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HomeMy WebLinkAboutC_ApplicantAddendumNarrative_230605_v21 Andrew Van Gordon From:Courtney Flora <cflora@mhseattle.com> Sent:Tuesday, June 6, 2023 9:35 AM To:Andrew Van Gordon; Audrey Lee; Aron Golden Subject:RE: Maple Highlands, preliminary plat conditions Yes, sorry, I’ve amended my email below to include the full DNS condiƟon. Note that I think the word “regard” in the original condiƟon is a typo, and I’ve proposed changing it to “regrade.” Hope this is more clear and please let me know if quesƟons. Courtney Flora Partner Direct line: 206.812.3376 Cell: 206.788.7729 Email: cflora@mhseattle.com From: Andrew Van Gordon <AVanGordon@rentonwa.gov> Sent: Monday, June 5, 2023 1:02 PM To: Courtney Flora <cflora@mhseattle.com>; Audrey Lee <audreyl@connerhomes.com>; Aron Golden <arong@connerhomes.com> Subject: RE: Maple Highlands, preliminary plat conditions Hello Courtney, We do not need a more formal narraƟve. Unfortunately placing the ellipses at the end of the revision leaves it up in the air about what the full requested revision is. Would you please provide me with a complete revision statement? Thank you. ANDREW VAN GORDON, Associate Planner City of Renton | CED | Planning Division 1055 S Grady Way | 6th Floor | Renton, WA 98057 Virtual Permit Center | Online Applications and Inspections (425) 430-7286 | avangordon@rentonwa.gov From: Courtney Flora <cflora@mhseattle.com> Sent: Monday, June 5, 2023 9:22 AM To: Andrew Van Gordon <AVanGordon@rentonwa.gov>; Audrey Lee <audreyl@connerhomes.com>; Aron Golden <arong@connerhomes.com> Subject: RE: Maple Highlands, preliminary plat conditions CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. 2 Hi Andrew-- The current DNS condiƟon says: “Prior to civil construcƟon approval, the applicant shall rehabilitate the exisƟng stormwater ditch from the exisƟng 18- inch (18”) ouƞall to the southern driveway at 14024 154th Ave SW . . .” We are requesƟng the following revision: “Prior to civil construcƟon approval, the applicant shall apply for a Right-of-Way permit from King County to rehabilitate the exisƟng stormwater ditch from the exisƟng 18-inch (18”) ouƞall to the southern driveway at 14024 154th Ave SW. The applicant may choose to Ɵghtline the exisƟng ditch and upsize the exisƟng driveway culverts or regard regrade/realign the exisƟng ditch and upsize the exisƟng driveway culverts. The work authorized under the Right-of-Way permit must be performed before final plat approval. This condiƟon will allow the ROW work and civil work to occur simultaneously, and will reduce the risk of civil work being delayed while the ROW permit is under review. Please let us know if you have comments/quesƟons—and if this email is sufficient, or if you’d like a more formal leƩer. Thank you! Courtney Flora Partner Direct line: 206.812.3376 Cell: 206.788.7729 Email: cflora@mhseattle.com From: Andrew Van Gordon <AVanGordon@rentonwa.gov> Sent: Monday, June 5, 2023 7:52 AM To: Audrey Lee <audreyl@connerhomes.com>; Courtney Flora <cflora@mhseattle.com>; Aron Golden <arong@connerhomes.com> Subject: RE: Maple Highlands, preliminary plat conditions Hello all, Thank you for paying the invoice. We sƟll need the narraƟve and proposed revised language for the addendum. Thank you. ANDREW VAN GORDON, Associate Planner City of Renton | CED | Planning Division 1055 S Grady Way | 6th Floor | Renton, WA 98057 Virtual Permit Center | Online Applications and Inspections (425) 430-7286 | avangordon@rentonwa.gov From: Audrey Lee <audreyl@connerhomes.com> Sent: Friday, June 2, 2023 9:32 AM CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. 