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HomeMy WebLinkAboutD_Admin_Report_Exhibits_Kennydale_Reservoir_Mod_190606__v1pdfDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Admin_Report_Kennydale_Reservoir_Mod_190606_v1 A. ADMINISTRATIVE MODIFICATION REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: June 6, 2019 Project File Number: PR17-000491 Project Name: Kennydale Reservoir Retaining Wall Fencing Land Use File Number: LUA19-000067, MOD Project Manager: Clark H. Close, Senior Planner Owner: See Applicant/Contact Applicant/Contact: Abdoul Gafour, City of Renton, 1055 S Grady Way, Renton, WA 98057 Project Location: 1406 N 30th St, Renton, WA 98056 Project Summary: The applicant is requesting a modification to the development regulations, RMC 4- 4-040.C.2, Retaining Wall Standards, related to the Kennydale Reservoir project located at 1404 N 30th St (APN 3342103245). The applicant received Hearing Examiner conditional use and site plan approval on December 7, 2017. The north portion of the property is located within the Residential-6 (R-6) zoning classification and Residential Medium Density (RMD) land use designation. Fire Station 15 occupies the south portion of the 1.09 acre site and vehicle access is located along the west side of the subject property. The proposed 1.3 million gallon reservoir water reservoir measures fifty foot diameter and 103 foot high. As part of site improvements, two (2) retaining walls would be constructed for the reservoir, including a 170-foot long wall near the north property line and a 130-foot long wall to the south of the water tower. A nine-foot (9’) wide maintenance access road would be located around the Kennydale water reservoir project. In addition, the project improvements would include a large underground stormwater facilities, associated utilities, perimeter fencing, and landscaping. The applicant has requested to allow installation of a 6-foot tall chain link fence with privacy slats behind the retaining wall without providing the required minimum two foot (2’) setback and associated landscaping within the setback area between the retaining wall the chain link fence. The on-site retaining walls vary in height from one foot (1’) to a maximum of six feet (6’) on the north and south sides of the proposed ground steel reservoir. The applicant is proposing to screen the retaining wall and fencing by installing a staggered row of 46 Columnar Arborvitae within the 10-foot (10’) wide planter strip located at the bottom of the south retaining wall. Site Area: 0.38 acres (1.09 acre parcel) N 30th St Park Ave N DocuSign Envelope ID: EEDA1E68-F6FF-4184-8456-83606F07CDEA City of Renton Department of Community & Economic Development Kennydale Reservoir Retaining Wall Fencing Administrative Modification Report & Decision LUA19-000067, MOD Report of June 6, 2019 Page 2 of 6 D_Admin_Report_Kennydale_Reservoir_Mod_190606_v1 B. EXHIBITS: Exhibit 1: Administrative Modification Decision Exhibit 2: Modification Request Project General Narrative and Justification Exhibit 3: Landscaping Site Plan Layout Plan Exhibit 4: Landscaping Detail – Compact Columnar Arborvitae Exhibit 5: Hearing Examiner Final Decision for Kennydale Reservoir (LUA17-000633) C. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above application for review on April 29, 2019 and determined the application complete on April 30, 2019. The project complies with the 120-day review period. 2. The applicant’s submittal materials comply with the requirements necessary to process the modification request (Exhibits 1-4). 3. The project site is located at 1404 N 30th St (APN 3342103245). 4. The applicant received Hearing Examiner conditional use and site plan approval on December 7, 2017 (Exhibit 5). 5. The project site is currently developed with Fire Station 15. The new fire station was completed in January 2019 and is occupied by Renton Regional Fire Authority (RRFA). The property will also be home to the new Kennydale Reservoir. The reservoir site makes up the north 0.38 acres (16,482 square feet) of the parcel. 6. Access to the site would be provided via a 24-foot wide shared access entrance along the west side of the property. 7. The property is located within the Residential Medium Density (MD) and the Residential High Density (HD) Comprehensive Plan land use designations. 8. The property is located within the Residential-6 (R-6) and Commercial Neighborhood (CN) zoning classifications. 9. The applicant is proposing to add a staggered row of 46 columnar arborvitae in front of south retaining wall that separates the fire station parking lot from the reservoir site. The proposed columnar arborvitae would replace a row of gold coast juniper and longleaf mahonia shrubs located at the bottom of the retaining wall. 10. The reservoir portion of the property has a ten percent (10%) slope from north to south. The project includes installing a retaining walls to the north and south of the reservoir tank along with the installation of perimeter landscaping and fencing. 