HomeMy WebLinkAboutSR_ERC_Report_LUA09-140_100222.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC MEETING DATE: February 22, 2010
Project Name: Wilson Park Preliminary Plat
Owner: Robert Wilson, 21703 601h Street E, Lake Tapps, WA 98391
Applicant: Steve Beck, Amberwood LLC, 4735 NE 4`h Street, Renton, WA 98059
Contact: Shupe Holmberg, Baima & Holmberg Inc., 100 Front Street S, Issaquah, WA 98027
File Number: LUA09-140, ECF, PP
Project Manager: Gerald C. Wasser, Associate Planner
Project Summary: The applicant is requesting Environmental (SEPA) Review and approval of a
Preliminary Plat for the subdivision of a 108,884 square foot (2.5 acre) parcel in
the R-1, R-8 and R-14 zones and in the Urban Separator Overlay. The original
proposal encompassed 13 -lots and 4 -tracts (for open space and storm detention).
The revised proposal encompasses 12 -lots and 3 -tracts (for open space). A
portion of proposed Lot 12 would also contain an open space easement. A
proposed stormwater vault would be located under the proposed access road.
Proposed lots range in size from 4,500 to 13,006 square feet with a density of 7.99
dwelling units per acre. The proposed lots are intended for the future construction
of single family residences. Slopes generally range from 13% to 39% and the
southwestern portion of the site contains a small area of protected slopes (over
40%). Access to the proposed lots would be via a new street off of S 55th Street; a
secondary access for emergency vehicles is also proposed. Grading would involve
approximately 17,000 cubic yards of cut with approximately 6,000 cubic yards
used as structural fill. Approximately 500 cubic yards of crushed rock fill would be
used for road construction.
Project Location: 720S 551h Street
Exist. Bldg, Area SF. 3,520 sf (to be Proposed New Bldg. Area (footprint): N/A
removed) Proposed New Bldg. Area (gross): N/A
Site Area: 108,884 sf (2.5 ac) Total Building Area GSF: N/A
STAFF Staff Recommends that the Environmental Review Committee issue a
RECOMMENDATION: Determination of Non -Significance - Mitigated (DNS -M).
Revised ERC Report 09-140
City of Renton Department of Commun Economic Development E )nmentol Review Committee Report
WILSON PARK PRELIMINARY PLAT LUA09-140, ECF, PP
Report of February 22, 2010 Page 2 of 12
Project Location Map
Revised ERC Report 09-I40.doc
City of Renton Department of Commun Economic Development mmentol Review Committee Report
WILSON PARK PRELIMINARY PLAT LUA09-140, ECF, PP
Report of February 22, 2010 Page 3 of 12
PART ONE: PROJECT DESCRIPTION / BACKGROUND
The Environmental Review Committee considered the original proposal for this project on November 23,
2009. At that meeting the ERC requested that additional information be submitted prior to rendering a
threshold determination. On November 24, 2009, staff placed the project "on hold" and requested the
applicant to provide more information regarding: the final preliminary plat layout (including street rights-
of-way and improvements); driveway locations and grades; detailed information on grading; and retaining
wall location, height and materials. The applicant has submitted additional information and the project
was taken "off hold" on February 5, 2010 and rescheduled for review by the Environmental Review
Committee.
Additionally, an Administrative Policy/Code Interpretation affecting RMC 4-3-110, Urban Separator Overlay
Regulations and, specifically the dedication of open space requirements in the Talbot Urban Separator
Overlay became effective on January 14, 2010. Urban Separator regulations require dedication of 50% of
designated properties gross area as open space. In the May Valley Urban Separator entire properties are
designated as Urban Separator so the dedication of 50% of the gross site area is appropriate. In the Talbot
Urban Separator only small portions of properties are designated as Urban Separator and, therefore, it is
inequitable to require that 50% of the gross area be designated as open space. By requiring 50% of the
area designated as Urban Separator to be dedicated as open space, there is uniformity and fairness
between the Talbot and May Valley Urban Separator areas. This code interpretation accomplishes this
uniformity and fairness. The applicant has submitted calculations which indicate that 50% of the proposed
Wilson Park Preliminary Plat area designated as Urban Separator would be dedicated as non -revocable
open space.
The applicant originally proposed a preliminary plat of 13 single family residential lots and 4 tracts for open
space and stormwater detention. The applicant is now proposing a preliminary plat of 12 single family lots
and 3 tracts for open space. In addition, the applicant is also proposing that 4,884 square feet of proposed
Lot 12 (which is in the Talbot Urban Separator) be designated as an open space easement. The
stormwater detention vault is now proposed to be located under proposed Road A.