3 To: Andrew Van Gordon <AVanGordon@rentonwa.gov>; Courtney Flora <cflora@mhseattle.com>; Aron Golden <arong@connerhomes.com> Subject: RE: Maple Highlands, preliminary plat conditions Hi Andrew, Thank you for the heads up. The fees have been paid online, aƩached please find the payment confirmaƟon. Thank you, Audrey Lee Sr. Land Project Coordinator | Conner Homes Tel: 425-646-4436 Email: AudreyL@ConnerHomes.com | Web: www.ConnerHomes.com  Please consider the environment before printing this email. From: Andrew Van Gordon <AVanGordon@rentonwa.gov> Sent: Friday, June 2, 2023 9:25 AM To: Audrey Lee <audreyl@connerhomes.com>; Courtney Flora <cflora@mhseattle.com>; Aron Golden <arong@connerhomes.com> Subject: RE: Maple Highlands, preliminary plat conditions Hello Audrey, Just as a heads up, the fee needs to be paid online. A link is provided at the bo Ʃom of the invoice. Thank you. ANDREW VAN GORDON, Associate Planner City of Renton | CED | Planning Division 1055 S Grady Way | 6th Floor | Renton, WA 98057 Virtual Permit Center | Online Applications and Inspections (425) 430-7286 | avangordon@rentonwa.gov From: Audrey Lee <audreyl@connerhomes.com> Sent: Friday, June 2, 2023 9:23 AM To: Andrew Van Gordon <AVanGordon@rentonwa.gov>; Courtney Flora <cflora@mhseattle.com>; Aron Golden <arong@connerhomes.com> Subject: RE: Maple Highlands, preliminary plat conditions Hi Andrew, good morning, We will get a check today and have the fees paid by Monday the 5th. CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. 4 Thank you, Audrey Lee Sr. Land Project Coordinator | Conner Homes Tel: 425-646-4436 Email: AudreyL@ConnerHomes.com | Web: www.ConnerHomes.com  Please consider the environment before printing this email. From: Andrew Van Gordon <AVanGordon@rentonwa.gov> Sent: Friday, June 2, 2023 9:08 AM To: Courtney Flora <cflora@mhseattle.com>; Aron Golden <arong@connerhomes.com> Cc: Audrey Lee <audreyl@connerhomes.com> Subject: RE: Maple Highlands, preliminary plat conditions Hello all, With regards to the SEPA Addendum I have gone ahead and created the invoice for the project. I have a Ʃached it to this email. If you can get me the requested items and pay the fee by Monday (June 5) we can get this on the June 12 ERC schedule. Please let me know when you have paid the fee, and I will keep an eye out for the requested documents. Thank you. ANDREW VAN GORDON, Associate Planner City of Renton | CED | Planning Division 1055 S Grady Way | 6th Floor | Renton, WA 98057 Virtual Permit Center | Online Applications and Inspections (425) 430-7286 | avangordon@rentonwa.gov From: Andrew Van Gordon Sent: Wednesday, May 31, 2023 7:47 AM To: Courtney Flora <cflora@mhseattle.com>; Aron Golden <arong@connerhomes.com> Cc: Audrey Lee <audreyl@connerhomes.com> Subject: RE: Maple Highlands, preliminary plat conditions Hello Courtney, We will need a narraƟve for the request to modify the SEPA determinaƟon and the proposed revised language. There will also be a SEPA Addendum fee totaling $1,890.00 ($1,800.00 SEPA Addendum + $90.00 5% Technology Fee = $1,890.00). When you have the documents draŌed you can directly email them to me. Thank you. ANDREW VAN GORDON, Associate Planner City of Renton | CED | Planning Division 1055 S Grady Way | 6th Floor | Renton, WA 98057 Virtual Permit Center | Online Applications and Inspections (425) 430-7286 | avangordon@rentonwa.gov 5 From: Courtney Flora <cflora@mhseattle.com> Sent: Tuesday, May 30, 2023 8:54 AM To: Matthew Herrera <MHerrera@Rentonwa.gov>; Aron Golden <arong@connerhomes.com> Cc: Audrey Lee <audreyl@connerhomes.com>; Andrew Van Gordon <AVanGordon@rentonwa.gov> Subject: RE: Maple Highlands, preliminary plat conditions Thanks, MaƩ. Andrew, let us know what you need from us to start the process. Courtney Flora Partner Direct line: 206.812.3376 Cell: 206.788.7729 Email: cflora@mhseattle.com From: Matthew Herrera <MHerrera@Rentonwa.gov> Sent: Thursday, May 25, 2023 4:23 PM To: Courtney Flora <cflora@mhseattle.com>; Aron Golden <arong@connerhomes.com> Cc: Audrey Lee <audreyl@connerhomes.com>; Andrew Van Gordon <AVanGordon@rentonwa.gov> Subject: RE: Maple Highlands, preliminary plat conditions Hi Aron, As the ERC is the city’s SEPA Responsible Official, they are the group with the authority to modify a threshold determinaƟon. I agree with Courtney’s assessment below, staff is in