HomeMy WebLinkAboutReport 1CITY OF RENTON
DEPARTMENT OF COMMUNITY & ECONOMIC
DEVELOPMENT
MEMORANDUM
Date: October 6, 2016
To: City Clerk's Office
From: Sabrina Mirante
Subject: Land Use File Closeout
Please complete the following information to facilitate project closeout and indexing by the City
Clerk's Office.
Project Name: Greenleaf Critical Areas Exemption and Tree Variance
LUA (file) Number: LUA15-000016, CAE, V-A
Cross-References:
AKA's:
Project Manager: Clark Close
Acceptance Date: January 30, 2015
Applicant: Greenleaf-LaRosa, Aron Golden,846 108th ave NE, Ste 200,
Bellevue, WA 98004
Owner:
Contact: Evan Mann, ESM Consulting, 33400 8th ave S, Ste 205, Federal
Way, WA 98003
PID Number: 3223059123, 3223059148, 3223059173, 3223059273,
3223059344, 6623400054
ERC Determination: Date:
Aooeal Period Ends:
Administrative Decision: Approved with Conditions Date: March 9, 2015
Aooeal Period Ends: March 23 2015
Public Hearing Date:
Date Appealed to HEX:
By Whom:
HEX Decision: Date:
Aooeal Period Ends:
Date Appealed to Council:
By Whom:
Council Decision: Date:
Mylar Recording Number:
Project Description: The applicant is requesting a tree Variance and an administrative Critical
Areas Exemption to allow the removal of 15 trees within a Category 3 wetland and its buffer and
allow the temporary construction impacts related to the development of a storm pond and outlet
pipe within two separate Category 3 wetlands in connection with the development of the 34-lot
subdivision. The Panther Lake Preliminary Plat (LUA14-000190) was approved on July 25, 2014
with 22 conditions of approval and has since been renamed Greenleaf. These two (2) applications
are being submitted in order to satisfy conditions 9 and 11 of the Hearing Examiner's decision.
The 7. 92-acre site is located within the Residential-8 dwelling units per net acre zoning
classification. The plat site consists of five (5) parcels: 322305-9123, -9148, -9273, -9344, and
662340-0054. The site is located at 18647 & 18655 108th Ave SE. In addition to the 34 lots, five
(51 tracts were proposed for sensitive areas. storm drainaoe. and recreational areas. Access to the
site would be gained from !th Ave SE.
The site contains five Category 3 wetlands (Wetlands A-E), a Class 4 stream, and there is a Class 2
stream (Panther Creek) located off-site with a buffer extending onto the subject site. Proposed
impacts would be to Panther Creek Buffer, Wetland B, Wetland C, Wetland E and their respective
buffers. Wetland E, a 996 SF wetland in the northwestern corner of the property, and its buffer are
proposed to be cleared of 15 trees and filled in order to complete three (3) remaining lots (Lots 32-
34). The applicant is also proposing the installation of a stormwater detention pond and a
stormwater discharge pipe and outfall structure which will impact Wetland B, Wetland C, and
Panther Creek Buffer. Wetland B measures 1,198 SF and Wetland C is 274 SF, both are located in
the southwestern corner of the property. Disturbance from the outfall structure measures roughly
10 feet wide by 140 long, extending from the stormwater pond and down the slope into the 100-
foot Panther Creek Buffer. The applicant has submitted a Critical Area Report & Supplemental
Stream Study, Drainage Control Report, and a Geotechnical Engineering study with the application
or the oriainal land use annlication.
Location: 18655 & 18647 108th Ave SE
Comments:
ERC Determination Types: DNS -Determination of Non-Significance; DNS-M -Determination of
Non-Significance-Mitigated; DS -Determination of Significance.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE VARIANCE REPORT & DECISION
ADMINISTRATIVE CRITICAL AREAS EXEMPTION EVALUATION & DECISION
A. SUMMARY AND PURPOSE OF REQUEST
ERC MEETING DATE:
Project Name:
Project Number:
Project Manager:
Owner/Applicant:
Contact:
Project Location:
Project Summary:
Exist. Bldg. Area SF:
Site Area:
March 9, 2015
Greenleaf (Formerly Panther Lake) Critical Areas Exemption and Tree Variance
LUAlS-000016, CAE, V-A
Clark H. Close, Associate Planner
Greenleaf-La Rosa, LLC / Attn: Aron Golden/ 846 108th Ave NE, Suite 200
Bellevue, WA 98004
Evan Mann, ESM Consulting/ 33400 8th Ave S, Suite 205 / Federal Way, WA 98003
18647 & 18655 108th Ave SE (Parcel Nos. 322305-9123, -9148, -9273, -9344, and
662340-0054)
The applicant is requesting an administrative tree Variance and administrative Critical
Areas Exemption to allow the removal of 15 trees within a Category 3 wetland and its
buffer and allow the temporary construction impacts related to the development of a
storm pond and outlet pipe within two separate Category 3 wetlands in connection
with the development of the 34-lot subdivision. The Panther Lake Preliminary Plat
(LUA14-000190) was 7.92-acre site approved for 34 lots on July 25, 2014 with 22
conditions of approval. The project has since been renamed Greenleaf.
None
345,011 Square Feet (SF)
(7.92 Acres)
Proposed New Bldg. Area (footprint}:
Proposed New Bldg. Area (gross}:
Total Building Area GSF:
Project Location Mop
N/A
N/A
N/A
City of Renton Department of Communi conomic Development
CRITICAL AREA EXEMPTION AND TREE VARIANCE
Report of March 9, 2015
B. PART ONE: PROJECT DESCRIPTION/ BACKGROUND
Administr ~ritica/ Areas Variance Report & Decision
LUA15-000016, CAE, V-A
Page 2 of9
In conjunction with the Greenleaf (Formerly Panther Lake, LUA14-000190) project (Exhibit 4), the applicant is
requesting a tree Variance and an administrative Critical Areas Exemption to allow the removal of 15 trees, to fill a
small, slope type Category 3 wetland (Wetland E) and its buffer, and to allow the development of a storm pond and
outlet pipe within two separate Category 3 wetlands in connection with the development of the 34-lot subdivision.
The project is moving forward with site development and construction of Lots 1 through 31 with the remaining lots
32 through 34 contingent upon the approval of the critical areas variance and the critical area exemption.
The Panther Lake Preliminary Plat (LUA14-000190) was approved on July 25, 2014 with 22 conditions of approval
and has since been renamed Greenleaf. These two (2) applications are being submitted in order to satisfy conditions
9 and 11 of the Hearing Examiner's decision:
9. The applicant shall be required to either obtain a variance for the tree removal and resubmit the City of
Renton Tree Retention Worksheet or redesign the plat ta retain the trees located in Wetland E and it buffer.
The updated tree retention plan and worksheet along with an approved variance shall be obtained prior to
the issuance of a construction permit.
11. The applicant shall obtain approval for a Critical Area Exemption (also a Tier I permit) for all activities that
will intrude into a critical area or required buffer according to the City of Renton Critical Areas Regulations in
RMC 4-3-0SOC, J, L, and N.
The applicant is requesting a Variance from RMC 4-4-BOD.3 Restrictions for Critical Areas -General to allow for the
removal of 15 trees in Wetland E and its associated buffers. By way of background, the applicant applied for a
Preliminary Plat for a 7.92-acre site located within the Residential-8 dwelling units per net acre zoning classification.
The plat site consisted of five (5) parcels: 322305-9123, -9148, -9273, -9344, and 662340-0054. The site is located at
18647 & 18655 108th Ave SE. In addition to the 34 lots, five (5) tracts were proposed for sensitive areas, storm
drainage, and recreational areas. Access to the site is from 108th Ave SE. The subject site contains five Category 3
wetlands (Wetlands A-E), sensitive slopes alongside the western boundary of the property, a Class 4 stream, and
there is a Class 2 stream (Panther Creek) located off-site with a buffer extending onto the subject site. The
applications are proposing impacts to Panther Creek Buffer, Wetland B, Wetland C, Wetland E and their respective
buffers. Wetland E, a 996 SF wetland in the northwestern corner of the property, and its buffer are-proposed to be
cleared of 15 trees and filled in order to complete three (3) remaining lots (Lots 32-34). The applicant made
application with the Seattle District U.S. Army Corps of Engineers in order to fill Wetland E. Wetland A is a 7,744 SF
wetland located near the west property line, generally north of center. Wetland B measures 1,198 SF and Wetland C
is 274 SF; both are located in the southwestern corner of the property. The applicant is proposing the installation of
a stormwater detention pond and a stormwater discharge pipe and outfall structure which will impact Wetland B,
Wetland C, and Panther Creek Buffer. Disturbance from the outfall structure measures roughly 10 feet wide by 140
long, extending west from the stormwater pond, through the 100-foot Panther Creek buffer and down the slope
toward the ordinary high water mark of Panther Creek.
Pursuant to RMC 4-3-050C, tree removal is not an exempt activity in wetlands and/or their buffers; however,
pursuant to RMC 4-3-050M.2.a, a proposed action on property involving regulated wetlands can be approved if the
project takes affirmative and appropriate measures to minimize and compensate for unavoidable impacts and that
the proposed activity results in no net loss of regulated wetland area, value, or function in the drainage basin where
the wetland is located. Pursuant to the previous Preliminary Plat approval and SEPA environmental review,
mitigation has been identified for all impacts proposed to the wetland and as such mitigation has been approved
subject to conditions (Exhibits 8 & 9). The applicant is still required to gain Final Plat approval for the proposed
development.
CAE, V-A Report -LUAlS-000016
City of Renton Department of Communi, ·conomic Development Administr ~ritical Areas Variance Report & Decision
WA15-000016, CAE, V-A CRITICAL AREA EXEMPTION AND TREE VARIANCE
Report of March 9, 2015 Page 3 of 9
I C. EXHIBITS:
The following exhibits were entered into the record:
ID.