The total site area is approximately 2.5 acres. There are 27,156 square feet in the Residential -1 dwelling
units per acre, 79,343 square feet in the Residential — 8 dwelling units per acre (R-8) zone and 2,384 square
feet in the Residential —14 dwelling units per acre (R-14) zone. The Talbot Urban Separator Overlay
corresponds to the R-1 zoning in the western portion of the site. Overall density on the site is 7.99
dwelling units per acre.
Primary access to the site would be via a 50 -foot wide access easement from S
55th
Street. This access
easement is approximately 300 -feet in length and accesses the westerly portion of the site and is identified
as Road A on the revised site plan. A secondary emergency access on the easterly side of the property is
also proposed via a 30 -foot easement and continues to the northerly property line and is identified as
Road B on the revised site plan.
The applicant is proposing grading involving 17,000 cubic yards of cut with approximately 6,000 cubic
yards of it being used as structural fill material. In addition, approximately 500 cubic yards of crushed rock
fill would be imported to the project site for road construction.
Revised ERC Report 09-140.doc
City of Renton Department of Commun Economic Development E inmental Review Committee Report
WILSON PARK PRELIMINARY PLAT LUA09-140, ECF, PP
Report of February 22, 2010 Page 4 of 12
The existing single family residence (3,520 square feet) would be demolished to accommodate the
proposed development.
Comments from surrounding property owners have been received. The concerns expressed were: slope
and the statement that appropriate engineering should be included so that property below the site is not
compromised by landslide or run-off); trees (with a point raised that trees proposed for removal may
weaken the hillside); drainage (with a point raised about an increase in impervious surfaces overburdening
existing stormwater facilities); roads and access (with points raised about public safety); and stormwater
retention. Code requirements and recommended mitigation measures address these concerns.
PART TWO: ENVIRONMENTAL REVIEW
In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those
project impacts that are not adequately addressed under existing development standards and
environmental regulations.
A. Environmental Threshold Recommendation
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible
Officials:
Issue a DNS -M with a 14 -day Appeal Period.
B. Mitigation Measures
1. The applicant shall place a note on the face of the plat which requires a 15 -foot building
setback line from the top of slopes which are 40% or greater.
2. The applicant will be required to comply with the recommendations contained in the
Geotechnical Engineering Study, prepared by Liu & Associates, Inc. dated February 20,
2009.
3. The applicant shall clearly mark and fence trees outside the construction area and
replant exposed ground as soon as possible after construction activities.
4. That the applicant shall provide a Temporary Erosion and Sedimentation Plan designed
pursuant to the 2005 Department of Ecology's Erosion and Sediment Control
Requirements and provide staff with a Construction Mitigation Plan prior to issuance of
construction permits.
5. Weekly reports on the status and condition of the erosion control plan with any
recommendations of change or revision to maintenance schedules or installation shall
be submitted by the Project Engineer of record to the Public Works inspector.
6. Grading and foundation activities shall be conducted during the dryer months of the
year from April 1 through October 31 unless otherwise approved by the Development
Services Division.
7. The final drainage report and design shall be subject to the 2009 King County Surface
Water Design Manual.
8. The applicant shall be required to pay a Parks Mitigation Fee based on $530.76 per each
new single family lot prior to recording the final plat (with credit given for the existing
house). The fee is estimated to be $5,838.36.
Revised ERC Report 09-140.doc
City of Renton Department of Commun Economic Development nmentai Review Committee Report
WILSON PARK PRELIMINARY PLAT LUA09-140, ECF, PP
Report of February 22, 2010 Page 5 of 12
9. The applicant shall be required to pay a Traffic Mitigation Fee based on $75.00 per each
new average daily vehicle trip associated with the proposed project prior to recording of
the final plat (with credit given for the existing house). The fee is estimated to be
7,895.25.
10. The applicant shall be required to pay a Fire Mitigation Fee based on $488.00 per each
new single family lot prior to recording the final plat (with credit given for the existing
house). The fee is estimated at $5,368.00.
11. The applicant shall submit a sample board indicating the texture and tinting to be used
on all visible surfaces of retaining walls for the review and approval of the Planning
Division project manager prior to the issuance of construction permits.
C. Exhibits
Exhibit 1 Vicinity Map
Exhibit 2 Zoning Map
Exhibit 3 Preliminary Plat Map
Exhibit 4 Topography Map
Exhibit 5 Generalized Utilities/Drainage Control/ Conceptual Grading/Landscape Plan
Exhibit 6 Road Profile
Exhibit 7 Wall Profiles and Cross -Sections
Exhibit 8 Tree Inventory/Retention Plan
Exhibit 9 Street Modification letter dated November 10, 2009
D. Environmental Impacts
The Proposal was circulated and reviewed by various City Departments and Divisions to determine
whether the applicant has adequately identified and addressed environmental impacts anticipated to
occur in conjunction with the proposed development. Staff reviewers have identified that the proposal
is likely to have the following probable impacts:
1. Earth
Impacts: The subject site is located on a broad moderate to steep westerly -sloping hillside. This
downward slope is at grades of 13 to 39 percent. The higher gradient portions of the site generally
lie within the eastern 100 to 200 feet and the western 150 to 200 feet of the site.
