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Home My WebLink AboutReport 1------~ :~ I LAND USE HEARING SIGN-IN SHEET- Copperwood Preliminary Plat, LUA14-000550, ECF, PP, MOD, CAE PLEASE PRINT LEGIBLY ADDRESS Phone # with oreo code Emoil NAME (including City & Zip) (optional) (optional) jp(;l'/-I/O A/f,,?P<.H l'-::j 7:2.D_ /~4'f. <f £ 62""", Z;; H Kil" -I Kdh 1 .. ",\ LC\,~liI.e:lfe f '&7/L/-I ~<f'1' ~"'--SE' Ke ",,4-0~ I U • I_i, 4!Y/ .. s$,,,~~L /..58V.~ -SE-/.y~ .fY . ~: ~!l. '''' . 1-4617 c:5l£. rr§/' $r J!Yi!dl!!l • R. : "}~A1 au AA',TII /P' ' //1"" / -;.1/1.1; -: ;'IJ .hi/!£ J.E!. , I S"o 1'2 5~ J IVJ ft- c' f(i(~ Jlf-cl< JotJ ~v11O/I 'fto5-er OfJe,) r,Y3-()OO 9' ri {f' tll\CJ """.-.t I . C 01"\ :~r1 '( PCtv/Vc; 7--fc/7 f)4tLPt?;l.//15VtJA.... ~/c;lI,f#t?/l. ?-'7'? 7/~ 8'15""2- s-e7f-1r7't f' <:!!. $C1tU V d V'/tYA--ce?~ru.£'-A""'-f'.c.t. II fNJlI1 fI ~t.AClC}7at: II I! '1t?1J5' ,I I f J-IK,</,vA'R<2 5 . - . - - - I \ Cynthia Moya ." • From: Rocale Timmons Sent: To: Tuesday, October 07, 2014 1:50 PM Sabrina Mirante Cc: Cynthia Moya Subject: FW: Copperwood Preliminary Plat LUA14-000550 Hey Sabri~a, Can you add the following person as a party of record. Sarah Devine Property Manager WPM South, llC -Verdi Management llC 15215 SE 272nd St Suite 204, Kent WA 98042 (253) 638-9811 Also Cindy, we need the sign in sheet for the hearing to make sure we have added everybody as a party of record. Thank you. Rocale Timmons 1 ~ ... ...:;--~-,-..... ~""<li Ml1 lY-' or . - / -.:, -~ / , III ~ ~ , I .. 23 22 21 ~. 20 • !'. • 12 " 14 15 -.. Fa! COPPERWOOD PIN a 1I-E *"" a'R-E 64 CF EEC. IS lW". 23 N. FIE 5 EAST. W. t.l arr CF FBfltN ICN) CXUfTY STAle a 'NA9fllltJ..I 31 33 .. 35 II ----::..--=: _c ... -------/ """""'" - 7 / III ~ ~ ~ + r~~ , I I· ;' III 11 I: j! L~~ __ ~ _m _ _ . ._ ....... _---_._ .... -_-..:0 __ __ _ .. _---. ... __ ..... SE1381HST. ~ I 1'1 .W ~ U!! II! i:! :< III III II, II q I I • I II i i i , , I i • • ! ! 1 11"0 ~11i iii 'I !h jll j"1 Iii '. .......... au • ., ~i~) = 1= • I ~!~ lTI :eIFlF1Fl~~f!l~:~ ij~~ jj:~1FjHl' \ I F~ , " ~.:: .. ! III i!! ,I I ~ ~ lilli d -----~'--,. ... . ... ~ id!,T-ij 'h"/' I I~ J ,r """'-'C; "''''' ~ \l ~ ! \l a g~~ ~ a~l ~ ~ ~~~ lij~ I ~!~ ~ ~ \l~\l 0 I ~ b ----143RDAVESE • 11''', ...... "" "'" __ ' •• M:"'ClAaI",-_",," "'", "--,; .... " .. .., ~ ---------___ • I ""I" CZIO tool ClJ _1.(11"'_""""""''''' 1,1." •• ,.,_,., , Tltl •• tPH~CI:\ 1!11~ llNtl AIII.MJ£ SOUtM -.J;IIj 1fJS34 .. ~ KENT, WA S~Oll __ /01" QUADRANT HOMES 111." (425 251_~222 • "~._ ~ (ml~I.87sl FAA -"" BARBARA RODGERS \ -,.l tM. DolIH([IIIN(;. WID""'-, -"'" ",. 14726 SE 3eTH ST. SUITE 200 _~_ .. __ Q ".q •• _*'<> SI.I!M'I'Nl,I_",II.IiI:"""'~~,"IIZ'1H BELLEVUE. WA 9aooe PREI.IMINARY PLAT FOR COPPERWOOO I ,. ' 1'" ' • I I il', : ,',:1 I" , ' " II i i u I] , I ... '" I 1 \ I , t, \ I 1 \ I I I I , :', " " , I :" " I I ~ I l n " . 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WITHIN .,MAPLEWooD CREEK .... o STANDARD WAlK l,OCATlDN PROPOSED WAlK LOCATION ~': ' :. ".J rs=:';:::.:I]":' : ~., ... .:.... .. ~ i ! I ii 15 ~ .... ~ . , 1, ~ ~ i -> gl 81 I ! ! ,~ ~~ ~;/ ~ ~. ~~ ~~~~-gl ~ 2N~. I ~~!! ~' .....:.:onU") 0.() Sts::!. w -I-Ifl.o or!. ~~~~ fi~ 'f~tl' """:'" !".l' ... .;j i· ore( , . :; :to "0 o .! i$o ...... c.o'lo"',)'" l~ ~ - I I I I I I I I I I I I I I 1eau • • . , - ".,.. .. ------------------------------------, I I I I ! I ~ ~ ,0 Ilii ,00 i~"! I llii I I I '. 'I . """ r I I I . ~ l m t-,- j I ~ I I ,. .. ._ .. !~ f· l ii I ~ "J I ~ .~ • , • :1, -i' HI :. I "' -+--. ~( q :" .l i , I . I • I I I I ...: I I I • , .... "" ...... -_ ...... _1--I tlM/W ..... ., _ ... ~ .. _ ... lUll 72ICI ,lIoUU. totmI _.. - 1I(JIf,.~ _....-_ I ..... '...,· -."')nl '*'AII ---,- """ QUADRANT HOMeS ~ AOAO PAOFI.J! BARBARA ROOGERS ~OR -----.~~ .... ______ I/'IIIL. 14128 IE 30TH aT. BUiTE 200 COPPERWOOO BELLEVUE, WA 08008 • • • • • =, oj Ii I • • I I I I -_._ ...... __ ....... _ . ... _-_ .. -.. -_ .. _, fl__ __ I I I I I I • I I • ) , • • • • I •• 1 '·1 ..I "'" .. I .. •• M •• I -I - .• II I ..,.,. '., f .... 1.. ~ ONJR YfWU...8It"t ,aMaH THAAClAUO &. AO~ IAJOOOA ARAIAAI ooow,,~qo~ DOl IT...,. rl HTlt: I' unt aoo •• ItW .3UIJIJJII • • , , • • • I • • I I , , ~ : m . Ail. • i • ---...---• __ rr-.. ___ • • I I I I .. I I I I I I ueet • • I 18834 lilllllill I ! I l k I !hOH WIIIIIIII" I II! 11111i." I JlIII . I 111'1'. ' •• 0 0 0 I • I ' I ~, t------r-"--...,.----..,;r,-.-'" ie------~·-------J...<..j QUADRANT HOMES BARBARA RODGERS M725 8E seTH 8T. 8U1TE 200 _ ....... _._-.... __ .... _ UT1JTY "'-AN ~OR COPPERWOOD __ 1 __ ... ,. __ ........ '\II ... _ .. -.. -' - - ( .IMOH TMAAOAIJO IAiOOOR ARAeAA. OO~ ITIU •. 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" ": ~ " _' oj., .: " ":~. ,""'/ ) "'; : ::-'-~':C'·---·-··:-'c...,·-~"-,,, '--"'--'._.' -':':;,,--_...£:, Matt Pilot 14030 5E 139th 5t Renton. WA 98059 Kellv Randall 5010 5E 2nd St Renton. WA 98059 Rob Willits 13905 SE 136th PI Renton. WA 98059 Sarah Devine 15215 SE 272nd St. Ste. 204 Kent. WA 98042 Liz Ellis Maizel 13803 SE 144th St Renton. WA 98059 Margaret Pettv 23328 SE 113th St Issaquah. WA 98027 Richard 5tuth 25112 SE 208th St Maple Vallev. WA 98038 Barbara Rodgers Quadrant Corp 14725 5E 36th Ave. 100 Bellevue. WA 98006 aM.. W.xJr~ (eJ;f, 1\ (lo( \,.r) l,uawa6JeLp ap SUBS r ,.dn'<iod p.ooqiIJ al Jal~A~J I op uY" ilJn~)"~ "I Q .audoll .. ~·;~··~'~:~L~"-~.", ~'l ,;;'.~:-;': '~'·~~~~_~_tL ~ ~~~_~._: Ti Vuong 4916 SE 2nd PI Renton. WA 98059 LaVonne Scott 13621139th Ave SE Renton. WA 98059 Aaron Bareuther 5017 5E 2nd 5t Renton. WA 98059 Rick and Rita Jackson 5012 5E 2nd PI Renton. WA 98059 CBS Handley LLC 19625 5E 140th St Renton. WA 98059 G, Wavne Potter Novastar Development. Inc, 18215 72nd Ave 5 Kent. WA 98032 Russ Berg 14017 5E 139th 5t Renton. WA 98059 Jim Hageman 4910 SE 2nd PI Renton. WA 98059 r ""a6p3 dn'dod asodxa I 03. aUIi Quole pUBS , r ®09~5 ~1I31\1f weqe6 al zas!l!m I Jalad ~ Sallle! sa»anb!~~ .'. '., . "-.~' -. \ 2::.,;.;::-,2:~~' ",,' ~ . ~~~.:~_~. -.-:...:_.-:.".~j Phu Van and Loretta Dang 14021 SE 136th St Renton. 