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
Exhibit 5:
Exhibit 6:
Exhibit 7:
Exhibit 8:
Exhibit 9:
Exhibit 10:
Exhibit 11:
Exhibit 12:
Exhibit 13:
Exhibit 14:
Exhibit 15:
Exhibit 16:
Exhibit 17:
Exhibit 18:
Exhibit 19:
FINDINGS:
Staff Report
Neighborhood Detail Map
Topography Map
Greenleaf Subdivision -Plat Plan
Grading & T.E.S.C. Plan
Utility Plan
Greenleaf (Formerly Panther Lake) Environmental Checklist prepared by ESM Consulting
Engineers, LLC, dated July 30, 2014
Environmental (SEPA) Determination of Nonsignificance -Mitigated (DNS-M)
SEPA Mitigation Measures
Greenleaf Wetland Mitigation Plan (Sheets 1 through 3) prepared by Wetland Resources, Inc.,
dated January 29, 2014; revised August 12, 2014
Greenleaf (Formerly Panther Lake) Landscaping and Tree Retention Plan (L-1)
Critical Area Report & Supplemental Stream Study prepared by Sewall Wetland Consulting, Inc.,
dated January 28, 2014
Addendum to Critical Area Report & Supplemental Stream Study, dated May 15, 2014
Wetland Fill Permit from Department of the Army Seattle District, Corps of Engineers
(Reference: NWS-2014-943), dated February 13, 2015
Muckleshoot Indian Tribe Comments and Staff response Email to Walter, dated February 18,
2015
Public Comment Letter and Staff response letter to Collins, dated February 16, 2015
Public Comment Letter and Staff response letter to Huso, dated February 16, 2015
Staff response letter to Tasani, dated February 16, 2015
Advisory Notes to Applicant
Having reviewed the written record in the matter, the City now makes and enters the following:
1. Request: The applicant is requesting a Variance from Tree Retention and Land Clearing Regulations (RMC 4-
4-130D.3 Restrictions for Critical Areas-General) in order to allow for the removal of trees in Wetland E and
its associated buffer. The applicant is also requesting a Critical Area Exemption to allow the temporary
construction impacts related to the development of a storm pond and an outlet pipe in the southwest
corner of the property.
2. Administrative Variance and Critical Areas Exemption: The applicant's administrative Variance and
administrative Critical Areas Exemption submittal materials comply with the requirements necessary to
process a variance request and Critical Areas Exemption request. The applicant's Environmental Checklist,
tree retention site plan, grading plan, utility plan, and wetland mitigation plan are provided as exhibits to
this report.
CA£, V-A Report-LUAlS-000016
City of Renton Department of Communi conomic Development
CRITICAL AREA EXEMPTION AND TREE VARIANCE
Report of March 9, 2015
Administr ~ritical Areas Variance Report & Decision
WAlS-000016, CAE, V-A
Page 4 of 9
3. Existing Land Use: The project area is located within the Residential Single Family (RS) land use designation.
The RS designation is intended for use as quality residential detached development organized into
neighborhoods at urban densities. The subject parcel is surrounded on the north by single family residential
(R-8 zone), on the east by Residential Medium Density, Morgan Court Condominiums and single family (R-14
zone), on the south by Single Family Residential (R-8 zone), and on the west by Single Family Residential (R-8
zone).
4. Zoning: The project site is located within the Residential -8 (R-8) dwelling units per acre zoning classification
which is established to implement the Single Family Land Use Comprehensive Plan designation.
Development in the R-8 zone is intended to create opportunities for new single family residential
neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single
family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-
quality residential environment and add to a sense of community.
5. Topography: The overall site slopes from east to west with elevation changes from 490 feet to 420 feet
across the entire project site. The very western edge of the property drops significantly down to Panther
Creek (Exhibit 3). The steepest slope on the developable portion of the property is approximately 15%.
Slopes exceed 20% alongside the western boundary of the property.
6. Lats and Building Size: The lot area is 7.92 acres in size. The 34-lot subdivision would have lot sizes that
range from 4,500 SF to roughly 6,447 SF with an average lot size of roughly 5,290 SF.
7. Tree Removal: There are 190 significant trees on the site. After street and critical area deductions, and the
minimum requirement to retain 30%, the applicant is required to retain 44 trees. The applicant is proposing
to maintain 24 trees, and a minimum of 120 new trees will be provided at 2" DBH to achieve the 240
required replacement inches; this complies with Renton Municipal Code. The applicant is requesting to
remove 15 additional trees within the existing Wetland E and its associated buffer.
8. Muckleshoot Indian Tribe Comments: Staff has received comments from Karen Walter from the
Muckleshoot Indian Tribe desiring more information about the proposed impacts based on the recently
submitted administrative Variance and the administrative Critical Areas Exemption versus the project as
described during the SEPA process for the plat under LUA14-000190. More information is available in Exhibit
15. Staff responded to the Muckleshoot Indian Tribe's comments on February 18, 2015 (Exhibit 15).
9. Public Comments: Staff received public comment with concerns over the trees cut as part of the Panther
Lake Preliminary Plat and clarity of the maps (Exhibits 16-18). On February 16, 2015 staff responded to the
comments (Exhibits 16-18).
10. Nationwide Permit {NWP}: Staff received verification from NWP 29 authorizing Greenleaf to fill 0.023 of an
acre and enhance 0.18 of an acre of wetlands adjacent to Panther Creek. The permit is valid until March 18,
2017, unless the NWP is modified, reissued, or revoked prior to that date. The applicant must also obtain all
local, State, and other Federal permits that apply to the project. Upon completion of the work, the applicant
must fill out and return the Certificate of Compliance with Department of the Army Permit form.
I E. CONSISTENCY WITH VARIANCE CRITERIA:
Section 4-9-2508.5 "Decision Criteria" lists 4 criteria that the Planning Director is asked to consider, along with all
other relevant information, in making a decision on an Administrative Variance application. These include the
following:
The Planning Director shall have authority to grant an administrative variance upon making a determination, in
writing, that the conditions specified below have been found to exist:
a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary
because of special circumstances applicable to subject property, including size, shape, topography,
location or surroundings of the subject property, and the strict application of the Zoning Code is found to
CAE, V-A Report -LUAlS-000016
City of Renton Department of Communit conomic Development
CRITICAL AREA EXEMPTION ANO TREE VARIANCE
Report of March 9, 2015
Administra ritical Areas Variance Report & Decision
WAlS-000016, CAE, V-A
Pages of 9
deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity
and under identical zone classification;
The applicant contends that they suffer practical difficulties and unnecessary hardship due to the constraints
and issues on the site. In particular, the retention of the trees located in Wetland E would eliminate the
potential development in the northwest corner of the property. As established by the wetland biologist,
Wetland E is of very low quality and primarily a man-made depression. Furthermore, the applicant contends
that the source of water is grey water discharge from the residences. Due to its low quality, Wetland E is
proposed to be filled. Part of filling the wetland includes clearing the vegetation in the wetland and buffer.
The applicant has received approval from Army Corps of Engineers in order to fill Wetland E (Exhibit 14).
Once the wetland has been filled, the 15 trees will no longer be in a wetland or wetland buffer and would be
allowed to be removed in accordance with Renton Municipal Code (RMC) tree retention requirements.
Staff has reviewed the applicant's justifications and concurs with their analysis. All of the onsite wetlands
were identified as "slope type" wetlands, with varying degrees of disturbance. As slope wetlands, none of
these wetlands were listed to either store or attenuate any runoff or flows. Using the Washington State
Department of Ecology (WADOE) wetland ratings system, these wetlands scored extremely low for water
quality and hydrologic function and low for habitat function. Sewall Wetland Consulting, Inc. prepared a
Critical Area Report & Supplemental Stream Study (Exhibit 12) and an Addendum to Critical Area Report &
Supplemental Stream Study (Exhibit 13) indicating that Wetland E appears to be hydrological supported by
various upslope drainage pipes and drains which will be cut off during the construction of the plat (i.e. a
man-made artificial wetland). The report also stated that there is no indication that the wetland supports
deep standing water, due to the topography and the steep slopes. The wetland was characterized as a small
area where topsoil was historically removed to expose areas where surficial groundwater is present near the
surface.
Furthermore, State Environmental Policy Act (SEPA) review for the subject project (City file number LUA14-
000190) was previously conducted by the Environmental Review Committee (ERC) and a threshold
Determination of Nonsignificance -Mitigated (DNS-M) (Exhibit 8) with two mitigation measures were issued
on June 27, 2014 (Exhibit 9). Impacts to the wetland to be filled were evaluated and mitigation for the loss of
water quality and hydrologic function was proposed, identifying compliance with RMC wetland regulations.
Additionally, the proposed wetland fill and development of the site was approved with conditions previously
by the City's Hearing Examiner for the wetland fill and creation on the subject site. As such, the applicant
suffers practical difficulties and an unnecessary hardship and the variance is necessary because of special
circumstances applicable to subject property.
b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to
the property or improvements in the vicinity and zone in which subject property is situated;
The applicant contends that the granting of the variance will not be materially detrimental to the public
welfare because all impacts to the wetland and buffer are being mitigated. This includes additional tree
planting to replace those trees that are being removed from the wetland and buffer. The applicant states
that the removal of the wetland will not be detrimental to the property or the surrounding properties
because the wetland is entirely man-made and is not associated with a larger wetland pattern or adjacent
Panther Creek.