The applicant submitted a Geotechnical Engineering Study prepared by Liu & Associates, Inc. dated
February 20, 2009. The report identifies the soils on the site as Kame Terrace deposits underlain by
Ground Moraine. Kame Terrace deposits consist mostly of silty sand and gravel to cobble. Kame
Terrace deposits are of moderately -high to high permeability and can provide good foundation
support to structure in their native undisturbed state.
The site contains areas of protected slopes (greater than 40%) in the southwestern portion of the
property. This area of protected slopes would be contained within Tract B. The report concludes
that conventional footing foundations constructed on or into the competent basal soils may be
used to support residential buildings and the stormwater detention vault. Geotechnical study
Revised ERCReport 09-140.doc
City of Renton Department of Communi Economic Development E amental Review Committee Report
WILSON PARK PRELIMINARY PLAT ' LUA09-140, ECF, PP
Report of February 22, 2410 Page 6 of 12
recommendations include a 15 -foot building setback line from the top or toe of slopes with grades
of 40% or more. Staff recommends that as a mitigation measure the applicant be required to place
a note on the face of the plat which states that a 15 -foot building setback line shall be established
from the top of slopes with grades greater of 40% or more. The applicant is creating areas of
protected slopes (40% or greater) in the easterly portion of the site on Lots 4, 5, 6, 7, 8 and 9.
Pursuant to RMC 4-3-050J.5, these slopes may not be developed.
The revised plans submitted by the applicant indicate retaining walls along the westerly side of
proposed Lot 12 (and within the R-14 zone) and through proposed Lots 5, 6 and 7. These walls
range from 12 -feet to 20 -feet in height. The retaining wall on the easterly side of the property
would be poured concrete or soil/nail composition and the westerly retaining wall would pour
concrete or reinforced earth.
The geotechnical study states that soils at shallow depth on the project site have good to excellent
resistance against slope failures. The study concludes that if recommendations are followed the
potential for deep-seated landslides would be minimal. Such recommendations include preserving
vegetation outside of construction limits, re -vegetating exposed ground as soon as possible after
construction activities and controlling runoff from impervious surfaces such as roofs, paved
roadways and driveways. Staff recommends as a mitigation measure that the applicant shall
clearly mark and fence trees outside the construction area and that exposed ground be replanted
as soon as possible after construction activities.
The topsoil and loose to medium -dense weathered soils on-site are of low resistance to erosion.
Erosion may occur in the weaker surficial soils over the higher gradient areas if they are devoid of
vegetation. Progressive erosion can lead to shallow, skin -type mudflows. The geotechnical report
recommends preservation and maintenance of vegetation outside of construction limits to mitigate
this potential hazard. The study also recommends that concentrated stormwater should not be
discharged uncontrolled onto the ground. Stormwater from impervious surfaces should be
captured by underground drain line systems connected to roof downspouts or by catch basins
installed in roadways and driveways. Temporary erosion control measures are also recommended
and these include: a thin layer of quarry spalls placed over excavated areas to protect the subgrade
soils from disturbance by construction traffic; silt fences installed along the downhill sides of
construction areas to prevent sediment from being transported onto adjacent properties or
streets; and ditches or interceptor trench drains installed on the uphill sides of construction areas
to intercept and drain away storm runoff and near -surface groundwater seepage. Staff
recommends a mitigation measure which requires compliance with the recommendations
contained in the Geotechnical Engineering Study, prepared by Liu & associates, Inc. dated February
20, 2009. Staff also recommends that the applicant provide a Temporary Erosion and
Sedimentation Plan designed pursuant to the Department of Ecology's Erosion and Sediment
Control Requirements outlined in Volume II of the 2005 Stormwater Management Manual and
provide staff with a Construction Mitigation Plan prior to issuance of construction permits. This
mitigation measure shall be subject to review and approval of the Development Services Division.
Staff further recommends that weekly reports on the status and condition of the erosion control
plan with any recommendations of change or revision to maintenance schedules or installation
shall be submitted by the Project Engineer of record to the Public Works inspector. Because of
Revised ERC Report 09-140.doc
City of Renton Department of Commun' Economic Development L Pnmental Review Committee Report
WILSON PARK PRELIMINARY PLAT LUA09-140, ECF, PP
Report of February 22, 2010 Page 7 of 12
moisture -sensitive fine-grained soils mantling the site and the higher gradient areas within the site
the geotechnical study recommends that grading and foundation construction be carried out and
completed within the dryer period of the year from April 1 through October 31 unless otherwise
approved by the Development Services Division. Staff recommends that as a mitigation measure
that the applicant adhere to a construction schedule involving grading and foundation work during
the dryer period of the year.
