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HomeMy WebLinkAboutSR_HEX_Staff_Report_180918.pdfDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT SR_HEX_Staff_Report_180918 A. REPORT TO THE HEARING EXAMINER Hearing Date: September 18, 2018 Project File Number: PR17-000190 Project Name: Cedars at the Highlands Land Use File Number: LUA17-000189, ECF, PP, MOD, TUP Project Manager: Alex Morganroth, Associate Planner Owner: Gerald C. Smith, 8524 S 125th St, Renton, WA 98055 Applicant/Contact: Harbour Homes, LLC, 400 N. 34th ST., Suite 300 Project Location: 14120 160th Ave SE, Renton, WA 98059 Project Summary: The applicant is requesting Preliminary Plat approval, SEPA Environmental Review, a street modification, and a Tier 2 Temporary Use Permit for a proposed 13-lot subdivision. The project site is 195,531 square feet (4.49 acres) and is located at 14120 160th Ave SE. The project site is located in the Residential-4 (R-4) zoning designation. The proposed single-family residential lots range in size from 9,000 square feet to 17,565 square feet with an overall proposed density of 3.48 dwellings per acre. The applicant has requested a Temporary Use Permit to allow for two existing outbuildings to remain on the site for a period of five years. The structures are located across proposed Lot 9, Lot 10, and Tract B. Additional proposed improvements include a 3,500 sq. ft. storm drainage tract (Tract A) on the western portion of the site and partially within the proposed Road A right-of-way (ROW), a 3,500 sq. ft. tree retention tract (Tract C) along the north property line adjacent to lots 11 and 12, and a 20,246 native growth protection tract (Tract B) in the north- east corner to encompass the proposed 75-foot reduced wetland buffer. The proposed lots would be served by a new public residential access street off of 160th Ave SE and a cul-de-sac would be provided near the eastern end of the property. Proposed lots would be served by sanitary sewer along the new street that would connect to an existing main within the 160th Ave SE ROW. Proposed lots would be served by a new water main extending from 160th Ave SE along the new street. Construction of the proposed subdivision infrastructure improvements would result in approximately 4,450 cubic yards of cut and 7,266 cubic yards of fill. A Type Ns stream and Category III wetlands are mapped on the site according to COR maps and a Wetlands Report submitted by the applicant. Slopes on the site generally fall to the southeast across the property at a range of 0-20%. Soils consist of Alderwood gravelly sandy loam (AgC). The applicant has proposed to retain approximately 34 of the 284 significant trees on-site. The applicant has submitted a Technical Information Report, Arborist Report, a Critical Areas Determination, a Wetlands Report and a Geotechnical Engineering Study with the application. Site Area: 4.49 acres City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Cedars at the Highlands Preliminary Plat LUA17-000189 Report of September 18, 2018 Page 2 of 23 SR_HEX_Staff_Report_180918 Project Location Map City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Cedars at the Highlands Preliminary Plat LUA17-000189 Report of September 18, 2018 Page 3 of 23 SR_HEX_Staff_Report_180918 B. EXHIBITS: Exhibits 1-23: As shown in the Environmental Review Committee (ERC) Report Exhibit 24: Staff Report to the Hearing Examiner Exhibit 25: Letter from Mr. Gerald Smith (Owner) dated August 5, 2018. Exhibit 26: Environmental “SEPA” Determination, ERC Mitigation Measures and Advisory Notes Exhibit 27: Updated Preliminary Plat Plans dated September 7, 2018 Exhibit 28: Updated Landscape Plans dated September 10, 2018. C. GENERAL INFORMATION: 1. Owner(s) of Record: Gerald C. Smith, 8524 S 125th St, Renton, WA 98055 2. Zoning Classification: Residential-4 du/ac (R-4) 3. Comprehensive Plan Land Use Designation: Residential Low Density (LD) 4. Existing Site Use: Shop buildings, storage 5. Critical Areas: Type NS Stream, Category III Wetlands 6. Neighborhood Characteristics: a. North: Residential Low Density (RLD) Comprehensive Plan Land Use Designation; Residential-4 DU/AC (R-4) zone b. East: Residential Low Density (RLD) Comprehensive Plan Land Use Designation; Residential-4 DU/AC (R-4) zone c. South: Residential Low Density (RLD) Comprehensive Plan Land Use Designation; Residential-4 DU/AC (R-4) zone d. West: Residential Low Density (RLD) Comprehensive Plan Land Use Designation; Residential-4 DU/AC (R-4) zone 7. Site Area: 4.49 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation N/A 5398 08/11/2008 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by King County Water District No. 90. b. Sewer: Sewer service is provided by the City of Renton. There is an existing sewer main in both 160th Ave SE and 162nd Ave SE. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Cedars at the Highlands Preliminary Plat LUA17-000189 Report of September 18, 2018 Page 4 of 23 SR_HEX_Staff_Report_180918 c. Surface/Storm Water: There is an existing 12-inch stormwater main located in 160th Ave SE and an existing stormwater ditch located in the 160th Ave SE ROW fronting the subject property. 2. Streets: 160th Ave SE is a Residential Access Road. 162nd Ave SE is an unimproved Residential Access Road. 3. Fire Protection: Renton Regional Fire Authority F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 3 Environmental Regulations a. Section 4-3-050: Critical Area Regulations 3. Chapter 4 Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations 6. Chapter 9 Permits – Specific a. Section 4-9-240: Temporary Use Permits 7. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on April 6th, 2017 and determined the application complete on April 25th, 2017. The project was placed on-hold May 10th, 2017 and taken off-hold August 2nd, 2017. The project was placed on-hold again August 17th, 2017 and taken off-hold on July 16th, 2018. The project complies with the 120-day review period. 2. A pubic meeting was held on February 27th, 2017 at Maywood Middle School cafeteria. Four members of the public attended the meeting. 3. The project site is located 14120 160th Ave SE, Renton, WA 98059. 4. The project site is currently developed with two outbuildings. 5. Access to the site would be provided via a new residential access road off of 160th Ave SE. 6. The property is located within the Residential Low Density (LD) Comprehensive Plan land use designation. 7. The site is located within the Residential-4 du/ac (R-4) zoning classification. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Cedars at the Highlands Preliminary Plat LUA17-000189 Report of September 18, 2018 Page 5 of 23 SR_HEX_Staff_Report_180918 8. There are approximately 284 trees located on-site of which the applicant is proposing to retain a total of 34 trees. 9. The site is mapped with a Type Ns stream and a Category III wetlands. 10. Approximately 4,450 cubic yards of material would be cut on-site and approximately 7,716 cubic yards of fill is proposed to be brought into the site. 11. The applicant is proposing to begin construction in October of 2018 and end in the spring of 2020. 12. Staff received one comment letter concerned with the classification of the on-site wetlands (Exhibit 24). The public comment was received outside of the public comments period on September 5th, 2018. 13. The Washington Department of Natural Resources submitted one comment (Exhibit 25). No other agency comments were received. 14. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on August 20th, 2018 the Environmental Review Committee issued a Determination of Non-Significance - Mitigated (DNS-M) for the Cedars at the Highlands (Exhibit 26). The DNS-M included one mitigation measure. A 14-day appeal period commenced on August 24, 2018 and ended on September 7, 2018. No appeals of the threshold determination have been filed as of the date of this report. 15. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measure with the Determination of Non-Significance – Mitigated: 1. Project construction shall comply with the recommendations found in the submitted geotechnical report prepared by Earthworks NW, dated February 23, 2017. 16. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments have been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 17. Comprehensive Plan Compliance: The site is designated Residential Low Density (RLD) on the City’s Comprehensive Plan Map. The purpose of the RLD designation is to provide a transition to the rural area in lands constrained by sensitive areas and that are appropriate for larger-lot housing. The proposal is compliant with the following Comprehensive Plan Policies: Compliance Comprehensive Plan Analysis  Policy L-3: Encourage infill development of single-family units as a means to meet growth targets and provide new housing.  Goal L-H: Plan for high-quality residential growth that supports transit by providing urban densities, promotes efficient land utilization, promotes good health and physical activity, builds social connections, and creates stable neighborhoods by incorporating both built amenities and natural features.  Goal L-I: Utilize multiple strategies to accommodate residential growth, including:  Development of new single-family neighborhoods on large tracts of land outside the City Center,  Development of new multi-family and mixed-use in the City Center and in the Residential High Density and Commercial Mixed Use designations, and  Infill development on vacant and underutilized land in established neighborhoods and multi-family areas.  Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Cedars at the Highlands Preliminary Plat LUA17-000189 Report of September 18, 2018 Page 6 of 23 SR_HEX_Staff_Report_180918 practice where feasible, through leadership, policy, regulation, and regional coordination.  Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream courses and their floodplains, wetlands, ground water resources, wildlife habitats, and areas of seismic and geological hazards.  Policy L-29: Minimize erosion and sedimentation in and near sensitive areas by requiring appropriate construction techniques and resource practices, such as low impact development.  Policy L-31: Maintain or increase the quantity and quality of wetlands. Development activities shall not decrease the net acreage of existing wetlands.  Policy L-32: Protect buffers along wetlands and surface waters to facilitate infiltration and maintain stable water temperatures, provide for biological diversity, reduce amount and velocity of run-off, and provide for wildlife habitat.  Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive.  Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development.  Policy L-49: Address privacy and quality of life for existing residents by considering scale and context in infill project design. 18. Zoning Development Standard Compliance: The site is classified Residential-4 (R-4) on the City’s Zoning Map. Development in the R-4 Zone is intended to promote urban single-family residential neighborhoods serviceable by urban utilities and containing open space amenities, and serves as a transition between rural designation zones and higher density residential zones. The proposal is compliant with the following development standards if all conditions of approval are met: Compliance R-4 Zone Develop Standards and Analysis  Density: The allowed density range in the R-4 zone is a maximum of 4.0 dwelling units per net acre with no minimum density requirements. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: After factoring in all density deductions (public streets, private access easements, critical areas), the site has a net square footage of 162,935 square feet or 3.74 net acres. Specifically, the applicant is proposing 30,866 square feet of road for public right-of-way dedications and 1,730 square feet for critical areas (195,531 sf – 30,866 sf – 1,730 sf = 162,935 sf). The 13-lot proposal would have a net density of 3.48 dwelling units per acre (13 lots / 3.74 acres =3.48 du/ac), which falls within the permitted density range for the R-4 zone. Compliant if condition of approval is met Lot Dimensions: The minimum lot size permitted in the R-4 zone is 9,000 sq. ft. A minimum lot width of 70 feet is required (80 feet for corner lots) and a minimum lot depth of 80 feet is required. The following table identifies the proposed approximate dimensions for Lots 1-14: City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Cedars at the Highlands Preliminary Plat LUA17-000189 Report of September 18, 2018 Page 7 of 23 SR_HEX_Staff_Report_180918 Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet) Lot 1 (Corner) 9,830 80 121.52 Lot 2 9,001 74.1 121.42 Lot 3 9,000 75.3 118.4 Lot 4 9,005 81.8 110.1 Lot 5 9,008 89 102.53 Lot 6 9,029 89.5 99.8 Lot 7 9,502 81.66 146.33 Lot 8 15,610 99.85 147.88 Lot 9 17,565 103.17 169.73 Lot 10 9,398 70 138.71 Lot 11 9,101 70 138 Lot 12 (Corner) 9,474 80 119.84 Lot 13 9,047 70 119.84 Storm Tract 85,308 N/A N/A Tree Tract 3,500 N/A N/A Staff Comment: As demonstrated in the lot dimensions table, all lots meet the requirements for minimum lot size, width, and depth. Lot 9 is proposed to be 17,565 SF, almost double the minimum lot size. Pursuant to RMC 4-2-110D, Note 14, states that for plats that create lots of a size large enough to allow future division under current lot size minimums and allow the potential to exceed current density maximums, covenants shall be filed as part of the final plat requiring that future division of those lots in question must be consistent with the maximum density requirements as measured within the plat as a whole as of the time of future division, as well as the general lot size and dimension minimums then in effect. In addition, RMC 4-2-110D, Note 34, permits short plats of lots less than 1 acre to reduce the minimum lot size of one lot to 8,000 square feet. Based on the proposed dimensions, there is a potential that Lot 9 could meet the standards for a short plat in the future, therefore staff recommends as a condition of approval that a covenant be required as a part of the final plat pursuant to RMC 4-2-110D, Note 14. Compliant if Temporary Use Permit Approved Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet, side yard is combined 20 feet with not less than 7.5 feet on either side, side yard along the street is 30 feet, and the rear yard is 25 feet. Staff Comment: The setback requirements for the proposed lots would be verified at the time of building permit review. All proposed lots appear to contain adequate area to provide all the required setback areas. Due to the request to retain the existing barn/carport on proposed Lot 8, the structure would not be in compliance with the setback requirements for the R-4 zone. The current property owner has requested that the applicant allow for the retention of both structures in order to continue their use. In order to allow the structure to temporarily encroach into the setback area and to ensure City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Cedars at the Highlands Preliminary Plat LUA17-000189 Report of September 18, 2018 Page 8 of 23 SR_HEX_Staff_Report_180918 eventual full compliance with the R-4 zone setbacks, the applicant has applied for a Temporary Use Permit to allow for the existing outbuildings to remain on the site for a period of five years, after which the building would be required to be removed and all new structures would be required to comply with the setbacks of the zone.  Building Standards: The R-4 zone has a maximum building coverage of 35%, a maximum impervious surface coverage of 50%, and a maximum building height of 3 stories with a wall plate height of 32 feet. Staff Comment: Building height, building coverage, and impervious surface coverage for the new single-family residences would be verified at the time of building permit review. The existing structures on the site proposed for retention would be in compliance with the maximum building and impervious surface coverages for the R-4 zone if allowed to remain through the approval of a Temporary Use Permit. Compliant if conditions of approval are met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of- way areas shall be landscaped unless otherwise determined by the Administrator. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two (2) trees are to be located in the front yard prior to final inspection for the new Single Family Residence. . A 15-foot wide landscape strip is required around the perimeter of any stormwater facility. The 15-foot wide landscape strip is required to be located within the stormwater tract and outside the perimeter of any fencing around the facility. Staff Comment: The applicant submitted an updated conceptual landscape plan (Exhibit 28) after an incorrect categorization of the wetlands on the NE corner of the site resulted in a change in design. The landscape plan proposed with the original design includes an 8-foot wide planting strip between the sidewalk and curb along Road A and an 8-foot wide planting strip between the sidewalk and curb along 160th Ave SE. In addition, 10 feet of on-site landscaping along all street frontages is shown. During review of the plans, staff determined that many of the lots were not in compliance with the front yard tree requirements. In addition, the 15-foot wide landscape strip was not shown on the plans. A reduced landscape strip around the buffer may be supported if no portion of the vault is located above ground and if enhanced landscaping is provided around or within the stormwater tract (Tract A). Therefore, staff recommends as a condition of approval that a final detailed landscape plan shall be submitted compliant with RMC 4-8-120 and RMC 4-4-070 and approved by the Current Planning Project Manager prior to issuance of the construction permits. As proposed the Tree Tract (Tract C) would be required to be maintained by the subdivision HOA. As such, staff recommends as a condition of approval the applicant shall create a Home Owners Association (“HOA”) that maintains all landscaping in the Storm Tract and any and all other common improvements. A draft of the HOA documents shall be submitted to, and approved by, the City of Renton Project Manager and the City Attorney prior to Final Plat recording. Such documents shall be recorded concurrently with the Final Plat. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Cedars at the Highlands Preliminary Plat LUA17-000189 Report of September 18, 2018 Page 9 of 23 SR_HEX_Staff_Report_180918 Compliant if condition of approval is met Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations that require the retention of 30 percent (30%) of trees in a residential development (RMC 4- 4-130). Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and Other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. A minimum tree density shall be maintained on each residentially zoned lot. For detached single-family development, the minimum tree density is two (2) significant trees for every five thousand (5,000) square feet. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street Frontage Landscaping Required, or a combination. Staff Comment: The applicant submitted an Arborist Report prepared by Greenforest Incorporated (dated March 20, 2017). The report noted that the property is covered with a weedy and unmaintained understory with a native tree canopy created by the 284 trees located on the site. Several larger trees are located around the project site, including Western red cedars, Douglas firs, and Bigleaf maples (Exhibit 5). The Arborist Report identified 19 landmark trees, 170 significant trees, 85 dangerous trees, and 10 trees within the critical area buffer on the parcel proposed to be developed (Exhibit 12). Approximately 41 of the identified trees were located within the proposed road network. The minimum tree retention requirement is thirty percent (30%) in the R-4 zone. Therefore, the applicant must retain at least 47 trees. After street and critical area deductions, the applicant is proposing to retain 34 trees, or thirteen (13) trees less than the amount required by code. Per RMC 4-4-130, a replacement ratio of 12 inches per tree is required for each tree less than the total required to be retained. Therefore a total of 156 caliper inches is required for replanting. All retained trees (i.e., protected trees) would be required to be protected during construction pursuant to RMC 4-4-130. The applicant is proposing to replant the subdivision with 48 three-inch caliper trees for a total of 144 caliper inches. Proposed species of trees include Redmond Linden, Western red-cedar, Princeton Elm, Douglas fir, and variety of trees from the Maple family. According the applicants tree planting, the majority of the proposed on-site replacement trees would be used to meet the frontage landscaping and planter strip requirements and includes street trees, front yard trees, and trees near the storm water vault in Tract A. Per RMC 4-4-130, only up to 50% of trees required pursuant to the landscape code may contribute to the replacement tree requirement. Therefore additional trees must be added in order to meet the tree replacement requirement of 156 inches. Therefore staff recommends as a condition of approval that the applicant submit an updated tree retention and replanting plan that demonstrates compliance with RMC 4-4-130 for review and approval by the Current Planning Project Manager prior to issuance of the construction permits. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Cedars at the Highlands Preliminary Plat LUA17-000189 Report of September 18, 2018 Page 10 of 23 SR_HEX_Staff_Report_180918 The applicant has proposed a 3,500 sq. ft. tree tract (Tract C) to the north of proposed lots 11 and 10. The proposed tract contains two (2) landmark trees and four (4) mature significant trees. Three (3) trees are proposed for retention in the tract, including a 58” DBH Western red-cedar, a 31” DBH Western red-cedar, and a 25” DBH Western red- cedar. Three of the six trees were classified by the arborist as dangerous and are proposed for removal. The sixth tree, a 24” DBH Western red-cedar near the eastern edge of the tract is shown as retained in the Arborist Report but is shown as removed in the Tree Retention plan. If healthy, the tree should be retained and the plans should be updated to be consistent. The applicant has proposed to retain all trees in the Critical Area Buffer and install 24 new trees including Sitka spruce, Douglas fir, and Western red cedar. Tree tracts are required to be fenced and should include signage identifying the trees in the tract as protected.  Parking: Parking regulations require that a minimum of two (2) parking spaces be provided for each detached dwelling. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 16 feet in width at the property line. Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Staff Comment: Sufficient area exists, on each lot, to accommodate off-street parking for a minimum of two (2) vehicles. This is typically achieved by providing a two (2) car garage for each single-family home. In addition, the new residential access street (Road A) will provide one 6-foot parking lane. Compliance with individual driveway requirements would be reviewed at the time of building permit review. Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard and side yard along a street setback where the fence shall not exceed forty eight inches (48") in height. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: No fences or walls are indicated on the submitted plans. Compliance with the requirements for fences and walls in RMC 4-4-040 would be verified at the time construction permit review. 19. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R- 4 zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the building permit for the new single-family homes. The proposal is consistent with the following design standards, unless noted otherwise: Compliance Residential Design and Open Space Standards and Analysis Compliance not yet demonstrated Garages: If an attached garage is wider than twenty six feet (26’), at least one garage door shall be recessed a minimum of four feet (4’) from the other garage door. Additionally, one of the following is required: 1. The front porch projects in front of the garage a minimum of five feet (5’, and is a minimum of twelve feet (12’) wide, or City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Cedars at the Highlands Preliminary Plat LUA17-000189 Report of September 18, 2018 Page 11 of 23 SR_HEX_Staff_Report_180918 2. The roof extends a minimum of five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. The garage is alley accessed, or 4. The garage entry does not face a public and/or private street or an access easement, or 5. The garage width represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. The garage is detached, or 7. The garage doors contain a minimum of thirty percent (30%) glazing, architectural detailing (e.g. trim and hardware), and are recessed from the front façade a minimum of five feet (5’), and from the front porch a minimum of seven feet (7’). The portion of the garage wider than twenty-six feet (26') across the front shall be set back at least two feet (2'). Staff Comment: Building plans, which would be used to determine visual impact of garages, have not been submitted. Compliance for this standard would be verified at the time of building permit review (compliance not yet demonstrated). Compliance not yet demonstrated Primary Entry: One of the following is required: 1. Stoop: minimum size four feet by six feet (4' x 6') and minimum he ight twelve inches (12") above grade, or 2. Porch: minimum size five feet (5') deep and minimum height twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Staff Comment: Building designs, which would be used to evaluate design of entrances, have not been submitted. Compliance for this standard would be verified at the time of building permit review. Compliance not yet demonstrated Façade Modulation: One of the following is required: 1. An offset of at least one story that is at least ten feet (10') wide and two feet (2') in depth on facades visible from the street, or 2. At least two feet (2') offset of second story from first story on one street facing facade. Staff Comment: Building designs, which would be used to evaluate façade modulation, have not been submitted. Compliance for this standard would be verified at the time of building permit review (compliance not yet demonstrated). Compliance not yet demonstrated Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) of all facades facing street frontage or public spaces. Staff Comment: Building designs, which would be used to evaluate design of windows and doors, have not been submitted. Compliance for this standard would be verified at the time of building permit review (compliance not yet demonstrated). Compliance not yet demonstrated Scale, Bulk, and Character: A variety of elevations and models that demonstrate a variety of floor plans, home sizes, and character shall be used. Additionally, both of the following are required: City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Cedars at the Highlands Preliminary Plat LUA17-000189 Report of September 18, 2018 Page 12 of 23 SR_HEX_Staff_Report_180918 1. A minimum of three (3) differing home models for each ten (10) contiguous abutting homes, and 2. Abutting houses must have differing architectural elevations. Staff Comment: Building designs, which would be used to evaluate scale, bulk and character, have not been submitted. Compliance for this standard would be verified at the time of building permit review (compliance not yet demonstrated). Compliance not yet demonstrated Roofs: A variety of roof forms appropriate to the style of the home shall be used. Staff Comment: Building designs, which would be used to evaluate design of roofs, have not been submitted. Compliance for this standard would be verified at the time of building permit review (compliance not yet demonstrated). Compliance not yet demonstrated Eaves: Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves, and 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. Staff Comment: Building designs, which would be used to evaluate design of eaves, have not been submitted. Compliance for this standard would be verified at the time of building permit review (compliance not yet demonstrated). Compliance not yet demonstrated Architectural Detailing: If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: 1. Three and one half inch (3 1/2") minimum trim surrounds all windows and details all doors, or 2. A combination of shutters and three and one half inches (3 1/2") minimum trim details all windows, and three and one half inches (3 1/2") minimum trim details all doors. Staff Comment: Building designs, which would be used to evaluate architectural detailing, have not been submitted. Compliance for this standard would be verified at the time of building permit review (compliance not yet demonstrated). Compliance not yet demonstrated Materials and Color: For subdivisions and short plats, abutting homes shall be of differing color. Color palettes for all new dwellings, coded to the home elevations, shall be submitted for approval. Additionally, one of the following is required: 1. A minimum of two (2) colors is used on the home (body with different color trim is acceptable), or 2. A minimum of two (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.) is used on the home. One alternative siding material must comprise a minimum of thirty percent (30%) of the street facing facade. If masonry siding is used, it shall wrap the corners no less than twenty-four inches (24"). Staff Comment: Building designs, which would be used to evaluate materials and color, have not been submitted. Compliance for this standard would be verified at the time of building permit review (compliance not yet demonstrated). City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Cedars at the Highlands Preliminary Plat LUA17-000189 Report of September 18, 2018 Page 13 of 23 SR_HEX_Staff_Report_180918 20. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions of approval are complied with: Compliance Critical Areas Analysis  Streams: The following buffer requirements are applicable to streams in accordance with RMC 4-3-050.G.2: Type F streams require a 115-foot buffer, Type Np streams require a 75-foot buffer, and Type Ns streams require a 50-foot buffer. An additional 15-foot building setback is required from the edge of all stream buffer areas. Staff Comment: A Type Ns stream is located on the project site according to COR maps and a Critical Areas Study (dated October 3, 2017). Due to the location of the stream near the center of the wetlands area, the required 100-foot buffer for the wetlands would meet the buffer requirements of both the wetlands and stream. Compliant if Temporary Use Permit is approved Wetlands: The following buffer requirements are applicable to wetlands in accordance with RMC 4-3-050.G.2: Wetland Category Buffer Width Structure Setback beyond buffer High Habitat Function (8-9 points) Moderate Habitat Function (5-7 points) Low Habitat Function (3-4 points) All Other Scores 15 ft. Category I – Bogs & Natural Heritage Wetlands 200 ft. Category I – All Others 200 ft. 150 ft. 115 ft. 115 ft. Category II 175 ft. 150 ft. 100 ft. n/a Category III 125 ft. 100 ft. 75 ft. n/a Category IV 50 ft. n/a Staff Comment: According to the City of Renton COR Maps there are existing wetlands and a Type Ns stream on the northeast portion of the site and immediately off-site to the north. A Critical Areas Determination Report prepared by Sewall Wetland Consulting, LLC (dated March 28, 2017; Exhibit 14) with the original application identified the Type NS stream that originates from the parcel to the north, continues across the northeast corner of the subject site, and exits into the unimproved ROW to the east of the site. During review of the report, staff determined that the report did not adequately address the wetlands located to the north (described as Wetlands A in the report) of the project site on parcel #1457500106. These wetlands were identified in a wetlands report completed by the same consultant in 2012 as part of the submittal for Mindy’s Place Short Plat. A revised Critical Areas Study prepared by Sewall (Dated October 3, 2017; Exhibit 15) was submitted at staff’s request. The revised study delineated the off-site wetlands to the north of the site and classified the wetlands as a City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Cedars at the Highlands Preliminary Plat LUA17-000189 Report of September 18, 2018 Page 14 of 23 SR_HEX_Staff_Report_180918 Category II “depressional” system. The report reiterated the presence of the Type NS stream, requiring a 50 foot buffer, but concluded that no wetlands were located on the project site. After reviewing the new assessment against data in COR maps, staff continued to find inconsistencies between the two Critical Area Determinations submitted by the applicant and the study completed in 2012 for Mindy’s Place. Inconsistencies were primarily related to the delineation of wetlands on the project site. Although the Sewall studies showed the wetlands ending at the property line, staff was concerned that the linear system likely followed the path of the Type NS stream and continued SE across the project site and unimproved public ROW. In order to resolve the inconsistency issues and obtain accurate information on the wetlands, Otak was hired as a secondary reviewer of the on-site and off-site wetlands. At the City’s request, Otak submitted a new report (Dated December 6, 2017; Exhibit 16) to staff, which contained findings and analysis based on a November 20, 2017 site visit completed by Otak staff. The report concluded that the original wetlands categorization of “Wetlands A” on the northeast corner of the site in the report submitted by Sewall Wetland Consulting was calculated incorrectly. Otak recommended multiple revisions to the initial determination, including a re- categorization of Wetlands A from a Category II “depressional” to a Category III “depressional” wetlands system with a habitat score of 4, requiring a 100 foot buffer per RMC 4-3-050. Otak also recommended a re-evaluation of the delineation due to the presence of wetlands onto the project site. In early February of 2018, a technical memo prepared by Soundview Consultants on behalf of the applicant was submitted to staff (Dated January 31, 2018; Exhibit 17). The memorandum served as a rebuttal to the report prepared by Otak in December and concluded that the wetlands should be classified as a Category II “sloped” wetlands system with a habitat score of 4, requiring a 50-foot buffer per RMC 4-3-050. After submitting the report, Soundview Consultants requested a site visit in order to discuss some of the issues in-person. On March 14, 2018, representatives from Otak, Soundview Consultants, the City, and Harbour Homes met and walked the site. After the site visit, Soundview Consultants submitted another technical memo reiterating their support for their original determination (Dated April 4, 2018; Exhibit 18). After receipt of the Soundview memo, Otak submitted a final memorandum maintaining their position on the classification (Dated April 16, 2018; Exhibit 19). Based on the classification of Wetlands A as a Category III wetlands system with a moderate habitat score (4), a 100- foot buffer with a 15-foot structure setback is required per RMC 4-3-050. A 50-foot buffer is required for a Type NS stream per RMC 4-3-050. Due to the location of the stream near the center of the wetlands area, the required 100-foot buffer for the wetlands would meet the buffer requirements of both the wetlands and stream (50 feet). The applicant has proposed a reduced buffer of 75 feet over an area of approximately 15,460 square feet. RMC 4-3-050 gives the administrator the ability to authorize a 25% reduction in the wetlands buffer if certain conditions are met. The buffer in its current state is highly disturbed and includes mowed lawn, junk cars and debris, and a significant amount of Himalayan blackberry. The wetlands report includes a mitigation plan that includes the removal of junk cars and debris, the eventual removal of the existing building encroaching on the buffer, and the installation of native plantings (Exhibit 21). The plan identifies the types of species proposed for planting in the buffer, but does not identify the number of each plant. The applicant will need to submit a revised mitigation plan indicating the number and location of each plant species in the wetland buffer, in addition to a phasing plan for project mitigation to be completed City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Cedars at the Highlands Preliminary Plat LUA17-000189 Report of September 18, 2018 Page 15 of 23 SR_HEX_Staff_Report_180918 after the removal of the barn. Staff anticipates an interim mitigation plan and a final mitigation plan that would completely restore the buffer at a later date after the barn is removed after the expiration of the temporary use permit. Temporary impacts to the wetlands buffer are anticipated due to the construction of the vault directly adjacent to the southern edge of the buffer. The applicant will need to submit an updated study prior to construction permit submittal, addressing the temporary impacts and the methods used to mitigate for these impacts. Native plantings proposed for the buffer would include Sitka spruce, Douglas fir, Western red cedar, and a variety of native shrubs and grasses, including but not limited to Red-twig dogwood, Salal, Salmonberry, Western swordfern, Streamside lupine, and Spike bentgrass. The entire buffer area would be placed in a tract (Tract B) with a Native Growth Protection Easement on top of the entire buffer and wetlands area. The mitigation plan report concludes that the wetland hydrology and water quality function would see significant improvements if the plan is implemented. Due to the degraded state of the existing wetland buffer and anticipated environmental lift, staff is supportive of the buffer reduction, provided the restoration work is completed in accordance with an effective mitigation plan. In order to confirm that the reduced buffer would function at a level higher than the standard buffer as required by code, staff recommends as a condition of approval that both phases of the mitigation plan for a reduced buffer be reviewed the City’s secondary wetlands reviewer, Otak, at the applicants expense. Provided the secondary reviewer concurs with the design of the reduced buffer and the project complies with the Critical Areas regulations staff, does not anticipate any negative impacts to the wetlands. 21. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Compliance Subdivision Regulations and Analysis Compliant if condition of approval is met Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of the street standards. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Staff Comment: Each lot would have access to a public street. Road A is a Residential Access Road that would run east/west and extend off of 160th Ave SE. Eleven out of thirteen lots are oriented to Road A. Lots 12 and 13 are oriented off of 160th Ave SE. A significant grade change is present approximately 100 feet south of the project site. The steep hill makes it difficult for vehicles northbound on 160th Ave to see vehicles or pedestrians entering the roadway from the project site. In order to reduce the number of curb cuts off of 160th Ave SE and decrease the possibility of an accident, staff recommends as a condition of approval that proposed Lots 12 and 13 utilize a joint-use driveway for vehicular access, this restriction shall be recorded on the face of the plat. N/A Blocks: Blocks shall be deep enough to allow two tiers of lots. Staff Comment: Depth of property limits this requirement.  Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-4 zone and allow for reasonable infill of developable land. All of the proposed lots City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Cedars at the Highlands Preliminary Plat LUA17-000189 Report of September 18, 2018 Page 16 of 23 SR_HEX_Staff_Report_180918 meet the requirements for minimum lot size, depth, and width. Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1) pipestem lots, which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35'). Staff Comment: The lots are generally rectangular in shape with moderate variations in size. The lots are designed to maximize the buildable area while providing enough space for a variety of interior landscaping elements. All lots met the minimum requirements for width along a public street or cul-de-sac. The building design of the new residences would be reviewed and approved at the time of building permit application. Compliant if condition of approval is met Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Staff Comment: The proposed development fronts 160th Ave SE along the west property line(s). 160th Ave SE is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 60 feet, which satisfies the RMC 4-6-060 required minimum ROW width of 53 feet. No additional right-of-way fronting the site will be required. To provide consistency with the existing pavement width in the corridor adjacent to the project site, a half street paved width of 16 feet, gutter, 0.5 feet wide curb, 8 feet wide landscaped planter, 5 feet wide sidewalk, street trees, storm drainage improvements and undergrounding of any overhead utility lines along the frontage of the property are required on the project frontage. The proposed development fronts 162nd Ave SE along the east property line(s). 162nd Ave SE is classified as a Residential Access Road, and is an unimproved right-of-way. Existing right-of-way (ROW) width is approximately 60 feet, which satisfies the RMC 4- 6-060 required minimum required ROW width of 53 feet. Per RMC 4-6-060, a paved half street width of 13 feet, a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees, storm drainage improvements, and undergrounding of all utilities are required on the project frontage. The applicant has submitted a street modification request to allow the existing street and frontage section to remain (see FOF 22). The modification was requested due to the presence of the stream that runs through the ROW and altering the existing conditions of 162nd Ave SE would impact the stream and the adjacent critical area. A dead end public street with 53-foot ROW width and 26-foot wide pavement is proposed for the internal site access. Dead end streets or cul-de-sacs may be approved by the administrator where no future connection to a larger street pattern is physically possible due to demonstrable physical constraints. Due the presence of critical areas (Type Ns stream and Category III wetlands), the administrator determined that a street connection with 162nd Ave SE would significantly impact the critical areas both on- and off-site and is therefore not feasible. 0.5-foot wide curbs, 8-foot wide planters and 5- foot wide sidewalks are proposed on both sides of the internal street. The proposed widths meet the minimum required widths mentioned in RMC 4-6-060. Undergrounding of all utilities is required. In addition, street lighting is required for a development that includes more than 4 residential units. Therefore, staff recommends a condition of approval that a photometric study and street lighting plan per City standard shall be submitted at the time of construction permit review. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Cedars at the Highlands Preliminary Plat LUA17-000189 Report of September 18, 2018 Page 17 of 23 SR_HEX_Staff_Report_180918 Compliant if conditions of approval are met Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The subject site is bordered by single-family homes around all sides of the property. The properties surrounding the subject site are residential low density and are designated R-4 on the City’s zoning map. The proposal is substantially similar to existing development patterns in the area and is consistent with the Comprehensive Plan and Zoning Code, which encourage residential infill development. The applicant has proposed a stormwater detention vault within Tract A, which would be adjacent to the 160th Ave SE public right-of-way. A stormwater detention vault that is located entirely underground and is landscaped appropriately would be compatible with the surrounding neighborhood, however a stormwater pond or a vault that the partially expose above ground would not be as compatible with the existing surrounding uses. Therefore, staff recommends as a condition of approval that any proposal to convert the stormwater vault within Tract A to a stormwater detention pond be considered a Major Plat Amendment subject to the requirements outlined under RMC 4-7-080M.2. Staff also recommends as a condition of approval that the stormwater vault be located entirely below ground. Engineered construction plans showing the vault entirely below ground shall be submitted to the Engineering Plan Reviewer at the time of Construction Permit review for review and approval. The applicant has also proposed an asphalt vault access roadway that would connect Road A with the unimproved 162nd Ave SE ROW. In order to ensure that the access can also be used as a pedestrian connection between the site and the existing pedestrian trail in the 162nd Ave SE ROW to the east of the site, the roadway needs to be designed in a manner that fits into both the built and natural environment and encourages pedestrian to utilize the linkage. Therefore, staff recommends as a condition of approval that the applicant submit an updated plan that utilizes a pedestrian-focused design for the vault roadway access at the time of construction permit application submittal. The new design would be subject for review and approval by the Current Planning Project Manager and Publics Work staff. 22. Street Modification Analysis: The applicant is requesting an Administrative Modification from RMC 4-6- 060F.2 in order to allow the existing unimproved street section to remain. The modification was requested due to the presence of the stream that runs through the ROW and altering the existing conditions of 162nd Ave SE would impact the stream and the adjacent critical area. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification: Compliance Street Modification Criteria and Analysis Compliant if condition of approval is met 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. Staff Comment: The Community Design Element has applicable policies listed under a separate section labeled Promoting a Safe, Healthy, and Attractive Community. These policies address walkable neighborhoods, safety, and shared uses. The intent of the policies are to promote new development with walkable places that support grid and flexible grid street and pathway patterns, and are visually attractive, safe, and healthy environments. The existing unimproved ROW provides a pedestrian pathway linking 144th City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Cedars at the Highlands Preliminary Plat LUA17-000189 Report of September 18, 2018 Page 18 of 23 SR_HEX_Staff_Report_180918 Ave SE to the Liberty Gardens subdivision, Mindy’s Place subdivision, and proposed Cedars at the Highlands subdivision. In its current placement, Tract A could serve as a pedestrian connection between the proposed developed and the existing trail within the 160th Ave SE ROW. Therefore staff recommends as a condition of approval that the applicant incorporate a pedestrian connection within Tract A (vault) for review and approval by the Current Planning Project Manager at the time of construction permit application review. If the pedestrian linkage between the proposed new development and the existing trail in the 160th Ave SE ROW, the requested street modification would be consistent with the policy guidelines.  b. Will meet the objectives and safety, function, appearance, environmental protection, and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The City’s Public Works Transportation section and Community and Economic Development section reviewed 160th Ave SE and the surrounding area and determined that an unimproved street section is more suitable for the portion of 162th Ave SE adjacent to the site due to the presence of significant critical areas including both a Category III wetlands and a Type Ns stream. Compliant if condition of approval is met c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The modified street section is consistent with the surrounding neighborhood and would retain the pedestrian trail linking the adjacent subdivisions together. Compliant if condition of approval is met d. Conforms to the intent and purpose of the Code. Staff Comment: This modification retains a safe pedestrian route through the existing residential area.  e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See comments under criterion ‘b’. 23. Temporary Use Permit Analysis: The applicant has requested a Tier 2 Temporary Use Permit (TUP) to allow for the two existing structures to remain in the subdivision for a period of five years. The two buildings include a 6,688 sq. ft. shop located on proposed Lot 9 and a 1,569 sq. ft. barn/carport located across both proposed Lot 8 and proposed Tract B. Approximately 861 sq. ft. of the barn/carport would be located within Tract B, which would function as a buffer for the Type Ns stream and Category III wetlands located on the site. The applicant has proposed a 10-foot “gap” between the structure and the enhanced critical area buffer in order to allow the property owner to access the outside of the structure. After expiration of the TUP, the two structures would be demolished and one single-family home would be constructed on each site. In addition, the 10-foot wide perimeter and the 861 sq. ft. area where the structure footprint was located would be restored per the approved wetlands mitigation plan. The proposal is compliant with the following Temporary Use Permit criteria, pursuant to RMC 4-9-250.B.5. Therefore, staff recommends approval of the requested Temporary Use Permit, if all conditions of approval are met. Compliance Temporary Use Permit Criteria and Analysis Compliant if condition of approval is met a. The temporary use will not be materially detrimental to the public health, safety, or welfare, nor injurious to property or improvements in the vicinity of the temporary use; and City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Cedars at the Highlands Preliminary Plat LUA17-000189 Report of September 18, 2018 Page 19 of 23 SR_HEX_Staff_Report_180918 24. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis  Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. The current Fire impact fees Staff Comment: The existing buildings proposed to be retained have been located on the site for over two decades and are heavily screened due to the thick vegetation around the perimeter. The structures may create a temporarily visual impact to the future single-family homes proposed to be located on the site, but is not expected to be injurious to the future residential uses. However, due to the impact on the wetlands and stream buffer created by the structure encroachment, staff recommends as a condition of approval that the builder/applicant (Harbour Homes) be required to restore the impacted critical buffer area in Tract B after expiration of the TUP. The condition should be recorded on the face of the final plat. Requiring the applicant to restore the area would take the onus off of the future property owner and ensure that the restoration is completed correctly and per the approved plan. In addition, to ensure the current property owner has the ability to legally access the structure after final plat is recorded, the applicant shall record an easement encompassing the portion of the barn/carport structure in the critical areas buffer that is extinguished after expiration of the Temporary Use Permit. The easement shall be recorded prior to final plat recording. To ensure that granting of this TUP does not impact the wetland buffer functions and habitat value, the phased mitigation plan, conditioned above under FOF 21, would be expected to identify two phases of buffer plantings, fencing, signage, surety devices, and two sets of 5-year maintenance and monitoring requirements per code to allow the barn and associated 10 foot buffer to remain for 5 years from the date of Final Plat recording.  b. Adequate parking facilities and vehicle ingress and egress are provided to serve the temporary use and any existing uses on the site; and Staff Comment: Ingress/egress would be provided to the two structures via the new internal access road. Adequate parking currently exists on both sites. N/A c. Hours of operation of the temporary use are specified, and would not adversely impact surrounding uses; and Staff Comment: Not applicable. Compliant if condition of approval is met d. The temporary use will not cause nuisance factors such as noise, light, or glare which adversely impact surrounding uses; and Staff Comment: The existing buildings are primarily used for storage and would not be frequently used or occupied by the owner. In order to ensure that neighboring property owners are not impacted by lighting on or near the shops, staff recommends as a condition of approval that no commercial or industrial-style lighting be utilized on the Lots 8 or 9. N/A e. If applicable, the applicant has obtained the required right-of-way use permit. Staff Comment: Not applicable. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Cedars at the Highlands Preliminary Plat LUA17-000189 Report of September 18, 2018 Page 20 of 23 SR_HEX_Staff_Report_180918 are applicable at the rate of $829.77 per single-family unit. This fee is paid at time of building permit issuance. Compliant if condition of approval is met Schools: It is anticipated that the Issaquah School District can accommodate any additional students generated by this proposal at the following schools: Briarwood Elementary, Maywood Middle School and Liberty High School. According to district staff, any new students from the proposed development would be bussed to their schools. The bus stop is located approximately 0.4 miles from the project site at the intersection of 160th Ave SE and SE 136th St. The proposed project includes the installation of frontage improvements along 160th Ave SE frontage, including sidewalks. Students would walk north along 160th Ave SE in order to get to the bus stop. Sidewalks are currently installed sporadically along the route and students may have to cross the road multiple times in order to safely get to the bus stop. While students will need to be bussed to both Briarwood Elementary and Maywood Middle School, high school students are likely to utilize the pedestrian trail to the east of the property which would provide a walking route through neighboring Liberty Gardens subdivision to Liberty High School approximately 0.25 miles in length. Currently, a section of the pedestrian walking path in the 160th Ave SE ROW directly north of the project site is inundated by water from the wetlands and stream during the winter months. In order to provide a safe pathway for students expected to utilize the pathway to go to and from Liberty High School, a bridge or similar structure would need to be constructed over the inundated section of trail. In order to ensure a safe route to all schools, staff recommends as a condition of approval that the applicant provide some combination of a physical structure to allow passage to and from Liberty High School, a plan showing existing and proposed improvements to create a safe route from the project site to the bus stop, or documentation from the Issaquah School District that an additional stop will be added closer to the project site. The proposal for a safe route to all three schools would be subject to review and approval by the Current Planning Project Manager during construction permit application review. A School Impact Fee, based on new single-family lots, will be required in order to mitigate the proposal’s potential impacts to the Issaquah School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $8,762.00 per single-family residence.  Parks: A Park Impact Fee would be required for the future houses. The current Park Impact Fee is $2,740.07. The fee in effect at the time of building permit application is applicable to this project and is payable at the time of building permit issuance. Compliant if condition of approval is met Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: A Preliminary Drainage Plan and Technical Information Report (TIR) prepared by DR Strong dated June 29, 2018 were submitted to the City as part of the site plan submittal. A detention vault is proposed to meet the flow control facility requirement to satisfy Core Requirement #3. The detention vault has been sized to the City’s Flood Problem Flow Control Standard (King County Level 3) using WWHM to help mitigate potential downstream drainage issues. The project matches the pre-developed discharge rates from 50% of the 2-year peak flow up to the full 50-year peak flow and peak discharge rates for the 2 and 10-year return periods as required in the City’s Flow Control Duration Standard (Forested Site Conditions) area. In addition, the site matches the 100-year peak discharge rate to the pre-developed 100-year peak discharge rate to meet the City’s Flood Problem Flow Control Standard. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Cedars at the Highlands Preliminary Plat LUA17-000189 Report of September 18, 2018 Page 21 of 23 SR_HEX_Staff_Report_180918 Due to site constraints, the detention vault is proposed to be located partially in the proposed Road A ROW. Per the 2017 Renton Surface Water Design Manual, the Administrator may allow for a vault to be located in a public ROW if it would not impact existing utilities and if there is no possibility for future roadway extension. In order to ensure that the vault does not impact the design of the proposed frontage improvements in the cul-de-sac, staff recommends as a condition of approval that the vault be designed in a manner that completely retains the sidewalk, planter strip, and vertical curbing proposed in the ROW. The project is subject to Basic Water Quality treatment standards to satisfy Core Requirement #8. A stormwater quality vault following the detention vault will be utilized to address this requirement. The project is subject to on-site BMP requirements found in Core Requirement #9. Full dispersion and full infiltration are not feasible on- site BMPs as the minimum design requirements cannot be met. Permeable pavement, bioretention, and rain gardens were deemed infeasible per the infiltration testing in the geotechnical report. Limited infiltration is deemed infeasible due to the till soils. Basic dispersion may be feasible. If feasible, basic dispersion should be implemented to the maximum extent feasible which may be more than 10% of the total lot area. Feasibility of on-site BMPs for each lot will be reviewed at the time of single-family building permit. The restricted footprint BMP can still be used in addition to receive the 10% lot area modeling credit when sizing the detention vault. There is an existing Unspecified Drainage Conveyance System flowing through the project site that appears to convey upstream tributary from 160th Avenue SE. The final plans and drainage report, based on the requirements mentioned in the City of Renton Amendments to the 2017 RSWDM, are required to be submitted with the utility construction permit. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre.  Water: A water availability certificate from King County Water District 90 was provided at the time of application submittal. The approved water plans from SCWSD should be provided to the City at the utility construction permit stage. Any new hydrants shall be installed per Renton’s fire department standards to provide the required coverage of all lots. An approved water plan from King County Water District 90 should be provided to the City at the utility construction permit stage.  Sanitary Sewer: The proposed sewer main improvements as shown on the composite utility civil plan submitted with the Land Use Application provides the required 8-inch sewer main extension from the existing sewer main located in 162nd Avenue SE and extending west into Cedars at the Highlands for future extension by the City. The required extension of the new 8-inch sewer main from 162nd Avenue SE into the future public ROW is shown on the conceptual utilities plan and provides the required sanitary sewer service to lots accessing off of internal project street except Lot 1 which will utilize the existing sewer service on the lot. The lots accessing from 160th Avenue SE will obtain sanitary sewer service from the existing 8-inch sewer main within 160th Avenue SE. A 15-foot public sewer easement is shown. A 15-foot public sewer easement shall be provided for the extension of the sewer main through the stormwater tract for any portion of the extension located outside of the public ROW. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Cedars at the Highlands Preliminary Plat LUA17-000189 Report of September 18, 2018 Page 22 of 23 SR_HEX_Staff_Report_180918 I. CONCLUSIONS: 1. The subject site is located in the Residential Low Density (LD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 17. 2. The subject site is located in the Residential 4 du/ac (R-4) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 18. 3. The proposed plat complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see FOF 19. 4. The proposed plat complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 20. 5. The proposed plat complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions of approval are complied with, see FOF 21. 6. The proposed plat complies with the street standards, as modified, as established by City Code, provided the project complies with all advisory notes and conditions of approval, see FOF 21 and FOF 22. 7. The proposed street modification complies with the modification criteria, as established by City Code, provided the project complies with the conditions of approval. 8. The proposed Tier 2 Temporary Use Permit complies with the Temporary Use Permit requirements provided the applicant complies with City Code and conditions of approval, see FOF 23. 9. There are safe walking routes to the school bus stop, provided the applicant complies with the conditions of approval see FOF 24. 10. There are adequate public services and facilities to accommodate the proposed plat, see FOF 24. J. RECOMMENDATION: Staff recommends approval of the Cedars at the Highlands Preliminary Plat, File No. LUA17-000189, as depicted in the Preliminary Plat Plan (Exhibit 27), subject to the following conditions: 1. The applicant shall comply with the mitigation measure issued as part of the Determination of Non- Significance Mitigated, dated August 24th, 2018. 2. A final detailed a final detailed landscape plan shall be submitted compliant with RMC 4-8-120 and RMC 4-4-070 and approved by the Current Planning Project Manager prior to issuance of the construction permits. 3. The applicant shall submit an updated tree retention and replanting plan that demonstrates compliance with RMC 4-4-130 for review and approval by the Current Planning Project Manager prior to issuance of the construction permits. 4. The applicant shall create a Home Owners Association (“HOA”) that maintains all improvements and landscaping in the Storm Tract and any and all other common improvements. A draft of the HOA documents shall be submitted to, and approved by, the Current Planning Project Manager and the City Attorney prior to Final Plat recording. Such documents shall be recorded concurrently with the Final Plat. 5. Proposed Lots 12 and 13 shall utilize a joint-use driveway for vehicular access. An updated plan shall be provided at the time of Construction Permit Application for review and approval by the Current Planning Project Manager, a note to this effect shall be recorded on the face of the plat. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Cedars at the Highlands Preliminary Plat LUA17-000189 Report of September 18, 2018 Page 23 of 23 SR_HEX_Staff_Report_180918 6. A photometric study and street lighting plan shall be submitted at the time of construction permit for review and approval by the City’s Plan Reviewer prior to issuance of a construction permit. 7. A covenant shall be required as a part of the final plat pursuant to RMC 4-2-110D, Note 14. 8. The applicant shall provide a combination of the following in order to ensure a safe route to all three schools: a physical structure to allow passage to and from Liberty High School, a plan showing existing and proposed improvements to create a safe route from the project site to the bus stop, or documentation from the Issaquah School District that an additional stop will be added closer to the project site. The proposal for a safe route to school would be subject to review and approval by the Current Planning Project Manager during construction permit application review. 9. The builder/applicant (Harbour Homes) shall restore the impacted critical areas buffer in Tract B per the Wetlands Buffer Mitigation Plan reviewed and approved by Otak after expiration of the TUP. The document shall be recorded concurrently with the Final Plat and the condition should be recorded on the face of the Final Plat and as a covenant on Lot 8. The applicant shall submit a separate surety device for the final mitigation phase to ensure full restoration of the buffer after the barn/carport on Lot 8 and Tract B is demolished. 10. No commercial or industrial-style lighting shall be utilized on the Lots 8 or 9. If any commercial or industrial-style lighting is currently installed on either of the two buildings, the lighting shall be removed prior the issuance of the first residential building permit. 11. Any proposal to convert the stormwater vault within Tract A to a stormwater detention pond shall be considered a Major Plat Amendment subject to the requirements outlined under RMC 4-7-080M.2. 12. The proposed stormwater vault within Tract A shall be located entirely below ground. Engineered construction plans showing the vault entirely below ground shall be submitted at the time of Construction Permit review for review and approval. 13. The vault shall be designed in a manner that fully retains the sidewalk, planter strip, and vertical curbing proposed in the ROW and does not impact any required ROW improvements. 14. The applicant shall incorporate a pedestrian connection within Tract A (vault) for review and approval by the Current Planning Project Manager at the time of construction permit application review 15. The applicant shall submit an updated plan that utilizes a pedestrian-focused design for the vault roadway access at the time of construction permit application submittal. The new design would be subject to review and approval by the Current Planning Project Manager and Publics Work staff. 16. The applicant shall record an easement encompassing the portion of the barn/carport structure in the critical areas buffer (Tract B) that would automatically be extinguished after expiration of the Temporary Use Permit. The document shall be recorded concurrently with the Final Plat. 17. The initial and final mitigation plan for the reduced wetlands buffer shall be subject to review and approval by the City’s secondary wetlands reviewer, Otak. The review shall occur at the applicant’s expense. CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE HEARING EXAMINER EXHIBITS Project Name: Cedars at the Highlands Project Number: LUA17-000189 Date of Meeting September 18, 2018 Staff Contact Alex Morganroth Associate Planner Project Contact/Applicant Harbour Homes, LLC 400 N 34th St, Suite 300 Seattle, WA 98103 Project Location 14120 160th Ave SE Renton, WA 98059 The following exhibits are included with the Staff Report to the Hearing Examiner: Exhibits 1-23: As shown in the Environmental Review Committee (ERC) Report Exhibit 24: Staff Report to the Hearing Examiner Exhibit 25: Letter from Mr. Gerald Smith (Owner) dated August 5, 2018. Exhibit 26: Environmental “SEPA” Determination, ERC Mitigation Measures and Advisory Notes Exhibit 27: Updated Preliminary Plat Plans dated September 7, 2018 Exhibit 28: Updated Landscape Plans dated September 10, 2018. CEDARSATTHEHIGHLANDS,UUA17-000189g/5//RIAMASKINGYOUTORECONSIDERTHE75FOOTSETBACKFROMMY150SQUAREFOOTOFWETLANDSTO50FOOTSETBACK.THECITYOFRENTONNEEDSTOTAKEPARTIALRESPONSIBLEFORTHISWETLANDBECAUSEITWASRULEDTHATMINDY’SWATERWOULDBEDUMPEDINTOMYPROPERTYAGAINSTMYWISHES.ALSOWHENTHESEWERWASPUTIN162BYRENTONTHEDITCHTHROUGH162NDWASRAISEDMAKINGITHARDERFORTHEWATERTOEXITMYPROPERTY.MINDY’SPLACENORTHOFMEHASSETBACKOF50FOOT.LIBERTYGARDENSWHICHISEASTMEHASSETBACKOF50FEET.SEEMSLIKE50FOOTSETBACKFORCEDARSWOULDBEENOUGH.MINDY’SWETLAND86000SQUAREFEETCLASS250FOOTSETBACKCEDER’SWETLAND150SQUAREFEETCLASS375FOOTSETBACKLIBERTY’SWETLAND20000SQUAREFEETCLASS450FOOTSETBACKTHECHARTUSEDBYYOURSTAFFDOESNOTUSECLASS.ITUSESCATEGORY.IFYOUCOMPARETHISCHARTCATEGORYTOCLASSYOUWILLOBSERVETHATCLASS1WHICHWASTHELEASTWETLANDSETBACKISNOWCATEGORY1WHICHISTHEWORSTWETLANDSETBACK.EVENTHOUGHTHISCHARTWASRELEASEDBYTHESTATETHEREISSOMETHINGTHATISNOTRIGHT.WOULDYOUTAKEAGOODLOOKATTHENEWREQUIREMENTS?Categaiyl—Bogs&.200tNatilalH&tageWetlandsCategoryl-MOthers20011.150W115t115WCatagoryllliSt15011.IDOLWaCategorylll12511.10011.7511.WaCLASS1_______________________CIA__________________________________CLASS3.