTES: 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 fond use actions. Engineering Review Comments: Vicki Grover I 425-430-7291 I vgrover@rentonwa Recommendations: I have reviewed the application for Maertins Ranch Preliminary Plat generally located at 10918 144th Avenue SE and have the following comments: EXISTING CONDITIONS WATER: Water service is provided by King County Water District 90. SEWER: Sewer service is provided by the City of Renton. There is an existing 8-inch gravity sewer main along NE 16th Street and an existing 8 inch gravity sewer main in Ilwaco Avenue NE. STORM: There is an existing 12-inch storm conveyance in NE 16th Street and in Ilwaco Avenue NE. STREETS: There are frontage improvements in the area. CODE REQUIREMENTS WATER 1. Approved water plans from King County Water District 90 are required for the utility construction plan review. 2. New hydrants shall be installed per Renton's fire department standards to provide the required coverage of all lots. 3. All plats shall provide separate water service stubs to each building lot prior to recording of the plat. SANITARY SEWER 1. Sewer service will be provided by the City of Renton. 2. All plats shall provide separate side sewer stubs to each building lot prior to recording of the plat. 3. System development charge (SOC) for sewer is based on the size of the domestic meter size. Sewer fees for a%" meter or 1-inch meter is $2,135.00 per new single-family lot. This is payable at the time the utility construction permit is issued. SURFACE WATER 1. A drainage plan and Preliminary Technical Information Report dated November 18, 2014 was submitted by D.R. Strong Consulting Engineers. The proposed 13 lot subdivision, zoned R-4, is subject to full drainage in accordance with the 2009 King County Surface Water Manual and City of Renton Amendments to the KCSWM. All core and six special requirements have been discussed in the report. The 4.079 acre site is located within the May Creek Drainage Basin. ERC Mitigation Measures and Advisory Notes Page 2 of 8 Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Condition and requires a flow control facility sized to match the flow duration of forested conditions. The applicant's engineer has designed a detention vault to be located in a tract at the northeast corner for the site and will discharge to the north east. The developed area breakdown values on page 17 are close to the values stated in the text on page 1. Please be consistent throughout the report with correct pervious/impervious area values. The mitigation requirements in Section 1.2.3.2.E will need to be addressed in more detail on the permit submittal. 2. All work proposed outside of the applicant's property will require a temporary construction easement be submitted to the City prior to any permits being issued. 3. Basic water quality will be provided using a Storm Filter system. Appropriate individual lot flow control BMPs will be required to help mitigate the new runoff created by this development. 4. A Geotechnical Engineering Study, dated October 29, 2014 was submitted by Earth Solutions NW, LLC. The report identifies the soils as glacial till. These soils will not support infiltration. Please address the perimeter drains around the vault as recommended on pages 8 and 9. S. Surface water system development fee is $1,3SO.OO per new lot. Fees are payable prior to issuance of the construction permit. 6. A Construction Stormwater General Permit from Department of Ecology will be required. A Storm water Pollution Prevention Plan (SWPPP) is required for this site. TRANSPORTATION/STREET 1. The 2015 transportation impact fee rate is $2,214.44 per new single family home. The transportation impact fee that is current at the time of building permit application will be levied. Payment of the transportation impact fee is due at the time of issuance of the building permit. Credit will be given to the existing home to be demolished. 2. A traffic analysis dated October 27, 2014, was provided by Northwest Traffic Experts. The proposed 13-lot subdivision would average 124 daily vehicle trips. Weekday peak hour AM trips would generate 10 vehicle trips, with 8 vehicles leaving and 2 vehicles entering the site. Weekday peak hour PM trips would generate 13 vehicle trips, with 8 vehicles entering and 5 vehicles existing the site. Increased traffic created by the development will be mitigated by payment of transportation impact fees. 3. To meet the City's complete street standards, the new internal roadway is designed to meet the residential access roadway per City code 4-6-060. The new internal roadway has 53-foot of right-of-way, with 26 feet of pavement, curb, gutter, an 8-foot planter strip, a 5-foot sidewalk. Street lighting shall be installed along both sides of the street. One side of the road will be marked No Parking. ERC Mitigation Measures and Advisory Notes Page 3 of 8 4. Existing right-of-way width in NE 16th Street fronting the site is approximately 25 feet. NE 16th Street is classified as Residential Access. To meet the City's complete street standards, street improvements including an 8-foot planting strip behind the existing curb, a 5-foot sidewalk, a 2-foot strip back of sidewalk, storm drainage and street lighting will be required. To build this street section, approximately 25 feet of right-of-way will be required to be dedicated to the City along the project side in NE 16th Street. 5. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. GENERAL COMMENTS 1. Separate permits and fees for storm connections will be required. 2. 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. 3. Rockeries or retaining walls greater than 4 feet in height will be require a separate building permit. Structural calculations and plans shall be submitted for review by a licensed structural engineer. Special inspection is required. 4. All fees quoted herein are for the 2015 calendar year. Fire Review -Building Comments: Corey Thomas I 425-430-7024 I cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid prior to recording the plat. Credit is granted for the removal of any existing homes. Code Related Comments: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. There is one existing fire hydrant in this area and it meets current code. A water availability certificate is required from King County Water District 90. 2. Fire department apparatus access roadways are required to be a minimum of 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. Approved apparatus turnarounds are required for dead end roads exceeding 150 feet. An approved cul-de-sac type turnaround is required for dead end streets over 300 feet long. Per city ordinance all homes beyond 500 feet dead end will require an approved fire sprinkler system, this applies to Lots 5 and 6. ERC Mitigation Measures and Advisory Notes Page 4 of 8 Planning Review Comments Clark Close I 425-430-7289 I cclose@rentonwa.gov Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between eight thirty (8:30) a.m. and three thirty (3:30) p.m., Monday through Friday unless otherwise approved in advance 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 plants 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. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING -Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. Police Review Comments: Cyndie Parks I 425-430-7521 I cparks@rentonwa.gov Recommendations: Minimal CFS estimated annually. Technical Services Comments: Bob MacOnie I 425-430-7369 I bmaconie@rentonwa.gov Recommendations: Preliminary Plat: Bob MacOnie 12/10/2014 The final plat document must be prepared under the direction of and stamped by a licensed "Professional Land Surveyor." ERC Mitigation Measures and Advisory Notes PageSo/8 Note the City of Renton land use action number and land record number, LUA14-001568 and LNDl0-0520, 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 on the plat. The geometry will be checked by the city when the ties have been provided. Include the "SURVEYOR"S NOTES", "TITLE RESTRICTIONS" and "REFERENCES" blocks (currently noted on Sheet 2 of 8 ofthe preliminary plat submittal) in the final plat submittal. These blocks reference a statement of equipment and procedures (WAC32 130 100), notes the date the existing city monuments were visited and what was found (WAC 332 130 150) and provides information to determine how the plat boundary was established. Provide lot closure calculations. 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 when the final plat package is submitted. Note said addresses and the street name 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. Do note encroachments. Do include in the "LEGEND" block the symbols and their details that are used in the plat drawing. Do not include a utility provider's block, an owner's block, an engineer/surveyor block and an architect block. 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 said abutting properties as 'Unplatted'. Remove the building setback lines from the proposed lots. Setbacks will be determined at the time that building permits are issued. ERC Mitigation Measures and Advisory Notes Page 6 of 8 Note the research resources on the plat submittal. Note all easements, covenants and agreements of record on the plat drawing. Provide 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 new Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat submittal 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' Tract A" (created by the plat); please check with the Stormwater Utility to see if they will require that the City be the owner of Tract "A". If not, and if there is to be a Homeowners' Association (HOA) created for this plat, the following language concerning ownership of "Tract A" (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 A is hereby granted and conveyed to the Plat of Maertins Ranch 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 13, inclusive, shall have an equal and undivided ownership interest in "Tract A". 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. ERC Mitigation Measures and Advisory Notes Page7of8 Please discuss with the Stormwater Utility any other language requirements regarding surface water BMPs and other 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 at the time of final plat submittal noting the vested property owner. Remove the heavy boundary line extending north of the west line of proposed Lot 1, crossing NE 16th Street. Community Services Comments: Leslie Betlach I 425-430-6619 I 1betlach@rentonwa.gov Recommendations: Parks Impact Fee per Ordinance 5670 applies. There are no impacts to Parks. ERC Mitigation Measures and Advisory Notes Page 8 of 8 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 2, 2015 TO: Clark H. Close, Associate Planner FROM: Steve Lee, Development Engineering Manager ··23 t$ ,2_· ___ _ SUBJECT: Traffic Concurrency Test -Maertins Ranch Preliminary Plat; File No. LUA14-001568, ECF, PP The applicant is requesting SEPA Environmental Review and Preliminary Plat approval for a 13- lot subdivision. The 4.079 acre site is located at 1508 Ilwaco Avenue NE within the Residential-4 zoning district (APN 0323059021). The parcel would be divided into 13 residential lots and one storm drainage tract and would result in a net density of 4.32 dwelling units per net acre. The applicant will dedicate 46,627 square feet for public streets with an access from NE 16th Street. The proposal includes roughly 645 linear feet of public roadway (with utilities) improvements in order to provide access to proposed lots. The proposed development would generate approximately 124 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 10 net new trips (2 inbound and 8 outbound). During the weekday PM peak hour, the project would generate approximately 13 net new trips (8 inbound and 5 outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows: Traffic Concurrency Test Criteria Pass Implementation of citywide Transportation Plan Yes Within allowed growth levels Yes Project subject to transportation mitigation or impact fees Yes Site specific street improvements to be completed by project Yes Traffic Concurrency Test Passes EXHIBIT 24 Transportation Concurrency Test -Maertins Ranch Preliminary Plat Page 2 of3 February 2, 2015 Evaluation of Test Criteria Implementation of citywide Transportation Plan: As shown on the attached citywide traffic concurrency summary, the city's investment in completion ofthe forecast traffic improvements are at 130% of the scheduled expenditure through 2013. Within allowed growth levels: As shown on the attached citywide traffic concurrency summary, the calculated citywide trip capacity for concurrency with the city adopted model for 2014 is 94,765 trips, which provides sufficient capacity to accommodate the 124 additional trips from this project. A resulting,99',641 trips are remaining. Project subject to transportation mitigation or impact fees: The project will be subject to transportation impact fees at time of building permit for each new single family residence. Site specific street improvements to be completed by project: The project will be required to complete all internal and frontage street improvements for the plat prior to recording. Any additional off-site improvements identified through SEPA or land use approval will also be completed prior to final occupancy. Background Information on Traffic Concurrency Test for Renton The City of Renton Traffic Concurrency requirements for proposed development projects are covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement is covered in RMC 4-6-070.D, which is listed for reference: D. CONCURRENCY REVIEW PROCESS: 1. Test Required: A concurrency test shall be conducted by the Department far each nonexempt development activity. The concurrency test shall determine consistency with the adopted Citywide Level of Service Index and Concurrency Management System established in the Transportation Element of the Renton Comprehensive Plan, according to rules and procedures established by the Department. The Department shall issue an initial concurrency test result describing the outcome of the concurrency test. 2. Written Finding Required: Priar to approval of any nonexempt development activity permit application, a written finding of concurrency shall be made by the City as part af the development permit approval. The finding of concurrency shall be made by the decision maker with the authority to approve the accompanying development permits required for a development activity. A written finding of concurrency shall apply only to the specific land uses, densities, intensities, and development project described in the application and development permit. Transportation Concurrenc. st -Maertins Ranch Preliminary Plat Page 3 of 3 February 2, 2015 3. Failure af Test: If no reconsideration is requested, or if upon reconsideration a project fails the concurrency test, the project application shall be denied by the decision maker with the authority to approve the accompanying development activity permit application. The Concurrency Management System established in the Transportation Element on page Xl-65 of the Comprehensive Plan states the following: 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, development will have met City of Renton concurrency requirements. ------1\t:sfir!fi:G'i} 0 NOTICE Of APPLICATION AND PROPOSED DETERMINATION OF NON-SIGN1FICANCE-MIT1GATEO {DNS-M) " ·-·~----·-..,......,.,,__"'._.,_.,.._~~ (,;111)~..-.~r,IO,.Qrfof-DILT!>o~-.. -IM~mdlM-.,y --O,,I\TI!$-Df"1NCAna,t, _,lla,21ll" l.&IOII\ISI""""'-w.1.1,--.W'.l'P PIIClttClQDC!ti!'f!ON, Th0 ....... 'IH~•-sol._"1n1RPA>~ ..... _. ,r<l,.._'l'Ptat.,......ifo,r•--·TOo4'119.,,.,ffl~loutmot1""'1twacoi..o"""Nl(•OD ............ ,o11u:wi,i, .... 50...ltw,,,.,._,on1o1-IA"N~!2305illl211,n,,,.,..,_... ... _ "'"'1'!-•"""''""'·---...-"""-..... 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"""1"'"""""'°'""""""'"""' ..... ....._......, ,--...,d M..,._ Muwru~oa,a,j«l -<llo<lt .........,...,."*tioe_.,... ___ <UM,i-o. . _...,_....,.....,.,_ .... __ ~""'--~--"""",_ __ ... ~----· .. _____ ...... .,.,_ -...,...,..,.,._,..._,,... ... _ln><"*'o; .. O><l<M,<:>ooo,--,aD-"- -Ule-~-.--W~..:,17,'lr'f'!dll ..... .,.-~_.,_-n,,...-~-1-11 .. -.... .... ,,..._,._-._,a,1<11S1l1.0ft_C._rlan,-!o,,,, .... _,_..,......._ ~-G<acly"Nrf.-ll"l'O" ........ _ .. _..,.""' .. ''°"""'"'-'""'"",i..,-..-10 '"""~l,N\!!lo-loolno<bHn.,.-_ l'l(•UJ._,._ .............. -d. ..... SU'Al>O,arn- 1'11'....-,1111_...,t .... ~,..i-1"", _ _....,. lhl ,,_ll>l,.,,..tll< IIO• .... I:a-. 11" --~·-1""-i...-w11to10bo .... ,p ...... of..,,,,j•n<1-..i.l-~lonn.lolit., ..... .,.__<lllw!l'*<I-MIO'",M\j'Onl:....., __ mm_..i:~-•Jlnlof- """w,1""""-"('"'lclmlloo.Oll""'j>IOj,,:L CONTACT P'EJ!Stlrt: Q.ir'lc K, Oos11, A.Jso(~ P1Bnner; Ti!I: l425) 430-71;89: EmBII: cdo,t1~r,,nt:ofiw11.p CERTIFICATION 1, C c-Wl'-1,:c i±:-(Le, e h b rt·ty h '3 . __ . , ere Y ce I t at -copies of the above document were posted in _J_ conspicuous places or nearby the described property on · Date:~1~1 +-/_2-_,;-+/..,_1 ...._'( ____ _ STATE OF WASHINGTON Signed:_:,,,07.:::::.'::.:""':.:.vt......::..!'.:/I-::..:· Cfi~-~~::::==:::::::c ___ _ ss COUNTY OF KING I _certify t~at I know or have satisfactory evidence that ( _ \ ('-' L H _ c le><"' signed this instrument and acknowledged it to be his/her/thei·r fre d ·1 · " e an vo untary act for the uses a_Q.,..purposes mentioned in the instrument. D ;,,'-a\..'< Poi< _-i'ty ........ ,,,... ,• t. _,· .,.~-..,.. f', f~ +OT"-1'~ ::CJ s. .. -:.,.,..i .... _. , . . -· . • \# J. ... ~. ~ \ e. '-1\.\(,1 / ~ 3 \ ~"'~,.;_29·'\y,.~O /: ,, o,c!' "-_,c, •· '•,,, WAS~\~.--·· •11,.,,, ,.,, . Notary/P blic in and for the State of Washington Mnt-::in, /Print)· ; i l\ EXHIBIT 25 --·-:, Y Cu_N,, ·,o •<. l -.... r; -(:ity of . NOTICE OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION o; NON-SIGNIFICANCE-MITIGATED (ONS-M) PO STEC TO NOTIFY INTERESTED PERSONS OF' AN EN\/1ROl'IMENTALACTIDN PROiEr;l"Nr.ME: M-,tinfRan<h PROJECT NUMl[R: LUA14.001568.ECF, Jl1I LDCATIOM: 1501 llwaa, A.-. I«, ~onton, Wlo 9IID5ll lalm knawn .. 1°'18 IUtl! An SE} DESCIIIPllON: P,...,.... iUbclMslon of• 4,0l'!I acre Illa ii loa!ad ~thin thoo II-' IRnldontiol 4 "'"•Uln, u.ut!I par acraf e<1nln1 dtll1nadon. '11,o pa,,:ol {APN 03UDS911Z1) w,,uld bo divldod Iota 13 •aldontl .. lot,. and ono storm dnln>p ~ ond wauld ro1ult In• Ml dordity ol 4.32 1/,J/K. Tho dnln .. • trart m...,ura 10,1!16 .q-• feet (<II and ,omi.t of I rr,,rm-•r deteffllon ,..,It. The propOMd lots "'°"Id ra,.. In slto l,om 1,oro of to 10.!IIIS sf. Aa:ou lo lhl sill ""'ulcl lNI pin-.! 1,om NE L6th Slrolll. No ul~cal ""'H haw b.,.n ldmliffod on<lte. All •oistlnl ;mprlto'•m•nlll ,nd bulldlr,p .. 111 b, domol~llad or r,mavod durl"' plot eo,,strurtlan.Thaappllcant ~ .. pl'O!IDffd lo rttaln Uto·-- THE CIT'! OF A ENT ON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT J}j£ PROPOSED ACTION rl"5 PR0BA8LE SIGNIFICAJ,jT IMPACTS THAT CAJ,j BE MITIGATED Tf.lROUGH MITIGATIQJ,j MEASURES AppHlf af Iha •m1in,nm•nYI llolt...,,,ln•tion must be filed In wr1tin1 on ar b9'on, S:00 pm an January 21, 2015, tolflher with th• roqulrtd fH with: 11,r,orlnl e .. mlnor, cttv af Renton, 10SS Sauth Grady Way, Renton, WA 98057. App91II to 1hl Ellimlner ,,. IOV..,,td by oty of RMC 4-3-110 and information ..,p,dln1 tho •!'IH'IL prOCfff may b• obtained "om the R,...ton City Cltrl<'• Offl<•, (USl 4:IO-iSIO. A PU!IUC HEARING WILL B£ HELD SY THE REJ,jfQN HEARING ElCAMINER AT HIS REGULAR MEETING IJ,j THE COUNCIL CHAMBERS ON THE 7TH FLOOR Of CIT'/ HALl, 1055 ,GUTH GRADY WAY, RE,-TON, WASl-llNGTON, QJ,j FEBRUARY 10, 1015 AT 10:00 AM TO OON5IOEA THE PRELIMINARY PLAT. IF TijE ENVIRONMENTAL DETERMINATION IS APPEAUO. THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. FOR FURnlER INFORMATION, PLEASE CONTACT THE CITY Of RENTON, OEPARTMENT Of COMMUNITY & ECONOMIC OEVELOPMENT AT (4251430-7200. 00 NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION PL£A5E INCWOE THE PROJECT NUMBER WHEN CAWNG fOR PROPER ALE 1D£NTIFICATION, CERTIFICATION I, C l,frrllL f:h ~ . hereby certify that ~ copies of the above document were posted in_?_ conspicuous places or nearby the described property on Date:--'l'-'-/_i;,-'-'/ /=S-____ _ Signed:.__,CM:::__-, _' _.::://_· _,_L-~.:::..,, -====----- STATE OF WASHINGTON 55 COUNTY OF KING I certify that I know or have satisfactory evidence that C \c, s ii. '"\ ~ ·-<' signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dat~d: tUJ,o'i, -· --{ ~ I"-. J _--V ..._,,,,,"n"11 11 1-ru, :..-ON ~"'~'°" i-t.''1, -~:'6 ~''1. ~ J: §4' 01"'11-.. \ ~ -::• .. ijl ~ ?O • -~ : ,, 1,;\,) .-z . / ~ (., s 0 "., \ '°"•"''Ii: '\ = k /,, 11>,t._ 8 zn ... _,,? 0 _- / ~ .,,, ... l7_,,,, ... _-..:-'1, ""I>-. ••-.,,,"'"'"" .... ~~ _-- 11,, ." OF WP.$_.---,' . '~ Notar{ ublic in and for the State of Washington Notary (Print): My appointment expires: ___ ;\'--"-1 ¥'i:+-Jl'"•S:..:'L--";)"-';\,--, ... ~a.1C._) ,_11,__ ____ _ On the 8th day of January, 2015, I deposited in the mails of the United States, a sealed envelope containing SEPA Determinatin and Notice documents. This information was sent to: Agencies See Attached Justin Lagers, PNW Holdings Applicant Maher Joudi, DR Strong Contact Llora Maertins Owner Claudia Donnelly Party of Record (Signature of Sender): ,,.,s,,:·,\\11, ... ,,,, o\.L Y Po ~ ~ "'''"\\\11, 'Ii-. :: ~, ... ~SI0}\,11 111 ~' .:: §'-,,,,. ~\ .-(',, _: ~JS' +OT.f ~~ ~" ··-;.. . ~ ~ s~v·, ) -~ ) 55 ) STATE OF WASHINGTON COUNTY OF KING -::; en i ... . ... m~ ::: I certify that I know or have satisfactory evidence that Sabrina Mirante t ~ \ ~. I<-•j J signed this instrument and acknowledged it to be his/her/their free and voluntary act for #J~\l!~fl-'~!!tlS § mentioned in the instrument. \ O,t-"'"""'""'" o"'-o -~ ,,, it-ASH\~ .::-' f I I '' ~ .._, Public in and for the State of Washington Notary (Print): ___ ...c\i-"-c l0a..;l.:a,,· _...J....<..,uo,;Ju:...,. ___________ _ My appointment expires: ' Ac~.Gs\ Maertins Ranch Preliminary Plat LUA14-001568,ECF,PP template -affidavit of service by mailing Dept. of Ecology** Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region • Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers* Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers.,..,. Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 35030 SE Douglas St. #210 Snoqualmie, WA 98065 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Jailaine Madura Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY {DOE) LEITER MAILING (ERC DETERMINATIONS) WDFW -Larry Fisher• 1775 12th Ave. NW Suite 201 Issaquah, WA 98027 Duwamish Tribal Office* 4717 W Marginal Way SW Seattle, WA 98106-1514 KC Wastewater Treatment Division* Environmental Planning Supervisor Ms. Shirley Marroquin 201 S. Jackson ST, MS KSC-NR-050 Seattle, WA 98104-3855 City of Newcastle Attn: Tim McHarg Director of Community Development 12835 Newcastle Way, Ste 200 Newcastle, WA 98056 Puget Sound Energy Kathy Johnson, 355 1101h Ave NE Mailstop EST llW Bellevue, WA 98004 Muckleshoot Indian Tribe Fisheries Dept.* Attn: Karen Walter or SEPA Reviewer 39015 -112°' Avenue SE Auburn, WA 98092 Muckleshoot Cultural Resources Program* Attn: Ms Melissa Calvert 39015 172°' Avenue SE Auburn, WA 98092-9763 Office of Archaeology & Historic Preservation* Attn: Gretchen Kaehler PO Box 48343 Olympia, WA 98504-8343 City of Kent Attn: Jack Pace Acting Community Dev. Director 220 Fourth Avenue South Kent, WA 98032-5895 City ofTukwila Steve Lancaster, Responsible Official 6200 Southcenter Blvd. Tukwila, WA 98188 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov ***Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice the following email address: sepacenter@dnr.wa.gov template· affidavit of service by mailing Maher Joudi D.R. Strong Consulting Eng. 620 7th Ave Kirkland, WA 98033 Llora Maertins 10918 144th Ave SE Renton, WA 98059 Claudia Donnellv 10415 147th Ave SE Renton, WA 98059 Justin LaRers PNW Holdings LLC 9675 SE 36th St, 105 Mercer Island. WA 98040 Denis Law Mayor • January 8, 2015 Community & Economic Development Department C.E."Chip"Vincent, Administrator Justin Lagers PNW Holdings, LLC 9675 SE 36th St, Ste 105 Mercer Island, WA 98040 SUBJECT: ENVIRONMENTAL {SEPAi THRESHOLD DETERMINATION Maertins Ranch Preliminary Plat, LUA14-001568, ECF, PP Dear Mr. Lagers: This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non-Significance-Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report, for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on January 23, 2015, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. Also, a public hearing has been scheduled by the Hearing Examiner in the Council Chambers on the seventh floor of City Hall on February 10, 2015 at 10:00am to consider the preliminary plat. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff recommendation will be mailed to you prior to the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. If you have any further questions, please call me at (425) 430-7289. For the Environmental Review Committee, Clark H. Close Associate Planner Enclosure cc: Llora Maertins / Owner(s) Maher Joudi, D.R. Strong Consulting/ Contact Claudia Donnelly/ Party(ies) of Record Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov ;.., ' .. City of ) ' r OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Maertins Ranch PROJECT NUMBER: LUA14-001568, ECF, PP LOCATION: 1508 Ilwaco Ave NE, Renton, WA 98059 {also known as 10918 144th Ave SE) DESCRIPTION: Proposed subdivision of a 4.079 acre site is located within the R-4 (Residential 4 dwelling units per acre) zoning designation. The parcel (APN 0323059021) would be divided into 13 residential lots and one storm drainage tract and would result in a net density of 4.32 du/ac. The drainage tract measures 10,496 square feet (sf) and consist of a stormwater detention vault. The proposed lots would range in size from 8,050 sf to 10,985 sf. Access to the site would be gained from NE 16th Street. No critical areas have been identified onsite. All existing improvements and buildings will be demolished or removed during plat construction. The applicant has proposed to retain 34 trees. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION HAS PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES. Appeals of the environmental determination must be filed in writing on or before 5:00 pm on January 23, 2015, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of RMC 4-8-110 and information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE Denis Law Mayor January 8, 2015 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 r t - City of 1 ... ~·rrr0r1 Community & Economic Development Department C.E."Chip"Vi ncent, Administrator Subject: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on January 5, 2015: SEPA DETERMINATION: PROJECT NAME: Determination of Non-Significance Mitigated (DNS-M} Maertins Ranch Preliminary Plat PROJECT NUMBER: LUA14-001S68, ECF, PP Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on January 23, 2015, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. Please refer to the enclosed Notice of Environmental Determination for complete details. If you have questions, please call me at (425) 430-7289. For the Environmental Review Committee, Clark H. Close Associate Planner Enclosure cc: King County Wastewater Treatment Division Boyd Powers, Department of Natural Resources Karen Walter, Fisheries, Muckleshoot Indian Tribe Melissa Calvert, Muckleshoot Cultural Resources Program Gretchen Kaehler, Office of Archaeology & Historic Preservation Ramin Pazooki, WSDOT, NW Region Larry Fisher, WDFW Duwamish Tribal Office US Army Corp. of Engineers Renton City Hall • 1055 South Grady Way , Renton, Washington 98057 • rentonwa.gov DEPARTMENT OF COMMurJITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA} DETERMINATION OF NON-SIGNIFICANCE PROJECT NUMBER: APPLICANT: PROJECT NAME: -MITIGATED (DNS-M) LUA14-001568, ECF, PP Justin Lagers, PNW Holdings, LLC Maertins Ranch Preliminary Plat The applicant has submitted a proposal requesting SEPA Environmental Review and Preliminary Plat approval for a 13-lot subdivision. The 4.079 acre site is located at 1508 Ilwaco Avenue NE within the Residential-4 zoning district (APN 0323059021). The parcel would be divided into 13 residential lots and one storm drainage tract and would result in a net density of 4.32 dwelling units per net acre. The drainage tract measures 10,496 square feet (sf) and consists of a stormwater detention vault. The proposed lots would range in size from 8,050 sf to 10,985 sf with an average lot size of 9,274 sf. Access to the site would be from NE 16th Street. No critical areas have been identified onsite. Soils consist of AgC, Alderwood gravelly sandy loam with slopes ranging from 8-15%. The existing site topography descends from the north towards the east, with an elevation change of 20 feet. The site contains one single-family residence, a detached garage, a barn, and associated gravel driveways on the site. All existing structures are proposed for demolition. There are 159 significant trees on the site and the applicant is proposing to retain 34 original trees. The applicant has submitted a Critical Area Report, Technical Information Report, Traffic Impact Analysis, Arborist Report, and a Geotechnical Engineering Study with the application. The applicant will dedicate 46,627 sf for public streets with an access road running north/south, through the property, to serve the new lots. PROJECT LOCATION: LEAD AGENCY: 1508 Ilwaco Ave NE City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on January 23, 2015. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, (425) 430-6510. DEPARTMENT OF COMMurJITY AND ECONOMIC DEVELOPMENT PUBLICATION DATE: DATE OF DECISION: SIGNATURES: --\_.----- Terry Higashiyama, Administrator Community Services Department January 9, 2015 January 5, 2015 , /s /1s r ( I ' Date Date Mark Peterson, Administrator Fire & Emergency Services C.E. "Chip" Vinfent, Administrator Department of Community & Etonomic Development ,;j-h- 7 7 Date I /~ /1-s' ( I Date DEPARTMENT OF I IIMUNITV AND ECONOMIC DEVELOPMENT DETERMINATION OF NON-SIGNIFICANCE-MITIGATED {DNS-M) MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA14-001568, ECF, PP Justin Lagers, PNW Holdings, LLC Maertins Ranch Preliminary Plat The applicant has submitted a proposal requesting 5EPA Environmental Review and Preliminary Plat approval for a 13-lot subdivision. The 4.079 acre site is located at 1508 Ilwaco Avenue NE within the Residential-4 zoning district (APN 0323059021). The parcel would be divided into 13 residential lots and one storm drainage tract and would result in a net density of 4.32 dwelling units per net acre. The drainage tract measures 10,496 square feet (sf} and consists of a stormwater detention vault. The proposed lots would range in size from 8,050 sf to 10,985 sf with an average lot size of 9,274 sf. Access to the site would be from NE 16th Street. No critical areas have been identified onsite. Soils consist of AgC, Alderwood gravelly sandy loam with slopes ranging from 8-15%. The existing site topography descends from the north towards the east, with an elevation change of 20 feet. The site currently contains one single-family residence, a detached garage, a barn, and associated gravel driveways on the site. All existing structures are proposed for demolition. There are 159 significant trees on the site and the applicant is proposing to retain 34 original trees. The applicant has submitted a Critical Area Report, Technical Information Report, Traffic Impact Analysis, Arborist Report, and a Geotechnical Engineering Study with the application. The applicant will dedicate 46,627 sf for public streets with an access road running north/south, through the property, to serve the new lots. PROJECT LOCATION: LEAD AGENCY: MITIGATION MEASURES: 1508 Ilwaco Ave NE The City of Renton Department of Community & Economic Development Planning Division 1. Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by Earth Solutions NW, LLC (dated October 29, 2014). ADIVISORY NOTES: 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. Engineering Review Comments: Vicki Grover I 425-430-7291 I vgrover@rentonwa Recommendations: I have reviewed the application for Maertins Ranch Preliminary Plat generally located at 10918 144th Avenue SE and have the following comments: EXISTING CONDITIONS WATER: Water service is provided by King County Water District 90. SEWER: Sewer service is provided by the City of Renton. There is an existing 8-inch gravity sewer main along NE 16th Street and an existing 8 inch gravity sewer main in Ilwaco Avenue NE. STORM: There is an existing 12-inch storm conveyance in NE 16th Street and in Ilwaco Avenue NE. STREETS: There are frontage improvements in the area. CODE REQUIREMENTS WATER 1. Approved water plans from King County Water District 90 are required for the utility construction plan review. 2. New hydrants shall be installed per Renton's fire department standards to provide the required coverage of all lots. 3. All plats shall provide separate water service stubs to each building lot prior to recording of the plat. SANITARY SEWER 1. Sewer service will be provided by the City of Renton. 2. All plats shall provide separate side sewer stubs to each building lot prior to recording of the plat. 3. System development charge (SDC) for sewer is based on the size of the domestic meter size. Sewer fees for a%" meter or 1-inch meter is $2,135.00 per new single-family lot. This is payable at the time the utility construction permit is issued. SURFACE WATER 1. A drainage plan and Preliminary Technical Information Report dated November 18, 2014 was submitted by D.R. Strong Consulting Engineers. The proposed 13 lot subdivision, zoned R-4, is subject to full drainage in accordance with the 2009 King County Surface Water Manual and City of Renton Amendments to the KCSWM. All core and six special requirements have been discussed in the report. The 4.079 acre site is located within the May Creek Drainage Basin. ERC Mitigation Measures and Advisory Notes Page 2 of8 Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Condition and requires a flow control facility sized to match the flow duration of forested conditions. The applicant's engineer has designed a detention vault to be located in a tract at the northeast corner for the site and will discharge to the north east. The developed area breakdown values on page 17 are close to the values stated in the text on page 1. Please be consistent throughout the report with correct pervious/impervious area values. The mitigation requirements in Section 1.2.3.2.E will need to be addressed in more detail on the permit submittal. 2. All work proposed outside of the applicant's property will require a temporary construction easement be submitted to the City prior to any permits being issued. 3. Basic water quality will be provided using a StormFilter system. Appropriate individual lot flow control BMPs will be required to help mitigate the new runoff created by this development. 4. A Geotechnical Engineering Study, dated October 29, 2014 was submitted by Earth Solutions NW, LLC. The report identifies the soils as glacial till. These soils will not support infiltration. Please address the perimeter drains around the vault as recommended on pages 8 and 9. 5. Surface water system development fee is $1,350.00 per new lot. Fees are payable prior to issuance of the construction permit. 6. A Construction Stormwater General Permit from Department of Ecology will be required. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. TRANSPORTATION/STREET 1. The 2015 transportation impact fee rate is $2,214.44 per new single family home. The transportation impact fee that is current at the time of building permit application will be levied. Payment of the transportation impact fee is due at the time of issuance of the building permit. Credit will be given to the existing home to be demolished. 2. A traffic analysis dated October 27, 2014, was provided by Northwest Traffic Experts. The proposed 13-lot subdivision would average 124 daily vehicle trips. Weekday peak hour AM trips would generate 10 vehicle trips, with 8 vehicles leaving and 2 vehicles entering the site. Weekday peak hour PM trips would generate 13 vehicle trips, with 8 vehicles entering and 5 vehicles existing the site. Increased traffic created by the development will be mitigated by payment of transportation impact fees. 3. To meet the City's complete street standards, the new internal roadway is designed to meet the residential access roadway per City code 4-6-060. The new internal roadway has 53-foot of right-of-way, with 26 feet of pavement, curb, gutter, an 8-foot planter strip, a 5-foot sidewalk. Street lighting shall be installed along both sides of the street. One side of the road will be marked No Parking. ERC Mitigation Measures and Advisory Notes Page 3 of8 4. Existing right-of-way width in NE 16th Street fronting the site is approximately 25 feet. NE 16th Street is classified as Residential Access. To meet the City's complete street standards, street improvements including an 8-foot planting strip behind the existing curb, a 5-foot sidewalk, a 2-foot strip back of sidewalk, storm drainage and street lighting will be required. To build this street section, approximately 25 feet of right-of-way will be required to be dedicated to the City along the project side in NE 16th Street. 5. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. GENERAL COMMENTS 1. Separate permits and fees for storm connections will be required. 2. 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. 3. Rockeries or retaining walls greater than 4 feet in height will be require a separate building permit. Structural calculations and plans shall be submitted for review by a licensed structural engineer. Special inspection is required. 4. All fees quoted herein are for the 2015 calendar year. Fire Review -Building Comments: Corey Thomas I 425-430-7024 I cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid prior to recording the plat. Credit is granted for the removal of any existing homes. Code Related Comments: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. There is one existing fire hydrant in this area and it meets current code. A water availability certificate is required from King County Water District 90. 2. Fire department apparatus access roadways are required to be a minimum of 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. Approved apparatus turnarounds are required for dead end roads exceeding 150 feet. An approved cul-de-sac type turnaround is required for dead end streets over 300 feet long. Per city ordinance all homes beyond 500 feet dead end will require an approved fire sprinkler system, this applies to Lots 5 and 6. ERC Mitigation Measures and Advisory Notes Page4of8 Planning Review Comments Clark Close I 425-430-7289 I cclose@rentonwa.gov Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between eight thirty (8:30) a.m. and three thirty (3:30) p.m., Monday through Friday unless otherwise approved in advance 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 plants 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. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (SO') indicating the words, "NO TRESPASSING -Protected Trees" or on each side of the fencing if less than fifty feet (SO'). 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. Police Review Comments: Cyndie Parks I 425-430-7521 I cparks@rentonwa.gov Recommendations: Minimal CFS estimated annually. Technical Services Comments: Bob MacOnie I 425-430-7369 I bmaconie@rentonwa.gov Recommendations: Preliminary Plat: Bob MacOnie 12/10/2014 The final plat document must be prepared under the direction of and stamped by a licensed "Professional Land Surveyor." ERC Mitigation Measures and Advisory Notes Page 5 of8 Note the City of Renton land use action number and land record number, LUA14-001568 and LNDl0-0520, 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 on the plat. The geometry will be checked by the city when the ties have been provided. Include the "SURVEYOR"S NOTES", "TITLE RESTRICTIONS" and "REFERENCES" blocks (currently noted on Sheet 2 of 8 of the preliminary plat submittal) in the final plat submittal. These blocks reference a statement of equipment and procedures (WAC32 130 100), notes the date the existing city monuments were visited and what was found (WAC 332 130 150) and provides information to determine how the plat boundary was established. Provide lot closure calculations. Indicate what has been, or is to be, set at the corners ofthe 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 when the final plat package is submitted. Note said addresses and the street name 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. Do note encroachments. Do include in the "LEGEND" block the symbols and their details that are used in the plat drawing. Do not include a utility provider's block, an owner's block, an engineer/surveyor block and an architect block. 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 said abutting properties as 'Unplatted'. Remove the building setback lines from the proposed lots. Setbacks will be determined at the time that building permits are issued. ERC Mitigation Measures and Advisory Notes Page 6 of8 Note the research resources on the plat submittal. Note all easements, covenants and agreements of record on the plat drawing. Provide 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 new Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat submittal 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' Tract A" (created by the plat); please check with the Stormwater Utility to see if they will require that the City be the owner of Tract "A". If not, and if there is to be a Homeowners' Association (HOA) created for this plat, the following language concerning ownership of "Tract A" (the storm drainage area) applies to this plat and should be noted on the final plat drawing as follows: Upon the recording ofthis plat, Tract A is hereby granted and conveyed to the Plat of Maertins Ranch 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 13, inclusive, shall have an equal and undivided ownership interest in 'Tract A". 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. ERC Mitigation Measures and Advisory Notes Page 7 of 8 Please discuss with the Stormwater Utility any other language requirements regarding surface water BM Ps and other 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 at the time of final plat submittal noting the vested property owner. Remove the heavy boundary line extending north of the west line of proposed Lot 1, crossing NE 16th Street. Community Services Comments: Leslie Betlach I 425-430-6619 I lbetlach@rentonwa.gov Recommendations: Parks Impact Fee per Ordinance 5670 applies. There are no impacts to Parks. ERC Mitigation Measures and Advisory Notes Page 8of 8 DEPARTMENT OF COMM ITV AND ECONOMIC DEVELOPMENT ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DA TE: Project Name: Project Number: Project Manager: Owner: Applicant/Contact: Project Location: Project Summary: January 5, 2015 Maertins Ranch Preliminary Plat LUA14-001568, ECF, PP Clark H. Close, Associate Planner Llora S. Maertins Revocable Trust 1508 Ilwaco Ave NE, Renton, WA 98059 Justin Lagers, PNW Holdings, LLC 9675 SE 36'h Street, Suite 105 Mercer Island, WA 98040 1508 Ilwaco Ave NE, Renton, WA 98059 (also known as 10918 144th Ave SE) The applicant has submitted a proposal requesting SEPA Environmental Review and Preliminary Plat approval for a 13-lot subdivision. The 4.079 acre site is located at 1508 Ilwaco Avenue NE within the Residential-4 zoning district (APN 0323059021). The parcel would be divided into 13 residential lots and one storm drainage tract and would result in a net density of 4.32 dwelling units per net acre. The drainage tract measures 10,496 square feet (sf) and consists of a stormwater detention vault. The proposed lots would range in size from 8,050 sf to 10,985 sf with an average lot size of 9,274 sf. Access to the site would be from NE 16th Street. No critical areas have been identified onsite. Soils consist of AgC, Alderwood gravelly sandy loam with slopes ranging from 8-15%. The existing site topography descends from the north towards the east, with an elevation change of 20 feet. The site currently contains one single-family residence, a detached garage, a barn, and associated gravel driveways on the site. All existing structures are proposed for demolition. There are 159 significant trees on the site and the applicant is proposing to retain 34 original trees. The applicant has submitted a Critical Area Report, Technical Information Report, Traffic Impact Analysis, Arborist Report, and a Geotechnical Engineering Study with the application. The applicant will dedicate 46,627 sf for public streets with an access road running north/south, through the property, to serve the new lots. Site Area: 177,683 SF (4.079 acres) STAFF Staff Recommends that the Environmental Review Committee issue a RECOMMENDATION: Determination of Non-Significance -Mitigated (DNS-M). ERC Report 14-001568 City of Renton Department of Communit conomic Development MAERTINS RANCH PRELIMINARY PLAT Report of January 5, 2015 PART ONE: PROJECT DESCRIPTION/ BACKGROUND Environmental Review Committee Report LUA14-001568, ECF, PP Page 2 of8 The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an irregular shaped 4.079-acre parcel located on the south side of NE 16th Street, within the SE X of Section 3, Township 23 North, Range 5 East, W.M (Exhibit 11). The specific address is 1508 Ilwaco Ave NE, Renton, WA 98059 (also known as 10918 144th Ave SE or Parcel No. 032305-9021). The site consists of an existing single family parcel that includes a single family residence and associated out buildings. The parcel also includes landscaped lawn areas surrounding the home, and the barn has several fenced pasture areas. The site is proposed to be subdivided into 13 single family residential lots, associated improvements, a single access road, and a drainage tract located within the northeast portion of the site (Exhibits 2 & 9). The drainage tract will consist of an underground stormwater detention vault (Exhibit 7). The subject site is bordered by single-family homes and NE 15th Street to the north; Summerwind Division No. OS, King County homes and mobile homes to the west; King County homes to the south; and King County homes and mobile homes to the east. Table 1. Surrounding Land Use and Zoning Location Comprehensive Land Use Zoning Site Residential Low Density (RLD) Residential-4 Dwelling Units Per Net Acre (R-4) North Residential Low Density (RLD) Residential-4 Dwelling Units Per Net Acre (R-4) South Residential Low Density (RLD) R-4 -Residential, 4 DU per acre (King County) East Residential Low Density (RLD) R-4 -Residential, 4 DU per acre (King County) West Residential Single Family Residential-8 Dwelling Units Per Net Acre (R-8), R-4 -Residential, 4 DU per acre (King County) ERC Report 14-001568 City of Renton Department of Communi MAERTINS RANCH PRELIMINARY PLAT Report of January 5, 2015 ·conomic Development Environmental Review Committee Report LUA14-001568, ECF, PP Page 3 of 8 The 4.079-acre project site is located within the Residential -4 (R-4) dwelling units per net acre zoning classification. The net density of the project is 4.32 dwelling units per net acre (13 / 3.009 net acres= 4.32 du/acre) and the 13 lots will range in size from 8,050 square feet to 10,985 square feet with an average lot size of 9,274 square feet (Exhibit 2). Access to each lot will be from individual driveway approaches from either Road A or the temporary cul-de-sac easement, near the south end of the property. The 13 single- family residences combined with their driveways (includes turnaround easement) will create approximately 55,562 square feet (1.28 acres) of impervious area. The property currently has one existing single family home onsite. The existing home and their accessory structures (detached garage and barn) will be removed as part of the proposal. Access to the site will be provided via a new road extending south on NE 16th Street into the property and then continuing south to a southern property line. Near the south end of the road is stub to the south and a temporary cul-de-sac easement, approximately 600 feet south of NE 16th Street. The dead end street to stub will be designed pursuant to RMC 4-6-06H Dead End Streets. The temporary cul-de-sac easement will be provided for fire emergency vehicle turnaround. The temporary nature of the cul-de-sac will be subject to the future connection of Road A, from the stub at the south end of the property, to SE Renton Issaquah Rd (S.R. 900). NE 16th Street, Road A (including the temporary cul-de-sac) will be improved to City of Renton road standards, including but not limited to, pavement thickness a minimum of 4-inches of HMA over a minimum of 6-inches of crushed surface and top course per RMC 4-6-0GOF.5 Pavement Thickness. The crushed surface and top course material shall meet the Washington State Department of Transportation (WSDOT) Standard Specifications for 2014, Section 9-03.9(3). The HMA installation techniques and material specification shall follow the WSDOT 2014 Standard Specification, Section 5-04 and Section 9-02. A right-of-way dedication and half street frontage improvements of NE 16th Street will consist of 11.5 to 15.5 feet of new pavement (27.5 feet total pavement width west of the proposed road intersection with NE 16th Street and 37' total pavement width east of the intersection), 1,600 feet of vertical curb and gutter, 8-foot planter strip and a 5-foot sidewalk. The improvements from right-of-ways will add approximately 41,603 square feet (0.95 acres) of impervious surface. The complete project will result in a total of 2.32 acres of new impervious surfaces and the remainder of the developed site (1.76 acres) will consist of landscaping and lawns. Stormwater will be collected and conveyed to a storm detention vault in the northeast corner of the property where it will be treated for basic water quality per the 2009 KCSWDM (Manual). Drainage improvements along the new internal roadway are subject to RMC 4-6-030 Drainage (Surface Water) Standards. Approximately 3,100 square feet will bypass the facility (900 square feet of impervious, 2,200 square feet of pervious) due to topographic constraints. The applicant contends that this area meets the requirements of Section 1.2.3.2.E of the Manual with a 100-year peak of 0.024 cfs. All surface water runoff from impervious surfaces will be collected and conveyed to a storm detention vault followed by a storm filter located in Tract "A." Complete street improvements on the new road (Road A) will be constructed to current code by providing a 53-foot right-of-way width with paving, curb and gutter, 5-foot sidewalks, and an 8-foot planting strip (RMC 4-6-060). As part of the improvements, the applicant is seeking to retain four (4) Western Red-Cedar trees (Arborist Report nos. 5672A, 5672, 5673, and 5674; Exhibits 4 & 5) behind King County parcel no. 0323059238 at 10906 144th Ave SE, by meandering the sidewalk around the existing trees over a distance of approximately 80 feet. ERC Report 14-001568 City of Renton Department of Communi MAERTINS RANCH PRELIMINARY PLAT conomic Development Environmental Review Committee Report LUA14-001568, ECF, PP Report of January 5, 2015 Page 4 of 8 The property's vegetation consists of pasture, perennial shrubs and scattered trees. The site runoff travels northeasterly and sheet flows off the site to the conveyance system in NE 16th Street (Exhibit 3). The steepest slope of the property is approximately 8 to 1S%. Soils consist of AgC, Alderwood gravelly sandy loam series across the entirety of the site. Subsurface conditions at the site were explored in October 2014 to a maximum depth of 8 feet below the existing grades. A geotechnical study found that with the presence of very dense glacial till soil on the subject site, infiltration of stormwater would be difficult to achieve and an alternative means of stormwater management will need to be pursued in lieu of infiltration (Exhibit 12). I PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS-M with a 14-day Appeal Period. B. Mitigation Measures C. 1. Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by Earth Solutions NW, LLC (dated October 29, 2014). Exhibits Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 Exhibit 7 Exhibit 8 Exhibit 9 Exhibit 10 Exhibit 11 Exhibit 12 Exhibit 13 Exhibit 14 Exhibit 15 Exhibit 16 Exhibit 17 ERC Report Maertins Ranch Preliminary Plat Plan Topography Map Tree Cutting and Land Clearing Plan Tree Table Conceptual Roads and Grading Plan Drainage Control Plan Generalized Utility Plan Road Profile and Cross Sectional Detail Preliminary Landscaping Plan (L-1 and L-2) Neighborhood Detail Map Geotechnical Engineering Study prepared by Earth Solutions NW, LLC (dated October 29, 2014) Critical Area Report prepared by Sewall Wetland Consulting, Inc. (dated October 24, 2014) Traffic Impact Analysis prepared by TraffEx Northwest Traffic Experts (dated October 27, 2014) Technical Information Report prepared by D.R. Strong Consulting Engineers, Inc. (dated November 18, 2014; revised December 19, 2014) Arborist Report prepared by Greenforest Incorporated (dated November 12, 2014) King County Certificate of Water Availability (dated October 14, 2014) ERC Report 14-001568 City of Renton Department of Communit MAERTINS RANCH PRELIMINARY PLAT conomic Development Report of January 5, 2015 Exhibit 18 Exhibit 19 Exhibit 20 Construction Mitigation Description School Walkway Analysis (dated November 18, 2014) Advisory Notes to Applicant (ran December 30, 2014) D. Environmental Impacts Environmental Review Committee Report LUA14-001568, ECF, PP Page 5 of 8 The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: A Geotechnical Engineering Study prepared by Earth Solutions NW, LLC (Exhibit 12) was submitted with the project application. According to the submitted study, the existing site topography generally slopes from west towards the east with an elevation change from 478 feet to 456 feet across the entire project site. The SCS soils map for the area indicates Alderwood gravelly sandy loam with 8 to 15 percent slopes (Ag(). Per the Manual, this soil type is classified as "Till" material. In general, the site is underlain by a weathered soil zone grading to very dense glacial till deposits. Alderwood soils formed in glacial till and typically present a slight to moderate erosion hazard and slow to medium runoff. They are comprised of gravelly ashy sandy loam transitioning to very gravelly sandy loam and are not considered a wetland or hydric soil. The applicant indicates that approximately 7,614 cubic yards of cut and 8,418 cubic yards of fill would be required for the construction of required plat improvements and new single family residences. Temporary erosion and sedimentation control measures would be implemented during construction including, but not limited to, hay bales, siltation fences, surface water collection from disturbed areas routed through a sediment vault or sediment traps, interceptor berms or swales, controlled surface grading, and a stabilized construction entrance in accordance with City of Renton requirements. Vegetation consists primarily of pasture field grass and a variety of trees. Douglas-fir trees dominate the site in size and quantity (Exhibits 4, 5, & 16). Other tree species on the site include Western hemlock, Incense cedar, Western red-cedar, Sweetgum, Red alder, Madrone, and Walnut. The Arborist Report identified 159 onsite trees. Eight (8) of the 159 trees were classified as dead, dying or diseased trees and 32 trees were located within the proposed right-of-way. The net number of trees for this development was determined to be 119 (Exhibit 16). The applicant is proposing to retain 34 of the potential 119 healthy trees. The average size of the trunk at diameter at breast height (DBH) for the 34 trees is 11.7 inches (11.7") and the species include 27 Douglas-firs, six (6) Western red-cedars, and one (1) Madrone. A total of five (5) test pits (TP-1 through TP-5) were excavated across the project site with a track- hoe across accessible portions of the property to a maximum depth of eight feet below existing grades. Topsoil was encountered in the first eight inches below existing grade at all test pit locations. Underlying the topsoil and isolated fill soil, native soils consisting primarily of medium dense glacial deposits were observed, transitioning to very dense unweathered glacial till to the maximum exploration depth. Groundwater was not observed in the test pits during the fieldwork in October. However, perched groundwater seepage should be expected during grading activities, particularly during winter, spring and early summer months. £RC Report 14-001568 City of Renton Department of Communi MAE RT/NS RANCH PRELIMINARY PLAT Report of January 5, 2015 ·conomic Development Environmental Review Committee Report LUA14-001568, ECF, PP Page 6 of 8 Construction of the proposed residential development is feasible from a geotechnical standpoint. The proposed residential buildings can be supported on conventional continuous and spread footing foundations bearing on competent native soils, re-compacted native soils, or structural fill. Site preparation activities will involve removal of existing structures, site clearing and stripping, and implementation of temporary erosion control measures. After completion of site stripping and rough grading activities ESNW recommends a proofroll utilizing a fully loaded solo dump truck in order to determine the suitability of the exposed native soils for support of foundations and roadways. The soils exposed throughout subgrade areas should be compacted to structural fill specifications prior to constructing the foundation, slab, and pavement elements. Due to the presence of very dense glacial till soil on the subject site, infiltration of stormwater on the site will be difficult to achieve. Additional drainage measures should also be considered for pavement subgrade areas. The submitted geotechnical report provides recommendations for site preparation and earthwork, wet season grading, foundations, seismic design, slab-on-grade floors, retaining walls, drainage, infiltration feasibility, excavations and slopes, and pavement sections. Staff recommends as a SEPA mitigation measure that project construction be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by Earth Solutions, NW (dated October 29, 2014). Mitigation Measures: Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by Earth Solutions, NW (dated October 29, 2014; Exhibit 12). Nexus: State Environmental Policy Act (SEPA) Environmental Review and RMC 4-3-050 Critical Areas Regulations. 