The geotechnical study discusses excavation and fills slopes. Approximately 17,000 cubic yards of
earth material would be cut with approximately 6,000 cubic yards of it used as structural fill.
Approximately 500 cubic yards of crushed rock fill would be imported for road construction.
Excavation slopes shall not be steeper than the limits specified in local regulations. Permanent fill
embankments required to support structural or traffic loads should be constructed with compacted
structural fill placed over undisturbed, proof -rolled, firm, native, fresh Kame Terrace and/or
lodgement till soils after the unsuitable soils are completely stripped.
Mitigation Measures:
1. The applicant shall place a note on the face of the plat which requires a 15 -foot building
setback line from the top of slopes which are 40% or greater
2. The applicant will be required to comply with the recommendations contained in the
Geotechnical Engineering Study, prepared by Liu & Associates, Inc. dated February 20,
2009.
3. The applicant shall clearly mark and fence trees outside the construction area and
replant exposed ground as soon as possible after construction activities.
4. That the applicant shall provide a Temporary Erosion and Sedimentation Plan designed
pursuant to the 2005 Department of Ecology's Erosion and Sediment Control
Requirements and provide staff with a Construction Mitigation Plan prior to issuance of
construction permits.
5. Weekly reports on the status and condition of the erosion control plan with any
recommendations of change or revision to maintenance schedules or installation shall
be submitted by the Project Engineer of record to the Public Works inspector.
6. Grading and foundation activities shall be conducted during the dryer months of the
year from April 1 through October 31 unless otherwise approved by the Development
Services Division.
Nexus: SEPA Environmental Regulations; 2005 Department of Ecology Erosion and
Sediment Control Requirements
2, Storm Water
Impacts: The applicant submitted a Technical Information Report for Wilson Park, prepared by
Baima & Holmberg, Inc. dated May 5, 2009. That report includes an analysis of upstream tributary
drainage which states that the parcel to the east drains onto the site. The Level 1 Downstream
Drainage Analysis in the report states that runoff from the site flows west into lots in the adjacent
Geneva Court development. The majorities of these flows collect in a drain constructed along the
back yards of the western -most lots of the Geneva Court development and then flow into the
Revised FRC Report 09-140.doc
City of Renton Department of Commune Economic (Development E inmental Review Committee Report
WILSON PARK PRELIMINARY PLAT LUA09-140, ECF, PP
Report of February 22, 2010 Page 8 of 12
storm system in South 53rd Place. This flow collects in a stormwater pond/bioswale facility located
at the intersection of Talbot Road S and South 53'
d
Place approximately 750 -feet downstream from
the site. This facility outfalls through an 18 -inch pipe to the west side of Talbot Road S into a poorly
defined channel flowing into the woods. The flows then pass through a 12 -inch culvert under a
walking path and continue to flow west to a wooded wetland area more than a quarter mile
downstream from the site. Flows into the ditch along S
55th
Street continue west in a rock lined
channel along the north side of the street to the intersection of Talbot Road S and S
55th
Street.
The channel is eroded and shows signs of flowing into the street. Flows from the ditch along Talbot
Road S collect in the storm system about 850 -feet downstream from the site eventually flowing
into Springbrook Creek at about 1,800 -feet downstream from the site. Springbrook Creek
continues flowing west to about one-half mile downstream of the site where it enters a box culvert
crossing SR 167. The Technical Information Report indicates that there are no apparent drainage
problems.
The revised submitted plans indicate that a proposed storm water detention vault would be
located in the easterly proposed access road to control downstream stormwater impacts. Staff
recommends as a mitigation measure that the final drainage report shall be subject to the 2009
King County Surface Water Design Manual.
Mitigation Measures:
1. The final drainage report and design shall be subject to the 2009 King County Surface
Water Design Manual.
Nexus: SEPA Environmental Regulations; 2009 King County Surface Water Design Manual
3. Vegetation
Impacts: The applicant submitted a Tree Inventory and Retention Plan and a Tree Retention
Worksheet with the project application. There are 101 total trees on the project site. Twenty-
three trees would be required to be retained. The applicant is proposing to retain 21 trees and
replacing the 2 additionally required trees with twelve 2 -inch caliper trees as required.
Lot 12, Tracts C and D, and a portion of Tract B are located in the Talbot Urban Separator Overlay.
As stated previously in this report, the purpose of the Urban Separator Overlay includes providing a
continuous open space and wildlife corridor. A revised tree retention worksheet and a revised tree
replacement plan were submitted by the applicant and indicate that 60 replacement trees would
be planted on site. Because the majority of these trees would be planted within the Urban
Separator area, the proposed open space area would be provided with vegetation enhancement.
Mitigation Measures: No further mitigation is necessary.
Nexus: N/A
4. Parks and Recreation
Impacts: It is anticipated that the proposed development would generate future residents who
would use City park and recreation facilities and programs. Staff recommends that the applicant be
required to pay a Parks Mitigation Fee based on $530.76 per each new single family lot to be
payable prior to recording the final plat. The fee is estimated at $5,838.36 (12 new lots —1 existing
lot x $530.76 = $5,838.36).
Revised ERC Report 09-140.doc
City of Renton Department of Communi Economic Development E nmental Review Committee Report
WILSON PARK PRELIMINARYPLAT LUA09-140, ECF, PP
Report of February 22, 2010 Page 9 of 12
Mitigation Measures:
1. The applicant shall be required to pay a Parks Mitigation Fee based on $530.76 per each
new single family lot prior to recording the final plat (with credit given for the existing
house). The fee is estimated to be $5,838.36.
Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No. 3082, Ordinance No.
4527
5. Transportation
Impacts: Access to the site would be from S 55t Street via a 50 -foot access easement (Road A) to
the west and a 30 -foot emergency access easement to the east (Road B). The applicant has
requested a street modification to reduce the internal roadway right-of-way width from 50 -feet to
37.5 -feet. That request was denied by the Development Services Director on November 10, 2009;
therefore, the internal roadway is required to be a minimum of 42 -feet of right-of-way. Additional
right-of-way is also required at all intersections and turns in the roadway configuration. The
pavement can be reduced to 26 -feet in width allowing parking on one side of the street. Both sides
of the street would be required to be improved with curb and gutter. A sidewalk is not required on
the southerly side of the street; however, the curb shall be installed 3 -feet from the southerly edge
of the right-of-way. A 5 -foot sidewalk is required by code and must be provided along the
northerly and outside portion of the new internal street with an 8 -foot planting strip (which shall
include street trees). Additionally, street lighting is also required.
The revised proposed internal street design provides a connection to the property to the north.
That property is large enough for future platting. This proposed northerly street extension is
depicted on the revised site plan as Road B. Proposed Lots 4 through 7 front on this street.
The westerly access roadway must be dedicated as public right-of-way. The pavement may be
reduced to 26 -feet in width, allowing for parking on one side of the street. Curb and gutter must
be provided along the westerly edge of the pavement. An 8 -foot wide planting strip and a 5 -foot
sidewalk must be provided along the west side of the street.
The easterly access easement from S
55th Street is initially to be used for secondary emergency
access through private road easement. The pavement must be a minimum of 20 -feet in width. An
emergency access gate, approved by the Fire Department can be installed where the roadway
enters the new plat.
The proposal would result in an increase in traffic trips to the City's street system. Therefore, staff
recommends that the applicant pay a Traffic Mitigation Fee based on a rate of $75.00 per
additional average daily vehicle trip. Each new residence is expected to generate 9.57 trips; credit
is given for the existing residence on the subject property. The Traffic Mitigation Fee is estimated
to be $7,895.25 (12 new lots —1 existing lot x 9.57 trips x $75.00 = $7,895.25) and would be
payable prior to recording the final plat.
Mitigation Measures:
1. The applicant shall be required to pay a Traffic Mitigation fee based on $75.00 per each
new average daily vehicle trip associated with the proposed project prior to recording of
Revised FRC Report 09-140. doc
City of Renton Department of Communi Economic Development E amental Review Committee Report
WILSON PARK PRELIMINARY PLAT LUA09-340, ECF, PP
Report of February 22, 2010 Page 10 of 12
the final plat (with credit given for the existing house). The fee is estimated to be
7,895.25.
Nexus: SEPA Environmental Regulations; Transportation Mitigation Fee Resolution No. 3100,
Ordinance 4527
6. Fire & Police
Impacts: Fire apparatus access roads appear adequate. All required roadways must be fully paved
and not exceed 15°x6 grade elevation, turning radius is 25 -foot inside and 45 -foot outside. Proposed
access gates must meet all requirements for Fire Department standards including Click -2 -Enter
control devices. Minimum 20 -foot roadway sections must be signed for "No Parking — Anytime" on
each side at maximum 50 -foot intervals.
Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed
development subject to the condition that the applicant provides the required improvements and
fees. As the proposal could potentially add 13 new residences, staff recommends that the
Applicant be required to pay a Fire Mitigation Fee in the amount of $488.00 per each new single
family lot with credit given for the existing single family residence. The total fee is estimated to be
5,368.00 (13 new lots —1 existing lot X $488.00 = $5,368.00).
Mitigation Measures:
1. The applicant shall be required to pay a Fire Mitigation Fee based on $488.00 per each
new single family lot prior to recording the final plat. The fee is estimated at $5,368.00.
Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance no.
4527
7. Aesthetics
Impacts: The applicant is proposing retaining walls on the property along the westerly property line
and in the northeastern portion of the subject property and within proposed Lot 7. These
proposed retaining walls would range from 12 to 20 -feet in height. The applicant has indicated
that the proposed retaining wall on the westerly side of the property would be composed of
poured concrete or reinforced earth and the proposed retaining wall in the eastern portion of the
property would be composed of poured concrete or soil nail. Because the height of these
proposed walls may cause visual impacts to adjoining property owners, staff recommends as a
mitigation measure that a combination of texturing and tinting shall be used on all visible surfaces
of the retaining walls. A sample board indicating the texture and tinting for the retaining walls shall
be submitted for the review and approval of the Planning Division project manager prior to
issuance of construction permits.
Mitigation Measures:
1. The applicant shall submit a sample board indicating the texture and tinting to be used
on all visible surfaces of retaining walls for the review and approval of the Planning
Division project manager prior to the issuance of construction permits.
Nexus: SEPA Environmental Regulations
E. Comments of Reviewing Departments
The proposal has been circulated to City Department and Division Reviewers. Where applicable, their
comments have been incorporated into the text of this report and/or "Advisory Notes to Applicant."
Revised ERC Report 09-140.doc
City of Renton Department of Commur Economic Development onmental Review Committee Report
WILSON PARK PRELIMINARY PLAT LUAO9-140, ECF, PP
Report of February 22, 2010 _ Page 11 of 12
Copies of all Review Comments are contained in the Official File and may be attached to this
report.
Environmental Determination Appeal Process: Appeals of the environmental determination must be
filed in writing on or before 5:00 PM, March 12, 2010.
Renton Municipal Code Section 4-8-110.8 governs appeals to the Hearing Examiner. Appeals must be filed
in writing at the City Clerk's office along with the required fee. Additional information regarding the
appeal process may be obtained from the City Clerk's Office, Renton City Hall - 7th Floor, 1055 S. Grady
Way, Renton WA 98057.
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative
land use action. Because these notes are provided as information only, they are not subject to the
appeal process for the land use actions.
Planning:
1. RMC 4-4-030C2 limits haul hours between 8:30 am and 3:30 pm, Monday through Friday unless
otherwise approved by the Community &Economic Development Department.
2. Commercial, multi -family, new single family and other non-residential construction activities shall
be restricted to the hours between 7:00 am and 8:0-0 pm, Monday through Friday. Work on
Saturdays shall be restricted to the hours between 9:00 am and 8:00 pm. No work shall be
permitted on Sundays.
3. A Renton Schools Impact Fee is required and is payable at the time of building permit issuance.
4. The plat is subject to the Urban Separator Overlay Regulations, RMC 4-3-110.
5. The applicant must obtain easements for any off-site construction activities.
Fire:
1. A fire hydrant with 1,000 gpm fire flow is required within 300 feet of all new single family
structures. If building square footage exceeds 3,600 square feet in area, the minimum fire flow
increases to 1,500 gpm and requires two hydrants within 300 feet of the structures.
2. Fire apparatus access roads appear adequate. All required roadways shall be fully paved and shall
not exceed 15% grade elevation, turning radius is 25 -foot inside and 45 -foot outside. Proposed
access gate shall meet all requirements for Fire department standards including Click -2 -Enter
control device. Minimum 20 -foot roadway sections shall be signed for "No Parking—Anytime" on
each side at maximum 50 -foot intervals.
Water:
Soos Creek Water will serve the site. Extension of a water line will be required for domestic and
emergency service.
Sanitary Sewer:
A minimum 8 -inch diameter sanitary sewer is required to be extended to serve the site.
2. The System Development Charge shall be determined by the size of the meter installed per each
lot. This fee is payable with the construction permit.
Revised ERC Report 09-140.doc
City of Renton Department of Commun) Economic Development E nmentat Review Committee Report
WILSON PARK PRELIMINARY PIAT LUA09-140, ECF, PP
Report of February 22, 2010 Page 12 of 12
Surface Water:
1. The System Development Charge shall be at the current rate of $1,012.00 per single family site.
This fee is payable with the construction permit.
Transportation:
1. All new access roads shall meet City of Renton standards or as modified.
2. A dedicated connection to the northern property line is required.
Plan Review —General:
1. All plans shall conform to the Renton Drafting Standards.
2. A construction permit is required. When plans are complete three copies of the drawings, two
copies of the drainage report, a construction estimate, application and appropriate fee shall be
submitted to the City Hall sixth floor counter.
Revised ERC Report 09-140.doc
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Mayor
Department of Community and Economic Development
November 10, 2009
Alex Pietsch, Administrator
Tom Redding
Baima & Holmberg, Inc.
100 Front Street South
Issaquah, WA 98027-3817
Subject: Wilson Park Preliminary Plat — LUA09-140
720 South 55th Street
Street Modification requests
Dear Mr. Redding:
We have completed our review of your request for modifications to the street standards for the
proposed Wilson Park Preliminary Plat located at 720 South 55th Street. The proposed residential
subdivision is for 13 single family building lots and four additional tracts. The subdivision will be served
by two access roadways south of the site to South 551h Street, connecting to a new street through the
proposed project.
You have requested modification for the internal roadway, including eliminating the required sidewalk
from one side of the street, reducing the right-of-way width, and eliminating the requirement for a cul-
de-sac. Clarification of the street improvement requirements for the two off-site access roadways is
also requested. The proposal continues to be based on a waiver of the required connection to the north
property line.
The request to reduce the internal street right-of-way width to 37.5 feet is denied. However, the
request to delete the sidewalk from one side of the internal street is approved, subject to providing an
eight -foot (8') planting strip between the street and remaining sidewalk. The requirement for a cul-de-
sac is modified to allow for a hammerhead turnaround and gated emergency access for secondary
access. The proposal to waive the requirement to extend the public street to the north property line is
also denied.
City Code 4-6-050 (Street Standards) requires full street improvements for all adjacent rights-of-way for,
within, and dedicated by a plat.
The City can modify street improvements for new plats if there are practical difficulties in carrying out
the provisions of the Street Improvement Ordinance. The Modification Procedures, as defined in
Section 4-9-250D, clearly states the criteria for approval by the Department Administrator. In order for
a modification to be approved, the Department Administrator must find that a special individual reason
makes the strict letter of this Ordinance impractical, that the modification is in conformity with the
intent and purpose of this Ordinance, and that such modification:
a) Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by this Ordinance, based upon sound engineering judgment; and
b) Will not be injurious to other property(s) in the vicinity; and
Renton City Hall • 1055 South Grady Way 9 Renton, Washington 98057 • rentonwa.gov
Mr. Tom Redding
Wilson Park Preliminary Plat
Page 2 of 3
c) Conform to the intent and purpose of the Code; and
d) Can be shown to be justified and required for the use and situation intended; and
e) Will not create adverse impacts to other properties in the vicinity.
The request to reduce the right-of-way width to 37.5 feet cannot be approved. The code allows for
consideration of reduction to 42 feet in width in cases where the additional area provides for a more
reasonable lot configuration. The reduction to 42 feet in width is approved, but we fail to find
justification to reduce the public right-of-way in this new residential neighborhood to a lesser standard.
The request to eliminate the sidewalk along the southerly side of the new internal roadway can be
supported in this situation, provided there are equivalent value amenities provided in exchange for
these improvements. This request is granted, subject to the provision of an eight- foot (8') wide planting
Strip, including landscaping and street trees, on the northerly side of the street with the new sidewalk.
The project site will be accessed by a single public street, which requires a cul-de-sac. The proposed
secondary access will mitigate the dead-end roadway configuration for emergency vehicles, but will not
be available for regular vehicles and delivery trucks. The requirement for a cul-de-sac is hereby waived,
subject to providing a full hammerhead turnaround in public right-of-way and emergency secondary
access through an approved gated system. The function of a hammerhead turnaround will be provided
with the extension of the street to the north property line, as addressed below.
The proposed street design for the plat fails to meet the requirement to extend the public street system
through the plat to the northerly property line. The property north of the site is large enough for future
platting, and will be connected to the public street system approved for this plat. The requirement for
extension of the public street system through the proposed plat to the north property line remains. This
extension is to be provided where Lot 8 is proposed, as an extension of the easterly north -south access
roadway.
The street improvements required for this preliminary plat, as modified in this decision, are as follows:
Westerly off-site access roadway between S. 55th St and the development site: This street section shall
be in dedicated public right-of-way. The pavement width can be reduced to 26 feet (26') in width,
allowing for parking on one side of the street. Curb and gutter shall be provided along the westerly edge
of the pavement. An eight -foot (8') wide planting strip shall be provided along the west side of the
street, with a five-foot (5') wide sidewalk.
New internal street system: This street section shall be in a minimum 42 -foot width right-of-way.
Additional right-of-way is also required at all the intersections and turns in the roadway configuration.