Staff has reviewed the proposal and concurs that by allowing the removal of the trees from the identified
wetlands and their buffers it would not be detrimental to the public welfare, as this would restrict the
construction of three single-family developments lots of the subdivision or roughly 9% of the development
potential of the site. Furthermore, prohibiting the removal of trees within Wetland E would dissuade the
applicant from providing compensation for the proposed fill and tree removal. The applicant is proposing to
enhance 7,774 square feet of Wetland A. This wetland is a disturbed wetland in an old pasture and appears
to have disturbed soils from past plowing and grading. In addition, it is dominated by a mix of reed canary
grass, soft rush, creeping butter cup and blackberry. The proposed mitigation plan exceeds the Department
CAE, V-A Report-LUAlS-000016
City of Renton Department of Communit _conomic Development Administr,
CRITICAL AREA EXEMPTION ANO TREE VARIANCE
Report of March 9, 2015
~ritica/ Areas Variance Report & Decision
LUAlS-000016, CAE, V-A
Page 6 of 9
of Ecology's Standard of 6:1 enhancement ratio for WSDOE rated Category IV Wetlands. The use of
enhancement of Wetland A at a 7.8:1 ratio will improve an existing degraded low value wetland, and create
an area with a forested and emergent plant community with enhanced functional value. The enhancing of
Wetland A will provide a functional lift in order to create an area with a forested and emergent plant
community through enhanced wildlife habitat function. The Wetland Mitigation Plan includes planting 93
trees (9 feet O.C. spacting) and 217 shrubs (6 feet O.C. spacing) within Wetland A (total impact area of 7,744
SF). The restoration would include the following trees and shrubs: 33-Sitka Spruce (Picea Sitchensis), 60-
Western Redcedar (Thuja Plicota), 15-Vine Maple (Acer Circinatum), 35-Redosier Dogwood (Cornus Sericea),
20-Twinberry Honeysuckle (Lonicera lnvolucrata), 107-Salmonberry (Rubus Spectabi/is), and 40-Sitka Willow
(Salix Sitchensis). When analyzing the overall future development, there would be more trees following the
development and enhancement of Wetland A, and the wetland would go from a WADOE Category IV
wetland to a Category Ill wetland as a result of the planting plan. Staff concurs that the enhancement
proposed in the wetland mitigation plan as prepared by Wetland Resources, Inc. will mitigate for the lost
functions of the small low value wetland to be filled (Exhibit 10). Staff agrees that the proposed tree removal
would not be injurious to the property or the improvements in the vicinity and the zone; as the applicant has
proposed plantings that will provide habitat, slope stability mitigation, and the potential for water quality
improvements for the sediment release and erosion that have occurred in and near the stream, wetland and
associated buffers.
c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of
other properties in the vicinity and zone in which the subject property is situated; and
The applicant contends that approval would not constitute a granting of special privilege. The applicant feels
that by providing considerable mitigation for the removal of the trees within the wetland through the
enhancement of Wetland A. Furthermore, the applicant contends that with the filling and removal of the
critical area the trees are no longer in a buffer or wetland and as such, should be considered regular trees or
be subject to removal as part of the overall platting process.
Staff has reviewed the applicant's justifications and concurs with their analysis. The SEPA Environmental
Review for the subject project (City file number LUA14·000190) evaluated impacts to the identified wetland
to be filled and evaluated the proposed mitigation; which identified compliance with RMC wetland
regulations; provided all conditions and mitigation measures were met; the applicant's mitigation proposal
does not result in a net loss of ecological functions and values; granting of the variance would not constitute
a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and
zone in which the subject property is situated.
d. That the approval is a minimum variance that will accomplish the desired purpose.
The applicant contends that the proposed tree removal is the minimum variance that will accomplish the
clearing of a wetland and buffer prior to their being filled. Furthermore, the applicant contends that in order
to make the access and lot grading work all trees in the wetland and buffer will need to be removed.
Staff has reviewed the applicant's justifications and concurs with their analysis. The removal of the trees
within Wetland E and its buffer and the enhancement of Wetland A is the minimum amount of trees
necessary to accomplish the required mitigation necessary for the project to not result in a net loss of
ecological functions and is the minimum needed to accomplish the desired purpose.
F. CRITICAL AREAS EXEMPTION JUSTIFICATION:
The applicant is requesting a Critical Areas Exemption from RMC 4-3-0SOC, J, L, and N to allow activities in
regulated critical areas and their buffers. The Critical Area Exemption is requesting to allow the temporary
construction impacts related to the development of a storm pond and an outlet pipe in the southwest corner of
the property. The buffers for Wetland Band C along with some of the Panther Creek Buffer will be impacted.
The installation of the stormwater detention pond will impact a portion of the prescribed wetland buffer. In
CAE, V-A Report-LUAlS-000016
City of Renton Department of Communi conomic Development
CRITICAL AREA EXEMPTION AND TREE VARIANCE
Report of March 9, 2015
Administr :ritical Areas Variance Report & Decision
LUAlS-000016, CAE, V·A
Page 7 of 9
order to restore the functions of the buffer affected by this construction, restoration will occur in the impacted
area totaling 1,465 square feet. This area will be restored in-kind and seeded to the recommended certified
grass seed mixture or a similar mixture.
A stormwater water discharge pipe and outfall structure will be installed off-site in a portion of the prescribed
buffer of Panther Creek. In order to restore the functions of the buffer affected by the installation, restoration
will occur in the impacted area totaling 992 square feet. This area will be restored in-kind and planted with 28
shrubs and plantings. The following list is proposed for planting: 7-lndian Plum (Oem/eria Cerasiformis), 7-Sword
Fern (Polystichum Munitum), 7-Salmonberry (Rubus Spectabilis), and 7-Snowberry (Symphoricarpos Albus).
In order to mitigate for the 309 square feet of permanent buffer impact, additional buffer for Panther Creek will
be designated at 1.5:1 ratio. This additional buffer will result in no net loss of functions and conforms to the
mitigation standards outlined by RMC Chapter 4-3-050. The additional buffer is between Wetland Band
Wetland C and encompasses an area of 473 square feet.
I G. CONCLUSIONS:
l. The subject site is located at 18647 & 18655 108th Ave SE (Parcel Nos. 322305-9123, -9148, -9273, -9344,
and 662340-0054).
2. State Environmental Policy Act (SEPA) review for the subject project (City file number LUA14·000190) was
previously conducted by the Environmental Review Committee (ER() and a threshold Determination of
Nonsignificance · Mitigated (DNS-M) (Exhibit 8) with two mitigation measures were issued on June 27, 2014
(Exhibit 9).
3. The Panther Lake Preliminary Plat (LUA14-000190) was approved on July 25, 2014 with 22 conditions of
approval and has since been renamed Greenleaf.
4. RMC 4·4·130D.3 restricts tree removal in wetlands and their buffers unless exempted by the critical areas
regulations. Pursuant to RMC 4-3-050( (Critical Areas Regulations}, tree removal is not an exempt activity in
wetlands and/or their buffers. The applicant has been authorized to fill 0.023 of an acre and enhance 0.18 of
an acre of wetlands adjacent to Panther Creek from the Seattle District U.S. Army Corps of Engineers and is
requesting, from the City of Renton, to be allowed to remove trees upon filling the wetland and their
buffers.
S. The requested variance meets the four criteria to be considered in making a decision on a variance request
as specified in RMC 4-9-2508.5. The analysis of the proposal, according to variance criteria, is found in the
body of the Staff Report.
6. The critical area activities will be conducted using best management practices as specified by industry
standards or applicable Federal agencies or scientific principles if submitted plans are followed and the
conditions of approval of this exemption are met.
7. Impacts to the critical areas will be minimized and disturbed areas will be immediately restored, if submitted
plans are followed and the conditions of approval of this exemption are met.
8. No significant trees will be removed as part oftemporary construction impacts related to the development
of a storm pond and the placement of the outlet pipe.
9. Comments were received from the Muckleshoot Indian Tribe and parties in the vicinity of the project and
those comments are contained in the record as Exhibits 15-18.
CAE, V·A Report -LUA15-000016
City of Renton Department of Communit} _conomic Development
CRITICAL AREA EXEMPTION AND TREE VARIANCE
Report of March 9, 2015
I H. DECISION:
Administra ·ritical Areas Variance Report & Decision
LUA15-000016, CAE, V-A
Page8of9
The Administrative Variance and Critical Areas Exemption for Greenleaf, File No. LUAlS-000016, CAE, V-A, is
approved and is subject to the following conditions:
1. The project shall comply with all the conditions identified in the Environmental Review Determination and
Preliminary Plat Decision (City file LUA14-000190).
a. Project construction shall be required to comply with the recommendations found in the Geotechnical
Engineering Study prepared by Earth Solutions, NW (dated September 23, 2013).
b. Project construction shall be required to comply with the mitigation recommendations identified in the
submitted Critical Area Report & Supplemental Stream Study prepared by Sewall Wetland Consulting,
Inc. (dated January 28, 2014, updated May 15, 2014).
2. The development shall meet the minimum tree retention requirements of the R-8-zone, and shall provide an
updated tree retention worksheet identifying compliance with the Final Plat for review and approval by the
Current Planning Project Manager.
3. The applicant shall receive approval of the Wetland Mitigation Plan prepared by Wetland Resources, Inc.
(dated January 29, 2014; revised August 12, 2014; Exhibit 10) from the Current Planning Project Manager
prior to the tree removal and fill of Wetland E or any temporary construction impacts related to the
development of a storm pond and an outlet pipe.
4. In order to provide an advanced level of assurance needed for installation, maintenance and monitoring of
the proposed Mitigation Plans (as identified in Condition #3), the City of Renton will need a copy of the
signed maintenance and monitoring contract by a qualified professional for this work. A draft (followed by a
final) maintenance and monitoring contract (or contracts) shall be provided for review to the Current
Planning Project Manager prior to execution of the contract. The draft contract language must ensure
compliance with installation and performance standards of Wetland Resources, Inc. mitigation plan as well
the maintenance and monitoring standards of the Renton Municipal Code. The scope of the contract must
clearly cover the cost of plant maintenance and replacement. The language in the contract must also
guarantee that the mitigation measures perform satisfactorily for a period of five (5) years (e.g. add
provisions for plant replacement and weed removal referencing compliance with the survival rates). The
contract must include a compliance report within 30 days of the date of the plant installation, quarterly
monitoring reports for the first year, and annual reports within the second through fifth years. The draft
contract must be followed up with a final signed contract once the City approves the draft version. Once the
City approves the contract proposal, the applicant will need to provide a maintenance surety device (a letter
of credit or irrevocable set aside letter) set at an amount totaling 125% of the cost to guarantee satisfactory
performance for a minimum of five years.
