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Home My WebLink AboutC_On Hold ltr_Enclave SP March 14, 2023 Mazen Haidar, PE Pacific Land Engineering 13617 SE 18th St, Bellevue, WA 98005 SUBJECT: "On Hold" Notice Enclave Short Plat / LUA23-000036, ECF, SHPL-A, MOD Dear Mr. Haidar: The Planning Division of the City of Renton accepted the above master application for review on February 16, 2023. During our review, staff has determined that additional information is necessary in order to proceed further. The following will need to be corrected and submitted before June 14, 2023 so that we may continue the review of the above subject application: 1. Please update the submitted TIR and Drainage Plans to address the following: a. The lots need to be modeled as 65% impervious per R-8 zoning standards, for flow control modeling calculations. b. Historic Site Conditions: The TIR model needs to show forest cover for the entire lot. As stated in the pre-app, this site falls within the Forest Duration flow control area. Historical site conditions cannot take any impervious area into account, as this was part of development. The vegetated cover cannot be modeled as anything other than forest, unless historical data is provided to show that this vegetation cover existed prior to development of the site in 1943. See following definition: Historic site conditions means those that existed on the site prior to any development in the Puget Sound region. For lands not currently submerged (i.e., outside the ordinary high water mark of a lake, wetland, or stream), historic site conditions shall be assumed to be forest cover unless reasonable, historic, site-specific information is provided to demonstrate a different vegetation cover. In some stream basins, as allowed per Section 1.2.3.1.B, historic site conditions for lands not currently submerged may be assumed to be 75% forest, 15% grass, and 10% impervious surface. 2. Please provide a completed Tree Retention and Tree Credit Worksheet (see attached). 3. Please provide a written narrative justifying the requested steet standards modification (in accordance with 4-9-250C5d) along Hoquiam Ave NE as described as follows: To meet the City’s complete street standards for Collector Arterial streets, minimum ROW is 83 feet. Dedication of 11.5 feet of ROW fronting the site will be required. Per City code 4-6-060, half street improvements shall include a pavement width of 46 feet (23 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. However, the City’s transportation group has determined and will support a lesser standard to match existing improvements along Hoquiam Ave NE. Recommendation will allow a pavement width of 36 feet from curb to curb to remain and reduce the frontage improvements Page 2 of 2 March 14, 2023 to an 8 foot planter strip and a 5 foot sidewalk. This would provide a future right-of-way of 64 feet and would require the project to dedicate 2 feet of right-of-way. The written justification should address the following criteria: 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; b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; c. Will not create substantial adverse impacts to other property(ies) in the vicinity; d. Conforms to the intent and purpose of the Code; and e. Can be shown to be justified and required for the use and situation intended; At this time, the review of your project has been placed “on hold” pending receipt of the requested information. The Environmental Review Committee meeting tentatively scheduled for March 27, 2023 has been cancelled and will be rescheduled once the comments in this letter have been addressed. Please contact me at (425) 430-6598 or jding@rentonwa.gov if you have any questions. Sincerely, Jill Ding Senior Planner cc: Vijay Kaubal and Ramesh Vudathu / Owners Mr. Motta / Party of Record Duwamish Tribe / Party of Record rentonwa.gov/permitcenter | planningcustomerservice@rentonwa.gov | 425-430-7294 10/6/2022 Page 1 of 3 CITY OF RENTON Ι PERMIT CENTER TREE RETENTION AND CREDIT WORKSHEET TREE RETENTION REQUIREMENTS A minimum retention of thirty percent (30%) of all significant trees (as defined in RMC 4-11-200) is required on site. Please complete the form below to verify compliance with minimum tree retention requirements. • Identify total number of trees 6-inch caliper or greater (or alder or cottonwood trees 8-inch caliper