11. The site is mapped with Wellhead Protection Area Zone 2 and Regulated Slopes (>15% & <=25%). 12. 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 has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 13. Critical Areas: Project sites which contain critical areas that are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, as determined under Kennydale Reservoir LUA17-000633. DocuSign Envelope ID: EEDA1E68-F6FF-4184-8456-83606F07CDEA City of Renton Department of Community & Economic Development Kennydale Reservoir Retaining Wall Fencing Administrative Modification Report & Decision LUA19-000067, MOD Report of June 6, 2019 Page 3 of 6 D_Admin_Report_Kennydale_Reservoir_Mod_190606_v1 14. Modification Analysis: The applicant is requesting a modification from RMC 4-4-040.C.2, Retaining Wall Standards in order to install a six-foot tall chain link fence with privacy slats behind or on top of the retaining wall without providing the required minimum two foot (2’) setback and associated landscaping within the setback area between the retaining wall the chain link fence. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Compliance Modification Criteria and Analysis  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 applicant contends that the proposal to construct two (2) retaining wall for the reservoir project was approved under LUA17-000633. The Project includes a 170-foot long wall near the north property line and a 130-foot long wall between Fire Station 15 and the reservoir tank. The north wall would be setback approximately 15 feet from the north property line and the height of the retaining wall varies from one- foot (1’) to a maximum of six feet (6’). The landscaping plan includes a 15-foot wide partially obscuring perimeter landscape buffer between the north retaining wall and the north property line. The height of the wall would not be visible by the properties to the north due to the topography of the site. The south retaining wall also varies in height from one-foot (1’) to a maximum of six feet (6’). The applicant contends that the reservoir tank requires a minimum nine-foot wide maintenance access road around the reservoir, a large underground stormwater facility and related piping along the south side of the reservoir. In order to accommodate the perimeter landscaping, underground utilities and the maintenance access road, there is not enough room to set the fence a minimum two-foot (2’) back from the south retaining wall, as required by code. The applicant contends that by planting a 90-foot wide staggered row of columnar arborvitae trees in the existing ten-foot (10’) wide landscape strip at the bottom of the retaining wall that the project would provide appropriate screening and would reduce any negative visual impacts created by placing the fencing at the back of the retaining wall (Exhibit 3). The proposed 46 arborvitae trees would be a minimum of four feet (4’) tall and are anticipated to grow to eight feet (8’) tall (Exhibit 4). Staff concurs that the proposed modification to locate the fence above the retaining walls (with variable heights) with the provided 15-foot wide partially sight obscuring landscaping and the proposed revision to plant columnar arborvitae and the bottom of the south retaining wall would substantially implement the policy direction of the Comprehensive Plan as it continues to ensure that new development is designed to be functional and attractive (Goal L-BB). The retaining wall, chain link fencing with slats and enhanced landscape plan would address privacy and for existing residents and would strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development (Goal L-FF). The view from Fire Station 15 would be improved in appearance by replacing the lower growing shrubs with arborvitae screening along base of the retaining wall (Policy L-60), thereby reducing the overall impact of the retaining wall. The modification is the minimum adjustment necessary to accommodate the Kennydale Reservoir Project. DocuSign Envelope ID: EEDA1E68-F6FF-4184-8456-83606F07CDEA City of Renton Department of Community & Economic Development Kennydale Reservoir Retaining Wall Fencing Administrative Modification Report & Decision LUA19-000067, MOD Report of June 6, 2019 Page 4 of 6 D_Admin_Report_Kennydale_Reservoir_Mod_190606_v1  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 applicant contends that the chain link fencing with privacy slats above the retaining walls would meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff concurs the proposed modification would meet the objectives of function and maintainability intended by the code requirements. The design would allow the applicant to provide the necessary maintenance access road around the reservoir and accommodate the underground stormwater facility and related piping. Access to required landscaping for maintenance purposes would most likely function better at the base of the south retaining wall or north of the north retaining wall and fence, rather than between the fencing and the retaining wall.  c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The applicant contends that the installation of the modified fencing material and modified location of the fence above the retaining walls would not be injurious to other properties in the vicinity. Staff concurs that the combined retaining wall and the proposed six-foot tall chain link fence with privacy slats would not be injurious to other properties in the vicinity as proposed. The retaining walls and fencing would be primarily screened by either topography or the new Fire Station 15 building and the combination would have limited visibility from the public right-of-way or adjacent properties. The proposed modified fencing materials and combined height of the retaining wall and fence (seven feet (7’) to twelve feet (12’)) would provide the necessary security without terracing the retaining walls. This modification would allow the reservoir to be located on the property as intended.  d. Conforms to the intent and purpose of the Code. Staff Comment: See comments under criterion ‘b’.  e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See comments under criterion ‘b’.  f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: See comments under criterion ‘c’. D. DECISION: The proposal satisfies 6 of the 6 criteria listed in RMC 4-9-250 for approval of modifications. Therefore, the Kennydale Reservoir Retaining Wall Fencing, File No. LUA19-000067, MOD, is approved. DocuSign Envelope ID: EEDA1E68-F6FF-4184-8456-83606F07CDEA City of Renton Department of Community & Economic Development Kennydale Reservoir Retaining Wall Fencing Administrative Modification Report & Decision LUA19-000067, MOD Report of June 6, 2019 Page 5 of 6 D_Admin_Report_Kennydale_Reservoir_Mod_190606_v1 DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, Planning Director Date TRANSMITTED on June 6, 2019 to the Owner/Applicant/Contact: Applicant/Contact: City of Renton Attn: Abdoul Gafour 1055 S Grady Way Renton, WA 98057 TRANSMITTED on June 6, 2019 to the Parties of Record, including LUA17-000633: City of Renton Attn: Eric Ott 1055 S Grady Way Renton, WA 98057 Martin Jung 3102 Garden Ave N Renton, WA 98056 Tina Leiler 3101 Meadow Pl N Renton, WA 98056 Murry Smith Attn: Marshall Meyer 1145 Broadway Pl, 1010 Tacoma, WA 98402 Ryan Orath 101 Stewart St, 1200 Seattle, WA 98101 Schreiber Starling Whitehead Architects Attn: Mary Jo Lux 901 5th Ave Seattle, WA 98164 TRANSMITTED on June 6, 2019 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property & Technical Services Manager Vanessa Dolbee, Current Planning Manager Rick Marshall, Fire Marshal K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on June 20, 2019. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510. EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-9-250. DocuSign Envelope ID: EEDA1E68-F6FF-4184-8456-83606F07CDEA 6/6/2019 | 9:31 AM PDT City of Renton Department of Community & Economic Development Kennydale Reservoir Retaining Wall Fencing Administrative Modification Report & Decision LUA19-000067, MOD Report of June 6, 2019 Page 6 of 6 D_Admin_Report_Kennydale_Reservoir_Mod_190606_v1 RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. DocuSign Envelope ID: EEDA1E68-F6FF-4184-8456-83606F07CDEA CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE MODIFICATION REPORT & DECISION EXHIBITS Project Name: Kennydale Reservoir Retaining Wall Fencing Land Use File Number: LUA19-000067, MOD Date of Report June 6, 2019 Staff Contact Clark H. Close Senior Planner Project Contact/Applicant City of Renton Attn: Abdoul Gafour 1055 S Grady Way Renton, WA 98057 Project Location 1406 N 30th St, Renton, WA 98056 The following exhibits are included with the Administrative Modification Report: Exhibit 1: Administrative Modification Decision Exhibit 2: Modification Request Project General Narrative and Justification Exhibit 3: Landscaping Site Plan Layout Plan Exhibit 4: Landscaping Detail – Compact Columnar Arborvitae Exhibit 5: Hearing Examiner Final Decision for Kennydale Reservoir (LUA17-000633) DocuSign Envelope ID: EEDA1E68-F6FF-4184-8456-83606F07CDEA PUBLIC WORKS DEPARTMENT M E M O R A N D U M DATE: March 20, 2019 TO: Clark Close, CED Senior Planner FROM: Abdoul Gafour, Water Utility Manager, x 7210 SUBJECT: Code Modification Request Kennydale Reservoir Retaining Wall Fencing The Water Utility requests a modification of City Code RMC 4-4-040 Fences, Hedges, and Retaining Walls related to the Kennydale water reservoir project. In accordance with RMC 4-9- 250D Modifications Procedures, this request for code modification is necessary because of practical difficulties in carrying out the provisions of the standards. Project General Narrative Location The current property for the new Kennydale reservoir and for Fire Station 15 is 1.09 acres (47,532 sf) parcel, King County parcel no. 3342103245 and the reservoir site will be the north 0.38 acre (16,482 sf) of the property. The property is located with the Commercial Neighborhood (CN) and Residential-6 (R-6) zoning classifications. The new fire station was completed in January 2019 and is occupied by Renton Regional Fire Authority (RFA). The reservoir property has a 10% slope from north to south, and the project will grade the site and install retaining walls along the north and south property lines with perimeter landscaping and fencing. The surrounding properties include single family homes located to the north of the reservoir property and a mix of single family, multi-family, and commercial properties to the west and east sides of the reservoir property. Current use of property The current reservoir property is vacant and the site was recently cleared for construction of the new reservoir in accordance to the conditions of city-approved land use application LUA-17- 000633 and of the conditional use permit dated November 21, 2017. Proposed improvements The improvements consist of the construction of a 1.3 million-gallon above ground steel reservoir, 50-feet in diameter, 103-feet tall, including a 24-foot wide access tract, site utilities, stormwater facilities, retaining walls, parking lot lighting, and landscaping. The project also includes roadway improvements and landscaping along the property frontage on NE 30th Street. EXHIBIT 2 RECEIVED Clark Close 03/29/2019 PLANNING DIVISION DocuSign Envelope ID: EEDA1E68-F6FF-4184-8456-83606F07CDEA Clark Close Page 2 of 2 March 20, 2019 C:\Users\cclose\Desktop\Kennydale Reservoir\Code-modification-request.docx\AGmc Code Modification Request Per RMC 4-4-040C2b, “Fences or hedges adjacent to retaining walls with a combined height that exceeds the allowed height of a standalone retaining wall shall be set back by a minimum of two feet (2'); this area shall be landscaped as if it were a terrace.” Practical Difficulties with Current Code and Standards Two retaining walls will be constructed for the reservoir project, a 170-foot long wall along the north property line, and a 130-foot long wall along the south property line. The north wall will be set back 15-feet from the property line and its height varies from one foot to a maximum of six feet. There will be a 15-foot landscaped planter strip between the retaining wall and the north property line. The south retaining wall varying in height from one foot to a maximum of six feet will be located along the proposed south property line separating the city’s water reservoir property from RFA’s fire station property. Due to the need for a nine-foot wide maintenance access road around the reservoir, and accommodation of large underground stormwater facilities and related piping along the south side of the reservoir, there is not sufficient room to place the new fence line with a two-foot minimum setback from the south retaining wall, as required by city code. The Water Utility requests a code modification to allow installation of the fence right behind the retaining wall. In order to provide screening along the front of the retaining wall, we propose to install two rows of Columnar Arborvitae trees in the 10-foot wide planter strip located at the bottom of the retaining wall. There will be 46 total trees along the 90-foot long south retaining wall, and the trees will be minimum of four feet tall and will grow to eight feet. A revised landscape plan is attached for your review. We believe that our proposal would meet the city’s criteria for code modification per RMC 4-9- 250D since the revised landscaping will meet the objectives, function, appearance, and conform to the intent of the Code requirements. Please let us know if you have any questions or need additional information. Thank you for your consideration of this matter. Attachments DocuSign Envelope ID: EEDA1E68-F6FF-4184-8456-83606F07CDEA RVLA, inc., p.s. 33109 SE 110th street Issaquah, WA 98027 phone • 425 443-2830 e-mail • rvla@comcast.net NOTICE 0 12 1 IF THIS BAR DOES NOT MEASURE 1" THEN DRAWING IS NOT TO SCALE NO.DATE BY REVISION DESIGNED DRAWN CHECKED PROJECT NO.: 16-1840.224 SCALE:DATE:JANUARY 2019 SHEET 1" = 10' CITY OF RENTON KENNYDALE RESERVOIR4/6/19STATE O F WASHIN G T ONLI CENS E DLANDSCAP E A R C HITECTRICHAR D B.VANDEM A R KN O.481EXP . 