2. Water .a. Wetlands, Streams, Lakes Impacts: A Critical Area Report was prepared by Sewall Wetland Consulting, Inc. (dated October 24, 2014; Exhibit 13) was submitted with the application materials. According to the report, there are no onsite or off-site wetlands, streams or buffers on the subject parcel. Additionally, there are no observed or known state or federally listed species utilizing the site or near the site. The site is located on a topographic high spot or "knoll" and slopes off to the north, south and east from the central part of the site. Soil pits excavated in the low spots where some buttercup was observed were found to be a gravelly loam soil with colors ranging from 10YR3/4-3/6 and all were found to be dry with no hydric indicators. Mitigation Measures: No further mitigation required. Nexus: Not applicable b. Storm Water Impacts: The applicant submitted a Technical Information Report (TIR), prepared by D.R. Strong Consulting Engineers, Inc. (dated November 18, 2014 and revised on December 19, 2014; Exhibit 15). According to the TIR, the project is required to provide Level 2 Flow Control and Basic Water Quality treatment in accordance with the 2009 KCSWM 1 . The goal of the Basic Water Quality Treatment is 80% removal of total suspended solids (TSS) for a typical rainfall year, assuming typical pollutant concentrations in urban runoff. 1 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. ERC Report 14-001568 City of Renton Department of Communit MAERTINS RANCH PRELIMINARY PIA T Report of January 5, 2015 :anomic Development Environmental Review Committee Report LUA14-001568, ECF, PP Page 7 of 8 All surface water runoff from impervious surfaces will be collected and conveyed to a storm detention vault, located at the northeast corner of the site, followed by a storm filter located in Tract "A" (Exhibit 7). After collection and treatment, the stormwater will be discharged to the north east. All core and six special requirements have been discussed in the TIR. The site is located within the May Creek Drainage Basin. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Condition and requires a flow control facility sized to match the flow duration of forested conditions. The standard requires the site to match durations for SO% of the two-year peak flow up to the full SO-year peak flow, The output models place the required storage volume at S0,288 cubic feet with an effective storage depth of 9 feet of detention. The proposed pond provides live storage volume up to S2,920 cubic feet of storage, Appropriate Best Management Practices (BMPs) from the Washington State Department of Ecology Manual for individual lot flow control will be required to help mitigate the new runoff created by this development. Evaluation and inclusion of a BMP will be accomplished at final engineering (Exhibit 15), The submitted geotechnical report identifies the soils as medium dense to very dense glacial till, not supportive of water infiltration (Exhibit 12). Mitigation Measures: No further mitigation required. Nexus: Not applicable 3. Trees and Vegetation Impacts: The property is covered in grass, pasture areas and trees, The pasture areas are vegetated with a mix of orchard grass, tansy ragwort and some patches of creeping buttercup. There are a variety of tree species onsite, including Douglas-fir, Western hemlock, Incense cedar, Western red- cedar, Sweetgum, Red alder, Madrone, and Walnut with 49 additional trees located immediately off-site. There are approximately 159 trees over 6 inches in diameter on the parcel proposed to be developed. After street and critical area deductions, and the minimum requirement to retain 30%, the applicant is proposing to maintain 34 of the required 36 trees (Exhibit 4). The applicant is proposing to replant the site with 28 new Evergreen Magnolia trees at 2.5" DBH and 18 Leyland Cypress trees at 8' -10' in height (Exhibit 10). These proposed replacement trees exceed the minimum required replacement inches, 12 inches (12") for every tree that was unable to be retained, or 24 inches (24") for the project (24" /2.5" per tree= 9.6 trees required for replacement). A final detailed landscape plan must be submitted and approved prior to issuance of the street and utility construction permits (Exhibit 8), Mitigation Measures: No further mitigation required. Nexus: Not applicable 4. Transportation Impacts: Primary access to the site is proposed via a new street intersection on NE 16th Street. The existing 330.61-foot right-of-way width on NE 16th Street is developed with a 20-foot wide pavement and frontage improvements of curb, gutter and sidewalk along the north side of the street and a shoulder on the south side of the street. NE 16th St has a speed limit of 25 MPH. To meet the City's complete street standards, street improvements include 11.5 to 15.5 feet of new pavement, an 8-foot planting strip, followed by a 5-foot sidewalk. In order to build this street section, approximately 25 feet of right-of-way will be required to be dedicated to the City along the project side of NE 16th St (Exhibit 6). ERC Report 14-001568 City of Renton Department of Communh MAE RT/NS RANCH PRELIMINARY PLAT Report of January 5, 2015 conomic Development Environmental Review Committee Report LUA14-001568, ECF, PP Page 8 of 8 A Traffic Impact Analysis prepared by TraffEx Northwest Traffic Experts (dated October 27, 2014; Exhibit 14) was submitted with the application materials. The proposed 13-lot subdivision would generate 124 average weekday trips: 10 AM peak hour and 13 PM peak hour at the future intersection of NE 16th St and the sites proposed access street. The study intersection operates at an excellent Level of Service {LOS) A for future conditions including project generated traffic. A 3% per year annual background growth rate was added for each year of the two-year time period {for a total of 6%) from the 2014 traffic count to the 2016 horizon year of the proposal. The traffic report concludes by listing the following traffic impact mitigation measures: 1) construct the street improvements including curb, gutter and sidewalk for the site access street and site frontage on NE 16th Street; and 2) contribute the approximately $8,550 Transportation Mitigation fee to the City of Renton. It is not anticipated that the proposed project significantly adversely impacts the City of Renton's street system subject to the payment of code-required impact fees and the construction of code- required frontage improvements (Exhibit 18). The fee, as determined by the Renton Municipal Code at the time of building permit issuance shall be payable to the City. 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: No further mitigation required. Nexus: Not applicable 5. Fire & Police Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development subject to the construction of code-required improvements and the payment of code-required impact fees (Exhibit 20). Mitigation Measures: No further mitigation required. Nexus: Not applicable E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text ofthis report and/or listed under Exhibit 20 "Advisory Notes to Applicant." ./ Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on January 23, 2014. 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 -7'h Floor, (425) 430-6510. ERC Report 14-001568 xxxx-xxx ! I' !., 1111"!!1 I! !lilllllh EXHIBIT 2 \ xxxx-xxx EXHIBIT 3 J' ! L11 !ool~ i 11 i ! m >< :::c 1-1 0:, ~ ~ ' • • ' ! I X X X X I X X X - ! r '-' B z < ! "' V, z F "' ~ 1fi I ~ -----: >-,-'_7 __, · .. -. . .. ) ~l:~6~~'. T· ,-,.,.--1 ·. , SE 1/4 SECTION J, 101WSHIP 23 N, RANGE 5 £. MAERTINS RANCH '-"~+-~-~L=J..':, 1 • ..JL'c.c. . .cf_.:Ji_/ / y j /~ I • · I ... · i j~ I I j ,~I _L_. . 1~1--_ I , --. i i /I -. 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I ! ! ! !l ! ! ! i l XXXX-XXX I H~N'>'~ SNl1~3V~ EXHIBIT 5 ! xxxx-xxx H::>NV~ SNll~3V~ llmlmra>ld EXHIBIT 6 xxxx-xxx H~NV~ SNll~3V~ ;1m1 .l:)3J'O!id EXHIBIT 7 . rf i' 1' ! . r rt I ! i,1-1+-l++.'..I xxxx-xxx H::lN'v'cl SNIH:13\i'YI EXHIBIT 8 Ii ~1 ·. $1~-~ _>_ ~~ / -!I----L ' ........ / I / ------------i -~"=---~---~- -------H""-"'! ! l xxxx-xxx EXHIBIT 9 11 t ' o.J . I ; i ~:;,-. ' • I; .•. ! II! !ff • Ii h• . • ··! •o"-" I I 11111 .~ ! !I ·; I 1· 1; 1 I I Ii Jg'~ i I \ .)\\I I I I I I I I I I I I I I I PARCEL I B I I I I I 2 3 4 PARCEL NO. 032305-9238 -L -, I I : f----1- j I , I ' I I I I I I ' PARCEL NO. OJ23C5-9124 ----- PARCf N ---- I \ \ 10 EXHIBIT 10 N87'49'01·w 89.o1• I ~, SNOISJA'3~ · ' --,-·.--_;__I ___ . I ~c-----...,.-·-· ,,"•---·· 1 --------------~----··-'-----'.-··--------c N N 'c, ' N ~ X X I X X X 0 ' z , <( I "' "' z m >< " ~ ::, 2i 1ia' m ' 1-f ' ~ . .... .... ~ rm)) D.R.""""' C:1!!..~ --•i:=:.,-;::.;:.-I NO. SE 1/4 SEM°AEl/fl!vs RA.NCH 5 E. W.M. I I j ,, ' .~} 1 L9 ~-JEf J r·-11~m R(YISION I~ -...... 14ND1111 ~.::'.:1'1;~ 1111 ;fl! CITY o:- • 1'"1'°'~ I~ I ~ I a,:,.,,.,,,,,~~'~'T'~~°'' NO~: '::,~&:,,;:=,!U:':.::-,n,u,--.°"" MAER"TlNS RANCH PRELIMINARY PLAT NEIGHBORHOOD DETAIL MAP @ NORTH OS•P>IOC.SC>-E 10, ,.,., PREPARED FOR PNW Holdings, LLC October 29, 2014 Stepffen t-t: Avril Staff Geologist Kyle R. Campbell, P.E. Principal GEOTECHNICAL ENGINEERING STUDY MAERTINS RANCH RESIDENTIAL DEVELOPMENT 1508 ILWACO AVENUE NORTHEAST RENTON, WASHINGTON 1805 -136th Plac1 Phor ES-3626 Earth Solutions NW, LLC EXHIBIT 12 Entire Document Available Upon Request ashington 98005 4711 October 24, 2014 Justin Lagers PNW Holdings, LLC Sewall Wetland Consulting, Inc. ro Box ffil Frnne: 253-859-0515 Fall Gty, WA 'ID24 9675 SE 36th Street, Suite 105 Mercer Island, WA RE: Critical Area Report -Maertins Parcel#032305-9021 City of Renton, Washington SWC Job #14-199 Dear Justin, This report describes our observations of jurisdictional wetlands, streams and buffers on or within 200' of the Maertins property (Parcel#032305- 9021) located at 1508 Ilwaco Avenue NE, within the City of Renton, Washington (the "site"). The site consists of an irregular shaped 4.08 acre parcel located on the south of NE 16th Street, within the SE '!. of Section 3, Township 25 North, Range 5 East of the W.M. The site consists of an existing single family parcel that includes a single family homes as well as a centrally located barn. Landscaped lawn areas surround the home and the barn has several fenced pastures areas to its north, east and west. A gravel driveway accesses the site off Ilwaco Avenue NE from a cul-de-sac located along the sites western border. EXHIBIT 13 Entire Document Available Upon Request MAERTINS RANCH TRAFFIC IMPACT ANALYSIS CITY OF RENTON Prepared for Mr. Justin Lagers PNW Holdings, LLC. 9675 SE 361h St., Suite 105 Mercer Island, WA 98040 Prepared by 11410 NE 1241h St., #590 Kirkland, Washington 98034 Telephone: 425.522.4118 Fax: 425.522.4311 Monday, October 27, 2014 EXHIBIT 14 Entire Document Available Upon Request TECHNICAL INFORMATION REPORT for MAERTINS RANCH Preliminary Plat 1508 Ilwaco Avenue NE Renton, WA DRS Project No. 14103 Renton File No. Owner/Applicant PNW Holdings LLC 9675 SE 361" Street, Suite 105 Mercer Island, WA 98040 Report Prepared by lb.kl*)] D. R. STRONG Consulting Engineers, Inc. 620 ih Avenue Kirkland WA 98033 (425) 827-3063 Reoort Issue Date EXHIBIT 15 Entire Document ©2014 D.R. STRONG Consulting En! Available Upon Request I I I • • • I I I I I • I I • I • • I TECHNICAL INFORMATION REPORT for MAERTINS RANCH · Preliminary Plat 1508 Ilwaco Avenue NE Renton, WA DRS Project No. 14103 Renton File No. Owner/Applicant PNW Holdings LLC 9675 SE 36tn Street, Suite 105 Mercer Island, WA 98040 Report Prepared by tili81 D. R STRONG Consulting Engineers, Inc. 620 ylh Avenue Kirkland WA 98033 (425) 827-3063 ©2014 D. R STRONG Consulting E Report Issue Date December 19, 2014 Entire Document Available Upon Request DEC 1 9 2014 Greenforest Incorporated November 12, 2014 Justin Lagers PNW Holdings, LLC 9675 SE 36th Street, Suite 105 Mercer Island, WA 98040 RE: Arborist Report for Maertins Ranch 1508 Ilwaco Ave NE, Renton WA 98059 Dear Mr. Lagers: This letter is my report of the significant trees at the above referenced site. I received a Topographic Survey prepared by DR Strong Consulting Engineers showing the location of the surveyed significant trees on site. My assignment is to inspect the trees and assess their condition. I visited the site 11/4/2014 and inspected the significant trees. The site has a slight northeastern aspect with a single-family residence and detached garage at the south end of the parcel. Much of the site is horse pasture, and includes a barn. Native trees border the east perimeter, and also stand as single trees or small groves throughout the site. I initially inspected a total of 208 trees, which includes trees in the rights-of-way and on the adjoining parcels. Douglas-fir trees dominate the site in size and quantity. They are in fair to excellent shape, and most have asymmetric canopies from space competition with adjacent trees. All the Pacific madrones are diseased, which is typical for this species in this region. And they, more so than the firs, have lopsided canopies for the same reason. Other species on site include Western hemlock, Incense cedar, Western red-cedar, Sweetgum and Red alder. This report inventories total of 122 healthy significant trees on the site. Trees that are off site, too small, within a R-0-W, or are either dead, dying or diseased are not included. Thirty-four (34) of the healthy trees are proposed for retention. TREE INSPECTION 454 7 South Lu EXHIBIT 16 Entire Document Available Upon Request 206-723-0656 ® King County :ODES This certificate provides the Seattle King County Department of Public Health and the Department of Development and Environmental Services with information necessary to evaluate development proposals. DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES 900 Oakesdale Avenue Southwest Renton, Wa 98055-1219 King County Certificate of Water Availability I Do not write in this box number name 00 Building Permit D Short Subdivision D Preliminary Plat or PUD Cl Rezone or other _______ _ Applicant's name: PNW Holdings NW (Contact: Justin Lagers 253-405-5587) Proposed use: Single Family Residences -Maertins Ranch -13 Lots Location: 1508 Ilwaco Ave NE Renton.WA 98059 map and legal desoiption if necessary) Water purveyor information: 1. O a. Water will be provided by service connection only to an existing (size") water main that Is fronting the site. 2. 3. 4. OR/AND 00 b. Water service will require an improvement to the water system of: [BJ a. OR D b. CE] a. OR D b. [BJ a. OR D (1) feet of water main to reach the site; and/or [&] (2) The construction of a distribution system on the site; and/or [8] (3) Other (describe) Developer Extension Required. System requirements will be determined at pre design meeting. District will require Developer Extension Agreement and Deposit, Certificate of [nsurance, Performance Bond (if necessary} and all related easements prior to construction. The water system is in conformance with a County approved water comprehensive plan. The water system improvement is not in conformance with a county approved water comprehensive plan and will require a water comprehensive plan amendment. (This may cause a delay In Issuance of a permit or approval). The propased project Is within the corporate limits of the district, or has been granted Boundary Review Board approval for extension of service outside the district or city, or Is within the County approved service area of a private water purveyor. Annexation or Boundary Review Board (BRB) approval wlll be necessary to provide service. Water will be available at the rate of flow and duration indicated below at no less than 20 psi measured at the nearest fire hydrants within JOO feet from all buildings/property (or as marked on the attached map): Rate of flow st Peak Demand D less than 500 gpm (approx. gpm) D 500 to 999 gpm lRl 1000 gpm or more D flow test of gpm D calculation of gpm Duration D less than 1 hour D 1 hour to 2 hours IXl 2 hours or more D other _____ . (Note: commercial building permits which Includes multifamily structures require flow test or calculation.) D b. Water system is not capable of providing fire flow. 5. rn a. Water system has certificates of water right or water right claims sufficient to provide service. OR D b. Water system does not currently have necessary water rights or water right daims. Comments/conditions: WAC@ $300.00 = Total fees= $300.00. Fees per lot: WAC@ $125, GFC@ $4000, SPUFC@ $936, 5/8" Meter Drop @ $500 = Total fees per lot: $5561. FEES SUBJECT TO CHANGE WITHOUT PRIOR NOTICE, ptyjgg plus 200/o to be billed separately where applicable- I certify that the above water purveyor Information is true. This certification shall be valid for 1 year from date of signature. KING COUNTY WATER DISTRICT #90 Joshua Deraitus RENEWAL FEES: W/ IN 1 YEAR $50.00 Agency name AFTER 1 YEAR $125.QO Operations Manager 1ltle \\kcwd90,locaJ\data\CompanyData\Engineet: EXHIBIT 17 10-14-14 Date ins Ranch DE.doc Maertins Ranch Construction Mitigation Description The following narrative is provided to describe the proposed construction mitigation measures the Developer and general contractor for Maertins Ranch will implement during the duration of the site development and infrastructure period as well as during building construction. Proposed Construction Dates {Site Work/: June 2015-October 2015 The Developer anticipates on beginning clearing and site development work in the early summer of 2015 depending on the timing of approvals. The Developer anticipates a 120 day schedule to finalize all grading, storm, sewer, water and first lift of asphalt on the site. Frontage improvements along NE 16th Street will be a priority to minimize the impacts on the circulation and traffic flows in the area, along with construction of the storm water vault. The goal will be to have the site completely stabilized by October 1st, 2015 before the wet season. Proposed Construction Dates {Building Construct/on/: August 2012 -May 2013 The Developer plans on beginning construction of a model home in December of 2015 and anticipates starting three homes per month thereafter with an average construction timeline of five months to complete. Hours & Days of Operation Normal site hours of operation will be in compliance with the allowable working hours in the City of Renton which are as follows: For the remodel or addition to a single-family residence, permitted work hours in or within 300 feet of residential areas are 7:00 o.m. -10:00 p.m. Monday through Friday, ond 9:00 a.m. -10:00 p.m. Saturday and Sunday. For new single-family residences ond non-residential construction, the permitted work hours are 7:00 o.m. -8:00 p.m. Monday through Friday, 9:00 a.m. -8:00 p.m. Saturday, and no work shall be permitted on Sunday. EXHIBIT 18 November 18, 2014 Project No. 14103 CITY OF RENTON SCHOOL WALKWAY ANALYSIS PRELIMINARY PLAT OF MAERTINS RANCH The project is a proposed single-family residential development of 4.079 acres, known as Tax Parcel 0323059021 into 13 single-family residential lots. The property is located at 1508 Ilwaco Avenue NE in the City of Renton, Washington. Project Contact Information: Developer: Engineer/Surveyor: Overview: PNW Holdings LLC 9675 SE 36th Street, Suite 105 Mercer Island, WA 98040 (206) 588-1147 D. R. STRONG Consulting Engineers Inc. 620 71 h Avenue Kirkland, WA 98033 (425) 827-3063 Maher A. Joudi, P.E. The proposed subdivision is within Issaquah School District #411 and the fol lowing are the public schools of residence for students within this subdivision: Newcastle Elementary -8400 136th Avenue SE Newcastle, WA 98059 Maywood Middle -14490 168th Avenue SE, Renton, WA 98059 Liberty High -16655 SE 136th, Renton, WA 98059 Bus service is provided to all three of these schools. Students living in the new subdivision will catch the bus at the intersection of 1481h Avenue SE and NE 1th Street. This bus stop is approximately 0.20 miles east of the new subdivision. Students will have to walk northwest along the existing sidewalk in Ilwaco Avenue NE and cross the intersection of Ilwaco Avenue NE and NE 15th Street to the sidewalk along the north side of NE 16th Street. Students will walk east along this street and north up Lyons Place NE. Then they will have to cross to the north side of NE 1th Street and continue east along this street until they reach 148th Avenue SE. R:\2014\1\14103\3\Documents\Repor, EXHIBIT 19 PLAN REVIEW COMMENTS LUA14-001568 of Site Address: 10918 144'" Ave SE Application Date: November 19, 2014 Name: Maertins Ranch Preliminary Plat King County, WA 98059-4210 Plan -Planning Review Engineering Review Comments Vicki Grover I 425-430-7291 I vgrover@rentonwa.gov Recommendations: I have reviewed the application for Maertins Ranch Preliminary Plat generally located at 10918 144th Avenue SE and have the following comments: EXISTING CONDITIONS WATER: Water service is provided by King County Water District 90. SEWER: Sewer service is provided by the City of Renton. There is an existing 8-inch gravity sewer main along NE 16th Street and an existing 8 inch gravity sewer main in Ilwaco Avenue NE. STORM: There is an existing 12-inch storm conveyance in NE 16th Street and in Ilwaco Avenue NE. STREETS: There are frontage improvements in the area. CODE REQUIREMENTS WATER 1. Approved water plans from King County Water District 90 are required for the utility construction plan review. 2. New hydrants shall be installed per Renton's fire department standards to provide the required coverage of all lots. 3. All plats shall provide separate water service stubs to each building lot prior to recording of the plat. SANITARY SEWER 1. Sewer service will be provided by the City of Renton. 2. All plats shall provide separate side sewer stubs to each building lot prior to recording of the plat. 3. System development charge (SDC) for sewer is based on the size of the domestic meter size. Sewer fees for a %" meter or 1-inch meter is $2,135.00 per new single-family lot. This is payable at the time the utility construction permit is issued. SURFACE WATER 1. A drainage plan and Preliminary Technical Information Report dated November 18, 2014 was submitted by D.R. Strong Consulting Engineers. The proposed 13 lot subdivision, zoned R-4, is subject to full drainage in accordance with the 2009 King County Surface Water Manual.and City of Renton Amendments to the KCSWM. All core and six special requirements have been discussed in the report. The 4.079 acre site is located within the May Creek Drainage Basin. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Condition and requires a flow control facility sized to match the flow duration of forested conditions. The applicant's engineer has designed a detention vault to be located in a tract at the northeast corner for the site and will discharge to the north east. The developed area breakdown values on page 17 are close to the values stated in the text on page 1. Please be consistent throughout the report with correct pervious/impervious area values. The mitigation requirements in Section 1.2.3.2.E will need to be addressed in more detail on the permit submittal. 2. All work proposed outside of the applicant's property will require a temporary construction easement be submitted to the City prior to any permits being issued. 3. Basic water quality will be provided using a Storm Filter system. Appropriate individual lot flow control BMPs will be required to help mitigate the new runoff created by this development. Ran: December 30, 2014 EXHIBIT 20 Page 1 of 5 PLAN REVIEW COMMENTS LUA14-001568 of ff I I ) Engineering Review Comments Vicki Grover I 425-430-7291 I vgrover@rentonwa.gov 4. A Geotechnical Engineering Study, dated October 29, 2014 was submitted by Earth Solutions NW, LLC. The report identifies the soils as glacial till. These soils will not support infiltration. Please address the perimeter drains around the vault as recommended on pages 8 and 9. 5. Surface water system development fee is $1,350.00 per new lot. Fees are payable prior to issuance of the construction permit. 6. A Construction Stormwater General Permit from Department of Ecology will be required. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. TRANSPORTATION/STREET 1. The 2015 transportation impact fee rate is $2,214.44 per new single family home. The transportation impact fee that is current at the time of building permit application will be levied. Payment of the transportation impact fee is due at the time of issuance of the building permit. Credit will be given to the existing home to be demolished. 2. A traffic analysis dated October 27, 2014, was provided by Northwest Traffic Experts. The proposed 13-lot subdivision would average 124 daily vehicle trips. Weekday peak hour AM trips would generate 10 vehicle trips, with 8 vehicles leaving and 2 vehicles entering the site. Weekday peak hour PM trips would generate 13 vehicle trips, with 8 vehicles entering and 5 vehicles existing the site. Increased traffic created by the development will be mitigated by payment of transportation impact fees. 3. To meet the City's complete street standards, the new internal roadway is designed to meet the residential access roadway per City code 4-6-060. The new internal roadway has 53-foot of right-of-way, with 26 feet of pavement, curb, gutter, an 8-foot planter strip, a 5-foot sidewalk. Street lighting shall be installed along both sides of the street. One side of the road will be marked No Parking. 4. Existing right-of-way width in NE 16th Street fronting the site is approximately 25 feet. NE 16th Street is classified as Residential Access. To meet the City's complete street standards, street improvements including an 8-foot planting strip behind the existing curb, a 5-foot sidewalk, a 2-foot strip back of sidewalk, storm drainage and street lighting will be required. To build this street section, approximately 25 feet of right-of-way will be required to be dedicated to the City along the project side in NE 16th Street. 5. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. GENERAL COMMENTS 1. Separate permits and fees for storm connections will be required. 2. 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. 3. Rockeries or retaining walls greater than 4 feet in height will be require a separate building permit. Structural calculations and plans shall be submitted for review by a licensed structural engineer. Special inspection is required. 4. All fees quoted herein are for the 2015 calendar year. Fire Review -Building Comments Corey Thomas I 425-430-7024 I cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid prior to recording the plat. Credit is granted for the removal of any existing homes. Code Related Comments: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet Ran: December 30, 2014 Page 2 of5 PLAN REVIEW COMMENTS LUA14-001568 of r, (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. There is one existing fire hydrant in this area and it meets current code. A water availability certificate is required from King County Water District 90. 2. Fire department apparatus access roadways are required to be a minimum of 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. Approved apparatus turnarounds are required for dead end roads exceeding 150 feet. An approved cul-de-sac type turnaround is required for dead end streets over 300 feet long. Per city ordinance all homes beyond 500 feet dead end will require an approved fire sprinkler system, this applies to Lots 5 and 6. Planning Review Comments ·. Clark Close I 425-430-7289 I cclose@f'!!ntonwa.gov Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between eight thirty (8:30) a.m. and three thirty (3:30) p.m., Monday through Friday unless otherwise approved in advance 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 plants 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. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (SO') indicating the words, "NO TRESPASSING -Protected Trees" or on each side of the fencing if less than fifty feet (SO'). 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. Pollce Review Comments Cyndie Parks I 425-430-7521 I cparks@rentonwa.gov Recommendations: Minimal CFS estimated annually. Technical Services Comments Bob MacOnie I 425-430-7369 I bmaconie@rentonwa.gov Recommendations: Preliminary Plat: Bob MacOnie 12/10/2014 The final plat document must be prepared under the direction of and stamped by a licensed "Professional Land Surveyor.'' Ran: December 30, 2014 Page 3 of 5 PLAN REVIEW COMME,.,. ,·s LUA14-001568 of , Technical Services Comments Bob MacOnie I 425-430-7369 I bmaconie@rentonwa.gov Note the City of Renton land use action number and land record number, LUA14-001568 and LNDl0-0520, 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 on the plat. The geometry will be checked by the city when the ties have been provided. Include the "SURVEYOR"S NOTES", "TITLE RESTRICTIONS" and "REFERENCES" blocks (currently noted on Sheet 2 of 8 of the preliminary plat submittal) in the final plat submittal. These blocks reference a statement of equipment and procedures (WAC32 130 100), notes the date the existing city monuments were visited and what was found (WAC 332 130 150) and provides information to determine how the plat boundary was established. Provide lot closure calculations. 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 when the final plat package is submitted. Note said addresses and the street name 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. Do note encroachments. Do include in the "LEGEND" block the symbols and their details that are used in the plat drawing. Do not include a utility provider's block, an owner's block, an engineer/surveyor block and an architect block. 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 said abutting 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. Provide City of Renton "APPROVALS" blocks for the City of Renton Administrator, Public Works Department, the Mayor, City Clerk and the Finance Director. Ran: December 30, 2014 Page 4 of 5 of Technical Services Comments Bob MacOnie I 425-430-7369 I bmaconie@rentonwa.gov A pertinent approval block is also needed for the King County Assessor's Office. Provide signature lines as required. If there is a new Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat submittal 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' Tract A" (created by the plat); please check with the Stormwater Utility to see if they will require that the City be the owner of Tract "A". If not, and if there is to be a Homeowners' Association (HOA) created for this plat, the following language concerning ownership of "Tract A" (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 A is hereby granted and conveyed to the Plat of Maertins Ranch 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 13, inclusive, shall have an equal and undivided ownership interest in "Tract A". 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. 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 at the time of final plat submittal noting the vested property owner. Remove the heavy boundary line extending north of the west line of proposed Lot 1, crossing NE 16th Street. Ran: December 30, 2014 Page 5 of 5 ® King County ODES DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES 900 Oakesdale Avenue Southwest Renton, Wa 98055-1219 This certificate provides the Seattle King County Department of Public Health and the Department of Development and Environmental Services with information necessary to evaluate development proposals. King County Certificate of Water Availability I Do not write in this box number 00 Building Permit D Short Subdivision name D Preliminary Plat or PUD D Rezone or other, _______ _ Applicant's name: PNW Holdings NW (Contact: Justin Lagers 253-405-5587) Proposed use: Single Family Residences -Maertlns Ranch -13 Lots Locatlon: 1508 Ilwaco Ave NE Renton.WA 98059 ap and legal description If necessary) Water purveyor information: 'JU: I 9 2014 1. D a. Water will be provided by service connection only to an exlstlng {size") water main that Is fronting the site. OR/AND 00 b. Water service will require an improvement to the water system of: D (1) feet of water main to reach the site; and/or 00 (2) The construction of a distribution system on the site; and/or 00 (3) Other (describe) Developer Extension Required. System requirements will be determined at pre design meeting. Disbict will require Developer Extension Agreement and Deposit, Certificate of Insurance, Performance Bond (if necessary) and all related easements prior to construction. 2. !Kl a. The water system Is In conformance with a County approved water comprehensive plan. OR D b. The water system Improvement Is not In conformance with a County approved water comprehensive plan and will require a water comprehensive plan amendment. (This may cause a delay In Issuance of a permit or approval). 3. !Kl a. The proposed project is within the corporate limits of the district, or has been granted Boundary Review Board approval for extension of service outside the district or city, or is within the County approved service area of a private water purveyor. OR D b. Annexation or Boundary Review Board (BRB) approval will be necessary to provide service. 4. l&I a. Water will be available at the rate of flow and duration indicated below at no less than 20 psi measured at the nearest fire hydrants within~ feet from all buildings/property (or as marked on the attached map): OR RJlte or now at Peak Demand D less than 500 gpm (approx. gpm) D 500 to 999 gpm 00 1000 gpm or more D flow test of gpm D calculation of gpm Duration D less than 1 hour D 1 hour to 2 hours ll!l 2 hours or more D other ____ _ (Note: Commercial building permits which includes multlfarnlly structures require flow test or calculation.) D b. Water system is not capable of providing fire flow. 5. !Kl a. Water system has certificates of water right or water right claims sufficient to provide service. OR D b. Water system does not currently have necessary water rights or water right claims. Comments/conditions: WAC@ $300.00 = Total fees= $300.00. Fees per lot: WAC@ $125, GFC@ $4000, SPUFC@ $936, 5/8" Meter Drop @ $500 = Total fees per lot: $5561. FEES SUBJECT TO CHANGE WITHOUT PRIOR NOTICE. Paving plus 20% to be billed separately where applicable. I certify that the above water purveyor Information is true. This certification shall be valid for 1 year from date of signature. KING COUN'TY WATER DISTRICT #90 Joshua Deraitus RENEWAL FEES: W/ IN 1 YEAR $50.00 Agency name J,lgn~ name AFTER 1 YEAR $125.00 Operations Manager ~O\_--10-14-14 Title Signature Date \\kcwd90 .Iocal\data\CompanyOata\Enginccring\ Water Availability Certificates\ Water A vailability\Maertins Raneh\Maertins Ranch DE.doc Denis~ c· f ---~M=ay:or _______ ... r· 1ty O l. .. _ December 19, 2014 Claudia Donnelly 10415 147th Avenue SE Renton, WA 98059 _! ~-$· r tr.u·r 1 Community & Economic Development Department C.E. "Chip"Vincent, Administrator SUBJECT: MAERTINS RANCH PRELIMINARY PLAT COMMENT RESPONSE LEITER LUA14-001568, ECF, PP Dear Mrs. Donnelly: Thank you for your comments related to Maertins Ranch Preliminary Plat; dated December 14, 2014 (received on December 17, 2014) wherein you raised several concerns regarding the proposed project Your letter will be added to the public record for consideration by the reviewing official and you have been added as a party of record. The applicant, PNW Holdings, LLC, has only made application for Preliminary Plat and Environmental Review for the subject development and a decision has yet to be made by the City of Renton. Your comments are used to help City staff complete a comprehensive review which will continue over the coming month(s). The following comments are in response to your letter sent to the City. • Concerns about the proposed surface water vault to collect storm water runoff. A drainage plan and Preliminary Technical Information Report dated November 18, 2014 was submitted by D.R. Strong Consulting Engineers, Inc. The proposed 13-lot subdivision, zoned R-4, is subject to full drainage in accordance with the 2009 King County Surface Water Manual and City of Renton Amendments to the KCSWM. All core and six special requirements have been discussed in the report. The 4.079 acre site is located within the May Creek Drainage Basin. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Farested Candition and requires a flow control facility sized to match the flow duration of forested conditions. The applicant's engineer has designed a detention vault to_ be located in a tract ('Tract A") at the northeast corner for the site and will discharge to the north east. Appropriate Best Management Practices (BMPs) from the Washington State Department of Ecology Manual for individual lot flow control will be required to help mitigate the new runoff created by this development. Evaluation and inclusion of a BMP will be accomplished at final engineering. A copy of the Preliminary Technical Information Report is available for review at City Hall, 6'h floor at 1055 S. Grady Way, Renton, WA 98057. Renton City Hall • 1055 South Grady Way , Renton.Washington 98057 • rentonwa,gov • How many trees will the developer save? The Arborist Report, prepared by Greenforest Incorporated (dated November 12, 2014}, identified 159 onsite trees, 8 dead, dying or diseased trees, 32 trees within o right-of-way for a total of 119 net trees. The applicant is proposing to retain_ 34 of these healthy trees. The average size of the trunk (DBH} for the 34 trees is 11.7 inches (11. 7"} and the species include 27 Douglas-firs, six (6) Western red-cedars, and one (1) Madrone. Other species on the site include Western hemlock, Incense cedar, Sweetgum, and Walnut. A copy of the Arborist Report is available for review at City Hall, 6'" floor at 1055 S. Grady Way, Renton, WA 98057. • How will Renton protect area environment -Renton officials don't make developers put up silt feces to protect other people's property. H.ow will Renton officials make developers adhere to their ordinances and other state laws? Temporary erosion and sedimentation control measures would be implemented during construction. They include, but not limited to, hay bales, siltation fences down slope of ony . disturbed areas or stockpiles, surface water collection from disturbed areas routed through a sediment vault or sediment traps, interceptor berms or swales, controlled surface grading, mulch and seeding, and a stabilized construction entrance in accordance with City of Renton requirements. Areas to remain undisturbed will be delineated with a high visibility plastic fence prior to any site clearing or grading. The applicant will be required to comply with the City's development regulations as well os · Washington State's Environmental Policy (SEPA} which includes requirements for mitigation for impacts ca.used by the development. The City will review the proposal with regard to the protection of valuable environmental amenities and to ensure the development is as compatible as possible with the ecological balance of the area. The goals of the City are to preserve drainage patterns, protect groundwater supply, prevent erosion, and preserve trees and natural vegetation. · Additionally, the applicant is required to demonstrate proper provisions for all public facilities (including access, circulation, utilities, and services}. Thank you for interest in this project and if you have any further questions please feel free to contact me at 425-430-7289 or cclose@rentonwa.gov. Sincerely, Clark H. Close Associate Planner cc: File LUA14-001568, ECF, PP Denis Law Mayor December 18, 2014 Justin Lagers PNW Holdings, LLC 9675 SE 36th St, Ste 105 Mercer Island, WA 98040 Subject: Revision Request r r __. City of 1 2· rrr0· r1 Community & Economic Development Department C.E."Chip"Vincent, Administrator Maertins Ranch Preliminary Plat, LUA14-001568, ECF, PP Dear Mr. Lagers: The City of Renton has completed a review of the materials submitted on November 19, 2014 and has determined that the following items will need to be addressed in order for the · City to continue processing your application. The application is still tentatively scheduled for consideration by the Environmental Review Committee on January 5, 2015. The following items will nee_d to be submitted by December 29, 2014 in order to continue with the existing timeline identified in the acceptance letter. 1. A water availability certificate from King County Water District 90. 2. The Technical Information Report prepared by D.R. Strong Consulting Engineers, Inc. (dated November 18, 2014) designed a detention vault to be located in a tract at the northeast corner for the site that will discharge to the north east. Please revise to use forested conditions for the pre-developed flow time series created in KCRTS and verify the storm vault is of adequate volumel. · The developed area breakdown values on page 17 does.not match the values stated in the text on page 1. Please be consistent throughout the report with correct pervious/impervious area values. Please address the . bypass area in the discussion of Section I that is shown in the developed area breakdown on page 17 and the time series created on page 19. 3. The Geotechnical Engineering Study prepared by Earth Solutions NW, LLC {dated October 29, 2014) identifies the soils as glacial till. These soils will not support infiltration. Please address the perimeter drains around the vault as recommended on pages 8 and 9. 1 All work proposed outside of the applicant's property will require a temporary construction easement be submitted to the City prior to any permits being issued. Renton City Hall • 1055 South Grady Way , Renton, Washington 98057 , rentonwa.gov Once the changes have been made, please submit three copies of the revised Technical Information Report to me on the sixth floor of City Hall. The revised plans will be routed for review and you will be notified if there will be changes to the existing schedule. If you have any questions regarding your application or the changes requested above, please contact me at (425) 430-7289. Sincerely, Clark H. Close Associate Planner cc: Llera S. Maertins / Owner(s) Parties of Record Maher Joudi D.R. Strong Consulting Eng. 620 7th Ave Kirkland, WA 98033 Llora Maertins 10918 144th Ave SE Renton, WA 98059 Claudia Donnellv 10415 147th Ave SE Renton, WA 98059 Justin Lagers PNW Holdings LLC 9675 SE 36th St, 105 Mercer Island, WA 98040 City of Renton Planning Dept. 1055 S. Grady Way Renton, WA 98057 re: LUA14-001568 TO Whom It May Concern: 10415 -147'" Avenue SE Renton, WA 98059-4213 December 14, 2014 I would like to give my comments on this proposed land use action. I live downstream from this property. I have concerns about the proposed Surface Water vault to collect the storm water runoff. After the vault is constructed, where and how will be water be released -into Greenes Stream? Greenes Stream flows through my yard to May Creek. In 2004, a detention pond at Windstone broke and sent yellow water to May Creek. In December 2004, more yellow water went down Greenes Stream -and I drove to DOE offices in Bellevue to get it stopped because Renton officials refused to protect my property and May Creek. In 2014, the detention pond/vault at Piper's Bluff broke 3 different times sending yellow muddy water to Honey Creek -a tributary of May Creek. Who will say that this won't happen again with this proposed vault? The City doesn't have a very good track record -and I am tired of having my property and May Creek destroyed by Renton developers. Also, it says the developer will save ? number of trees. Look around to other area developments --- Windstone clear cut their trees and are now replacing them. The same goes for Piper's Bluff -the developer was supposed to "save" 47 trees -they were all clear cut. Renton developers don't have a good track record with this city also. Another issue to be considered is how Renton protects area environment -Renton officials don't make developers put up silt fences to protect other people's property. They allow developers to leave dirt on the road and work on Sunday's. How will Renton officials make developers adhere to their ordinances and other state laws? Thank you, in advance, for allowing me to comment. Sincerely, PS: Is the "Current Land Use section on the Renton Web Page going to be updated to reflect this and other land use actions? !ll (!) C) tn •·,.I U! (\) [;) I\) !J'I Ill 1...:· ;: City of ENVIRONMENTAL & on Department of Community & Economic, opment DEVELOPMENT APPLICATION REVIEW REVIEWING DEPARTMENT: /)iYY\l'Yl[,U~ )}JC/\ COMM~NTS DUE: DECEMBER 9, 2014 J APPLICATION NO: LUA14-001568, ECF, PP DATE CIRCULATED: NOVEMBER 25, 2014 APPLICANT: Justin Lagers, PNW Holdings PROJECT MANAGER: Clark H. Close PROJECT TITLE: Maertins Ranch PROJECT REVIEWER: SITE AREA: 177,683 square feet EXISTING BLDG AREA (gross): LOCATION: 1508 Ilwaco Ave NE PROPOSED BLDG AREA (gross) SHEET SUMMARY OF PROPOSAL: "ihe applicant has submitted a proposal requesting SEPA Environmental Review and Preliminary Plat approval for a 13-lot subdivision. The 4.079 acre site is located at 1508 Ilwaco Avenue NE (also known as 10918 144th Ave SE) within the Residential-4 zoning district (APN 0323059021). The parcel would be divided into 13 residential lots and one storm drainage tract and would result in a net density of 4.32 du/ac. The drainage tract measures 10,496 square feet (sf) that consist of a stormwater detention vault. The proposed lots would range in size from 8,050 sf to 10,985 sf with an average lot size of 9,274 sf. Access to the site would be gained from NE 16th Street. No critical areas have been identified onsite. Soils consist of AgC, Alderwood gravelly sandy loam with slopes ranging from 8-15%. The existing site topography descends from the north towards the east, with elevation change of 20 feet. All existing improvements and buildings will be demolished or removed during plat construction. The applicant has proposed to retain 34 trees. The applicant has submitted a Critical Area Report, Technical Information Report, Traffic Impact Analysis, Arborist Report, and a Geotechnical Engineering Study with the application. The applicant will dedicate 46,627 sf for public streets with an access road running north/south in order to serve the new lots. A. ENVIRONMENTAL IMPACT (e.g. Non-Code} COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water LTnht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transnortotion Environmental Health Public Services Energy; Natural Resources Historic/Cultural Preservation Airport Environment 10,000Feet 14,000Feet B. POL/CY-RELATED COMMENTS ~//W J/Z/}/~ Iv ~pj We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional inform ion is needed to properly assess this proposal. Date C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date -r City of,-, ____ ~ ------.1{,'?J:l'I'C:J:f'J u NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED {DNS-M) M<bNnlllad...!..,,. ..... wlth--ntofeom....ni..1._k_..,,,,..,. ~~"'-"""'"""'----... ~--... ,,-..... u,o._ ... bllc-11. DATIOFNOTIO,OF.0,,,U,:.,.11CN: ,.......,,_lS,20l• Ncma:OFco,,,PI..Ell...,...U.noM, Al'P'IJc,Jff/PltOJf:CTC!MT/1,CTFQSON< _,,..is.iav. --·""'-~~si:-· ... -.1Cl5..,...,..,1111nd, .... ~7 ~!SEl'Al-.-ryl'lol------""~ ... ~~ ~-R_.t.fod,oical_!lc,.,..,Tmll<l_<1,.,,.ly,I>. ·------··...-.ir.• ...... "'"""""'"'"'"'"""""'""'1,--1cm1-""'<ffl'II Dl-.---ctfllal\.105•-,:;...ivw .. ,IW!tOo.w• ~· c<>N'1flttiCYa,alVIOW, LoodU1o,/Zonor. CERTIFICATION I, C Gm'---/<:-µ, Cu,;,;, • hereby certify that 3 copies of the above document were posted in_-~-conspicuous places or nearby the described property on Date:._"-'1!4 /_::2;:..cs_-/'"'1._.'f_' ----- STATE OF WASHINGTON ss COUNTY OF KING Signed::_be;&~_,,..4-:::::.!:!.//..:J-Cfi~· =~:::::===----- I certify that I know or have satisfactory evidence that CI<'.\.-\<'. l 1. C le>< signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses a~.purposes mentioned in the instrument. ta'-'< Po., , _D&.~_ ..... ,~~) ' -<' ~-.. ,<& ~ ... f,t +01,.'I',. li ' ::u ~ .. ..... ... . .... . ; (/1 ~ ; --1 \ '\.a1.\c. \~ •!·29.4i1 .4.: _ ,, 0-..... , -~~ --··,,,,it' WAS'°''~ --· 111,,q,,,.,,· blic in and for the State of Washington Notary {Print): My appointment expires: ___ ..,A...,-.._i ~"'r f-'"'.'"-'-'+ __ .::Z..:,_____",.,1 1 _:::.;);;:aD:..s..i ;:t.,_ ___ _ DEPARTMENT OF COMMUNITY & ECONOIVIIC .. DEVELOPMENT -PLANNING DIVISION AFFIDAVIT·OFSERViC:EiB'l':MAILING On the 25th day of November, 2014, I deposited in the mails of the United States, a sealed envelope containing Notice of Application and Acceptance documents. This information was sent to: Agencies See Attached Justin Lagers, PNW Holdings LLC Applicant Llora S Maertins Owner Maher Joudi Contact See Attached 300' Surrounding Property Owners (Signature of Sender): '{ f'Ov, ON\,,, !trt.,,,,,\\\\\\11 f::::.A_ II t ''•• r. <, STATE OF WASHINGTON :t" ~~" )SS ; f ".t.,.~ · .. COUNTY OF KING ) ; J ' -. ~ *' z ~~ .-.,.,."' R· I certify that I know or have satisfactory evidence that Sabrina Mirante '111 ~~ •-21-):-~~---- signed this instrument and acknowledged it to be his/her/their free and voluntary act for th<!tlJJ:°"'W~s mentioned in the instrument. 11111,"'"'''' Notary (Print): ____ ...;lu± ... r,wi-"I_ i.{14-_3'__,._,,c"'-:,.u1.,_i ,1;.(.c.t;,.,_·--· --------- My appointment expires: A , J ., 0 . UfJ LL')+ ;:,< I; :')CJ i 1 Maertins Ranch Preliminary Plat LUA14-001568, ECF, PP template -affidavit of service by mailing Dept. of Ecology ** Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region * Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers * Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers *** Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 35030 SE Douglas St. #210 Snoqualmie, WA 98065 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Jailaine Madura Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box34018 Seattle, WA 98124-4018 AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW -Larry Fisher* 1775 12th Ave. NW Suite 201 Issaquah, WA 98027 Duwamish Tribal Office * 4717 W Marginal Way SW Seattle, WA 98106-1514 KC Wastewater Treatment Division * Environmental Planning Supervisor Ms. Shirley Marroquin 201 S. Jackson ST, MS K5C-NR-050 Seattle, WA 98104-3855 City of Newcastle Attn: Tim McHarg Director of Community Development 12835 Newcastle Way, Ste 200 Newcastle, WA 98056 Puget Sound Energy Kathy Johnson, 355 110'" Ave NE Mailstop EST 11 W Bellevue, WA 98004 Muckleshoot Indian Tribe Fisheries Dept.* Attn: Karen Walter or SEPA Reviewer 39015 -172 00 Avenue SE Auburn, WA 98092 Muckleshoot Cultural Resources Program* Attn: Ms Melissa Calvert 39015 172°d Avenue SE Auburn, WA 98092-9763 Office of Archaeology & Historic Preservation* Attn: Gretchen Kaehler PO Box 48343 Olympia, WA 98504-8343 City of Kent Attn: Jack Pace Acting Community Dev. Director 220 Fourth Avenue South Kent, WA 98032-5895 City of Tukwila Steve Lancaster, Responsible Official 6200 Southcenter Blvd. Tukwila, WA 98188 •Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov •••Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice the following email address: sepacenter@dnr.wa.gov template -affidavit of service by mailing Maher Joudi D.R. Strong Consulting Eng. 620 7th Ave Kirkland. WA 98033 Justin La~ers PNW Holdings LLC 9675 SE 36th St, 105 Mercer Island. WA 98040 Llora Maertins 10918 144th Ave SE Renton. WA 98059 8079040320 323059326 323059124 AHL DONALD D+JANIS L BOGART MARC DANIEL BOSLEY STEPHEN M 1520 IL WACO AVE NE 5356 NE 16TH ST 1324 W ELNA RAE ST RENTON, WA 98059 RENTON, WA 98059 TEMPE, AZ 85281 8029770260 8079040380 Resident BOSTON RUSSELL E+GRETA J BROWN ANDREW J+ERICA K 5300 NE 16th St 5364 NE 17TH ST 1710 IL WACO AVE NE Renton, WA 98059 RENTON, WA 98059 RENTON, WA 98059 BUXTON GAILIS SUNDAY+LOUISE 323059276 8029770440 14530 SE Renton Issaquah Rd BUXTON GAILIS SUNDAY+LOUISE WHITEHEAD BRIAN King County, WA 98059 14506 SE RENTON-ISSAQUAH RD 5308 NE 17TH PL ISSAQUAH, WA 98059 RENTON, WA 98059 lUXTON LOUISE M 8029770220 BUXTON LOUISE M 14520 SE Renton Issaquah Rd VI SP ERAS ANDRE 10815 145th Pl SE King County, WA 98059 1608 LYONS PL NE Renton, WA 98059 RENTON, WA 98059 !079040350 8079040310 8029770210 CLARK BRUCE E CLOSE KATHLEEN A+KEELIN CHARLES G EBENSTEINER PAUL+MARIANNE 5210 NE 16TH ST 1516 ILWACO AVE NE 1614 LYONS PL NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 !079040200 8079040330 8079040290 FANG LIRONG FORD DAVID B FRANK CAREY+AKIKO 1603 ILWACO AVE NE 5205 NE 16TH ST 1501 ILWACO AVE NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 !079040180 8079040230 323059238 GALLAGHER JAMES O+REBECCA T GRIMM STACY A+JOHN R GUERRERO ERIC 5125 NE 17TH ST 1525 IL WACO AVE NE 10906 144TH AVE SE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 323059207 8079040250 8079040390 HAMILTON PARTHANELL HAYES ROBERT R HAYES SCOTT E 14434 SE RENTON-ISSAQUAH RD 1517 ILWACO AVE NE 1714 ILWACO AVE NE RENTON, WA 98059 RENTON, WA 98059 RENTON, WA 98059 323059270 323059028 HENDRICKSON FIR GROVE LL C HEAVEY RICHARD B+PAMELA J 0 HENDRICKSON FIR GROVE LL C 5319 NE Sunset Blvd 5300 NE 16TH ST 502 8TH ST NE #33 Renton, WA 98059 RENTON, WA 98059 AUBURN, WA 98002 8029770520 323059269 8029770450 KBS KBS DEVELOPMENT CORPORATION KIM SEONGHWAN+YEONSOOK 12320 NE 8TH ST SUITE 100 12320 NE 8TH ST #100 5314 NE 17TH PL BELLEVUE, WA 98005 BELLEVUE, WA 98005 RENTON, WA 98059 8079040260 KIMBALL MATIHEW+MIRIAM L 1513 IL WACO AVE NE RENTON, WA 98059 323059328 LUKE BRANDA FAMILY TRUST 1643 12TH AVE SAN FRANCISCO, CA 94122 323059327 MCKINNON MARK & LANI 5350 NE 16TH ST RENTON, WA 98059 MORRISON WILLARD M+SUSAN M 10930 144th Ave SE King County, WA 98059 323059054 NONIS JAMES W 1228 HOQUIAM AVE NE RENTON, WA 98059 8029770270 OSTER STACY R+ANGELA A 5358 NE 17TH ST RENTON, WA 98059 8079040270 PEARSON NA THAN 1509 ILWACO AVE NE RENTON, WA 98059 8029770470 RAO VIVEK+DEEPIKA BHARDWAL 5302 NE 17TH PL RENTON, WA 98059 8079040360 SJOHOLM PAUL F+JANET D S 5206 NE 16TH ST RENTON, WA 98059 8029770490 TAYLOR ROBERT G+JULIE ANN 5315 NE 17TH PL RENTON, WA 98059 323059274 KING COUNTY-WLRD 500 4TH AVE SEATTLE, WA 98004 323059021 MAERTINS LLORA S 10918 144TH AV SE PO BOX 3123 RENTON, WA 98059 8079040300 MICHAUD NICHOLAS A+MAGEN G 1510 IL WACO AVE NE RENTON, WA 98059 8079040340 MULDER HAYO MARC 5211 NE 16TH ST RENTON, WA 98059 8029770250 ODA NORIHIKO+KAYOKO 5370 NE 17TH ST RENTON, WA 98059 8079040210 PALERMO DIONNE M+STEVE A 1533 IL WACO AVE NE RENTON, WA 98059 8079040240 POYDRAS AMY N+JASON 1521 ILWACO AVE NE RENTON, WA 98059 8079040370 REYNOLDS PAUL+PENNY 1606 IL WACO AVE NE RENTON, WA 98059 8029770460 SLOSS JOEL 5320 NE 17TH PL RENTON, WA 98059 8029770480 VARIN VALERIE J 5301 NE 17TH PL RENTON, WA 98059 323059324 LIU YU TING+CHEN XIAO PING 5368 NE 16TH ST RENTON, WA 98059 323059167 MAERTINS LLORA S 14424 SE Renton Issaquah Rd RENTON, WA 98059 323059179 MORRISON WILLARD M+SUSAN M 1617 NE 28TH ST RENTON, WA 98056 8079040280 NGO PATRICK LEE 1505 IL WACO AVE NE RENTON, WA 98059 8079040190 OHASHI MICHAEL W+LINDA K 1607 IL WACO AVE NE RENTON, WA 98059 8079040220 PEARSALL JOHN A & POTCHANEE 1529 ILWACO AVE NE RENTON, WA 98059 323059325 PURCELL PATRICK+SHARON H 5362 NE 16TH ST RENTON, WA 98059 8029770280 ROEDIGER STEVEN G 5352 NE 17TH ST RENTON, WA 98059 323059323 SUTORIUS WARREN+CARYL 5374 NE 16TH ST RENTON, WA 98059 323059078 VATNE MELVIN L 318 S 199TH ST DES MOINES, WA 98148 Sabrina Mirante From: Morgan, Gayle Transportation -Staff <MorganG@issaquah.wednet.edu > Sent: Wednesday, November 26, 2014 7:10 AM To: Sabrina Mirante Cc: Clark Close; Anderson, Bridget Transportation -Staff Subject: RE: City of Renton Notice of Preliminary Plat -Maertins Ranch Preliminary Plat - LUA14-001568, ECF, PP No problem, Sabrina. This address is just barely inside of our district and does create a bit of a pickup and drop off problem. However, they do belong to us and we will accommodate. They would go to: Newcastle Elem Maywood Middle Liberty High ~ ~~H~t9kl.!~ Gayle J. Morgan Issaquah School District #411 Transportation Director 425-837-6332 From: Sabrina Mirante [mailto:SMirante@Rentonwa.gov1 Sent: Tuesday, November 25, 2014 2:54 PM To: Morgan, Gayle Transportation -Staff Cc: Clark Close; Anderson, Bridget Transportation -Staff Subject: RE: City of Renton Notice of Preliminary Plat -Maertins Ranch Preliminary Plat -LUA14-001568, ECF, PP My apologies Gayle, I included the wrong address. The correct address is: 10918 144'" Ave SE or 1508 Ilwaco Ave NE for the Maertins Preliminary Plat. See the notice poster I included, as it is correct and shows the site location. Thank you so much for your help on this, I regret any inconvenience. Have a Happy Thanksgiving I Best Regards, Sa6n'na :/vtirante, Pfanning Secretary City of Renton I CED I Planning Division 1055 S Grady Way I 6th Floor I Renton, WA 98057 Phone: 425.430.6578 I Fax: 425.430.7300 I smirante@rentonwa.gov ---.