98059 Marv & Michael Miller 1916 33rd St SE Auburn. WA 98002 Timothy Michaud 355 Field PI SE . Renton. WA 98058 Colin & Tina Urv 4905 5E 2nd PI Renton. WA 98059 Roy & Kathleen Luquette , 13714 139th Ave 5E Renton. WA 98059 Loretta. Ben. Phu Van & Hein T Lo. Tran & Da 14021 5E 136th 5t Renton. WA 98058 Scott & Robin McMahill 14125 5E 136th 5t Renton, WA 98059 9r~:'~~~:~F; .. f'~~:.7~1Zj1;;: ,'7{~"r~;3 Johnny Bulow 13915 136th PI SE Renton. WA 98059 r , , , ®09~5 a~eldwal ®fuaAIf asn slaq"l ®Iaad Ase3 Denis Law Mayor February 15, 2016 / Levi Rowse The Quadrant Corporation 14725 SU6th St ' Bellevue, WA 98006 ' SUBJECT: Su rety Device Amou nt Community & Economic Development Department , CE,"Chip"Vincent, Administrator , , Coppe~ood Preliminary Plat, File No, LUAI4-000550' To Whom It May Concern: , .' Ba~ed on the, two contracts received for ma'interiance,and monitoring for',the Ccippe~ood PP mitigatio,n project, the totiamount of your surety device is $16,390, The specific breakdown is as fOllows: " ' , ' , ' Monitoring , Plant Replacement / Maintenance TOTAL' ' '@125% $8,000 $34;500 $42,500 $53,125 This amount is deemed sufficient to guarantee 'that structures, improvements, and mitigation required'bypermit conditio~,wili perform satisfactorily for a minimum oUive (5) yearsafter they have been completed, Please come, tothe 6th Fioor of Renton City Hall to pay the surety device, ' and as a reminder', the City does not accept bonds, ' Thank you for you~ diligehfworkinprotecting Renton's critical areas, Once I have received a re~eipt for the surety device and perform the installation inspection, I wili is~ue a letter Signaling the star(your five'year monitoring program, If you have any questions please feel, free to contact me at (425)430-7219', " , Sincerely, : , , tfr.' " -A ;r~ Roc' e~'~lanner' Current Planning qivision cc: Simone Oliver, Altm'ann O{ive'r'AsS~ciates '. Rohini Nair, Plan Hevie';"er' .. LUA1(000550 ' Renton City Hall • 1055 South Gr,ady Way,. Rel!to~, Washington 98057 • rentonwa.gO\< . I I , " Denis Law . Mayor '.' F • , Community & Economic Development Department , , 'C.E:'Chip"Vincent, Administrator, ',' February 29; 2016 , Levi, Rowse The Quadrant Corporation , 14725 SE ?6 th St ' Bellevue, WA 98006 SUBJECT: Start of Monitoring , Copperwood Preliminary Plat File, No. LUA14-000550, " Dea'r Mr. Rowse: Monitoring and Maintenance Period Start Date: On November 5, 2015 the Baseline Monitoring Report, Certificate of Installation, and As-Builts,f9r' the Copperwood , Preliminary Platproject, were received. Surety Devices: This letter is also confirming the City has re~eived the following surety device on February 25, 2016:' ~etland Monitoring: $53,125 , ' Therefore, the date of ,this .letter marks' the' beginning of your minimum 5-year maintenance and l)1onitori ll gperiod. As areminder,'reportsare due a'nnuallY: Your,first ,annual monitdring r~port'is due to the City on,or before March 1,2017. ',Plea~e serid ',three copies ,of the ,report to my 'attention. ,The install surety device ($95,760) will be released. Theremairiing device ($52,125)willbe retained 'to cover the cost of a minimum five year successful maintenance and monitoring period. . " , , In ord'er to ensure the quickest possible release,of yoursurety,devices; please'mak~ sure prdm'pt monitoring and maintenance are performed for the duration of your monitoring, period. '.If at an~ time during YOu~ minimun" five-year monitoring period the mitigation .' , ' '; , 'project falls below ,performance standards, the monitoring period will be placed on hold. .: .. " . .' . ~.. . -. " Once the mitigation project regains compliance with approved performance standards, ' the maintenance and moriit~ring timeframe will re'sta~ for a period necessary to ,establish that performance standards have bee'n' met. . , '~enton City Hall ,lOSS South Grady Way "Renton, Washington 98057 " rentonwa,gov , , . ' , , February ,29; 2016 , Page 2 ' :" e,' .' '.' 'I look forward to receiving,yourfirst im'nual'mainteriance and monitoring report, which 'is due on March i,-2017, ' ' '",'" ' ' ': ';, .. ,. " ' " 1Sinc.er4eIY, ,:",,' "",:. " ' , "",~ " . , Rocal~Tim~ons, PI~nn~r ' Current Planning Division, , .. rcc: ,Simone Oliver, Altman~ Oliver'Associates ' Rohini Nair, Plan'Reviewer " LUA14·000550 '. ' " . ,~ , " , I, .,-,., ,I , ' " ., ,,' " '. , ,.,' " ' " , ". , "- " " , ,.' ,- ',' .. , -.-- " . ; .---. ,"',' ,'i {: . F:,' ',' • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT • M E M 0 RAN 0 U M DATE: TO: FROM: SUBJECT: February 29, 2016 Stacy Tucker, Planning Technician Rocale Timmons, Senior Planner Release of Assignment of Funds Copperwood Preliminary Plat City of Renton File lUA14-000550 Please initiate the paperwork to release, the surety device for the Copperwood Preliminary Plat mitigation project installation as it has been successfully installed. The amount is for approximately $95,760. A copy of the paperwork should also go in the yellow file and to the City Clerk's office. Thank you! H:\CED\Planning\Current Planning\PREAPPS\14-000678 • Housing Capital Company a division of rm3bank. • ASSIGNMENT OF FUNDS TO THE CITY OF RENTON Applicant: levi Rowse Bank: US Bank Owner: The Quadrant Division: Housing Capital Corporation Address: 14725 SE 36 th St Address: 1420 5th Avenue Bellevue, WA 98006 Seattle, Wa. 98101 Phone: 425-455-2900 Phone: 206-344-4504 Fax: 425-646-4136 Fax: Attention: levi Rowse Attention: Erwin Fulgencio Title: land Development Title: Assistant Vice Manager President The above referenced bank herby certifies that $53,125.00 is on deposit in account 1-575-0921-9315 under the name ofTHE QUADRANT CORPORATION assigned to the CITY OF RENTON, to secure the applicant's performance of the following work: Copperwood PP Mitigation Project The bank herby certifies and agrees that these funds will not be released without written instructions' from an authorized agent of the City of Renton (the City). We further agree that these funds will be paid to the City within 10 days of receiving written notice that the City has determined that the required work has not been properly performed. The bank shall have no duty or right to evaluate the correctness or appropriateness of any such notice or determination by the City and shall not interplead or in any manner delay payment of said funds to the City. • • Housing Capital Company a division of ~bank. The applicant hereby agrees to this Assignment of Funds and that its obligation to perform the required work is not limited to the amount of funds held by the bank. This Assignment of Funds is irrevocable and cannot be cancelled by the bank or applicant. These funds may not be assigned, pledged, use as security or otherwise made available to the applicant, bank or third party without the prior written consent of the City. u.s. Bank National Association (' By: Name: Erwin Fulgencio Title: Assistant Vice-President STATE OF WASHINGTON ) ) ss. County of King ) I certify that I know or have satisfactory evidence that Erwin Fulgencio is the person who appeared before me, and said person acknowledged that he/ she signed this instrument, on oath stated that he/she was authorized to execute the instrument and acknowledged it as the Assignment of Funds To The City of Renton. DATEDthisJ~1" dayof J.Jy.M~ ,2015 Notary Public State of Washington JUDITH YUMANG My Appointment Expires May 5. 20t8 Name (printed or typed) My appointment expires: IYltJ =1 020 ,e . . . • • Housing Capital Company a division of [IDbank. STATE OF WASHINGTON ) ) ss. County of King ) The Quadrant Corporation By: .1-~· Name: t"",yt f&v:>-- Title: rl ~ f'u,~A:::· I certify that I know or have satisfactory evidence that ,3t',J .... '1 C 6",,<0-12.,> is the person who appeared before me, and said person acknowledged that he/ she signed this instrument, on oath stated that he/she was authorized to execute the instrument and acknowledged it as the Assignment of Funds To The City of Renton. DATED this .;)L./·wday of ~td>OJ..lIl-f'--'1 ,2015. Notary Public in and for the State of Washington, residing at ,<:: lf2ILL.A-C f) . {,9 A I <-Ik. 11-<:./,&--<, to}..> Name (printed or typed) 1 My appointment expires: <t ,s= I, '7 • • Altmann Oliver Associates, LLC Carnation. \VA ~l801'" October 30, 2015 Rocale Timmons City of Renton 1055 South Grady Way Renton, WA 98057 Via email REFERENCE: Copperwood Plat -Renton, WA SUBJECT: Baseline Monitoring Report & As-built Plan Dear Rocale: AOA Environmental Planning & Landscape Architecture AOA-4974 This report documents the conditions for the Copperwood Plat buffer averaging and enhancement area following implementation of the mitigation plan. Information in this report is provided per the; conditions of the approved drawings (Buffer Averaging and Enhancement Plan -Figure, WU-WL4 dated 4-24-15 and Habitat A$Je$Jment dated 7-14- 14, both by Soundview Consultants). 1.0 PROJECT SUMMARY The project is a 47-lot short plat adjacent a tributary to Maplewood Creek (Tributary 0303) rated Class 3 with a 75' buffer north of the fish barrier at Flag W-18 and Class 2 with a 100' buffer south of Flag W-18. The plan included minor buffer averaging around the detention pond in addition to some buffer restoration and enhancement along the west side of the creek. 2.0 PLAN MODIFICATIONS The project was planted this fall essentially per plan. We reviewed the project during and after implementation. We installed 108 additional trees and 112 fewer shrubs as the site needed more trees than shrubs in most of the enhancement areas and quantities on the final plan were approximate. We also modified species by adding western hemlock, Indian plum, oceanspray, snowberry, tall Oregon-grape and black twin berry and not planting any red currant, Nootka rose, red elderberry or salmonberry. This was primariliy due to sun exposure and deer. Nine additional 5 gallon western red cedar were planted along the east side of the creek at 3:1 mitigation for 3 black cottonwoods that were snagged in the buffer. Rocale Timmons October 30, 2015 Page 2 of 6 • • Lastly, we mulched all bare areas with hog-fuel rather than seeding to not introduce grasses in the wooded buffer areas. The attached as-built reflects totals of installed plant material along with vegetation sampling transects and photo-points to be utilized during the 5-year performance monitoring period. 3.0 VEGETATION SAMPLING TRANSECT DATA Three permanent 50' long by 10' wide vegetation sampling transects were established during our 10/23/15 baseline monitoring assessment. During monitoring events woody vegetation will be evaluated through use of the pOint-intercept sampling methodology within each of these sampling locations. Survival will be measured by counting live plants within the 10' wide by 50' long sampling plot. Herbaceous cover will be visually estimated. Following is the transect data and plant species composition from the baseline assessment. 31 TRANSECT DATA . Transect # %WC?ody % Herbaceous % Survival % Noxious Weed Cover Covet' Cover 1 28.8 10.0 100.0 trace 2 11.0 0.00 100.0 0.00 3 8.5 0.00 100.0 0.00 Averalle 16.1 3.33 100.0 0.00 Required at NA NA 100.0 trace baseline 3.2 SURVIVAL DATA 3 .2A Transect 1 Transect one contained the following woody plants at baseline for a total of 5 trees and 20 shrubs: 1 Sitka spruce (Picea sitchensis) 2 Douglas fir (Pseudotsuga menzeisii) 2 western red cedar (Thuja plicata) 1 vine maple (Acer circinatum) 7 oceanspray (Holodiscus discolor) 3 black twin berry (Lonicera involucrata) 2 tall Oregon-grape (Mahonia aquifolium) 3 Pacific ninebark (Physocarpus capitatus) 1 thimbleberry (Rubus parviflorus) 3 snowberry (Symphoricarpos albus) 3_28 Transect 2 Transect two contained the following woody plants at baseline for a total of 2 trees and 19 shrubs: 2 Douglas fir (Pseudotsuga menzeisii) 1 vine maple (Acer circinatum) 4 oceanspray (Holodiscus discolor) Rocale Timmons October 30. 2015 Page 3 of 6 • 5 tall Oregon-grape (Mahonia aquifolium) 3 Indian plum (Oemlaria cerasiformis) 6 snowberry (Symphoricarpos albus) 3.2C Transect 3 • Transect three contained the following woody plants at baseline for a total of 1 tree and 18 shrubs : 1 Douglas fir (Pseudotsuga menzeisii) 2 v ine maple (Acer circinatum) 4 oceanspray (Holodiscus discolor) 3 tall Oregon-grape (Mahonia aquifolium) 4 Indian plum (Oemlaria cerasiformis) 5 snowberry (Symphoricarpos albus) 4.0 PERFORMANCE STANDARDS The monitoring program will be conducted for a period of five years. with quarterly reports submitted during the first year and annual reports for Years 2 through 5. The goal of the plan is to .. improve habitat functions associated with the Maplewood Creek Tributary 0303 buffer by reducing presence of non-native invasive species and increasing presence of habitat features and diversity within the temporarily impacted buffer ... Following are the objectives and performance standards from the approved report: 4.1 Objective 1 Increase plant biodiversity in areas where Himalayan blackberry and other invasives species are dominant . 4.1A Performance Standards for Objective 1 4.1A.l Performance Standard 1 A minimum of 5 native tree and shrub species will be present within the enhancement area in all monitoring years. 4.1A .l Performance Standard 2 The enhanced buffer area onsite will contain a minimum of 50% native species areal coverage by Year 2. 60 % by Year 3. and 75% by Year 5 of all strata. 4.1 B Status of Performance Standards 1 and 2 at Baseline Eleven woody species were installed within the enhancement and restoration areas. Woody plant coverage averaged 16.1% between the three transects. no accounting for existing vegetation in the upper canopy. During the first quarter report. we will document planted vegetation and all vegetation in the transect cover. In order to meet these high cover performance standards. we are assuming existing vegetation will be included. 4.2 Objective B Effectively control and / or eliminate invasive species from the stream buffer enhancement areas. Rocale Timmons October 30. 2015 Page 4 of 6 • 4.2A Performance Standard 3 • Non-native invasive plants will not make up more than 15% total cover in any growing season following Year I. 4.2B Status of Performance Standard B at Baseline At baseline. invasive plants were well below the threshold. 5.0 PHOTOS FROM ESTABLISHED PHOTO-POINT LOCATIONS During the baseline monitoring event four photo-points were established that will be monitored throughout the five-year performance monitoring period. The photos. whose locations are depicted on the attached as· built plan. will be taken throughout the monitoring period to document the general appearance and progress in plant community establishment. Review of the photos over time will provide a semi·quantitative representation of success of the planting plan. Following are the photos taken during the baseline review. Photo'point 2. View looking SE Rocale Timmons October 30. 2015 Page 5 of 6 • Photo-point 3_ View looking NW 6_0 MAINTENANCE RECOMMENDATIONS • The following items need to be completed during the ongoing ma intenance visits in March. May. July and October of each yea r to ensure continued success of the mitigation areas _ 1. Remove all invasive/non-native vegetation through hand-grubbing _ Cut back encroaching blackberry along non-enhanced a reas adjacent to the mitigation planting area. 2 . Remove any garbage and other non-organic debris from the site . 3. Install and activate irrigation system by April 1 or implement twice weekly hand- watering program capable of watering all plants . Set flow to run v." twice weekly June IS -September 30. Winterize by October 1. 4 . In the fall of 2016 all dead plants will be replaced with the same species or an approved substitute species that meets the goal of the enhancement plan . Plant material shall meet the same specificat ions as originally-installed material. Replanting will not occur until after reason for failure has been identified (e .g .. moisture regime. poor plant stock . disease. shade/sun conditions. wildlife damage. etc.). Replanting shall be completed under the direction of the AOA . 7 .0 SUMMARY & MONITORING SCHEDULE Overall . the site is performing well at the t ime of construction. With proper on-going maintenance the site should establish successfully . The next long-term monitoring event is scheduled for January for the first quarterly re view followed by submittal of a summary report to you . In the fall of next year. we will conduct the plant mortality assessment to determine if any additional plantings will need t o be installed prior to submittal of the third quarterly report to the City . Quarterly report will continue through October 30. Rocale Timmons October 30. 2015 Page 6 of 6 • • 2016. After Year 1. monitoring and reporting will then continue annually w ith reports submitted to the City annually through at Year 5 (January 2020). We would like to receive written approval of construction and this report by the City as soon as possible. Should you have any questions. please call me at (425) 333-4535 or email meatsimone@altolive r.com . Sincerely. ALTMANN OLIVER ASSOCIATES . LLC Simone Oliver Landscape Architect Attachments -Figures 1. As-built Mitigation Plan cc : Levi Rouse . Mark Miller. Eric Mellin -via email GRAPHIC SGALE (IN FEET) I 1"'""""1 ~ I o 50 100 150 200 300 SGALE:I:IOO " CD BUFFER BOUNDARY NOTE: ORI61NAL BUFFER AVERA61N6 AND ENHANCEMENT PLAN PREPARED BY SOUNDVIEH CONSULTANTS, 2<=101 HARBORVIEH DRIVE, 61& HARBOR, ViA <=18335, (253) 514-&152 DATED 4/24/2015. PLAN LEGEND --------PROPERTY LINE [.::;'::.::::;:::] WETLAND BOJNDARY .. -OHIrU.. MAPLE v.IOOD TRIBL!TARY 0303 ... STREAM FLA6 LOCATION --, --, --SPLIT-RAIL FENC..E (BLACK VINYL CLAD CHAIN LINK FENCE ADJACENT TO STORM HATER AREN • NATIVE 6ROHTH PROTECTiON SI6N ~pp_*, PHOTO-POINT LOCATION T-*'I I VEGETATION SAMPLE TRANSECT AS-BUILT PLANT LIST (COR BUFFER ENHANCEMENT 4-RESTORATION) PLANT QTY. BI6-LEAF MAPLE 13 SI TKA SPRlJG.E 25 v-lESTERN RED CEDAR 65 D0\J6LAS FIR 25 v-lES TERN HEMLOCK 40 VINE MAPLE "3 INDIAN PLUM "5 OCEAN SPRAY % SNOWBERRY % TALL ORE60N GRAPE <=15 BLACK TWIN-BERRY <=15 <=1 - 2 &ALLON REPLACEMENT CEDAR TREES IN THE N6PA ON THE EAST SIDE OF STREAM ~ 0' z 9 OJ ':;( () z I.D ::5 0 E n. ~ LI-D ~ ~<t:~;y;;~ i80':n2~ J.a~trf 4;~~h ~1!':ilg3 It-I-Il) ~a8a'i;z: u..0mOCV. ,--------------------------------------- • c • Denis Law 1"-C' f Mayo, • ~ lty 0 /\. _":"".."...,-""'-'1 1) ·~~)l ~1"C·~· Ifti) il\·~,,/OO\~L!J.l December 8, 2015 TO WHOM IT MAY CONCERN: Community & Economic Development Department C.E. 'Chip'Vincent, Administrator Subject: New Plats and Short Plats in the City of Renton Please see attached new plats, short plats and multi-building developments that have recently been addressed. Some of these have been recorded and I am supplying a list on new parcel numbers with the new addresses. If the plat is not recorded (NR), I am only giving you the plat map with the new potential addresses written on it. Please add these addresses to your City directories and maps. Bob Singh Plat Canyon Terrace Plat (NR) Copperwod (NR) Dhillon Short Plat (NR) Enclave at Bridle Ridge Plat (NR) Greenleaf/Panther Lake Plat Highlands Park Short Plat (NR) Jason's Short Plat Jassen Short Plat Jefferson Glade Short Plat (NR) Kelsey's Crossing Plat Kennydale Vue Point Short Plat (NR) Lord Short Plat/3307 (NR) Maertin's Ranch/Concord Place Plat (NR) Morris Ave Short Plat (NR) Nantucket Avenue Short Plat (NR) Sidhu Short Plat (NR) Skagen Short Plat (NR) Talbot & 55'h Plat (NR) Vuecrest II Short Plat (NR) Whitman Court Townhomes PH II Plat (NR) Jan Conklin Energy Plans Examiner Development Services Division Telephone: 425-430-7276 #l:platadd Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov .~----------.~----------------~------ vJ ~. ... ' vi ..... tJ ~ ~ ~ " ~ fl') I I I \ \ \ ''/ / r / r \ \ \ • 1----- I r---- ~----, I I , I L __ ! I I r------. f--.----- • I' • r-1 ----'-------, I I 'f-' I i , I I : I ' f...-..---- r-, _ -.J II. , ____ ~~==_ !!L.. ______________ , e-----,-y ____ , ~ I ' I~I' 12ICI ....0<1.( sam< .00, "'" fIOl2 (41$)2"_1121 (47:m"-Un f ..... QUADRANT HOMES BARBARA ROOGERS ~ 1-4725 BE 38TH ST. SUITE 200 ~ o:.tC)PPE~1I BELLEvue. WA 118008 • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT • MEMORANDUM DATE: August 19, 2014 TO: All Review Divisions FROM: Rocale Timmons, Planning Division SUBJECT: Copperwood Preliminary Plat (LUA14-000SS0) Changes were made to the proposed plat in order to do the following: • Reclassify a portion of the on-site stream from Class 3 to Class 2. • Propose stream buffer averaging. • Revise the Traffic Impact Analysis to include a level of service study at the intersection of NE 4th and Duvall Ave NE. Please have comments returned to me September 2, 2014. Feel free to let me know if you have any questions, ext. 7219. Thank you. • Denis Law Mayor -May 12, 2015 . Levi Rowse. The Quadrant Corporation 14725 SE 36th St . Believue,WA 98006 • Community & Economic Development Department C.E. "Chip"Vincent, Administrator Subject: . Approval of Stream Mitigation Plan and remaining steps f~r proceeding with the Copperwood Preliminary Plat, File No,-CUA14-000550""]' Dear-Mr. Rowse: Mitigation Plan Approval: We have reviewed and approved the conceptual mitigation . plan/monitoring proposal for Copperwood Preliminary Plat dated April 24; 2015. The mitigation plan includes sampling plots for the planting plan' with th~ condition tnat an as built plan be provided to the City prior to recording of the plat. Additionally, the as-built plan would be subject to Current Planning Project Manager approval and the review of the final plan may require changes to be made in field for plantings. Surety Devices: This letter is also confirming the City has received the following surety devices: .' ~ . Wetland Mitigatian Installation: $96,760.00 The surety device for the installation will be released once successful installation of the project- has been confirmed . Next Steps: Work with the Plan Review Section to obtain construction permits and begin work on wetland mitigation installation consistent with the approved plan. Mitigation Installation and Approval: Once the wetland mitigation has been installed (plants, signage, fencing, etc.) pursuant to the approved-plan, plea'se have your biologist 'provide me with written verification that the installation and an as-built plan subject to' approval by the Current Planning Project Manager. Monitoring and Maintenance Surety Amount: In order to provide you with the amount of security necessary for the maintenance and monitoring of the mitigation plantings, signage, and fencing, we will need a copy of the signed maintenance and monitoring contract for this work. A draft (followed by. a final) maintenance and monitoring contract (or contracts) for our review prior to execution of the contract shall be provided. The draft contract language must ensure compliance with both the performance standards of the Sewall Wetland Consulting, Inc:, mitigation plan as well the maintenance and monitoring standards of the Renton. Municipal Code. The scope of the contract m~st clearly cover the cost of plant' maintenance and replacement as well. The language in the contract must also guarantee that "structures, improvements, and mitigation perform satisfactorily for a period of 5 years" (e.g. add provisions Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov . • • for plant replacement and weed removal referencing compliance with the survival rates noted in, the final approved wetland mitigation plan. The draft contract must be followed up 'With a. final signed contract once the City approves the draft version. "Onc~ the City approves. the contract proposal, the' applicant will need, to provide a maintenance surety device (a letter 'of credit or irrevocoble set aside letter) set at an amount totaling 125% of the cost to guarantee 'satisfactory performance, fora minimum of five years. Monito~ing and Maini:enanc~ Period Start' Date: o,nce the' mitigation project has· been installed, please provide,me ,with a written confirmation of .installation pursuant to the final approved mitigation, plan. The date the City receives this written confirmation will constitute . the beginning ,of the minimum 5,year maintenance and monitoring peri~d:' , Wetland Information Needed on Final Plat Map: RMC Section 4-3-0S0G3 requires .that all' critical areas and their buffers be placed in either a Native Growth Protection Tract or Native Growth Protection Easement:' ' " PI~ase send all required information to my'attention. Feel free to contact.me at 425-430-7219 if you have 'any' questions regarding this letter. , " Sincerely, ~~~. ~oje Timmons ' " ,,' " Senior Planner- cc: Hannah Blackstock, Soundview Consultants LLC Rohini Nair, Plan Reviewer. LUA14-000'SSO' i: . --------------------- Housing Capital Company • a division of [!Ebank. l·~~() Fifrh r\\'l'lllll: Hth· F!oor SC'HrIe, W.'\ '}~ I () I ASSIGNMENT OF FUNDS TO THE CITY OF RENTON Applicant: Levi Rowse Bank: US Bank Owner: The Quadrant Division: Housing Capital Corporation Address: 14725 SE 36'n St Address: 1825 S. Grant St. Bellevue, WA 98006 San Mateo, Ca, 94402 Phone: 425c455-2900 Phone: 650-356-2166 Fax: 425-646-4136 Fax: Attention: Levi Rowse Attention: Erwin Fulgencio Title: Land Development Title: Officer Manager The above referenced bank herby certifies that $95.760 is on deposit in account 1-575-0323-2363 under the name ofTHE QUADRANT CORPORATION assigned to the CITY OF RENTON. to secure the applicant's performance of the following work: Copperwood -landscape buffer enhancement. The bank herby certifies and agrees that these funds will not be released without written instructions from an authorized agent of the City of Renton (the City). We further agree that these funds will be paid to the City within 10 days of receiving written notice that the City has determined that the required work has not been properly performed. The bank shall have no duty or right to evaluate the correctness or appropriateness of any such notice or determination by the City and shall not interplead or in any manner delay payment of said funds to the City. ~OuSing Capital Company • a division of rm;lbank I·IW Firth ,\,'Cl1lll' Klh rl<Jol' ';""Irle, WA 'I~IIII The applicant hereby agrees to this Assignment of Funds and that its obligation to perform the required work is not limited to the amount of funds held by the bank. This Assignment of Funds is irrevocable and cannot be cancelled by the bank.or applicant. These funds may not be assigned, pledged, use as security or otherwise made available to the applicant, bank or third party without the prior written consent of the City. STATE OF WASHINGTON ) ) ss. County of King ) U.S. Bank National Association By: ~[!tJ~"2~~~r=:::::::~/ Name: Erwin Fulgencio Title: Officer' I certify that I know or have satisfactory evidence that Erwin Fulgencio is the person who appeared before me, and said person acknowledged that he/ she signed this instrument, on oath stated that he/ she was authorized to execute the instrument and acknowledged it as the Assignment of Funds To The City of Renton. ;/'1-1 DATED this L day of _-yn.L!..:..!~<=:,"I-__ -" 2015 Notary Public State of Washington ate of Washington, JUDITH YUMANG My AppOintment Expires May 5, 2018 Name (printed or ed) !3 My appointment expires: 1n~ 5) ,'1.01 ." . Housing Capital Company a division of !!Elbank [·un Fifth '\\'<'=Il11l:-.:~th 1:\I;()[" :'" a (t Ie" \'(j.\ :) S I [) I STATE OF WASHINGTON ) ) ss. County of King ) The Quadrant Corporation BY:' t-----y-- Name: '5.""";,,, (;~ Title: U..;.. P...-~ I certify that I know or have satisfactory evidence that'fu,,\,e tp:c.Jr":> ____________ -,---'-_ is the person who appeared before me, and said person acknowledged that ~she signed this instrument, on oath stated thatJlershe was authorized to execute the instrument and acknowledged it as the Assignment of Funds To The City of Renton. DATEDthis 12t"dayof MCc-f' ,2015. Notary Public in and for the State of Washington, residing at P-CLt ~ VJA . Pe<.tvid"-. ;.;;; t\c.cked Name (printed or typed) My appointment expires: to {C;( l '5 ...... -. t Cynthia Moya From: Sent: To: • Jason Seth Friday, November 14, 20144:41 PM Cynthia Moya • Subject: FW: Request for Clarfication -Hearing Examiner Decision/ Perliminary Plat of Copperwood (City File No. LUA-14-000SS0) FYI Jason Seth, CMC City Clerk jseth@rentonwa.gov 42S-430-6504 From: Wayne Potter [mailto:wootter@novastardev.com] Sent: Friday, November 14, 2014 4:23 PM To: olbrechtslaw@gmail.com Cc: Jason Seth; Rocale Timmons; Barbara Rodgers; Sandy Bailey Subject: Request for Clarfication -Hearing Examiner Decision/ Perliminary Plat of Copperwood (City File No. LUA-14- 000550) Dear Mr. Examiner, On behalf of Quadrant Homes (applicant), I am requesting clarification regarding Condition #17 of your final decision for the Plat of Copperwood (LUA-14-000550) dated the 31" of October, 2014. Condition #17 of your final report reads as follows: 17, The applicant shall , submit a revi>cd plat plan dL-piclingthe elimination of the lot (Lot 47) within the suhdh'ision;' The applicant may.'Uhmitan alternative plan which provides accessJo Lot.47 acconlingio RMC.4-6-060, Street Standards. Should the.revised plat plan='Ult'iil anllddiiional acccsseascmcn~'iiglilo(lf..way dedic3tion the applicum $haJI be: required to submit a revised density workshcct demonstrating compliance with the. density reqUm:mCDts of thc R-4' zone. The re,iscd plat riM_ and density worksheet if . ,'. . , . :-., I necxloo. shan be suomined ,to und approved by the Current, Plamii~g P~jCCl ~1anager priortoconstructiori i>enriilaooroval.." , Based on the corresponding condition #12 found in the Preliminary Plat Report & Recommendation to the Hearing Examiner (dated October 7,2014), it appears as if the word "pipestem" was accidently removed (see below/highlight added): 1 r--------------------------------------------------------------------------------------------------- 12. The applic"nt Shall sulimil ;, pial plan depicting ihe elimination of lot (lot 47) \viihin the subdivision. The applicant m~y submit an aliernativc plan whiCh provides access to lOt 47 according 10 lIMC 4·6'060. Street Standards. Should'the revised plat plan result, in an additional access easernent/tight-of,way deditation the applicant shall be required' to 'submit a revised density worksheet demonstrating'compliance with the density requirements of the R·4 lone. The ,!'vised plat plan. and density worksheet ,i('needed. Sh311 be submitted to and approved by the Current Planning Pro!ectManager prior 10 construction permil approval. It is our understanding that the intent of staff condition #12 was to remove the pipestem of lot #47 vs. the removal of Lot 47 (as could be interpreted in Condition #17 of the final decision). If possible. we would like to have this condition corrected to include the word "pipestem" as referenced in staffs condition #12. Please contact me if you have any questions. Thank you. Respectfully. G. Wayne Potter I Vice President I Novastar Development, Inc. 18215 72nd Ave. South. Kent. Washington 98032 (425) 656 -7435 Direct I (206) 255-7106 Cell 2 • ' .. ~~ • "-~' Office of the City Clerk - 1055 South Grady Way Renton WA 98057·3232 ' ADDRESS SERVICE REQUESTED ~o-G{J~ tS;' O~ , ~ __ ---0 CcPe~ .J/cP0S S ,1\, / \V\ L,,\..)--n 0'" IU'" 1-« ",-' 0" ",I- IU'" ",« .. u: ~"\'C.SPOsr. ,,~ 1' ..... @~~.~. Q' '0 ... I.J 0.: I.l.; .c.=,.,.c::cl:I~ .p-• t: dtl .P"~ .. ~~. - z it,: I ~.n1El1l.,'J7-=o.m.< ~ ~ ~ :l t/l-v .................. -PUNI ¥ 1~t)W'!> 02 1M $ 00.460 0004285528 NOV26 2014 MAIL£DFROM ZIP CODE 98032 CITy OF FIfO", , '-'''! c ',::~ " __ ", ",--".> .::-'".: .. ':.:: •. ,:._.--'-'::.0:.\ ~',; ..... __ .-.:':::.'--:-:~-:. DEC 12 ~O" Loretta, Ben, Phu Van & Hein T Lo, Tran & Da 14021 5E 136th 5t Renton, WA 98058 ,".,'C,"'V-".,,:':;,,":': ~;,,~:,':,~,~ .,~,.,,: ' ' • NI XIE 980 DE 3.009- .-1 F1E;CE;11I1;o Crr}, C~RI('s OFFICE; 0012/1(1/14 .:.j. 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'NIXIE' 980-DE 1036 --.~""'" 0011/25/14 '-I- RETURN TO SENDER NOT DELIVERABLE AS ADDRESSED UNABLE TO ~ORWARD Be: 98057323255 *2589~0125Z-ZS-37 . 64 ,_IR\i'~V;i;f'@3'2i~f'SS 1"" 11111' -II" I j 1111 I I' I'll 'I'll J/ Iii 1111 'I Iii II III -1'1-1i"]1- Office of the City Clerk 1Pr~llJi1t@rm e 1055 South Grady Way Renton WA 98057-3232 ADDRESS SERVICE fli=RUESTED 'II '< '\ --0 . -(IDU --'"7 (\f'J ,,,'lJ S t-oQQiZ) ~)-y ~/~ ~C0'Y CC ' CITY OF RENTON DEC 0 II 2014 RECEIVED CITY CLERK'S OFFICE .t~.: "}:_o.~,~.;.",:":,_ :.~~:,:Jl\ '".:. :.:.;~ ; Colin & Tina Urv 4905 SE 2nd PI Renton, WA 98059 ~ .... L}~ 'IT xr F' 0'" w'" 1-:,\ ~o "' .... w'" rra: a.U: -~; .. -'::::. -.-.~. -'-._.::.' qRA l=F 1 A-=tFi "",-¢J pos>.;, . §ej~r .... '"'1i:::."jj;;J~ ... Z 4~~_ ::> --Plltlf¥noVVf.s 02 1M $ 00.460 0004285528 NOV 26 2014 MAILED FROM ZIP CODE 98032 AA17jA1/i4 RETURN TO SENDER NOT DELIVERABLE AS ADDRESSED UNABLE TO F-ORWARD 6 c::: 9 B a 5 7 3 2 5 2 ;:; 5 * 2 5 3 S -\3 2 46"4 --a"l. -5 'u 64 ~IR~-fMf'l' @$JSUE ! II I, I II, I I, I I I -I II .. ! ,I" I,ll I!, II I I!, I,!! -I I -I'I -I I!, 1I1"lp'.l I I lj \:' 11 . I II • • Office of the City Clerk (S;1ID~@)]l e 0'" .,'" .... '" ",-' ,,~~p~ 1I'~:li" . "," ~ . '. -I:i ~~ .:::::::.J';;;..;.a.::.~ " ... Z l'iI~~ __ ~ : :> -1'''NI~n.OV\ll5 1055 South Grady Way Renton WA 98057-3232 . AOD~~. SERVICE REQUESTED Q .e<i~50 lo~ c.fP-" erN OF RENTON .1\.----\'-\ - \}J~" n \) '. l/0.,V CC' DEC 01 2014 RECEIVED CrN CLERK'S OFFICE. OU "' .... ~£ .... --:-:~"-';-:--,""--,:-,,=""' ,-,~'.~---~ Fhu Van and Loretta Dang 14021 SE 136th St Renton. 98059 ._. _r' N I XI E 98·a , '. 02 1M $ 00.460 0,OQ4285528 I'XlV21 2014 .' • MAILEOFROMZIPCOOE 98032 FE 1a3'6 oai1/25/14 .-; -.. .'~ ... :'." .. RETURN TO SENDER NOT DELIVERABLE AS ADDRESSED UNABLE TD FORWARD 64, . .JR!iW-!fY~3 Z~!?E Be: 980S7,23255 *2589-01253-25-37 1111,1'1,11"111111111111,1111111.111111111.11'11.11'111 1'11.11 '.I ." ". •• I I. \ ! • • November 25, 2014 STATE OF WASHINGTON COUNTY OF KING CERTIFICATE OF MAILING ) ) § ) • JASON A. SETH, City Clerk for the City of Renton, being first duly sworn on oath, deposes and says that he is a citizen of the United States and a resident of the State of Washington, over the age of 21 and not a party to nor interested in this matter. That on the 25th day of November, 2014, at the hour of 4:30 p.m. your affiant duly mailed and placed in the United States Post Office at Renton, King County, Washington, by first class mail the HEX's Clarification for Copperwood Preliminary Plat (LUA-14-000550) to the attached parties of record. Cynthia . M a Notary Public in and for the State of Washington, residing in Renton My Commission expires: 8/27/2018 Kelly Randall 5010 5E 2nd St Renton, WA 98059 Rob Willits 13905 SE 136th PI Renton, WA 98059 ~;;~~~~ :;;::~;?'>q';2]T~J~J;;;:~~:~~~;;'~:'i~~l:~~~VJ!;1:Z Sarah Devine 15215 SE 272nd St, Ste. 204 Kent, WA 98042 !: >i!: N~"'t:WfW~;1~~'3¥~:J:l;R;;;.·;::!1~:;-~;g,T~_t~!;? Liz Ellis Maizel 13803 SE 144th St Renton, WA 98059 Margaret Petty 23328 SE 113th St Issaquah, WA 98027 Richard Stuth 25112 SE 208th St Maple Valley, WA 98038 Barbara Rodgers Quadrant Corp 14725 SE 36th Ave, 100 Belleyue, WA 98006 (zrJ-vl W~..J (elf· 1\(2-0(I'"() Renton, WA 98059 LaVonne Scott 13621139th Ave SE Renton, WA 98059 Aaron Bareuther 5017 SE 2nd St Renton, WA 98059 Rick and Rita Jackson 5012 SE 2nd PI Renton, WA 98059 CBS Handley LLC 19625 SE 140th St Renton, WA 98059 ( , l,uaWa6JeLp apSUBS r:,4r;-:-"'ii.'"ll'i'i;t:l:'1;.l'1tI"'4·· .. , ""J.€-::.;-,:;:r:-I(i'41rf!~·~ry:::n;:;:J Hitrb,;a .... ~:;" ,-~ f~ !~ !f~~J;,'bL....:...:..::tilit~ .... J:;~ G. Wayne Potter Noyastar Development, Inc. 18215 72nd AYe 5 Kent, WA 98032 i£f. ': '~~lb~ktltJ:£::Jii::;:i'i16S :, :l~f~ Russ Berg I • 14017 SE 139tl!..St/ Renton, WA 98059 Jim Hageman 4910 SE 2nd PI Renton, WA 98059 r oua6P3 dn-dDd asod.s : CIt GUn 6uol8 puag I r ®09l5 QlAlI311'<f ~!Jeqe6 al zas!I!m "t~:~~~~~:~~~Jf:~~t~~;~~I~~Q:t;~:~~~ . 14021 5E 136th St Renton, 98059 Marv & Michael Miller 1916 33rd St SE Auburn, WA 98002 TImothy Michaud 355 Field PI SE . Renton, WA 98058 Colin & Tina Urv 4905 SE 2nd PI Renton, WA 98059 Roy & Kathleen Luquette ,13714 139th Ave SE Renton, WA 98059 ~~~f~~~i;;;~;~~··"f,{'.~,:;,,' ':;"~,=-;3]J Loretta, Ben, Phu Van & Hein T Lo, Tran & Da 14021 SE 136th St Renton, WA 98058 Scott & Robin McMahill 14125 SE 136th St Renton, WA 98059 Johnny Bulow 13915 136th PI SE Renton, WA 98059 r I I I ®09l5 a~eldwaJ. ®iJaA'<f asn slaq"l ®Iaad kie3 "y ,. . · . Denis Law • I" _ .. November 20, 2014 Wayne Potter · Nov.astar Development;lnc. 1821572nd Avenue South: . . Kent, WA98032 City Clerk . Jason A Seth, CMC . " . Re: Hearing Examineris·Clai'ification forCopperwood Preliminary Plat· . LUA-14-000550 . ..... .DearMr. Potter: · Attached is yourcopy of the Request for Reconsideration filed by you in the above-referenced . . " ." . " ... -',." · matter ... If I ~anprovidefurther information, please: feel free tocontaq me or RocaleTimmciris,the . Associate Plann~r at (425) 430-7219. . . . C'.:.~·· ':' l~ Jason A. Seth" .... City Clerk . ~nc.: . Clarification. . ': . cc: . ". H~ari'n~ ~xaminer . " Rocale Tim'mons, Associate Planner' Jennifer Henning,' Plan!1ing Director' Vanessa Oolb"ee, Current Planning Manager · St~v~' Lee,.Development Engineering Manager Craig Burnell,Building Official 'Sabrina Mira,nte,' Secre~ary, Planning Divisi.on ", ECt Prince, City Councilmember · Julia lliiedzegian, City counCil' Liaison·' · Barbara Rodgers,Quadrant Corp, Applicant '. · Parties of He cord (22) .. ," .' 1055 South Grady Way' • Rento~,Washington'98057 • (425) 430-6510 i Fa"x (425) 43()'6516. rentonwa.gov . . -' . , . ..' . . I 2 3 4 5 6 7 8 9 10 11 12 13 14 IS • • BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Copperwood Preliminary Plat . Preliminary Plat LUA 14-000550 ) ) ) CLARIFICATION ) ) ) ) ) -------------------------) SUMMARY 16 By email dated November 20, 2014, the applicant requests clarification of a typographical error in Condition No. 17 of the Final Decision issued for the above-captioned project, issued October 31, 2014. In its request, the applicant identified a gap in Condition No. 17 where it appears that a word was inadvertently omitted. The staff report that recommended the condition, the testimony at hearing and the wording of Condition No. 17 (in addition to the gap) clearly establish that wording 17 18 19 was inadvertently removed and that the intent was to only require removal the pipestem of Lot 47 as opposed to the entire lot itself. Given that there can be no reasonable disagreement on this 20 conclusion, there is no need for additional comment on the requested clarification. Since staff has distributed the request for clarification, in order to avoid any confusion by that act the issuance date for the Final Decision of the above-captioned project for purposes of appeal shall be the issuance date ofthis clarification. 21 22 23 24 DECISION The Final Decision of the above captioned matter, issued on October 31, 2014, is modified by the 25 following replacement of Condition No. 17, which shall now read as follows: 26 PRELIMINARY PLAT CLARIFICATION - I I .2 3 4 5 6 7 8 9 10 II 12 13 • • 17. The applicant shall submit a revised plat plan depicting the elimination of the pipestem access of Lot 47 within the subdivision. The applicant may submit an alternative plan which provides access to Lot 47 according to RMC 4-6-060, Street Standards. Should the revised plat plan result in an additional access easementlright-of-way dedication the applicant shall be required to submit a revised density worksheet demonstrating compliance with the density requirements of the R-4 zone. The revised plat plan, and density worksheet if needed, shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. DATED this 25th day of November, 2014. (~~ 1'1 .. / A. Olbm:hl~ City of Renton Hearing Examiner . Appeal Right and Valuation Notices RMC 4-8-080 provides that the final decision of the hearing examiner is subject to appeal to the Renton City Council. RMC 4-8-IIO(E)(14) requires appeals of the hearing examiner's decision 14 to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. A request for reconsideration to the hearing examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-110(E)(13) and RMC 4-8-100(0)(9). A new fourteen (14) day appeal period shall commence upon the issuance of the reconsideration. Additional information 15 16 regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall - 7th floor, (425) 430-6510. 17 18 Affected property owners may request a change III valuation for property tax purposes notwithstanding any program of revaluation. 19 20 21 22 23 24 25 26 PRELIMINARY PLAT CLARIFICA nON -2 r Denis Law' ~ayor November 20; 2014 , ' Wayn,e Potter Novastar Developm'ent; Inc. 18215 72 nd Avenue,South," Kent, WA 98032 City Clerk • Jason A. Seth, (M( Re: ,'Request for Reconsideration 'for CbpperiNood Preliminary Plat" luA~ 14·000550· ' " ' Dear Mr. Potter: " ,Attached is your copy of the R~quest for Reconsideration filed by you in the atiove2referenced,' 'matter. ' , " ' ,,' . . ' " , If I can provide further irifornia~iori, plea~e feelfree to contact m~ or RocaleTimmons>the ',' Associate Planner at (425)430·1219. ' , Sincerely, ' Ene.: cc: , Request for ~econsideration H~arjng 'Exa~;n~/ ,., . Rocale Timnlons, Ass,ociate Planner jenni~er Heri~ing, P"lanning Dir~ctor Vanessa Doibee, Current Planning Manager Steve Lee, Development Engineering Manager, ,Craig Burnell; Building Official " . Sabrina Mirante, Secretary, Planning Division' E~Prince, City Councilm'ember': , . Julia Medzegian, City Council Liaison' , Barbara Rodgers;Quadrant Corp, Applicant' 'Parties of Rewrd(22): ," ' . . .