1 03/15/19 RV Added wall screen planting per Owner's requirement SCALE IN FEET 10 5 0 10 20 RESERVOIR AND FIRE STATION LANDSCAPING SITE LAYOUT PLAN L-1 55 of 56 Note: An automatic irrigation system has not been provided for this design. Drought-tolerant species and a 8-inch mat of moisture-retaining topsoil have been specified in lieu of an irrigation system. Contractor shall monitor the condition of the plant material for a period of one (1) year following acceptance of the work and manually water as necessary. Contractor shall monitor weekly. Note: All plant installation to take place between October 15 - March 1st unless authorized by the Engineer and Owner. Maintenance: Enhancement site will be added to the reservoir maintenance inventory and will be watered and maintained for a minimum of 3 years Light shaded tone area indicates extent of area to be cleared, grubbed, excavated and to receive new topsoil & hydroseed as indicated on Detail I, Sheet L-2 (approx 5,000 SF). Botanical Name Common Name Size Notes Quantity TREES Acer saccharum Sugar Maple 2" cal.B&B, straight trunk 3 Acer circinatum Vine Maple 5 gal.min. 3' tall, multi trunk 14 Cornus mas 'Hillier's Upright'Cornelian Cherry Dogwood 5 gal.single trunk, B&B 12 Nyssa sylvatica 'JFS Red'Firestater Tupelo 2" cal. B&B, straight trunk 2 Juniperus scopulorum Blue Point Juniper 5 gal.min. 6' tall, B&B 28 Thuja occidentalis ‘Degroot's Spire’ Columnar Arborvitae 5 gal.min. 4' tall, straight trunk 46 Tsuga mertensiana Mountain Hemlock 5 gal.min. 6' tall, B&B 14 EVERGREEN SHRUBS Polystichum munitum Sword Fern 1 gal. 50 Thuja occidentalis 'Emerald Green'Emerald Green Arborvitae 5 gal.Cont., straight form, full,66 well branched & well rooted Juniperus x phitzeriana 'Aurea Improved' Gold Coast Juniper 1 gal.83 Mahonia nervosa Longleaf Mahonia 1 gal.63 Vaccinium ovatum Evergreen Huckleberry 1 gal.30 DECIDUOUS SHRUBS Rhamnus frangula 'Columnaris' Tallhedge Buckthorn 5 gal. field located for screen 15 Spiraea japonica Japanese Spirea 2 gal. 13 Viburnum x bodnantense Bodnant Viburnum 2 gal.4 50% Gaultheria shallon Salal 2 gal.24" O.C.91 50% Rhus aromatica 'Gro Low'Gro-Low Fragrant Sumac 2 gal.24" O.C.91 Prunus laurocerasus 'Mt. Vernon'Mt. Vernon English Laurel 1 gal.24" O.C.106 GROUNDCOVERS Fragaria chiloensis Beach Strawberry 4" pot to be field located by 216 Owner's Rep. MEADOW SEED MIX 50% Perennial Ryegrass 8 lbs mix/1,000 SF 20% Creeping Red Fescue 20% Chewings Fescue 10% Hard Fescue Dark shaded tone area indicates extent of area to be cleared, grubbed, excavated and to receive new topsoil & mulch to the depths indicated on Detail H, Sheet L-2 (approx 3,450 SF). NOTE: verify location of underground power before excavating! Protect & preserve Tree #24 Prunus padus, 15' R root zone 10' fully sight obscuring landscape buffer, typ 1. The Contractor is responsible for verifying the locations of all underground utilities (including irrigation) prior to commencement of work; and, to protect said utilities from damage during demolition, trenching and plant installation. 2. Conflicts between approved planting plans and existing field conditions shall be identified to the Owner prior to planting. 3. Proposals for plant substitutions, location adjustments, soil amendments or any variations from the approved plans shall require prior written approval of the Landscape Architect. 4. Soils located in planting areas that have been compacted to a density greater than that penetrable with a hand shovel (approx. 85%), shall be loosened to increase aeration for a minimum depth of 12 inches for the entire area of the compacted soils utilized for landscape purposes. 5. The Owner, during construction, shall perform an on-site visual analysis of the soils. Verification of the need for additional soil amendments will be made at that time. Recommended amendments shall be applied prior to planting. 6. Use of fertilizer, organic or synthetic slow-release type, and pesticides of any kind shall only be permitted by the Owner. Permitted applications of pesticides shall be applied by licensed applicators only. 7. All plant material shall meet current American Association of Nurseryman Standards for Nursery Stock (ANSI 260.1) requirements. 8. The Owner and the Landscape Architect shall inspect all plant material at the time of delivery. Allow 48 hours minimum notification for inspection request. Plant material that has been approved for installation shall be planted within 24 hours. Installation shall not be conducted under adverse weather conditions without prior approval of the Owner. Plant material that cannot be planted within one day following arrival shall be heeled-in, kept moist and protected at all times from extreme weather conditions. Plants shall be stored at the sole responsibility of the Contractor. 