5. At the conclusion of the five (5) year compliance monitoring schedule, the applicant shall provide the City's
Current Planning Project Manager written verification (from a qualified wetland biologist) of completion of
the planting and restoration plans.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jenni Henning, AICP, Planning Director
Department a/ Community & Economic Development
CAE, V-A Report -LUAlS-000016
City of Renton Department of Communit} conomic Development Administra
CRITICAL AREA EXEMPTION AND TREE VARIANCE
Report of March 9, 2015
TRANSMITTED this 9th day of March, 2015 to the Owner/Applicant/Contact:
Owner/Applicant: Contact:
Greenleaf-LaRosa, LLC Evan Mann
Aron Golden 33400 81h Ave S, Suite 205
846 108th Ave NE, Suite 200 Federal Way, WA 98003
Bellevue, WA 98004
TRANSMITTED this 9th day of March, 2015 to the Party(ies) of Recard:
Gerald & Joyce Huso Bret Collins
18633 1091h Ave SE 10601 SE 187'h St
Renton, WA 98055 Renton, WA 98055
Rudolfo Tasani
10609 SE 1871h St
Renton, WA 98055
TRANSMITTED this 9th day of March, 2015 to the following:
C.E. "Chip" Vincent, CED Administrator
Steve Lee, Development Engineering Manager
Craig Burnell, Building Official
Vanessa Dolbee, Current Planning Manager
Plan Review
Fire Marshal
'ritical Areas Variance Report & Decision
LUAlS-000016, CAE, V-A
Jiayi Ye
18655 1081h Ave SE
Renton, WA 98055
Page 9 of 9
I. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION
The administrative land use decision will become final if the decision is not appealed within 14 days of the effective
date of decision.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner
on or before 5:00 PM on March 23, 2015. An appeal of the decision must be filed within the 14-day appeal period
(RCW 43.21.C.075(3); WAC 197-11-680). Appeals to the Examiner are governed by City of Renton Municipal Code
Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's
office, Renton City Hall-7th Floor, (425) 430-6510. Appeals must be filed in writing, together with the required fee
to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057.
RECONSIDERATION: Within 14 days of the effective date of decision, any party may request that the decision be
reopened by the approval body. The approval body may modify his decision if material evidence not readily
discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of
the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
EXPIRATION: The variance(s) approval will expire two (2) years from the date of decision. A variance one (1) year
extension may be requested pursuant to RMC 4-9-250B.17.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may
occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the
Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the
Hearing Examiner. All communications are public record and this permits all interested parties to know the contents
of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine
could result in the invalidation of the appeal by the Court.
CAE, V-A Report-LUA15-000016
EXHIBITS
Project Name: Project Number:
Greenleaf (Formerly Panther Lake) Critical Areas
Exemption and Tree Variance
LUA15-000016, CAE, V-A
Date of Decision
3/9/15
Staff Contact
Clark H. Close
Project Contact/ Applicant
Evan Mann
Project Location
18647 & 18655 108th Ave SE
The following exhibits were entered into the record:
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
Exhibit 5:
Exhibit 6:
Exhibit 7:
Exhibit 8:
Exhibit 9:
Exhibit 10:
Exhibit 11:
Exhibit 12:
Exhibit 13:
Exhibit 14:
Exhibit 15:
Exhibit 16:
Exhibit 17:
Exhibit 18:
Exhibit 19:
Staff Report
Neighborhood Detail Map
Topography Map
Greenleaf Subdivision -Plat Plan
Grading & T.E.S.C. Plan
Utility Plan
Greenleaf (Formerly Panther Lake) Environmental Checklist prepared by ESM
Consulting Engineers, LLC, dated July 30, 2014
Environmental (SEPA) Determination of Nonsignificance -Mitigated (DNS-M)
SEPA Mitigation Measures
Greenleaf Wetland Mitigation Plan (Sheets 1 through 3) prepared by Wetland
Resources, Inc., dated January 29, 2014; revised August 12, 2014
Greenleaf (Formerly Panther Lake) Landscaping and Tree Retention Plan (L-1)
Critical Area Report & Supplemental Stream Study prepared by Sewall Wetland
Consulting, Inc., dated January 28, 2014
Addendum to Critical Area Report & Supplemental Stream Study, dated May 15,
2014
Wetland Fill Permit from Department of the Army Seattle District, Corps of
Engineers (Reference: NWS-2014-943), dated February 13, 2015
Muckleshoot Indian Tribe Comments and Staff response Email to Walter, dated
February 18, 2015
Public Comment Letter and Staff response letter to Collins, dated February 16, 2015
Public Comment Letter and Staff response letter to Huso, dated February 16, 2015
Staff response letter to Tasani, dated February 16, 2015
Advisory Notes to the Applicant
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ENVIRONMENTAL CHECKLIST
A. BACKGROUND
1. Name of proposed project, if applicable:
Panther Lake Preliminary Plat
2. Name of applicant:
Conner Homes Group, LLC
3. Address and phone number of applicant and contact person:
Applicant:
Rob Risinger, Conner Homes Group, LLC
846 108th Ave NE Ste 200
Bellevue WA 98004
(425) 646-4435
4. Date checklist prepared:
January 28, 2014
5. Agency requesting checklist:
City of Renton
6. Proposed timing or schedule (including phasing, if applicable):
It is anticipated that the project will take approximately 4 months to obtain approval
for the prellminary plat. Upon approval, construction will begin in the summer of
2014 and be completed in a single phase. After final plat approval construction of
homes will likely begin in 2015.
7. Do you have any plans for future additions, expansion, or further activity related to or
connected with this proposal? If yes, explain.
None at this time.
8. List any environmental information you know about that has been prepared, or will be
prepared, directly related to this proposal.
Wetland & Stream Delineation Study: Sewall Wetland Consulting prepared 01/29/13
Geotechnical Engineering Report: Earth Solutions NW, LLC prepared 09/23/13
Preliminary Storm Drainage Report: ESM Consulting Engineers prepared 01/29/13
9. Do you know whether applications are pending for governmental approvals of other
proposals directly affecting the property covered by your proposal? If yes, explain.
None are known at this time.
10. List any governmental approvals or permits that will be needed for your proposal, if
known.
Preliminary Plat Approval, SEPA Approval, lot Line Adjustment, Clearing and Grading
Permit, Site Development/Road and Storm Drainage Approval, Final Plat, Building
Permits.
. 2. 06109
\\Esm8\engr\ESM-JOBS\2SB\0441013\doc
EXHIBIT 7
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE
PROJECT NUMBER:
APPLICANT:
-MITIGATED (DNS-M)
LUA14-000190, ECF, PP, LLA, MOD
Aron Golden, Connor Homes, LLC
PROJECT NAME: Panther Lake Preliminary Plat
PROJECT DESCRIPTION: The applicant is requesting SEPA Environmental Review, Preliminary Plat approval, a
Critical Area Exemption, a Lot Line Adjustment, and a street modification for a 34-lot subdivision. The 7.92-
acre site is located within the Residential-8 dwelling units per net acre zoning classification. The subject
property is a collection of seven (7) parcels located on the west side of 108th Ave SE just north of SE 192nd St.
The 34 lots would result in a density of 5.85 du/ac. Lot sizes would range from 4,500 sf to 9,900 sf with an
average lot size of 5,233 sf. In addition to the 34 lots, five (5) tracts are proposed for sensitive areas, storm
drainage, and recreational areas. Access to the site would be gained from 108th Ave SE.
The site currently contains four single family residences and several detached structures. Two of the four
single family structures are proposed for demolition. There are 190 significant trees on the site and the
applicant is proposing to retain 24 original trees. A stormwater pond is proposed within Tract C which would
discharge into Panther Creek. The applicant has submitted a Critical Area Report & Supplemental Stream
Study, Drainage Control Report, Traffic Impact Analysis, and a Geotechnical Engineering study with the
application. The site contains five Category 3 wetlands (Wetlands A-E), a Class 4 stream, and there is a Class 2
stream (Panther Creek) located off-site with a buffer extending onto the subject site. Finally, the applicant is
requesting a street modification, from RMC 4-6-060, in order to eliminate the requirement for frontage
improvements along 108th Ave SE.
PROJECT LOCATION: 18647, 18655, 18819, 18825 108th Ave 5E, Renton, WA 98059
LEAD AGENCY: City of Renton
Environmental Review Committee
Department of Community & Economic Development
The City of Renton Environmental Review Committee has determined that it does not have a probable significant
adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW
43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under
their authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental
impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the
lead agency will not act on this proposal for fourteen (14) days.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on Julyl:I, 2014. Appeals
must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way,
Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained
from the Renton City Clerk's Office, (425) 430-6510.
PUBLICATION DATE: June 27, 2014
EXHIBIT 8
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
DATE OF DECISION:
SIG NA TU RES:
JUNE 23, 2014
r;li:;L1tJ. ~iJa..M:r=-
, ~r Mark Peterson, Administrator
Date
Date
Fire & Emergency Services
Chip" Vincent, Administrat
Department of Community &
Economic Development
Date
~
Date
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNSM)
MITIGATION MEASURES AND ADVISORY NOTES
PROJECT NUMBER: LUA14-000190, ECF, PP, LLA, MOD
APPLICANT: Aron Golden, Conner Homes Group, LLC
PROJECT NAME: Panther Lake Preliminary Plat
PROJECT DESCRIPTION: The applicant is requesting SEPA Environmental Review,
Preliminary Plat approval, a Critical Area Exemption, a Lot Line Adjustment, and a street
modification for a 34-lot subdivision. The 7 .92-acre site is located within the Residential-8
dwelling units per net acre zoning classification. The subject property is a collection of seven (7)
parcels located on the west side of 108th Ave SE just north of SE 192nd St. The 34 lots would
result in a density of 5.85 du/ac. Lot sizes would range from 4,SOO sf to 9,900 sf with an average
lot size of 5,233 sf. In addition to the 34 lots, five (5) tracts are proposed for sensitive areas,
storm drainage, and recreational areas. Access to the site would be gained from 108th Ave SE.
The site currently contains four single family residences and several detached structures. Two
of the four single family structures are proposed for demolition. There are 190 significant trees
on the site and the applicant is proposing to retain 24 original trees. A stormwater pond is
proposed within Tract C which would discharge into Panther Creek.
The applicant has submitted a Critical Area Report & Supplemental Stream Study, Drainage
Control Report, Traffic Impact Analysis, and a Geotechnical Engineering study with the
application. The site contains five Category 3 wetlands (Wetlands A-E), a Class 4 stream, and
there is a Class 2 stream (Panther Creek) located off-site with a buffer extending onto the
subject site. Finally, the applicant is requesting a street modification, from RMC 4-6-060, in
order to eliminate the requirement for frontage improvements along 108th Ave SE.