or greater) on site: Trees Trees Trees Trees Trees Trees Required Trees Proposed •Deductions – Certain trees are excluded from the retention calculation: o Trees that are high-risk, as defined in RMC 4-11-200: o Trees within existing and proposed public right-of-way: o Trees within wetlands, streams, very high landslide hazards, protected slopes, and associated buffers: •Total remaining trees after deductions: •Required tree retention (30%): •Identify number of trees proposed for retention: •Identify number of trees requested for replacement in lieu of retention (skip page 3 if no tree replacement is requested):Trees TREE CREDIT REQUIREMENTS Tree credit requirements apply at a minimum rate of thirty (30) credits per net acre. Complete the form below to determine minimum tree credit requirements. •Gross area of property in square feet: Square Feet •Deductions: Certain areas are excluded from tree credit calculation: o Existing and proposed public right-of-way: Square Feet o Wetlands, streams, very high landslide hazards, protected slopes, and associated buffers: Square Feet •Total excluded area:Square Feet •Net land area (after deductions) in square feet:Square Feet •Net land area (after deductions) in acres:Acres •Required tree credits:Tree Credits Required rentonwa.gov/permitcenter | planningcustomerservice@rentonwa.gov | 425-430-7294 10/6/2022 Page 2 of 3 TREE RETENTION AND CREDIT WORKSHEET PROPOSED TREE CREDITS Please complete the table below to calculate the total tree credits proposed for your project. Identify the quantity of trees for each tree category, after deducting trees within excluded areas, as shown in the previous section. TREE SIZE TREE CREDITS TREE QUANTITY TOTAL TREE CREDITS RETAINED TREES Preserved tree 6 – 9” caliper 4 Preserved tree 10 – 12” caliper 5 Preserved tree 12 – 15” caliper 6 Preserved tree 16 – 18” caliper 7 Preserved tree 19 – 21” caliper 8 Preserved tree 22 – 24” caliper 9 Preserved tree 25 – 28” caliper 10 Preserved tree 29 – 32” caliper 11 Preserved tree 33 – 36” caliper 12 Preserved tree 37” caliper and greater 13 NEW TREES New small species tree (30' or less at maturity) 0.25 New medium species tree (30' to 50' at maturity) 1 New large species tree (50' or more at maturity) 2 TREE CREDITS PROPOSED: rentonwa.gov/permitcenter | planningcustomerservice@rentonwa.gov | 425-430-7294 10/6/2022 Page 3 of 3 TREE RETENTION AND CREDIT WORKSHEET TREE REPLACEMENT JUSTIFICATION Replacement may be authorized as an alternative to 30% retention provided the removal is the minimum necessary to accomplish the desired purpose and provided the proposal meets one of the following options: a. There are special circumstances related to the size, shape, topography, location, or surroundings of the subject property; or b. The strict application of the code would prevent reasonable use of property; or c. The strict application of the code would prevent compliance with minimum density requirements of the zone; or d. The project is a short plat with four (4) or fewer lots. Please attach a written justification demonstrating compliance with the requirements and criteria as descripted above. TREE REPLACEMENT QUANTITY Tree replacement quantity is determined based on the credit value of the trees proposed for removal. Larger, higher priority trees shall be used for calculation of tree replacement. Identify the quantity of each tree requested to be removed in lieu of 30% retention, based on tree size. List the identification number of each tree, as indicated in the arborist report. TREE SIZE TREE CREDITS TREE QUANTITY TREE INDENTIFICATION # TOTAL TREE CREDITS Tree 37” caliper + 13 Tree 33 – 36” caliper 12 Tree 29 – 32” caliper 11 Tree 25 – 28” caliper 10 Tree 22 – 24” caliper 9 Tree 19 – 21” caliper 8 Tree 16 – 18” caliper 7 Tree 12 – 15” caliper 6 Tree 10 – 12” caliper 5 Tree 6 – 9” caliper 4 REPLACEMENT CREDITS REQUIRED: TREE REPLACEMENT PLANTING Identify the quantity of proposed new replacement trees (minimum size of 2-inch caliper). The total replacement credits proposed should be equal to or greater than the replacement credits required, as shown in the previous section. TREE SIZE TREE CREDITS TREE QUANTITY TOTAL TREE CREDITS New small species tree (30' or less at maturity) 0.25 New medium species tree (30' to 50' at maturity) 1 New large species tree (50' or more at maturity) 2 REPLACEMENT CREDITS PROPOSED: