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HomeMy WebLinkAboutAppeal Request Response_LUA19-000136January 30, 2020 Claudia Donnelly 10415 147th Ave SE, Renton, WA 98059 SUBJECT: Appeal of DNS decision for the Dalpay Short Plat, LUA19-000136, ECF, MOD, SHPL-A TIME-SENSITIVE NOTICE REGARDING APPEAL RIGHTS; PLEASE REVIEW CAREFULLY Dear Ms. Donnelly: The City of Renton Planning Division has reviewed your request for a procedural appeal of the Environmental Review (SEPA), Determination of Non-Significance (DNS) threshold determination for the Dalpay Short Plat issued on January 7, 2020 (the “Dalpay Short Plat DNS”). Upon further review of the Renton Municipal Code, it has come to our attention that the procedural instructions for appeal of the SEPA threshold determination identified on the bottom of the Dalpay Short Plat DNS (Enclosed) are in error. Below, we provide corrected information, as well as critically important information regarding appeal rights. Per RMC 4-9-070.R.2, except for permits and variances issued pursuant to RMC 4-3-090, Shoreline Master Program Regulations (not applicable here), no administrative appeal is available for a SEPA procedural appeal. RMC 4-9-070.R.2 provides in full: Except for permits and variances issued pursuant to RMC 4-3-090, Shoreline Master Program Regulations, when any proposal or action is challenged as to a SEPA procedural determination, there shall be no administrative appeal. Accordingly, the Dalpay Short Plat DNS is not appealable to the Hearing Examiner or to any other person or body affiliated with the City of Renton. Rather, it is only appealable to court. As no administrative appeal is available for the Dalpay Short Plat DNS, the City will fully refund your appeal fee. Finally, in an effort to ensure that you have fair and adequate time to appeal to court, if you wish, this letter constitutes the City’s final land use action on the Dalpay Short Plat DNS. The deadline to appeal the Dalpay Short Plat DNS to court runs from the date of this letter. Sincerely, Angelea Weihs Associate Planner Enclosure: Dalpay Short Plat DNS cc: Tom Dalpay/ Owner(s) Kevin Cleary/ Project Contact Susan Person, Bridget and Joe Lammers / Party(ies) of Record City Clerk’s Office Enclosure cc: King County Wastewater Treatment Division Larry Fisher, WDFW Ramin Pazooki, WSDOT, NW Region Boyd Powers, Department of Natural Resources Andy Swayne, Puget Sound Energy US Army Corp. of Engineers Karen Walter, Fisheries, Muckleshoot Indian Tribe John Greene, King County Transit Wendy Weiker, Puget Sound Energy Laura Murphy, Muckleshoot Cultural Resources Minnie Dhaliwal, City of Tukwila Jailaine Madura, Seattle Public Utilities Matthew Feldmeyer, Renton School District Misty Blair, Department of Ecology US Army Corp. of Engineers Brantley Bain, Renton School District Duwamish Tribal Office Boyd Powers, Dept. of Natural Resources Jim Ishimaru, King County Transportation Steve Osguthorpe, City of Newcastle KC Dept. of Permitting and Environmental Review Stephanie Jolivette, Office of Archaeology & Historic Preservation January 7, 2020 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on January 6, 2020: SEPA DETERMINATION: Determination of Non-Significance (DNS) PROJECT NAME: PR19-000289 Dalpay Short Plat PROJECT NUMBER: LUA19-000136, ECF, MOD, SHPL-A Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on January 21, 2020, 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 information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510. Please refer to the enclosed Notice of Environmental Determ ination for complete details. If you have questions, please call me at (425) 430-7312. For the Environmental Review Committee, Angelea Weihs Associate Planner DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT Planning Division 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200, ext. 2 www.rentonwa.gov OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE (DNS) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION DNS: THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. DATE OF NOTICE OF ENVIRONMENTAL DETERMINATION: January 7, 2020 PROJECT NAME/NUMBER: PR19-000289 Dalpay Short Plat / LUA19-000136 PROJECT LOCATION: Northwest corner of NE Sunset Blvd and Nile Ave NE (APN 0323059120) APPLICANT/PROJECT CONTACT PERSON: Kevin Cleary/Goldsmith Engineering/1215 114th Ave SE, Bellevue, WA 98004 LOCATION WHERE APPLICATION MAY BE REVIEWED: Applicant documents are available online through the City of Renton Document Center website. See also http://bit.ly/2xqZy52 PROJECT DESCRIPTION: The applicant is requesting approval of a Preliminary Short Plat, Environmental (SEPA) Review, and one Street Modification for the proposed subdivision of a property located at the northwest corner of SE Renton Issaquah Rd and Nile Ave NE (parcel number 0323059120). The subject property totals 107,593 square feet (2.46 acres) in area and is currently vacant. The property is located within the Residential-4 (R-4) zone and within the Residential Low Density (LD) land use designation. The proposed residential density is 3.34 dwelling units per net acre. The proposal is to subdivide the project site into five lots, one critical area tract (Tract A), and one drainage facility tract (Tract B). An offsite creek is located west of the subject site. The creek buffer is proposed to be located within the critical area tract. Access to the site is proposed via a public road with cul-de-sac extending from Mt Baker Pl NE from the north. The proposed residential lots range in size from 9,534 SF to 13,459 SF. There are three existing trees located on site, of which the applicant is proposing to retain one tree. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on January 21, 2020, 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 City of RMC 4-8-110 and information regarding the appeal process may be obtained from the Renton City Clerk’s Office, (425) 430-6510. PUBLIC HEARING: If the Environmental Determination is appealed, a public hearing will be set and all parties notified. NOTICE DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT PROJECT NUMBER: APPLICANT: PROJECT NAME: ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE (DNS) PR19-000289; Dalpay Short Plat, LUA19-000136 Tom Dalpay, 29709 174th Ave SE, Kent, WA 98042 Dalpay Short Plat PROJECT DESCRIPTION: The applicant is requesting approval of a Preliminary Short Plat, Environmental (SEPA) Review, and one Street Modification for the proposed subdivision of a property located at the northwest corner of SE Renton Issaquah Rd and Nile Ave NE (parcel number 0323059120). The subject property totals 107,173 square feet (2.46 acres) in area and is currently vacant. The property is located within the Residential-4 (R-4) zone and within the Residential Low Density (LD) land use designation. The proposed residential density is 3.34 dwelling units per net acre. The proposal is to subdivide the project site into five lots, one critical area tract (Tract A), and one drainage facility tract (Tract B). An off site creek is located west of the subject site. The creek buffer is proposed to be located within the critical area tract. Access to the site is proposed via a public road with cul-de-sac extending from Mt Baker Pl NE from the north. The proposed residential lots range in size from 9,534 SF to 13,459 SF. There are three existing trees located on site, of which the applicant is proposing to retain one tree. PROJECT LOCATION: LEAD AGENCY: Northwest corner of NE Sunset Blvd and Nile Ave NE 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). This Determination of Non-Significance is issued under WAC 197-11-340. 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 January 21, 2020. 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. DATE OF DECISION: SIGNATURES: erm , Adm1 is rator r s Department l:i&JEe!= Community Services Department January 7, 2020 01/07/2020 Date 01/07/2020 Date 01/07/2020 Date 01/07/2020 C.E. Vincent, Administrator Date Department Of Community & Economic Development DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map ERC_Report_Dalpay Short Plat ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC Meeting Date:January 6, 2020 Project File Number:PR19-000289 Project Name:Dalpay Short Plat Land Use File Number:LUA19-000136, SHPL-A, ECF, MOD Project Manager:Angelea Weihs, Associate Planner Owner/Applicant:Tom Dalpay, 29709 174th Ave SE, Kent, WA 98042 Contact:Kevin Cleary, Goldsmith Engineering, 1215 114th Ave SE, Bellevue, WA 98004 Project Location:Northwest corner of SE Renton Issaquah Rd and Nile Ave NE (Parcel Number 0323059120) Project Summary:The applicant is requesting approval of a Preliminary Short Plat, Environmental (SEPA) Review, and one Street Modification for the proposed subdivision of a property located at the northwest corner of SE Renton Issaquah Rd and Nile Ave NE (parcel number 0323059120). The subject property totals 107,173 square feet (2.46 acres) in area and is currently vacant. The property is located within the Residential-4 (R-4) zone and within the Residential Low Density (LD) land use designation. The proposed residential density is 3.34 dwelling units per net acre. The proposal is to subdivide the project site into five lots, one critical area tract (Tract A), and one drainage facility tract (Tract B). An off-site creek and wetland are located west of the subject site. The creek and wetland buffers are proposed to be located within the critical area tract. Access to the site is proposed via a public road with cul-de-sac extending from Mt Baker Pl NE from the north. The proposed residential lots range in size from 9,534 SF to 13,459 SF. There are three existing trees located on site, of which the applicant is proposing to retain tree Exist. Bldg. Area SF:N/A Proposed New Bldg. Area (footprint): Proposed New Bldg. Area (gross): N/A N/A Site Area:107,173 SF Total Building Area GSF:N/A STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance(DNS) two s. City of Renton Department of Community & Economic Development Dalpay Short Plat Staff Report to the Environmental Review Committee LUA19-000136, SHPL-A, ECF, MOD Report of January 6, 2020 Page 2 of 4 ERC_Report_Dalpay Short Plat ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS with a 14-day Appeal Period. B. Exhibits Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Preliminary Short Plat Map Exhibit 3: Stream Study, prepared by Altmann Oliver Associates, LLC, dated May 20, 2019 Exhibit 4: Revised Critical Area Study, prepared by Altmann Oliver Associates, LLC, dated October 25, 2019 Exhibit 5: Level 1 Downstream Analysis and Preliminary Drainage Control Plan, prepared by Goldsmith Land Development Services, and dated June, 2019 Exhibit 6: Windstone Division 5 plat map Exhibit 7: Advisory Notes C. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Water a. Wetland, Streams, Lakes Impacts: A Critical Areas Study, prepared by Altmann Oliver Associates, LLC, dated May 20, 2019, (Exhibit 3), was submitted with the project application. The applicant subsequently submitted a revised Critical Area Study, prepared by Altmann Oliver Associates, dated October 25, 2019 (Exhibit 4). According to the revised study, no wetlands or streams were found on the subject property; however, one stream, Greenes Creek, was observed off-site to the west of the project site and one wetland (Wetland A) was identified off-site to the northwest. The critical area buffers for both the wetland and creek extend onto the project site. Altmann Oliver Associates conducted a site review and stream delineation on March 29, 2018. At that time, the channel width averaged approximately 1-foot wide and was somewhat undefined in places. The report states that much of the channel was dry and only a slight flow was observed along segments of the channel. No wetlands were identified adjacent to the stream during this site visit. However, on a follow-up review conducted on August 22, 2019, a wetland (Wetland A) was observed further downstream and off-site to the northwest. The portion of the wetland closest to the subject property was delineated and subsequently surveyed. According to the study, Greenes Creek is located entirely off-site to the west and drains from south to north through a Critical Area Tract (Tract B) associated with the Windstone Division 5 development City of Renton Department of Community & Economic Development Dalpay Short Plat Staff Report to the Environmental Review Committee LUA19-000136, SHPL-A, ECF, MOD Report of January 6, 2020 Page 3 of 4 ERC_Report_Dalpay Short Plat (Exhibit 6). The report states that the stream is a Type Ns stream since it only conveys intermittent or highly seasonal flows and does not contain fish habitat. Per RMC 4-3-050.G.2, type Ns streams require a 50-foot buffer from the ordinary high water mark of the stream and an additional 15-foot building setback from the stream buffer. The report states that the riparian corridor of Greenes Creek, in the vicinity of the site, consists primarily of dense Himalayan blackberry, with widely scattered black cottonwood (Populus trichocarpa), big-leaf maple (Acer macrophyllum), and Douglas fir (Pseudotsuga menziesii) trees. The report states that Wetland A appears to have been heavily disturbed through historic grading. Since the Greenes Creek channel was not well-defined through the wetland, Wetland A was considered a shallow Depressional Hydrogeomorphic (HGM) wetland for rating purposes. According to the report, Wetland A meets the criteria for a Category III wetland, with 4 Habitat Points, and requires a standard 75-foot buffer and a 15-foot building setback beyond the buffer when adjacent to non-low impact land uses per RMC 4-3-050.G.2. Riparian corridors and wetlands provide many valuable ecological and social functions, including water quality protection and wildlife habitat. According to the study, although historically disturbed, the riparian corridor on the site does continue to provide some of these functions. In addition, the critical areas do provide some limited cultural functions as part of the overall open space associated with the site and adjacent critical area tract. The riparian corridor also contains some minor passive recreational opportunities such as wildlife viewing. While the site does likely provide habitat for a variety of birds, small mammals, reptiles, and amphibians typically found within suburban environments, no threatened, endangered, sensitive, monitored, or priority species were identified on or adjacent the site during the field investigations and no critical habitat was observed. The report concludes that the on-site portion of the Greenes Creek and Wetland A buffers would be entirely preserved within the proposed Critical Area Tract. A split rail fence with appropriate signage would be installed along the tract boundary and no work is proposed within the critical area buffers. In addition, a 15-foot building setback line will be established from the edge of the buffer. A Level 1 Downstream Analysis