PROJECT LOCATION:
LEAD AGENCY:
MITIGATION MEASURES:
18647, 18655, 18819, 18825 108'h Ave SE, Renton, WA
98059
The City of Renton
Department of Community & Economic Development
Planning Division
1. Project construction shall be required to comply with the recommendations found in
the Geotechnical Engineering Study prepared by Earth Solutions, NW (dated September
23, 2013).
EXHIBIT 9
2. Project construction shall be required to comply with the mitigation recommendations
identified in the submitted Critical Area Report & Supplemental Stream Study prepared
by Sewall Wetland Consulting, Inc. {dated January 28, 2014, updated May lS, 2014).
ADVISORY NOTES:
Engineering Review: Jan Illian, Ph: 425-430-7216, email: jillian@rentonwa.gov
Recommendations: I have reviewed the application for Panther Lake Preliminary Plat generally
located at 18655 -108th Ave SE and have the following comments:
Existing Conditions:
WATER Water service will be provided by Soos Creek Water and Sewer District.
SEWER Sewer service will be provided by Soos Creek Water and Sewer District.
STORM There is limited storm conveyance in 108th Ave SE.
STREETS There are frontage improvements in the area.
Code Requirements:
Water
1. Water service will be provided by Soos Creek Water and Sewer District. A water availability
certificate has been provided with the site plan application.
2. New hydrants shall be installed per Renton's fire department standards to provide the
required coverage of all lots.
3. All plats shall provide separate water service stubs to each building lot prior to recording of
the plat.
Sanitary Sewer
1. Sewer service will be provided by Soos Creek Water and Sewer District. A sewer availability
certificate has been provided with the site plan application.
2. All plats shall provide separate side sewer stubs to each building lot prior to recording of the
plat.
Surface Water
1. A drainage plan and drainage report dated January 29, 2014 was submitted by ESM
Engineering. The proposed 34 lot subdivision, zoned R-8, is subject to full drainage in
accordance with the 2009 King County Surface Water Manual and City of Renton Amendments
to the KCSWM, Chapters 1 and 2. All core and six special requirements have been discussed in
the report. The 7.85 acre site is located within the Panther Creek Sub basin. Based on the City's
flow control map, this site falls within the Flow Control Duration Standard, Forested Condition
and requires a flow control facility sized to match the flow duration of a forested condition.
Since the site discharges to an erosive downstream discharge location that is classified as a
Type 2 Drainage Problem (per City of Renton 2009 Surface Water Design Manual Amendment
to the 2009 King County SWDM, page 1-31, Table 1.2.3.A), the project will be subject to the
Flood Problem Flow Control Area (also referred as a Level 3 flow control). The applicant's
engineer has designed a detention pond to be located along the southwest corner of the site
and will discharge west. The project proposes to mid slope discharge without a dissipater
ERC Mitigation Measures and Advisory Notes Page 2 of 7
structure onto an erosive steep slope. The project will need to discharge with an energy
dissipater located at the Ordinary High Water line of Panther Creek. Work within the Creek
requires a Washington State Hydraulic Permit.
2. A portion of runoff from a bypassed area is proposed to be discharged without any flow
control. This discharge is located at the top of a steep slope. The proposed discharge will be
required to be treated and discharge to the Ordinary High Water line of the creek. An energy
dissipater will be required to be installed.
3. All work proposed outside of the applicant's property will require a permanent drainage
easement to be provided to the City and a temporary construction easement prior to any
permits being issued.
4. Basic water quality will be provided using a Storm Filter system. Appropriate individual lot
flow control BMPs will be required to help mitigate the new runoff created by this
development.
5. A geotechnical report, dated September 28, 2012 was submitted by Earth Solutions NW. The
report identifies the soils as glacial till. These soils will not support infiltration.
6. Surface water system development fee is $1,228.00 per new lot. Fees are payable prior to
issuance of the construction permit.
7. A Construction Stormwater General Permit from Department of Ecology will be required. A
Stormwater Pollution Prevention Plan (SW PPP) is required for this site.
Transportation/Street
1. The current transportation impact fee rate is $1,430.72 per new single family home. The
transportation impact fee that is current at the time of building permit application will be
levied. Payment of the transportation impact fee is due at the time of issuance of the building
permit. Credit will be given to the two existing homes to be demolished.
2. A traffic analysis dated January 22, 2014, was provided by Jake Traffic Engineering. The
proposed 34 lot subdivision would generate 305 daily vehicle trips. Weekday peak hour AM
trips would generate 24 vehicle trips, with 18 vehicles leaving and 6 vehicles entering the site.
Weekday peak hour PM trips would generate 32 vehicle trips, with 20 vehicles entering and 12
vehicles existing the site. Increased traffic created by the development will be mitigated by
payment of transportation impact fees. Review of sight access visibility using AASHTO criteria
was completed. Engineer recommends that the existing power pole, vegetation and mailbox at
the northeast property line be relocated to provide clear site distance at the driveway entrance
to the plat.
3. To meet the City's complete street standards, the new internal roadway shall be designed to
meet the residential access roadway per City code 4-6-060. The new internal roadway shall be a
53-foot right of way, with 26 feet of pavement, curb, gutter, an 8-foot planter strip, a 5-foot
sidewalk and street lighting installed along both sides of the street. One side of the road will be
marked No Parking.
4. Existing right-of-way width in Benson Road fronting the site is 82 feet. Benson Road (SR 515)
is classified as Principal Arterial. To meet the City's complete street standards, street
improvements including an 8-foot planting strip behind the existing curb, a 12-foot sidewalk
(shared bike/pedestrian), a 2-foot strip back of sidewalk, storm drainage and street lighting will
ERC Mitigation Measures and Advisory Notes Page 3 of 7
be required. To build this street section, approximately 12.5 feet of right-of-way will be
required to be dedicated to the City along the project side in Benson.
5. Existing curb cut proposed to be widened in SR 515 will require review by WSDOT.
6. Applicant may submit an application to the City requesting a modification of the street
frontage improvements as outlined in City code 4-9-250C5d which.
7. LED street lighting meeting arterial lighting levels will be required per City of Renton
Standards.
8. Paving and trench restoration will comply with the City's Trench Restoration and Overlay
Requirements.
9. Water, sewer and storm stubs are required to be provided to each lot prior to recording of
the plat.
Technical Services: Bob MacOnie, Ph: 425-430-7369, email: bmaconie@rentonwa.gov
Lot Line Adjustment:
1. Note the City of Renton land use action number and land record number, LUA14-000190 and
LND-30-0383, respectively, on the final submittal. The type size used for the land record
number should be smaller than that used for the land use action number.
2. Note discrepancies between bearings and distances of record and those measured or
calculated, if any.
3. The lot addresses will be provided by the city as soon as possible. Note said addresses and
the street name on the drawing. Do note encroachments, if any.
4. Add a note to the effect that the easement under Rec. No. 20120809000865 originally across
underlying Parcel G for access and utilities to the benefit of underlying Parcel G will remain
across Lot B for the benefit of Lot A of this lot line adjustment until such time as other access is
provided.
Plat Recommendations:
The final plat document must be prepared under the direction of and stamped by a licensed
"Professional Land Surveyor."
Note the City of Renton land use action number and land record number, LUA14-000190 and
LND-10-0513, respectively, on the final plat submittal. The type size used for the land record
number should be smaller than that used for the land use action number. Please note that the
land use action number provided will change when this subdivision changes from preliminary to
final plat status.
Show two ties to the City of Renton Survey Control Network. The geometry will be checked by
the city when the ties have been provided. The ties in this case can be made by explicit
reference to the underlying Lot Line Adjustment.
Include a statement of equipment and procedures used, per WAC32-130-100.
Note the date the existing city monuments were visited and what was found, per WAC
332-130-150.
Provide lot closure calculations.
Indicate what has been, or is to be, set at the corners of the proposed lots.
Note discrepancies between bearings and distances of record and those measured or
calculated, if any.
ERC Mitigation Measures and Advisory Notes Page 4 of 7
The lot addresses will be provided at final plat submittal. Note said addresses and the street
name on the plat drawing.
On the final plat submittal, remove all references pertaining to utilities facilities, trees,
concrete, gravel, decks and other items not directly impacting the subdivision. These items are
provided only for preliminary plat approval.
Do note encroachments, if any.
Remove from the "LEGEND" block all tree items, utilities facilities and mailbox references, but
do include in said "LEGEND" block the symbols and their details that are used in the plat
drawing.
Do not include a utility provider's block, an owner's block, an engineer/surveyor block and an
architect block.
Do not include any references to use, density or zoning on the final submittal.
lfthe abutting properties are platted, note the lot numbers and plat name on the drawing
otherwise note them as 'Unplatted'.
Remove the building setback lines from the proposed lots. Setbacks will be determined at the
time that building permits are issued.
Note the research resources on the plat submittal.
Note all easements, covenants and agreements of record on the plat drawing.
The City of Renton "APPROVALS" blocks for the City of Renton Administrator, Public Works
Department, the Mayor, City Clerk and the Finance Director.
A pertinent approval block is also needed for the King County Assessor's Office. Provide
signature lines as required.
If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then
reference the same on the plat drawing and provide a space for the recording number thereof.
Note that if there are restrictive covenants, agreements or easements to others (neighboring
property owners, etc.) as part of this subdivision, they can be recorded concurrently with the
plat. The plat drawings and the associated document(s) are to be given to the Project Manager
as a package. The plat document will be recorded first (with King County). The recording
number(s) for the associated document(s) (said documents recorded concurrently with, but
following the plat) need to be referenced on the plat drawings.
There needs to be language regarding the conveyance of the Tracts created by the plat; please
check with the Stormwater Utility to see if they will require that the City be the owner of
stormwater management tracts) if not and if there is to be a Homeowners' Association (HOA)
created for this plat, the following language concerning ownership of the other tracts applies to
this plat and should be noted on the final plat drawing as follows:
Upon the recording of this plat, Tracts is hereby granted and conveyed to the Plat of Name of
Plat Homeowners' Association (HOA) only for the purposes noted thereon. All necessary
maintenance activities for said Tracts will be the responsibility of the HOA. In the event that the
HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by
non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat
shall assume and have an equal and undivided ownership interest in the Tracts previously
owned by the HOA and have the attendant financial and maintenance responsibilities.
ERC Mitigation Measures and Advisory Notes Page S of 7
Otherwise, use the following language on the final plat drawing: Lots 1 through 34, inclusive,
shall have an equal and undivided ownership interest in Tracts and the tracts can only be used
for the purposes noted thereon.
The foregoing statements are to be accompanied by language defining the maintenance
responsibilities for any infrastructure located on the Tracts serving the plat or reference to a
separate recorded instrument detailing the same.
Please discuss with the Plan Reviewer and the Stormwater Utility any other language
requirements regarding surface water BMPs and other rights and responsibilities.
All vested owner(s) of the subject plat, at the time of recording, need to sign the final plat. For
the street dedication process, include a current title report noting the vested property owners
dated within 45 days of final approval.
Like the Nippert LLA (LUA14 000250), Enclave Plat, the City should require an 12.5' dedication
along the frontage of 108th Ave SE. The fact that it is a State Route and therefore the right of
way is vested in the State may be an issue here but the dedication on the Plat is to City and the
same could apply to the LLA portion of this project.
Reviewer Comments: Craig Burnell, Ph: 425-430-7290, email: cburnell@rentonwa.gov
5' easement (no build) on the south lot line of 33 & 34.
Community Services Review:
A. Parks Impact fee per Ordinance 5670 applies. Construct 5' bike lane along Benson per
adopted trails and bicycle plan (See attachment). Coordinate with City's Urban Forester for tree
protection. Coordinate tree substitution for "Raywood Ash' with Urban Forester.
B. "Complete streets" along Benson should be constructed.
C. There are no impacts to parks.
Planning Review: Clark H. Close, PH: 435-430-7289, email: cclose@rentonwa.gov
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through
Friday, unless otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities
shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m.,
Monday through Friday. Work on Saturdays shall be restricted to the hours between nine
o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant
an appropriate ground cover over any portion of the site that is graded or cleared of vegetation
and where no further construction work will occur within ninety (90) days. Alternative
measures such as mulch, sodding, or plastic covering as specified in the current King County
Surface Water Management Design Manual as adopted by the City of Renton may be proposed
between the dates of November 1st and March 31st of each year. The Development Services
Division's approval of this work is required prior to final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than
one acre is being cleared.
ERC Mitigation Measures and Advisory Notes Page 6 of 7
5. The applicant will be required to submit a Final Stream and Wetland Mitigation Report and
Maintenance and Monitoring proposal. In addition, the applicant will be required to comply
with all the code requirements of RMC 4-3-050 Critical Areas. This includes, but is not limited
to, placing the critical area within a Native Growth Protection Easement, providing fencing and
signage, and providing the City with a site restoration surety device and, later, a maintenance
and monitoring surety device.
6. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials,
supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in
any way within the area defined by the drip line of any tree to be retained.
7. The applicant shall erect and maintain six foot (6') high chain link temporary construction
fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained
trees. Placards shall be placed on fencing every fifty feet (SO') indicating the words, "NO
TRESPASSING -Protected Trees" or on each side of the fencing if less than fifty feet (SO'). Site
access to individually protected trees or groups of trees shall be fenced and signed. Individual
trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision
whenever equipment or trucks are moving near trees.
Fire Review-Building: Corey Thomas, Ph: 425-430-7024, email: cthomas@rentonwa.gov
Recommendations:
Environmental Impact Comments:
1. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is
paid at building permit issuance. Credit will be granted for the removal of the two existing
homes.
Code Related Comments:
1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to
3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet,
a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is
required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to
1,500 gpm. Existing fire hydrants can be counted toward the requirements as long as they meet
current code including 5-inch storz fittings. A water availability certificate is required from Soos
Creek Water and Sewer District.
2. Fire department apparatus access roadways are required to be a minimum of 20-feet wide
fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be
constructed to support a 30-ton vehicle with 322-psi point loading. Access is required within
150-feet of all points on the buildings. Cul-de-sac is required to be a full 90-foot diameter. All
roads and shared driveways shall be fully paved to 20-feet. Emergency access gate shall be fully
automated per fire department standards.
Police Review: Cyndie Parks, Ph: 425-430-7521, email: cparks@rentonwa.gov
Recommendations: 32 Estimated Annual CFS
The following notes are supplemental information provided in conjunction with the
administrative land use action. Because these notes are provided as information only, they ore
not subject to the appeal process for the land use actions.
ERC Mitigation Measures and Advisory Notes Page 7 of 7
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EXHIBIT 11
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January 28, 2014
Rob Risinger
Conner Homes
846 108th Ave NE
Bellevue, WA 98004
Covingtm WA 'IDl2 Fax:2S3-852-4732
RE: Critical Area Report & Supplemental Stream Study
Panther Lake Plat
City of Renton, Washington
SWC Job #13-204
Dear Rob,
This report describes our observations of jurisdictional wetlands, streams
and buffers on or within 200' of the proposed Panther Lake Plat (Parcels
#3223059148, #273, #344, #123, #088, #080, #6623400054) located on
the west side of 108th Avenue SE in in the City of Renton, Washington
(the "site").
The site is an irregularly shaped 9.73 acre property containing five single
family homes, as well as scattered outbuildings gravel driveways as well
as large areas of lawn and ornamental landscaping. The site is located
within the SE V. of Section 32, Township 23 North, Range 8 East of the
W.M.
METHODOLOGY
Ed Sewall of Sewall Wetland Consulting, Inc. inspected the site on
December 3, 2013 and January 8, 2014. The site was reviewed using
methodology described in the Washington State Wetlands Identification
Manual (WADOE, March 1997). This is the methodology currently
recognized by City of Renton and the State of Washington for wetland
determinations and delineations. The site was also inspected using the
methodology described in the Corps of Engineers Wetlands Delineation
Manual (Environmen+nl T nk~~n+~~, 1 OS27\ an,1 thP UTestem Mountains,
Valleys and Coast re Entire Document ed June 24, 2010,
as required by the U colors were
Available Upon Request
EXHIBIT 12
May 15, 2014
Rocale Timmons
City of Renton
Sewall Wetland Consulting, Inc.
R)Box8&J
Fall Gty, WA 'Kl24
Planning and Development Department
1055 South Grady Way
Renton, WA 98057
RE: Addendum to Critical Area Report & Supplemental Stream Study
Panther Lake Preliminary Plat
City File# PRE13-000413
Dear Rocale,
This letter serves as an addendum to the Critical Area Report &
Supplemental Stream Study that was prepared and submitted to the City
of Renton for the Panther Lake Preliminary Plat. We understand that the
City has required the project to be redesigned prior to accepting the
application for processing, which has resulted in a few minor changes to
the materials provided by Sewall Wetland Consulting. The overall result
is that the revised layout reduces the impacts to the on-site wetlands.
In particular, the site has been redesigned to avoid impacts to Wetlands
B and C. The previous plan proposed to fill both of those wetlands and
my previous report included mitigation for those impacts. However, with
the avoidance of those wetlands no mitigation is proposed and the
wetlands will remain on-site. The project continues to propose no
impacts to Wetlands A & Dor Stream A.
The project is still proposing to fill Wetland E in the northwest corner of
the property to allow for the extension of utilities and the construction of
lots 9 and 10. The original mitigation plan prepared for this project
anticipated this impact and mitigation will continue to be provided in the
form of enhancement/restoration in the area of Wetland A.
With the revised plans, the overall impacts to wetlands on the site have
been reduced. Based on these changes, the proposed mitigation plan will
be reduced commensurate with the reduced impacts and the mitigation
EXHIBIT 13
Conner Panther Lake/#13-204
Sewall Wetland Consulting, Inc.
May 15, 2014
Page2
plan will be revised with the first round of comments provided by the
City. We anticipate submitting an updated plan for review and approval.
If you have any questions in regards to this report or need additional
information, please feel free to contact me at (253) 859-0515 or at
esewall(ii),sewallwc.com .
Sincerely,
Sewall Wetland Consulting, Inc.
Ed Sewall
Senior Wetlands Ecologist PWS #212
-~·
REPLY TO
ATTENTION OF
Regulatory Branch
Mr. Rob Risinger
Greenleaf -Larosa, LLC
DEPARTMENT OF THE ARMY
SEATTLE DISTRICT, CORPS OF ENGINEERS
P.O. BOX 3755
SEATTLE, WASHINGTON 98124-3755
FEB 1 3 201~
846-1081h Avenue Northeast, #200
Bellevue, Washington 98004
Reference: NWS-2014-943
Greenleaf -Larosa, LLC
Dear Mr. Risinger:
We have reviewed your application to fill 0.023 of an acre and enhance 0.18 of an acre of
wetlands adjacent to Panther Creek at Renton, King County, Washington. Based on the
information you provided to us, Nationwide Permit (NWP) 29, Residential Developments
(Federal Register February 21, 2012, Vol. 77, No. 34), authorizes your proposal as depicted on
the enclosed drawings, dated September 2014. In order for this authorization to be valid, you
must ensure the work is performed in accordance with the enclosed NWP 29, Terms and
Conditions.
We have reviewed your project pursuant to the requirements of the Endangered Species Act,
the Magnuson-Stevens Fishery Conservation and Management Act and the National Historic
Preservation Act. We have determined this project complies with the requirements of these laws
provided you comply with all of the permit general and special conditions.
The authorized work complies with the Washington State Department of Ecology's
(Ecology) Water Quality Certification and the Coastal Zone Management Act requirements for
this NWP. No further coordination with Ecology is required.
We have prepared and enclosed a Preliminary Jurisdictional Determination (JD) dated
November 5, 2014, which is a written indication that wetlands and waterways within your
project area may be waters of the U.S. Such waters will be treated as jurisdictional waters of the
U.S. for purposes of computation of impact area and compensatory mitigation requirements
associated with your permit application. If you believe the Preliminary JD is inaccurate, you
may request an Approved JD, which is an official determination regarding the presence or
absence of waters of the U.S. If one is requested, please be aware that we may require the
submittal of additional information to complete an approved JD and work authorized in this letter
may not occur until the approved JD has been finalized.
EXHIBIT 14
-2-
Our verification of this NWP authorization is valid until March 18, 2017, unless the NWP is
modi lied, reissued, or revoked prior to that date. If the authorized work has not been completed
by that date and you have commenced or are under contract to commence this activity before
March 18, 2017, you will have until March 18, 2018. to complete the activity under the enclosed
terms and conditions of this NWP. Failure to comply with all terms and conditions of this NWP
verification invalidates this authorization and could result in a violation of Section 404 of the
Clean Water Act. You must also obtain all local, State, and other Federal permits that apply to
this proj cct.
Upon completing the authorized work, you must fill out and return the enclosed
Certificate o{Compliance with Department of the Army Permit fonn. Thank you for your
cooperation during the permitting process. We are interested in your experience with our
Regulatory Program and encourage you to complete a customer service survey form. This
form and information about our program is available on our website at www.nws.usace.army.mil
select "Regulatory Branch, Permit Information" and then "Contact Us." A copy of this letter,
with enclosures, will be furnished to Mr. Jeff Mallahan, of Wetland resources, Inc., at
9505-19'hAvenue Southeast, Suite 106, Everett, Washington 98201. If you have any
questions, please contact me atjonathan.smith@usace.anny.mil or (206) 316-3037.
Enclosures
Sincerely,
Jonathan Smith, Project Manager
Regulatory Branch
-·---------,--------------------------·----·-------,
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FIGl.JF;E 1: REGIONAL \/ICII\IITY MAP
<3REENLEAF
Section 32, Township 23N, Range 05E, W.M.
Latitude: 47.434298° N
Longitude: -122.198560° W
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f'li,Jc N~turlll ,1,... ..
ns-::-"d.!·'tirw.-od {.
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..::·----. Ila,-.._ __ ~
NTS
Co,psRefmnce# i,JW)·2 0/'/ -'{'/3
Applic<1nt: Greenleaf-Larosa, LLC
Attn: Hob Rislnger
846 '![)8th Ave. NE, #2CO
BelhWUP., WA 98004
DJte; Septemter 2U14
Location: Parcel #s: 32230591, 3223059273,
3223059344, 3223059123, 3223059088,
3223059080, 6023400054
NW af intersection of 108th Avenue SE
and SE 192nd Street,
LaULong: 47.43429/3° NI ~122.198560° W
Flgure 1
Proposed Project: To develop tre si'.e and a
construct a 34-lot sin9le-farnily residential
deve/opmer-t and assoda\ed infrastructure on !he
9.73-acre project area. The project will impact
3.023 acres of wetland.
In: WRIA9
At: City of Renton
County: Kirg
State: Washiryton
·-'------.. ·----
FIGURE 2: LOC,\L VICINITY MAP
C,REENLEAF
Section 32, Township 23N, Range 05E, \/'J.M.
Souce· htt;:,.sJ/ww.v.\)OO·c!'3.COrntmaps
........
5-:~
NTS
Corps Reference# v..)j -2 ~ i-{ -CJ</:;:,
Appl/cant: Green/eaf-LBrosa, LLC
Attn: Rob Risinger
846108th Ave NE, #200
Belle1~ue, WA 98004
Data: September 2014
Latitude: 47.434298° N
Longitude: 122.198560° W
1,
:.:
j ~SITE
~
SE 20!/Jlt St
Location: Parcel #s: 3223'.)591, 3223059273,
3223059344, 3223059123, 3223059098,
3223059080, 6i)23400054
NW of fnlersection of 108th Avenue SE
and SE 192nd Street.
Lat/Long: 47.434298" N 1-122. 193560' W
Figure 2
SE 19200 SI
•
.· ' ,.,
Proposed Project: To develop the site w1d a
construct a 34-lol si11g!e-:ami/y residential
development and assodated infrastructure on the
9.73-acre project area. The prcjecl will impact
0.023 acres of wetrand.
ln:WRIA9
At; Cily of Renton
County; Kin~
.Staf!}: Was/1ing'.ori
• • • -
I
' 1-
--
I
'
FIGURE 8: PLAN VIEW
GRl::ENLEAF
Section 32, Township 23N, Range 05E, W.M .
Latitude: 47.434298° N
Longitude: -122.198560° W
WETLAND F.
CATEGORY Ill --~. :::::,,:::i_ .'.'.~--·11 ·~I :~2 \. ~ .. --' ;·· , ; t 6
. . I •..
' --
,.
\
\
/
PANTHER CREEK
CLASS. 2
!
\ TRACTD
oeeN
£MCFAENS0 TM1
ARtAS
\ i ,,
I
'" !
! ' . \ I \ WETLANDA
• CATEGORY m -+-~ .\
\ t,\ '· \
! I
CorpsRefe!'<nce# /JW >-.. ~'Cl'j ·'i</3
Appllcant: Greenleaf-Larosa, LLC
Attn; Roh Risinger
846 108th Ave. NE, #200
Be!!evue, WA 98004
O_ate: September 2014
Proposed Project: To develop rfv:1 sit~ and a
construct a 31-lot singlc-fomily residential
development anJ associated infrastructure on tt:e
9.73-acre project area. The project will impact
O.U~J acres :if wetland.
In: WRtA9
At: City vf Renton
County: Kin]
State: Washington
CJ I'" ,
' I !.
0
D
1:! T
i
I
I -1 f: I 11 1 ,
.:. ( w
/'00 ,~
,--#,-1.,.jig
/;
r r · --:11
i' ii
t1 I
i I/' II
11/ I , " I l!f f .-__ ---____ [/!
__,;/1 I , I
i;:_~
SCALE: 1" = 100'
100 ___ _ ?00
3 ".f-"-/ P"·'>"'
1
I
I
I
I
I
I
t , ,
~
' I
I
I
I
PANTHER cm!EK lli'-i'-1\=~
CLASS-2 /
100-FT 8-UFFEI
' I
)
-~ETLAND E, 996 S.F.
Gl\TEGORY Ill (
(T~ BE FILLED) \
' .
BUF$~R ADDITION \
AND Ei'IHANCEMENT
21,504~.F.
' -\ ......-,~-·1 -Y.--
l
' l
I
\
WETLAN[\A, 7,744 S.F. ---'-jl-7,,iiP,
CATEGOR>'{II
25-FT BUFFBf
\
BUFFER ENHAVCEMENT
30,953 S.F. :
I
WETLAND B, 1•193 S.F .....
CATEGORY Ill\
25-FT BUFFER '\
TEMPORARY sufrER
IMPACT 1,465 Sr
BUFFER ADDll:{oN AND -
ENHIINCEMEY'T •73 S.F.
WETLAND 9'.'274 S.F.
CATEGOljW 111
25-FT BUfFER /:' l\'
i~ -~
FIGURE e:·MITIGATION PLAN
GREENLEAF
Section 32, Township 23N, Range 05E, W.M.
l
Latitude: 47.434298° N
Longitude: -122.198560° W
r·
32 8
J
1 l
I -· -J
I
l 11 ce;;; __ ...;:;.__...,,_.;.;;,;,,;;._:w I ::' Ill
i I. \
PERMAl,ENT BUFFER-'
IMPACT 309 S.F,
.... TEMPORARY BUFFER
IMPACT 992 S.F.
-. . ·1
. W~;_AND D 370 ~ F .
STREAM A
CLASS-4
35-FT BUFFER \
Corps Reference# NW> .-Ji•i</-<f /5
Applicant: Greenlenf-Lflrosa, LLC
Attn: Rob Risinger
846 108th Ave, NE, #200
Bei!evue, WA 9f10C4
$! LEGEND
D NGPASISN [...,. __ ,,j W!::ILANO
f7;J WEV.t1D L:::::LI E:-.11-'ANCEMENT
FlffHI WETl.J'.MO
[!ffl:;!J TO BE fllLED
~ PERUANENf
~ BUFFER IMPACT
~ aurrrn ALJDITJCM
~ 1. !::NH/1:NGE:\il::NT
r-:::?'3 BUFFER
lfil:j ENHANCEMENT
--. STREAM
CATEGORY Ill
25-FT BUFFER
~~
SCALE: 1" ~ 100'
Date: September 2014 V7] fEMPOHARY .. -• SUFFEP. 0 iOO 200 I tu:) 8UFFCfl IMPACT ; / r
-----------------------------..:_"f_o_r <;I /-"'')<'>
I!
Clark Close
From:
Sent:
To:
Clark Close
Wednesday, February 18, 2015 10:18 AM
'Karen Walter'
Subject: RE: Greenleaf (formerly Panther lake) Critical Areas Exemption and Critical Areas Tree
Variance, LUA15-000016, CAE, V-A, Notice of Application
Attachments: Cover Letter and Variance Justification.pdf; EN-09-2015-01-09.pdf; Grading Plan.pdf;
Tree Variance Plan.pd!; Wetland Mitigation Plans.pdf
Karen,
There have been no changes to the technical reports. I've attached all new submittal information required for both
applications. Staff has not prepared a staff report on this project yet and as soon as its completed I can send you a draft
version for additional comments. I can also send you "as-built" figures and all mitigation monitoring report after they
have been reviewed and approved.
Thanks,
Clark H. Close
City of Renton -Current Planning
Associate Planner
From: Karen Walter [mailto:KWalter@muckleshoot.nsn.us]
Sent: Friday, February 13, 2015 3:44 PM
To: Clark Close
Cc: 'Smith, Jonathan RAO @ NWS'
Subject: Greenleaf (formerly Panther Lake) Critical Areas Exemption and Critical Areas Tree Variance, LUAlS-000016,
CAE, V-A, Notice of Application
Clark,
We have reviewed the proposed Critical Areas Exemption and Critical Areas tree variance for the Greenleaf project
referenced above. As you know, we provided comments to this project to this project during the SEPA process for the
plat under LUA14-000190. We may need additional information to fully evaluate this proposal. Currently, we have the
January 29 2014 version of the Preliminary Technical Report and the January 28, 2014 Critical Area Report and
Supplemental Stream Study and May 15 2014 Addendum to the Critical Area Report and Supplemental Stream Study.
