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Staff Report for Chelan Creek FP to HEX
CITYOFANDECONOMICDEVELOPMENT---““‘RentoncA.REPORTTOTHEHEARINGEXAMINERDATE:April11,2017ProjectNameChelanCreekFinalPlatOwner:ChelanCreekLLC.Address:P0Box188,Puyallup,WA98372Contact:CaraVisintainer,C.E.SNWINC.FileNumber:LUA16-000527,EP,PUDProjectManager:JanlIlianProjectSummary:A14-lotresidentialsubdivisionwith5Tractsona4.21acresite,locatedwithinthe(R-8)zoningclassification.PreliminaryPlat,PUDLUA08-067.TheHearingExaminerapprovedthesubdivision,subjectto20conditionsonFebruary5,2009.OnFebruary17,2009,theapplicantsubmittedarequesttotheHearingExaminerforreconsiderationofconditions#7,#9,#12and#18.OnMarch3,2009,theHearingExaminermodifiedconditions#7,#9,#12,#18andaddedanewcondition#21.TheFinalPUDreceivedapprovalonSeptember27th,2016.ProjectLocation:928-ChelanAveNE,Section10,Township23,Range05SiteArea:183,4809SF(4.21acres)B.EXHIBITS:Exhibit1:StaffReportdatedApril11,2017Exhibit2:HEXPreliminaryPlatandPUDApprovalReportandExhibitsfLUAO8-067)Exhibit3:RequestforReconsiderationofHEXConditionsonFebruary17,2009Exhibit4:ReconsiderationmodifiedbytheHEXMarch3,2009Exhibit5:ConditionsofComplianceLetterExhibit6:FinalPUDApprovalExhibit7:FinalPlatMapExhibit8:VicinityMapC.FINDINGSOFFACT(FOF):1.Theapplicant,ChelanCreekLLC.,filedarequestforapprovalofa14-lotfinalplat.2.TheEnvironmentalReviewCommittee(ERC),theCity’sresponsibleofficial,issuedaDeterminationofNon-Significance-MitigatedonNovember10,2008forthesubjectproposal.HEXReportChelanCreekFinalPlatLUA16-000527,FP CityofRentonDepartmentofCommunity&EconomicDeeIopmentHearingExaminerRecommendationChelanCreekFinalPlatLUA16-000527,FPApril11,2017Page2of103.Representativesfromvariouscitydepartmentsarereviewingtheapplicationmaterialstoidentifycompliancewithallconditionsofprojectapproval.4.Thesubjectsiteislocatedat928-ChelanAveNE.TheplatislocatedinSection10Twp.23Rng.05.5.Thesubjectsite(183,489squarefeet)isa4.21acreparcel.6.ThePreliminaryPlatandPUD(LUAO8-043)receivedapprovalfromtheCityofRentononFebruary5th,2009.7.OnFebruary17,2009,theapplicantsubmittedarequesttotheHearingExaminerforreconsiderationofconditions#7,#9,#12and#18.8.OnMarch3,2009,theHearingExaminermodifiedconditions#7,#9,#12,#18andaddedanewcondition#21andreadsasfollows:A.Condition#7-Theapplicantshallberequiredtoextendthepedestrianpathwayfromwhereitisproposedtobegin,nearChelanPlaceNE,eastalongtheNGPEborderingthehammerheadturnaroundandLots3and4eventuallyconnectingtoDuvallAveNEinthesouthernportionofthesite.Apedestrianeasementshallberecorded,forthebenefitofthepublic,forthelengthofthepathway.TheeasementshallberecordedasdirectedbythePublicWorksDepartment.B.Condition#9-Theapplicantshallprovideasplitrailfenceontheresidentialsideofthepedestrianpathwayidenticaltotheothersidepathway.Thesplitrailfencewillberequiredtoincludeanentrancegatefromeachlottothepath.Thegatesshallopenintoeachrespectivelotandnotintothepath.C.Condition#12-Thegazeboandtotlotmaybelocatedasproposedbytheapplicant.Inordertoassuresafetyfromturningorbackingvehicles,theapplicantshallinstallbollardsinapositiontoprotectthesefeaturebutinamannerwherewheelstopsorcurbsalsopreventbackingvehiclesfromeasilyhittingthebollards.Thebollardsmaybethetypethatcanbelockedinplacebutremovedifnecessary.Inadditiontheplanshallnotetheadequatesquarefootagetocomplywiththeopenspacerequirement.aCondition#18-Theapplicantshallrecordaccesseasementsforeachtract.TheeasementsshallberecordedwiththePublicWorksDepartment;theexistingaccesseasementshallberevisedtorestrictaccesstoLot16only;andtheresidencelocatedonLot16shallincludeafiresprinklersystemtothesatisfactionoftheCityofRentonFireDepartment.E.Condition#21New-IfCouncilagreestothePlatandPUDanddeterminesnottolimitthePlat’sduration;thePUDshouldrunconcurrentwiththePlat.9.ThepropertyislocatedwithintheR-8zoneandRSFCompPlandesignation.10.TheFinalPlatcomplieswithboththeZoningCodeandtheComprehensivePlan.11.TheapplicanthascompliedwiththefollowingconditionsimposedbytheERConNovember10,2008:ComplianceEnvironmentalReviewCommittee(ERC)ImposedConditionsMitigationMeasure#1.-TheapplicantwillberequiredtosubmitaTemporaryErosion‘andSedimentationControlPlan(TESCP)designedpursuanttotheStateDepartmentofEcology’sErosionandSedimentControlRequirements,outlinedinVolumeIIoftheHEXReportChelanCreekFinalPlatLUA16-000527,FP CityofRentonDepartmentofCommunity&EconomicDevelopmentHeatingExaminerRecommendationChelanCreekFinalPlatLUA16-000527,FPApril11,2017Page3of102001StormwaterManagementManual.TheplanmustbesubmittedtoandapprovedbytheDevelopmentServicesDivisionPlanReviewstaffpriortoissuanceoftheutilityconstructionandbuildingpermitsandduringutilityandroadconstruction.StaffComment:ATemporaryErosionandSedimentControlPlanwasprepared,approvedbytheCity,andimplementedinthefieldduringconstruction.MitigationMeasure#2-ANativeGrowthProtectionEasement(NGPE)shallbeplacedoverthatpartofthesiteencompassingthestream/wetlandandbufferarea.Restrictivecovenantsshallalsobeplacedonthesitetothiseffect.Theeasementand,,—restrictivecovenantsshallberecordedpriortotherecordingofthefinalplat.StaffComment:ANativeGrowthProtectionEasementhasbeenplacedoverthestream,wetland,andwetlandbufferareasasshownonthefinalplat.Covenantshavealsobeenplacedonthefaceofthefinalplat.MitigationMeasure#3-Thedetentionsystemforthisprojectshallberequiredtocomplywiththerequirementsfoundinthe2005KingCountySurfaceWaterDesignManualtomeetbothdetention(ConservationFlowcontrol—a.k.a.Level2)andwater“qualityimprovements.StaffComment:Adetentionandwaterqualitysystemwasdesign,approved,andconstructedinaccordancewiththe2005KingCountySurfaceWaterDesignManual.MitigationMeasure#4-TheapplicantshallpayaParksMitigationFeebasedon$530.76pereachnewsinglefamilylot.Thefeeisestimatedat$7,430.64(14newlotsvx$530.76=$7,430.64)andispayablepriortotherecordingofthefinalplat.StaffComment:TheParksMitigationFeeshallbepaidpriortoissuanceofeachbuildingpermit.MitigationMeasure#5-TheapplicantshallpayaTrafficMitigationFeeintheamountof$75foreachnewnetdailytrippriortotherecordingofthefinalplat.Itisanticipatedthattheproposedprojectwouldresultinthepaymentof$10,048.50“($75.00x9.57tripsx14newlots=$10,048.50).StaffComment:TheTrafficMitigationFeeshallbepaidpriortoissuanceofeachbuildingpermit.MitigationMeasure#6-TheapplicantshallpayaFireMitigationFeebasedon$488.00pernewsinglefamilylotpriortotherecordingofthefinalplat.Thefeeis1”estimatedat$6,832.00($488x14=$6,832.00).StaffComment:TheTransportationMitigationFeeshallbepaidpriortoissuanceofeachbuildingpermit.12.TheapplicanthascompliedwiththefollowingconditionsasaresultofthepreliminaryplatapprovalHearingExaminer’sDecisiondatedFebruary5,2009.ComplianceHearingExaminer’sDecisionImposedConditionsCondition#1-TheapplicantshallcomplywiththeattachedChelanCreekDesign,Guidelines(Exhibit6)forallresidencesconstructedontheproposedlots.Theapplicantwillberequiredto,aspartoftheFPUDapplication,provideelevationsandfloorplansfortheproposedstructures.HEXReportchelanCreekFinalPlotLUA16-000527,FP CityofRentonDepartmentofCommunity&EconomicDevelopmentHeatingExaminerRecommendationChelanCreekFinalPlatLUA6-000527,FPApril11,2017Page4of10StaffComment:TheapplicantwillcomplywiththeChelanCreekDesignGuidelines.Allbuildingpermitswillcomplyatthetimeofbuildingpermitsubmittal.Condition#2-Theapplicantshallsubmitarevisedlandscapingandstreetimprovementplandepictingthefollowing:ameanderingsidewalk;ornamentallandscapingandmodulatedfencing,forthoseportionsofthefrontagenotabuttingtheproposedNGPE,tothesatisfactionoftheCurrentPlanningProjectManager.Modulationofthefenceshallbeusedtotransitionfromtheproposedfence,notabuttingtheNGPE,tothesplitrailfenceabuttingtheNGPE.Inthedepressionofthefence,whereitconnectstothesplitrailfence,anornamentaltreeshallbeplantedinordertoconcealthetransitionofthefence.TherevisedplanmustbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoutilityconstructionpermit,FinalPUD,orFinalPlatapproval;whichevercomesfirst.StaffComment:LandscapingandstreetimprovementplanshavebeensubmittedandapprovedbytheCurrentPlanningProjectManager.ThemeanderingsidewalkhasbeenconstructedonDuvallAvenueNEalongthesitefrontagewithornamentallandscapingandmodulatedfencing.SplitrailfencinghasbeeninstalledabuttingtheNGPE.Condition#3-ThePilloLLA(LUAO8-066)shallberecordedpriortoFinalPlatrecordingorFinalPUDapproval;whichevercomesfirst.StaffComment:ThePilloLLAwasrecordedonJanuary30,2009underKingCountyRecordingnumber20090130900003.Condition#4-Theapplicantshallberequiredtoconstruct,tothesatisfactionoftheDevelopmentServicesandCurrentPlanningDivisions,streetimprovementsalongDuvallAveNE.Streetimprovementsinclude,butarenotlimitedto:paving,sidewalks,curb,gutter,stormdrain,landscape,streetlights,andstreetsigns.StaffComment:StreetimprovementsalongDuvallAveNEincludepaving,curb/gutter,stormdrainage,landscaping,streetlights,andstreetsignswereconstructedtothesatisfactionoftheDevelopmentEngineeringSectionandCurrentPlanning.Condition#5-TheapplicantshallberequiredtolocatethemeanderingsidewalkclosesttothestreetwheretheNGPEabutstheright-of-way.StaffComment:ThemeanderingsidewalkislocatedwheretheNGPEabutstherightofwayalongDuvallAvenueNE.Condition#6-TheapplicantshallsubmitalightingplanforreviewandapprovalbytheCurrentPlanningProjectManagerpriortoutilityconstruction,FinalPUD,orFinalPlatapproval;whichevercomesfirst.Thelightingplanshallcontainpedestrianlightingon‘bothsidesofthepathwayinastaggeredconfiguration.StaffComment:Alightingplanwassubmitted,reviewed,andapprovedonJanuary11,2016.Streetlightingisinstalledpertheapprovedplan.Condition#7-Theapplicantshallberequiredtoextendthepedestrianpathwayfromwhereitisproposedtobegin,nearChelanPlaceNE,eastalongtheNGPEborderingthehammerheadturn-aroundandLots3and4eventuallyconnectingtoDuvallAveNEinthesouthernportionofthesite.Apedestrianeasementshallberecorded,forthebenefitofthepublic,forthelengthofthepathwaypriortoutilityconstruction,FinalPUD,orFinalPlatapproval;whichevercomesfirst.HEXReportChelanCreekFinalPlotLUA16-000527,FP CityofRentonDepartmentofCommunity&EconomicDevelopmentHearingExaminerRecommendationChelanCreekFinalPlatLUA6-000527,FPApril11,2017Page5of10StaffComment:ThisconditionwasrevisedasaresultofthereconsiderationbyHEXonMarch3,2009.SeeFindingsofFact(FOF)13.RevisedCondition#7.Condition#8-Theapplicantshallberequiredtoenhancethebufferareaadjacenttowherethepathwayislocated.Whereenhancementofthebuffer,adjacenttothepathway,duetoexistinghighqualityvegetation,additionalbufferareaorothermitigationmayberequired.Arevisedwetland/streammitigationplanshallbe‘submittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoutilityconstructionorFinalPlatapproval;whichevercomesfirst.StaffComment:Arevisedwetland/streammitigationplanwassubmittedandapprovedbytheCurrentPlanningProjectManager.Condition#9-Theapplicantshallprovideasplitrailfenceontheresidentialsideofthepedestrianpathwayidenticaltotheothersidepathway.Thesplitrailfencewillberequiredtoincludeanentrancegatethatopensoutontothepedestrianpathwayfor“eachlot.StaffComment:ThisconditionwasrevisedasaresultofthereconsiderationbytheHEXonMarch3,2009.SeeFindingsofFact(FOF)13.RevisedCondition#9.Condition#10-Theapplicantshallberequiredtoorienteachresidenceasnotedonpage14ofthereport;underPreliminaryPlatreviewcriteria.Lots1and2shallbeorientedtowardsChelanP1NE;Lots3and4towardstheNGPE(west);Lots5through12towardstheNGPE(east);Lot13towardstheNGPE(south);Lots14and15towardsTractA(south);andLot16towardstheabuttingpropertytothewest.StaffComment:EachresidencewillbeorientedasnotedonPage14ofthestaffreport.Morespecifically,Lots1and2towardChelanPlaceNE,Lots3and4towardtheNGPE,Lots5-10towardtheNGPE,Lot11(previouslyLot13)towardtheNGPE,Lot12and13(previouslyLots14and15)towardtheNGPE,andLot14(previouslyLot16)towardtheabuttingpropertytothewest.Condition#11-Drivewaywidthsshallberestrictedtonomorethe9feetforasinglecargarageandnomorethan16feetfordoublecargarage.StaffComment:DrivewaywidthsforasinglecatgaragewillnotexceedDfeetandadoublecargaragewillnotexceed16feet.Condition#12-Theapplicantshallsubmitarevisedlandscapeplandepictingtherelocationofthetotlotandtherelocationofthegazebotowheretheproposedpedestrianpathwayeitherstartsorterminates.TherevisedplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoFinalPUD,FinalPlat,orutilityconstructionapproval.Inadditiontheplanshallnoteadequatesquarefootagetocomplywiththeopenspacerequirement.StaffComment:ThisconditionwasrevisedasaresultofthereconsiderationbytheHEXonMarch3,2009.SeeFindingsofFact(FOF)13.RevisedCondition#12.Condition#13-TheapplicantshallberequiredtodepictadequateareaoneachlotforprivateopenspaceontheParking,LotCoverage,andLandscapingAnalysistobesubmittedaspartoftheFinalPUDapplication.StaffComment:Parking,LotCoverage,PrivateOpenSpace,andLandscapingareasareshownonthedimensioningplanasapartofthecivilconstructiondrawings.ThisplanwasreviewedandapprovedbytheCity.PleaserefertosheetC9oftheconstructionHEXReportChelanCreekFinalPlatLUA16-000527,FP CityofRentonDepartmentofCommunity&EconomicDevelopmentHearingExaminerRecommendationChelanCreekFinalPlatLUA16-000527,FPApril11,2017Page6of10drawings.Condition#14-Theapplicantshallberequiredtoestablishahomeowners’associationforthedevelopment,whichwouldberesponsibleforanycommonimprovementsand/ortractswithinthePUDpriortoFinalPlatorFinalPUDapproval;whichevercomesfirst.Inaddition,thosestandardsincludedintheChelanCreekDesignvGuidelinesthatareapplicabletothemaintainingthedesignofthePUDshallbeincorporatedintothehomeowners’associationbylaws.StaffComment:AHomeownersAssociation(HOA)hasbeenestablishedforthedevelopment.TheChelanCreekDesignGuidelineshavebeenincorporatedintotheCC&Rs.Condition#15-Theapplicantshallobtainademolitionpermitandcompleteallrequiredinspectionsforallbuildingslocatedonthepropertypriortotherecordingofvthefinalplat.StaffComment:Thedeveloperobtainedthepermitandallrequiredinspectionswerecompleted.#16-Omittedinerror.Condition#17-TheapplicantshallsubmitareviseddetailedlandscapeplanpreparedbyacertifiedlandscapearchitectorotherlandscapeprofessionaltotheCurrentPlanningProjectManagerpriortoutilityconstructionpermit,FinalPlat,orFinalPUDapproval;whichevercomesfirst.Therevisedlandscapeplanshouldinclude:a5-footlandscapestripalongthefrontageofLots1through4;andornamental10-footlandscapestripalongDuvallAveNEstreetfrontageforLots1through4andLot13;,.—andornamentallandscapingtomirrortheexistingfrontageimprovementsalongDuvallAveNE,justsouthofthesite.Therevisedlandscapeplanshouldalsoincludefencedetailfortheentiresite.StaffComment:AlandscapeplanwassubmittedtotheCityforreviewandapproval.TheLandscapeplanincludeda5-footlandscapestripalongthefrontageofLots1and2,a10-footwidelandscapestripalongDuvallabuttingLots1-4andLot11(previouslyLot13).Fencingdetailswerespecifiedontheplan.Condition#18-Theapplicantshallrecordaccesseasementsforeachtractpriortoutilityconstruction,FinalPlat,orFinalPUDapproval,whichevercomesfirst;theexistingaccesseasementshallberevisedtorestrictaccesstoLot16only;andthevresidencelocatedonLot16shallincludeafiresprinklersystemtothesatisfactionoftheCityofRentonFireDepartment.StaffComment:ThisconditionwasrevisedasaresultofthereconsiderationbytheHEXonMarch3,2009.SeeFindingsofFact(FOF)13.RevisedCondition#18.Condition#19-Theapplicantshallberequiredtosubmitarevisedplatplandepictinga15-footradiusonthenortheastcornerofLot12.Therevisedplanwouldberequiredtobesubmittedpriortoconstructionpermit,FinalPlat,FinalPUDapproval;“whichevercomesfirst.StaffComment:A15-footradiusisshownonLot10(previouslyLot12).PleaserefertotheFinalPlatMap.HEXReportChelanCreekFinalPlatLUA16-000527,FP CityofRentonDepartmentofCommunity&EconomicDevelopmentHeatingExaminerRecommendationChelanCreekFinalPlatLUA6-000527,FPApril11,2017Page7of10Condition#20-Theapplicantshallberequiredtoextendtheexisting8-inchwatermainwithintheaccesseasement(extendedfromNE10thSt)tothesouthboundaryofLot16priortoFinalPlatapproval.Watermainextensionsshallalsobeinstalledfor‘thefullfrontageofLot3.StaffComment:Thedeveloperhasextendedtheexisting8-inchwatermainasapprovedundertheconstructionplans.13.TheapplicanthascompliedwiththefollowingrevisedconditionsasaresultofthereconsiderationbytheHEXMatch3,2009:ComplianceRequestofReconsiderationofHEXConditionsRevisedCondition#7-Theapplicantshallberequiredtoextendthepedestrianpathwayfromwhereitisproposedtobegin,nearChelanPlaceNE,eastalongtheNGPEborderingthehammerheadturn-aroundandLots3and4eventuallyconnectingtoDuvallAveNEinthesouthernportionofthesite.Apedestrianeasementshallbe,.—recorded,forthebenefitofthepublic,forthelengthofthepathway.TheeasementshallberecordedasdirectedbythePublicWorksDepartment.StaffComment:ThepedestrianpathwayhasbeenextendedaroundtheentirecircumferenceoftheNGPE,internaltothep/at,connectingtoDuval/AvenueNEintwolocations.ApublicpedestrianeasementisshownonthefaceoftheFinalP/at.RevisedCondition#9-Theapplicantshallprovideasplitrailfenceontheresidentialsideofthepedestrianpathwayidenticaltotheothersidepathway.Thesplitrailfencewillberequiredtoincludeanentrancegatefromeachlottothepath.Thegatesshallopenintoeachrespectivelotandnotintothepath.StaffComment:AsplitrailfenceisinstolledadjacenttotheNGPEasshownontheapprovedlandscaping,wet/andbuffermitigationandcivilplans.A4-footboardfenceisinstalledalongtheresidentialsideofthepedestrianpathwayasshownontheapprovedplans.Thegatesopenintoeachlotandnotintothepath.RevisedCondition#12-Thegazeboandtotlotmaybelocatedasproposedbytheapplicant.Inordertoassuresafetyfromturningorbackingvehicles,theapplicantshallinstallbollardsinapositiontoprotectthesefeaturebutinamannerwherewheelstopsorcurbsalsopreventbackingvehiclesfromeasilyhittingthebollards.Thebollardsmaybethetypethatcanbelockedinplacebutremovedifnecessary.Ini.