support of mod ifying the language and unlike a typical SEPA determinaƟon, an addendum does not require noƟce or public comment and therefore should be a quick process. Hope this clarifies and please let me know if you have any other ques Ɵons. -MaƩ MATT HERRERA, AICP, Current Planning Manager City of Renton | CED | Planning Division 1055 S Grady Way | 6th Floor | Renton, WA 98057 Virtual Permit Center | Online Applications and Inspections DESK: (425) 430-6593 | MOBILE: (206) 308-6231 | mherrera@rentonwa.gov From: Courtney Flora <cflora@mhseattle.com> Sent: Thursday, May 25, 2023 3:07 PM To: Aron Golden <arong@connerhomes.com>; Matthew Herrera <MHerrera@Rentonwa.gov> Cc: Audrey Lee <audreyl@connerhomes.com>; Andrew Van Gordon <AVanGordon@rentonwa.gov> Subject: RE: Maple Highlands, preliminary plat conditions Hi— I understood that ERC review would be required to modify the SEPA decision. Our assump Ɵon is that the process will be fairly quick low risk, given that it is minor and essenƟally procedural. Andrew, we look forward to working with you to progress this. Thanks! CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. 6 Courtney Flora Partner Direct line: 206.812.3376 Cell: 206.788.7729 Email: cflora@mhseattle.com From: Aron Golden <arong@connerhomes.com> Sent: Thursday, May 25, 2023 2:55 PM To: Matthew Herrera <MHerrera@Rentonwa.gov>; Courtney Flora <cflora@mhseattle.com> Cc: Audrey Lee <audreyl@connerhomes.com>; Andrew Van Gordon <AVanGordon@rentonwa.gov> Subject: RE: Maple Highlands, preliminary plat conditions Hi MaƩ, Thank you for your quick response. Why would this need to go to the ERC? Aron From: Matthew Herrera <MHerrera@Rentonwa.gov> Sent: Thursday, May 25, 2023 2:10 PM To: Courtney Flora <cflora@mhseattle.com> Cc: Aron Golden <arong@connerhomes.com>; Audrey Lee <audreyl@connerhomes.com>; Andrew Van Gordon <AVanGordon@rentonwa.gov> Subject: RE: Maple Highlands, preliminary plat conditions Hi Courtney, Yes, we can certainly work on processing this SEPA addendum to modify the miƟgaƟon measure language noted below. Associate Planner Andrew Van Gordon will work with you and Conner Homes on the request and geƫng that formally entered into the City’s system. We can then get this item on the agenda for the Environmental Review CommiƩee. Let me know if you have quesƟons. -MaƩ MATT HERRERA, AICP, Current Planning Manager City of Renton | CED | Planning Division 1055 S Grady Way | 6th Floor | Renton, WA 98057 Virtual Permit Center | Online Applications and Inspections DESK: (425) 430-6593 | MOBILE: (206) 308-6231 | mherrera@rentonwa.gov From: Courtney Flora <cflora@mhseattle.com> Sent: Thursday, May 25, 2023 10:41 AM To: Matthew Herrera <MHerrera@Rentonwa.gov> 7 Cc: Aron Golden <arong@connerhomes.com>; Audrey Lee <audreyl@connerhomes.com> Subject: RE: Maple Highlands, preliminary plat conditions Hi MaƩ— Following up here, Conner is ready to move forward with a request for a SEPA addendum to revise the Ɵming requirements associated with the King County ROW permit so that civil work can be done in parallel to the ROW permit process/work (and avoid the risk associated with County delay). Should I send a leƩer to you to iniƟate that process with proposed amendment language? Feel free to call if it would help to talk through this. Thanks. Courtney Flora Partner Direct line: 206.812.3376 Cell: 206.788.7729 Email: cflora@mhseattle.com From: Matthew Herrera <MHerrera@Rentonwa.gov> Sent: Friday, January 27, 2023 8:46 AM To: Courtney Flora <cflora@mhseattle.com> Cc: Aron Golden <arong@connerhomes.com> Subject: RE: Maple Highlands, preliminary plat conditions Good Morning Courtney, this sounds good and we’ll follow up with an email to the HEX supporƟng the revised condiƟon. -MaƩ MATT HERRERA, AICP, Current Planning Manager City of Renton | CED | Planning Division 1055 S Grady Way | 6th Floor | Renton, WA 98057 Virtual Permit Center | Online Applications and Inspections DESK: (425) 430-6593 | MOBILE: (206) 308-6231 | mherrera@rentonwa.gov From: Courtney Flora <cflora@mhseattle.com> Sent: Friday, January 27, 2023 8:32 AM To: Matthew Herrera <MHerrera@Rentonwa.gov> Cc: Aron Golden <arong@connerhomes.com> Subject: RE: Maple Highlands, preliminary plat conditions Hi MaƩ— We’ve discussed, and we’re ok with your revisions. We don’t see the need for a third-party arborist review and hope we can avoid it with a thorough tree report and coordinaƟon with staff, but understand you need to preserve the opƟon. CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. 