9. Plant pits shall be a minimum of three times (3x) the diameter of the plant's root mass. Additional aeration may be required as directed by the Landscape Architect. 10. Plants shall be symmetrical and uniform in appearance, size and structure. 11. Plant materials shall be guaranteed for a period of one year unless specified otherwise in Project Manual. Plant material that has lost more than 30 percent of its normal foliage shall be replaced as directed by the Landscape Architect. 12. Keep all areas of work clean, neat and orderly at all times. All paved areas are to be cleaned following planting and maintenance activities. 13. Contractor shall provide protection for all persons and property, work in progress, structures, utilities, walks and drives, during the installation of landscape and irrigation work. 14. Layout is based on information supplied by Owner and is not necessarily complete or correct. Contractor shall notify Owner immediately of any discrepancy or upon disclosure of any unforeseen or undescribed condition for further instruction by Owner. Planting NotesMATCHLINE, SEE SHEET L-2 see Sheet L-2 for landscape, this area maintain 3' R clear or shrubs buffer around hydrant groundcover OK this area designed by others plant schedule (this sheet only) EXHIBIT 3 RECEIVED Clark Close 03/29/2019 PLANNING DIVISION DocuSign Envelope ID: EEDA1E68-F6FF-4184-8456-83606F07CDEA 3/14/19, 4(48 PMPrint View | Great Plant Picks Page 1 of 1https://www.greatplantpicks.org/plantlists/print_view/1551 © Richie Steffen / Great Plant Picks Quick Facts Plant Type: narrow conifer Foliage Type: evergreen Plant Height: 8 ft. 0 in. (2.44 m.) Plant Width/Spread: 1 ft. 6 in. (0.46 m.) Hardiness: USDA Zones 4 to 8 Sun/Light Exposure: full sun Water Requirements: drought tolerant once established Outstanding Qualities An exceptional selection of the eastern arborvitae, 'Degroot's Spire' is very popular because of its narrow, columnar form with dense green foliage that sometimes twists and layers over itself. This conifer, of intermediate size, is often used for hedging, screening, or as a single specimen. Colors & Combos Great Color Contrasts: silver, burgundy, gold Great Color Partners: dark green, chartreuse, blue Culture Notes The compact columnar arborvitae thrives in full sun in fertile, well-drained soil with summer watering for the first few seasons. Do not allow a newly planted cedar to dry out completely as it may drop foliage and become bare and unattractive. A soaker hose and mulch are ideal for a new cedar hedge. Once established, cedars are drought tolerant. Set hedge plants 18 to 24 inches from center to center, depending on how large the plants are initially. When planting "b&b" (balled and burlapped) cedars, be sure to cut the burlap and twine away from the trunk once the root ball has been positioned in the planting hole. Even the tops of the plants as needed. Thuja occidentalis ‘Degroot's Spire’ COMPACT COLUMNAR ARBORVITAE EXHIBIT 4 RECEIVED Clark Close 03/29/2019 PLANNING DIVISION DocuSign Envelope ID: EEDA1E68-F6FF-4184-8456-83606F07CDEA 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE and SITE PLAN CAO VARIANCE - 1 1 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Kennydale Reservoir Site Plan and Conditional Use Permit LUA17-000633, ECF, CU-A, SA-H FINAL DECISION Summary The City of Renton is requesting conditional use permit and site plan review for a fifty foot diameter, 103 foot high, 1.3 million gallon reservoir at 1404 N 30th St. in the Kennydale neighborhood. The applications are approved subject to conditions. Testimony Clark Close, City of Renton Senior Planner, summarized the proposal. In response to examiner questions, Mr. Close responded that the Arts Commission will take public comment on the mural design for the reservoir. Mr. Close confirmed that the black walnut tree referenced in Ms. Leiler’s email could not be retained because the area in which the tree is located is needed for a maintenance road. Mr. Close noted that replacement trees proposed for the site should make up for some of the lost aesthetics. An applicant representative, in response to examiner questions, acknowledged that there was no mechanism to notify the City if the air traffic lights went out, but that the lights are replaced every two years so it’s very unlikely they would ever go out. As to the current status of the mural development, the Applicant has hired a firm to design the mural. Exhibits Entire Document Available in Laserfiche Submittals Folder EXHIBIT 5 DocuSign Envelope ID: EEDA1E68-F6FF-4184-8456-83606F07CDEA