—additiontheplanshallnotetheadequatesquarefootagetocomplywiththeopenspacerequirement.StaffComment:AlandscapeplandepictingthegatheringspacewasreviewandapprovedbyCityPlanning.Thegatheringspace,includingbollard,willbebondedforandinstalledpriortofinalofthefirstconstructedhome.Anotehasbeenaddedontheplanshowingthesquarefootageoftheopenspace.RevisedCondition#18-Theapplicantshallrecordaccesseasementsforeachtract.TheeasementsshallberecordedwiththePublicWorksDepartment;theexisting“accesseasementshallberevisedtorestrictaccesstoLot16only;andtheresidencelocatedonLot16shallincludeafiresprinklersystemtothesatisfactionoftheCityofRentonFireDepartment.HEXReportChelanCreekFinalPlotLUA16-000527,FP CityofRentonDepartmentofCommunity&EconomicDevelopmentHeatingExaminerRecommendationChelanCreekFinalPlatLUA16-000527,FPApril11,2017Page$of10StaffComment:AccesseasementsareshownonthefaceoftheFinalPlatMap.TheexistingaccesseasementhasbeenrevisedtorestrictaccesstoLot14(previouslyLot16).Lot14(previouslyLot16)willincludearesidentialfiresprinkler.Condition#21New-IfCouncilagreestothePlatandPUDanddeterminesnottolimitthePlat’sduration;thePUDshouldrunconcurrentwiththePlat.StaffComment:RentonMunicipalCodeRMC4-1-045F5.PUDsareapprovedasacompaniontoapreliminaryplatapplicationshallremainvalidforthedurationofthepreliminaryandfinalplat.14.TheapplicanthascompliedwiththefollowingconditionsasaresultoftheFinalPUDapprovalanddecisiondatedSeptember27,2016.TheprojectissubjecttoallPreliminaryPUD,PreliminaryPlat,andSEPAconditionsunlessotherwisemodifiedviathisdecision,andalsosubjecttothefollowingFinalPUDconditions:ComplianceFinalPUDConditionsCondition#1-TheapplicantshallcomplywiththeattachedChelanCreekDesignGuidelinesforallresidencesconstructedontheproposedlotsandshallbedemonstratedpriortobuildingpermitapprovalforeachhome.Theapplicantshouldnotethatbasedontherenderings,thehomesmaynotcomplywith(butnotlimitedto)thefollowing:on-sitegaragesshallbesetbackaminimumof5feetfromthe,.—buildingfacadeonwhichthegarageislocated;aminimumofatleastonesidearticulationshalloccurforsideorrearelevationsfacingstreetsorpublicspaces;eachhomeshallhaveacoveredporchormainentryorientedtowardthepublicrealmintherespectivefrontyard;primaryroofpitchesshallbeaminimumof6:12.StaffComment:TheChelanCreekDesignGuidelineswillbefollowedanddemonstratedpriortobuildingpermitapproval.Condition#2-Apedestrianeasementshallberecorded,forthebenefitofthepublic,forthelengthofthepedestrianpathway(fromnearChelanP1NEeastalongtheNGPE,ztoDuvallAveNE)priorto/orconcurrentwithFinalPlatrecording.StaffComment:ApublicpedestrianeasementisshownonthefaceoftheFinalPlatandwillberecordedconcurrently.Condition#3-Theapplicantshallsubmitarevisedplat/landscapeplandepictingatleasta3-footseparationfromproposedpathwayandtheexistingfenceonsouthernpropertyline.The3-footareaisrequiredtoincludevegetationandgroundcover.Therevisedsite/landscapeplanshallbesubmittedto,andapprovedby,theCurrent,,—PlanningProjectManagerpriortoFinalPlatapproval.StaffComment:Theareaofthepathrelocationwasproposedaswetlandbufferenhancementandshownonthewetlandmitigationplans.ArevisedwetlandbuffermitigationplanwillbeprovidedtotheCurrentPlanningProjectManagerpriortofinalplatapproval.Condition#4*TheapplicantshallberequiredtoorientthefrontyardandentrancesforeachresidenceshallbedemonstratedpriortobuildingpermitapprovalforeachHEXReportChelanCreekFinalPlotLUA16-000527,FP CityofRentonDepartmentofCommunity&EconomicDevelopmentHearingExaminerRecommendationChelanCreekFinalPlatLUA16-000527,FPApril11,2017Page9of10home.Lots1and2requiredtoorienttowardChelanPlaceNE,Lots3and4wouldorienttowardtheNGPE(west);Lots5through10wouldorienttowardstheNGPE(east);Lot11(previouslyLot13)towardtheNGPE(south);Lots12and13(previouslyLots14and15)towardtheNGPE(south);andLot14(previouslyLot16)towardtheabuttingpropertytothewest.StallComment:Thebuildingandfrontyardwillbeorientedasrequiredandshownonthesiteplanpriortobuildingpermitissuance.Condition#5-Drivewaywidthsshallberestrictedtonomorethe9feetforasinglelaneandnomorethan16feetfordoublelanedrivewaysandshallbedemonstratedvpriortobuildingpermitapprovalforeachhome.StalfComment:Drivewaywidthsforasinglecargaragewillnotexceed9feetandadoublecargaragewillnotexceed16feet.Condition#6-Thegazebo(andtotlot)maybelocatedasproposedbytheapplicant.Inordertoassuresafetyfromturningorbackingvehicles,theapplicantshallinstallbollardsinapositiontoprotectthesefeaturesbutinamannerwherewheelsstopsorcurbsalsopreventbackingvehiclesfromeasilyhittingbollards.Thebollardsmaybethetypethatcanbelockedinplacebutremovedifnecessary.StallComment:BollardswillbeinstalledwithinTractAatthegatheringspace.Condition#7-Theapplicantshallberequiredtoestablishahomeowners’associationforthedevelopment,whichwouldberesponsibleforanycommonimprovementsand/ortractswithinthePUDpriortoorconcurrentwithFinalrecording.Inaddition,thosestandardsincludedintheChelanCreekDesignGuidelinesthatareapplicableto“themaintainingthedesignofthePUDshallbeincorporatedintothehomeowners’associationbylaws.StaffComment:Ahomeowner’sassociationhasbeencreatedandthePUDdesignguidelineshavebeenaddedtotheCCRs.Condition#8-ANativeGrowthProtectionEasementshallbeplacedoverthatpartofthesiteencompassingthestream/wetlandandbufferarea.Restrictivecovenantsshallalsobeplacedonthesitetothiseffect.Theeasementandrestrictivecovenants“shallberecordedpriortoorconcurrentwiththerecordingoftheFinalPlat.StallComment:Aneasementandrestrictivecovenantwillberecordedconcurrentlywithrecordingofthefinalplot.D.CONCLUSIONS:1.ThesubjectsiteislocatedintheR-8ZoneandRSFCompPlandesignationandcomplieswiththezoninganddevelopmentstandardsestablishedwiththisdesignation.SeeFOF10.2.TheFinalPlatsatisfiestheconditionsimposedbythepreliminaryplat,PUDandtheSEPAprocess.SeeFOF11-14.E.RECOMMENDATION:StaffrecommendsapprovalofChelanCreekFinalPlat,FileNo.LUA6-000527,FPasdepictedinExhibit7,subjecttothefollowingconditions:HEXReportChelanCreekFinalPlotLUA16-000527,FP CityofRentonDepartmentofCommunity&EconomicDevelopmentHearingExaminerRecommendationChelanCreekFinalPlatLUA6-000527,FPApril11,2017Page10of101.AllplatimprovementsshallbeeitherconstructedordeferredtothesatisfactionofCitystaffpriortotherecordingoftheplat.SUBMITTEDTHIS11thDAYOFAPRIL,2017.P1LNNINGDIVISIONHEXReportChelanCreekFinalPlotLUA16-000527,FP a,February5,2009OFFICEOFTHEHEARINGEXAMINERCITYOFRENTONMinutesLindaPub541136thAvenueSWSeattle,WA98126JimHansonHansonConsulting17446MallardCoveLaneMt.Vernon,WA98274ChelanCreekPUDfileNo.:LUA08-067,PPUD,PP,ECF,CAE,CAETaxm#102305-9106and#102305-9440922ChelanAvenueRequestingPreliminaryPlannedUrbanDevelopment,PreliminaryPlatapprovalforthesubdivisionofa4.21-acresiteinto16lotsfortheeventualdevelopmentofsingle-familyresidences,withtwoaccesstracts.DevelopmentServicesRecommendation:Approvesubjecttoconditions.TheDevelopmentServicesReportwasreceivedbytheExamineronDecember22,2008.AfterreviewingtheDevelopmentServicesReport,examiningavailableinformationonfilewiththeapplication,fieldcheckingthepropertyandsurroundingarea;theExaminerconductedapublichearingonthesubjectasfollows:MINUTESThefollowingminutesareasummatyoftlteDecember30,2008hearing.ThelegalrecordisrecordedonCD.ThehearingopenedonTuesday,December30,2008,at9:03a.m.intheCouncilChambersontheseventhflooroftheRentonCityHall.PartieswishingtotestifywereaffirmedbytheExaminer.APPLICANT/OWNER:CONTACT:LOCATION:SUMMARYOFREQUEST:SUMMARYOFACTION:DEVELOPMENTSERVICESREPORT:PUBLICHEARING:Thefollowingexhibitswereenteredintotherecord:Yellowtilecontainmgapplication,proofofposting,proofofpublicationandotherdocumentationnertinenttothisrecuest.EXHIBIT2 ExhibitNo.5:LandscapePlanExhibitNo.3:ZoningMapPreliminaryPlatPlanExhibitNo.4:PreliminaryPlat/PPUDPlanExhibitNo.7:WetlandMitigationPlanshowingExhibitNo.8:IllustrationofNormalPlatPlanPedestrianPathwayExhibitNo.6:ChelanCreekDesignGuidelinesThehearingopenedwithapresentationofthestaffreportbyRocaleTimmons,AssociatePlanner,CommunityandEconomicDevelopmentDepartment,CityofRenton,1055SGradyWay,Renton,Washington98055.TheproposedprojectwouldbelocatedinnortheastRentononthewestsideofDuvallAveNEbetwecnNE10thStreetandNE8thStreet.AlotadjustmentiscurrentlypendingtoadjustthelotlineofathirdparcelimmediatelyabuttingproposedLot16tothesouthwiththesubjectproperty.Twocriticalareaexemptionshavebeengrantedfortheproposal.ThesiteiszonedR-8andwithintheResidentialSingle-familyComprehensivePlanDesignation(RSf).AspartofthePUPtheapplicanthasrequestedmodificationsfromthestreetstandardsandtheR-8developmentstandards,includinglotsize,widthanddepthandfrontyardsetbacks.Theproposedresidentialdensitywouldbe4.70du/acafteralldeductions.Therearetwoexistinghomesandseveraloutbuildingsontheexistinglots,whichwouldberemovedpriortoconstruction.Thesiteisvegetatedwithgrasslawns,shrubsandtrees.Atreeinventoryindicatesatotalof191treesofwhich21%wouldremain.Theoverallelevationchangewithinthesiteisabout15feet.Thesiteslopesdownfromthenortheasttothesouthwest,theslopethroughoutthesiteisapproximately4%orless.ThereisaClass4streamandaCategory2wetlandontheprojectsite.Thewetlandislocatedwithinabroadswalethroughthecentralportionofthesite,Category2wetlandsrequirea50-footbufferandaClass4streamrequiresaminimum35-footbuffer.Abufferaveragingproposalhasbeenapprovedbystaff,whichwouldallowtheapplicanttoreducethebufferonthewestsideofthewetlandtoapproximately25feet.EnvironmentalReviewCommitteeissuedaDeterminationofNon-Significance-Mitigatedwithsixmeasures.Noappealswerefiled.TheproposaldoescomplywiththefollowingcodeprovisionsofthePUPprocess;preservationandenhancementofnaturalfeatures,superiorlandscaping,bufferingandscreening,superiorarchitecturaldesign,andplacementandorientationofstructures.WithoutthePUPitwouldhavebeenchallengingtomeetthedensityrequirements.Theapplicanthasproposedtocomplywithalldevelopmentstandardswiththeexceptionoftherequestedmodifications.ApplicantwouldberequiredtocomplywiththeChelanCreekGuidelinespreparedbystaff.Inaddition,theapplicantwouldberequiredtoprovidefencing,landscapingandsidewalkstomirrorexistingfrontageimprovementsjustsouthofthesitealongDuvallAveNE.Thelightingplanwouldcontainpedestrianlightingonbothsidesofthepathwayinastaggeredconfiguration.StaffaskedtohavethepathwayextendedforbetterconnectivitytoChelanPlaceNEandbackouttoDuvallAvenueNE.Asplitrailfencewouldberequiredalongthebufferareatoprovideprivacy.Theresidentialdrivewaysshouldbelimitedtonomorethan9feetforasinglelaneandnomorethan16feetforadoublelanedriveway.Thatisadeviationfromthe20-footmaximuminthecode.Thedeveloperwouldberequired,within2yearsoftheeffectivedateoftheapprovalofthepreliminaryplan,tosubmitafinaldevelopmentplan.Theapplicanthasrequesteda3-yearextension,thesametimelimitsofanChelanCreekPUPfileNo.:LUA-08-067,PP,PPUD,ECF,CAE,CAEfebruary5,2009Page2 ChelanCreekPUDFileNo.:LUA-08-067,PP,PPUD,ECF,CAE,CAFFebruary5,2009Page3approvedpreliminaryplatforatotalof5years.Staffagreedtotheextension.Theexistinghomescouldberetainedonthepropertyuptotheendofthe5-yearterm.Staffrecommendedthatthetotlotberemovedduetothesafetyofchildrenplayinginthatlocationandthegazeboshouldberelocatedtothestartorendofthepedestrianpathway.Ahomeowners’associationforthedevelopmentshouldbeestablishedinordertomaintainanycommonimprovementsandlortractswithinthePUT)priortoFinalPlatorFinalPUDapproval.TheExaminerstatedthattheremovalofthetotlotmaynotbeagoodthing,wherelotsaresmallerandtherearemorerestrictions,itmaybenecessarytohaveaplayareainsidethedevelopment.ConsistencywithPreliminaryPlatCriteria:Ms.TimmonscontinuedstatingthattheproposalisconsistentwithmostoftheComprehensivePlanandCommunityDesignElementpolicieswiththeexceptionofCD1O,CD82andT9,whichwouldnotbemetunlesstheconditionsofapprovalincludinglighting,andstreetfrontageimprovementsalongDuvallAveNEarecompletedaspartofthePUT)regulations.SomemodificationswouldbenecessaryaspartofthePUT),Lots1-3,5-12and14requireamodificationfromthelotwidthstandards,Lots1-3,5,6,8and11requiremodificationsfromthelotsizerequirementsandLot4requiresamodificationfromthelotdepthrequirements.AdditionalmodificationswouldbeneededforthefrontyardsetbacksduetotheproposedwidthsofLots5,6and14becausetheyarelessthanrequiredbycode.Anaccesseasementexistsonthenorthwestportionofthesitethatisusedbytheexistingresidence.TheFireDepartmenthasreviewedtheapplicationandisallowingtheexistingeasementtoremainaslongastheproposedresidenceforLot16isconstructedwithafiresprinklersystem.AlargerradiuswouldberequiredonthenortheastcornerofLot12foremergencyvehicleaccess.Theapplicantisnotproposingtoplanttwostreettreesanda5-footlandscapestripwithinthefrontyardsofLots1-4.A10-footlandscapestriphadalsobeenomittedonLot13.Traffic,FireandParksmitigationsfeeswouldapplytothisproject.TheRentonSchoolDistricthasstatedthattheycanaccommodatetheadditionalstudentsgeneratedbythisproposal.TheprojectsitewouldbeservedbytheCityofRentonwaterandsewerdepartments.Itwasrecommendedthattheexisting8-inchwatermainbeextendedforthefullfrontageofLot16.AwatermainwouldalsoneedtobeconstructedwithinChelanPlaceNEandbeextendedthefullfrontageofLot3.LindaPub,541136thAvenueSW,Seattle,WA98126statedthatsheisthetrusteeofherparentsandgrandparent’sproperty.Sheownstheresidencethatispartofthelotlineadjustment,922ChelanAvenueNEandshewantstomakesurethatthisdevelopmentisofthehighestquality.Whenthepropertywasoriginallypurchased,therewasnowetland.WhenDuvallAvenuewasconstructedaculvertwasputinwhichcreatedthecreekthatranthroughtheproperty.JimHanson,HansonConsulting,17446MallardCoveLane,Mt.Vernon,WA92274,statedthathemetwiththeCityapproximatelyoneandahalfyearsagowitharegularplatplan.Therewasnostreamorwetlandreportatthattime.TheCitysuggestedthattheymightwanttolookatdoingaPUDonthepropertysincethereissuchalargearearunningdiagonallythroughthepropertythatmostlikelywasastreamandawetland. ChelanCreekPUDFileNo.:LUA-08-067,PP.PPUD,ECF,CAE,CAEFebruary5,2009Page4Theapplicanthiredawetlandconsultant,whoidentifiedthestreamasaClass4StreamandthewetlandasaCategory2wetland.LateranadditionalwetlandbiologistwashiredtolookatitandverifiedthatitwasaClass4StreamandaCategory2wetland.Whentheapplicationwasputtogether,theCityaskedforathirdreview,whichcamebackwiththesamedeterminations.Afterallthat,afinalplanwasputtogetherandtheCity’speerreviewofthatplanwasfoundtobeacceptablewithafewminoradditions,whichweremade.Inthefinaldesignthemitigationwasincreasedinthesouthernareabeyondwhatanyoftheconsultantshadsuggested.Theactualstreamandbuffercoverapproximately45%ofthesite.Themainmodificationthattheyareaskingforislotwidthandsize.ThelotdepthissueonlyconcernsLot4anditisbelievedthatLot4doesmeetthedefinitionoflotdepth.Thenorthernboundayisabout54feetandthesouthernboundaryisconsiderablylarger.Theaveragewouldbeinexcessofthe65-footminimumdepth.ThePUDwassuggestedduetothelargebuffer.Adraftofthesitewithoutthemodificationswasprepared,whichusedastandard50-footwidelot.Alllotsare65-feetdeepandover4,500squarefeet.Inordertoachievethelotsizes,anumberofthelotlinesgointothewetlandbuffer,whichisallowedbyRenton’scode.Theyfeltthatbymodif’ingthelotsizesandkeepingalltheprivatelotsoutofthebufferreallyhelpedprotectthestream.ThePUDisamuchbetterdesignthanaregularplat.Theydoagreewithmostofthedesignguidelines,buttherearesomedetailsthatmakeitverydifficulttouseandtherearesomeconflictsintheguidelines.Thereneedstobetheabilityforthestaffanddesignertoworktogethertoachievethegoalofaparticularstandard.TheExaminersuggestedthattheygointotheobjectionsofthedesignguidelines.Hepresumedthattheguidelineshadbeenagreedtopriortothehearing.Theguidelinesare13pageslongandquitedetailedandelaborate.Thetermsoftheguidelinesneedtobesettlednow,ifthatisnotpossible,thehearingcanbecontinued.Ms.Timmonsstatedthattheapplicanthadbeengivenacopyoftheguidelines.Mr.Hansonstatedthathecouldgooverafewoftheirobjectionssuchas;housesneedtobeorientedtowardstheNativeGrowthProtectionEasement.Thatisnotaproblem,butwhatexactlydoesthatmean,orientedtowards,isthatthefrontdoor?ChelanAvenuewouldbelilceanalley,wouldthedoorsandgarageshavetomeetthecriteriaasiftheywerethefront?Accesswouldbefromtheotherside.Ms.TimmonsstatedthatbecausetheplatisaPU])theyaretryingtogetthehomestoorienttothenaturalfeaturesonsite,whichisoneofthePU])criteria.Thefrontyardsthatwouldbeabuttingthenaturalfeaturesonsitewouldhavethefrontfacades,frontporch,frontdoorandtherest(Lots5-12)wouldhavethegarageandaccesswithlimiteddrivewayssothatthereismoreopenspace.TheExaminerstatedthathewouldagreethatallthehomesonLots5-12shouldorientthesameway.Hewasnotsuretheformalfrontofabuildingtoday,mostfrontshavegaragesthereandthesemostlikelywouldnothaveagarageonthesideoftheNativeGrowthProtectionEasement.Ms.Timmonsstatedthatthegaragewouldhavea20-footsetbackasanynormalrearyard.TheExaminerwasconcernedthatthiscouldnotbeseffledatthehearing.Ifthereisaproblemwiththeguidelines,thatneedstobeironedoutnowsotherearenovaguequestionswhenthedevelopmentactuallytakesplace.Ifitwerebeingdevelopedinthenextsixmonths,thatwouldbefme,butin5yearsanythingcanhappen.ifthepropertyweretobesold,thepurchaserneedstoknowexactlywhattheywouldbeboundto. ChelanCreekPUDFileNo.:LUA-08-067,PP,PPUD,ECF,CAE,CAEFebruary5,2009Page5Mr.Hansoncontinuedwithhislistofobjectionstotheguidelines:someofthedetailsneedtobeworkedout.forinstance,intheguidelinesitstatesthatthecornerboardsneedtobepainted.Doesthatmeanthatwecannotstainthem?Whycan’ttheybestained?Thereisnoflexibilitybuiltintotheguidelines.Thereareconflictswiththefencing,itappearsthattherecannotbeafenceintheinteriorsideyard.Thereisahedgeissuewiththeinteriorsideyards,hedidnotbelieveyoucouldputhedgesthere.Theguidelinesproposeawidertrailandtheywerethinkingnarrowerwithfencesonbothsides,theirproposalseemsmuchlesssensitivetothelandandbuffer.litheCitywantsittobecomeapublictrail,thentheCityneedstotakeresponsibilityforthecare,maintenanceandliabilityofthetrail.ItnowbecomesasidewalkthatwouldconnecttoDuvallcomethroughthedevelopmentandconnecttoDuvallagainattheoppositeend.Theyhaveproposedasoftertrailthroughthebufferarea.Drivewaywidths,onesectiontalksaboutwidthandonetalksaboutcurbcuts.Sixteenfeetdoesnotallowroomtogetoutofthecar,eighteenfeetworksmuchbetter,allowingroomtogetoutofthecarandunloadpackages,children,etc.Againtheguidelinestalkaboutfrontdoorsandfrontofthebuildingrequirements.Whataretherequirements,wooddoors,theycannotbefiberglassormetal.Doorsfrontingthestreetcouldbemetal,doorsfrontingtheNativeGrowthProtectionEasementwouldhavetobewoodifthatisthefrontyard.Doubledoorsarenotallowed,niceFrenchDoorsfacingtheNGPEwouldnotbeallowed.Thelotlineadjustmentshouldnotbeaproblem,thatrecordingshouldtakeplaceanyday.TractCwouldbemodifiedto26-feet,whichisnotanissue,thesurveyorhasitat25-feet.TractAisamisprint,itsays20feet,butinfactitis26feet.Thereisarequirementfora25-footradiusonLot12.Streetstandardscallfora15-footradius,whichdoesnotmeettheFireDepartment’srequirements.Hewouldsuggestthatthatconditionbechangedratherthanrequiringa25-footradiusonLot12,requiringthatradiusmeettheFireDepartment’srequirements.Therealsoisarequirementtoputafive-footlandscapestripalongLots1-4onthewestside,whichtheyhadnotproposed.Theyareproposinga10-footlandscapingstripalongDuvall,leavingthenaturalvegetationthroughoutthebufferandcriticalarea.Theywereproposinga10-footstripalongLot13.Mr.HansondidnotbelievethestripalongLots1-4wasarequirementofthecode.Thereisarequirementtoputtwotreeseitherinthefrontyardorinthelandscapestrip.TheyprovidedtwotreesinthelandscapestripalongDuvall.TheCitycoderequiresthatoffsiteimprovementsbeputinonpropertyabuttingyoursite,DuvallAvenueisabuttingthesiteanddoesnothavefullstreetimprovementsadjacenttothesite.TheCityjustdidsomeimprovementsinthatarea,buttheydidnotputinastreetthatmeetstheCitystandards.Theydidsewerandwaterimprovementsandrepavedthestreet.Theapplicantisnowbeingrequiredtoinstallcurb,gutterandsidewalk,stormdrainageandstreetlightingthewholelengthoftheproperty.Thereis677feetalongDuvalland63%ofthatfrontageiseitherwetlandorbuffer.ThereareonlyfivelotsabuttingandnoneofthoselotshaveaccesstoDuvall.Theapplicantshouldnothavetoputinfullstreetimprovementsinthatarea.SchoolchildrenareusingChelanAvetocrossanddonotuseDuvall.KayrenKittrick,DepartmentofCommunityandEconomicDevelopmentstatedthattheOrchardsdevelopmentdirectlytothesouthofthis,wasrequiredtoputinwalkwayandtoimproveDuvallAvenueeventhoughtheyhadnoaccesstoDuvall. ChelanCreekPUDFileNo.:LUA-08-067,PP.PPUD,ECF,CAE,CAEFebruary5,2009Page6TractAis26-feetwide,Mr.Hansoniscorrect,adesignforproperradiifortheFireDepartmentcanbeaccommodatedwithinthat26feetaswellasthelargerinteriorsectionaroundtheexistinghome.Lot12mayrequireabitofanedge.Pathwayshavebeendonewithbothsoftsurfacingandpaving,theybothseemtowork.Lightingismoredifficultbecauseitmustbemaintainedandpaidfor.Whoownsit?Itappearedthatitwouldbeincludedintheaccesseasement,installedbytheapplicantandmaintainedbythehomeowner’sassociation.Itwouldbeanaccesseasementforthebenefitofthepublicbutmaintainedbythehomeowner’sassociation.Ms.Kittrickstatedthattherewouldasafetyconsiderationproandconforthelighting.Itinvitesthepublicthroughandalsoinvitespeoplethroughthatmaynothaveinnocentintentions.Thelightingdoescreateahighersafetyfactorforbothresidentsandanyonethatiswalkingthroughthere.Mr.Hansonstatedthatapublicpathwouldcauseproblemsfortheresidents,itisunreasonabletorequireawalkway.TheschoolchildrencouldusethesidewalkalongDuvallorapathwayalongDuvallwithoutaformalcitysidewalkthatwouldmeettheCity’sstandards.Thepathwayasoriginallydesignedwasnotintendedtoprovideapublicwalkway,butratherjustaninternalamenityforinteriorlots.Ms.Timmonsstatedthatthepathwaywasatrade-offforthePUD.StaffisrequiringthepathtobeconnectedbacktoDuvallbecauseLots1,2,3,and4wouldhavetotravelcompletelyaroundthesiteinordertoreachDuvall.TheExaminerstatedthathewouldholdthehearingopen.Hewantsasettlementonthe13pagesofguidelinesbeforetheyareforwardedassomethingthatshallbeabidedby.ThehearingwillbeheldopenforoneweektoallowMr.Hansontospelloutinwritinghisquestionsandthenareturnresponsebystaff.Examinercalledforfurthertestimonyregardingthisproject.Therewasnooneelsewishingtospeak,andnofurthercommentsfromstaff.Thehearingstoppedat10:52a.m.FINDIIGS,CONCLUSIONS&RECOMMENDATIONHavingreviewedtherecordinthismatter,theExaminernowmakesandentersthefollowing:FINI)INGS:1.Theapplicant,JimHanson,HansonConsulting,filedarequestforaPreliminaryPlannedUrbanDevelopmentandaPreliminaryPlat.2.Theyellowfilecontainingthestaffreport,theStateEnvironmentalPolicyAct(SEPA)documentationandotherpertinentmaterialswasenteredintotherecordasExhibit#1.3.TheEnvironmentalReviewCommittee(ERC),theCity’sresponsibleofficialissuedaDeterminationofNon-Significance-Mitigated(DN$-M).4.Thesubjectproposalwasreviewedbyalldepartmentswithaninterestinthematter.5.ThesubjectsiteislocatedonthewestsideofDuvallAvenueNEandrunsfromapproximatelyahalfblocknorthofNE8thStreettoapproximatelyahalfblocksouthofNE10thStreet.NE9thStreetonthewestdeadendsabouthalfwayalongthewestpropertylinewhileSE118thStreetformsaT-intersectionwithDuvallinapproximatelythesamelocationbutontheeastsideofthesubjectsite. ChelanCreekPUBFileNo.:LUA-08-067,PP,PPUD,ECF,CAE,CAEFebruary5,2009Page76.ThemapelementoftheComprehensivePlandesignatestheareainwhichthesubjectsiteislocatedassuitableforthedevelopmentofsingle-familyuses,butdoesnotmandatesuchdevelopmentwithoutconsiderationofotherpoliciesofthePlan.7.ThesubjectsiteiscurrentlyzonedR-8(SingleFamily-8dwellingunits/acre).8ThesubjectsitewasannexedtotheCitywiththeadoptionofOrdinances3058and5161,adoptedrespectivelyinSeptember1976andJanuary2005.9.Thesubjectsiteisapproximately4.21acres(1$3,489grosssquarefeet).10.Thesubjectsiteslopesdownwardfromthenortheasttothesouthwestportionwithanoverallgradedifferenceacrossthesiteofapproximately15feet.11.Theproposalwouldrequireapproximately1,000cubicyardsofgradingalongDuvall.12.ThesubjectsitecontainsaClass4streamandaCategory2wetland.Thewetlandisassociatedwiththecreekthatrunsdiagonallyacrossthesitefromthenortheasttothesouthwest.ACategory2wetlandrequiresa50-footbuffer.AClass4stream,non-salmonoidbearinginthiscase,requiresaminimum35-footbuffer.ThisstreamdrainsdowntowardtheCedarRiver.13.Theapplicantproposesbufferaveragingtopermitittocarveout16lotsaroundthecreekandwetland.Portionsofthe50-footwetlandbufferwouldbereducedtonotlessthan25feetthroughbufferaveraging.Thebufferwouldbereducedby11,597squarefeettobereplacedby12,426squarefeetofenhancedadditionalbuffer.Enhancementwouldresultintheplantingofnativeplantsandtheremovalofinvasivespecies.Staffapprovedthebufferaveragingproposalsubjecttoconditionsunderaseparatecover.14.Thesiteisvegetatedprimarilywithgrasslawns,shrubsandtrees.Atreeinventoryfoundatotalof191treesonthesite.Theapplicantwouldretain81percentfollowingdevelopmentincludingtreesthatwouldberetainedinthewetlandandcreekareas.15.Twoexistingresidencesandoutbuildingsarelocatedonthesubjectsite.OnehomeislocatedalongthenorthportionofthesubjectsitewhilethesecondhomeiseastofwhereNE9thStreetintersectsthesubjectsite.16.TheareaispredominatelydevelopedwithR-8,single-familyusessurroundingthesubjectsitewithachurchalsolocatedwestofthesubjectsite.17.ChelanPlaceNEintersectstheparcelapproximatelymidwayalongitssouthpropertyline.NE9thStreetintersectstheparcelapproximatelymidwayalongitswesternpropertyline.Anewnorth-southroad,ProposedChelanAvenueNEwillbeextendedalongthewesternpropertyline.18.Theapplicantproposesdividingtheacreageinto16lotsand2accesstracts.Theproposedsubdivisionwouldresultin16lotsranginginlotsizefrom3,930to7,658squarefeet.Thecentrallylocatedcriticalareasandlimitedpublicroadsalongthemarginsofthesitelimittheplacementoftheproposedlots.ProposedLots1to4and13willbelocatedalongDuvallbuttakeaccessfrominterioreasementsortracts.ProposedLots14,15,and16arelocatedalongthenorthandnorthwestmarginsofthesubjectsite.ProposedLots5to12arelocatedalongthewesternmarginofthesite.19.ProposedLots1through4wouldgainaccessfromadeadendAccessTract(TractC)extendedfrom ChelanCreekPUDFileNo.:LUA-08-067,PP,PPUD,ECF,CAE,CAEFebruary5,2009Page8ChelanPlaceNE.ProposedLots5through12wouldgainaccessfromaproposeddeadendpublicstreetextendedfromNE9thStreet.ProposedLots13through15wouldgainaccessfromaproposedAccessTract(TractA);extendedfromthenewChelanAveNE.ProposedLot16wouldgainaccessfromanexistingaccesseasementextendedfromNElollStreet.ThereisnoTractBasitwillbepartofProposedChelanAvenueNE.20.StaffhasrecommendedthathomesbeorientedsothatProposedLots1and2facewesttoChelanPlaceNE,ProposedLots3and4similarlyfacewesttowardtheNativeGrowthProtectionEasement(NGPE),Proposed5to12facetotheeasttofacetheNGPE,ProposedLot13southtotheNGPE,ProposedLots14and15facetheiraccesstractandLot16faceitswesterlyneighbor.21.Staffnotedthattheapplicanthasrequestedatotallotareareductionof1,971squarefeetandthisreductionmustbebalancedwithacommensurateopenspaceonthesite.Staffrecommendedtheapplicantaltertheplansbyremovingthetotlotandmovingthegazebotothepedestrianpath’sstartorend.22.Theproposedplatwillhaveadensityof4.70unitsperacreafterthedeductionofroadsandcriticalareasfromthegrossacreageofthesite.Therewouldbe6,458squarefeetforright-of-waydedications,9,902squarefeetforprivateaccesseasementsand18,739squarefeetforcriticalareas.Thisresultsinapproximately148,390squarefeet(3.406netacres)23.ThesubjectsiteislocatedwithintheRentonSchoolDistrict.Theprojectisexpectedtogenerateapproximately6or7schoolagechildren.Thesestudentswouldbespreadacrossthegradesandwouldbeassignedonaspaceavailablebasis.24.Thedevelopmentwillgenerateapproximately10tripsperunitorapproximately140tripsforthe14additionalsingle-familyhomes,or160tripsforall16homes.Approximatelytenpercentofthetrips,orapproximately16peakhourtripswillbegeneratedinthemorningandevening.25.ThesubjectsiteislocatedintheMaplewoodCreeksub-basin.Thisareahasknownstormwateranderosionissuesdownstream.StormwaterwillbecollectedintwovaultslocatedinChelanPlaceandNE9threspectively.Waterwillbereleasedtothecreekatcontrolledratesandflowoffthesite.TheERCimposedcompliancewiththe2005KingCountyStormwaterManual.26.SewerandwaterwillbeprovidedbytheCity.StaffhasrecommendedextensionsofthewaterlinestothesouthboundaryofLot16andalongthefrontageofLot3.27.AlotlineadjustmentinthevicinityofProposedLot16isrequiredforaccesstothesubjectsiteandprovidetheappropriatepropertylinedemarcationbetweenpropertyincludedorexcludedfromthecurrentproposal.28.StaffhadrecommendedshareddrivewaysbetweenProposedLots5and6butremovedthecondition.Staffhasrecommended10footand18footdrivewaywidthsforsingledrivesanddoubledrivesrespectively.29.Staffrecommendedarevisedlandscapeplantoinclude5feetoflandscapingalongDuvallforProposedLots1and2,10feetofornamentallandscapingalongDuvallforProposedLots1to4and13andforornamentallandscapingtomirrorthedesignssouthofthesubjectsite.30.Staffrecommendeda15-footradiusonthenortheastcornerofProposedLot12. ChelanCreekPUDFileNo.:LUA-0$-067,PP,PPUD,ECF,CAE,CAEFebruary5,2009Page931.StaffrecommendedthatapedestrianpathwaybeextendedfromChelanPlaceNEtotheeastalongtheNativeGrowthProtectioneasementandthenaroundProposedLots3and4andultimatelyconnecttoDuvallandthatitbeapublicbenefitaspartoftherequiredpublicbenefitforPUDapproval.32.StaffenunciatedthecoderequirementsthattheapplicantisresponsibleforimprovementsalongDuvallAvenueNEadjacenttothesubjectsite.33.Theapplicantrequestedthatthenormaltwo(2)yearexpirationperiodforaPUDbeextendedanadditionalthree(3)yearstoatotaloffive(5)years.Normally,astheexpirationdateapproachesaone-yearextensionmayberequested.The5yearswouldmatchtheplatapprovalperiod.34.Atthepublichearingtheapplicantraisednon-specificobjectionstoportionsoftheChelanCreekDesignGuidelines,whichwereathirteen(13)pageaddendumtothestaffrecommendation.StaffanalysisindicatedthatcertainrequirementsofaPUDcouldonlybesatisfiediftheGuidelineswereaccomplished.Thevaguenatureoftheobjectionsledtokeepingthehearingrecordopensothatspecificobjectionscouldberaisedandreviewedbystaff.StaffandtheapplicantagreedonRevisedGuidelinesthatresultedfromtheapplicant’ssubmissionsandstaffsfurtherreview.35.TheapplicantmaintainsobjectionstotherequirementforstreetimprovementsalongDuvallAvenueNEandextendingthepathtoDuvallinthevicinityofProposedLots3and4.TheapplicantsuggeststhatthelotsalongDuvalldonottakeaccesstothatstreetandtherequirementforimprovementsisnotproportionatetotheplat’simpact.TheapplicantbelievesthatthesecondaccesstoDuvallsupplantstheneedforstaffsrecommendedconnection.CONCLUSIONS:PlannedUrbanDevelopment(PUD)ThePUDOrdinancecontainsalongandcomplexseriesofcriteriathatarereviewed.TheyareincludedinSection4-9-150-D:DDECISIONCRITERIA:TheCitymayapproveaplannedurbandevelopmentonlyifitfindsthatthefollowingrequirementsaremet.I.DemonstrationofComplianceandSuperiorityRequired:ApplicantsmustdemonstratethataproposeddevelopmentisincompliancewiththepurposesofthisSectionandwiththeComprehensivePlan,thattheproposeddevelopmentwillbesuperiortothatwhichwouldresultwithoutaplannedurbandevelopment,andthatthedevelopmentwillnotbeundulydetrimentaltosurroundingproperties.2.PublicBenefitRequired:Inaddition,applicantsshalldemonstratethataproposeddevelopmentwillprovidespecificallyidentifiedbenefitsthatclearlyoutweighanyadverseimpactsorundesirableeffectsoftheproposedplannedurbandevelopment,particularlythoseadverseandundesirableimpactstosurroundingproperties,andthattheproposeddevelopmentwillprovideoneormoreofthefollowingbenefitsthanwouldresultfromthedevelopmentofthesubjectsitewithouttheproposedplannedurbandevelopment:a.CriticalAreas:Protectscriticalareasthatwouldnotbeprotectedotherwisetothesamedegreeaswithoutaplannedurbandevelopment;orb.Naturalfeatures:Preserves,enhances,orrehabilitatesnaturalfeaturesofthesubjectproperty,suchassignificantwoodlands,nativevegetation,topography,ornoncriticalareawildlifehabitats,nototherwiserequiredbyotherCityregulations;orc.PublicFacilities:ProvidespublicfacilitiesthatcouldnotberequiredbytheCityfordevelopmentofthesubjectpropertywithoutaplannedurbandevelopment;ord.OverallDesign:Providesaplannedurbandevelopmentdesignthatissuperiorinoneormoreofthefollowingwaystothedesignthatwouldresultfromdevelopmentofthesubjectpropertywithoutaplannedurbandevelopment:i.OpenSpace/Recreation:(a)ProvidesincreasedopenspaceorrecreationalfacilitiesbeyondstandardcoderequirementsandconsideredequivalenttofeaturesthatwouldoffsetparkmitigationfeesinResolution3082;and(b)Providesaqualityenvironmentthrougheitherpassiveoractiverecreationfacilitiesand ChelanCreekPUDFileNo.:LUA-08-067,PP,PPUD,ECF,CAE,CAEFebruary5,2009Page10attractivecommonareas,includingaccessibilitytobuildingsfromparkingareasandpublicwalkways;orii.Circulation/Screening:Providessuperiorcirculationpatternsorlocationorscreeningofparkingfacilities;oriii.Landscaping/Screening:Providessuperiorlandscaping,buffering,orscreeninginoraroundtheproposedplannedurbandevelopment;oriv.SiteandBuildingDesign:Providessuperiorarchitecturaldesign,placement,relationshipororientationofstructures,oruseofsolarenergy;orv,Alleys:Providesalleystoatleastfiftypercent(50%)ofanyproposedsinglefamilydetached,semi-attached,ortownhouseunits.3.AdditionalReviewCriteria:Aproposedplannedurbandevelopmentshallalsobereviewedforconsistencywithallofthefollowingcriteria:a.BuildingandSiteDesign:I.Perimeter:Size,scale,mass,characterandarchitecturaldesignalongtheplannedurbandevelopmentperimeterprovideasuitabletransitiontoadjacentorabuttinglowerdensity/intensityzones.Materialsshallreducethepotentialforlightandglare.ii.InteriorDesign:Promotesacoordinatedsiteandbuildingdesign.Buildingsingroupsshouldberelatedbycoordinatedmaterialsandroofstyles,butcontrastshouldbeprovidedthroughoutasitebytheuseofvariedmaterials,architecturaldetailing,buildingorientationorhousingtype;e.g.,singlefamily,detached,attached,townhouses,etc.b.Circulation:i.Providessufficientstreetsandpedestrianfacilities.Theplannedurbandevelopmentshallhavesufflcientpedestrianandvehicleaccesscommensuratewiththelocation,sizeanddensityoftheproposeddevelopment.AllpublicandprivatestreetsshallaccommodateemergencyvehicleaccessandthetrafficdemandcreatedbythedevelopmentasdocumentedinatrafficandcirculationreportapprovedbytheCity.Vehicleaccessshallnotbeundulydetrimentaltoadjacentareas.ii.Promotessafetythroughsufficientsightdistance,separationofvehiclesfrompedestrians,limiteddrivewaysonbusystreets,avoidanceofdifficultwmingpatterns,andminimizationofsteepgradients.iii.Provisionofasystemofwalkwaysthattieresidentialareastorecreationalareas,transit,publicwalkways,schools,andcommercialactivities.iv.Providessafe,efficientaccessforemergencyvehicles.c.InfrastructureandServices:Providesutilityservices,emergencyservices,andotherimprovements,existingandproposed,whicharesufficienttoservethedevelopment.d.ClustersorBuildingGroupsandOpenSpace:Anappearanceofopennesscreatedbyclustering,separationofbuildinggroups,andthroughtheuseofwell-designedopenspaceandlandscaping,orareductioninamountofimpervioussurfacesnototherwiserequired.e.PrivacyandBuildingSeparation:Providesinternalprivacybetweendwellingunits,andexternalprivacyforadjacentdwellingunits.Eachresidentialormixed-usedevelopmentshallprovidevisualandacousticalprivacyfordwellingunitsandsurroundingproperties.Fences,insulation,walks,barriers,andlandscapingareused,asappropriate,fortheprotectionandaestheticenhancementoftheproperty,theprivacyofsiteoccupantsandsurroundingproperties,andforscreeningofstorage,mechanicalorotherappropriateareas,andforthereductionofnoise.Windowsareplacedatsuchaheightorlocationorscreenedtoprovidesufficientprivacy.Sufficientlightandairareprovidedtoeachdwellingunit.f.BuildingOrientation:Providesbuildingsorientedtoenhanceviewsfromwithinthesitebytakingadvantageoftopography,buildinglocationandstyle.g.ParkingAreaDesign:i.Design:Providesparkingareasthatarecomplementedbylandscapingandnotdesignedinlongrows.Thesizeofparkingareasisminimizedincomparisontotypicaldesigns,andeacharearelatedtothegroupofbuildingsserved.Thedesignprovidesforefficientuseofparking,andsharedparkingfacilitieswhereappropriate.ii.Adequacy:Providessufficienton-sitevehicularparkingareasconsistentwiththeparkingdemandcreatedbythedevelopmentasdocumentedinaparkinganalysisapprovedbytheCity.Parkingmanagementplansshaltensuresufficientresident,employee,orvisitorparkingstandards,andthereshallbenorelianceonadjacentorabuttingpropertiesunlessasharedparkingarrangementconsistentwithRMC4-4-080isapproved.h.Phasing:Eachphaseoftheproposeddevelopmentcontainstherequiredparkingspaces,openspace,recreationspaces,landscapingandutilitiesnecessaryforcreatingandsustainingadesirableandstableenvironment,sothateachphase,togetherwithpreviousphases,canstandalone.4.CompliancewithDevelopmentStandards:EachplannedurbandevelopmentshalldemonstratecompliancewiththedevelopmentstandardscontainedinsubsectionEofthisSection.