and Preliminary Drainage Control Plan, prepared by Goldsmith Land Development Services, dated October, 2019, (Exhibit 5), was submitted with the project application. As stated in the report, general site topography of the property slopes towards the northwest and west. The project site consists of moderate slopes ranging from 8 to 15 percent, draining into the existing Greenes Creek. Existing stormwater runoff from the site flows north through Greenes Creek and a series of existing pipes before discharging into May Creek. The proposed drainage improvements will continue to route stormwater to the existing creek west of the property. The report states that the proposed stormwater design was developed to mitigate changes in stormwater runoff from the proposed short plat. Per the 2017 Renton Surface Water Design Manual, the project is required to match developed discharge durations to predeveloped durations for the range of predeveloped discharge rates from 50% of the 2-year peak flow up to the full 50-year peak flow and match peak rates for the 2-year and 10-year return periods. The report states that a stormwater wetvault system is proposed for treatment of on-site pollution- generating impervious surface areas. Pollution-generating impervious surfaces will be treated before discharging runoff to the proposed stormwater detention vault. The applicant is proposing to discharge the proposed detention vault via a dispersion trench into the critical area buffer (See Exhibit 5). The proposed dispersion trench is located just outside the critical area buffer. Per RMC 4-3-050C.3.9, new surface water discharges in the form of dispersion trenches, outfalls and bioswales are allowed within the outer twenty five percent (25%) of the buffer of a Category III or IV wetland only provided that: the discharge meets the requirements of the Storm and Surface Water Drainage Regulations (RMC 4-6-030); no other location is feasible; and will not degrade City of Renton Department of Community & Economic Development Dalpay Short Plat Staff Report to the Environmental Review Committee LUA19-000136, SHPL-A, ECF, MOD Report of January 6, 2020 Page 4 of 4 ERC_Report_Dalpay Short Plat the functions or values of the wetland or stream. Since the proposed dispersion trench is located outside of the critical area buffers, the proposed discharge is in compliance with the critical area regulations. It is not anticipated that there will be any impacts to the stream or wetland buffers as a result of the proposed project. Mitigation Measures: No further mitigation recommended. Nexus: N/A D. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or “Advisory Notes to Applicant.”  Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on January 2 , 2020. RMC 4-8-110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, Renton City Hall – 7th Floor, (425) 430-6510. 1 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Name: Dalpay Short Plat Land Use File Number: LUA19-000136, SHPL-A, ECF, MOD Date of Meeting January 6, 2020 Staff Contact Angelea Weihs Associate Planner Project Contact/Applicant Kevin Cleary Goldsmith Engineering 1215 114th Ave SE, Bellevue, WA 98004 Project Location Northwest corner of SE Renton Issaquah Rd and Nile Ave NE (Parcel Number 0323059120) The following exhibits are included with the ERC Report: Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Preliminary Short Plat Map Exhibit 3: Stream Study, prepared by Altmann Oliver Associates, LLC, dated May 20, 2019 Exhibit 4: Revised Critical Area Study, prepared by Altmann Oliver Associates, LLC, dated October 25, 2019 Exhibit 5: Level 1 Downstream Analysis and Preliminary Drainage Control Plan, prepared by Goldsmith Land Development Services, and dated June, 2019 Exhibit 6: Windstone Division 5 plat map Exhibit 7: Advisory Notes N26°33'10"W 70.87N19°07'17"W 104.81TAX PARCEL #80297700801606 MT BAKER PLACE NERENTON, WA 98059OWNER: XINGUO WE &JING-PING CHENTAX PARCEL #9477580130(NO SITE ADDRESS)OWNER: WINDSTONE HOATAX PARCEL #80297700901600 MT BAKER PLACE NERENTON, WA 98059OWNER: ALBERT CHONGTAX PARCEL #80297701201603 MT BAKER PLACE NERENTON, WA 98059OWNER: JOSEPH P. &BRIDGET E. LAMMERSTAX PARCEL #802977TR-B15' PUBLIC WATEREASEMENT PERPLAT20' PUBLIC WATEREASEMENT PER PLAT199.7447.4422.27N30°02'57"W33.42N10°00'19"W 90.9969.1434.07N13°34'14"W47.43N56°37 '22 "E 86 .22N56°37 '22 "E 127 .98N56°37 '22 "E 111 .23 N1°25'23"E 218.51 N56°37 '22 "E 154 .66199.0061.5765.46L546.88L216.79 16.78R=67.00D=41°14'47"A=48.23C2101.9833.11R= 2 5 . 0 0 D= 4 6 ° 5 1 ' 2 0 " A= 2 0 . 4 4 R=55.00D=125°15'04"A=120.23 R = 5 5 . 0 0 D = 1 2 1 ° 5 6 ' 2 4 " A = 1 1 7 . 0 5 R=25.00D=63°13'00"A=27.5820.13100.505.35N16°29'59"W 433.6382.5421.8536.79198.51 20.00N56°37 '22 "E 294 .06N56°37 '22 "E 300 .25 N1°25'23"E 236.2022.47N87°49'06"W 380.032 1 ' 2 1 '55.0'R=55.00D=41°42'01"A=40.035423110,348 SF9,534 SF13,459 SF10,918 SF13,160 SF7,354 SF15,537 SFTRACT B(STORM DETENTION)TRACT A(CRITICAL AREA)LOT 8LOT 9LOT 12TRACT BLOT 7LOT 11LOT 13WINDSTONE D IV IS ION 5VOLUME 262 , PAGES 55-57LOT 8LOT 9LOT 10LOT 11TRACT ATRACT B21.5' ROWDEDICATION12' ROWDEDICATION2 1 ' 2 1 'RIGHT -OF -WAY DED ICAT ION AREA = 9 ,117 SFRIGHT-OF-WAYDEDICATION AREA =17,744 SFL4 L3N16°29'59"W 433.63N1°25'23"E 236.20N56°37 '22 "E 300 .25N87°49'06"W 380.0330'30'30'30'42'21'21'21'21'LINE TABLELINE NO.L1L2L3L4L5BEARINGN2° 10' 46"EN33° 22' 38"WN32° 10' 00"EN19° 10' 00"EN87° 49' 06"WDISTANCE16.7812.1623.7619.8812.00CURVE TABLECURVE NO.C1C2RADIUSR=46.00R=25.00DELTA ANGLED=41°14'47"D=41°14'47"ARC LENGTH33.1118.000SCALE:8020401" = 40'120MOUNT BAKER PL. NE NE 17TH STREETTAX PARCEL #0323059120(NO SITE ADDRESS)OWNER: THOMAS J. DALPAYSE REN TON - ISSAQUAH ROAD (NE SUNSE T BOU LEVARD ) (SR 99 )3 210 1134 353 23SCALE:00012030601" = 60'SCALE:00012030601" = 60'DRAWN:APPROVED:PLOTTED:DESIGNED:L:\2018\18067\3 DEVELOPMENT\CAD\HOST DRAWINGS\PRELIM SHORT PLAT\18067X01.DWG2019/10/09 15:21EMALMSHEETSE 1/4, SE 1/4 SECTION 3, TOWNSHIP 23 N, RANGE 5 E, W.M.CITY OF RENTON, KING COUNTY, WASHINGTONCLTCLTKJGDALPAY PROPERTIESJOB NO. 18067CITY OF RENTONKING COUNTYWASHINGTONFORDALPAY PRELIMINARY SHORT PLATERMLDN10/9/1910/9/19SE REN TON - ISSAQUAH ROAD (NE SUNSE T BOU LEVARD ) (SR 9 9 ) MOUNT BAKER PL. NE STONE R IDGE (AKA W INDSTONE )VOLUME 230 , PAGES 61-65PRELIMINARY SHORT PLAT LAYOUTSURVEY CONTROLHORIZONTAL CONTROLNOTES1. HORIZONTAL DATUM: NAD 83/91, WASHINGTON STATE PLANE COORDINATES- NORTH ZONE, BASED ON CITY OF RENTONPUBLISHED GPS SURVEY CONTROL.2.BASIS OF POSITION: HELD THE SOUTHEAST CORNER OF SAID SECTION 3 (ALSO KNOWN AS CITY OF RENTON COR*1845 (N186,170.723, E 1,316,637.831 GRID)) - FOUND 3" DIAMETER CONCRETE MONUMENT WITH 1/2" BRASS PLUG IN CASE AT THEINTERSECTION OF SE 112TH STREET AND 148TH AVENUE SE, DOWN 1.3 FEET. SEE CITY OF RENTON SURVEY CONTROLNETWORK BOOK FOR A MORE DETAILED DESCRIPTION.3.BASIS OF BEARING: HELD THE BEARING BETWEEN THE ABOVE NOTED BASIS OF POSITION AND THE NORTHEAST CORNEROF SAID SECTION 3 (ALSO KNOWN AS CITY OF RENTON COR*2097 (N 191,108.653, E 1,316,760.449 GRID)) - FOUND CONCRETENAIL AT THE INTERSECTION OF SE 80TH STREET AND 116TH AVENUE SE TO BE N 01°25'21" E PER DIRECT INVERSE. SEE CITYOF RENTON SURVEY CONTROL NETWORK BOOK FOR A MORE DETAILED DESCRIPTION.4.ALL DISTANCES SHOWN HEREON ARE GROUND DISTANCES UNLESS NOTED OTHERWISE. GRID DISTANCES ANDCOORDINATES WERE REDUCED TO GROUND DISTANCES USING A COMBINATION FACTOR OF 0.999980711 WHERE GRIDDISTANCE DIVIDED BY COMBINATION FACTOR EQUALS GROUND DISTANCE.5.THE BOUNDARY SHOWN HEREON REFERENCED THE FOLLOWING SURVEY SOURCES:A) UNRECORDED BOUNDARY AND TOPOGRAPHIC SURVEY BY BARGHAUSEN CONSULTING ENGINEERS, INC. HELD FORSUBDIVISION AND CENTERLINE OF SE RENTON-ISSAQUAH ROAD SHOWN HEREON.B)WINDSTONE DIVISION 5, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 262 OF PLATS, PAGES 55 THROUGH57, RECORDS OF KING COUNTY, WASHINGTON.C)STONE RIDGE (AKA WINDSTONE) ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 230 OF PLATS, PAGES 61THROUGH 65, RECORDS OF KING COUNTY, WASHINGTON.D)WINDSTONE DIVISION 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 241 OF PLATS, PAGES 16 THROUGH19, RECORDS OF KING COUNTY, WASHINGTON.E)RECORD OF SURVEY RECORDED IN VOLUME 259 OF SURVEYS, PAGE 239 RECORDS OF KING COUNTY, WASHINGTON.F)KING COUNTY ASSESSOR'S MAP FOR THE SOUTHEAST QUARTER OF SECTION 3, TOWNSHIP 23 NORTH, RANGE 5 EAST,W.M.G)CITY OF RENTON SURVEY CONTROL NETWORK BOOK DATED MAY 2000 FOR HORIZONTAL AND VERTICAL CONTROL.6.THE FOLLOWING DECISIONS WERE MADE TO ESTABLISH THE BOUNDARY SHOWN HEREON:A)CALCULATED THE SUBDIVISION FOR THE SOUTHEAST QUARTER OF SAID SECTION 3 PER THE PLAT OF WINDSTONEDIVISION 5 AND ROTATED TO BE ON THE ABOVE NOTE DATUM. ALSO CALCULATED THE PLAT BOUNDARY ANDACCEPTED THE EAST LINE OF SAID PLAT TO BE THE WEST LINE OF THE SUBJECT PROPERTY.B)HELD THE NORTH LINE OF SAID PLAT OF WINDSTONE DIVISION 5 AND EXTENDED IT EAST TO THE WEST RIGHT OF WAYOF 148TH AVENUE SE.C)HELD THE CENTERLINE OF 148TH AVENUE SE AS BEING ON THE EAST LINE OF THE SOUTHEAST QUARTER OF SAIDSECTION 3.D)HELD THE CENTERLINE OF SE RENTON-ISSAQUAH ROAD AS BEING 30 FEET SOUTHEASTERLY OF THE SOUTHEASTERLYLINE OF THE PLAT OF WINDSTONE DIVISION 5.7.MONUMENTATION NOTED AS FOUND WAS FIELD VISITED ON APRIL 11, 2018.18.THE SUBJECT PROPERTY CONTAINS 107,172 SQUARE FEET OR 2.460 ACRES.14.TRAVERSING AND DATA COLLECTION WERE PERFORMED USING ONE OR MORE OF THE FOLLOWING INSTRUMENTS: A3-SECOND GT-503 TOPCON TOTAL STATION, A 3-SECOND PS-103A TOPCON TOTAL STATION, A 5-SECOND GPT-3005WTOPCON TOTAL STATION.ALL FIELD WORK WAS PERFORMED, AND EQUIPMENT MAINTAINED, IN COMPLIANCE WITH WAC 332-130.148TH AVENUE SE (NILE AVENUE NE) 148TH AVENUE SE (NILE AVENUE NE)EXHIBIT 2 May 20, 2019 AOA-4902 Tom Dalpay 29709 – 174th Avenue SE Kent, WA 98042 tdalpay@comcast.net SUBJECT: Standard Stream Study for Dalpay Short Plat Parcel 032305-9120, City of Renton, WA Dear Tom : 1.0 INTRODUCTION This report is the result of a wetland reconnaissance and stream study on a 2.46- acre site located in the City of Renton, Washington. As part of the current project the site would be subdivided into five lots. Although no wetlands or streams were identified on the site, one stream (Greenes Creek) was observed off-site to the west. 2.0 METHODOLOGY On May 7, 2015 I conducted an initial wetland and stream reconnaissance utilizing the methodology outlined in the May 2010 Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region (Version 2.0). No wetlands were identified on the site during this reconnaissance or during a subsequent site review on October 11, 2016. On March 29, 2018 I conducted an updated site review to confirm the lack of wetlands on the property. During this site visit the ordinary high water (OHW) of the east side of Greenes Creek was delineated and subsequently surveyed (Figure 1). 3.0 GENERAL PROPERTY DESCRIPTION AND LAND USE The site consists of tax parcel 032305-9120 located at the NW corner of NE Sunset Boulevard and Nile Avenue NE in the City of Renton, Washington. It is found within the SE ¼ of the SE ¼ of Section 3, Township 23 North, Range 5 East, W.M. RECEIVED AWEIHS 6/18/2019 PLANNING DIVISION Entire Document Available in Laserfiche Submittals Folder EXHIBIT 3 October 25, 2019 AOA-4902 Tom Dalpay 29709 – 174th Avenue SE Kent, WA 98042 tdalpay@comcast.net SUBJECT: Critical Areas Study for Dalpay Short Plat (Revised) Parcel 032305-9120, City of Renton, WA LUA19-000136, SHPL-A, ECF, MOD Dear Tom: This critical areas study has been updated to reflect the comments presented in the August 16, 2019 request for information letter from the City of Renton. 1.0 INTRODUCTION This report is the result of a wetland reconnaissance and stream study on a 2.46- acre site located in the City of Renton, Washington. As part of the current project, the site would be subdivided into five lots. Although no wetlands or streams were identified on the site, one stream (Greenes Creek) was observed off-site to the west and one wetland (Wetland A) was identified off-site to the northwest. 2.0 METHODOLOGY On May 7, 2015 I conducted an initial wetland and stream reconnaissance utilizing the methodology outlined in the May 2010 Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region (Version 2.0). No wetlands were identified on the site during this reconnaissance or during a subsequent site review on October 11, 2016. On March 29, 2018 I conducted an updated site review to confirm the lack of wetlands on the property. During this site visit the ordinary high water (OHW) of the east side of Greenes Creek was delineated and subsequently surveyed (Figure 1). Entire Document Available in Laserfiche Submittals Folder EXHIBIT 4 Dalpay Preliminary Short Plat Level 1 Downstream Analysis and Preliminary Drainage Control Plan October 2019 EXHIBIT 5 EXHIBIT 6 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 2 LUA19-000136 ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use action. Planning: (Contact: Angelea Weihs, 425-430-7312, aweihs@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant will be required to comply with all the code requirements of RMC 4-3-050 Critical Areas. This includes, but is not limited to, placing the critical area within a Native Growth Protection Easement, providing fencing and signage, and providing the City with a site restoration surety device and, later, a maintenance and monitoring surety device. 6. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 7. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 8. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Development Engineering: (Contact: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov) 1. See Attached Development Engineering Memo Fire Authority: (Contact: Cory Cappelletti, 425-430-7057, ccappelletti@rentonrfa.org) EXHIBIT 7 ADVISORY NOTES TO APPLICANT Page 2 of 2 LUA19-000136 1. See attached Comments Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) 1. No Comment Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. Parks Impact fee per Ordinance 5670 applies. Police: (Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov) 1. No Comment. Building: (Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov) 1. Recommendations of the geotechnical report must be followed as a condition of building permits. c:\users\jchavez\appdata\local\temp\lua19-000136 civil conditions_1437120\lua19-000136 civil conditions.docx DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:July 23, 2019 TO:Angelea Weihs, Associate Planner FROM:Jonathan Chavez, Plan Reviewer SUBJECT:Dalpay Short Plat PN: 0323059120 LUA19-000136 I have reviewed the Land Use Application submittal for the Dalpay Short Plat project at the corner of NE Sunset Boulevard and Nile Avenue NE (KC Parcel ID: 0323059120). The applicant is proposing to subdivide a 2.5 acre lot into 5 lots and a stormwater tract. WATER 1. Please obtain a water availability certificate from King County Water District 90 and provide it with the land use submittal. 2. Review of the water plans will be conducted by King County Water District 90 and the Renton Regional Fire Authority. 