__________________________________CLASS4’categoiylv•5011.IFYOURRULINGISTOKEEPTHE75FOOTSETBACKTHENIWILLRETAINBSINCETHATSETBACKFENCEWOULDRUNTHROUGHTHECENTEROFOWNONLYHALFABARN.GERALDSMITHPROPERTYOWNER15ft.’WaOWNERSHIPOFTRACTMYBARN.ICANNOTI/flpjvPs9Ø,1-*vfllTh’-.ci&t4%C DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT SIGNATURES: Gregg Zimmerman, Administrator Public Works Department Date Rick M. Marshall, Administrator Renton Regional Fire Authority Date Kelly Beymer, Administrator Community Services Department Date C.E. Vincent, Administrator Date Department Of Community & Economic Development ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE - MITIGATED (DNS-M) PROJECT NUMBER: LUA17-000189 APPLICANT: Jamie Waltier, Harbour Homes, LLC / jwaltier@harbourhomes.com / 1441 N 34th St, Ste 300, Seattle, WA 98103 PROJECT NAME: Cedars at the Highlands PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat, SEPA Environmental Review, and a Tier II Temporary Use Permit for approval of a 14-lot subdivision. The 4.49 acre site is located at 14120 160th Ave SE (APN 1457500110) within the Residential-4 zoning district. The rectangular shaped parcel would be divided into 14 residential lots, a storm drainage tract, a tree retention tract, and a critical area tract. The 8,361 square feet (sf) drainage tract consists of a stormwater vault located at the southeast corner of the site. The applicant would dedicate 28,777 sf for public right- of-way to serve the new lots. The proposed lots would range in size from 9,002 sf to 16,100 sf with an average lot size of 10,224 sf. The plat would result in a net density of 3.66 du/ac. Access to the site would be gained by extending a residential access road (Road A) from 160th Ave SE through the center of the lot. The site contains a Type Ns Stream in the northeast corner of the site that requires a minimum 50 ft buffer as well as a 15 ft building setback. No areas meeting wetland criteria were found on the site. Soils consist of medium dense to dense silty sand with gravel and stiff silt (ML). The soil density was observed to increase with depth. The west side of the site is relatively flat. However, the east side of the site descends approximately ten feet towards the southeastern property line. The existing shop and barn are proposed to remain as part of the plat construction. There are 284 significant trees on the site and the applicant is proposing to retain 41 original trees. The applicant has submitted an Arborist Report, Critical Areas Study, Technical Information Report, Traffic Impact Analysis, and a Geotechnical Engineering Study with the application. PROJECT LOCATION: 14120 160th Ave SE, 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 September 7, 2018. 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: August 24, 2018 DATE OF DECISION: August 20, 2018 DocuSign Envelope ID: DA5EE113-EBEA-486A-A176-507A6F80B5DC 8/21/2018 | 3:24 PM PDT 8/20/2018 | 2:13 PM PDT 8/20/2018 | 3:43 PM PDT 8/20/2018 | 3:47 PM PDT CEDARS AT THE HIGHLANDS 14120 160TH AVENUE SE RENTON, WASHINGTON 98059 CEDARS AT THE HIGHLANDSCEDARS AT THE HIGHLANDSAAANNNNNNNLUA17-000189U:DRS PROJECT NO. 16041 A-NNNNNNN NSER ISS E FORP I N G O E R DETS REE N G INELA 53232 OIETATHSOY SF OT G NIHASWIDEIPL.O C ILAZPRELIMINARY PLAT 0 GRAPHIC SCALE 20'40'80' 1 INCH = 40 FT. CEDARS AT THE HIGHLANDS 14120 160TH AVENUE SE RENTON, WASHINGTON 98059 CEDARS AT THE HIGHLANDSCEDARS AT THE HIGHLANDSAAANNNNNNNLUA17-000189U:DRS PROJECT NO. 16041 A-NNNNNNN NSER ISS E FORP I N G O E R DETS REE N G INELA 53232 OIETATHSOY SF OT G NIHASWIDEIPL.O C ILAZPRELIMINARY PLAT 0 GRAPHIC SCALE 20'40'80' 1 INCH = 40 FT. CEDARS AT THE HIGHLANDS 14120 160TH AVENUE SE RENTON, WASHINGTON 98059 CEDARS AT THE HIGHLANDSCEDARS AT THE HIGHLANDSAAANNNNNNNLUA17-000189U:DRS PROJECT NO. 16041 A-NNNNNNN NSER ISS E FORP I N G O E R DETS REE N G INELA 53232 OIETATHSOY SF OT G NIHASWIDEIPL.O C ILAZPRELIMINARY PLAT 0 GRAPHIC SCALE 15'30'60' 1 INCH = 30 FT. CEDARS AT THE HIGHLANDS 14120 160TH AVENUE SE RENTON, WASHINGTON 98059 CEDARS AT THE HIGHLANDSCEDARS AT THE HIGHLANDSAAANNNNNNNLUA17-000189U:DRS PROJECT NO. 16041 A-NNNNNNN NSER ISS E FORP I N G O E R DETS REE N G INELA 53232 OIETATHSOY SF OT G NIHASWIDEIPL.O C ILAZPRELIMINARY PLAT 0 GRAPHIC SCALE 15'30'60' 1 INCH = 30 FT. CEDARS AT THE HIGHLANDS 14120 160TH AVENUE SE RENTON, WASHINGTON 98059 CEDARS AT THE HIGHLANDSCEDARS AT THE HIGHLANDSAAANNNNNNNLUA17-000189U:DRS PROJECT NO. 16041 A-NNNNNNN NSER ISS E FORP I N G O E R DETS REE N G INELA 53232 OIETATHSOY SF OT G NIHASWIDEIPL.O C ILAZPRELIMINARY PLAT 0 GRAPHIC SCALE 15'30'60' 1 INCH = 30 FT. CEDARS AT THE HIGHLANDS 14120 160TH AVENUE SE RENTON, WASHINGTON 98059 CEDARS AT THE HIGHLANDSCEDARS AT THE HIGHLANDSAAANNNNNNNLUA17-000189U:DRS PROJECT NO. 16041 A-NNNNNNN NSER ISS E FORP I N G O E R DETS REE N G INELA 53232 OIETATHSOY SF OT G NIHASWIDEIPL.O C ILAZPRELIMINARY PLAT 0 GRAPHIC SCALE 15'30'60' 1 INCH = 30 FT. CEDARS AT THE HIGHLANDS 14120 160TH AVENUE SE RENTON, WASHINGTON 98059 CEDARS AT THE HIGHLANDSCEDARS AT THE HIGHLANDSAAANNNNNNNLUA17-000189U:DRS PROJECT NO. 16041 A-NNNNNNN NSER ISS E FORP I N G O E R DETS REE N G INELA 53232 OIETATHSOY SF OT G NIHASWIDEIPL.O C ILAZPRELIMINARY PLAT 0 0 HORIZONTAL VERTICAL 10 20 40 1 INCH = 20 FT. 2.5 5 10 1 INCH = 5 FT. 160TH AVE SE162ND AVE SEWETLAND A CATEGORY III PROPERTY BOUNDARY PROPERTY BOUNDARY 100' STANDARD BUFFER 75' REDUCED BUFFER PER RENTON MUNICIPAL CODE 4-3-050 I (1) EXISTING STRUCTURE CEDARS AT THE HIGHLANDS - EXISTING CONDITIONS 1 BY: DB & DS SCALE: SEE GRAPHICSOURCES:PRELIMINARY INFORMATION ONLY NOT FOR CONSTRUCTION SOUNDVIEW CONSULTANTS LLC ASSUMES NO LIABILITY OR RESPONSIBILITY FOR CONSTRUCTION, IMPROVEMENTS, OR ESTIMATES BASED ON THIS PLAN SET CEDARSAT THE HIGHLANDS14120 160TH AVESERENTON, WASHINGTON 98059THE SE 14 OF SECTION 14, TOWNSHIP 23N,RANGE 05E, W.M.DATE: 9/07/2018 JOB: 1155.0024 SHEET OF 4 1310112121ROAD ATRACT C43567TRACT A89TRACT B160TH AVE SE 162ND AVE SELOT LINESWETLAND ACATEGORY IIIPROPERTY BOUNDARYPROPERTY BOUNDARY75' REDUCED BUFFERPER RENTON MUNICIPALCODE 4-3-050 I (1)BUFFER ENHANCEMENT AREA(WITHOUT TEMPORARY USE AREA)13,551 SFEXISTING STRUCTUREBUFFERREDUCTIONAREA(GRAY HATCH)7,741 SFEXISTING STRUCTUREALLOWED UNDERPROPOSED TEMPORARYUSE PERMIT1,910 SQ. FT.CEDARS AT THE HIGHLANDS - PROPOSED PROJECT 2BY: DB & DSSCALE: SEE GRAPHICSOURCES:PRELIMINARYINFORMATION ONLYNOT FOR CONSTRUCTIONSOUNDVIEW CONSULTANTS LLC ASSUMESNO LIABILITY OR RESPONSIBILITY FORCONSTRUCTION, IMPROVEMENTS, ORESTIMATES BASED ON THIS PLAN SETCEDARS AT THE HIGHLANDS 14120 160TH AVESE RENTON, WASHINGTON 98059 THE SE 1 4 OF SECTION 14, TOWNSHIP 23N, RANGE 05E, W.M.DATE: 9/07/2018JOB: 1155.0024SHEET OF 4 WETLAND ACATEGORY III75' REDUCEDBUFFERSHRUBPLANTINGAREASTEMPORARYUSE AREAWITHINBUFFERCONIFEROUSTREESCEDARS AT THE HIGHLANDS - PRELIMINARY BUFFER ENHANCEMENT PLANTING PLAN 3BY: DB & DSSCALE: SEE GRAPHICSOURCES:PRELIMINARYINFORMATION ONLYNOT FOR CONSTRUCTIONSOUNDVIEW CONSULTANTS LLC ASSUMESNO LIABILITY OR RESPONSIBILITY FORCONSTRUCTION, IMPROVEMENTS, ORESTIMATES BASED ON THIS PLAN SETCEDARS AT THE HIGHLANDS 14120 160TH AVESE RENTON, WASHINGTON 98059 THE SE 1 4 OF SECTION 14, TOWNSHIP 23N, RANGE 05E, W.M.DATE: 9/07/2018JOB: 1155.0024SHEET OF 4SCALE: 1" = 30'PRELIMINARY REDUCED BUFFER ENHANCEMENT PLANPRELIMINARY NATIVE PLANT SCHEDULEBUFFER PERIMETER (OUTER 30')DENSE PLANTING TO PROVIDESCREEN FOR WETLAND(TREES, SHRUBS AND SEEDING)BUFFER INTERIOR (INNER 40')POCKETS OF DENSE SHRUBS (PRIMARILY)PLANTED IN AREAS WHERE INVASIVESHAVE BEEN REMOVED AND BETWEENEXISTING TREES(TREES, SHRUBS AND SEEDING) CEDARS AT THE HIGHLANDS - PRELIMINARY BUFFER ENHANCEMENT PLANTING PLAN 4BY: DB & DSSCALE: SEE GRAPHICSOURCES:PRELIMINARYINFORMATION ONLYNOT FOR CONSTRUCTIONSOUNDVIEW CONSULTANTS LLC ASSUMESNO LIABILITY OR RESPONSIBILITY FORCONSTRUCTION, IMPROVEMENTS, ORESTIMATES BASED ON THIS PLAN SETCEDARS AT THE HIGHLANDS 14120 160TH AVESE RENTON, WASHINGTON 98059 THE SE 1 4 OF SECTION 14, TOWNSHIP 23N, RANGE 05E, W.M.DATE: 9/07/2018JOB: 1155.0024SHEET OF 4NATIVE GROWTH PROTECTION AREANOT TO SCALESPLIT RAIL FENCE DETAILNOT TO SCALENGPA SIGN DETAIL70-80 % OF STAKE STORAGE OF LIVE STAKESALL WOODY PLANT CUTTINGS COLLECTEDMORE THAN 12 HR PRIOR TOINSTALLATION, MUST BE CAREFULLYBOUND, SECURED, AND STORED OUT OFDIRECT SUNLIGHT AND SUBMERGED INCLEAN FRESH WATER FOR A PERIOD OFUP TO TWO WEEKS.OUTDOOR TEMPERATURES MUST BE LESSTHAN 50 DEGREES F AND TEMPERATUREINDOORS AND IN STORAGE CONTAINERSMUST BE BETWEEN 34 AND 50 DEGREES F.IF THE LIVE STAKES CANNOT BEINSTALLED DURING THE DORMANTSEASON, CUT DURING THE DORMANTSEASON AND HOLD IN COLD STORAGE ATTEMPERATURES BETWEEN 33 AND 39DEGREES F FOR UP TO 2 MONTHS.INSTALLED BELOW GRADE 1.LIVE STAKES TO BE 1 TO 2 INCH DIAMETER 24 TO 32 INCHES LENGTH.2.USE 1/2 INCH DIAMETER REBAR OR ROCK BAR TO MAKE PILOT HOLE.3.INSTALL LIVE STAKES TAPER END DOWN WITH BUDS POINTED UP.4.MINUMUM TWO BUDS ABOVE GRADE.5.SET LIVE STAKES WITH DEAD-BLOW HAMMER.6.WATER IMMEDIATELY AFTER INSTALLATION.NOTES:NOT TO SCALELIVE STAKE PLANTING DETAILNOTES:1.PLANT SHRUBS OF THE SAME SPECIES INGROUPS OF 3 to 9 AS APPROPRIATE, OR AS SHOWNON PLAN. AVOID INSTALLING PLANTS IN STRAIGHTLINES TO ACHIEVE A NATURAL-LOOKING LAYOUT.2.EXCAVATE PIT TO FULL DEPTH OF ROOT MASSAND 2 X ROOT MASS DIAMETER. SPREAD ROOTSTO FULL WIDTH OF CANOPY. SCARIFY SIDES OF PIT.3.MIDWAY THROUGH PLANTING ADD AGROFORMTABLET AND WATER THOROUGHLY.4.BACKFILL TO BE COMPACTED USING WATER ONLY.5.WATER IMMEDIATELY AFTER INSTALLATION.LOCATOR LATH (IF SPECIFIED)3 to 4 INCH LAYER OF MULCH - KEEP MULCHMIN. 3" AWAY FROM TRUNK OF SHRUBNOT TO SCALETREE AND SHRUB PLANTING DETAIL (TYPICAL)SET TOP OF ROOT MASS / ROOT BALL FLUSHWITH FINISH GRADE OR SLIGHTLY ABOVEUNDISTURBED ORCOMPACTED SUBGRADE RECEIVED 09/11/2018 amorganroth PLANNING DIVISION