--rC'r;· re.~~ """" -.,..,·,~ _,._ -,,R"V,,_,_,,,, 1 Denis Law C't 1 _ _:May:..or ------~1. _2'f l illll November 25, 2014 Justin Lagers PNW Holdings, LLC 9675 SE 36th St, Ste 105 Mercer Island, WA 98040 Community & Economic Development Department C.E."Chip"Vincent, Administrator Subject: Notice of Complete Application Maertins Ranch Preliminary Plat, LUA14-001568, ECF, PP Dear Mr. Lagers: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on January 5, 2015. Priorto that review, you will be notified if any additional information is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on February 10, 2015 at 10:00 am, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, .Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. Please contact me at (425) 430-7289 if you have any questions. Sincerely, Clark H. Close Associate Planner cc: Llora S. Maertins / Owner(s) Parties of Record Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 i. rentonwa.gov r f . City of., r~·s,JJ·[,[JJJ NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED {DNS-M) A Master Application has been filed and accepted with the Department of Community & Economlc Development (CED)-Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: LANO USE NUMBER: PROJECT NAME: November 25, 2014 LUA14·001568, ECF, PP Maertins Ranch PROJECT DESCRIPTION: The applicant has submitted a proposal requesting SEPA Environmental Review and Preliminary Plat approval for a 13-lot subdivision. The 4.079 acre site is located at 1508 Ilwaco Avenue NE (also known as 10918 144th Ave SE) within the Residential-4 zoning district (APN 0323059021). The parcel would be divided into 13 residential lots and one storm drainage tract and would result in a net density of 4.32 du/ac. The drainage tract measures 10,496 square feet (sf) and consist of a stormwater detention vault. The proposed lots would range in size from 8,050 sf to 10,985 sf with an average lot size of 9,274 sf. Access to the site would be gained from NE 16th Street. No critical areas have been identified onsite. Soils consist of AgC, Alderwood gravelly sandy loam with slopes ranging from 8-15%. The existing site topography descends from the north towards the east, with an elevation change of 20 feet. All existing improvements and buildings will be demolished or removed during plat construction. The applicant has proposed to retain 34 trees. The applicant has submitted a Critical Area Report, Technical Information Report, Traffic Impact Analysis, Arborist Report, and a Geotechnical Engineering Study with the application. The applicant will dedicate 46,627 sf for public streets with an access road running north/south, through the property, to serve the new lots. PROJECT LOCATION: 1508 Ilwaco Ave NE, Renton, WA 98059 (also known as 10918 144th Ave SEJ OPTIONAL DETERMINATION Of NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS-M process to give notice that a ONS-M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non- Significance-Mitigated {DNS-M). This may be the only opportunity to comment on the environmental impacts of the proposal. A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: NOTICE Of COMPLETE APPLICATION: November 19, 2014 November 25, 2014 APPLICANT/PROJECT CONTACT PERSON, Justin Lagers, PNW Holdings/9675 SE 35th St, Ste. 105/Mercer Island, WA 98040/206·588·1147 Permits/Review Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: Environmental (SEPA) Review, Prelimlnary Plat Approval Building, Construction Critical Area Report, Technical Information Report, Traffic Impact Analysis, Arborlst Report, Geotechnical Engineering Study Department of Community & Economic Development (CED)-Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 If you would like to be made a party of record to receive further information on this proposed project, _complete this form and return to: City of Renton, CED-Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Maertins Ranch/LUA14-001568, ECF, PP MAILING ADDRESS: ________________ CITY/STATE/ZIP: __________ _ TELEPHONE NO.: --------------- PUBLIC HEARING: CONSISTENCY OVERVIEW: Land Use/Zoning: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Proposed Mitigation Measures: Public hearing is tentatively scheduled for February 10, 2014 before the Renton Hearing Examiner in Renton Council Chambers at 10:00 am on the 7th floor of Renton City Hall located at 1055 South Grady Way. The subject site has a designation of Residential Low Density (RLD) Comprehensive Land Use Map and Residential 4 (R-4) an the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC 4-2-llOAi 4-4-030; 4-4-070; 4-6-060; 4-7-080; 4-7-170; and other applicable codes and regulations as appropriate. The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. The applicant shall comply with the recommendations included in the Geotechnical Engineering Report, prepared by Earth Solutions NW, LLC dated October 29, 20l4 or an updated report submitted at a later date. Comments on the above application must be submitted in writing to Clark H. Close, Associate Planner, CED -Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on December 9, 2014. This matter ls also tentatively scheduled for a public hearing on February 10, 2015 at 10:00 am, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Planning Division to ensure that the hearing has not been rescheduled at (425) 430-6578. Following the issuance of the SEPA Determination, you may still appear at the hearing and present your comments regarding the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Clark H. Close, Associate Planner; Tel: (425) 430-7289; Email: cclose@rentonwa.gov I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I City of Renton LAND USE PERMIT. MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME· Llora S. Maertins Revocable Trust · Llora S. Maertins -Trustee PROJECT OR DEVELOPMENT NAME: Maertins Ranch PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: ADDRESS: 1508 Ilwaco Avenue NE 1508 Ilwaco Avenue NE Renton, WA 98059 CITY: Renton ZIP: 98059 TELEPHONE NUMBER: 425-785-8168 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 032305-9021 APPLICANT (if other than owner) EXISTING LAND USE(S): NAME: Single Family Residential COMPANY (if applicable): PNW Holdings, LLC PROPOSED LAND USE(S): Single Family Residential EXISTING COMPREHENSIVE PLAN MAP DESIGNATION ADDRESS: 9675 SE 36th Street, Suite 105 RLD -Residential Low Density PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: Mercer Island, WA ZIP: 98040 (if applicable) NA EXISTING ZONING: TELEPHONE NUMBER: 206-588-1147 R4 CONTACT PERSON PROPOSED ZONING (if applicable): NA NAME: Justin Lagers SITE AREA (in square feet) 177 ,683 SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): PNW Holdings, LLC DEDICATED: 46,627 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 9675 SE 36th Street, Suite 105 0 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: Mercer Island, WA ZIP: 98040 ACRE (if applicable) 4.32 TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) 206-588-1147 / 253-405-5587 Thirteen (13) Justin@pnwholdings.com NUMBER OF NEW DWELLING UNITS (if applicable): Removal of one existing and creation of 13 new. H:\CED\Data\Fonns-Templates\Self-Help Handouts\Planning\maslerapp.doc -I -03111 ~- • •• PROJECT INFORMATION (continued) ~-~-----~----------~ NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: One existing-to be removed. $3,262,934.98 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): 3200 _ 4000 s.f. IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): None SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE (if applicable): None 0 AQUIFIER PROTECTION AREA ONE 0 AQUIFIER PROTECTION AREA TWO None SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): None NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): NA NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): NA 0 FLOOD HAZARD AREA 0 GEOLOGIC HAZARD 0 HABITAT CONSERVATION 0 SHORELINE STREAMS & LAKES 0 WETLANDS ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included! SITUATE IN THE SE/ SE QUARTER OF SECTION _3_, TOWNSHIP 23N , RANGE 2E.__, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I. (Print Namels) Llora S. Maertins · trustee , declare under penalty of pe~ury under the laws of the State of Washington that 1 am (please check one) _x_ the current owner of the property involved in this application or __ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. ~~~l!r~ Signature of Owner/Representative // ,/,.,,); p ~ Signature of owner/Representative STATE OF WASHINGTON ) ) ss COUNTY OF KING ) 1 certify that I know or have satisfactory evidence that Lloca S. 1-f,4-cE??,.-y 5 signed this instrument and acknowledge it to be his~their free and voluntary act for the uses and purpose mentiol\.,iiUl~e instrument. ,.,~ 111111 '1\ ltf~d~ , C ,:-..., Ci f O ~ Date f ,; ;p; • +. ~,~ \ Notary Public in and for the siateo a~ ::::llll;1-....• • !-4 ,..~ ~ %. \ \~,;.<' 1 11''! j, i Notary (Print): c;::!~,<,_ A..· /)O Z?>A ,Y ~ ~ ~,, -:Pt#= / ~111 Ql:0 11 "'""-t..."4 .::.-~ My appointment expires Cf -/7 · / ,?" ,,,, " ,... #' -- ''''"'\\'"''''"" H:\CED\Data\Fonns-Templates\Self-Help Handouts\Planning\masterapp.doc -2 -03/J I PLANNING DIVISION WAI. -R OF SUBMITTAL REQL.,{EMENTS FOR LAND USE APPLICATIONS This requirement may be waived by: 1. Property Services PROJECT NAME: t--1 AE:fffl N PR£ J.,i/vfiN/t-11,y i'l.fi'1 2. Public Works Plan Review 3. Building DATE: ---"11-+-'l---'-7--+-'l .,_1 _______ _ 4. Planning H:\CED\Data\Forms-T emplates\Self-Help Handouts\?lanning\waiverofsubmittalreqs.xls 06/09 PLANNING DIVISION WAIVER 0, SUBMITTAL REQUIREN,-,JTS FOR LAND USE APPLICATIONS i;iii:;1:;;; 111iiitilii1~1ri1~,,~1i~t11iir~i~:ii,:::1:i1:;;i;iil 1;11ii~~w::i,' ;·:1im~1~1~;;;i, Plat Name Reservation 4 Applicant Agreement Statement 2AND 3 · Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND, Photosimulations 2 AND 3 This requirement may be waived by: 1 . Property Services 2. Public Works Plan Review PROJECT NAME: MtrfRn/\J Pfl.€L.i"'111v1tt'-Y PL.Ir, 3. Building 4. Planning DATE: __ 1:.....1.1-/ '-'I rc...;./--'1-'-'t _____ _ H:\CED\Data\Forms-T emplates\Self·Help Handouts\Planning\waiverofsubmittalreqs.xls 06/09 PRE-APPLICATION MEETING FOR MAERTIN PRELIMINARY PLAT PRE 14-001145 CITY OF RENTON Department of Community & Economic Development Planning Division September 11, 2014 Contact Information: Planner: Clark H. Close, 425-430-7289 Public Works Plan Reviewer: Vicki Grover, 425-430-7291 Fire Prevention Reviewer: Corey Thomas, 425-430-7024 Building Department Reviewer: Craig Burnell, 425-430-7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). FIRE & EMERGENCY SERVICES DEPARTMENT DATE: TO: FROM: SUBJECT: MEMORANDUM September 11, 2014 Clark Close, Associate Planner Corey Thomas, Plan Review/Inspector (Maertin Preliminary Plat -10918 144th Ave SE) PRE14-001145 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. There is one existing fire hydrant in this area and it meets current code. A water availability certificate is required from King County Water District 90. 2. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid prior to recording the plat. Credit is granted for the removal of two existing homes. 3. Fire department apparatus access roadways are required to be a minimum of 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. Approved apparatus turnarounds are required for dead end roads exceeding 150-feet. An approved cul-de-sac type turnaround is required for dead end streets over 300-feet long. Per city ordinance all homes beyond 500-feet dead end will require an approved fire sprinkler system, this applies to Lots 5, 6 and 7. Page 1 of 1 ================================================================ DATE: TO: FROM: SUBJECT: DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMORANDUM September 10, 2014 Clark Close, Planner Vicki Grover, Plan Reviewer Pre-Application for 10918 144"' Avenue SE 12 Maertin Lot Plat PRE 14-001145 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel 0323059021. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The proposed development is within King County Water District No. 90's service area. A water availability certificate will be required for the land use review. Approved water plans from Water District 90 will be required for the utility construction plan review. SANITARY SEWER 1. Sewer service is provided by the City of Renton. The project will need to connect to the existing sewer in NE 161h Street and extend a new 8" PVC sewer main to the south along the proposed internal roadway for the plat. Manholes shall be a minimum of 48-inch in diameter and placed at a distance not greater than 400 ft. and at all changes in grade, alignment or size. 2. This project falls within the boundaries of the Honey Creek Sewer Interceptor Unit Special Assessment District (SAD). This SAD is a fixed fee amount of $250.00 per unit. 3. System development charges (SDC) for sewer is based on the size of the new domestic water meter to serve each of the new lots. Sewer fees for a %-inch water meter or a 1-inch meter is $2,033.00. SURFACE WATER 1. There is a drainage conveyance system in NE 16th Street. 2. A drainage plan and drainage report will be required with the site plan application. The report shall comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. All core and any special requirements shall be contained in the report. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Site Conditions. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. Refer to Figure 1.1.2.A-Flow Chart to determine the type of drainage review required by the City of Renton 2009 Surface Water Design Manual Amendment. The final drainage plan and drainage report must be submitted with the utility construction permit application. 3. A geotechnical report for the site is required. Information on the water table and soil permeability with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer shall be submitted with the application. The report shall include information to determine if the site is suitable for infiltration and a design infiltration rate. 4. Surface water system development fee is $1,228.00 for each new lot. 5. A Construction Stormwater Permit (NPDES) from the Department of Ecology is required when clearing and grading exceeds one acre. TRANSPORTATION/STREET 1. Transportation impact fees will apply to this project. The current transportation impact fee rate is $1,430.72 per new single family home. The transportation impact fee that is current at the time of building permit application will be levied. Payment of the transportation impact fee is due at the time of issuance of the building permit. 2. Road Classifications -NE 16th Street is classified as Residential Access. • Existing right of way width -NE 16th Street has approximately 25 ft. • Required ROW width -Based on RMC 4-6-060, Residential Access requires S3 ft. of ROW. • ROW dedication needed -Approximately 25 feet on south side of NE 16th Street. • NE 16th Street requires 2 -10 ft. wide paved travel lanes, curb and gutter, 5 ft. sidewalks, and 8 ft. planter strips between curb and sidewalk and 6 ft. for parking on one side. • The internal plat road meets the Residential Access Right of Way width requirement but also needs to meet the Cul-de-Sac design criteria for a right of way radius of 55 ft. for the turnaround. 3. All storm drainage improvements are required to be constructed per RMC 4-6-060. 4. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. 5. Street lighting is required for this project. Street lighting systems shall be designed and constructed in accordance with the City publication, "Guidelines and Standards for Street Lighting Design of Residential and Arterial Streets." General Comments 1. All construction or service utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. Separate permit and fees will be required for the water meter installation, side sewer connection and storm water connection. 3. Water services, sewer stubs and drainage flow control bmps are required to be provided to each new lot prior to recording of the plat. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM September 11, 2014 Pre-application File No. 14-001145 Clark H. Close, Associate Planner Maertln Preliminary Plat General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submlttals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers {e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov. Project Proposal: The subject property {APN 0323059021) is located at 10918 144th Ave SE. There are limited regulated slopes {>15% & <=25%) on the subject property. The area of the subject site was listed by King County as a 177,666 square foot {4.08 acres) parcel. The property is zoned Residential -4 dwelling units per acre (R-4). The applicant is proposing to subdivide the existing lot into 12 new residential lots. The existing structures will be removed as part of the platting process. The residential lots would range in size from approximately 8,516 square feet to 12,260 square feet. Access to the proposed residential lots would be via a new 53-foot right- of-way with a complete public street from NE 16th Street, measuring roughly 462 feet, running north and south through the middle of the site before dead ending in a cul-de-sac. Accesses to two (2) proposed lots are proposed to be served from a 20-foot wide shared private driveway from the cul-de-sac. The new lots are intended for the eventual development of 12 detached single-family homes. Current Use: King County Department of Assessments identifies the buildings on the site as being a triple-wide, barn and detached garage. The site has mature tree cover. All existing structures are proposed to be removed. Zoning/Density Requirements: The subject property is zoned Residential-4 dwelling units per net acre (R-4). There is no minimum density in the R-4 zone and the maximum density is 4.0 dwelling units per net acre (du/ac). The area of public and private streets and critical areas would be deducted from the gross site area to determine the "net" site area prior to calculating density. The application materials identified a net site area of 141,134 SF (3.24 acres). Using the net square footage provided, the proposal for 12 lots arrives at a net density of approximately H:\CED\Planning\Current Planning\PREAPPS\14-001145 Maertin Preliminary Plat, PRE14-001145 Meeting held on September 11, 2014 Page 2 of 5 3.7 du/ac (12 lots/ 3.24 acres= 3.7 du/ac), which is within the density range permitted in the R- 4 zone. A completed density worksheet is required with the formal land use submittal. Development Standards: The project would be subject to RMC 4-2-llOA, "Development Standards for Single Family Zoning Designations" effective at the time of complete application (noted as "R-4 standards" herein). Single family residential development is permitted outright in the R-4 zone. Minimum Lot Size. Width and Depth -The minimum lot size permitted in Zone R-4 is 8,000 square feet except for small lot cluster development where R-8 standards apply. Minimum lot width is 70 feet for interior lots and 80 feet for corner lots; minimum lot depth is 80 feet except for small lot cluster development where R-8 standards apply. The proposal appears to comply with the lot size, width and depth requirements of the zone. The formal preliminary plat plan submittal must demonstrate that each lot complies with the minimum lot standards of the zone. Building Standards -R-4 zone allows a maximum building coverage of 35% of the lot area or 2,500 square feet, whichever is greater, for lots over 5,000 square feet in size. The maximum impervious surface would be limited to 55%. Building height is restricted to 30 feet from existing grade. The proposars compliance with the building standards wauld be verified at the time of building permit review for the new residences. Setbacks -Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R-4 zone are 30 feet for the front yard, 25 feet for the rear yard setback; interior side yards are required to have a S foot setbacks and side yard along a street requires a 20 foot setback. The setbacks for the new residences would be reviewed at the time of building permit. Residential Design and Open Space Standards: All new dwelling units in the Residential-4 zone are subject to the Residential Design and Open Space Standards outlined in RMC 4-Z-115. The proposal's compliance with the residential design and open space standards would be verified at the time of building permit review for each new residence. Garages-The visual impact of garages shall be minimized, while porches and front doors shall be the emphasis of the front of the home. Garages shall be located in a manner that minimizes the presence of the garages and shall not be located at the end of view corridors. Alleyway access is encouraged. If used, shared garages shall be within an acceptable walking distance to the housing unit it is intended to serve. Primary Entry-Entrances to homes shall be a focal point and allow space for social interaction. Front doors shall face the street and be on the fa~ade closest to the street. When a home is located on a corner lot (i.e., at the intersection of two roads or the intersection of a road and a common space), a feature like a wraparound porch shall be used to reduce the perceived scale of the house and engage the street or open space on both sides. Facade Modulation -Buildings shall not have monotonous fa~ades along public areas. Dwellings shall include articulation along public frontages; the articulation may include the connection of an open porch to the building, a dormer facing the street, or a well-defined entry element. Windows and Doors -Windows and front doors shall serve as an integral part of the character of the home. Primary windows shall be proportioned vertically rather than horizontally. Vertical windows may be combined together to create a larger window area. Front doors shall be a focal H:\CED\Planning\Current Planning\PREAPPS\14-001145 Maertin Preliminary Plat, PRE14-001145 Meeting held on September 11, 2014 Page 3 of 5 point of the dwelling and be in scale with the home. All doors shall be of the same character as the home. Scale. Bulk. and Character-A diverse streetscape shall be provided by using elevations and models that demonstrate a variety of floor plans, home sizes, and character. Neighborhoods shall have a variety of home sizes and character. Roofs-Roofs shall represent a variety of forms and profiles that add character and relief to the landscape of the neighborhood. The use of bright colors, as well as roofing that is made of material like gravel and/or reflective material, is discouraged. Eaves -Eaves should be detailed and proportioned to complement the architectural style of the home. Architectural Detailing -Architectural detail shall be provided that is appropriate to the architectural character of the home. Detailing like trim, columns, and/or corner boards shall reflect the architectural character of the house. Materials and Color-A diversity of materials and color shall be used on homes throughout the community. A variety of materials that are appropriate to the architectural character of the neighborhood shall be used. A diverse palette of colors shall be used to reduce monotony of color or tone. Access/Parking: The applicant has indicated access to the lots would be via a new public street extending from NE 16th Street. Two (2) of the 12 lots (lots 6 & 7) would be served from a 20-foot wide shared private driveway extended from the proposed cul-de-sac at the end of the public road. All of the remaining lots would be accessed directly off the new public roadway. A shared private driveway may be permitted for access up to a maximum of four (4) lots. Up to three (3) of the lots may use the driveway as primary access for emergencies. The private access easement shall be a minimum of sixteen feet (16'} in width, with a maximum of twelve feet (12'} paved driveway. Please note that fire apparatus access roads shall have an unobstructed width of not less than 20 feet per IFC Chapter 5, Section 503. Please note: Proposed development regulation #D-103 Private Rood Standards Is putting forward mnsians to RMC 4-6-060K, wherein shared driveways will only be allowed to serve short plats and not subdivisions of 10 or more lots. Parking/Driveways: Two off street parking spaces are required for each proposed lot. Regulations pertaining to parking can be found at RMC 4-4-080. The maximum driveway slope threshold is 15%. Driveways exceeding 8% must provide slotted drains at the lower end of the driveway. Landscaping: Except for critical areas, all portions of a development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant, vegetative cover. Development standards require that all pervious areas within the property boundaries be landscaped. Ten feet (10'} of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways according to the landscaping standards of RMC 4-4-070F. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover are to be located in this area when present. Street tree spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of-way areas shall be H:\CED\Planning\Current Planning\PREAPPS\14-001145 Maertin Preliminary Plat, PRE14-001145 Meeting held on September 11, 2014 Page 4 of 5 landscaped unless otherwise determined by the Administrator of the Department of Community and Economic Development or designee. Broad leaf trees planted in residential zones must be a minimum of one and one-half inches (1.5") in diameter (dbh). Conifer trees at the time of planting must be fully branched and a minimum of six feet (6') in height. Please refer to landscope regulations (RMC 4-4-070/ for further general and specific landscape requirements. A conceptual landscape plan must be provided with the formal land use applicotion as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. The plan shall include, but are not limited to, the minimum 10-foot on- site landscoping strip and street trees within the planting strip of each lot. Significant Tree Retention: It oppears thot several significant trees ore located on the proposed project site. Since significant trees (greater than 6-inch caliper) would likely be removed, a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 30 percent of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. If staff determines that the trees cannot be retained, they may be replaced with minimum 2-inch caliper trees at a ratio of six to one. A formal tree retention plan would be reviewed at the time of the Preliminary Plat applicotion. Critical Areas: There appear to be regulated slopes, fifteen percent (15%) to twenty five percent (25%) on the east part of the site. The applicant has indicated that a review of the King County Soil Survey, that onsite soil consists of AgC, Alderwood gravelly sandy loam. A geatechnical study may be required to be provided by a qualified professional. If the study is required, it must demonstrate that the prapasal will not increase the threat of the gealagical hazard to adjacent properties beyond the prede11elapment conditions, the proposal will nat adversely impact other critical areas, and the development con be safely accommodated on the site. In addition, the study would assess soil conditions and detail construction measures to assure building stoblllty. It is the applicant's responsibility to ascertain whether additional critical areas are present on the site. If so, the proposal would need to be revised accordingly. Environmental Review: Environmental (SEPA) Review is required for projects with ten or more dwelling units, more than 500 cubic yards of fill (4-9-070G.l), or on sites that contain critical areas. Note: The fee for Environmental {SEPAi Review is $1,030.00 ($1,000.00 plus 3 % Technology Surcharge Fee/. Permit Requirements: Preliminary Plat requests would be processed concurrently with the Environmental (SEPA) Review within an estimated time frame of 10 to 12 weeks, from the time that the application is accepted as complete. Note: The fee for a preliminary plat application is $4,Uo.ao {$4,000.00 plus 3% Technology Surcharge Fee/. Fees: In addition to the applicable building and construction fees, impact fees are required. Such fees apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The fees for 2014/2105 are as follows (2015 phase-in impact fee rates are effective on 01/01/2015): • A Transportation Impact Fee based on $1,430.72/$2,143.70 per each~ single family residence; • A Parks Impact Fee based on $963.01/$1,395.25 per each ~ single family residence; • A Fire Impact fee of $479.28 per each new single family residence; and H:\CED\Planning\Current Planning\PREAPPS\14-001145 Maertin Preliminary Plat, PRE14-001145 Meeting held on September 11, 2014 Page 5 of 5 • A School District Impact Fee based on $5,730.00/$4,560.00 per each~ single family residence. A handout listing Renton's development-related fees is attached for your review. Note: When the formal application materials are complete, the applicant Is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please contact Clark Cose, Associate Planner at 425-430-7289 or by email at cclose@rentonwa.gov for an appointment. Expiration: Upon approval, preliminary plats are valid for seven years through December 31, 2014. On or after January 1, 2015, preliminary plats will be valid for a period of five years with a possible one-year extension. H:\CED\Planning\Current Planning\PREAPPS\14-001145 1;p1!1, : ~ illil 1 - I~ .ON 73:JWd J/IW.YJ NOiSII\I09f1$ ~ AU71818V3~ NWl3YW •I ,m ! 111 ! fl:11, I •,1 I ;1• ! !jl ' , I , .. !!ii 'ii I !11 , "I ! !I,, ! !Iii I I I I I I I I I I I I I ', I- I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I J~/j-ggf(~ I 'o'M'(]lo(ll75t~ 90> 311/lS 'E/3/JlS H18I: :18 !lLrJ6 :,n SONI010H MNd L - ' I 'l I @ f-j ' ' cr: r i i 0 .• -' z O • i • ! / -- ~-------------------------~ ----·------~-----·------~ I I ~ 136 0 68 136 WGS _ 1984 _ Web_ Mercator _Auxiliary_ Sphere City of Renton COR Maps Feet Information Technology • GIS RentonMapSupport@Rentonwa.gov 09/03/2014 This map is a user generated static output from an Internet mapping site and is tor reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION Legend City and County Boundary ~J Other ~· ! City ot Renton ••• Addresses Parcels Buildings Sites ""'" Municipal Government Facility Community / Recreation Center Ubrary Munum • Fire StaUon I EMS Station Airport RullWily / Airfield "'"' Ope,,opo~ Golf Courte Greenhouse/ Nursery Undeveloped Park • Parking Lot Structure/ Garage Coalmine • HIGH • MODERATE . .J UNClASSIFIED • Erosion f2I Floodway • Special Flood Hazard Areas (100 _ Notes 10918 144th Ave SE 0 City of Re1Iton ® Finance & IT Division November 18, 2014 Project No. 14103 CITY OF RENTON PROJECT NARRATIVE PRELIMINARY PLAT OF MAERTINS RANCH The project is a proposed single-family residential development of 4.079 acres, known as Tax Parcel 0323059021 into 13 single-family residential lots. The property is located at 1508 Ilwaco Avenue NE in the City of Renton, Washington. All existing improvements on Tax Parcel 0323059021 will be demolished or removed during plat construction. Project Contact Information: Developer: Engineer/Surveyor: Land Use Permits Required: -Preliminary Plat Approval -Final Plat Approval -Environmental Review Zoning and Density: PNW Holdings LLC 9675 SE 361 h Street, Suite 105 Mercer Island, WA 98040 (206) 588-1147 D. R. STRONG Consulting Engineers Inc. 620 ylh Avenue Kirkland, WA 98033 (425) 827-3063 Maher A. Joudi, P.E. -Grading Permit -Building Permit The property and adjacent properties are zoned R-4. Current use of Site and existing improvements: The Parcel is currently developed with one single-family residence, a garage, a barn and associated gravel driveways. All existing improvements on Tax Parcel 0323059021 shall be removed. All existing vegetation and trees shall be removed with the exception of 34 trees. l Page 2 of3 Special Site features: None Soil Type and Drainage Conditions: Per the King County Soil Survey, onsite soil consists of AgC, Alderwood gravelly sandy loam with slopes ranging from 8-15%. Site runoff travels to the northeast and discharges into existing conveyance systems. Proposed Use of Property: The Project is the subdivision of one existing parcels zoned R4 (4.079 ac. total) into 13 single-family residential lots, per the City of Renton's subdivision process. This will result in a net density of 4.32 dwelling units per acre. Lot square footages range from 8,050 to 10,985 s.f., with no lot sizes below the minimum 8,000 s.f. threshold set by the City. Access, Traffic, and Circulation: The Project will locate its access road as depicted on the attached plan. Access to the subdivision will be from NE 15th Street. Proposed Site Improvements: Half street improvements on NE 161h Street will provide 11.5 to 15.5 feet of pavement width from centerline of right of way to face of curb (27.5' total pavement width west of intersection of proposed road and NE 16th Street and 37' total pavement width east of the intersection) and will install curb, gutter, 5 foot sidewalk and 8 foot planter strip on the south side of NE 15th Street as per City requirements; this will require a 25-foot right of way dedication. An existing water main in NE 16th Street will be tapped to serve the proposed development. Sanitary Sewer will be extended from the north from an existing sanitary sewer manhole in NE 16th Street. One detention vault is proposed within Tract "A" to serve the subdivision. The Project will meet the drainage requirements of the 2009 King County Surface Water Design Manual (Manual), as adopted by the City. The project will locate a job shack on the site as prescribed by the contractor during construction. Model homes will be built, however, the lots on which these homes will be built has not been determined at this time. Cut Materials: Approximately 7,614 c.y. of cut and 8,418 c.y. of fill is computed for the Project. The net fill volume is approximately 804 c.y. Tree Inventory: Thirty-four of the existing 159 significant trees on site will be retained onsite. Additional trees will be planted to meet the City's tree retention requirements. Counted in the 34 trees to be retained are four trees localed within the proposed right-of-way, on the west side of the road across from Lot 7. Proposed road improvements have been slightly modified to accommodate their retention. See tree retention spreadsheet. • Page 3 of3 Estimated Construction Cost & Proposed Market Value: The approximate construction cost is typical of a subdivision of this size and nature totaling approximately $1,537,184.98. The estimated fair market value of the proposed project is approximately $3,262,934.98. PLAT NAME RESERVATION CERTIFICATE TO: JUSTIN LAGERS 9675 SE 36TH ST STE 105 MERCER ISLAND, WA98040 PLAT RESERVATION EFFECTIVE DATE: November 5, 2014 The plat name, MAERTINS RANCH has been reserved for future use by PNW HOLDINGS LLC. I certify that I have checked the records of previously issued and reserved plat names. The requested name has not been previously used in King County nor is it currently reserved by any party. This reservation will expire November 5, 2015, one year from today. It may be renewed one year at a time. If the plat has not been recorded or the reservation renewed by the above date it will be deleted. ,>' ' ' • Maertins Ranch Construction Mitigation Description The following narrative Is provided to describe tM proposed construction mitigation measures the Developer and general contractor for Maertins Ranch will implement during the duration of the site development and Infrastructure period as well as during building construction. Proposed Construct/on Dates (Site World: June 2015-0ctaber 2015 The Developer anticipates on beginning clearing and site development work in the early summer of 2015 depending on the timing of approvals. The Developer anticipates a 120 day schedule to finalize all grading, storm, sewer, water and first lift of asphalt on the site. Frontage improvements along NE 16,. Street will be a priority to minimize the Impacts on the circulation and traffic flows in the area, along with construction of the storm water vault. The goal will be to have the site completely stabilized by October 1st, 2015 before the wet season. Proposed Construct/on Dates fBulldinq Construction/: August 20U-May 2013 The Developer plans on beginning construction of a model home In December of 2015 and anticipates starting three homes per month thereafter wlth an average construction tlmellne of five months to complete. Hours & pop of Operation Normal site hours of operation will be In compliance with the allowable working hours in the City of Renton which are as follows: For the remodel or addition to a single-family residence, permitted work hours in or within 300 feet of resident/al areas are 7:00 o.m. -l0:00 p.m. Monday through Friday, ond 9:00 o.m. -10:00 p.m. Soturdoy and Sunday. For new single-family residences and non-resident/al construction, the permitted work hours are 7:00 o.m. -8:00 p.m. Monday through Friday, 9:00 a.m. -8:00 p.m. Saturday, and no work shall be permitted on Sunday. Maertins Ranch Construction Mitigation Description Proposed Hauling I Transportation Routes The Maertins Ranch site is located at the intersection of NE 15th Street. The contractor anticipates utilizing one haul route to and from SR-900 (See the attached map for location). Heading east on NE 16th Street to Lyons Place NE, East on NE 17"' Street to Either north on NE 16th To 1-405, heading south on 108"' Ave to 148th Ave SE (Nile Avenue), then either north/ south/ east/ west depending on type of material Import/ export. Measures ta Minimize Impacts The Developer and Contractor will make every effort to minimize the impacts from this project on the surrounding neighbors, the environment and the traffic circulation for the Immediate area. Contractor and Developer contact information will be clearly posted at the site and the job trailer to Insure communication and immediate responses to any questions or inquiries from the community. Dust/Mud/Erosion Impacts-The contractor will Implement and maintain the TESC measures approved for the Maertlns Ranch Project at all times. Measures such as water trucks, street sweepers and maintaining perimeter erosion fencing help to mitigate Impacts. In addition, regular inspections by the Oty of Renton and the projects certified erosion control and sediment lead (Earth Solutions Northwest) as well regular meetings between the Developer and Contractor will insure compliance. Traffic I Transportation Impacts • The Developer and Contractor will secure all necessary Right-of-way use permits Including providing traffic control measures to minimize the impact of the frontage improvements associated with the project. Haul routes and hours will be adhered to and the Developer is attempting to minimize the amount of Import/ export needed on the project through careful design of the site finish grades. Utilizing the on-site material and repurposing wood chips and top soil from the clearing activities minimize the need for ongoing truck and trailer loads. Sample traffic control plans are attached. Noise -The contractor will comply with the allowable working hours in the City of Renton (see above) to minimize the impact to neighbors during the site construction and building construction. ; i i Renton I • • • Ill J I • I • ,~, 8 a I II i I .z= • .. 0 ~ • i 11 C: i 11 , ttl 8 0::: I • I U) i I I I C: • I i I J 't::: I I 13 s Q) 11 • I i ., ttl 11 I. I 11• I ~ • I •• I! !I I ( I 'I~ I f1 •I I I I; I;. • 1~ Cl i ~ ••• • . I I I ' ' 15 ~ ' Ii I • .. ~! • I • !I 1· .. !I i I • 1· I • :::, 0 :i: I i: • • 8 f I I • •• -I I .. i I 8 I • en ~I C • •• I .z= 2 - 11 co • • ..... w z .. 8 • • ~ •• I 2 I 1 I I I I I I 2. ~ ii I • I 1 I J 80 I ii I ~ ~!! R •• .s= •• I 11 I (.) ' I I C: i iP. u u !11 b I I • II x .,., 111 i ~ I,. In I <I> I I ! II HI ! ~ 11 •I! I (I ., ... ., "' •• 1 ~I· 11 f! -,. • i Ir' • • 0 . . ! i ~ffi U I • • • • ~~ I 11,.,;,;.;,;;iicjjMdiNi---------~--I"" I! -iii ui ~ z 0 =· l I M-----1..--' November 18, 2014 Project No. 14103 CITY OF RENTON SCHOOL WALKWAY ANALYSIS PRELIMINARY PLAT OF MAERTINS RANCH The project is a proposed single-family residential development of 4.079 acres, known as Tax Parcel 0323059021into 13 single-family residential lots. The property is located at 1508 Ilwaco Avenue NE in the City of Renton, Washington. Project Contact Information: Developer: Engineer/Surveyor: Overview: PNW Holdings LLC 9675 SE 36 1h Street, Suite 105 Mercer Island, WA 98040 (206) 588-1147 D. R. STRONG Consulting Engineers Inc. 620 7th Avenue Kirkland, WA 98033 (425) 827-3063 Maher A. Joudi, P.E. The proposed subdivision is within Issaquah School District #411 and the following are the public schools of residence for students within this subdivision: Newcastle Elementary -8400 1361h Avenue SE Newcastle, WA 98059 Maywood Middle -14490 1681h Avenue SE, Renton, WA 98059 Liberty High -16655 SE 1361h, Renton, WA 98059 Bus service is provided to all three of these schools. Students living in the new subdivision will catch the bus at the intersection of 1481 h Avenue SE and NE 1?1h Street. This bus stop is approximately 0.20 miles east of the new subdivision. Students will have to walk northwest along the existing sidewalk in Ilwaco Avenue NE and cross the intersection of Ilwaco Avenue NE and NE 161h Street to the sidewalk along the north side of NE 161h Street. Students will walk east along this street and north up Lyons Place NE. Then they will have to cross to the north side of NE 1 ylh Street and continue east along this street until they reach 1481h Avenue SE. R: \2014\J I J 410313\Documents\Reports\Preliminary\School Walkway Analysis 14 J 03.doc 1. 2. DENSITY WORKSHEET City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 Gross area of property: 1 . 177,683 Deductions: Certain areas are excluded from density calculations. These include: Public streets** 46 627 square feet Private access easements** square feet Critical Areas* square feet Total excluded area: 2. 46 627 3. Subtract line 2 from line 1 for net area: 3. 134 056 square feet square feet square feet 4. Divide line 3 by 43,560 for net acreage: 4. 3.oog acres 5. Number of dwelling units or lots planned: 5. 13 units/lots 6. Divide line 5 by line 4 for net density: 6. 4.32 -dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. R:\PW\DEVSERV\Fonns\Planning\density.doc Last updated: 11/08/2004 I City of Renton TREE RETENTION WORKSHEET 1. Total number of trees over 6" in diameter1 on project site: 1. 159 trees 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dead, diseased or dangerous2 8 trees Trees in proposed public streets 32 trees Trees in proposed private access easements/tracts O trees Trees in critical areas3 and buffers O trees Total number of excluded trees: 3. Subtract line 2 from line 1: 2. 3. 40 trees 119 trees 4. Next, to determine the number of trees that must be retained 4 , multiply line 3 by: 0.3 in zones RC, R-1, R-4, or R-8 0.1 in all other residential zones 0.05 in all commercial and industrial zones 4. 36 trees 5. List the number of 6" or larger trees that you are proposing 5 to retain 4 : 6. Subtract line 5 from line 4 for trees to be replaced: (lf line 6 is less than zero, stop here. No replacement trees are required). 5. 34 trees 6. 2 trees 7. Multiply line 6 by 12" for number of required replacement inches: 7. 24 8. Proposed size of trees to meet additional planting requirement: (Minimum 2" caliper trees required) 8. 2. 5 9. Divide line 7 by line 8 for number of replacement trees 6 : (if remainder is .5 or greater, round up to the next whole number) inches inches per tree 9. _ _,,9.,_,. 6._ __ trees 1 · Measured at chest height. 2 · Dead, diseased or dangerous trees must be certified as such by a forester, registered landscape architect, or certified arborist, and approved by the City. 3· Critical Areas, such as wetlands, streams, floodplains and protected slopes, are defined in Section 4-3-050 of the Renton Municipal Code (RMC). 4 · Count only those trees to be retained outside of critical areas and buffers. 5· The City may require modification of the tree retention plan to ensure retention of the rr:iax:imum number of trees per RMC 4-4-130H7a a. Inches of street trees, inches of trees added to critical areas/buffers, and inches of trees retained on site that are less than 6" but are greater than 2" can be used to meet the tree replacement requirement. R:120 14\ l \ 141 03\J\Documents\ Worksheets\ TrccRetcntion Worksheet I 4103 .doc 12/08 DRS Project No. 14103 CITY OF RENTON ENVIRONMENTAL CHECKLIST PRELIMINARY PLAT OF MAERTINS RANCH PURPOSE OF CHECKLIST: Governmental agencies use this checklist to help determine whether the environmental impacts of your proposal are significant. This information is also helpful to determine if available avoidance, minimization or compensatory mitigation measures will address the probable significant impacts or if an environmental impact statement will be prepared to further analyze the proposal. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Please answer each question accurately and carefully, to the best of your knowledge. You may need to consult with an agency specialist or private consultant for some questions. You may use "not applicable" or "does not apply" only when you can explain why it does not apply and not when the answer is unknown. You may also attach or incorporate by reference additional studies reports. Complete and accurate answers to these questions often avoid delays with the SEPA process as well as later in the decision-making process. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. © 2014 0. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 1 of 24 Maertins Ranch Preliminary Plat City of Renton, Washington A. BACKGROUND 1 . Name of proposed project, if applicable: Maertins Ranch 2. Name of applicant: PNW Holdings LLC 3. Address and phone number of applicant and contact person: Applicant: Justin Lagers 9675 SE 36 1h Street, Suite 105 Mercer Island, Washington 98040 (206) 588-1147 Contact Person: Maher A. Joudi, P.E. D. R. STRONG Consulting Engineers Inc. 620 7th Ave Kirkland, WA 98033 425 827-3063 4. Date checklist prepared: November 19, 2014 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): Construction will start upon the receipt of all required building and construction permits. This is estimated to occur in the spring of 2015. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this Proposal? If yes, explain. Construct 13 single-family residences. © 2014 D.R. STRONG Consulting Engineers Inc. SEPA Checklist Page 2 of 24 Maertins Ranch Preliminary Plat City of Renton Washington 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this Proposal. Arborist Report: GreenForest, Inc. Geotechnical Report: Earth Solutions NW, LLC Traffic Impact Analysis: Traffex Critical Areas Report: Sewall Wetland Consulting, Inc. Level One Downstream Analysis: D. R. STRONG Consulting Engineers Inc. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your Proposal? If yes, explain. None to our knowledge. 10. List any government approvals or permits that will be needed for your proposal, if known. SEPA Determination Preliminary Subdivision Approval Grading Permit Final Subdivision Approval Building Permit Other Customary Construction Related Permits General Construction Stormwater Permit 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.). Subdivide approximately 4.079 acres into 13 single-family lots with a proposed net density of 4.32 du per acre. Access to the subdivision will be from NE 161h Street. © 2014 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 3 of 24 City of Renton City of Renton City of Renton City of Renton City of Renton City of Renton Department of Ecology Maertins Ranch Preliminary Plat City of Renton Washington 12. Location of the Proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a Proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The Project is located in the SE 11. of Section 3, Township 23 North, Range 5 East. The Site is located at 1508 Ilwaco Avenue NE Renton, Washington. © 2014 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 4 of 24 Maertins Ranch Preliminary Plat City of Renton Washington B. ENVIRONMENTAL ELEMENTS 1. EARTH a. one. Flat moun ainous o er. In general, the majority of the property has slopes that range between 5 to 18%. Generally, the land slopes from the southwest corners of the site to the northeast. b. What is the steepest slope on the site (approximate percent slope)? The northeast corner of the Site has slopes that range between 10 to 18%. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any agricultural land of long-term commercial significance and whether the proposal results in removing any of these soils. The soils on the Site are mapped in the Soil Survey of King County, Washington, prepared by the U.S. Department of Agriculture, Soil Conservation Service and has classified the Site as Alderwood Series, slopes 8-15% (AgC), gravelly sandy loam. Additionally, see attached Geotechnical Report dated October 29, 2014. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. None to our knowledge. © 2014 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 5 of 24 Maertins Ranch Preliminary Plat City of Renton Washington e. Describe the purpose, type, total area and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. The purpose of the site grading will be to construct the subdivision roads, utilities and homes. Approximately 7,614 c.y. of cut and 8,418 c.y. of fill is computed for the Project. The net volume is approximately 804 c.y. of import. Select fill material will be imported as well as the possibility of exporting unwanted soils. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. There could be a short-term increase in the potential for on-site erosion where soils are exposed during site preparation and construction; however, the Project will comply with all applicable erosion control measures, short term and long term. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 56.87% of the Site will be covered by impervious surfaces. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: A temporary erosion control plan will be implemented at the appropriate time. Erosion control measures may include the following: hay bales, siltation fences, temporary siltation ponds, controlled surface grading, stabilized construction entrance, and other measures which may be used © 2014 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 6 of 24 Maertins Ranch Preliminary Plat City of Renton Washington 2. AIR in accordance with requirements of the City of Renton. a. What types of em1ss1ons to the air would result from the proposal during construction, operation, and maintenance when the project is completed: If any, generally describe and give approximate quantities if known. Short-term emissions will be those associated with construction and site development activities. These will include dust and emissions from construction equipment. Long-term impacts will result from increased vehicle traffic. b. Are there any off-site sources of emissions or odor that may affect your Proposal? If so, generally describe. Off-site sources of emissions or odors are those that are typical of residential neighborhoods. These will include automobile emissions from traffic on adjacent roadways and fireplace emissions from nearby homes. c. Proposed measures to reduce or control emissions or other impacts to air, if any. The Washington Clean Air Act requires the use of all known, available, and reasonable means of controlling air pollution, including dust. Construction impacts will not be significant and could be controlled by measures such as washing truck wheels before exiting the site and maintaining gravel construction entrances. In addition, dirt-driving surfaces will be watered during extended dry periods to control dust. © 2014 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 7 of 24 Maertins Ranch Preliminary Plat City of Renton Washington 3. WATER a. Surface water. 1. Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. None to our knowledge. ii. Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. Not to our knowledge. iii. Estimate the amount of fill and dredge material that would be placed in or removed from sur- face water or wetlands and indicate :the area of the site that would be affected. Indicate the source of fill material. None iv. Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No, there will be no surface water withdrawals or diversions. v. Does the Proposal lie within a 100-year floodplain? If so, note location on the site plan. Not to our knowledge. ©2014 0. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 8 of 24 Maertins Ranch Preliminary Plat City of Renton Washington vi. Does the Proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No, a public sanitary sewer system will be installed to serve the residential units. There will be no discharge of waste materials to surface waters. b. Groundwater. i. Will groundwater be withdrawn, from a well for drinking water or other purposes? If so, give a general description of the well, proposed used and approximate quantities withdrawn from the well. Will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known. No groundwater will be withdrawn. Public water mains will be installed to serve the development. No water will be discharged to the groundwater. 11. Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemi- cals; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of an- imals or humans the system(s) are expected to serve. No waste material is proposed to be discharged into the ground. © 2014 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 9 of 24 Maertins Ranch Preliminary Plat City of Renton Washington The Site will be served by public sanitary sewers and a public water system. c. Water Runoff (including storm water). i. Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quanti- ties, if known). Where will this water flow? Will this water flow into other waters? If so, describe. See attached Level One Downstream Analysis Report. ii. Could waste materials enter ground or surface waters? If so, generally describe. The proposed stormwater system will be designed to minimize or eliminate entry of waste materials or pollutants to ground water resources and/or surface waters. Oils, grease, and other pollutants from the addition of paved areas could potentially enter the groundwater or downstream surface water runoff. iii. Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. The proposal does not alter the drainage patterns of the vicinity of the Site. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any. A City approved storm drainage system will be designed and © 2014 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 1 O of 24 Maertins Ranch Preliminary Plat City of Renton Washington implemented in order to mitigate any adverse impacts from storm water runoff. Temporary and permanent drainage facilities will be used to control quality and quantity of surface runoff during construction and after development. 4. PLANTS a. Check the types of vegetation found on the site: x deciduous tree: alder, maple, aspen, other: sweetgum -2L evergreen tree: fir, cedar, spruce, pine, other: madrone, hemlock -2L shrubs x grass (orchard grass) _x_ pasture crop or grain orchards, vineyards or other permanent crops. wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other: water plants: water lily, eelgrass, milfoil, other: other types of vegetation b. What kind and amount of vegetation will be removed or altered? Vegetation within the development area will be removed at the time of development. Landscaping will be installed in accordance with the provisions of the City of Renton Zoning Code. c. List threatened or endangered species known to be on or near the site. None known or documented within the project area. © 2014 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 11 of 24 Maertins Ranch Preliminary Plat City of Renton Washington d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any. None proposed at this time. e. List all noxious weeds and invasive species known to be on or near the site. None to our knowledge. 5. ANIMALS a. List any birds and other animals which have been observed on or near the site or are known to be on or near the site. Examples include: birds: hawk, heron, eagle, songbirds, other: crows mammals: deer, bear, elk, beaver, other: small rodents, raccoon, horses fish: bass, salmon, trout, herring, shellfish other:_ None to our knowledge. b. List any threatened or endangered species known to be on or near the site. None to our knowledge. c. Is the site part of a migration route? If so, explain. Western King County as well as the rest of Western Washington, is in the migration path of a wide variety of non-tropical songbirds, and waterfowl, including many species of geese. d. Proposed measures to preserve or enhance wildlife, if any. None proposed. e. List any invasive animal species known to be on or near the site. None to our knowledge. ©2014 0. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 12 of 24 Maertins Ranch Preliminary Plat City of Renton Washington 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electricity and/or natural gas will serve as the primary energy source for residential heating and cooking within the development. Any wood stoves incorporated into the new residential units will comply with all local and State regulations. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this Proposal? List other proposed measures to reduce or control energy impacts, if any. The required measures of the Washington State Energy Code and the Uniform Building Code will be incorporated in the construction of the residential units. Energy conservation fixtures and materials are encouraged in all new construction. 7. ENVIRONMENTAL HEAL TH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste that could occur as a result of this proposal? If so, describe. There are no known on-site environmental health hazards known to exist today and none will be © 2014 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 13 of 24 Maertins Ranch Preliminary Plat City of Renton Washington generated as a direct result of this proposal. i. Describe any known or possible contamination at the site from present or past uses. None to our knowledge. ii. Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. None to our knowledge. 111. Describe any toxic or hazardous chemicals that might be stored, used or produced during the project's development or construction, or at any time during the operating life of the project. None will be stored, used or produced during the life of the project. 1v. Describe special emergency services that might be required. No special emergency services will be required. v. Proposed measures to reduce or control environmental health hazards, if any: None proposed © 2014 D. R STRONG Consulting Engineers Inc. SEPA Checklist Page 14 of 24 Maertins Ranch Preliminary Plat City of Renton Washington b. Noise i. What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? The primary source of off-site noise in the area originates from vehicular traffic present on adjacent streets. 11. What types and levels of noise would be created by or as- sociated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short-term impacts will result from the use of construction equipment during site develop- ment and residential construction. Construction will occur during the daylight hours, and in compliance with all noise ordinances. Construction noise is generated by heavy equipment, hand tools and the transporting of construction materials and equipment. Long-term impacts will be those associated with the increased use of the property by homeowners. 111. Proposed measures to reduce or control noise impacts, if any. Construction will be performed during normal daylight hours. Construction equipment will be equipped with noise mufflers. © 2014 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 15 of 24 Maertins Ranch Preliminary Plat City of Renton Washington 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe. There is one single-family home, out buildings and associated gravel driveways on the site. The current use of adjacent properties is listed as follows: North: South: East: West: Single Family Residential Single Family Residential Single Family Residential Single Family Residential The proposal will not affect current land uses on nearby or adjacent properties. b. Has the project site been used as working farmlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result of proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or non-forest use? Not to our knowledge. i. Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how: Not to our knowledge. c. Describe any structures on the site. There is one single-family home, a detached garage, a barn and © 2014 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 16 of 24 Maertins Ranch Preliminary Plat City of Renton Washington associated gravel driveways on the Site. d. Will any structures be demolished? If so, what? Yes, all existing structures (single- family home, driveway, garage, and barn) will be demolished. e. What is the current zoning classification of the site? The current zoning classification is Residential, R-4. f. What is the current comprehensive plan designation of the site? Residential Single Family (RSF) g. If applicable, what is the current shoreline master program designation of the site? N/A h. Has any part of the site been classified as a critical area by the City or County? If so specify. Not to our knowledge. i. Approximately how many people would reside or work in the completed project? Approximately 30 individuals will reside in the completed residential development (13 units x 2.3 persons per household = 29.9 individuals). j. Approximately how many people would the completed project displace? Approximately 2 people will be displaced (1 unit x 2.3 persons per household = 2.3 individuals). k. Proposed measures to avoid or reduce displacement impacts, if any. None at this time. © 2014 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 17 of 24 Maertins Ranch Preliminary Plat City of Renton Washington I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any. The proposed development is compatible with the prescribed land use codes and designations for this site. Per the City Zoning Code, the development is consistent with the density requirements and land use of this property. m. Proposed measures to ensure the proposal is compatible with nearby agricultural and forest lands of long-term commercial significance, if any: None proposed. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. The completed project will provide 13 detached single-family residential homes. Homes will be priced with a market orientation to the middle to high-income level homebuyer. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. One middle-income home will be eliminated. c. Proposed measures to reduce or control housing impacts, if any. None. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The maximum building height will conform to City of Renton Standards. © 2014 D.R. STRONG Consulting Engineers Inc. SEPA Checklist Page 18 of 24 Maertins Ranch Preliminary Plat City of Renton Washington b. What views in the immediate vicinity would be altered or obstructed? Views in the vicinity are not likely to be enhanced, extended or obstructed by development of this project. c. Proposed measures to reduce or control aesthetic impacts, if any? The location of the buildings adheres to or exceeds the minimum setback requirements of the zoning district. The landscaping will be installed at the completion of building and paving construction. A Homeowners Association will maintain the landscaping and common elements. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Light and glare will be produced from building lighting. Light will also be produced from vehicles using the site. The light and glare will occur primarily in the evening and before dawn. b. Could light or glare from the finished project be a safety hazard or interfere with views? Light and glare from the project will not cause hazards or interfere with views. c. What existing off-site sources of light or glare may affect your proposal? The primary off-site source of light and glare will be from vehicles traveling along the area roadways. Also, the adjacent residential uses and streetlights may create light and glare. © 2014 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 19 of 24 Maertins Ranch Preliminary Plat City of Renton Washington d. Proposed measures to reduce or control light and glare impacts, if any. Street lighting will be installed in a manner that directs the light downward. The proposed perimeter landscaping will create a partial visual buffer between the proposed units and the surrounding neighborhood areas. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? May Valley Park (Approximately 0.25 miles southeast from the Site). Hazen High School (Approximately 0.5 miles southwest from the Site) b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any. Park mitigation fees will be paid to the City of Renton. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any buildings, structures, or sites, located on or near the site that are over 45 years old listed in or eligible for listing in national, state, or local preservation registers located on or near the site? If so, specifically describe. Not to our knowledge. b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This may include human burials or old cemeteries. Is there any © 2014 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 20 of 24 Maertins Ranch Preliminary Plat City of Renton Washington material evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources None to our knowledge. c. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the department of archeology and historic preservation, archaeological surveys, historic maps, GIS data, etc. There are no known impacts. If an archeological site is found during the course of construction, the State Historic Preservation Officer will be notified. d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. No measures are anticipated. If an archeological site is found during the course of construction, the State Historic Preservation Officer will be notified. 14. TRANSPORTATION a. Identify public streets and highways serving the site or affected geographic area and describe proposed access to the existing street system. Show on site plans, if any. Access to the proposed project will be from NE 161h Street. b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If not, what is the © 2014 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 21 of 24 Maertins Ranch Preliminary Plat City of Renton Washington approximate distance to the nearest transit stop? The nearest public transit stop is approximately 0.2 miles west of the Site at the intersection of Duvall Ave NE and NE Sunset Blvd. b. How many additional parking spaces would the completed project or non- project proposal have? How many would the project or proposal eliminate? The completed project will have garage and driveway parking spaces. Each home will have a minimum of two-parking spaces. The project will eliminate those associated with the existing residence that is to be demolished. d. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle or state transportation facilities, not including driveways? If so, generally describe (indicate whether public or private). NE 161h Street will be improved per City of Renton road standards. A new public subdivision road will serve the development with a turnaround at the south end and will provide a stub to the south. e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project or proposal? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and non- passenger vehicles). What data or © 2014 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 22 of 24 Maertins Ranch Preliminary Plat City of Renton Washington transportation models were used to make these estimates? 124 average daily weekday trips; 10 AM Peak Hour trips; 13 PM Peak Hour trips; Peak hours will generally be 7 AM -9 AM and 4 PM -6 PM. No commercial or non-passenger vehicle trips are anticipated as this is a residential subdivision. The ITE Land Use Code 210 was utilized. See Traffic Impact Analysis for detail. g. Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe. No. h. Proposed measures to reduce or control transportation impacts, if any: None. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. Yes, the proposal will result in an increase for those services typical of a residential development of this size and nature. The need for public services such as fire and police protection will be typical for a residential development of the size. School age children generated by this development will attend schools in Issaquah #411 School District. b. Proposed measures to reduce or control direct impacts on public services, if any. © 2014 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 23 of 24 Maertins Ranch Preliminary Plat City of Renton Washington In addition to payment of annual property taxes by homeowners, the proponent will mitigate the direct impacts of the proposal through the City's traffic and school mitigation programs, if required. 16. UTILITIES a. b. C. SIGNATURE Circle utilities currently available at the site: Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electricity: Puget Sound Energy Natural Gas: Puget Sound Energy Water: Water District 90 Sewer: City of Renton Telephone: Century Link The above answers are true and complete to the best of my knowledge. I understand the lead agency is relying on them to make it~ecision. . ,/~ Proponent Signature: ---11--1\L--+------------ Name of Signee (printed): __ L-=-=a,.,_h"'e"--r.,_A,.,_. _,,J""'o,,,_ud""i'.L..!...P-".E=-·~---- Position and Agency/Organization: Principal, Sr. Vice PresidenU DR Strong Consulting Engineers ___,_,,Afi.._.n'i!'--'-[~1 __ . 2014. ' Date submitted: © 2014 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 24 of 24 Maertins Ranch Preliminary Plat City of Renton Washington Greenforestlncorporated Consulting November 12, 2014 Justin Lagers PNW Holdings, LLC 9675 SE 36th Street, Suite 105 Mercer Island, WA 98040 RE: Arborist Report for Maertins Ranch 1508 Ilwaco Ave NE, Renton WA 98059 Dear Mr. Lagers: Arborist This letter is my report of the significant trees at the above referenced site. I received a Topographic Survey prepared by DR Strong Consulting Engineers showing the location of the surveyed significant trees on site. My assignment is to inspect the trees and assess their condition. I visited the site 11/4/2014 and inspected the significant trees. The site has a slight northeastern aspect with a single-family residence and detached garage at the south end of the parcel. Much of the site is horse pasture, and includes a barn. Native trees border the east perimeter, and also stand as single trees or small groves throughout the site. I initially inspected a total of 208 trees, which includes trees in the rights-of-way and on the adjoining parcels. Douglas-fir trees dominate the site in size and quantity. They are in fair to excellent shape, and most have asymmetric canopies from space competition with adjacent trees. All the Pacific madrones are diseased, which is typical for this species in this region. And they, more so than the firs, have lopsided canopies for the same reason. Other species on site include Western hemlock, Incense cedar, Western red-cedar, Sweetgum and Red alder. This report inventories total of 122 healthy significant trees on the site. Trees that are off site, too small, within a R-0-W, or are either dead, dying or diseased are not included. Thirty-four (34) of the healthy trees are proposed for retention. TREE INSPECTION 4547 South Lucile Street, Seattle, WA 98118 Tel. 206-723-0656 Justin Lagers, PNW Holdings, LLC RE: Arborist Report for Maertins Ranch 11/12/14 Page 2 of 13 I visually inspected each tree from the ground and assessed both tree health and structure. A tree's structure is distinct from its health. This inspection identifies what is visible with both. Structure is the way the tree is put together or constructed, and identifying obvious defects can be helpful in determining if a tree is predisposed to failure. Health addresses disease and insect infestation. Trees rated a '1' for condition are healthy and vital, and have no visible defects or diseases. Trees rated a '2' for condition are healthy trees and have minor defects that, if retained within a grove or stand of trees, will not affect their usefulness as a landscape tree once development is complete. Non-healthy trees are rated a '3' for condition, and are either dead, dying or diseased trees, and/or are defective and have significant defects that make them high risk trees, being predisposed to failure, or are not likely to continue to grow and thrive once the site is developed. No invasive procedures are performed on any trees. The results of this inspection are based on what is visible at the time of the inspection. The attached table provides the following information for each tree: Tree Status Indicates if tree is Offsite, within a ROW, DOD (either dead, diseased, dying or defective and hazardous), Removed (healthy and removed), or Retained (healthy and retained). Tree number Shown on the attached plan. Tree Species Common name. DBH Stem diameter in inches measured 4.5 feet from the ground. Dripline Average canopy radius measured in feet. Comments Obvious minor structural defects visible at time of inspection, which includes: Asymmetric canopy-the tree has an asymmetric canopy from space and light competition from adjacent trees. Dogleg in trunk-trunk with bow or bend in trunk. Double leader -the tree has multiple stem attachments, which may require maintenance or monitoring over time. Included bark-Bark inclusion at attachment of multiple leaders and is preventing a wood-to-wood attachment Lean -Angle of the trunk leans away from vertical. Resin Flow -oozing resin on lower trunk. Suppressed Canopy-tree crowded by larger adjacent trees; with defective structure and/or low vigor. Retain tree only as a grove tree, not stand- alone. Greenforest @ Registered Consulting Arborist Justin Lagers, PNW Holdings, LLC RE: Arborist Report for Maertins Ranch 11/12/14 Page 3 of 13 LIMITS OF DISTURBANCE FOR RETAINED TREES Limits of disturbance (LOD) are established for the 34 retained trees. These limits define the distance from the center of the tree where soil can be disturbed or filled without jeopardizing the health or the stability of the tree, on one side of the tree. [Canopy extension or dripline is frequently used to define a tree protection zone for retained trees. But branch extinction is an inaccurate predictor of root extension. Trees growing in a grove or a tight formation have considerably wider or longer driplines because of competition for space and light than compared to the same size and species of tree standing alone. Trunk diameter is a far better measure of root extension, and is consistent with ISA BMPs 1 for developing tree protection zones.] The LOD for the retained trees are established using the size of the trunk {DBH), diameter of the rootplate, and the current condition of the tree.2-3 .4 These LOD are established with the assumption that any soil disturbance, either cut or fill, will occur on one side of the tree only. And that the area within the DL of the remaining half of the tree's circumference will be protected and undisturbed. The disturbance proposed for the retained trees is fill of soil on no more than half of the circumference of the tree. No excavation or soil cuts are proposed near any retained trees. It is my opinion that providing protection for the roots of these trees at these minimum distances, and limiting the disturbance to soil fill on only one side of the tree, is sufficient to protect both tree health and stability. TREE PROTECTION ZONES Tree protection zones for the retained trees should be equal to the tree's DL for one-half the tree's circumference, and the LOD for up to one-half the tree's circumference. When shown on a plan, they will not be a symmetric circle. They will, however, be an area of sufficient size to adequately protect roots and soil, and preserve tree health and vitality. The following table lists the 34 retained trees and defines the tree protection zone {TPZ) for each tree. The TPZ for each tree is either an established LOD, which is listed as radius in feet, or the tree's DL. For most trees, the TPZ will be limited by the property line (PL). 1 Companion publication to the ANSI A300 part 5: (Management of Trees and Shrubs During Site Planning, Site Development, and Construction). 2008. ISA. 2 E. Thomas Smiley, Ph. D. Assessing the Failure Potential of Tree Roots, Shade Tree Technical Report. Bartlett Tree Research Laboratories. 3 Fite, Kelby and E. Thomas Smiley. 2009. Managing Trees During construction; Part Two. Arborist News. ISA. 4 Coder, Kim D. 2005. Tree Bio mechanics Series. University of Georgia School of Forest Resources. Greenforest @ Registered Consulting Arborist Justin Lagers, PNW Holdings, LLC RE: Arborist Report for Maertins Ranch 11/12/14 Page 4 of 13 Tree Protection Zones for Retained Trees. Tree No. DBH Species 5079 10" Douglas-fir 5080 12 Douglas-fir 5081 8 Douglas-fir 5082 12 Douglas-fir 5083 10 Douglas-fir 5100 30 Douglas-fir 5191 8 Douglas-fir 5192 10 Douglas-fir 5194 10 Douglas-fir 5569 10 Douglas-fir 5570 10 Douglas-fir S571 12 Douglas-fir SS72 16 Douglas-fir SS73 8 Douglas-fir 5574 12 Douglas-fir 5575 10 Douglas-fir 5576 12 Douglas-fir 5577 8 Douglas-fir 5578 10 Douglas-fir 5581 38 Western red-cedar 5583 14 Western red-cedar 5615 8 Douglas-fir 5672 10 Western red-cedar 5672a 7 Western red-cedar 5673 8 Western red-cedar 5674 12 Western red-cedar 5811 14 Douglas-fir 5812 10 Douglas-fir 5813 18 Douglas-fir 5814 8 Douglas-fir 5815 10 Douglas-fir 5816 10 Douglas-fir 6082 8 Madrone 6084 6 Douglas-fir TPZ DL N E s 8' 5' 5' DL 10 6 6 DL 6 4 4 DL 12 6 6 DL 12 5 5 DL 16 DL 15 DL 10 DL 4 DL 10 DL 5 DL 10 DL 5 DL 12 DL PL DL 6 DL PL DL 12 DL PL DL 14 DL PL DL 6 DL PL DL 14 DL PL DL 8 DL PL DL 10 DL PL DL 8 DL PL DL 12 DL PL DL 16 DL PL DL 10 DL PL DL 10 DL PL DL 10 DL 5 DL 10 DL 4 DL 10 DL 4 DL 10 DL 6 DL 16 DL PL DL 14 DL PL DL 16 DL PL DL 6 DL PL DL 14 DL PL DL 14 DL PL DL 7 DL PL DL 6 DL PL DL Greenforest @ Registered Consulting Arborist w DL DL DL DL DL PL PL PL PL 5' 5 6 8 4 6 5 6 4 5 19 7 4 PL PL PL PL 7 5 9 4 5 5 4 3 Justin Lagers, PNW Holdings, LLC RE: Arborist Report for Maertins Ranch 11/12/14 Page 5 of 13 ISA Certified Arborist # PN -0143A ASCA Registered Consulting Arborist' #379 ISA Tree Risk Assessment Qualified Digitally signed by Favero Greenforest Favero Greenforest DN: cn=Favero Greenforest, o, ou, email=greenforestinc@mindspring.com, c=US Date: 2014.11.12 15:57:26 -08'00' Attachments: 1. Assumptions & Limiting Conditions 2. Tree Inventory 3. Tree Retention Plan Greenforest @ Registered Consulting Arborist Justin Lagers, PNW Holdings, LLC RE: Arborist Report for Maertins Ranch 11/12/14 Page 6 of 13 Attachment No. 1-Assumptions & Limiting Conditions 1) A field examination of the site was made 11/4/2014. My observations and conclusions are as of that date. 2) Care has been taken to obtain all information from reliable sources. All data has been verified insofar as possible; however, the consultant/arborist can neither guarantee nor be responsible for the accuracy of information provided by others. 3) Ownership and use of consultant's documents, work product and deliverables shall pass to the Client only when ALL fees have been paid. 4) Unless stated other wise: 1) information contained in this report covers only those trees that were examined and reflects the condition of those trees at the time of inspection; and 2) the inspection is limited to visual examination of the subject trees without dissection, excavation, probing, or coring. There is no warranty or guarantee, expressed or implied that problems or deficiencies of the subject tree may not arise in the future. 5) I am not a surveyor, and every effort was made to match the trees on the survey with those in the field. 6} The consultant/appraiser shall not be required to give testimony or to attend court by reason of this report unless subsequent contractual arrangements are made. 7) Loss or alteration of any part of this report invalidates the entire report. 8} This report and any values/opinions expressed herein represent the opinion of the consultant/appraiser, and the consultant's/appraiser's fee is in no way contingent upon the reporting of a specified value, a stipulated result, the occurrence of a subsequent event, nor upon any finding to be reported. 9) Construction activities can impact trees in unpredictable ways. All retained trees should be inspected at the competition of construction, and regularly thereafter as part of ongoing maintenance. Greenforest @ Registered Consulting Arborist Justin Lagers, PNW Holdings, LLC RE: Arborist Report for Maertins Ranch 11/12/14 Page 7 of 13 Attachment No. 2 -Tree Inventory Tree Tree Status No. DBH Species Remove 1 10 Douglas-fir Remove 2 12 Douglas-fir Remove 3 7 Douglas-fir Remove 4 7 Douglas-fir ROW 5 6 Douglas-fir Remove 6 6 Douglas-fir Remove 7 7 Douglas-fir Remove 8 7 Douglas-fir Remove 9 6 Douglas-fir Remove 10 7 Douglas-fir Remove 11 6 Douglas-fir Remove 12 6 Douglas-fir Remove 13 7 Douglas-fir Remove 14 7 Douglas-fir Remove 15 7 Douglas-fir Of/site 5041 6" Ginkgo Offsite 5069 16 Douglas-fir Of/site 5070 14 Douglas-fir Offsite 5071 10 Douglas-fir Offsite 5072 10 Douglas-fir Offsite 5073 10 Douglas-fir Offsite 5074 26 Douglas-fir Retain 5079 10 Douglas-fir Retain 5080 12 Douglas-fir Retain 5081 8 Douglas-fir Retain 5082 12 Douglas-fir Retain 5083 10 Douglas-fir Remove 5084 16 Douglas-fir Remove 5085 16 Douglas-fir Remove 5086 12 Douglas-fir Remove 5088 16 Douglas-fir Remove 5098 22 Douglas-fir Remove 5099 54 Douglas-fir Retain 5100 30 Douglas-fir Remove 5108 30 Douglas-fir Remove 5109 24 Douglas-fir Greenforest DL Condition Notes 10 2 Asymmetric canopy 10 2 Asymmetric canopy 10 2 Asymmetric canopy 10 2 Asymmetric canopy 8 1 8 2 Asymmetric canopy 8 2 Asymmetric canopy 8 2 Asymmetric canopy 8 2 Asymmetric canopy 12 2 Asymmetric canopy 8 2 Asymmetric canopy 6 2 Asymmetric canopy 6 2 Asymmetric canopy 8 2 Asymmetric canopy 10 1 4' 1 12 2 Asymmetric canopy 12 2 Asymmetric canopy 12 2 Suppressed canopy 12 2 Suppressed canopy 12 2 Suppressed canopy 16 2 Asymmetric canopy 8 2 Asymmetric canopy 10 2 Asymmetric canopy 6 2 Suppressed canopy 12 2 Asymmetric canopy 12 2 Asymmetric canopy 12 2 Asymmetric canopy 14 2 Asymmetric canopy 14 2 Asymmetric canopy 14 2 Asymmetric canopy 16 2 Asymmetric canopy Double leader, included bark, resin 20 2 flow 16 1 18 2 Asymmetric canopy 16 2 Asymmetric canopy @ Registered Consulting Arborist Justin Lagers, PNW Holdings, LLC RE: Arborist Report for Maertins Ranch 11/12/14 Page 8 of 13 Tree Tree Status No. DBH Species Remove 5110 36 Douglas-fir Remove 5111 26 Douglas-fir Remove 5112 34 Douglas-fir Remove 5160 30 Douglas-fir DOD 5161 10 Douglas-fir Remove 5162 30 Douglas-fir Remove 5163 40 Douglas-fir Retain 5191 8 Douglas-fir Retain 5192 10 Douglas-fir Retain 5194 10 Douglas-fir ROW 5419 8 Douglas-fir ROW 5420 8 Douglas-fir ROW 5421 14 Douglas-fir Remove 5422 14 Douglas-fir Remove 5423 10 Douglas-fir ROW 5424 10 Douglas-fir ROW 5425 8 Douglas-fir ROW 5426 8 Douglas-fir ROW 5427 8 Douglas-fir ROW 5428 10 Douglas-fir Remove 5429 8 Douglas-fir Remove 5430 10 Douglas-fir Remove 5431 10 Douglas-fir Remove 5432 8 Douglas-fir Remove 5433 14 Douglas-fir Remove 5434 10 Douglas-fir Remove 5439 8 Douglas-fir Offsite 5443 10 Pacific madrone ROW 5446 26 Douglas-fir Remove 5447 32 Douglas-fir Remove 5448 32 Douglas-fir ROW 5449 26 Douglas-fir ROW 5450 22 Douglas-fir ROW 5451 18,18 Douglas-fir Remove 5455 10 Douglas-fir Remove 5456 14 Douglas-fir Remove 5457 26 Douglas-fir Greenforest DL Condition Notes 18 2 Double leader 16 1 18 1 18 1 0 3 Dead 16 1 20 1 10 1 10 1 10 1 10 2 Asymmetric canopy 10 2 Asymmetric canopy 16 2 Asymmetric canopy 16 2 Asymmetric canopy 12 2 Asymmetric canopy 12 2 Asymmetric canopy 10 2 Asymmetric canopy 10 2 Asymmetric canopy 10 2 Asymmetric canopy 12 1 10 1 12 2 Asymmetric canopy 12 2 Asymmetric canopy 10 2 Asymmetric canopy 12 1 12 1 8 2 Suppressed, dup w/5470 8 2 Diseased 16 1 16 1 18 1 16 3 Shoots dying, tree in decline 14 1 14 2 Double leader 12 2 Suppressed canopy 12 2 Asymmetric canopy 16 1 @ Registered Consulting Arborist Justin Lagers, PNW Holdings, LLC RE: Arborist Report for Maertins Ranch 11/12/14 Page 9 of 13 Tree Tree Status No. DBH Species Remove 5458 12 Douglas-fir Remove 5468 10 Douglas-fir Remove 5469 8 Douglas-fir Offsite 5471 10 Douglas-fir DL Condition Notes 10 2 Suppressed canopy 14 1 12 1 2 Girdled by wire fence Remove 5472 20 Western hemlock 12 1 Remove 5473 28 Douglas-fir 16 1 Remove 5474 12 Douglas-fir 14 1 Remove 5475 22 Douglas-fir 14 1 Remove 5476 26 Douglas-fir 18 2 Asymmetric canopy Remove 5477 30 Douglas-fir 18 2 Asymmetric canopy Remove 5478 28 Douglas-fir 18 1 Remove 5479 10 Douglas-fir 12 1 Remove 5480 12 Douglas-fir 14 1 DDD 5481 10 Red alder 10 3 Tree leans Offsite 5482 8 Douglas-fir 10 1 Offsite 5483 8 Pacific madrone 6 2 Asymmetric canopy Remove 5484 12 Douglas-fir 10 2 Asymmetric canopy Remove 5485 10 Douglas-fir 6 2 Suppressed canopy Remove 5486 16 Douglas-fir 12 2 Asymmetric canopy Remove 5487 22 Douglas-fir 14 1 Asymmetric, girdled by barbed Offsite 5488 10 Douglas-fir 10 2 wire Offsite 5489 16 Douglas-fir 14 2 Asymmetric canopy Remove 5490 8 Douglas-fir 6 2 Asymmetric canopy Remove 5491 12 Douglas-fir 10 2 Asymmetric canopy Remove 5561 30 Douglas-fir 18 1 Remove 5562 30 Douglas-fir 20 1 Remove 5563 28 Douglas-fir 16 1 ROW 5564 36 Douglas-fir 20 1 ROW 5565 36 Douglas-fir 25 1 Remove 5566 22 Douglas-fir 16 2 Asymmetric canopy Remove 5567 28 Douglas-fir 18 2 Asymmetric canopy Remove 5568 12 Douglas-fir 14 1 Retain 5569 10 Douglas-fir 12 2 Asymmetric canopy Retain 5570 10 Douglas-fir 6 2 Suppressed canopy Retain 5571 12 Douglas-fir 12 2 Asymmetric canopy Retain 5572 16 Douglas.fir 14 2 Asymmetric canopy Retain 5573 8 Douglas·fir 6 2 Suppressed canopy Greenforest @ Registered Consulting Arborist Justin Lagers, PNW Holdings, LLC RE: Arborist Report for Maertins Ranch 11/12/14 Page 10 of 13 Tree Tree Status No. DBH Species Retain 5574 12 Douglas-fir Retain 5575 10 Douglas-fir Retain 5576 12 Douglas-fir Retain 5577 8 Douglas-fir Retain 5578 10 Douglas-fir ODD 5579 10 Red alder DOD 5580 10 Douglas-fir Retain 5581 38 Western red-cedar Too small 5582 5 Douglas-fir Retain 5583 14 Western red-cedar Offsite 5584 10 Douglas-fir Offsite 5585 14 Douglas-fir Remove 5586 16 Douglas-fir Retain 5615 8 Douglas-fir Remove 5616 10,12 Incense cedar Remove 5617 14 Douglas-fir Remove 5618 16 Douglas-fir Remove 5619 16 Incense cedar Remove 5620 14 Douglas-fir Too small 5621 4 Walnut Remove 5622 36 Douglas-fir ROW 5623 8 Douglas-fir ROW 5624 8 Douglas-fir ROW 5625 12 Douglas-fir ROW 5626 14 Douglas-fir ROW 5627 14 Douglas-fir ROW 5628 14 Douglas-fir ROW 5630 24 Douglas-fir Remove 5655 36 Douglas-fir Remove 5656 20 Douglas-fir Remove 5657 28 Douglas-fir Offsite 5659 24 Douglas-fir Of/site 5660 24 Douglas-fir Offsite 5661 10 Douglas-fir Offsite 5662 12 Douglas-fir Offsite 5663 8 Douglas-fir Offsite 5664 12 Douglas-fir DL Condition Notes 14 2 Asymmetric canopy 8 2 Asymmetric canopy 10 2 Asymmetric canopy 8 2 Asymmetric canopy 12 2 Suppressed 1 dog leg in upper trunk 14 3 Trunk decay Tree previously topped, trunk 8 3 decay 16 1 8 3 Suppressed canopy 10 2 Asymmetric canopy 14 2 Asymmetric canopy 16 2 Asymmetric canopy 14 1 10 1 8 2 Double leader 16 1 14 1 10 1 14 1 12 3 Branch failure, sap sucker 20 1 10 1 10 2 Suppressed canopy 14 2 Asymmetric canopy 14 2 Asymmetric canopy 14 2 Asymmetric canopy 14 2 Asymmetric canopy 16 1 18 2 Asymmetric canopy 14 2 Asymmetric canopy 16 2 Asymmetric, resin flow 16 1 16 1 12 2 Asymmetric canopy 12 2 Asymmetric canopy 6 2 Suppressed canopy 10 2 Asymmetric canopy Greenforest @ Registered Consulting Arborist Justin Lagers, PNW Holdings, LLC RE: Arborist Report for Maertins Ranch 11/12/14 Page 11 of 13 Tree Tree Status No. DBH Species Offsite 5665 12 Douglas-fir Offsite 5666 18 Douglas-fir Retain 5672 10 Western red-cedar Retain 5672A 7 Western red-cedar Retain 5673 8 Western red-cedar Retain 5674 12 Western red-cedar Remove 5709 42 Douglas-fir ROW 5728 12 Douglas-fir Offsite 5737 12,20 Western red-cedar Remove 5738 18 Douglas-fir Remove 5739 20 Douglas-fir Remove 5740 46 Douglas-fir Remove 5741 10 Douglas-fir Offsite 5789 Offsite 5790 Of/site 5791 Of/site 5810 14,14 Douglas-fir Retain 5811 14 Douglas-fir Retain 5812 10 Douglas-fir Retain 5813 18 Douglas-fir Retain 5814 8 Douglas-fir Retain 5815 10 Douglas-fir Retain 5816 10 Douglas-fir Remove 5817 12 Sweetgum Remove 5818 12 Douglas-fir Offsite 5915 8 Madrone ROW 5916 ROW 5917 ROW 5918 ROW 5919 ROW 5920 ROW 5921 ROW 5922 ROW 5923 ROW 5924 ROW 5925 ROW 5930 DL Condition Notes 10 2 Asymmetric canopy 14 2 Asymmetric canopy 10 2 Asymmetric canopy 10 2 Asymmetric canopy 10 2 Asymmetric canopy 10 2 Asymmetric canopy 20 1 14 2 Asymmetric canopy 14 2 Double leader 16 1 16 1 20 1 14 1 16 2 Double leader 16 1 14 2 Asymmetric canopy 16 2 Asymmetric canopy 6 2 Asymmetric canopy 14 2 Asymmetric canopy 14 2 Asymmetric canopy 10 1 14 1 6 2 Diseased Greenforest @ Registered Consulting Arborist Justin Lagers, PNW Holdings, LLC RE: Arborist Report for Maertins Ranch 11/12/14 Page 12 of 13 Tree Tree Status No. DBH Species ROW 6081 28 Douglas-fir Retain 6082 8 Madrone Retain 6084 6 Douglas-fir Of/site 6086 14 Douglas-fir Of/site 6087 10,10 Madrone Of/site 6088 9 Douglas-fir Of/site 6089 8 Douglas-fir Of/site 6090 6 Douglas-fir Of/site 6091 6 Douglas-fir Remove 6092 8 Douglas-fir Of/site 6093 6 Douglas-fir Of/site 6094 10 Madrone Of/site 6095 8 Madrone Remove 6096 10 Douglas-fir Remove 6098 6 Douglas-fir Remove 6100 6 Douglas-fir Remove 6101 6 Douglas-fir Diseased 6102 8 Madrone Diseased 6103 12 Madrone Remove 6105 14 Douglas-fir Remove 6111 7 Douglas-fir Remove 6112 6 Douglas-fir Too small 6113 5 Douglas-fir Remove 6114 6 Douglas-fir Tree Status: Offsite-tree is on adjoining parcel. ROW-tree is within right-of-way. DL 18 7 6 12 8 10 86 8 10 6 6 12 6 6 6 8 10 14 6 14 6 6 6 DDD-either dead, diseased, dying or defective (hazardous). Remove-tree is healthy and will be Remove. Retain-tree is healthy and will be Retain. Condition Notes 1 2 Asymmetric 1 lean 2 Asymmetric canopy 1 2 Diseased 2 Asymmetric canopy 2 Asymmetric canopy 2 Asymmetric canopy 2 Asymmetric canopy 2 Asymmetric canopy 2 Asymmetric canopy 2 Asymmetric 1 diseased 2 Asymmetric 1 diseased 2 Asymmetric canopy 2 Asymmetric canopy 2 Asymmetric canopy 2 Asymmetric canopy 2 Asymmetric, diseased 2 Asymmetric, diseased 1 2 Asymmetric canopy 2 Asymmetric canopy 2 Asymmetric canopy Greenforest @ Registered Consulting Arborist Justin [,.i~er.,, RI .. /\r\,urisl 11112/1-1 P~J•f 11,,f 1, \I ,,!Jing,. !.I.<" "' Macrtinsltmch 2n I I 2 : I I L-_ -·~,,--_J I I I I I I I I- I I I I I I- I ,-'--' \ ~561 \ 0 't'\ \ ;p I t I , Qss•2, ~--=--'-'--' I r--1--;_- ' \ ' ' ) \ JO"f \ 1- ?·~_,'x I ,t ~6.J ; ~":;.,ER \ / /9 I / I ' LL __ Jr- C ,, \ "LI'. MAERTINS RANCH TRAFFIC IMPACT ANALYSIS CITY OF RENTON Prepared for Mr. Justin Lagers PNW Holdings, LLC. 9675 SE 36th St., Suite 105 Mercer Island, WA 98040 Prepared by C!i!!fEx TRAFFIC EXPERTS 11410 NE 124th St, #590 Kirltland, Washington 98034 Telephone: 425.522.4118 Fax: 425.522.4311 Monday, October 27, 2014 Tra,l&;x October 27, 2014 Mr. Justin Lagers PNW Holdings, LLC. 9675 SE 36u, St., Suite 105 Mercer Island, WA 98040 Re: Maertins Ranch -City of Renton Traffic Impact Analysis Dear Mr. Lagers: NORTHWEST TRAF'F'IC EXPERTS 11410 NE 124th SL #590 KiidMld WA 98034 Phone: 425.522.4118 Fax: 425.522.4311 We are pleased to present this traffic impact analysis report for the proposed 13 lot Maertins Ranch plat located on the south side of NE 161h St. and east of Ilwaco Ave NE in the City of Renton. The scope of this analysis is based upon the preliminary plat site plan and the City of Renton Policy Guidelines for Traffic Impact Analysis for New Development. Our summary, conclusions and recommendations begin on page 5 of this report. PROJECT DESCRIPTION Figure 1 is a vicinity map showing the location of the site and study area. Figure 2 shows the preliminary site plan. The site access street connects to NE 16th Street. The site access street will have curb, gutter and sidewalk on both sides. The site access street is stubbed to the south with a cul de sac as shown on the site ~Ian. Curb, gutter and sidewalk will also be installed on the site frontage along NE 161 St. as shown on the site plan. Development of Maertins Ranch is expected to occur by the year 2016. Therefore, for purposes of this study, 2016 is used as the horizon year. One existing single family residence and related out buildings within the project site will be removed with this development. Page 1 The Maertins Ranch TraHmi:f TRIP GENERATION AND DISTRIBUTION The 13 single-family units in the proposed Maertins Ranch are expected to generate the vehicular trips during an average weekday and during the street traffic peak hours as shown below: Time Period Trip Rate Trips Trips Total Trips per unit Entering Exiting 62 62 Average Weekday 9.52 124 50% 50% AM Peak Hour 0.75 2 8 10 25% 75% PM Peak Hour 1.00 8 5 13 63% 37% A vehicle trip is defined as a single or one direction vehicle movement with either the origin or destination (exiting or entering) inside the study site. The trip generation is calculated using the average trip rates in the Institute of Transportation Engineers (ITE) Trip Generation. 9th Edition for Single Family Detached Housing (ITE Land Use Code 210). These trip generation values account for all site trips made by all vehicles for all purposes, including resident, visitor, and service and delivery vehicle trips. Figure 3 shows the estimated trip distribution and the calculated site-generated traffic volumes. The distribution is based on existing traffic volume patterns, the characteristics of the road network, the location of likely trip origins and destinations (employment, shopping, social and recreational opportunities), expected travel times, and previous traffic studies. Page2 The Maertins Ranch TraHmi:f EXISTING PHYSICAL CONDITIONS Street Facilities The street in the study area is classified per the City of Renton Comprehensive Plan as follows: Residential Access NE 16th St. has a speed limit of 25 mph and is 20 ft. wide along the site frontage with curb, gutter and sidewalk along the north side of the street and a shoulder on the south side of the street. NE 16th St. is straight along the project frontage with excellent sight distance in both directions. NE 16th intersects at a stop sign at Ilwaco Ave NE to the west and at a stop sign at NE 17th St. to the east. EXISTING TRAFFIC CONDITIONS Traffic Volumes Figure 4 shows existing, future without project and future with project PM peak hour traffic volumes at the proposed site access street to NE 16th St. intersection. Per the City of Renton Policy Guidelines for Traffic Impact Analysis for New Development intersections and road segments that carry 10 or more peak hour site generated trips and experience an increase of 5% in traffic volumes require analysis. Only the Site Access St./NE 16th St. intersection meets these requirements. Level of service calculations were performed for this intersection. A PM peak hour traffic count was performed at the NE 16th St./llwaco Ave. NE intersection to determine peak hour volumes on NE 161h St. and is included in the Technical Appendix. Level of Service Analysis Level of Service (LOS) is a qualitative measure describing operational conditions within a traffic flow, and the perception of these conditions by drivers or passengers. These conditions include factors such as speed, delay, travel time, freedom to maneuver, traffic interruptions, comfort, convenience, and safety. Levels of service are given letter designations, from A to F, with LOS A representing the best operating conditions (free flow, little delay) and LOS F the worst (congestion, long delays). Generally, LOS A and B are high, LOS C and D are moderate and LOS E and F are low. Table 1 shows calculated level of service (LOS) for existing and future conditions including project traffic at the pertinent street intersection. The LOS was calculated using the procedures in the Transportation Research Board Highway Capacity Manual Page3 The Maertins Ranch TraH~ The LOS shown indicates overall intersection operation. At intersections, LOS is determined by the calculated average control delay per vehicle. The LOS and corresponding average control delay in seconds are as follows: TYPE OF A B C D E INTERSECTION < >10.0 and >20.0 and >35.0 and >55.0 and Signalized 10. :::20.0 :::35.0 :::55.0 :::80.0 0 Stop Sign Control :::10 >1 O and :::15 >15 and :::25 > 25 and :::35 > 35 and :::SO .0 FUTURE TRAFFIC CONDITIONS WITHOUT THE PROJECT Figure 4 shows projected 2016 PM peak hour traffic volumes without the project. These volumes include the existing traffic volume counts plus background traffic growth. The background growth factor accounts for traffic volumes generated from other approved but unbuilt subdivisions and general growth in traffic traveling through the area. A 3% per year annual background growth rate was added for each year of the two year time period {for a total of 6%) from the 2014 traffic count to the 2016 horizon year of the proposal. FUTURE TRAFFIC CONDITIONS WITH PROJECT Figure 4 shows the projected future 2016 PM peak hour traffic volumes with the proposed project. The site-generated PM peak hour traffic volumes were added to the projected future without project volumes to obtain the future with project volumes. Table 1 shows calculated LOS for future with project volumes at the study intersection. The study intersection operates at an excellent LOS A for future conditions including project generated traffic. TRAFFIC MITIGATION REQUIREMENTS The City of Renton requires a Transportation Mitigation Fee payment of $75 per new daily trip attributed by new development. One existing single family residence on site will be removed with this development resulting in a net increase of 12 single family homes. The net new daily trips due to this development are 114 trips { 12 units x 9.52 daily trips per unit). The estimated Transportation Mitigation Impact Fee is $8,550 (114 daily trips X $75 per daily trip). Page4 F >80. 0 >50 The Maertins Ranch TraH~ SUMMARY, CONCLUSIONS AND RECOMMENDATIONS We recommend that Maertins Ranch be constructed as shown on the site plan with the following traffic impact mitigation measures: • Construct the street improvements including curb, gutter and sidewalk for the site access street and site frontage on NE 161h Street. • Contribute the approximately $8,550 Transportation Mitigation fee to the City of Renton. No other traffic mitigation should be necessary. If you have any questions, please call 425-522-4118. You may also contact us via e-mail at vince@nwtraffex.com or larry@nwtraffex.com. Very truly yours, Vincent J. Geglia Principal TraffEx Page5 Larry D. Hobbs, P.E. Principal TraffEx TABLE 1 PM PEAK HOUR LEVEL OF SERVICE SUMMARY MAERTINS RANCH TRAFFIC IMPACT ANALYSIS EXISTING 2016 WITHOUT 2016 WITH INTERSECTION 2014 PROJECT PROJECT Site Access St. / NB (A 8.6) NE 161h St. NA NA • Number shown is the average control delay in seconds per vehicle for the worst approach or movement which determines the LOS for an unsignalized intersection per the Transportation Research Board Highway Capacity Manual (XX) LOS and average control delay NB northbound approach Page 6 1:!ilf{Ex TRArnc EXPCRT!!I I .! ·e '• J~~,·,t • . o -~ I ~" ' I ~ i~4 I I '•! 'I I \t ~,. I (,,i _..:,•\•~"' i , ' sc~..,, a I > -- I " ,__ •1; q. i: :,. '\ Jilt ;41 1, ~I z ; ~ " I ,_ /L "1ft Pl ,e ~ "'4! ~ }/(j ~'° .. • 5' NE nr·:1 ',i • j .. I: .' lf,t 51 ~ • ' • •" • ' 6 ~ "' ;; , " • l • :; ~ ; > ! ~ • '!I " ;!: * Project ,. . ,~ • ·k @ ..... .,, Site @ >' • Sf 1 ';:,-. Sr 'l ':.t 11 ;i•, s, Sf I IJti1 s, ""'·, ,~ ·ir t,n,, '4 .f"'qv.ah lid . Sr !if lift!-";1 t M I lll'1 >' Sf 11 t,!'1 s, 0 " C ' :. @i) . " ~ f:_ Nf Qlt"· St ~ " R"' £ t > .. > • < • • -; ~f C!r ';1 z 7 V, ; 1 -. ~ ~ f, '1 ·1ti r ~ ..: r '\ " • Sf C I " ~ "' g " fllf\',I "IL "J!t· r;1 ' ' • "" ~ " ~ Maertins Ranch • City of Renton Figure Vicinity Map 1 -. : -1 ~~~==· NE~·!!:;,~H~·!_li~lii!&-!LI. -_-__ · _:frl-_-----_ l~~~ "' , _____ r ! .... -------, I I I I I 6 I I I I L_ I _ __, r------ 1 ' I I I I I 3 I L_ ---' r-------, ' \ I I L-- I I \ I I I ---' ..._ I ---1 I I I f------ 1 I I I I ~-- 1 I \ \ \ ' \ "' .., ,-----~ I ' • I Q I I l_ I I L_ I --l r------, I I I I I ff I I I I _J • -, I I I I I L __ ___ __J i;----------, I I I f I I I I ___ ...J r---------, ' I • L __ I I _ __ ...J r--------, I ' J I 1 7 I l I ' ' ' __ ...J ...------, \ I I I I ' I f ' I f I ..J l I I I I j Maertins Ranch • City of Renton Site Plan Figure 2 " ,, l!£'8t.C-! z ,., 'fis, I-(~ I 7t/-, S, -4 NE 17th St _,,. t 2 -- ! w 54% 46% -3 -4 r"·'" "' z 4 --2 --1 co t "' ! U") ~ -' Project Site I <t4rh ..;,,~ -'f!., ~ .. "' ~ :l1 :r, _,, ~"'o ~8' ,cfS' I\_~ c.f-i;,..V . . c_,§''· ,..1\. ~ 4~(Dr4 ' ' "" N NE 16th SUSrte Access PM Peak Hour Traffic Volume Legend Enter 8 15% Percentage of Project Traffic Exit 5 Total 13 -3 PM Peak Hour Traffic Volume Maertins Ranch • City of Renton Figure PM Peak Hour Trip Generation and Distribution 3 Existing 10-G)-10 , r ' r " z m ,, Project Site Future without Project 11-G)-11 ' r ' r Project Traffic Maertins Ranch • City of Renton PM Peak Hour Traffic Volumes 'f!:{![fEx T'RAFrlC £XPCRTS NE I lt/1 St Future with Project 11-G)-11 ' r 4 ' r 4 <'> N Legend 15% Percentage of Project Traffic +-3 PM Peak Hour Traffic Volume Figure 4 TECHNICAL APPENDIX -be Traffat Tn,/1/cc:tu,t~ Int:. Pier.: (2ml m«08 FAX; (2!13) 922,. '7211 15-1,,Wl:T~ - lllllOOA.I NIE& Nlll&ka ---T,....lM.ll.!014 ·-~ --..... . 00,-, ...... ...... -;:;;-i---. D.-:o.t..cNB ._ ...... HB-!I 0 L • I T L • I L • I • L • I 4:H·J • • 0 • • • 0 1 • o· 0 1 • • • • • . ,.. • 1 0 0 0 0 1 0 0 0 0 1 0 0 0 0 ' 4:<ff'P • , • • • • , n • n ft • ft • • •. ' ""' • ' n n • • • • • n • ' • • n n , HSP-• • > 0 • 0 • 0 • 0 • ' • • • ft • '°'" 0 I I 0 0 0 I • 0 1 • ' • 0 0 • • J:<ISP • 1 I • • • 1 • • a: ,i • 0 • • • ' '"'' • • ' • • • ' n • n n n n n • n • &HP • n ft • • • • • ft ft n ft ft ft ft ft • ""'. 0 0 0 0 0 0 0 0 0 0 0 • 0 0 0 0 0 .,.,. n n n 0 • • • • • ft • • 0 • • • • '"'' 0 0 0 0 0 0 0 0 0 0 • 0 0 0 0 0 0 _. ... -0 .. ' 0 • 0 • I 0 I 0 " 0 0 0 0 .. .. 11:iio: ,:m-. .. ...... ,_ O I JO I I I 0 O I D I ' I 0 O I I I 0 I • O I O I O I 0 " " ' JO 0 ,. """ ... ... .. ... ... "" .. ,. I ---I .. I Ci:] t::i:J f r-----. I ' I ,o t±:J:' ~ I I • I _ ... .. f1NIM .. I .... If • • .. :l' I • uu ,.,,,,,.,,,,_ ...._ -"'" • ..L ...L -LLL • ... ;·-:·-~ • Cw "'-I I D .. HJM ' , "'""' ... .. "''" -I I ' ... " l<O .. HJM 0 """ " .. .. --- "''" -I l ! l • ---T .. , .. ,. .... ·-i----~ 6iva IV, tav. WU'a Hrm -__ l __ l __ ) __ ' --. ' . • . - "''" -4--4-' "'" __ i.__ f------·"i---~ 1 "''" 0 "'" • i-· ~__t-"'" -+--; ··---0 .,. ' . 0 "'" 1---0 "'" f---~------.-~---~ 0 "' ' 0 "' -----,-...-. --. -·-0 • .,. 0 "'" r:=.L ---r--+---• 0 "'" ~----1---~ 0 "'" ---"'' :~~=+=~-= : __ -+ _ _: __ ~ "'" ---,--· ~ "'' d ' nl I 1 0 0 0 TRA14112M 01 Future with Project 3: NE 16th St. & Site Access 10/27/2014 -..... • -"" /" Lane Configurations f. .f V Volume (veh/h) 11 4 4 11 3 2 Sign Control Free Free Stop Grade 0% 0% 0% Peak Hour Factor 0.78 0.78 0.78 0.78 0.78 0.78 Hourly flow rate (vph) 14 5 5 14 4 3 Pedestrians Lane Width (fl) Walking Speed (ft/s) Percent Blockage Right tum flare (veh) Median type None None Median storage veh) Upstream signal (fl) pX, platoon unblocked vC, conflicting volume 19 41 17 vC1, stage 1 cont vol vC2, stage 2 cont vol vCu, unblocked vol 19 41 17 IC, single (s) 4.1 6.4 6.2 IC, 2 stage (s) IF (s) 2.2 3.5 3.3 pO queue free % 100 100 100 cM capacity (veh/h) 1610 972 1068 Volume Total 19 19 6 Volume Left 0 5 4 Volume Right 5 0 3 cSH 1700 1610 1009 Volume to Capacity 0.01 0.00 0.01 Queue Length 95th (ft) 0 0 0 Control Delay (s) 0.0 1.9 8.6 Lane LOS A A Approach Delay (s) 0.0 1.9 8.6 Approach LOS A Average Delay 2.1 lnteisection capacity Utilization 14.1% ICU Level of Service A Analysis Period (min) 15 Baseline Page 1 Sewall Wetland Consulting, Inc. October 24, 2014 Justin Lagers PNW Holdings, LLC 9675 SE 36th Street, Suite 105 Mercer Island, WA IDBox8'30 Fall Gty, WA \8124 RE: Critical Area Report -Maertins Parcel#032305-9021 City of Renton, Washington SWCJob #14-199 Dear Justin, fwne: 253-S59-ai15 This report describes our observations of jurisdictional wetlands, streams and buffers on or within 200' of the Maertins property (Parcel#032305- 9021) located at 1508 Ilwaco Avenue NE, within the City of Renton, Washington (the "site"). The site consists of an irregular shaped 4.08 acre parcel located on the south of NE 16th Street, within the SE v. of Section 3, Township 25 North, Range 5 East of the W.M. The site consists of an existing single family parcel that includes a single family homes as well as a centrally located barn. Landscaped lawn areas surround the home and the barn has several fenced pastures areas to its north, east and west. A gravel driveway accesses the site off Ilwaco Avenue NE from a cul-de-sac located along the sites western border. Above: Vicinity Map of site METHODOLOGY PNW Maertins/14-199 Sewall Wetland Con sultin g, In c. October 24 . 2014 Page 2 Ed Sewall of Sewall Wetland Consulting, Inc. inspected the site on Octa ber 20 , 2014. The site was reviewed using methodology described in the Washington State Wetlands Identification Manual (WADOE, March 1997). This is the methodology currently recognized by the City of Renton and the State of Washington for wetland determinations and delineations. The site was also inspected using the methodology described in the Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory, 1987), and the Western Mountains, Valleys and Coast region Supplement (V ersion 2.0) dated June 24 , 2010, as required by the US Army Corps of Engineers. Soil colors were identified using the 1990 Edited and Revised Edition of the Munsell Soil Color Charts (Kollmorgen Instruments Corp. 1990). PNW Maerti ns/1 4-1 99 Sewa ll Wetl and Consultin g. Inc . October 24 , 2014 Page 3 The Washington State Wetlands Identification and Delineation Manual and the Corps of Engineers Wetlands Delineation Manual/Regional Supplement all require the use of the three-parameter approach in identifying and delineating wetlands. A wetland should support a predominance of hydrophytic vegetation, have hydric soils and display wetland hydrology. To be considered hydrophytic vegetation , over 50% of the dominant species in an area must have an indicator status of facultative (FAC), facultative wetland (FACW), or obligate wetland (OBL), according to the National List of Plant Species That Occ ur in Wetlands: Northwest (Region 9) (Reed, 1988). A hydric soil is "a soil that is saturated, flood ed, or ponded long enough during the growing season to develop anaerobic conditions in the upper part". Anaerobic conditions are indicated in the field b y soils with low chromas (2 or less), as determined by using the Munsell Soil Color Charts; iron oxide mottles; hydrogen sulfide odor and other indicators. Generally, wetland hydrology is defined by inundation or saturation to the surface for a consecutive period of 12.5% or greater of the growing season. Areas that contain indicators of wetland hydrology between 5%-12. 5 % of the growing season may or may not be wetlands d epending upon other indicators. Field indicators include visual observation of soil inundation, saturation, oxidized rhizospheres, water marks on trees or other fixed objects, drift lines, etc. Under normal circumstances, indicators of all three parameters will be present in wetland areas OBSERVATIONS Existing Site Documentation. A review of the National Wetlands Inventory as well as the NRCS Soil Mapping website was conducted for the site. National Wetlands Inventory No wetlands or str eams are mapped on or within 1 ,000 ' of the site. PNW Mae rtin s/14 -199 S ewall We tland C ons ulting, Inc. October 24 , 2014 Pa ge 4 National Wetland Inventory Map of the area of the site Soil Survey -King County Area According to the USDA Soil Survey for King County Area Washington, the site is mapped entirely as Alderewood gravelly sandy loam (AgC). Alderwood soils are moderately well drained soils formed in glacial till and are not considered wetland or "hydric" soils. Above: Soil Survey of the s ite P W Maertins/14-1 99 Sewall Wetland Cons ul t in g , In c. October 24 , 20 14 Page 5 WDFW Priority Habitats PN W Ma ert ins/I 4-1 99 Sewa ll Wet land Consulti ng, In c. October 24, 2014 Page 6 A review of the mapping o f the area around the site using the WDFW Priority Habitats maps reveals there are no known, state or federally li sted species on or near the site. The only mapped feature near the s ite is a wetland area located 400' sou t h of the site and across the Renton- Issaquah Road. Field Observations The site is located on a topographic high spot or "knoll " and slopes off to the north , sou t h and east from the centr al part of the site. The area to the west is relatively flat near the entrance to the site off Ilwaco Avenue. As previously described, there is a gravel driveway leading to a single family residential structure on the south side of the site. This driveway a lso accesses the barn lo cated near the center of the s ite. The site contains several fenced paddock areas to the north, west and east of the barn. The s ite is characterized by a scattered over story of large douglas fir and some madrone and ornamental trees around t h e home. There is very little shrub cover on the site as most of it is lawn and pasture. The pasture areas are vegetat ed with a mix of orchard grass, tansy ragwort and some patches of c r eeping buttercup. Soil pits excavated in the low spots where some buttercup was observed were found to be a gravelly lo a m soil with colors ranging from 1 OYR3 / 4- 3 / 6 and a ll wer e found to be d ry w ith no hydric indicators. • r P N W Maert ins/14-J 99 Sew a ll We t la nd Co nsultin g, Inc. Above: Looking north at pasture on east Below looking south at s ingle Jamil home Oct ober 24, 20 14 Page 7 P N W Maertins/14-199 Sewall Wetland Cons ultin g, In c. Octobe r 24, 2014 Page 8 Above: Looking east down driveway at barn. Conclusion There are no wetlands or streams or buffers of any off-site wetland or stream on the site. There are observed or known state or federally liste d species utilizing the site or near the site. It should be noted that since there are no streams or lakes on the site , nor any listed or known species on the site, the Standard Stream or Lake Study and Habitat Data Report are not applicable to this project If you have any questions in regards to this report or need additional information, please feel free to contact me at (253) 859-0515 or at esewall@sewallwc .com . Sincerely, Sewall Wetland Consulting, Inc. Ed Sewall Senior Wetlands Ecologist PWS #212 PNW M a e rtins/14 -1 9 9 Sewall We tland C onsulting , In c. REFERENCES Octobe r 24 , 2014 Pa ge 9 Cowardin, L., V. Carter, F. Golet, and E. LaRoe. 1979. Classification of Wetlands and Deepwate r Habitats of the United States. U.S. Fish and Wildlife Service , FWS /OBS-79-31, Washington , D. C. Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual, Technical Report Y-87-1. U. S. Army Corps of Engineers Wate rways Experiment Station, Vi c ksburg, Mississippi. Muller-Dombois, D. and H. Ellenberg. 1974. Aims and Methods of Vege tation E c ology. John Wiley & Sons , Inc . New York, New York. Munsell Color. 1988. Munsell Soil Color Charts. Kollmorgen Instruments Corp., Baltimore, Maryland. National Tec hnical Committee for Hydric Soils. 1991. Hydric Soils of the United States. USDA Misc. Publ. No. 1491. Reed, P., Jr. 1988. National List of Plant Species that Occur in Wetlands: Northwest (Region 9). 1988. U.S. Fish and Wildlife Service, Inland Freshwater Ecology Section, St. Petersburg, Florida. Reed, P.B. Jr. 1993. 1993 Supplement to the list of plant species that occ ur in wetlands: Northwest (Region 9). USFWS supplement to Biol. Rpt. 88(26.9) May 1988. USDA NRCS & National Tec hnic al Committee for Hydric Soils , September 1995. Field Indicators of Hydric Soils in the United States -Ve rsion 2.1 AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Planning Divi sion 1055 South Grady Way, Re nton , WA 98057 Ph one: 425-430-72 00 Fa x: 425-430-72 31 STATE OF WASHINGTON COUNTY OF KING _J_u_st_in_L~a-g~e_rs~---------' being first duly sworn on oath, deposes and says : 1. On the 5th day of November, 2014, I installed one pub lic information sign(s) and plastic flyer box on the property lo cated at approximately the mid-point of the northern property boundary line along NE 15th Street for the the following project: Maertins Ranch Project Name Llora , S . Maertins Living Trust Owner Name 2. I have attached a copy of the neighborhood deta il map marked with an "X" to indicate the location of the installed sign . 3. This/these public information si n s was/were constructed and installed in locations in conformance with the r 1rements o Chapter 7 T itle 4 of Renton Municipal Code and the City 's "Public lnforma 10n Signs lnsta ation " handou ~e. ,20 1'.'I . NOTARY P.U~LIC I a residing at /,(/'t)/?WNV for the State of Washington , My comm ission exp ires on --'~"--·.C..../-"--7_/---'? __ _ C:\Users\Jus1in\Documen1s'Just in's Docs\Fo nns\Common Rento n Fom1s\Ren1o n Si gn H and o ut.doc -3 -03 i l 2 Maertins Ranch Public Notice Sign The information included on this map has been compiled by King County staff from a variety of sources and is subject to change without notice. King County makes no representations or warranties, express or implied, as to accuracy, completene ss, timeliness, or rtghts to the use of such information. This document is not intended for use as a survey product. Ki ng County shall not be liable for any general, special, indirect. incidental. or consequential ~· K·1ng County damages including, but not limited to, lost revenues or lost profits resulting from the use or misuse of t he information contained on this map. Any sale of this map or informa tion on this map Is prohibited except by written permission of King County. Date: 10/21/201 4 Source: King County IMAP -Property Information (http://www.metrol<c.gov/GIS/iMAP) C:heck# 40228 Date 11/12/2014 Date: 11/1212014 Vendor#: 1320 City of Renton Job/Descriptio 1046 Maertin Prelim plat SEPA Balanc 5,150.00 Retain PNW Holdings, LLC Discount This Check 5,150.00 RECEIPT EG00031154 BILLING CONTACT Justin Lagers PNW Holdings LLC 9675 SE 36TH ST, 105 MERCER ISLAND, WA 98040 REFERENCE NUMBER FEE NAME LUA14-001568 PLAN -Environmental Review PLAN -Preliminary Plat Fee Technology Fee Printed On: 11/19/2014 Prepared By: Clark Close LUA14-001568 TRANSACTION TYPE Fee Payment Fee Payment Fee Paymenl Transaction Date: November 19, 2014 PAYMENT METHOD t;:heck #40228 Check #40228 Check #40228 SUBTOTAL TOTAL AMOUNT PAID $1,000.00 $4,000.00 $150.00 $5,150.00 $5,150.00 Page 1 of 1