3. Plans approved by King County Water District 90 shall be routed to the City for final review prior to construction permit issuance. SEWER 1. Sewer service is provided by the City of Renton. 2. There is an existing 8” PVC sewer flowing from west to east south of the site along the southern frontage of NE Sunset Boulevard then crossing NE Sunset Boulevard and continuing to flow north in Nile Avenue NE east of the site. Reference Project File WWP2703152 in COR Maps for record drawings. 3. There is also an existing 8” PVC sewer that flows north in Mt. Baker Place NE from a cleanout located at the southern terminus of Mt. Baker Place NE along the northern property line. Reference Project File WWP2703173 in COR Maps for record drawings. 4. A sewer main extension from the main in Mt. Baker Place NE south into the site is required. Each lot shall be served by a sewer main with a minimum diameter of 8”. Sewer mains and manholes shall be designed and installed in accordance with City and Department of Ecology standards. 5. Each lot will require an individual sewer service line. The service lines shall be designed and installed in accordance with the City standards. The service line shall flow by gravity to the main. The minimum service line size is 6” and the minimum slope is 2%. 6. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1-inch meter install is $3,100.00 per meter. Each lot shall have a separate meter. Dalpay Short Plat – PRE19-000136 July 23, 2019 Page 2 of 5 a. The development is located in the Honey Creek Sewer Interceptor Special Assessment District (SAD). The development is subject to fees related to this SAD. A SAD fee of $250.00 will be collected for each unit. SAD fees are due at the time of construction permit issuance. SURFACE WATER 1. A drainage report complying with the current Renton Surface Water Design Manual (RSWDM) will be required. Based on the City’s flow control map, the site falls within the City’s Flow Control Duration Standard (Forested Conditions). The site falls within the May Creek Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. 2. The existing site topography slopes moderately from the south to the north and west. There is no on-site stormwater conveyance system. Stormwater from the site either infiltrates or gradually flows off-site. There is also no stormwater conveyance system along either the NE Sunset Boulevard or Nile Avenue NE frontage. Stormwater that collects from these frontages gradually flows into the site. Greenes Creek, a Type Ns Stream is located to the west of the site. 3. Storm drainage improvements along the extension of Mt. Baker Place NE and along the Nile Avenue NE and NE Sunset Boulevard frontages are required to conform to the City’s street and stormwater conveyance standards. 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. a.Predeveloped condition must be fully forested. For developed condition, categorize all impervious areas including ROW improvements (i.e new sidewalks, curbs, paved streets, driveways, etc). 5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 6. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 7. Erosion control measures to meet the City requirements shall be provided. 8. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain installed Dalpay Short Plat – PRE19-000136 July 23, 2019 Page 3 of 5 on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 9. A Construction Stormwater General Permit from the Washington Department of Ecology is required as site clearing will disturb more than one acre. a.A Civil Permit will not be issued until this permit is obtained. 10. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details is available online on the City of Renton website. 11. The 2019 Surface water system development fee is $0.72 per square foot of new impervious surface, but no less than $1,800.00 for each new lot. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. TRANSPORTATION 1. NE Sunset Boulevard is classified as a principal arterial. Per RMC 4-6-060, the minimum right of way width for a principal arterial with five lanes is 103’. The minimum paved roadway width is 66’ consisting of 4 – 11’ travel lanes, 1 – 12’ center lane, and a 5’ bike lane in each direction. A 0.5’ curb, 8’ planter, and 8’ sidewalk, and 2’ clear space behind the sidewalk are required along each side of the roadway. Per the King County Assessor’s Map, the existing right of way width is approximately 60’. A dedication of approximately 21.5’ along the NE Sunset Boulevard frontage would be required to provide the half right of way width of 51.5’. a.Please provide Civil Plans for this work at Civil Permit Application. 