Are there any changes to these technical reports? The NOA for this Critical Areas Variance suggests that there may be a
revised Critical Areas Report and Supplemental Stream Study and/or a revised Drainage Control Report. If there are
new documents, we request a copy for our review.
Based on the information in the NOA, we have some questions and initial comments:
1. We request a copy of the project's proposed site plan to see exactly where the proposed impacts will
occur. Please note that the CAR Addendum stated that "the site has been redesigned to avoid impacts to
Wetlands B and C" with no mitigation proposed. This proposal states that there will be impacts to Panther Creek
buffer, Wetland B, Wetland C, Wetland E, and their respective buffers. Since we believed that the project would
be avoid impacts to Panther Creek buffer and the buffers of Wetlands Band C, we did not provide any comments
to these issues. Further, the SEPA Addendum for this project described project revisions resulting in Stream A
buffer impacts only; there was no mention of impacts to Panther Creek buffer and Wetlands Band C. We have
no record of additional critical areas impacts until this Notice of Application. We cannot discem this project's
proposed impacts with the information we received; therefore, we request provide additional information and
quantify the proposed impacts to Panther Creek buffer; Wetland Band its buffer; and Wetland C and its buffer
EXHIBIT 15
and how the project is meeting mitigation sequencing through revised project plan figures and narrative
information.
2. For all unavoidable impacts, please provide information regarding the proposed mitigation for these impacts.
3. We request a copy of the "as-built" figures for this project and all mitigation monitoring reports as described in the
January 28 2014 Critical Areas Report when they are sent to the City.
We appreciate the opoprtunity to review this proposal and look forward to the City's responses. We may have further
comments.
Thank you,
Karen Walter
Watersheds and Land Use Team Leader
Mucklashoot Indian Tribe Fisheries Division
Habitat Program
39015172nd Ave SE
Auburn, WA 98092
253-876-3116
2
Clark H. Close
Associate Planner
Department of Community & Economic Development
1055 South Grady Way
Renton, WA 98057
February 9, 2015
Mr. Close,
I was recently notified of the Greenleaf (Formerly Panther lake) Critical Areas Exemption and Critical
Areas Tree Varlance/LUAlS-000016, CAE, V-A. I am writing you to voice my concern for the notice of
application and the fact that the applicant wishes to remove the trees that provide a natural buffer and
also disrupt the natural wetlands in the area. I strongly oppose this and the applicant's encroachment on
the very nature for which my family chose to move to our current neighborhood in Renton, but now I
am also faced with this negatively affecting the value of my property which is adjacent to the
northwestern proposed area of this Greenleaf project. I'm outraged at the amount of trees that have
already been removed for the current project were not somehow sufficient enough and now they want
to remove additional trees that were not part of the property they purchased. These trees. are part of
the natural habitat crucial to the wetland environment for the existing wildlife. I wish to be made a
party of record for this proposed project and receive further information. I would also like to see
proposed plans/maps for the direct areas that would be affected. The proposed areas were not clearly
marked on the recent notification that was sent out.
Thank you,
Bret W. Collins
10601 SE 187'" St
Renton, WA 98055
EXHIBIT 16
Denis Law
.\1ayor
February 16, 2015
Bret W. Collins
10601 SE 187'h St
Renton, WA 98055
r J City of t
J.\s!JJLUJJ
Community & Economic Development Department
C.E. "Chi p"Vincent, Administrator
SUBJECT: GREENLEAF CRITICAL AREAS EXEMPTION & CRITICAL AREAS TREE VARIANCE
COMMENT RESPONSE LETIER
LUAlS-000016, CAE, V-A
Dear Mr. Collins:
Thank you for your comments related to the Greenleaf (Formerly Panther Lake) Critical Areas
Exemption and Critical Areas Tree Variance; dated February 9, 2015 (received on February 12,
2015) wherein you commented on your concerns over the trees cut as part of the Panther Lake
Preliminary Plat and the proposed trees to be removed based on the current applications. Your
letter will be added to the public record for consideration by the reviewing official and you have
been added as a party of record.
The applicant, ESM Consulting Engineers, has only made application for a Critical Areas Variance
and an Administrative Critical Areas Exemption and a decision has yet to be made by the City of
Renton. Your comments are used to help City staff complete a comprehensive review which will
continue over the coming weeks.
Thank you for interest in this project and if you have any further questions please feel free to
contact me at 425-430-7289 or cclose@rentonwa.gov.
Sincerely,
Clark H. Close
Associate Planner
Grading & T.E.S.C. Plan
Composite Utility Plan
Tree Inventory & Replacement Plan
Wetland Mitigation P!an
cc: file LUAlS-000016, CAE, V-A
Renton City Hall • 1055 South Grady Way • Renton.Washington 98057 , rentonwa.gov
---_____ ....
11 y uid like to be 1nade ~ party of record to receive furth rmation en this oruPos.2d pro;eu, uJmpiete ln s
form and rettirn to: City of Renton, CED, P\anning Division, 105_ ~ uth Grady Way, Renton, WA 98057 -
File Nume / No,; Greenleaf !Formerly Panther Lake) Ciit\cal Areas Exerr:ptio:i ~p,itpl:Thy~~-f,Cnce /
LUAlS-000015, CAE, V-A l<CVL.
NAMECi,E:1s1Hb 'i. ,Jo'lee f(us;-o tEBO~l'J\~
MAILING ADDRESS: 1 &'& 2 s I oq rA<(lu(. 5. L CITY/STATE/ZIP ~ ~,Opt/A (flfOS',-
fELEPHONE No, 4 z.s::: .g z I -P 3 ,:.., ;;i.. C\~ G oi\/1s10N
Pi.ANNIN
EXHIBIT 17
Denis Ldw , C' · f _ _:,•,1,:yor-------1 {~l 01.to1J
February 16, 2015
Gerald & Joyce Huso
18633 109th Ave SE
Renton, WA 98055
Community & Economic Development Department
C.E."Chip"Vincent, Administrator
SUBJECT: GREENLEAF CRITICAL AREAS EXEMPTION & CRITICAL AREAS TREE
VARIANCE COMMENT RESPONSE LETTER
LUAlS-000016, CAE, V-A
Dear Gerald & Joyce Huso:
Thank you for your comments related to the Thank you for your comments related to
the Greenleaf (Formerly Panther Lake) Critical Areas Exemption and Critical Areas Tree
Variance (received on February 9, 2015) wherein you commented on the clarity of the
maps for the proposed project. Your letter will be added to the public record for
consideration by the reviewing official and you have been added as a party of record.
The applicant, ESM Consulting Engineers, has only made application for the Critical
Areas Variance and an Administrative Critical Areas Exemption and a decision has yet to
be made by the City of Renton. Your comments are used to help City staff complete a
comprehensive review which will continue over the coming weeks.
Thank you for interest in this project and if you have any further questions please feel
free to contact me at 425-430-7289 or cclose@rentonwa.gov.
Sincerely,
Clark H. Close
Associate Planner
Grading & T.E.S.C. Plan
Composite Utility Plan
Tree Inventory & Replacement Plan
Wetland Mitigation Plan
cc: file LUA15·000016, CAE, V-A
Renton City Hall , 1055 South Grady Way • Renton.Washington 98057 • rentonwa.gov
February 16, 2015
Rodolfo 0. Tasani
10609 SE 187'h St
Renton, WA 98055
Community & Economic Development Department
C.E. "Chip"Vincent, Administrator
SUBJECT: GREENLEAF CRITICAL AREAS EXEMPTION & CRITICAL AREAS TREE
VARIANCE COMMENT RESPONSE LETTER
LUAlS-000016, CAE, V-A
Dear Mr. Tasani:
Thank you for your interest in the Greenleaf (Formerly Panther Lake) Critical Areas
Exemption and Critical Areas Tree Variance (received on February 12, 2015). You have
been added as a party of record.
The applicant, ESM Consulting Engineers, has only made application for the Critical
Areas Variance and an Administrative Critical Areas Exemption and a decision has yet to
be made by the City of Renton. Your comments are used to help City staff complete a
comprehensive review which will continue over the coming weeks.
Thanks again for your interest in this project and if you have any further questions
please feel free to contact me at 425-430-7289 or cclose@rentonwa.gov.
Sincerely,
Clark H. Close
Associate Planner
Grading & T.E.S.C Plan
Composite Utility Plan
Tree Inventory & Replacement Plan
Wetland Mitigation Plan
cc: File LUAlS-000016, CAE, V-A
Renton City Hall EXHIBIT 18 57 • rentonwa.gov
PLAN REVIEW COMMENTS LUAlS-000016 of
Application Date: January 12, 2015
Name: Greenleaf
Plan -Planning Review
. Engineering Review Comments
Recommendations: No comments.
Fire. Review -Building Comments •· .·
Recommendations: No comments.
Planning Review comments
Recommendations:
..
r
Site Address: 18647 & 18655 108th Ave SE
Renton, WA 98055-6432
Kamran Yazdidoost I 425-430-7382 I kyazdidoost@rentonwa.gov .
Corey Thomas I 425,430-7024 I cthomas@rentonwa.gov
· .... •····· ·• Clark CloseJ42S-430-7289 I cclose@rentonwa.gijv
1. RMC section 4 4 030.C.2 limits haul hours between eight thirty (8:30) a.m. and three thirty (3:30) p.m., Monday
through Friday unless otherwise approved in advance by the Development Services Division.
2. Construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m.,
Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight
o'clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plants appropriate ground
cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will
occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the
current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed
between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this
work is required prior to final inspection and approval of the permit.
4. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate
any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of
any tree to be retained.
5. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines
of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty
feet (50') indicating the words, "NO TRESPASSING -Protected Trees" or on each side of the fencing if less than fifty feet
(50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be
fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving
near trees.
Community Services comments ·· • ·• Leslie l:letl~d1 I 425-430-6619 f lbetlach@rentonwa.gov
Recommendations: Ordinance 5670 Parks Impact Fee applies. No street frontage landscaping and street trees
submitted.
Ran: II/larch 5, 2015 EXHIBIT 19 Page 1 of 1