These radius dedications shall be for a 15 -foot radius. The pavement width can be reduced to 26 feet in
width, allowing for parking on one side of the street. Both sides of the street shall be improved with
curb and gutter. A sidewalk is not required on the southerly side of the new street. The face of the curb
shall be installed three feet (3') from the southerly edge of the right-of-way. A five-foot (5') wide
sidewalk shall be provided along the northerly and "outside" portion of the new internal street, with an
Mr. Tom Redding
Wilson Park Preliminary Plat
Page 2 of 3
c) Conform to the intent and purpose of the Code; and
d) Can be shown to be justified and required for the use and situation intended; and
e) Will not create adverse impacts to other properties in the vicinity.
The request to reduce the right-of-way width to 37.5 feet cannot be approved. The code allows for
consideration of reduction to 42 feet in width in cases where the additional area provides for a more
reasonable lot configuration. The reduction to 42 feet in width is approved, but we fail to find
justification to reduce the public right-of-way in this new residential neighborhood to a lesser standard.
The request to eliminate the sidewalk along the southerly side of the new internal roadway can be
supported in this situation, provided there are equivalent value amenities provided in exchange for
these improvements. This request is granted, subject to the provision of an eight- foot (8') wide planting
strip, including landscaping and street trees, on the northerly side of the street with the new sidewalk.
The project site will be accessed by a single public street, which requires a cul-de-sac. The proposed
secondary access will mitigate the dead-end roadway configuration for emergency vehicles, but will not
be available for regularvehicles and delivery trucks. The requirement for a cul-de-sac is hereby waived,
subject to providing a full hammerhead turnaround in public right-of-way and emergency secondary
access through an approved gated system. The function of a hammerhead turnaround will be provided
with the extension of the street to the north property line, as addressed below.
The proposed street design for the plat fails to meet the requirement to extend the public street system
through the plat to the northerly property line. The property north of the site is large enough for future
platting, and will be connected to the public street system approved for this plat. The requirement for
extension of the public street system through the proposed plat to the north property line remains. This
extension is to be provided where Lot 8 is proposed, as an extension of the easterly north -south access
roadway.
The street improvements required for this preliminary plat, as modified in this decision, are as follows:
Westerly off-site access roadway between 5.55`" St and the development site: This street section shall
be in dedicated public right-of-way. The pavement width can be reduced to 25 feet (26') in width,
allowing for parking on one side of the street. Curb and gutter shall be provided along the westerly edge
Rf the pavement. An eight -foot (8') wide planting strip shall be provided along the west side of the
street, with a five-foot (5') wide sidewalk.
New internal streets stem. This street section shall be in a minimum 42 -foot width right-of-way.
Additional right-of-way is also required at all the intersections and turns in the roadway configuration.
These radius dedications shall be for a 15 -foot radius. The pavement width can be reduced to 26 feet in
width, allowing for parking on one side of the street. Both sides of the street shall be improved with
curb and gutter. A sidewalk is not required on the southerly side of the new street. The.face of the curb
shall be installed three feet (3') from the southerly edge of the right-of-way. A five-foot (5') wide
sidewalk shall be provided along the northerly and "outside" portion of the new internal street, with an
Mr. Tom Redding
Wilson Park Preliminary Plat
Page 3 of 3
eight -foot (8') planting strip. The planting strip is to be landscaped, including street trees. Street
lighting meeting code with required lighting levels shall be provided on the new internal street system.
Street extension to north property line: A public street is required in the approximate location of
proposed Lot 8. This street shall include a minimum of 42 feet in right-of-way. The street improvements
for this extension shall include 26 feet of pavement, and curb and gutter along both sides of the street.
Sidewalks are required along both sides of this street section, both five feet (5') in width. The sidewalk
on the east side of the street can be constructed adjacent to the new curb. The west side of the street
shall include a five-foot (5') planting strip landscaped with street trees.
Easterly off-site access roadway between S. 55th St and the development site: This street section is
initially to be used for secondary emergency access through a private roadway easement_ The
pavement shall be a minimum of 20 feet in width through this roadway section. An emergency access
gate, approved by the Renton fire Department, can be installed where this roadway enters the new
plat. If this private easement is replaced in the future with dedicated public right-of-way, the
emergency access gate shall be removed. A note to this effect is to be included on the final plat.
You have 14 days from the date of this letter to appeal the administrative determination in accordance
with City code. Appeals are to be filed in writing, with the City Clerk, and require a filing fee in the
amount of $250.00. Appeals must be filed with the City Clerk before Tuesday, !'November 24, 2009, at
5:00 p -m.
You may contact Kayren Kittrick at (425) 430-7299 if you have any questions or need additional
information.
Sincerely,
Neil Watts, Director
Development Services Division
cc: Alex Pietsch, Community & Economic Development Administrator
Chip Vincent, Planning Director
Kayren Kittrick, Development Engineering Supervisor
Jerry Wasser, Associate Planner