2. Nile Avenue NE / 148th Avenue SE east of the site is located in unincorporated King County. South of the site, in the City of Renton limits, Nile Avenue NE is classified as a neighborhood collector arterial. The City requires frontage improvements in accordance with neighborhood collector arterial standards found in RMC 4-6-060 for this street frontage. Per RMC 4-6-060, the minimum right of way width for a neighborhood collector arterial with two lanes is 83’. The minimum paved roadway width is 30’ consisting of 2 – 10’ travel lanes and a 5’ bike lane in each direction. Parking lanes of 8’ are required on each side of the road. A 0.5’ curb, 8’ planter, and 8’ sidewalk, and 2’ clear space behind the sidewalk are required along each side of the roadway. Per the King County Assessor’s Map, the current right of way width for this portion of Nile Avenue NE is 60’. a. A curb line along the western frontage of Nile Avenue NE was established as part of the development to the north. City staff is requiring the continuation of this curb line south to the intersection with NE Sunset Boulevard. An 8’ planter strip and 8’ sidewalk are required behind the curb. Right of way dedication is required to 1’ past the back of sidewalk. Final right of way dedication shall be determined by survey. b.Please provide Civil Plans for this work at Civil Permit Application. 3. A 35’ turning radius is required at the corner of NE Sunset Boulevard and Nile Avenue NE. a.Please provide Civil Plans for this work at Civil Permit Application. 4. The new internal site street shall be designed in accordance with the residential access street standards found in RMC 4-6-060. The minimum right of way width for a Dalpay Short Plat – PRE19-000136 July 23, 2019 Page 4 of 5 residential access street is 53’. The minimum paved roadway width is 26’ which includes 2 – 10’ travel lanes and 1 – 6’ parking lane. A 0.5’ curb, 8’ planter, and 5’ sidewalk are required along both sides of the roadway. Street grades shall not exceed 15%. a.CED supports a modification to allow matching of existing ROW improvements on Mt. Baker Place NE. This includes a 42’ ROW with 5’ sidewalks, .5’ curbs and a paved width of 31’ (15.5’ from the centerline). 5. Cul-de-sacs shall have a minimum paved and landscaped radius of forty five feet (45') with a right-of-way radius of fifty five feet (55') for the turnaround. A landscaped center island with a radius of twenty feet (20') delineated by curbing shall be provided in the cul-de- sac. Low impact development best management practices shall be provided in the center island where feasible and consistent with City standard details and the Surface Water Design Manual. The landscaping shall be maintained by the homeowners’ association or adjacent property owners. The cul-de-sac turnaround shall have a design approved by the Administrator and the Fire Department. 6. Refer to City code 4-4-080 regarding driveway regulations: a. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. c. The maximum width of a single loaded garage driveway is 9-feet and the maximum width of a double loaded garage driveway is 16-feet. If a garage is not present, the maximum driveway width is 16-feet. d. Driveways shall not be closer than 5-feet to any property line. 7. Street lighting is required along the new internal site road, NE Sunset Boulevard frontage, and Nile Avenue NE frontage. Required streetlights shall be per City standards. A street lighting analysis and plan shall be submitted with the construction permit. 8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 9. The transportation impact fee is based on the type of land use. For a single family dwelling, the 2019 transportation impact fee is $7,820.42. Transportation impact fees are subject to change based on the calendar year the building permit is issued. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. Dalpay Short Plat – PRE19-000136 July 23, 2019 Page 5 of 5 4. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014. 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2019 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. M E M O R A N D U M DATE:July 17, 2019 TO:Angelea Weihs FROM:Cory Cappelletti , Plans Review Inspector SUBJECT:LUA19-000136 Dalpay Short Plat Environmental review comments 1. Fire impact fees are applicable at the rate of $829.77 per new residential unit. This fee is paid at time of building permit issuance. Code related comments 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing fire hydrants can be counted toward the requirements as long as they meet current code including 5- inch storz fittings. A water availability certificate from King County Water District 90 will be required. It appears a minimum of one new hydrant and a water main extension will be required. 2. Fire department apparatus access roadways are required within 150-feet of all points on the building. Fire access roads are required to be a minimum of 20-feet unobstructed width with turning radius of 25-feet inside and 45-feet outside minimum. Fire lane signage required for the onsite roadways. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Maximum slope is 15% grade. An approved hammerhead turnaround is required for all dead end streets exceeding 150 foot in length. Dead ends of more than 300 feet require a 90 foot diameter cul-de-sac. No planters are allowed in the cul-de-sac.