8 I’ll prepare a leƩer to the HE with the proposed condiƟons below. I don’t think we need to submit a joint request, but will you weigh in and say staff supports these revisions? Thanks. Courtney Flora Partner Direct line: 206.812.3376 Cell: 206.788.7729 Email: cflora@mhseattle.com From: Matthew Herrera <MHerrera@Rentonwa.gov> Sent: Thursday, January 26, 2023 5:02 PM To: Courtney Flora <cflora@mhseattle.com> Cc: Aron Golden <arong@connerhomes.com> Subject: RE: Maple Highlands, preliminary plat conditions Sounds good Courtney. I have my out of office on, but will be monitoring my emails tomorrow. -MaƩ MATT HERRERA, AICP, Current Planning Manager City of Renton | CED | Planning Division 1055 S Grady Way | 6th Floor | Renton, WA 98057 Virtual Permit Center | Online Applications and Inspections DESK: (425) 430-6593 | MOBILE: (206) 308-6231 | mherrera@rentonwa.gov From: Courtney Flora <cflora@mhseattle.com> Sent: Thursday, January 26, 2023 3:53 PM To: Matthew Herrera <MHerrera@Rentonwa.gov> Cc: Aron Golden <arong@connerhomes.com> Subject: RE: Maple Highlands, preliminary plat conditions Thanks so much, MaƩ. Aron and I will review and get back to you. Courtney Flora Partner Direct line: 206.812.3376 Cell: 206.788.7729 Email: cflora@mhseattle.com From: Matthew Herrera <MHerrera@Rentonwa.gov> Sent: Thursday, January 26, 2023 3:30 PM To: Courtney Flora <cflora@mhseattle.com> Cc: Aron Golden <arong@connerhomes.com> Subject: Maple Highlands, preliminary plat conditions CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. 9 Hi Courtney, Yes the call yesterday was very helpful, thanks! I have included a couple friendly amendments that I highlighted below. These lots are large enough with corresponding large setbacks where I think shiŌing the footprint of the homes may be a viable opƟon to avoid root conflicts. This is especially the case for corner Lot 5 that has two 30 -foot front yard setbacks along the streets. ShiŌing that footprint 10 feet south would sƟll allow a considerable setback along the east/west through street. If you are good with these amendments, we are ready to support the condi Ɵon and can wrap this up concurrently. Let me know if you have quesƟons and/or would prefer a phone call. Thanks! -MaƩ MATT HERRERA, AICP, Current Planning Manager City of Renton | CED | Planning Division 1055 S Grady Way | 6th Floor | Renton, WA 98057 Virtual Permit Center | Online Applications and Inspections DESK: (425) 430-6593 | MOBILE: (206) 308-6231 | mherrera@rentonwa.gov From: Courtney Flora <cflora@mhseattle.com> Sent: Thursday, January 26, 2023 12:32 PM To: Matthew Herrera <MHerrera@Rentonwa.gov> Cc: Aron Golden <arong@connerhomes.com> Subject: Maple Highlands, preliminary plat conditions Hi Matt— Thanks again for the call yesterday. It was very helpful to talk through Conner’s concerns and clarify staff’s intent regarding the recommended conditions. To recap, we will apply for a S EPA addendum to revise the timing requirements associated with the King County ROW permit so that civil work can be done in parallel to the ROW permit process/work (and avoid the risk associated with County delay). The Examiner can’t amend the SEPA conditions, so we’re proposing that the HE condition incorporate the MDNS conditions as they are or “as subsequently amended by the ERC.” We understand there is no guarantee that the ERC will approve the requested addendum, but you indicated that staff supports the revision and approval seems likely. Regarding trees, Aron