Loading...
HomeMy WebLinkAbout01-PN-Project_Narrative-2018-06-22.pdf - 1 - 18396.007 PROJECT NARRATIVE for FOREST TERRACE PRELIMINARY PLAT Prepared by Barghausen Consulting Engineers, Inc. February 12, 2018 Revised June 22, 2018 This Project Narrative includes general project information as well as the narratives for the Retaining Wall Height modification, the Frontage Improvement Design Modification, and the Grading on Steep Slopes Variance. SITE DESCRIPTION: The subject property is located north of SR 900 on Union Avenue N.E., Renton (King County), Washington. The site is forested and has moderate to steep slopes. One single-family home exists on the site. Surrounding the site are residential properties to the north, west, and east. South of the site is Sierra Heights Elementary School. Union Avenue N.E. (east of the site) is classified as a Minor Arterial and currently has a 60-foot right-of-way. The western portion of the site is bisected by a regional utility corridor that includes Puget Sound Energy and Olympic Pipeline facilities, as well as a dirt roadway to access the utility corridor. The topography on site is a hillside with slopes typically ranging between 25 to 40 percent with some slopes up to 66 percent in localized areas. The site generally slopes downward to the north with an overall loss of elevation of approximately 100 feet across the site. PROJECT DESCRIPTION: The proposal is to subdivide the subject property into 25 residential lots. The development will be comprised of detached single-family homes. The project is designed to have a central road (Road A) that will provide access to all of the lots. An additional road (Road B) is provided pursuant to the City's requirements for neighborhood connections. One (1) drainage facility tract (Tract A) is planned to provide detention and water quality as required. A fire lane is proposed within Tract A from Road B to Union Avenue N.E. Stormwater from the onsite drainage facilities will be conveyed through a new stormwater conveyance system constructed outside of the existing roadway of Union Ave NE, ultimately discharging to an existing roadside ditch that will be re-graded as part of the proposed project improvements. There is a 100-foot wide regional utility easement for power and natural gas that bisects the eastern portion of the site. Portions of the site will be undisturbed in an attempt to retain as many existing trees as possible in three (3) open-space tracts. During site development there will be an onsite job shack for the contractor. Concurrent with final plat approval at least one model home will be constructed and used as a sales office. Additional model homes may be constructed if allowed by City of Renton codes. GRADING AND TREE RETENTION: The topography on site is a hillside with slopes of up to 50 percent in localized areas. The site generally slopes downward to the north, with an overall loss of elevation of 100 feet across the property. In order to develop the site consistent with the R-4 zoning, significant grading is necessary to create lot pads and roads for the development. Approximate cuts and fills are estimated to be 90,000 cubic yards of cut and 110,000 cubic yards of fill. The imbalance of material will be hauled onsite from an approved source of fill material. During the feasibility phase of this project, the applicant explored a number of location options and alternatives to gain access to the proposed development, including roads high and low on the property. None of the other options had a better ratio of sight distance, grading impacts, tree retention, connectivity, or utility viability. The road alignment currently proposed, which creates all of the lots as far north as possible, provides the best balance for all of the code requirements, safety, and constraints of the site, including road connectivity to the west and intersection alignment with N.E. 27th Place. - 2 - 18396.007 ACCESS: The proposed development will provide primary access from Union Avenue N.E., a minor arterial, at its existing intersection with N.E. 27th Place. Frontage improvements will be constructed on Union Avenue N.E. along the property's frontage. The project will construct two new public road segments which will provide direct access for the lots and present opportunities for future road connections to neighboring properties. Proposed Road A aligns with N.E. 27th Place and Road B provides opportunities for future connectivity. The existing slope at the location of the proposed intersection with Union Ave N.E. is a localized area exceeding 40 percent and is classified as a Protected Slope as defined by City of Renton, RMC 4.3.050.g.a.ii. The protected slope is approximately 20 feet in height with an approximate grade of 66 percent. The proposed grading will remove this slope and replace it with 2- to 4-foot tall rockeries and an approximate 6-foot tall slope at a grade of 50 percent. STORMWATER: Stormwater runoff generated by the lots, Tracts A and F, Road A, and the frontage area will be routed to a detention vault. Stormwater generated by Road B and Tract B will be routed to a detention tank. The outfall from the detention tank and the detention vault discharges into a StormFilter® for basic water quality treatment. The discharge from the StormFilter® continues to a pipe system in Union Avenue N.E. which routes to a drainage swale along Union Avenue N.E., which finally connects to an existing catch basin at the intersection of Union Avenue N.E. and S.E. 95th Way. The stormwater continues within the existing drainage system outlets onto a hillside on the northern part of S.E. 95th Way, which will eventually flow to May Creek. UTILITIES: Water and sewer exist in Union Avenue N.E. An off-site sewer extension will be constructed from the project to the existing Longs Plat sewer lift station. Off-site construction will be needed for stormwater to discharge into the ditch along Union Avenue N.E. REQUIRED NARRATIVE ITEMS PROJECT NAME, SIZE, AND LOCATION OF SITE · Project Name: Forest Terrace · Gross Site Area: 13.70 acres (post BLA) · Location: 2611 Union Avenue N.E. LAND USE PERMITS REQUIRED FOR PROPOSED PROJECT · Preliminary Plat · SEPA Environmental Review · Modification for Rockery/Retaining Wall Heights ZONING DESIGNATION OF THE SITE AND ADJACENT PROPERTIES · Site: R-4 · Adjacent properties: R-4 and R-6 CURRENT USE OF THE SITE AND ANY EXISTING IMPROVEMENTS The site currently contains one single-family residence. - 3 - 18396.007 SPECIAL SITE FEATURES (i.e., WETLANDS, WATER BODIES, STEEP SLOPES) The site contains moderate slopes and is bisected by a large regional utility easement. STATEMENT ADDRESSING SOIL TYPE AND DRAINAGE CONDITIONS The King County Soils Conservation Service Soils Map indicates that the on-site soils are considered Alderwood gravelly sandy loam with 8 to 15 percent slopes, Alderwood gravelly sandy loam with 0 to 8 percent slopes, Everett very gravelly sandy loam with slopes 0 to 8 percent, and Everett very gravelly sandy loam with 15 to 30 percent slopes. Stormwater runoff generated by the lots, Tracts A and F, Road A, and the frontage area will be routed to a detention vault. Stormwater generated by Road B and Tract B will be routed to a detention tank. The outfall from the detention tank and the detention vault discharges into a StormFilter® for basic water quality treatment. The discharge from the StormFilter® continues to a pipe system in Union Avenue N.E. which routes to a drainage swale along Union Avenue N.E., which finally connects to an existing catch basin at the intersection of Union Avenue N.E. and S.E. 95th Way. The stormwater continues within the existing drainage system outlets onto a hillside on the northern part of S.E. 95th Way which will eventually flow to May Creek. PROPOSED USE OF THE PROPERTY AND SCOPE OF THE PROPOSED DEVELOPMENT The Forest Terrace project is a single-family residential project consisting of the development of a forested area generally located between Union Avenue N.E. to the east, single-family homes to the north and west, and Sierra Heights Elementary School to the south. The proposed project is to construct 25 single-family lots with associated roads, utilities, and stormwater facilities. FOR PLATS, INDICATE THE PROPOSED NUMBER, NET DENSITY, AND RANGE OF SIZES (NET LOT AREA) OF THE NEW LOTS The project will contain 25 lots for detached single-family residences. The lots range in area from 9,038 square feet to 19,584 square feet, with an average area of 10,281 square feet. The net lot area is 11.68 acres (508,657 square feet). Net density of the project is 2.14 dwelling units per net acre (du/acre). Each lot contains a minimum of 250 square feet of private open space in their rear yards. Approximately 5.03 acres (219,134 square feet) of common open space will be provided for the residents in Tracts B, C, D, and E. ACCESS The project will construct two new public road segments, Roads A and B, which will provide direct access for the lots and present opportunities for future road connections to neighboring properties. Frontage improvements will be constructed on Union Avenue N.E. along the property's frontage. PROPOSED OFF-SITE IMPROVEMENTS (i.e., INSTALLATION OF SIDEWALKS, FIRE HYDRANTS, SEWER MAIN, ETC.) Off-site sanitary sewer and stormwater mains will be constructed with the project's development. Frontage improvements, including sidewalks, street trees, street lighting, and pavement widening will occur on Union Avenue N.E. along the property's frontage. TOTAL ESTIMATED CONSTRUCTION COST AND ESTIMATED FAIR MARKET VALUE OF THE PROPOSED PROJECT The construction costs and fair market value are to be determined. - 4 - 18396.007 ESTIMATED QUANTITIES AND TYPE OF MATERIALS INVOLVED IF ANY FILL OR EXCAVATION IS PROPOSED Approximately 190,000 cubic yards of total grading will be necessary for the project. Approximately 30,000 cubic yards of fill will be needed (see Preliminary Grading Plan). At this time, the source of fill material is unknown; that information will be provided as required as part of the grading and construction permit process. The amount of and destination for exported material is unknown at this time. NUMBER, TYPE, AND SIZE OF ANY TREES TO BE REMOVED The site contains 1,024 trees including hemlock, fir, cedar, and maple. The project