(Ord.5153,9-26-2005)EDEVELOPMENTSTANDARDS:CommonOpenSpaceStandard:Openspaceshallbeconcentratedinlargeusableareasandmaybedesignedtoprovideeitheractiveorpassiverecreation.Requirementsforresidential,mixed-use,commercial,andindustrialdevelopmentsaredescribedbelow.a.Residential:ForresidentiaLdevelopments,openspacemustbeequaltoorgreaterinsizethanthetotalsquarefootageofthelotaresreductionsrequestedbytheplannedurbandevelàpment,asillustratedinFigure1.Theopenspaceshaltnotincludeacriticalareaandshallbeconcentratedinlargeusableareas.Storrnwater ChelanCreekPUDFileNo.:LUA-08-067,PP,PPUD,ECF,CAF,CAEFebruary5,2009Page11facilitiesmaybeincorporatedwiththeopenspaceonacase-by-casebasisiftheReviewingOfficialfinds:i.ThestormwaterfacilityutilizesthetechniquesandlandscaperequirementssetforthinTheIntegratedPond,KingCountyWaterandLandResourcesDivision,oranequivalentmanual,orii.Thesurfacewaterfeatureservesareasoutsideoftheplannedurbandevelopmentandisappropriateinsizeandcreatesabenefit.SiteArea:1.5acresTypicalLotSize:4,500sq.ft.TotalNumberofLots:12SiteArea:1.5acresTypicalLotSize:3,500sq.ft.TotalNumberofLots:12OpenSpace:4,500s.f.minus3,500s.f.=1,000s.f.x12lots=12,000sq.ft.StandardSubdivisionExamplePlannedUrbanDevelopmentApproachfigure1.CommonOpenSpaceExampleb.MixedUse—ResidentialPortions:SubsectionsElbitovofthisSectionspecifycommonopenspacestandardsfortheresidentialportionsofmixed-usedevelopments.i.Mixeduseresidentialandattachedhousingdevelopmentsoften(10)ormoredwellingunitsshallprovideaminimumareaofcommonspaceorrecreationareaequaltofifty(50)squarefeetperunit.Thecommonspaceareashallbeaggregatedtoprovideusablearea(s)forresidents.Thelocation,layout,andproposedtypeofcommonspaceorrecreationareashallbesubjecttoapprovalbytheReviewingOfficial.Therequiredcommonopenspaceshallbesatisfiedwithoneormoreoftheelementslistedbelow.TheReviewingOfficialmayrequiremorethanoneofthefollowingelementsfordevelopmentshavingmorethanonehundred(100)units.(a)Courtyards,plazas,ormultipurposeopenspaces;(b)Upperlevelcommondecks,patios,terraces,orroofgardens.SuchspacesabovethestreetlevelmustfeatureviewsoramenitiesthatareuniquetotheSiteandprovidedasanassettothedevelopment;(c)Pedestriancorridorsdedicatedtopassiverecreationandseparatefromthepublicstreetsystem;(d)Recreationfacilitiesincluding,butnotlimitedto:tennis/sportscourts,swimmingpools,exerciseareas,gamerooms,orothersimilarfacilities;or(e)Children’splayspaces.ii.Requiredlandscaping,driveways,parking,orothervehicularuseareasshallnotbecountedtowardthecommonspacerequirementorbelocatedindedicatedoutdoorrecreationorcommonuseareas.iii.Requiredyardsetbackareasshallnotcounttowardoutdoorrecreationandcommonspaceunlesssuchareasaredevelopedasprivateorsemi-private(fromabuttingoradjacentproperties)courtyards,plazasorpassiveuseareascontaininglandscapingandfencingsufficienttocreateafrillyusableareaaccessibletoallresidentsofthedevelopment.iv.Privatedecks,balconies,andprivategroundflooropenspaceshallnotcounttowardthecommonspace/recreationarearequirement.figure2.Avisibleandaccessibleresidentialcommonareacontaininglandscapingandotheramenities.v.Otherrequiredlandscaping,andsensitiveareabufferswithoutcommonaccesslinks,suchaspedestriantrails,shallnotbeincludedtowardtherequiredrecreationandcommonspacerequirement.c.MixedUseNonresidentialPortions,orCommercial,orIndusthatUses:Thefollowingsubsectionsspecifycommonopenspacerequirementsapplicabletononresidentialportionsofmixedusedevelopmentsortosingleusecommercialorindustrialdevelopments:i.Allbuildingsanddevelopmentswithoverthirtythousand(30,000)squarefeetofnonresidentialuses(excludesparkinggaragefloorplateareas)shallprovidepedestrian-orientedspaceaccordingtothefollowingformula:1%ofthelotarea+1%ofthebuildingarea=Minimumamountofpedestrian-orientedspacefigure3.Examplesofpedesthan-otientedspaceassociatedwithalarge-scaleretailbuilding.ii.Toqualityaspedestrian-orientedspace,thefollowingmustbeincluded:(a)Visualandpedestrianaccess(includingbarrier-freeaccess)totheabuttingstructuresfromthepublicright-of-wayoracourtyardnotsubjecttovehiculartraffic,(b)Pavedwalkingsurfacesofeitherconcreteorapprovedunitpaving,(c)On-siteorbuilding-mountedlightingprovidingatleastfour(4)foot-candles(average)ontheground,and(d)Atleastthree(3)feetofseatingarea(bench,ledge,etc.)oroneindividualseatpersixty(60)squarefeetofplazaareaoropenspace.iii.Thefollowingfeaturesareencouragedinpedestrian-orientedspaceandmayberequiredbytheReviewingOfficial.(a)Pedestrian-orientedusesatthebuildingfacadefacingthepedestrian-orientedspace.(b)Spacesshouldbepositionedinareaswithsignificantpedestriantraffictoprovideinterestandsecurity—suchasadjacenttoabuildingentry.(c)Pedestrian-orientedfacadesonsomeorallbuildingsfacingthespaceconsistentwithFigure4. ChelanCreekPUDFileNo.:LUA-08-067,PP,PPUD,ECF,CAE,CAEFebruary5,2009Page12(U)Publicseatingthatisdurableoreasilyreplaceable,maintainable,andaccessible.figure4.Pedestrian-orientedspaces,visiblefromthestreet,includingampleseatingareas,movablefurniture,specialpaving,landscapingcomponents,andadjacentpedestrian-orienteduses.iv.Thefollowingareprohibitedwithinpedestrian-orientedspace:(a)Adjacentunscreencdparkinglots,(b)Adjacentchainlinkfences,(c)Adjacentblankwalls,(U)Adjacentdumpstersorserviceareas,and(e)Outdoorstorage(shoppingcarts,pottingsoilbags,firewood,etc.)thatdonotcontributetothepedestrianenvironment.d.OpenSpaceOrientation:Thelocationofpublicopenspaceshallbeconsideredinrelationtobuildingorientation,sunandlightexposure,andlocalmicro-climaticconditions.e.CommonOpenSpaceGuidelines:Commonspaceareasinmixeduseresidentialandattachedresidentialprojectsshouldbecentrallylocatedsotheyarenearamajorityofdwellingunits,accessibleandusabletoresidents,andvisiblefromsurroundingunits.i.Commonspaceareasshouldbelocatedtotakeadvantageofsurroundingfeaturessuchasbuildingentrances,significantlandscaping,uniquetopographyorarchitecture,andsolarexposure.ii.Inmixeduseresidentialandattachedresidentialprojectschildren’splayspaceshouldbecentrallylocated,visiblefromthedwellings,andawayfromhazardousareaslikegarbagedumpsters,drainagefacilities,streets,andparkingareas.2.PrivateOpenSpace:Eachresidentialunitinaplannedurbandevelopmentshallhaveusableprivateopenspace(inadditiontoparking,storagespace,lobbies,andcorridors)fortheexclusiveuseoftheoccupantsofthatunitEachgroundfloorunit,whetherattachedordetached,shallhaveprivateopenspace,whichiscontiguoustotheunitandshallbeanareaofatleasttwentypercent(20%)ofthegrosssquarefootageofthedwellingunits.Theprivateopenspaceshallbewelldemarcatedandatleasttenfeet(10’)ineverydimension.Decksonupperfloorscansubstituteforsomeoftherequiredprivateopenspaceforupperfloorunits.Fordwellingunitswhichareexclusivelyupperstoryunits,thereshallbedeckareastotalingatleastsixty(60)squarefeetinsizewithnodimensionlessthanfivefeet(5’).3.InstallationandMaintenanceofCommonOpenSpace:a.Installation:AllcommonareaandopenspaceshallbelandscapedinaccordancewiththelandscapingplansubmittedbytheapplicantandapprovedbytheCity;provided,thatcommonopenspacecontainingnaturalfeaturesworthyofpreservationmaybeleftunimproved.Priortotheissuanceofanyoccupancypermit,thedevelopershallfurnishasecuritydevicetotheCityinanamountequaltotheprovisionsofRMC4-9-060.Landscapingshallbeplantedwithinoneyearofthedateoffinalapprovaloftheplannedurbandevelopment,andmaintainedforaperiodoftwo(2)yearsthereafterpriortothereleaseofthesecuritydevice,AsecuritydeviceforprovidingmaintenanceoflandscapingmaybewaivedifalandscapingmaintenancecontractwithareputablelandscapingfirmlicensedtodobusinessintheCityofRentonisexecutedandkeptactiveforatwo(2)yearperiod.AcopyofsuchcontractshallbekeptonfilewiththeDevelopmentServicesDivision.b.Maintenance:LandscapingshallbemaintainedpursuanttorequirementsofRMC4-4-070.4.InstallationandMaintenanceofCommonFacilities:a.Installation:Priortotheissuanceofanyoccupancypermits,allcommonfacilities,includingbutnotlimitedtoutilities,stormdrainage,streets,recreationfacilities,etc.,shallbecompletedbythedeveloperor,ifdeferredbythePlanning/Building/PublicWorksAdministratororhis/herdesignee,assuredthroughasecuritydevicetotheCityequaltotheprovisionsofRMC4-9-060,exceptforsuchcommonfacilitiesthatareintendedtoserveonlyfuturephasesofaplannedurbandevelopment.Anycommonfacilitiesthatareintendedtoserveboththepresentandfuturephasesofaplannedurbandevelopmentshallbeinstalledorsecuredwithasecurityinstrumentasspecifiedabovebeforeoccupancyoftheearliestphasethatwillbeserved.Atthetimeofsuchsecurityanddeferral,theCityshalldeterminewhatportionofthecostsofimprovementsisattributabletoeachphaseofaplannedurbandevelopment.b.Maintenance:AllcommonfacilitiesnotdedicatedtotheCityshallbepermanentlymaintainedbytheplannedurbandevelopmentowner,ifthereisonlyoneowner,orbythepropertyowners’association,ortheagent(s)thereof.Intheeventthatsuchfacilitiesarenotmaintainedinaresponsiblemanner,asdeterminedbytheCity,theCityshallhavetherighttoprovideforthemaintenancethereofandbilltheownerorpropertyowners’associationaccordingly.Suchbill,ifunpaid,shallbecomealienagainsteachindividualproperty.fOrd.5153,9-26-2005)2.ItappearsthatsomebackgroundonaPUD(PlannedUrbanDevelopment)isnecessary.ThefactisthataPU])iskindofacompactorcontractbetweentheproperty’sownerordeveloperandtheCity.TheCitymodifiesorrelaxesitsnormalstandardssuchaslotsizeorsetbacksorstreetdimensionsandthedeveloperagreestoprovideenhanceddevelopmentand,itmustbeemphasized““publicbenefit.Tocuttothechase,inthiscasetheapplicantsoughtrelaxedstandardspermittingmorelotsontheacreagethanwouldnormallybeaccommodatedgiventheshapeoftheparcel,surroundingstreetsandthelargecentrallylocatedwetlandandcreek.Inreturn,theCitysoughtenhanceddesignofthehomes.ri4apublicpathwayadjacenttothenaturalfeaturesandthroughthedevelopmentaspartofthepublic’sbenefitorreturnforrelaxingthenormaldevelopmentstandards.Ifthedeveloperdoesnotfindthepathway ChelanCreekPUDFileNo.:LUA-08-067,PP,PPUD,ECF,CAB,CAEFebruary5,2009Page13acceptable,thenthebalancingthatdrivesthisPUDhasnotbeenachieved.3.TheCity’sCriticalAreasordinancesandcomplementaryregulationsalreadyprotectthenaturalfeaturesonthissite.Thefeaturesthemselves,thewetlandsandcreekarealreadyprotectedandbuffersaroundthosefeaturesarealreadyrequiredandprotected.Thoseregulationsprotectingthecriticalareasandbuffersmandateanoverallreductionindensityandimposesignificantconstraintsonthelotsizesandshapes.Accessandstreetrequirementsfirtherdefmehowtheplatcanbedevelopedandhowmanylotscanbelegallyserved.Bothcriticalareasandroadwaystogetherreducethedevelopableacreageand,therefore,theoveralldensitythatcanresult.Accommodatingmoredensitycanbeachievedbyallowingsmallerlots,yards,drivewaysandroadsoreasements.So,fromtheCity’sperspective,thePUDneedstoprovideadditionalpublicbenefitsthatachievemorethanpreservingthewetlandsandcreekandtheirrespectivebuffers.ThiscouldincludeimprovingthepublicroadwaysaroundtheprojectincludingDuvallandprovidingthepathrecommendedbystaff.4.Theapplicant’sobjectionstoinstallingstreetimprovementsalongDuvallaremisguided.Coderequiresit.ThepublicbenefitinapprovingthisPUDrequiresit.Theresidentsofthisplatrequireit.ThefactthatprimaryaccesstoDuvallfromlotswithinthisplatislimiteddoesnotmeanthattheproposedlotsorrathertheircommuting,shoppingandsociallyactiveresidentswillnotbeusingthismajorthoroughfareforaccesstoandegressfromtheplat.Areviewofthestreetsystemshowsaratherlimitedgridpatternandonethathaslimiteddirectaccesstomajorarterialsandtheshoppingandcommuteroutesthatresidentsfindattractive.Whilesomeresidentswillprobablypreferwindingaboutsmallerroads,manywillfmdDuvall,themoredirectroute,moreappealing.DuvalltothesouthprovidesaccesstoNE4thStreetandacommercialnodeatDuvall.NE4thalsoprovidesaccesstodowntownRentonand1-405.DuvalltothenorthprovidesaccesstotheSunsetcommercialcorridor,again1-405,andaccesstoBellevueasDuvalltransitionsintoCoalCreekParkwayandaccessto1-90.TransitroutesalongDuvallmightalsoproveinvitingandresidentscouldbeexpectedtomakeuseofsidewalksalongDuvallimmediatelyabuttingtheplatalongtheeast.5.DeterminingwhetheratraditionalplatoraPUDprovidesabetterresultclearlyissomethingintheeyeofthebeholderandcouldvaryconsiderably.ThePUDclearlyallowsmorelotstobedevelopedonthishighlyconstrainedpropertyandthathelpscreatemorehousingopportunitiesformorepeople.Atraditionalplatwouldhaveallowedquickerdevelopmentandmorefreechoiceofhousingtypeandexpressionofindividualityinlandscapingandstyle.Thisofficehastosuggestthatanumberofcriteriainthisreviewmightbeconsideredvagueandallowtheimpositionofvagueconditionsthatcouldlaterbemisinterpreted.InorderforstafftorecommendapprovalofthisPUDtheyrequiredtheimpositionof13pagesofguidelinesgoverningeverythingfromhousingform,windowtrim,contrastingcolor,facadedetailsandorientation,articulationandbanding,cornertreatments,stooparrangementsandmore.Inthepresentcase,theapplicantdidhavesomeconcernswithsomeoftheconditionsimposedinthatapproximately13-pageaddendum.SatisfyingthePUDcriteriainmostaspectsdependsontheapplicantabidingbytheguidelines.Theguidelinesgovernmostaspectsoftheproposeddevelopment.Alargenumberofthecriteriaareorwillbesatisfiedastheapplicantdevelopstheprojectinaccordancewiththeproposedguidelines.6.TheproposaliscompatiblewiththeR-8ZoningandtheSingle-FamilydesignationfoundintheComprehensivePlan.Theproposalresultsinadensityof4.7whichfallswithintherangepermittedintheR-8Zone.Theproposaltoconstructdetachedsingle-familyhomesisappropriategiventhecomprehensiveplan’ssingle-familydesignation.7.Thenextmaincriterionandtheoneprovidingthebiggeststumblingblockbetweentheapplicantandstaff ChelanCreekPUDFileNo.:LUA-08-067,PP,PPUD,ECF,CAE,CAEFebruary5,2009Page14isthecreationof“specificallyidentifiedpublicbenefit.”Anumberofconceptsarenotedthatmightachieveapublicbenefit:protectcriticalareasbeyondnormal,preserveorenhancenaturalfeaturesbeyondnormal,provideapublicfacilityorprovideaspecialdesign.Frankly,thecriticalareasregulationsprobablyprovidedmorethanadequateprotectionofthewetlandsandcreekandtheirrespectivebuPiers.TherewillbesomecriticalareaenhancementasaresultofbufferaveragingbutthisispermittedwithoutaPUPoverlay.Andonecouldarguethatbufferaveraginglessensprotectionsinoneareatoenhanceotherareas.Reducingabufferallowsmoreintenseusesclosertotheactualcriticalarea.Sothisbufferreduction!enhancementtradeoffisnotnecessarilyabenefitofPUPdevelopment.Providingpublicfacilitiesthatwouldnotordinarilyresultfromdevelopingprivatepropertywasthemannerstafffoundtosatisfythisrequirement.StaffrequestedthatapathwayopentothepublicbecreatedthatwindsbetweenDuvallAvenueontheeast,aroundandthroughthewetland/creekareaandthelotsandouttothewest.ThiswouldopenthewetlandareastopublicviewingandenjoymentwhileprovidingresidentsanoutlettotheDuvallpublicright-of-way.8.Staffnotesthatthelandscapingfortheproposalwheninstalledaccordingtotheguidelineswillprovideasuperiorlookandthesfreetscapeisintendedtomirrororcontinuelandscapingschemesalreadyfoundinadjacentdevelopment.TheadjacentOrchardsdevelopmenthasmodulatedfencingandameanderingsidewalkwhichstaffrecommendsbecontinuedalongtheapplicant’sportionofDuvall.Similarly,housingmassing,layoutandtypeswillbedictatedbytheguidelinesandprovideatownhome-likecoordinationofarchitecturaldetailingbetweentheseparatehomeswhilethehomesremaindetachedsingle-familyunits.Theapplicantdoesnotproposeanyspecialopenspacerequirementsbutwillmeetcoderequirementsforindividualunits.9.Staffnotedthatthesampledrawingsofelevationandstylesweretooconceptualandsuggestedthattheguidelineswouldappropriatelygovernthoseissues.Conditionsrequiringcompliancewiththeguidelineswillbeimposedaspartoftheapprovalprocess.10.Theroadwaypatternwillrelyonacombinationofpublicstreetsalongtheperimeterofthesiteandprivateeasementsanddrivewaysinternaltothesite.Thiscombinationisdictatedbythecentrallylocatedstreamandwetlandareas,whichprecludeinternalgridstreets.Theapplicantwillhavetoprovideadequateroomforcornerclearances,knownascornerradii,wheresomeoftheeasementsformninety-degreeturns.StaffhasrecommendedthatDuvallimprovementsbeinstalledasrequiredbyCode.ThoseimprovementswouldhavetobeguidedbythecriticalareaslocatedalongtheDuvallfrontage.Whiletheapplicantindicatedthattherewasnolegalnexus(compellingreasons)fortheapplicanttoberesponsibleforimprovingthefrontagesincenolotswouldbeaccessingDuvall,coderequiresimprovementsalongfrontageofdevelopingproperties.AsnotedabovetheresidentsofthiscomplexaswellastheirfriendsandvisitorswouldbelikelytouseDuvallbothtothenorthandsouthforcommutingpurposesaswellasconvenientaccesstocommercialservicesatnodesnorthandsouthofthesubjectsite.Similarly,sidewalksinternaltotheprojectaswellasalongDuvallwillallowresidentstostretchtheirmusclesandminglewithneighboringpropertyowners.Thepathwayproposedbystaffwillallowaccesstoandenjoymentofthenaturalfeaturesbybothresidentsandthepublic.AnexemptionwillallowimprovementsalongDuvallwithintheright-of-wayaswellasanexemptiontoallowthepedestrianpath.Bothhavebeenadministrativelygrantedtoallowappropriatelyconditioneddevelopment.Staffhasrecommendedtheuseofameanderingsidewalkclosetotheright-of-way.Lightingwillberequired.Staffhasrecommendedthatprivateopenspaceforlotsbedefinedandwherenearthetrailandcriticalareas,asplitrailfencebeusedtocomplementtheoneprotectingthecriticalareas.11.Thesitehasaccesstoappropriateutilitiesandtheycanbeextendedtoservethenewlotswithintheplat.12.Staffhasrecommendedreduceddrivewaywidthstomatchthesmallerlotsandreducedpavementandhas ChelanCreekPUDFileNo.:LUA-08-067,PP,PPUD,ECF,CAE,CAEfebruary5,2009Page15specifiedtheorientationofhomestotakeadvantageofthenaturalfeaturesororientinanormalfashiontowardtheirstreetorneighboringhomes.13.Thisofficeseesnoreasontoeliminatethetotlotproposedbytheapplicantanditshouldbemaintainedaspartoftheopenspace.Itandthegazebomayberelocatedtoareasawayfromtrafficifthatispossible.Staffnotedthatthelotsappeartohaveadequatespacetoaccommodatetherequiredopenspaceforeachlotbutsuggesteditbeclearlydepictedonfinalplans.14.Theproposalisnotexceptionallylargeandwhileencumberedbyawetlandandcreekitisnotanexceptionallycomplexproject.Thecurrenteconomicsituationmightjustifygrantingalongertimeframeinwhichtodevelopthesubjectsitebutthefiveyearsrequestedappeartobeinordinate.Aone-yearextensionisalmostalwaysavailablesograntinganadditionalyearonthepermitactuallyprovidesafour-year(4)timeftame.Conditionsandregulationsundergoperiodicreviewandthepropertyshouldnotbevestedinyears’oldregulationsifconditionsdochange.Theonlyreasontograntafive-yearpermitistomatchtheplatperiod.MaybetheCityCouncilshouldlimitthisplatoverlaidbyaPUBto4yearstotal.Again,theproposalisnotallthatcomplexandshouldbeabletobeimplementedinlessthanfive(5)years.PreliminaryPlat15.Theproposedplatappearstoservethepublicuseandinterest.Itpreservesthecriticalareaslocatedonthecentralportionofthesitewhileprovidingadditionallotsfordetachedsingle-familyuses.16.Whilethelotsdonotnecessarilycomplywiththeactualplattingregulations,theimpositionofthePUDoverlayallowsfortheproposeddivisionoftheproperty.17.Thelotsandlotlinesareaboutasrectangularascanbe,giventheneedforthelotstobearrangedaroundthecriticalareas.18.Publicservicescanbeextendedtoservethenewlots.Stormwaterwillbeaccommodatedbytheapplicantintwosystemsandthenrechargethewetlandsandcreek.19.Thepaymentofmitigationfeeswillhelpoffsettheimpactsthatthedevelopmentwillhaveonpublicservices.ThedevelopmentshouldincreasethetaxbaseoftheCityhelpingtooffsetsomeoftheadditionalimpactsonnewresidentsontheCity.20.Theplatwillprovideadditionalhousingchoicesincludinghousingsituatedaroundnaturalareas.21.Tnconclusion,theCityCouncilshouldapprovetheproposedPUDandPlat.RECOMMENDATION:TheCityCouncilshouldapprovetheproposedPUBandPlatsubjecttothefollowingconditions:1.TheapplicantshallcomplywiththeattachedChelanCreekDesignGuidelinesforallresidencesconstructedontheproposedlots.Theapplicantwillberequiredto,aspartoftheFPUDapplication,provideelevationsandfloorplansfortheproposedstructures.2.Theapplicantshallsubmitarevisedlandscapingandstreetimprovementplandepictingthefollowing:ameanderingsidewalkornamentallandscapingandmodulatedfencing,forthoseportionsofthefrontagenotabuttingtheproposedNOPE,tothesatisfactionoftheCurrentPlanningProjectManager.Modulation ChelanCreekPUDFileNo.:LUA-08-067,PP,PPUD,ECF,CAE,CAEFebruary5,2009Page16ofthefenceshallbeusedtotransitionfromtheproposedfence,notabuttingtheNGPE,tothesplitrailfenceabuttingtheNGPE.Inthedepressionofthefence,whereitconnectstothesplitrailfence,anornamentaltreeshallbeplantedinordertoconcealthetransitionofthefence.TherevisedplanmustbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoutilityconstructionpermit,FinalPUD,orFinalPlatapproval;whichevercomesfirst.3.ThePubLLA(LUAO8-066)shallberecordedpriortofinalPlatrecordingorFinalPUT)approval;whichevercomesfirst.4.Theapplicantshallberequiredtoconstruct,tothesatisfactionoftheDevelopmentServicesandCurrentPlanningDivisions,streetimprovementsalongDuvallAveNE.Streetimprovementsinclude,butarenotlimitedto:paving,sidewalks,curb,gutter,stormdrain,landscape,streetlights,andstreetsigns5.TheapplicantshallberequiredtolocatethemeanderingsidewalkclosesttothestreetwheretheNOPEabutstheright-of-way.6.TheapplicantshallsubmitalightingplanforreviewandapprovalbytheCurrentPlanningProjectManagerpriortoutilityconstruction,FinalPUT),orFinalPlatapproval;whichevercomesfirst.Thelightingplanshallcontainpedestrianlightingonbothsidesofthepathwayinastaggeredconfiguration.7.Theapplicantshallberequiredtoextendthepedestrianpathwayfromwhereitisproposedtobegin,nearChelanPlaceNE,eastalongtheNOPEborderingthehammerheadturn-aroundandLots3and4eventuallyconnectingtoDuvallAveNEinthesouthernportionofthesite.Apedestrianeasementshallberecorded,forthebenefitofthepublic,forthelengthofthepathwaypriortoutilityconstruction,FinalPUT),orFinalPlatapproval;whichevercomesfirst.8.Theapplicantshallberequiredtoenhancethebufferareaadjacenttowherethepathwayislocated.Whereenhancementofthebuffer,adjacenttothepathway,duetoexistinghighqualityvegetation,additionalbufferareaorothermitigationmayberequired.ArevisedwetlandlstreammitigationplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoutilityconstructionorFinalPlatapproval;whichevercomesfirst.9.Theapplicantshallprovideasplitrailfenceontheresidentialsideofthepedestrianpathwayidenticaltotheothersideofthepathway.Thesplitrailfencewillberequiredtoincludeanentrancegatethatopensoutontothepedestrianpathwayforeachlot.10.Theapplicantshallberequiredtoorienteachresidenceasnotedonpage14ofthestaffreport;underPreliminaryPlatreviewcriteria.Lots1and2shallbeorientedtowardsChelanP1NE;Lots3and4towardstheNOPE(west);Lots5through12towardstheNGPE(east);Lot13towardstheNGPE(south);Lots14and15towardsTractA(south);andLot16towardstheabuttingpropertytothewest.11.Drivewaywidthsshallberestrictedtonomorethe10feetforasinglelaneandnomorethan18feetfordoublelanedriveways.12.Theapplicantshallsubmitarevisedlandscapeplandepictingtherelocationofthetotlotandtherelocationofthegazebotowheretheproposedpedestrianpathwayeitherstartsortenninates.TherevisedplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoFinalPUD,FinalPlat,orutilityconstructionapproval.Inadditiontheplanshallnoteadequatesquarefootagetocomplywiththeopenspacerequirement.13.TheapplicantshallberequiredtodepictadequateareaoneachlotforprivateopenspaceontheParking,LotCoverage,andLandscapingAnalysistobesubmittedaspartoftheFinalPUT)application.14.Theapplicantshallberequiredtoestablishahomeowners’associationforthedevelopment,whichwouldberesponsibleforanycommonimprovementsand/ortractswithinthePUBpriortoFinalPlatorFinalPUT)approval;whichevercomesfirst.Inaddition,thosestandardsincludedintheChelanCreekDesign ChelanCreekPUDfileNo.:LUA-08-067,PP,PPUD,ECF,CAE,CAEfebruary5,2009Page17GuidelinesthatareapplicabletothemaintainingthedesignofthePUDshallbeincorporatedintothehomeowners’associationbylaws.15.Theapplicantshallobtainademolitionpermitandcompleteallrequiredinspectionsforallbuildingslocatedonthepropertypriortotherecordingofthefinalplat.17.TheapplicantshallsubmitareviseddetailedlandscapeplanpreparedbyacertifiedlandscapearchitectorotherlandscapeprofessionaltotheCurrentPlanningProjectManagerpriortoutilityconstructionpermit,FinalPlat,orFinalPUDapproval;whichevercomesfirst.Therevisedlandscapeplanshouldinclude:a5-footlandscapestripalongthefrontageofLots1and2;andornamental10-footlandscapestripalongDuvallAveNEstreetfrontageforLots1through4andLot13;andornamentallandscapingtomirrortheexistingfrontageimprovementsalongDuvallAveNE,justsouthofthesite.Therevisedlandscapeplanshouldalsoincludefencedetailfortheentiresite.18.Theapplicantshallrecordaccesseasementsforeachtractpriortoutilityconstruction,FinalPlat,orfinalPUDapproval,whichevercomesfirst;theexistingaccesseasementshallberevisedtorestrictaccesstoLot16only;andtheresidencelocatedonLot16shallincludeafiresprinklersystemtothesatisfactionoftheCityofRentonFireDepartment.19.Theapplicantshallberequiredtosubmitarevisedplatplandepictinga15-footradiusonthenortheastcornerofLot12.Therevisedplanwouldberequiredtobesubmittedpriortoconstructionpermit,finalPlat,finalPUDapproval;whichevercomesfirst.20.Theapplicantshallberequiredtoextendtheexisting8-inchwatermainwithintheaccesseasement(extendedfromNE10thSt)tothesouthboundaryofLot16priortoFinalPlatapproval.WatermainextensionsshallalsobeinstalledforthefullfrontageofLot3.ORDEREDTHIS5thdayofFebruary2009.FREDI.HEARINGTRANSMITTEDTHIS5thdayofFebruary2009tothepartiesofrecord:RocaleTimmonsKayrenKittrickLindaPilloDevelopmentServicesDevelopmentServices541136thAvenueSWRenton,WA98057Renton,WA98057Seattle,WA98126WesfalkenborgJimHansonWinderniereLandGroupHansonConsultingShirleyGoll1215l2OthAveNE,Ste.110l7446MallardCoveLane4124NEl0thStreetBellevue,WA98005Mt.Vernon,WA98274Renton,WA98059AmyDickau&DougSmithJerryPryor874BremertonAveNE$25ChelanPlaceNERenton,WA98059Renton,WA98059TRANSMITTEDTHIS5thdayofFebruary2009tothefollowing: ChelanCreekPUDFileNo.:LUA-08-067,PP.PPUD,ECF,CAE,CAEfebruary5,2009Page18MayorDenisLawDavePargas,fireJayCovington,ChiefAdministrativeOfficerLarryMeckling,BuildingOfficialJuliaMedzegian,CouncilLiaisonPlanningCommissionGreggZimmerman,PBPWAdministratorTransportationDivisionAlexPietsch,EconomicDevelopmentUtilitiesDivisionJenniferHenning,DevelopmentServicesNeilWatts,DevelopmentServicesStacyTucker,DevelopmentServicesJanetConklin,DevelopmentServicesMartyWine,AssistantCAORentonReporterPursuanttoTitleIV,Chapter2,SectionlOOGoftheCity’sCode,requestforreconsiderationmustbefiledinwritingonorbefore5:00p.m.,February19,2009.AnyaggrievedpersonfeelingthatthedecisionoftheExaminerisambiguousorbasedonerroneousprocedure,errorsoflaworfact,errorinjudgment,orthediscoveryofnewevidencewhichcouldnotbereasonablyavailableatthepriorhearingmaymakeawrittenrequestforareviewbytheExaminerwithinfourteen(14)daysfromthedateoftheExaminertsdecision.Thisrequestshallsetforththespecificambiguitiesorerrorsdiscoveredbysuchappellant,andtheExaminermay,afterreviewoftherecord,takefurtheractionashedeemsproper.AnappealtotheCityCouncilisgovernedbyTitleIV,Chapter8,Section110,whichrequiresthatsuchappealbefiledwiththeCityClerk,accompanyingafilingfeeof$75.00andmeetingotherspecifiedrequirements.CopiesofthisordinanceareavailableforinspectionorpurchaseintheFinanceDepartment,firstfloorofCityHall.appealmustbefiledinwritingonorbefore5:00p.m.,February19,2009.iftheExaminer’sRecommendationorDecisioncontainstherequirementforRestrictiveCovenants,theexecutedCovenantswifiberequiredpriortoapprovalbyCityCouncilorfinalprocessingofthefile.Youmaycontactthisofficeforinformationonformattingcovenants.TheAppearanceofFairnessDoctrineprovidesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningpendinglandusedecisions.Thismeansthatpartiestoalandusedecisionmaynotcommunicateinprivatewithanydecision-makerconcerningtheproposal.Decision-makersinthelanduseprocessincludeboththeHearingExaminerandmembersoftheCityCouncil.MIcommunicationsconcerningtheproposalmustbemadeinpublic.Thispubliccommunicationpermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidence.AnyviolationofthisdoctrinewouldresultintheinvalidationoftherequestbytheCourt.TheDoctrineappliesnotonlytotheinitialpublichearingbuttoallRequestsforReconsiderationaswellasAppealstotheCityCouncil. DO00CITYOFRENTONHANSONCONSULTINGFEB172009360-422-5056CITY&E8FFICEI7ptt-tfebruary17,2009Fred3.KaufmanHearingExaminerCityofRenton1055SouthGradyWayRentonWA.98055Subject:ChelanCreedPUD,PreliminaryNatLUA08-067,PPUD,PPDearMr.Kaufman:Weareherebyrequestingreconsiderationofconditions#7,#9,#12,and1$inyourdecisionontheChelanCreekPUT)andPreliminaryPlat.Bothconditions#7and#9requireeasementstoberecordedpriortothefmalplat,withtheutilityconstruction.Generallyalleasementsarerecordedaspartofthefmalplat.Iftherespectiveeasementsarerecordedwiththeutilitypermitsandthereisanyminorchangeinlocation,theeasementswillhavetobere-recorded.Iftheplatisneverrecordedtherewillbeeasementscrossingtheparcelfornoreasonbeingatconflictwithfuturedevelopment.Weaskthattheconditionsbemodifiedtorequiretheeasementstoberecordedaspartofthefinalplat.Condition#9requiresthatthegateopenoutontothepedestrianpathway.Agateopeningoutontothepathwaywillblockthepathwaywhenopen.Ifthegateopenedintotheyardtherewouldbenoblockageofthepathway.Sincethefenceisaspitrailtypejustanopeningtothepathwaymaylookbetterthanagate.Condition#12requiresthatthetotlotandthegazebobelocatedeitherwherethepathwaystartsorterminates.Condition#7requiresthepathwaytocontinuefromChelanPlaceNEtoDuvallAveNEalonglots3and4.ThestartandterminationofthepathwayasrequiredisatDuvallAveNE,amajorarterial.ConstructingatotlotandgazeboabuttingDuvallAveNEmaybedangeroustochildren.Theproposedlocationadjacenttoaprivatedrivewayisamoreappropriatelocationwithmuchlessriskofchildrenbeinginanaccident.ThereshouldbeevenlesstrafficattheproposedlocationthenatalocationoffChelanPlaceNEwhichhasbeensuggestedbystaff.Weareaskingtheproposedlocationbeapproved.Thecitystaffrecommendedthata3yearextensionbegrantedfortheFinalPU]).Thereportdiscussedtheextensionbutdoesnotgrantone.ThediscussionindicatesthatwithaoneyearextensionthePUDfmaltimeframeis4years.ThestaffreportindicatesthattheEXHIBIT3 0000FinalPUDisrequiredin2years.Withthecurrenteconomicsituationwebelievethe5yeartimeframewillbeappropriateoratleastthe4yeartimeframeasindicatedinyourconclusions.Thankyouforreconsiderationoftheaboveitems.Weunderstandthatsomeofthewordingoftheconditionsisthesameasthestaffreporthoweverclarificationatthispointwillavertpossibleconflictswhentheplatisdeveloped.Sin,rely,/fnesC.Hanson CIT’.RENTONHearingExaminerFredJ.KaufmanReChelanCreekPUB,RequestforReconsiderationLUA-08-067,PPUB,PP,ECF,CAE,CAEDearMrHansonTheapplicanthasaskedforareconsiderationofthedecisionintheabovematterSpecifically,theapplicanthasaskedthatconditions#7,#9,#12,and#1$bemodifiedInaddition,theapplicanthasaskedthattheexpirationperiodforthePUBbereconsideredorclarifiedTheapplicantwasconcernedaboutthetimingofconveyingeasementsinbothConditions#7and#18,whichcurrentlystate“7Theapplicantshallberequiredtoextendthepedestnanpathwayfromwhereitisproposedtobegin,nearChelanPlaëeNE,eastalongtheNGPEborderingthehammerheadturn-arOundandLots3and4eventuallyconnectmgtoDuvallAveNEinthesouthernportionofthesiteApedestrianeasementshallberecorded,forthebenefitofthepublic,forthelengthofthepathwaypriortoutilityconstruction,FmalPUB,orFmalPlatapproval,whichevercomesfirst18.Theapplicantshallrecordaccesseasementsforeachtractpriortoutilityconstruction,FinalPlat,orFinalPUBapproval,whichevercomesfirst;theexistingaccesseasementshallberevisedtorestrictaccesstoLot16only;andtheresidencelocatedonLot16shallincludeafiresprinklersystemtothesatisfactionoftheCityofRentonFireDepartment.t’TheapplicantexpressedconcernaboutcreatingtheeasementsatthetimeofapplicationforUtilityPermits.Theapplicantnotedthatthereisthepotentialforachangeinlocationoftheutilitylineorthattheplatmayneveractuallybefinalizedandrecorded.Theapplicantwasconcernedabouthavingeasementscrosstheparcelwithnopurposeorinthewronglocation.Theproblemwithnotrecordingtheeasementwhenutilitiesareinstalledisthattherecouldbeutilitylinesonthepropertyandnoaccesstothoselinespermittediftheeasementshavenotbeenrecorded.ThisofficewilldefertothePublicWorksDivisiontodeterminewhentheeasementsEXHIBIT4DenisLaw,MayorMarch3,2009JimHansonHansonConsulting17446MallardCoveLaneMt.Vernon,WA98274ThelettercontamswhatthisofficesuspectsisatypographicalerrorItappearsthattheexplanatorytext,whichreferstoConditions#7and#9shouldhaveinsteadreferenced#7and#18.Thosearethetwoconditionsreferencingeasements.1055SouthGradyWay-Renton,Washington98057-(425)430-6515 shouldbecreatedasthatdivisionwouldbetheoneneedingaccess.“9.TheapplicantshallprovideasplitrailfenceontheresidentialsideofthepedestrianpathwayidenticaltotheothersideofthepathwayThesplitrailfencewillberequiredtoincludeanentrancegatethatopensoutontothepedestrianpathwayforeachlot.”Theapplicantexpressedconcernthatthegatewouldswingopenintothepathway,potentiallyblockingthepathwaytopassers-by.Thephrasing”opensoutonto”mighthavebeenafigureofspeechbuttoavoidany.confusionorthepotentialforthegatetoopenandblockthepath,eachgateshallopenintoitsrespectivelotandnotintothepath..-Theapplicantwasconcernedaboutthelocationofthetot-lotandgazebonearheaviertrafficked-areasratherthaninamorelow-keylocation.Condition#12states:12.Theapplicantshallsubmitarevisedlandscapeplandepictingtherelocationofthetotlotandtherelocationofthegazebotowheretheproposedpedestrianpathwayeitherstartsortenninates.TherevisedplanshallbesubmittedtoandapprovedbythCurrentPlanningProjectManagerpriortoFinalPUD,FinalPlat,orutilityconstructionapproval.Inadditiontheplanshallnoteadequatesquarefootagetocomplywiththeopenspacerequirement.”TbisofficeagreesthattheserecreationalfeaturesshouldbelocatedinanareaorareaswithlesstrafficThegazeboandtot-lotmaybelocatedasproposedbytheapplicantInordertoassuresafetyfromturningorbackingvehicles,theapplicantshallinstallbollardsinapositiontoprotectthesefeaturesbutinamannerwherewheelstopsorcurbsalsopreventbackingvehiclesfromeasilyhittingthebollards.Thebollardsmaybethetypethatcanbelockedinplacebutremovedifnecessary.finally,theapplicanthadaskedthatthePUDexpireinthesametimeframeastheFinalPlat.TheoriginalreportdiscussedthechangesthatcouldoccurinZoningorlanduseandunnecessarilybindingtheCitytoapotentiallystalePUDplanandleftthetimeforexpirationofthePUDuptotheCityCouncil.Clearlythisplatshouldnotremainaliveifthe-termsofthePUD-thecoordinateddesignstandards,openspace,etc-arenotmandated.Itispossiblethattheplat’stimeframecouldbereducedbytheCityCouncilasaconditionofPUDapprovalbutthismightbeproblematic.IftheCouncilagreestothePlatandPUDanddeterminesnottolimitthePlat’sduration,thisofficewould,therefore,reluctantlyagreethatthePUDshouldrunconcurrentwiththePlat.Basedonthisreview,therefore,theconditionsaremodified.Theconditionsarefullylistedbelowwiththemodifiedconditions,Numbers7,9,12and18,highlighted.(theoriginaldecisioninadvertentlyomittedCondition16andforeaseofcomparison,itwillbeomittedinthisversion,too).Anewcondition,Condition21,alsohighlighted,willaddressthePUDextension.‘DChelanCreekPTJDi-<onsideration_-JimHansonMarch3,2009Page2TheapplicantwasconcernedaboutaconflictCondition#9mightcreateonthepath.Itcurrentlystates: ,,oChelanCreekPUDReconsiderationurnHansonMarch3,2009Page3Thenewrecommendationisasfollows:RECOMMENDATION:TheCityCouncilshouldapprovetheproposedPUDandPlatsubjecttothefollowingconditions:1.TheapplicantshallcomplywiththeattachedChelanCreekDesignGuidelinesforallresidencesconstructedontheproposedlots.Theapplicantwillberequiredto,aspartofthePUDapplication,provideelevationsandfloorplansfortheproposedstructures.2.Theapplicantshallsubmitarevisedlandscapingandstreetimprovementplandepictingthefollowingameandermgsidewalk,ornamentallandscapingandmodulatedfencing,forthoseportionsofthefrontagenotabuttingtheproposedNGPE,tothesatisfactionoftheCurrentPlanningProjectManager.ModulatiOnofthefenceshallbeusedtotransitionfromtheproposedfence,notabuttingtheNGPE,tothesplitrailfenceabuttingtheNGPE.Inthedepressionofthefence,whereitconnectstothesplitrailfence,anornamentaltreeshallbeplantedmordertoconcealthetransitionofthefenceTherevisedplanmustbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoutilityconstructionpermit,FinalPUD,orFinalPlatapproval,whichevercomesfirst3ThePilloLLA(LUAO8-066)shallberecordedpriortoFinalPlatrecordmgorFmalPUDapproval,whichevercomesfirst4Theapplicantshallberequiredtoconstruct,tothesatisfactionoftheDevelopmentServicesandCurrentPlanningDivisions,streetimprovementsalongDuvallAveNE.Streetimprovementsinclude,butarenotlimitedto:paving,sidewalks,curb,gutter,stormdrain,landscape,streetlights,andstreetsigns5TheapplicantshallberequiredtolocatethemeanderingsidewalkclosesttothestreetwheietheNGPEabutstheright-of-way.6.TheapplicantshallsubmitalightingplanforreviewandapprovalbytheCurrentPlanningProjectManagerpriortoutilityconstruction,FinalPUB,orFinalPlatapproval;whichevercomesfirst.Thelightingplanshallcontainpedestrianlightingonbothsidesofthepathwayinastaggeredconfiguration.7.Theapplicantshallberequiredtoextendthepedestrianpathwayfromwhereitisproposedtobegin,nearChelanPlaceTSE,eastalongtheNGPEborderingthehammerheadturn-aroundandLots3and.4eventuallyconnectingtoDuvallAveNEinthesouthernportionofthesite.Apedestrianeasementshallberecorded,forthebenefitofthepublic,forthelengthofthepathway.TheeasementshallberecordedasdirectedbythePublicWorksDepartment.8.Theapplicantshallberequiredtoenhancethebufferareaadjacenttowherethepathwayislocated.Whereenhancementofthebuffer,adjacenttothepathway,duetoexistinghighqualityvegetation,additionalbufferareaorothermitigationmayberequired.Arevisedwetland/streammitigationplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoutilityconstructionorFinalPlatapproval;whichevercomesfirst. ChelanCreekPUD1ZecönsiderationJimHansonMarch3,2009Page49.Theapplicantshallprovideasplitrailfenceontheresidentialsideofthepedestrianpathwayidenticaltotheothersideofthepathway.Thesplitrailfencewillberequiredtoincludeanentrancegatefromeachlottothepath.Thegatesshallopenintoeachrespectivelotandnotintothepath.10.Theapplicantshallberequiredtoorienteachresidenceasnotedonpage14ofthestaffreport;underPreliminaryNatreviewcriteria.Lots1and2shallbeorientedtowardsChelanP1NE;Lots3and4towardstheNGPE(west);Lots5through12towardstheNGPE(east);Lot13towardstheNGPE(south);Lots14and15towardsTractA(south);andLot16towardstheabuttingpropertytothewest.11.Drivewaywidthsshallberestrictedtonomorethe10feetforasinglelaneandnomorethan18feetfordoublelanedriveways.12.Thegazeboandtot-lotmaybelocatedasproposedbytheapplicant.Inordertoassuresafetyfromturmugorbackingvehicles,theapplicantshallinstallbollardsinapositiontoprotectthesefeaturesbutinamannerwherewheelsstopsorcurbsalsopreventbackingvehiclesfromeasilyhittingthebollardsThebollardsmaybethetypethatcanbelockedinplacebutremovedifnecessary.Inadditiontheplanshallnoteadequatesquarefootagetocomplywiththeopenspacerequirement.13.TheapplicantshallberequiredtodepictadequateareaoneachlotforprivateopenspaceontheParking,LotCoverage,andLandscapingAnalysistobesubmittedaspartofthefinalPU])application.14.Theapplicantshallberequiredtoestablishahomeowners’associationforthedevelopment,whichwouldberesponsibleforanycommonimprovementsan&ortractswithinthePUDpriortofinalPlatorFmalPUDapproval,whichevercomesfirstInaddition,thosestandardsincludedintheChelanCreekDesignChelanCreekPUBGuidelmesthatareapplicabletothemaintainingthedesignofthePUDshallbeincorporatedintothehomeowners’associationbylaws.15.Theapplicantshallobtainademolitionpermitandcompleteallrequiredinspectionsforallbuildingslocatedonthepropertypriortotherecordingofthefinalplat.16.(OmittedinOriginal)17.TheapplicantshallsubmitareviseddetailedlandscapeplanpreparedbyacertifiedlandscapearchitectorotherlandscapeprofessionaltotheCurrentPlanningProjectManagerpriortoutilityconstructionpermit,finalPlat,orFinalPUBapproval;whichevercomesfirst.Therevisedlandscapeplanshouldinclude:a5-footlandscapestripalongthefrontageofLots1and2;andornamental10-footlandscapestripalongDuvallAveNEstreetfrontageforLots1through4andLot13;andornamentallandscapingtomirrortheexistingfrontageimprovementsalongDuvallAveNE,justsouthofthesite.Therevisedlandscapeplanshouldalsoincludefencedetailfortheentiresite.18.Thapplicantshallrçcordaccesseasementsforeachtract.TheeasementsshallberecordedasdirectedbythePublicWorksDepartment;theexistingaccesseasementshallberevisedtorestrictaccesstoLot16only;andtheresidencelocatedonLot16shallincludea ChelanCreekPUDReconsideration-JimHansonMarch3,2009Page5firesprinklersystemtothesatisfactionoftheCityofRentonFireDepartment.19.Theapplióantshallberequiredtosubmitarevisedplatplandepictinga15-footradiusonthenortheastcornerofLàt12.Therevisedplanwouldberequfredtobesubmittedpriortoconstructionpermit,FinalPlat,FinalPUDapproval;whichevercomesfirst.20Theapplicantshallberequiredtoextendtheexisting8-inchwatermamwithintheaccesseasement(extendedfromNE10thSt)tothesouthboundaryofLot16priortoFinalPlatapproval.WatermainextensionsshallalsobeinstalledforthefullfrontageofLot3.21.IftheCouncilagreestotheFlatandPUBanddeterminesnottolimitthePlat’sduration,thePUDshouldrunconcurrentwiththeFlat.Ifthepartiesarenotsatisfiedwiththisdecision,anappealmaybefiledwiththeCityCouncilnolaterthanMarch17,2009andaccompaniedbytheappropriatefee.ifthisofficecanprovideanyadditionalassistance,pleasefeelfreetowrite.Sincerely,FKJntcc:NeilWafts,DevelopmentServicesDirectorJenniferHenning,CurrentPlanningManagerChipVincent,PlanningDirectorRocaleTimmons,DevelopmentServicesLindaPub,OwnerWesFalkenborgShirleyGollAmyDickau&DougSmithJerryPryorFredKaufmanHeanngExaminerCityofRenton C)p C_!4I531029thSt.NE,Suite101Puyallup,WA98372...NWInc.Phone:(253)848-4282CivilEngineering&SurveyingFax:(253)848-4278April7,2017CityofRenton1055SouthGradyWayRenton,WA98057RE:HearingExaminerandfinalPUDConditionsforChelanCreekCES#13040DearCommunityandEconomicDevelopmentDepartment,ThankyoufortheopportunitytosubmitthefinalPlatforChelanCreek.ThefollowinglistdemonstrateshowtheprojectcomplieswitheachoftheHearingExaminer’sConditionsofApproval.HearingExaminerRecommendations1.TheapplicantshallcomplywiththeattachedChelanCreekDesignGuidelinesforallresidencesconstructedontheproposedlots.Theapplicantwillberequiredto,aspartoftheP130application,provideelevationsandfloorplansfortheproposedstructures.Response.TheapplicantwillcomplywiththeChelanCreekDesignGuidelines.Allbuildingpermitswillcomplyatthetimeofbuildingpermitsubmittal.2.Theapplicantshallsubmitarevisedlandscapingandstreetimprovementplandepictingthefollowing:ameanderingsidewalk;ornamentallandscapingandmodulatedfencing,forthoseportionsofthefrontagenotabuttingtheproposedNGPE,tothesatisfactionoftheCurrentPlanningProjectManager.Modulationofthefenceshallbeusedtotransitionfromtheproposedfence,notabuttingtheNGPE,tothesplitrailfenceabuttingtheNGPE.Inthedepressionofthefence,whereitconnectstothesplitrailfence,anornamentaltreeshallbeplantedinordertoconcealthetransitionofthefence.TherevisedplanmustbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoutilityconstructionpermit,finalP130,orFinalPlatapproval;whichevercomesfirst.Response:LandscapingandstreetimprovementplansweresubmittedandapprovedbytheCityPlanningandDevelopmentEngineeringDepartments.ThemeanderingsidewalkhasbeenconstructedalongDttvallAvenueNEalongthesitefrontagewithornamentallandscapingandmodulatedfencing.SplitrailfencingisinstalledadjacenttotheNGFE.3.ThePubLLA(LUAO8-066)shallberecordedpriortofinalPlatrecordingorFinalPUDapproval;whichevercomesfirst.Response:ThePilloLLAwasrecordedonJanttaiy30,2009ttnderKingCottntyRecordingnumber20090130900003.4.Theapplicantshallberequiredtoconstruct,tothesatisfactionoftheDevelopmentServicesandCurrentPlanningDivisions,streetimprovementsalongDuvallAveNE.Streetimprovementsinclude,butarenotlimitedto:paving,sidewalks,curb,gutter,stormdrain,landscape,streetlights,andstreetsigns.EXHIBIT5 Response:StreetimprovementsalongDttvatlAveNEtoincludepaving,curb/gutteistormdrainage,landscaping,streetlights,andstreetsignswereconstructedtothesatisfactionoftheDevelopmentServicesandCurrentPlanningDivisions.5.TheapplicantshallberequiredtolocatethemeanderingsidewalkclosesttothestreetwheretheNGPEabutstheright-of-way.Response:ThemeanderingsidewalkislocatedwheretheNGPEabutstheright-of-wayalongDttvallAventteNE.6.TheapplicantshallsubmitalightingplanforreviewandapprovalbytheCurrentPlanningProjectManagerpriortoutilityconstruction,FinalPUD,orFinalPlatapproval;whichevercomesfirst.Thelightingplanshallcontainpedestrianlightingonbothsidesofthepathwayinastaggeredconfiguration.Response:Alightingplanwassitbmitted,reviewed,andapprovedonJanitaiy11,2016.7.Theapplicantshallberequiredtoextendthepedestrianpathwayfromwhereitisproposedtobegin,nearChelanPlaceNE,eastalongtheNGPEborderingthehammerheadturn-aroundandLots3and4eventuallyconnectingtoDuvallAveNEinthesouthernportionofthesite.Apedestrianeasementshallberecorded,forthebenefitofthepublic,forthelengthofthepathway.TheeasementshallberecordedasdirectedbythePublicWorksDepartment.Response:ThepedestrianpathwayhasbeenextendedaroundtheentirecircttmferenceoftheNGPE,internaltotheplat,connectingtoDttvallAventteNEintwolocations.ApttblicpedestrianeasementisshownonthefaceofthefinalFlat.8.Theapplicantshallberequiredtoenhancethebufferareaadjacenttowherethepathwayislocated.Whereenhancementofthebuffer,adjacenttothepathway,duetoexistinghighqualityvegetation,additionalbufferareaorothermitigationmayberequired.Arevisedwetland/streammitigationplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoutilityconstructionorFinalPlatapproval;whichevercomesfirst.Response:Arevisedwetland/streammitigationplanwassubmittedandapprovedbytheCityPlanningManager.9.Theapplicantshallprovideasplitrailfenceontheresidentialsideofthepedestrianpathwayidenticaltotheothersideofthepathway.Thesplitrailfencewillberequiredtoincludeanentrancegatefromeachlottothepath.Thegatesshallopenintoeachrespectivelotandnotintothepath.Response:AsplitrailfenceisinstalledadjacenttotheNGPEasshownontheapprovedlandscaping,wetlandbuffermitigationandcivilplans.A4-footboardfenceisinstalledalongtheresidentialsideofthepedestrianpathwayasshownontheapprovedplans.Thegatesopenintoeachlotandnotintothepath.C:\Users\jillian\AppData\Local\Microsoft\Windows\TempomryInternetFites\Content.Outlook\V5WKYQQX\R4-0t-ConfirmationofComplianceupdated04072017.docPage12 10.Theapplicantshallberequiredtoorienteachresidenceasnotedonpage14ofthestaffreport;underPreliminaryPlatreviewcriteria.Lots1and2shallbeorientedtowardsChelanP1NE;Lots3and4towardstheNGPE(west);Lots5through12towardstheNGPE(east);Lot13towardstheNGPE(south);Lots14and15towardsTractA(south);andLot16towardstheabuttingpropertytothewest.Response:EachresidencewiltbeorientedasnotedonPage14ofthestaffreport.Morespecifically,Lots1and2towardChelanPlaceNE,Lots3and4towardtheNGPA,Lots5-10towardtheNGPE,Lot11(previouslyLot13)towardtheNGPE,Lot12and13(previouslyLots14and15)towardtheNGFE,andLot14(previouslyLot16)towardtheabuttingproperlytothewest.11.Drivewaywidthsshallberestrictedtonomorethe10feetforasinglelaneandnomorethan18feetfordoublelanedriveways.Response:PertheHearingExaminersConditions,drivewaywidthswillcomplywithsinglelanesbeingnotexceeding10feetanddoublelanesnotexceeding18feet.12.Thegazeboandtot-lotmaybelocatedasproposedbytheapplicant.Inordertoassuresafetyfromturningorbackingvehicles,theapplicantshallinstallbollardsinapositiontoprotectthesefeaturesbutinamannerwherewheelstopsorcurbsalsopreventbackingvehiclesfromeasilyhittingthebollards.Thebollardsmaybethetypethatcanbelockedinplacebutremovedifnecessary.Inadditiontheplanshallnoteadequatesquarefootagetocomplywiththeopenspacerequirement.Response:AlandscapeplandepictingthegatheringspacewasreviewandapprovedbyCityPlanning.Thegatheringspace,inclttdingbollard,willbebondedforandinstalledpriortooccupancyofthefirstconstrttctedhome.13.TheapplicantshallberequiredtodepictadequateareaoneachlotforprivateopenspaceontheParking,LotCoverage,andLandscapingAnalysistobesubmittedaspartofthefinalPUDapplication.Response:Parking,LotCoverage,PrivateOpenSpace,andLandscapingareasareshownonthedimensioningplanasapartofthecivilconstntctiondrawings.ThisplanwasreviewedandapprovedbytheCity.PleaserefertosheetC9oftheconstructiondrawings.14.Theapplicantshallberequiredtoestablishahomeowners’associationforthedevelopment,whichwouldberesponsibleforanycommonimprovementsand/ortractswithinthePUBpriortoFinalPlatorFinalPUBapproval;whichevercomesfirst.Inaddition,thosestandardsincludedintheChelanCreekDesignGuidelinesthatareapplicabletothemaintainingthedesignofthePUDshallbeincorporatedintothehomeowners’associationbylaws.Response:AHomeownersAssociationwiltbeestablishedforthedevelopment.PleaserefertotheinclttdedCC&Rs.15.Theapplicantshallobtainademolitionpermitandcompleteallrequiredinspectionsforallbuildingslocatedonthepropertypriortotherecordingofthefmalplat.Response:Thedeveloperobtainedthepermitandallrequiredinspectionswerecompleted.16.Condition#16omittedintheHearingExaminer’sDecision.C:\Users\jillian\AppData\Local\Microsoft\Windows\IemporaiyInternetFiles\Content.OutIookW5WKYQQX\R4-01-ConfirmationofComplianceupdated04072017.docPage3 17.TheapplicantshallsubmitareviseddetailedlandscapeplanpreparedbyacertifiedlandscapearchitectorotherlandscapeprofessionaltotheCurrentPlanningProjectManagerpriortoutilityconstructionpermit,FinalPlat,orFinalPUBapproval;whichevercomesfirst.Therevisedlandscapeplanshouldinclude:a5-footlandscapestripalongthefrontageofLots1and2;andornamental10-footlandscapestripalongDuvallAveNEstreetfrontageforLots1through4andLot13;andornamentallandscapingtominortheexistingfrontageimprovementsalongDuvallAveNE,justsouthofthesite.Therevisedlandscapeplanshouldalsoincludefencedetailfortheentiresite.Response:AlandscapeplanwassubmittedtotheCityforreviewandapproval.TheLandscapeplanincludeda5-footlandscapestripalongthefrontageofLots1and2,a10-footwidelandscapestripalongDttvaltabuttingLots1-4andLot11(previoztslyLot13).Fencingdetailswerespecifiedontheplan.18.Theapplicantshallrecordaccesseasementsforeachtract.TheeasementsshallberecordedasdirectedbythePublicWorksDepartment;theexistingaccesseasementshallberevisedtorestrictaccesstoLot16only;andtheresidencelocatedonLot16shallincludeafiresprinidersystemtothesatisfactionoftheCityofRentonFireDepartment.Response:AccesseasementsareshownonthefaceoftheFinalFlatMap.TheexistingaccesseasementhasbeenrevisedtorestrictaccesstoLot14(previouslyLot16).Lot14(previouslyLot16)willincludearesidentialfiresprinkler19.Theapplicantshallberequiredtosubmitarevisedplatplandepictinga15-footradiusonthenortheastcornerofLot12.Therevisedplanwouldberequiredtobesubmittedpriortoconstructionpermit,finalPlat,FinalPUBapproval;whichevercomesfirst.Response:A15-footradiusisshownonLot10(‘previottslyLot12).PleaserefertothefinalFlatMap.20.Theapplicantshallberequiredtoextendtheexisting8-inchwatermainwithintheaccesseasement(extendedfromNE10thSt)tothesouthboundaryofLot16priortofinalPlatapproval.WatermainextensionsshallalsobeinstalledforthefullfrontageofLot3.Response:Thedeveloperextendedtheexisting8-inchwatermainasapprovedundertheconstructionplans.21.IftheCouncilagreestothePlatandPUDanddeterminesnottolimitthePlat’sduration,thePUDshouldrunconcurrentwiththePlat.Response:Commentnoted,thankyott.MDNSMitigationMeasures:1.TheapplicantwillberequiredtosubmitaTemporaryErosionandSedimentationControlPlan(TESCP)designedpursuanttotheStateDepartmentofEcology’sErosionandSedimentControlRequirements,outlinedinVolume11ofthe2001StormwaterManagementManual.TheplanmustC:\Users\jillian\AppData\Locat\Micmsoft\Windows\TemporatyInternetfiles\Content.Outlook\V5WKYQQX\R4-0t-ConfirmationofComplianceupdated04072017.docPageJ4 besubmittedtoandapprovedbytheDevelopmentServicesDivisionPlanReviewstaffpriortoissuanceoftheutilityconstructionandbuildingpermitsandduringutilityandroadconstruction.Response:ATemporaiyErosionandSedimentControlPlanwasprepared,approvedbytheCity,andimplementedinthefieldduringconstruction.2.ANativeGrowthProtectionEasementshallbeplacedoverthatpartofthesiteencompassingthestream/wetlandandbufferarea.Restrictivecovenantsshallalsobeplacedonthesitetothiseffect.Theeasementandrestrictivecovenantsshallberecordedpriortotherecordingofthefinalplat.Respoitse:ANativeGrowthProtectionEasementhasbeenplacedoverthestream,wetland,andwetlandbufferareasasshownonthefinalplat.Covenantshavealsobeenplacedonthefaceofthefinalplat.3.Thedetentionsystemforthisprojectshallberequiredtocomplywiththerequirementsfoundinthe2005KingCountySurfaceWaterDesignManualtomeetbothdetention(ConservationFlowcontrol—a.k.a.Level2)andwaterqualityimprovements.Response:Adetentionandwaterqualitysystemwasdesign,approved,andconstructedinaccordancewiththe2005KingCountySurfaceWaterDesignManital.4.TheapplicantshallpayaParksMitigationFeebasedon$530.76pereachnewsinglefamilylot.Thefeeisestimatedat$7,430.64(14newlotsx$530.76=$7,430.64)andispayablepriortotherecordingofthefinalplat.Response:SincethetimeofthePPUDapproval,theCityCouncilhasadoptedregtttationstoaccessimpactfeesfortransportation,parksandfireprotection,aswellasschoolimpactfeeswhichareapplicabletotheproject.Therefore,perCityPlanning,thisrequirementisnolongerapplicable.5.TheapplicantshallpayaTrafficMitigationFeeintheamountof$75foreachnewnetdailytrippriortotherecordingofthefinalplat.Itisanticipatedthattheproposedprojectwouldresultinthepaymentof$10,048.50($75.00x9.57tripsx14newlots=$10,048.50).Response:SincethetimeofthePFUDapproval,theCityCouncilhasadoptedregulationstoaccessimpactfeesfortransportation,parksandfireprotection,aswellasschoolimpactfeeswhichareapplicabletotheproject.Therefore,perCityPlanning,thisrequirementisnolongerapplicable.6.TheapplicantshallpayaFireMitigationfeebasedon$488.00pernewsinglefamilylotpriortotherecordingofthefmalplat.Thefeeisestimatedat$6,832.00($488x14=$6,832.00).Response:SincethetimeofthePPUDapproval,theCityCouncilhasadoptedregulationstoaccessimpactfeesfortransportation,parksandfireprotection,asweltasschoolimpactfeeswhichareapplicabletotheproject.Therefore,perCityPlanning,thisrequirementisnolongerapplicable.C:\Users\jillian\AppData\Local\Microsoft\Windows\TempomiyInternetfiles\Content.Outlook\V5WKYQQX\R4-0I-ConfirmationofComplianceupdated04072017.docPage5 finalPUBConditionsfromAdministrativeReportandDecision1.TheapplicantshallcomplywiththeattachedChelanCreekDesignGuidelines(Exhibit9)forallresidencesconstructedontheproposedlotsandshallbedemonstratedpriortobuildingpermitapprovalforeachhome.Theapplicantshouldnotethatbasedontherenderingsprovided(Exhibit10)thehomesmaynotcomplywith(butnotlimitedto)thefollowing:on-sitegaragesshallbesetbackaminimumof5feetfromthebuildingfacadeonwhichthegarageislocated;aminimumofatleastonesidearticulationshalloccurforsideorrearelevationsfacingstreetsorpublicspaces;eachhomeshallhaveacoveredporchormainentryorientedtowardthepublicrealmintherespectivefrontyard;primaryroofpitchesshallbeaminimumof6:12.Response:TheChetanCreekDesignGuidelineswiltbefollowedanddemonstratedpriortobuildingpermitapproval.2.Apedestrianeasementshallberecorded,forthebenefitofthepublic,forthelengthofthepedestrianpathway(fromnearChelanP1NEeastalongtheNGPEtoDuvallAveNE)priorto/orconcurrentwithFinalPlatrecording.Response:ApedestrianeasementisshownonthefaceofthefinalFlatmapandwiltberecordedconcurrently3.Theapplicantshallsubmitarevisedplat/landscapeplandepictingatleasta3-footseparationfromproposedpathwayandtheexistingfenceonsouthernpropertyline.The3-footareaisrequiredtoincludevegetationandgroundcover.Therevisedsite/landscapeplanshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortoFinalPlatapproval.Response:Theareaofthepathrelocationwasproposedaswetlandbufferenhancementandshownonthewetlandmitigationplans.ArevisedwetlandbuffermitigationplanwillbeprovidedtoCityApprovatpriortoFinalFlatRecording.4.TheapplicantshallberequiredtoorientthefrontyardandentrancesforeachresidenceasnotedinFOF10andshallbedemonstratedpriortobuildingpermitapprovalforeachhome.Lots1and2requiredtoorienttowardChelanPlaceNE,Lots3and4wouldorienttowardtheNGPE(west);Lots5through10wouldorienttowardstheNGPE(east);Lot11(previouslyLot13)towardtheNGPE(south);Lots12and13(previouslyLots14and15)towardtheNGPE(south);andLot14(previouslyLot16)towardtheabuttingpropertytothewest.Response:Thebuildingsandfrontyardwillbeorientedasrequiredanddemonstratedpriortobuildingpermitapproval.5.Drivewaywidthsshallberestrictedtonomorethe9feetforasinglelaneandnomorethan16feetfordoublelanedrivewaysandshallbedemonstratedpriortobuildingpermitapprovalforeachhome.Response:Thedrivewayswiltbebuiltasrequiredanddemonstratedpriortobuildingpermitapproval.PleasenotethattheHearingExaminersConditions(#11)statethatdrivewayswillberestrictedtonomorethan10feetforasinglelaneand18feetfordottblelanedriveways.6.Thegazebo(andtotlot)maybelocatedasproposedbytheapplicant.Inordertoassuresafetyfromturningorbackingvehicles,theapplicantshallinstallbollardsinapositiontoprotectthesefeaturesC:\Users\jit1ian’AppData\Loca1\Microsoft\Windows\TempomiyInternetFiles\Content.Outlook\V5WKYQQX\R4-0l-ConfirmationofComplianceupdated04072017.docPagI6 butinamannerwherewheelsstopsorcurbsalsopreventbackingvehiclesfromeasilyhittingbollards.Thebollardsmaybethetypethatcanbelockedinplacebutremovedifnecessary.Response.BollardswillbeinstalledwithinTractAatthegatheringspace.7.Theapplicantshallberequiredtoestablishahomeowners’associationforthedevelopment,whichwouldberesponsibleforanycommonimprovementsand/ortractswithinthePUBpriortoorconcurrentwithfinalrecording.Inaddition,thosestandardsincludedintheChelanCreekDesignGuidelinesthatareapplicabletothemaintainingthedesignofthePUDshallbeincorporatedintothehomeowners’associationbylaws.Response:AHomeownersassociationforthedevelopmenthasbeencreatedandCC&RsprovidedtotheCityforreview8.ANativeGrowthProtectionEasementshallbeplacedoverthatpartofthesiteencompassingthestream/wetlandandbufferarea.Restrictivecovenantsshallalsobeplacedonthesitetothiseffect.TheeasementandrestrictivecovenantsshallberecordedpriortoorconcurrentwiththerecordingoftheFinalPlat.Response:AeasementandrestrictivecovenantswillberecordedimmediatelypriortotherecordingofthefinalFlat.Ifyouhaveanyquestions,pleasedonothesitatetocontactme.Regards,CaraVisintainerP.E.ProjectEngineerC:\Users\jillian\AppData\Local\Microsoft\Windows\TemporaiyInternetFites\Content.Outlook\VSWKYQQX\R4-0I-ConfirmationofComplianceupdated040720l7.docPa7 DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENT—Renton.•.A.ADMINISTRATIVEVARIANCEREPORT&DECISIONDECISION:DAPPROVEDAPPROVEDSUBJECTTOCONDITIONSLjDENIEDREPORTDATE:September27,2016ProjectName:ChelanCreekFPUDApplicant/Contact:CEDNWInc.;CaraVisintainer;31029thSt.Suite101;Puyallup,WA98372FileNumber:LUA16-000527,FPUDProjectManager:VanessaDolbee,CurrentPlanningProjectManagerProjectSummary:TheapplicantisrequestingaFinalPlannedUrbanDevelopmentforChelanCreekPPUD(LUAO8-067).TheCityCouncilapprovedthePreliminaryPlannedUrbanDevelopmentonNovember2,2009,subjectto20conditionsofapproval.Theoriginalproposalwasforthesubdivisionofthe4.21acresiteinto16lots,fortheeventualconstructionofsinglefamilyresidences,and2accesstracts.Theproposeddensitywas4.70du/ac,Duringengineering,theapplicantrevisedtheproposalintoa14-lotsubdivisionwithfivetractsfordrainage,openspace,nativegrowthprotection,andaccesseasements.TheprojectsiteislocatedwithintheResidential-8(R-8)dwellingunitsperacre(du/ac)zoningdesignation.Theproposedlotsrangeinsizefrom3,930squarefeetto7,657squarefeetinarea.Accesstothelotsisprovidedviaextensionofexistingroads,including:NE9thStreet,ChelanPlaceNE,andNE10thSt.ThesitecontainswhatwasdesignatedasaClass4streamandaCategory2wetlandpriortoarecentCriticalAreaOrdinanceupdate.Theapplicant’sproposalincludestheaveragingofthe50-footrequiredwetlandbuffer,withabufferofnolessthan25feet.AspartofthePlannedUrbanDevelopment(PUD),theapplicantrequestedmodificationsfromCityofRentonstreetstandardsandtheR-8developmentstandards.Theapplicantincludedpassiverecreationalareasandenhancementtothecriticalareabuffersbeyondwhatthecoderequired.Theapplicant’spreservationofthewetlandonsiteandprovidedbufferenhancementwasusedtodemonstratecompliancewiththePUDpublicbenefit/superioritycriteriaalongwithenhancedpedestriancirculation,pedestrianamenities,andlandscaping.ProjectLocation:ParcelU102305-9106and*102305-9440SiteArea:Approximately4.21acres.--7__.-E-.:‘c:r---,,..--‘-‘‘-NE9t-I.8thSt0EXHIBIT6ProjectLocationMap CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionCHEMNCREEKFPUDLUAI6-000527,FPUDReportof:September27,2016Page2of;;B.EXHIBiTS:Thefollowingexhibitswereenteredintotherecord:Exhibit1:StaffReport,datedSeptember26,2016Exhibit2:PlatPlanExhibit3:ApprovedLandscapePlanExhibit4:ApprovedWetlandMitigationPlanExhibit5:ReservedExhibit6:ApprovedTreeRetentionPlanExhibit7:PPUDCityCouncilDecisionExhibit8:PPUDStaffRecommendationExhibit9:ChelanCreekDesignStandardsExhibit10:ConceptualElevationsExhibit11:ProposedCC&R’sExhibit12:ERCSEPADeterminationandMitigationMeasuresExhibit13:PublicCommentEmail:PedestrianPathwayExhibit14:HEXRecommendationtotheCityCouncilExhibit15:RequestforReconsiderationExhibit16:HearingExaminer’sResponsetotheRequestforReconsiderationExhibit17:ReservedExhibit1$:HearingExaminer’sResponsefortheCorrectionExhibit19:PartiesofRecord CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionCHELANCREEKFPUDLUA16-000527,FPUDReportof:September27,2016Page3of11EJGENERALINFORMATION:CEDNWInc.1.Owner(s)ofRecord:CaraVsintainer31029thSt.Suite101Puyallup,WA983722.ZoningClassification:Residential-8(R-$)3.ComprehensivePlanLandUseDesignation:ResidentialMediumDensity(RMD){VestedtoResidentialSingleFamily(RSF)J4.ExistingSiteUse:ResidentialSingleFamily5.NeighborhoodCharacteristics:a.North:SingleFamilyResidential(R-8zone)b.East:SingleFamilyResidential(R-$zone)c.South:SingleFamilyResidential(R-$zone)d.West:SingleFamilyResidential(R-8zone)7.SiteArea:Approximately4.21acresD.FINDINGSOFFACT(FOF):1.TheapplicantisrequestingapprovalofaFinalPlannedUrbanDevelopmentforChelanCreekPUDwhichincludesthesubdivisionofthesubjectsiteandtheconstructionof14singlefamilyresidenceswithfivetractsfordrainage,criticalareas,openspace,andaccess.2.OnNovember2,2009thesubjectprojectreceivedapprovalforthePreliminaryPlannedUrbanDevelopment(PPUD)includingPreliminaryPlatapprovalwith20conditionsofapproval,CityfilenumberLUAO$-067(Exhibit6).Noappealsofthedecisionwerefiled.Theapprovalincluded16lotsfortheeventualconstructionofsinglefamilyresidences.3.ThepublichearingforthePreliminaryPlannedUrbanDevelopmentwasheldonDecember30,2008.TheHearingExaminer’sReportandRecommendationontheChelanCreekPUDwaspublishedonFebruary5,2009(Exhibit14).TheappealperiodendedonFebruary19,2009.ARequestforReconsiderationwasfiledonFebruary17,2009(Exhibit15).TheHearingExaminer’sResponsetotheRequestforReconsiderationwasenteredonMarch3,2009(Exhibit16).ARequestforCorrectionstotheExaminer’sResponsewasfiledonMarch5,2009andtheExaminer’sResponsefortheCorrectionwasenteredonMarch9,2009(Exhibit13).4.Minorrevisions,pursuanttoRMC4-7-0$0.M.3,weremadeduringtheengineeringpermittingprocessresultingintheeliminationof2lotsinordertosupportdrainageandaccessimprovements.5.ThePUDwasusedtovarystreetstandards,pursuanttoRMC4-6-060andvariousR-8developmentstandards,pursuanttoRMC4-2-OA.TheproposalincludedthepreservationofthewetlandonsiteandbufferenhancementaspartoftheproposedPUDpublicbenefit,alongwithenhancedpedestriancirculation,pedestrianamenities,andlandscaping.6.PursuanttotheCityofRenton’sEnvironmentalOrdinanceandSEPA(RCW43.21C,1971asamended),onNovember10,2008,theEnvironmentalReviewCommitteeissuedaDeterminationofNon-Significance-Mitigated(DNS-M)fortheChelanCreekPUD(Exhibit12).TheDNS-Mincludedsixmitigationmeasures.A14-dayappealperiodcommencedonNovember17,2008andendedonDecember8,2008.Noappealsofthethresholddeterminationwerefiled.AdminFPIIDRnnrt CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionCHELANCREEKFPUDLUA6-000527,FPUDReportof:September27,2016Page4of117.ThePlanningDivisionoftheCityofRentonacceptedtheabovemasterapplicationforreviewonJuly13,2016anddeterminedcompleteonJuly14,2016.Therefore,theprojectcomplieswiththe120-dayreviewperiod.8.ThepropertyiscurrentlylocatedwithintheResidentialMediumDensity(RMD)ComprehensivePlanlandusedesignationandtheResidential-8(R8)zoningclassification.However,theproposalisvestedtothepoliciesandstandardsinplaceatthetimeofthePPUDlanduseapplication,onSeptember28,2008.TheComprehensivePlandesignationatthattimewasResidentialSingleFamily(RSF)andthezoningclassificationwassameasitisdesignatedtoday.9.Afterdeducting9,435squarefeetforright-of-waydedications,10,843squarefeetforaccesseasements,and18,739squarefeetforcriticalareasfromthe183,489grosssquarefootageofthesite,thenetsquarefootagewouldbe144,472squarefeet(3.317netacres).The14-lotproposalwouldnowarriveatanetdensityof4.22dwellingunitsperacre(14units/3.317acres=4.22du/ac)whichcontinuestocomplywiththedensityrequirementsoftheR-8zonetowhichtheproposalisvested.10.ThefollowingStandardswouldbeapplicabletothePPUD:VestedDevelopmentStandardsMinimumLotSizeAsnotedinFOF10MinimumLotWidthAsnotedinFOF10MinimumLotDepth65feetMinimumFrontYard15feetfortheprimarystructureand20feetforanattachedgarage.Frontyardsetbacksaremeasuredfromthefrontpropertylineevenwhenportionsofthelotarenarrowerthan80percentoftheminimumpermittedwidthMinimumRearYard20feetMinimumSideYard5feetMinimumSideYard(alongaStreet)15feetMaximumBuildingCoverageForlotsover5,000squarefeet:35%or2,500SFwhicheverisgreaterForlotslessthan5,000squarefeet:50percentMaximumimperviousSurfaceAreaNoneMaximumHeight2storiesand30feetasmeasuredtotheaveragepitchoftheroofOrientationAsnotedinFOF1011.ThefollowingtableincludemodifiedPUDdevelopmentstandardsasitappliestoeachlot:LotLotSizeSFWidthFrontYardOrientation.13,93240feetChelanPlaceNE23,93040feetChelanPlaceNE4,37634OfeetNGPE(west)45,72;50feetNGPE(west)54,0674ofeetNGPE(east)64,37740feetNGPE(east)4,609740feetNGPE(east)84,55840feetNGPE(east)i,J.,.,;.,rn,,r,o..,.,..÷ CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionCHELANCREEKFPUDLUAJ6-000527,FPUDReportof:September27,2016Page5of119‘‘‘‘4ofeetNGPE(east)105,32948feetNGPE(east)115,94140feetNGPE(south)125,50740feetNGPE(south)135,0275ofeetNGPE(south)147,65750feetAbuttingpropertytothewest12.AccessisprovidedviaadeadendaccesstractsextendedfromChelanPlaceNE,NE9ths,andChelanAveNE.13.Residentialparkingisprovidedinprivategarages.14.AsspecifiedintheCriticalAreaOrdinancetowhichtheproposalisvestedtothereisaClass4streamandaCategory2wetlandlocatedontheprojectsite.Thewetlandislocatedwithinabroadswalethroughthecentralportionofthesiteandisassociatedwithasmallwell-definedstream.Category2wetlandsrequirea50-footbuffer.AClass4streamisanon-salmonidbearingintermittentstreamandrequiresaminimum35-footbuffer.TheClass4streameventuallydrainsintotheCedarRiver.15.Theproposedprojectreducedcertainportionsofthe50-footwetlandbuffertonolessthan25feetthroughtheuseofbufferaveraging.16.Aspartoftheapprovedengineeringplan-set,theapplicantreceivedapprovalfor(butnotlimitedto)thefollowingplans:landscaping/openspace,wetlandmitigation,andtreeretentionplans(Exhibits,3-4,and6).17.NopublicoragencycommentswerereceivedfortheFPUD.18.Representativesfromvariouscitydepartmentshavereviewedtheapplicationmaterialstoidentifyandaddressissuesraisedbytheproposeddevelopment.Thesecommentsarecontainedintheofficialfile,andtheessenceofthecommentshasbeenincorporatedintotheappropriatesectionsofthisreport.19.TheproposalrequiresFinalPlannedUrbanDevelopmentReview.TheplanshallbereviewedforsubstantialconformancewiththeapprovedpreliminaryplanandconsistencywiththepurposesandreviewcriteriaofRMC4-9-150G.Thefollowingtablecontainsprojectelementsintendedtocomplywiththe20conditionsofapprovalofthePreliminaryPlannedUrbanDevelopment/PreliminaryPlatapprovalandthesixmitigationmeasuresissuedasapartofSEPAreviewunderCityFilenumberLUAO8-067:FINALPLANNEDURBANUEVELOPMENTCONDITIONSCOMPUANCETALE:A)PreliminaryPlannedUrbanDevelopmentConditions;1)TheapplicantshallcomplywiththeattachedChelanCreekDesignGuidelines(Exhibit9)forallresidencesconstructedontheproposedlots.Theapplicantwillberequiredto,aspartoftheFPUDapplication,provideelevationsandfloorplansfortheproposedstructures.NotStaffComment:TheapplicantprovidedconceptualrenderingsfortheproposedhomesandCompliant,didnotprovideelevationsand/orfloorplans.Therefore,staffwasunabletodetermineDeferredtocompliancewiththeChelanCreekDesignGuidelines(Exhibit9).Therefore,staffBuildingrecommendsthedemonstrationofcompliancewiththeconditionpriortobuildingpermitPermitapproval.Theapplicantshouldnotethatbasedontherenderingsprovided(Exhibit10)theApprovalhomesmaynotcomplywith(butnotlimitedto)thefollowing:on-sitegaragesshallbesetbackaminimumof5feetfromthebuildingfacadeonwhichthegarageislocated;aminimumofatleastonesidearticulationshalloccurforsideorrearelevationsfacingstreetsorpublicspaces;eachhomeshallhaveacoveredporchormainentryorientedtowardthepublicrealmintherespectivefrontyard;primaryroofpitchesshallbeaminimumof6:12.TheapplicantisencouragedtotakespecialcareinreviewingthedesignstandardstoensureAdminFPIIDRnnrt CityofRentorDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionCHELANCREEKFPUDLUA16-000527,FPUDReportof:September27,2016Page6of11compliancewellinadvanceofbuildingpermitsubmittal.2)Theapplicantshallsubmitarevisedlandscapingandstreetimprovementplandepictingthefollowing:ameanderingsidewalk;ornamentallandscapingandmodulatedfencing,forthoseportionsofthefrontagenotabuttingtheproposedNGPE,tothesatisfactionoftheCurrentPlanningProjectManager.Modulationofthefenceshallbeusedto—transitionfromtheproposedfence,notabuttingtheNGPE,tothesplitrailfenceabuttingtheNGPE.Inthedepressionofthefence,whereitconnectstothesplitrailfence,anornamentaltreeshallbeplantedinordertoconcealthetransitionofthefence.TherevisedplanmustbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoutilityconstructionpermit,FinalPUD,orFinalPlatapproval;whichevercomesfirst.,.‘3)ThePilloLLA(LUAO2-066)shallberecordedpriortoFinalPlotrecordingorFinalPUDapproval;whichevercomesfirst.4)Theapplicantshallberequiredtoconstruct,tothesatisfactionoftheDevelopment,,ServicesandCurrentPlanningDivisions,streetimprovementsalongDuvallAveNE.Streetimprovementsinclude,butarenotlimitedto:paving,sidewalks,curb,gutter,stormdrain,landscape,streetlights,andstreetsigns.-5)TheapplicantshallberequiredtolocatethemeanderingsidewalkclosesttothestreetwheretheNGPEabutstheright-of-way.6)TheapplicantshallsubmitalightingplanforreviewandapprovalbytheCurrent1PlanningProjectManagerpriortoutilityconstruction,FinalPUD,orFinalPlatapproval;whichevercomesfirst.Thelightingplanshallcontainpedestrianlightingonbothsidesofthepathwayinastaggeredconfiguration.7)Theapplicantshallberequiredtoextendthepedestrianpathwayfromwhereitisproposedtobegin,nearChelanPlaceNE,eastalongtheNGPEborderingthehammerheadturn-aroundandLots3and4eventuallyconnectingtoDuvallAveNEinthesouthernportionofthesite.Apedestrianeasementshallberecorded,forthebenefitofthepublic,forthelengthofthepathwaypriortoutilityconstruction,FinalPUD,orFinalPlatapproval;whichevercomesfirst.StaffComment:Theapplicanthasincludedtheextensionofthepedestrianpathwayaroundtheentirecircumferenceofthewetlandbufferinternaltotheplat,connectingDuvallAveNENotintwolocations.TheapplicantintendsonrecordingapublicpedestrianeasementontheCompliant,faceoftheFinalPlat,However,theproposedFinalPlatdocumentdoesnotincludelanguageDeferredto.,,.forthepedestrianeasementonthefaceoftheplat.Therefore,staffisrecommendingthisiuIn.iIngconditionbedeferredtoFinalPlatRecording.PermitApprovalItshouldbenotedstaffreceivedcommentsfromaneighboringpropertyowner,memorializedinanemailtotheapplicant(Exhibit13)regardingproximityofthepathwaytoanexistingfenceonthesouthernpropertytine.Staffrequestedthattheapplicantrevisethesiteplantoshiftthepathwayatleast3feetfromthefencelineinordertoprovideseparationandshrubberytoensurethefenceismaintained.Theapplicantagreedtotheproposedseparation.Therefore,staffrecommendsaconditionofapprovalrequiringtheapplicanttosubmitarevisedplat/landscapeplandepictingatleasta3-footseparationfromproposedpathwayandtheexistingfenceonsouthernpropertytine.The3-footareaisrequiredtoincludevegetationandgroundcover.Therevisedsite/landscapeplanshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortoFinalPlatA.&.._;..en,,,,fl.....& CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionCHEMNCREEKFPUDLUA16-000527,FPUDReportof:September27,2016Page7of11approval.8)Theapplicantshallberequiredtoenhancethebufferareaadjacenttowherethepathwayislocated.Whereenhancementofthebuffer,adjacenttothepathway,dueto—existinghighqualityvegetation,additionalbufferareaorothermitigationmayberequired.Arevisedwetland/streammitigationplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoutilityconstructionorFinalPlatapproval;whichevercomesfirst.9)Theapplicantshallprovideasplitrailfenceontheresidentialsideofthepedestrian‘pathwayidenticaltotheothersidepathway.Thesplitrailfencewillberequiredtoincludeanentrancegatethatopensoutontothepedestrianpathwayforeachlot.10)Theapplicantshallberequiredtoorienteachresidenceasnotedonpage14ofthereport;underPreliminaryPlotreviewcriteria.Lots1and2shallbeorientedtowardsChelanP1NE;Lots3and4towardstheNGPE(west);Lots5through12towardstheNGPE(east);Lot13towardstheNGPE(south);Lots14and15towardsTractA(south);andLot16towardstheabuttingpropertytothewest.DeferredtoBuildingStaffComment:TheapplicantisproposingtoorientresidencesasnotedonPage14ofthePermitstaffreport.However,minorrevisions,pursuanttoRMC4-7-080.M.3,MinorPlatApprovalAmendments,weremadeduringtheengineeringpermittingprocessresultingintheeliminationof2-lotsinordertosupportdrainageandaccessimprovements.Asaresultthelotarrangementhaschangedsincethetimeoforiginalapproval.Lots1and2wouldnoworienttowardChelanPlaceNE,Lots3and4wouldorienttowardtheNGPE(west);Lots5through10wouldorienttowardstheNGPEfeast);Lot11(previouslyLot13)towardtheNGPE(south);Lots12and13(previouslyLots14and15)towardtheNGPE(south);andLot14(previouslyLot16)towardtheabuttingpropertytothewest.Deferredto11)Drivewaywidthsshallberestrictedtonomorethe9fe&tforasinglelaneandnomoreBuildingthan1Gfeetfordoublelanedriveways.PermitStaffComment:Theapplicantshouldnotethatthedoublelanedrivewaysarelimitedto16-Approval..feetinwidthandnot1$feetasdescribedintheFPUDsubmittal.12)Thegazeboandtotlotmaybelocatedasproposedbytheapplicant.Inordertoassuresafetyfromturningorbackingvehicles,theapplicantshallinstallbollardsinapositiontoNprotectthesefeaturesbutinamannerwherewheelsstopsorcurbsalsopreventbacking°.vehiclesfromeasilyhittingbollards.ThebollardsmaybethetypethatcanbelockedinDfrdtoplacebutremovedifnecessary.InadditiontheplanshallnoteadequatesquarefootageFinaltocomplywiththeopenspacerequirement.ApprovalStaffComment:Staffwasunabletodeterminecompliancewiththeconditionforbollardstoprotectthosefeatures,locatedwithintheopenspace,frombeingbackedintobyvehicles.Therefore,staffrecommendsthedemonstrationofcompliancewiththeconditionpriortobuildingpermitapproval.13)TheapplicantshallberequiredtodepictadequateareaoneachlotforprivateopenspaceontheParking,LotCoverage,LandscapingAnalysistobesubmittedaspartoftheFinalPUDapplication.Not14)Theapplicantshallberequiredtoestablishahomeowners’associationfortheCompliant,development,whichwouldberesponsibleforanycommonimprovementsand/ortractsAdminFPUOReaart CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionCHELANCREEKFPUDLUAI6-000527,FPUDReportof:September27,2016Page$of11DeferredtowithinthePUDpriortoFinalPlatorFinalPUDapproval;whichevercomesfirst.InFinalPlotaddition,thosestandardsincludedintheChelanCreekDesignGuidelinesthatareApprovalapplicabletothemaintainingthedesignofthePUDshallbeincorporatedintothehomeowners’associationbylaws.StaffComment:DraftCC&R’swereprovidedwiththeFPUDapplication(Exhibit11)TheproposedCC&R’sdonotcontainthosestandardsoutlinedinthePreliminaryPPUDandisrequiredtoberevisedpriortotheFinalPlatApproval.TheCC&R’sarerequiredtoberecordedpriortoorconcurrentwiththeFinalPlat.15)Theapplicantshallobtainademolitionpermitandcompleteallrequiredinspectionsforallbuildingslocatedonthepropertypriortotherecordingofthefinalp/at.N/A16)Reserved17)TheapplicantshallsubmitareviseddetailedlandscapeplanpreparedbyacertifiedlandscapearchitectorotherlandscapeprofessionaltotheCurrentPlanningProjectManagerpriortoutilityconstructionpermit,FinalP/at,orFinalPUDapproval;whichevercomesfirst.Therevisedlandscapeplanshouldinclude:a5-footlandscapestripalongthefrontageofLots1through4;andornamental10-footlandscapestripalongDuvallAveNEstreetfrontageforLots1through4andLot13;andornamentallandscapingtomirrortheexistingfrontageimprovementsalongDuvallAveNE,justsouthofthesite.TheVrevisedlandscapeplanshouldalsoincludefencedetailfortheentiresite.StaffComment:MinorPlatAmendments,weremadeduringtheengineeringpermittingprocessresultingintheeliminationof2lotsinordertosupportdrainageandaccessimprovements.Asaresultthelandscapingforspecificlotshaschangedsincethetimeoforiginalapproval.Theapprovedlandscapeplanincludeda5-footlandscapestripalongthefrontageofLots1and2,a10-footwidelandscapestripalongDuvallAveNEhasbeenprovidedonLots1-4andLot11(previouslyLot13).Therevisedlandscapingarrangementcontinuestocomplywiththeintentofthisstandard.18)Theapplicantshallrecordaccesseasementsforeachtractpriortoutilityconstruction,FinalPlat,orFinalPUDapproval,whichevercomesfirst;theexistingaccesseasementDeferredtoshallberevisedtorestrictaccesstoLot16only;andtheresidencelocatedonLot16shallfinalPlotincludeafiresprinklersystemtothesatisfactionoftheCityofRentonFireDepartment.ApprovalStaffComment:Theapplicanthasincludedaccesseasementsonthefaceofthefinalplat.TheexistingaccesseasementhasbeenrevisedtorestrictaccesstoLot14(previouslyLot16).TheapplicantintendsonrecordingtheeasementsonthefaceoftheFinalPlat.Therefore,staffisrecommendingthisconditionbedeferredtoFinalPlatRecording.19)Theapplicantshallberequiredtosubmitarevisedplotplandepictinga25-footradiuson,.-thenortheastcornerofLot12.Therevisedplanwouldberequiredtobesubmittedpriortoconstructionpermit,FinalP/at,FinalPUDapproval;whichevercomesfirst.StaffComment:A15-footradiushasbeenprovidedonLot10(previouslyLot12).20)Theapplicantshallberequiredtoextendtheexisting8-inchwatermainwithintheaccessI’easement(extendedfromNE10thSt)tothesouthboundaryofLot16priortoFinalPlotapproval._Watermain_extensionsshallalsobe_installedforthefullfrontage_ofLot3.B)SEPAEnvironmentalReviewMitigationMeasures4:...en,Infl... CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionCHELANCREEKFPUDLUA16000527,FPUDReportof:September27,2016Page9of111)TheapplicantwillberequiredtosubmitaTemporaryErosionandSedimentationControlPlan(TESCP)designedpursuanttotheStateDepartmentofEcology’sErosionandSedimentControlRequirements,outlinedinVolumeIIofthe2001StormwaterManagementManuaLTheplanmustbesubmittedtoandapprovedbytheDevelopmentServicesDivisionPlanReviewstaffpriortoissuanceoftheutilityconstructionandbuildingpermitsandduringutilityandroadconstruction./Deferredto2)ANativeGrowthProtectionEasementshallbeplacedoverthatpartofthesiteFinalPlatencompassingthestream/wetlandandbufferarea.RestrictivecovenantsshallalsobeApprovalplacedonthesitetothiseffect.Theeasementandrestrictivecovenantsshallberecordedpriortotherecordingofthefinalp/at.3)Thedetentionsystemforthisprojectshallberequiredtocomplywiththerequirements“foundinthe2005KingCountySurfaceWaterDesignManualtomeetbothdetention(ConservationFlowControl—a.k.a.Level2)andwaterqualityimprovements.4)TheapplicantshallpayaParksMitigationFeebasedon$530.76pereachnewsinglefamilylot.Thefeeisestimatedat$7,430.64(14newlotsx$530.76=$7,430.64)andispayablepriortotherecordingofthefinalplot.N/AStaffComment:SincethetimeofPPUDapprovaltheCityCouncilhasadoptedregulationstoassessimpactfeesfortransportation,parksandfireprotection,aswellasschoolimpactfeesforthelssaquah,Kent,andRentonSchoolDistrictswhichareapplicabletotheproposedproject.Therefore,thisconditionisnolongerapplicable.5)TheapplicantshallpayaTrafficMitigationFeeintheamountof$75foreachnewnetdailytrippriortotherecordingofthefinalplot.Itisanticipatedthattheproposedprojectwouldresultinthepaymentof$10,048.50($75.00x9.57tripsx14newlots=N/A$10,048.50).StaffComment:SincethetimeofPPUDapprovaltheCityCouncilhasadoptedregulationstoassessimpactfeesfortransportation,parksandfireprotection,aswellasschoolimpactfeesforthelssaquah,Kent,andRentonSchoolDistrictswhichareapplicabletotheproposedproject.Therefore,thisconditionisnolongerapplicable.6)TheapplicantshallpayaFireMitigationFeebasedon$488.00pernewsinglefamilylotpriortotherecordingofthefinalplot.Thefeeisestimatedat$6,832.00($428x14=$6,832.00).N/AStaffComment:SincethetimeofPPUDapprovaltheCityCouncilhasadoptedregulationstoassessimpactfeesfortransportation,parksandfireprotection,aswellasschoolimpactfeesforthelssaquah,Kent,andRentonSchoolDistrictswhichareapplicabletotheproposedproject._Therefore,_this_conditionis_no_longer_applicable.FE.CONCLUSIONS:I..TheproposalcomplieswiththeFinalPUDreviewcriteriaifallconditionsofapprovalaremet.2.Theproposaliscompliantandconsistentwiththeplans,policies,regulationsandapprovals.3.TheproposaliscompliantwithallconditionsofthePreliminaryPUDandSEPAEnvironmentalReviewifallconditionsofapprovalaremet.DECISION:TheproposedFinalPlannedUrbanDevelopmentforChelanCreekPUD,FileNo.LUA16-000527,FPUDisapproved.TheprojectissubjecttoallPreliminaryPUD,PreliminaryPlat,andSEPAconditionsunlessotherwisemodifiedviathisdecision,andalsosubjecttothefollowingFinalPUDconditions:AdminEPUDRpnort CThJofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionCHELANCREEKFPUDLUA16-000527,FPUDReportof:September27,2016Page10of111.TheapplicantshallcomplywiththeattachedChelanCreekDesignGuidelines(Exhibit9)forallresidencesconstructedontheproposedlotsandshallbedemonstratedpriortobuildingpermitapprovalforeachhome.Theapplicantshouldnotethatbasedontherenderingsprovided(Exhibit10)thehomesmaynotcomplywith(butnotlimitedto)thefollowing:on-sitegaragesshallbesetbackaminimumof5feetfromthebuildingfacadeonwhichthegarageislocated;aminimumofatleastonesidearticulationshalloccurforsideorrearelevationsfacingstreetsorpublicspaces;eachhomeshallhaveacoveredporchormainentryorientedtowardthepublicrealmintherespectivefrontyard;primaryroofpitchesshallbeaminimumof6:12.2.Apedestrianeasementshallberecorded,forthebenefitofthepublic,forthelengthofthepedestrianpathway(fromnearChelanP1NEeastalongtheNGPEtoDuvallAveNE)priorto/orconcurrentwithFinalPlatrecording.3.Theapplicantshallsubmitarevisedplat/landscapeplandepictingatleasta3-footseparationfromproposedpathwayandtheexistingfenceonsouthernpropertyline.The3-footareaisrequitedtoincludevegetationandgroundcover.Therevisedsite/landscapeplanshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortoFinalPlatapproval.4.TheapplicantshallberequitedtoorientthefrontyardandentrancesforeachresidenceasnotedinFOF10andshallbedemonstratedpriortobuildingpermitapprovalforeachhome.Lots1and2requiredtoorienttowardChelanPlaceNE,Lots3and4wouldorienttowardtheNGPE(west);Lots5through10wouldorienttowardstheNGPE(east);Lot11(previouslyLot13)towardtheNGPE(south);Lots12and13(previouslyLots14and15)towardtheNGPE(south);andLot14(previouslyLot16)towardtheabuttingpropertytothewest.5.Drivewaywidthsshallberestrictedtonomorethe9feetforasinglelaneandnomorethan16feetfordoublelanedrivewaysandshallbedemonstratedpriortobuildingpermitapprovalforeachhome.6.Thegazebo(andtotlot)maybelocatedasproposedbytheapplicant.Inordertoassuresafetyfromturningorbackingvehicles,theapplicantshallinstallbollardsinapositiontoprotectthesefeaturesbutinamannerwherewheelsstopsorcurbsalsopreventbackingvehiclesfromeasilyhittingbollards.TheboHardsmaybethetypethatcanbelockedinplacebutremovedifnecessary.7.Theapplicantshallberequiredtoestablishahomeowners’associationforthedevelopment,whichwouldberesponsibleforanycommonimprovementsand/ortractswithinthePUDpriortoorconcurrentwithFinalrecording.Inaddition,thosestandardsincludedintheChelanCreekDesignGuidelinesthatareapplicabletothemaintainingthedesignofthePUDshallbeincorporatedintothehomeowners’associationbylaws.8.ANativeGrowthProtectionEasementshallbeplacedoverthatpartofthesiteencompassingthestream/wetlandandbufferarea.Restrictivecovenantsshallalsobeplacedonthesitetothiseffect.TheeasementandrestrictivecovenantsshallberecordedpriortoorconcurrentwiththerecordingoftheFinalPlat.DATEOFDECISIONONLANDUSEACTION:SIGNATURE:\_________________________JenniferHnning,AICP,PlanningDirectorDateDepartmentofCommunity&EconomicDevelopment4,-4...:..rnflnn..,.,.-. CityofRenrot,DepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionCHELANCREEKFPUDtUA.i6-000527.FPUDReportof:September27,2016Page11of11TRANSMITTEDthis27thdayofSeptember,2016totheContact/Applicant/Owner:Owner:Applicant/Contact:ChelanCreek,LLCCEONWInc.P0Box188CaraVisintainerPuyallup,WA983713lO29thSt,Suite101Puyallup,WA98372TRANSMITTEDthis27thdayofSeptember,2016totheParty(ies)ofRecord:Exhibit19TRANSMITTEDthis27thdayofSeptember,2016tothefollowing:ChipVincent,CEDAdministratorCraigBurnell,BuildingOfficialBrianneBannworth,DevelopmentServicesManagerVanessaDolbee,CurrentPlanningManagerFireMarshalRentonReporter[LANDUSEACrIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPiRATIONITheadministrativelandusedecisionwillbecomefinalifthedecisionisnotappealedwithin14daysoftheeffectivedateofdecision.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHearingExamineronorbefore5:00PMonOctober11,2016.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075f3);WAC197-11-680).AppealstotheExamineraregovernedbyCityofRentonMunicipalCodeSection4-8-110.AdditionalinformationregardingtheappealprocessmaybeobtainedfromtheRentonCityClerk’soffice,RentonCityHall—7thFloor,(425)430-6510.Appealsmustbefiledinwriting,togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.RECONSIDERATION:Within14daysoftheeffectivedateofdecision,anypartymayrequestthatthedecisionbereopenedbytheapprovalbody.Theapprovalbodymaymodifyhisdecisionifmaterialevidencenotreadilydiscoverablepriortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheapprovalbodyfindssufficientevidencetoamendtheoriginaldecision,therewillbenofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.EXPIRATION:Thevariance(s)approvalwillexpiretwo(2)yearsfromthedateofdecision.Avarianceone(1)yearextensionmayberequestedpursuanttoRMC4-9-250B.17.THEAPPEARANCEOFFAIRNESSDOCTRINE:providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHeatingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHeatingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt. CITYOFRENTONFILENO.LUAO8-067,PPUD,PP,ECF,CAENTAXPARCEL—951094—AlTOTAXPARCEL951094—DANA///DETAIL,U:vCHELANPLACENE/13TRACTCNOTOA’2TE‘fC2R’.SO.OO’IR50.Co’A.25535ItIlu—IMONUMENTINCASEICEBRASSDINESTAMPEDLX32007MONUMENTINCASE’.2’245527APORTIONOFISCALE.l’50’50VOL./PGIISOiooN88’29’2CEWI(ITEMSEESHEET5FOR:LOTAREAS,ADDRESSESANDPROPOSEDEASEMENTS42’12’ITEMSPECIALEXCEPTIONSSCHEDULEB:PERDEARTiLECOMPANTCOMMITMENTNUMBER70049051,DATEDMAY18,2015.(ITEM1)EASEMENTFORTHEPURPOSESFADBIGHTSINOXENTALTHERETO:PURPOSE:WATERPIPES.AREAAFFECTED:WESTERLY30FEET.FILEDUNDERRECORDINGNUMBER4929607.SHORNHERERN.(TOREREUNGUISHED).(ITEM2)EASEMENTFURTHEPURPOSES-ANDRIGHTSINCIDENTALTHERETO:PURPOSE:ELECTRICTRANSMISSION040/ORDISTRIRUDUNGRE.FAEAAFFECTED:WESTERLY12FEET.flIEDUNDERRECORDINDNUMBER3403193.ASCONSTRUCTED,SHOWNHEREDN.(ITEM3)EASEMENTFARTHEPURPOSES000RIGHTSINTIOENTALTHERETO:______PURPOSE:ROADWAY.AREAAFFECTED:WESTERLY12FEET.FILEDUNDERRCCDRO:NGNUMBER3482033.SHORNHEREON.(ITEM4)EASEMENTFORTHEPURPOSESANDRIGHTSINCIDENTALTHERETO:PHRPESE:WATERPIPES.AREAAFFECTED:WESTERLY30FEET.FILEDUNDERPECORDINGNUMBER4929804.SHORNHEREON.(TOBEREUNGUISHED(.IL_.ITEM(ITEM5)EASEMENTFORThEPURPOSESANDSBIGHTSINCIDENTALTHERETO.PURPOSE.INGRESS.EGRESSANDOTUTTES.AREAAFFECTED:WESTERLY12FEET.FILEDUNDERRECDRD:NGNUMBER8012109305.SHOWNHEREON.2(ITEMBU16(EASEMENTFORTHEPURPOSESANDITEMRIGHTSINCIDENTALTHERETO:3PURPOSE.CONSTRUCT,OPERATE.MANTAIN.REPAIR.REPLACE.IMPROVE.REMOVE.APSAADCANDEXTENDUTUTHSYSTEM(S)FORTRAMSUISSION,DISTRIBUTTONANDSALEOFGASANDELECTRICITY.TARPARCELAREAAFFECTED:ANAREATEN(ID)FEETINWIDTHlD23DS109075WARNSAWE(5)FOCIOFWIDTHONEACHSEEDYITEMTHECENTERUNEOFSAIDFACILITIESUSNOW2CONSTRUCTEDOHTOBECONSTRUCTED,EXTENDED2ORRELOCATEDLANDWITHINThEDESCRIBEDPRURERTY.FILERUNDERRECORDINGNUMBER2O1R0MGAOEDI1S.NOTPLOTTEDMONUMNTINCA—CE6RMM-sozwsMONUMENTINCASE-‘—.9926(C)—.CEAHASS00<99.12(P)STAMPEDER280742’II(CHELANCREEKP.U.D.THES.E.1/4OFTHEN.W.1/4,OFSECTION10,TOWNSHIP23NORTH,RANGE5EAST,WILLAMETTEMERIOIANCITYOFRENTON,KINGCOUNTY,WASHINGTONSEESHEET3ICURVETA(ICURVEILENGTHHAC.OSDTETAERI2397500’N12O’lCEC2110553’4909AET4’SCEC31160714909’62431’COVT74’5000’544218’IWECS37350409’XBSS’SCECR3431’155143’11602’2C7RUEM’I5SI42’25729’CO7540’I5SI42’O’ND’lCEICX2405’17109’50329’ClO1SR2400’397DCEIIElI3179’2409’7552TX’——U12B7F2509’255744’I40’TAXPAXCO.I(102.305—9258ITAOPARCELp.T02305—A305112IN56’2O’25’W5076’—L5U—TE55“p.L42(Ia‘tS—14“1BUFFERTEAliii-6803007WIISL5A-“12——“jr110.04’2’7T’—p.CiA—TARPARCELU0,IN102.305—91192’/7’(NOTAPAm’7’EOI<SU4Yj/u1,/SO6’25’DSE/5,_,_,/U:’5153’—o<.’I./ITEM12’IN89’SA’25’E/I11005’—/)NT956’ZCEEtBUFFER112.31’—I\62’I“—II1RT’AUMENTINCMI,N9R’54’25’E10’ORASSDISH14.MOIOIMP,NTRICASEIl 11562’I2.2O’E.OFCALC.INX.N.SO.R2.W1.5’ARASS0ISK7/\ACrESE1NST249R7(M(——3.WETLAND,AUFFER,AlOPEWEINRB’50’25’EI’-14.—XI,•II7“11220—506/N8O’50’25TE,III42’I42’ITEM107.46’—IL9I’E/LIl//I_ _ ___ _ _ ___ _ _I/4////%1.ESRI.—,//3LOXç‘n”—1.27I’?VXA’22’2T’NI42’1.05.24’,,IU30’ILOSU5I,22’IIlN8822’Dl’W’—2’4114‘crEr..08.27’. _ , _ ___ _ _ ___ _IC30“ISOO’22’21’E.120207’—I“—0’2525’10’PURLICI2”ICElOSERUCUPIHPOWEREASEMENTI”STAMPEDLU30937I2’)._,ESTATESATHIDDENCREEKA’TAXPARCELI“VOL160,P0,63I2’p.236520—OUXO(p.IJ(IESTATESATHIDDENCREEK((AOL188,PS.U3nIi2’ISEESHET3TAXPARCEL951094—AlITCARVETAStECURVELENGTHRADIUSDELTACiA59.1337.00‘3410CIS0517’3500’35614CIA3746’<60.00’37450Cli51.36’160.09’81350EXHIBIT7RTITO406ON9ITSX4OSA.PPd.A,11002918I2548P14 EXHIBIT$