has worked extensively over the past few days with his architect and arborist to see if the homes on lot 5 and 6 can be reconfigured in a way to stay out of the drip line of Trees 97 – 101. It isn’t possible unless the homes are 16’ wide, which clearly isn’t feasible from a market perspective. It is possible that when the arborist does a root reconnaissance, it will show that one or more of these trees could remain viable even if the buildable footprint encroaches into the drip line. We hope that’s the case, and Aron/the arborist will use best efforts to retain any trees possible. But Conner needs to confirm that if a thorough, credible report from the arborist says it’s not possible, the City will allow removal of Trees 97 -101. Conner will consider slight (2 – 5’) adjustments of the home footprints if that would allow a tree to be maintained, but needs to be able to build homes consistent with R4 setbacks and building lot coverage. Please let me know if you disagree with any of the above. Assuming we’re aligned, our proposed revisions to Conditions 1 and 6 are below (#1 is tracked changes; #6 is substitute condition) CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. 10 1. With respect to rehabilitation of the existing stormwater ditch at 154th Ave SE, the applicant shall comply with the mitigation measures issued as part of the Determination of Non - Significance Mitigated, dated December 12, 2022, or as subsequently amended by the Environmental Review Committee. a. Prior to civil construction permit approval, the applicant shall rehabilitate the existing stormwater ditch from the existing 18-inch (18”) outfall to the southern driveway at 14024 154th Ave SE. The applicant may choose to tightline the existing ditch and upsize the existing driveway culverts or regrade/ realign the existing ditch and upsize the existing driveway culverts. 6. The applicant shall submit a revised Tree Retention Plan and updated Certified Arborist Report with, or prior to, the civil construction permit application. The revised Plan shall provide a tree retention tract for Trees 11-28 along the northern border of Lot 7. The updated Arborist Report shall thoroughly analyze the feasibility of retaining Trees 1-10 along the northern border of Lot 10 and Trees 97-101 on Lots 5 and 6, including but not limited to a root reconnaissance, recommendations for best practices for construction around Trees 97-101, and evaluation of potential building setback variance reductions that would allow for tree retention. Trees 1 – 10 and any retained Trees 97 – 101 shall not be placed in a tract. The revised Tree Retention Plan and Arborist Report shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance, and the City may hire a third-party consultant paid for by the applicant for peer review of the Report. If the Arborist Report concludes that it is not possible to construct the proposed homes on Lots 5 and 6 as permitted under applicable zoning and setbacks or potential building setback variance reductions without removing all or some of Trees 97-101, or if all or some of Trees 97-101 would not be viable after construction, then the Current Planning Project Manager will allow removal of the trees recommended for removal by the Arborist. If the Arborist Report concludes that any of Trees 97 – 101 can be retained, the applicant shall provide a surety for monitoring of such trees for five (5) years following completion of the homes on Lots 5 and 6. I have a call from 1 – 2 but am available after that if it would help to discuss. Thanks! Courtney Flora Partner MCCULLOUGH HILL PLLC 701 Fifth Avenue, Suite 6600 Seattle, Washington 98104 Direct: 206-812-3376 Cell: 206-788-7729 cflora@mhseattle.com www.mhseattle.com NOTICE: This communication may contain privileged or confidential information. If you have received it in error, please advise the sender by reply email and immediately delete the message and any attachments without copying or disclosing the contents. Thank you.