is currently designed to retain 119 viable evergreen and deciduous trees (maple) in the development area (see the Arborist Report and the Preliminary Tree Replacement and Landscape Plans). The project is currently designed to replant approximately 568 trees (423 in open space tracts, 73 street trees, and 72 yard/buffer trees – see Landscape Plans L-1 to L-3). EXPLANATION OF ANY LAND TO BE DEDICATED TO THE CITY The project will dedicate 10.5 feet of right-of-way at Union Avenue N.E. per the Minor Arterial street standard. ANY PROPOSED JOB SHACKS, SALES TRAILERS, AND/OR MODEL HOMES To be determined. - 5 - 18396.007 MODIFICATION REQUEST – RETAINING WALL HEIGHT EXCEEDING 72 INCHES The following constraints have resulted in the proposal and necessitate the construction of one retaining wall exceeding the maximum allowed height of 72 inches as requested in the Modification Request in this narrative document: · Connections to existing neighboring properties: o The City's requirement to establish two road connections to adjacent properties forces additional grading in the development area to match grades at the north and west property lines. · Matching existing grades at the regional utility easement and providing connection to the west property line: o The new road crossing and extension to the east must be approved by Puget Sound Energy and Cascade Natural Gas. Both regional utilities have particular requirements for construction methods and clearances over/under their respective utilities. The project has been graded to match existing elevations as much as possible. · Lot Development: o The limits of grading impacts up the hillside are not caused by the proposed flat pad grading of the lots. The flat building pads only dictate the need for retaining walls taller than 72 inches behind the homes on Lots 12 and 13 for the sole purpose of saving approximately 10 trees (approximately 10 percent of the retained trees) farther up the slope that would be impacted by grading if the proposed rockeries were only 72 inches. If the retaining walls were made shorter, then the grading would have to go farther up the slope to catch any existing grade. The use of a 10-foot tall wall at the back of Lots 12 and 13 is also needed due to the limited space between the rear yards and the PSE easement and adjacent property. o The proposed rockeries exceeding 72 inches on Lots 12 and 13 will be shielded from public view by the homes on the lots. o The proposed Boundary Line Adjustment with the Perkins' property facilitates retention of existing trees surrounding the existing home and buffering it from the new development. RETAINING WALL STANDARDS AND REQUEST FOR MODIFICATION: Below in italics are the retaining wall code requirements and the standards/criteria by which a Modification Request can be considered by the City followed by the applicant's responses as to how each criterion is met. RMC 4-4-040.D. STANDARDS FOR RESIDENTIAL USES: 1. Maximum Height: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"), subject to further height limitations as specified in this Section. RMC 4-4-040C.2.g. Modifications: Pursuant to RMC 4-9-250D, Modification Procedures, the Administrator may grant modifications to this Section’s retaining wall standards. Approval of a modifications permit may include conditions such as, but not limited to, increased setbacks, additional landscaping, a requirement to terrace or specific materials to be used. RMC 4-9-250D.2 Decision Criteria: Whenever there are practical difficulties involved in carrying out the provisions of this Title, the Department Administrator may grant modifications for individual cases provided - 6 - 18396.007 he/she shall first find that a specific reason makes the strict letter of this Code impractical, that the intent and purpose of the governing land use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of this Code, and that such modification: a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; Response: The proposal to develop the subject property with 25 homes is consistent with the Comprehensive Plan and zoning designations of the site. Neighborhood connectivity is facilitated by the construction of two new public road segments that will connect to neighboring properties. The following Comprehensive Plan Objectives and Policies support development of the site as proposed with 25 lots and the modified retaining wall heights on two of the lots, at the Fire Lane, and at the Road A entrance. The following policies and goals support the project as designed. Policy L-3: Encourages infill development of single-family units as a means to meet growth targets and provide new housing. Policy L-15: Residential Low Density – Place lands constrained by sensitive areas, those intended to provide transition to the rural area, or those appropriate for larger lot housing within the Residential Low Density land use designation to allow for a range of lifestyles. Residential-4 Zone: Zone lands suitable for larger lot housing and suburban, estate-style dwellings are compatible with the scale and density of the surrounding area Residential-4 (R-4). R-4 zoning is allowed in the Residential Low Density Land Use Designation. Goal L-BB: Maintains a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. Policy L-57: Complements the built environment with landscaping using native, naturalized, and ornamental plantings that are appropriate for the situation and circumstance and which provide for respite, recreation, and sun/shade. Policy L-58: Provides complete streets along arterials and arranges as an interconnecting network or grid. Locates planter strips between the curb and the sidewalk in order to provide separation between cars and pedestrians. Discourage dead-end streets and cul-de-sacs. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; Response: The proposed retaining walls will not impose any safety risk to the public or private property owners. The walls behind Lots 12 and 13 will be screened from public view by the future homes. The side yard wall on Lots 12 can be landscaped to screen them from public view. c. Will not be injurious to other property(ies) in the vicinity; Response: The walls on Lots 12 and 13 are not adjacent to other properties; therefore, this criterion does not apply. d. Conforms to the intent and purpose of the Code; Response: The intent and purpose of limiting retaining walls to 72 inches is presumably to require development to try to prevent visually unattractive walls that could loom directly over - 7 - 18396.007 adjacent homes, prevent radical alterations of a natural hillside, promote overall quality and character of hillside neighborhoods, and to limit import and export of earth materials on city roads. The proposed retaining walls will assist in tree retention and balancing earthwork grading for the site and reduce the amount of imported material needed for development. The retaining walls and rockeries will be screened with landscaping and by homes to minimize visual impacts to the public. e. Can be shown to be justified and required for the use and situation intended; and Response: The proposed retaining walls and rockeries are necessary to develop the site consistent with its intended intensity of use because of the site's unique characteristics including a regional utility corridor and requirements for connectivity in two locations. The project proposes fewer homes than allowed in the R-4 zoning designation because of the same site conditions. The proposed wall segments that exceed 72 inches will remedy the unintended consequences of wall height regulations to support the higher goal of tree retention of 10 percent trees more than could be retained without the taller rockeries behind Lots 12 and 13 (10 additional trees retained out of the total 119 trees retained). f. Will not create adverse impacts to other property(ies) in the vicinity. Response: The walls on Lots 12 and 13 are not adjacent to other properties; therefore, this criterion does not apply. - 8 - 18396.007 MODIFICATION REQUEST – FRONTAGE DESIGN FOR UNION AVENUE N.E. Preapplication Meeting Comment from City of Renton (PRE17-000149): "Union Avenue NE is classified as a minor arterial. Per RMC 4-6-060, the minimum right of way width for a minor arterial with four lanes is 91 feet. The existing right of way width is approximately 60 feet. The minimum paved roadway width is 54 feet consisting of four 11-foot travel lanes and two 5-foot bike lanes. A 0.5-foot curb, 8-foot planter, 8-foot sidewalk, and 2-foot clear at back of sidewalk are required along each side of the roadway. A minimum 35- foot radius curb return (turning radius) is required at the intersection with the new internal site street. A dedication of approximately 15.5 feet along the Union Avenue NE frontage will be required to provide a half-street right of way width of 45.5 feet. However, the City’s Transportation Department has determined a modified minor arterial standard is more appropriate for this portion of Union Avenue NE. The modified minor arterial standard would require a right of way width of 81 feet. The paved roadway width required would be 44 feet consisting of two 11-foot travel lanes, one 12-foot travel lane, and two 5-foot bike lanes. A 0.5-foot curb, 8-foot planter, 8-foot sidewalk, and 2-foot clear at the back of sidewalk are required along each side of the roadway. A right of way dedication of approximately 10.5 feet along the Union Avenue NE frontage will be required to provide a half street right of way width of 40.5 feet. A street modification would need to be submitted with the site plan submittal to request this modified street standard." MODIFICATION REQUEST: The project requests a Modification to RMC 4-6-060F to reduce the project's obligations for right-of-way dedication from 15.5 feet to 10.5 feet and for pavement construction from four traffic lanes to two traffic lanes and a center turn lane. The project's construction obligation would include 22 feet of new pavement from the current right-of-way centerline on the project side, as well as curb, gutter, planter and sidewalk on the project side as shown below and in the Preliminary Plat Plan set (Sheet 3). RMC 4-4-040C.2.g. Modifications: Pursuant to RMC 4-9-250D, Modification Procedures, the Administrator may grant modifications to this Section’s retaining wall standards. Approval of a modifications permit may include conditions such as, but not limited to, increased setbacks, additional landscaping, a requirement to terrace or specific materials to be used. RMC 4-9-250D.2 Decision Criteria: Whenever there are practical difficulties involved in carrying out the provisions of this Title, the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical, that the intent and purpose of the governing land use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of this Code, and that such modification: a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; Response: The modified road section will provide safe and adequate access to the project and the surrounding community. The site is located at the north fringe of the city limits and the need for a four-lane road is unnecessary as determined by the City of Renton's Transportation Department. Traffic Levels of Service (LOS) will remain at Level A – B with the project based on the project's Traffic Impact Analysis by Transportation Engineering NorthWest. The following policies and goals support the project as designed. - 9 - 18396.007 Goal L-BB: Maintains a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. Policy L-58: Provides complete streets along arterials and arranges as an interconnecting network or grid. Locates planter strips between the curb and the sidewalk in order to provide separation between cars and pedestrians. Discourage dead-end streets and cul-de-sacs. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; Response: The proposed modified road section is appropriate based on the amount of traffic and levels of service on Union Avenue N.E. with the project and potential future development. The modified Minor Arterial standard of two through lanes and a center turn lane is consistent with the channelization to the south and is more appropriate in a residential area than four through lanes and no center turn lane. All other urban street standards will be provided (curb, gutter, planter, street trees, streetlights, and sidewalk). c. Will not be injurious to other property(ies) in the vicinity; Response: The proposed modified road section will have no impact to other properties. d. Conforms to the intent and purpose of the Code; Response: The frontage improvements as proposed are consistent in appearance with typical urban streets, with travel lanes, a bike lane, vertical curbs, planter strips, and separated sidewalks. The intent of urban streets is to facilitate safe travel ways for cars, bicycles, and pedestrians. The modified Minor Arterial standard of two through lanes and a center turn lane is consistent with the channelization to the south and is more appropriate in a residential area than four through lanes and no center turn lane. The intent and purpose of the Code are met with the proposal. e. Can be shown to be justified and required for the use and situation intended; and Response: The modified Minor Arterial standard of two through lanes and a center turn lane is consistent with the channelization to the south and is more appropriate in a residential area than four through lanes and no center turn lane. All other urban street standards will be provided (curb, gutter, planter, street trees, streetlights, and sidewalk). f. Will not create adverse impacts to other property(ies) in the vicinity. Response: The proposed modified road section will have no impact to other properties. - 10 - 18396.007 VARIANCE REQUEST – GRADING ON PROTECTED (STEEP) SLOPES GRADING AND EXCAVATION STANDARDS AND REQUEST FOR VARIANCE: The project requests a variance to allow alteration of one localized steep slope that exceeds forty percent.Below in italics are the grading and excavation requirements and the standards/criteria by which a Variance Request can be considered by the City followed by the applicant's responses as to how each criterion is met. RMC 4-4-060.M. CUTS: 1) Maximum Slope: The slope of cut surfaces shall be no steeper than is safe for the intended use. Except in conjunction with a modification granted per RMC 4-9-250D1 for one of the circumstances listed in RMC 4-3-050N2a(ii) (Geologic Hazards – Modifications), cut operations associated with a plat, short plat, subdivision or dedication, or other permitted land development activity which would result in the creation of permanent slopes forty percent (40%) or greater which are fifteen feet (15') in height, i.e., protected slopes, shall not be approved. RMC 4-4-060.N. FILLS: 2) Fill Location: Fill slopes shall not be constructed: a. On natural slopes steeper than two-and-one-half horizontal to one vertical (2.5:1) that are fifteen feet (15') or greater in height (except in conjunction with a modification granted per RMC 4-9- 250D1 for filling against the toe of a natural rock wall – see RMC 4-3-050N2a(ii)(b)); RMC 4-9-250B.9 Special Review Criteria – Steep Slopes Forty Percent (40%) or Greater and Very High Landslide Hazards: For variance requests to alter steep slopes over forty percent (40%) or greater and very high landslide hazard areas and their associated setbacks, the following criteria shall apply: g. The variance granted is the minimum amount necessary to accommodate the proposal; and; Response: The variance request is the minimum necessary to remove the protected slope and replace it with retaining walls. The area designated as Protected Slope being impacted by the proposed development is approximately 6,500 square feet or 1 percent of the total project site of 13.7 acres. As noted in the enclosed Protected Slope Analysis by Terra Associates, Inc., the impact to the slope will (1) result in removal of the protected slope, and (2) increase the overall site stability. Based on Terra Associates, Inc.'s finding, no adverse impacts to other critical areas or adjacent properties will occur. h. Alternative development concepts that comply with RMC 4-3-050 have been evaluated and that practical difficulties and unnecessary hardship would result from the strict application of the code; and Response: During the feasibility phase of this project, the applicant explored a number of location options and alternatives to gain access to the proposed development, including roads high and low on the property. None of the other options had a better ratio of sight distance, grading impacts, tree retention, connectivity, or utility viability. The road alignment currently proposed, which creates all of the lots as far north as possible, provides the best balance for all of the code requirements, safety, and constraints of the site, including road connectivity to the west and intersection alignment with N.E. 27th Place. i. The proposal does not adversely impact geological hazards or other critical areas on adjacent properties; and - 11 - 18396.007 Response: As noted in the enclosed Protected Slope Analysis by Terra Associates, Inc., the impact to the slope will (1) result in removal of the slope, and (2) increase the overall site stability. Based on Terra Associates, Inc.'s finding, no adverse impacts to other critical areas or adjacent properties will occur. j. The need for the variance is not the result of actions of the applicant or property owner; and Response: The need for the variance is created by the alignment of the plat entrance (Road A) with N.E. 27th Place as required to balance all of the City's codes and policies. The proposed intersection location will assist in tree retention, minimize overall site grading quantities, and maximize safe and adequate sight distance along Union Ave N.E. The following policies and goals support the project as designed. Policy L-3: Encourages infill development of single-family units as a means to meet growth targets and provide new housing. Policy L-15: Residential Low Density – Place lands constrained by sensitive areas, those intended to provide transition to the rural area, or those appropriate for larger lot housing within the Residential Low Density land use designation to allow for a range of lifestyles. Residential-4 Zone: Zone lands suitable for larger lot housing and suburban, estate-style dwellings are compatible with the scale and density of the surrounding area Residential-4 (R-4). R-4 zoning is allowed in the Residential Low Density Land Use Designation. Goal L-BB: Maintains a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. Policy L-57: Complements the built environment with landscaping using native, naturalized, and ornamental plantings that are appropriate for the situation and circumstance and which provide for respite, recreation, and sun/shade. Policy L-58: Provides complete streets along arterials and arranges as an interconnecting network or grid. Locates planter strips between the curb and the sidewalk in order to provide separation between cars and pedestrians. Discourage dead-end streets and cul-de-sacs. k. The proposal does not create or increase a risk to the public health, safety, and welfare, or to public or private property; and Response: Per evaluation by the project geotechnical engineer, the proposed grading will improve the stability of the existing slope. Design and construction of the proposed development will be completed under the recommendations and supervision of a Professional Geotechnical Engineer. Construction methods will comply with City of Renton standards and specifications. There will be no increase risk to public health, safety, and welfare, or to public or private property. l. If the Administrator approves a variance under this subsection, the following conditions of approval, among others, may be imposed: i. The recommendations of the geotechnical report are followed; ii. Project plans shall be reviewed and sealed by a geotechnical engineer or the geotechnical engineer shall submit a sealed letter stating that they have reviewed the plans and in their opinion the plans and specifications meet the intent of the geotechnical report; and iii. An appropriate number of site visits by the geotechnical engineer to establish proper methods, techniques, and adherence to plan drawings is demonstrated during and after construction. - 12 - 18396.007 Response: Design and construction of the proposed development will be completed under the recommendations and supervision of a Professional Geotechnical Engineer.