-.' .: . . ., . . . ." . . . . '." . '. ,'\ 1055 South GradyWay. Renton,Washington 98057 • (42S)~30'65'0 I Fax (425) 43().6S·16.' renton~a.gov • • Jason Seth C!TYos PE'R'8U From: Wayne Potter <wpotter@novastardev.com> Sent: To: Friday, November 14, 2014 4:23 PM NOV 202014 olbrechtslaw@gmaiLcom Cc: Subject: Jason Seth; Rocale Timmons; Barbara Rodgers; Sandy Bailey fi~ Request for Clarfication -Hearing Examiner Decision! Perliminary Pla.t of Co ~~vwaod (City File No. LUA-14-000550) cITY CL RK'S OFFICE Dear Mr. Examiner, On behalf of Quadrant Homes (applicant), I am requesting clarification regarding Condition #17 of your final decision for the Plat of Copper wood (LUA-14-000550) dated the 31" of October, 2014. Condition #17 of your final report reads as follows: 23 24 25 26 17. The applicant shall submitll revised pial plan depicting the elimination oCthe lot (Lot 47) "'iillin the subdivision. The appliCllnt may submit an al1emali,'c plan which provides access to lot 47 according to RMC 4-6-060, Street Standards. Should the revised plat plan rcsull in an additional n=s cas~'llcnllright-of-way dedication the applicant shall be required 10 submit a revised density worksheet demonstrating compliance \\;th the d~'11Sity requirements of the R-4 zone. The Je,ised plat plan, WId density worksheet if PRELIMINARY PLAT· 2S needed, shall be submitted to and approved by the CuITCt1\ Planning Project Manager prior to construction pennil approval. Based on the corresponding condition #12 found in the Preliminary Plat Report & Recommendation to the Hearing Examiner (dated October 7,2014), it appears as if the word "pipestem" was accidently removed (see below/highlight added): 12. The applicant shall submit a revised plat plan depicting the elimination of the I'ipestem .Iot (lot 47) within the subdivision. The applicant may submit an alternative plan which provides access to lot 47 according to RMC 4-6-060, Street Standards. Should the revised plat plan result In an additional access easement/right-of-way dedication the applicant shall be required to submit a revised density worksheet demonstrating compliance with the density requirements of the R-4 lone. The revised plat plan, and density worksheet if needed, shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. It is our understanding that the intent of staff condition #12 was to remove the pipestem oflot #47 vs. the removal of Lot 47 (as could be interpreted in Condition #17 of the final deciSion). If possible, we would like to have this condition corrected to include the word "pipestem" as referenced in staffs condition #12_ Please contact me if you have any questions. Thank you. Respectfully, G. Wayne Potter I Vice President I Novastar Development, Inc. I T AlI3/11f-09-008-~ r ,.dn-dod p.loq ... al Jal~AI" ~u:w:~e~J f ®09~S ®AII3111f weqe6 al zas!l!m L _, " . ~IUOl·.u!lAII"~c '"., • l.a.!'~!le~n~e~elQ}alldall_ --~-T~ •• I , ',' , " ,.J~la~~ salpeJ.~a~anbN !.;.,_,._.,":'_~i~.~_::""::"':~'.l:'.~~·:'~;::.~I:L:~;r; .', ·'.D,,-:~ L~~"'~" ~':"" ... _~ .. o.:::L:j:~~:,,:,~~_': '.·2:_ ~ . ;. ~~~:';2~:' ,.~ ~_ /; .. '1 \ -, 1 -;",' /; I' ,1;; ; Matt Pilot Ti Vuong Phu Van and Loretta Dang 14030 SE 139th St 4916 SE 2nd PI 14021 SE 136th St Renton. WA 98059 Kellv Randall 5010 SE 2nd St Renton. WA 980S9 Rob Willits 13905 SE 136th el Renton. WA 98059 Sarah Devine 15215 SE 272nd St, Ste. 204 Kent. WA 98042 Liz Ellis Maizel 13803 SE 144th St Renton. WA 98059 Margaret Pettv 23328 SE 113th St Issaquah. WA 98027 Renton. WA 98059 LaVonneScott 13621139th Ave SE Renton. WA 98059 Aaron Bareuther 5017 5E 2nd St Renton. WA 98059 Rick and Rita Jackson 5012 SE 2nd PI Renton. WA 98059 CBS Handley LLC 19625 SE 140th St Renton. WA 98059 G. Wavne Potter Novastar Development, Inc. 18215 72nd Ave S Kent. WA 98032 b~H:.!t::~:!~::!d1~~f~;;~~~ j'~':i}t:!)I;'~~ ~l~~:.:g~~;'i"'J!:<,,(;(~I:~!m;"F-::.~a Richard Stuth Russ Berg 25112 SE 208th St 14017 SE 139th St Maole Vallev. WA 98038 Renton. WA 98059 Barbara Rodgers Jim Hageman Quadrant Corp 4910 SE 2nd PI 14725 SE 36th Ave, 100 Renton. WA 98059 Bellevue. WA 98006 r ",a6p3 dn-dOd asodxa I ~ aUIl 6uOI" puas I Renton. 98059 Mary & Michael Miller 1916 33rd St SE Auburn. WA 98002 TImothy Michaud 3S5 Field PI SE Renton. WA 98058 Colin & Tina Urv 4905 SE 2nd PI Renton, WA 98059 Roy & Kathleen Luquette 13714 139th Ave SE Renton. WA 98059 .'~~~ ,\\l_:'~ ,-~;;:::~~7-~:::-:-i:J Loretta. Ben. Phu Van & Hein T Lo. Tran & Da 14021 SE 136th St Renton. WA 98058 Scott & Robin McMahill 14125 SE 136th St Renton. WA 98059 Johnnv Bulow 13915 136th PI SE Renton. WA 98059 r I I I @Og~S a~eldwa.L @AJaA''1 asn slaq., ®Iaad Ase; I 2 3 4 5 6 7 8 9 10 11 12 13 14 IS • • BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Copperwood Preliminary Plat Preliminary Plat LUA14-000550 ) ) ) FINAL DECISION ) ) ) ) ) ) SUMMARY 16 The applicant requests preliminary plat approval, two street improvement modifications and a critical areas exemption for a 47-lot residential subdivision. The preliminary plat, street 17 modifications and critical areas exemption are approved with conditions. 18 19 20 21 22 23 24 25 26 TESTIMONY Rocale Timmons, Senior Planner, stated that the project site consists of eight parcels between Field Avenue and 103rd Avenue at the south side of SE 2nd Place. The applicant is requesting a concurrent lot line adjustment to three of the subject parcels and an abutting parcel to define the preliminary plat boundaries. Currently, the site has six single family residences and detached structures. All of the existing structures would be removed except for one residence, which will be relocated to lot 44. The project site is surrounded by large single-family residences and is bounded by King County to the south, west, and east. The project site is approximately 12.68 acres and is within the residential R-4 zone which has 4 dwelling units per acre. The planned 47 lots will have a density of 4.44 dwelling units per acre. The applicants is proposing a small lot cluster because of the existing critical areas on site. The site contains a class 2-3 stream named Maplewood Creek and several critical slopes. Lot sizes would range from 4,996sqft to 19,429sqft. The applicant proposes 5 tracts for sensitive areas, storm drainage, open space, and access. There are 3.5 acres of native PRELIMINARY PLAT - I I 2 3 4 5 6 7 8 9 10 II 12 13 14 IS 16 17 18 19 20 21 22 23 24 25 26 • • and open space to comply with small lot cluster requirements. A portion of this space is around the proposed detention pond. There is a 25ft wide open space tract on the western perimeter. There are 272 existing trees, and the applicant proposes to retain 34. Access would be from SE 2nd place via a looped public street. There are two dead-end shared driveways that will provide access to 4 lots as well as Tract B. ' Lot 47 is proposed as a pipe stem lot and lot 46 is will be accessed directly from SE 2nd Place. The applicant proposes a stormwater pond to be located at Tract B. This stormwater pond would discharge into Maplewood Creek. According to Ms. Timmons, the applicant is requesting preliminary plat and environmental review. The application included a street modification and critical area exemption as well. Staff received multiple comment letters, noting concern with a variety of issues including traffic, privacy, and environmental impacts. On September 15th, the environmental committee issued a determination of non-significance mitigated with six mitigation measures. There was an appeal period that ended on October 3rd with no appeals filed. However, staff received a request for clarification in regard to mitigation number 3. Mitigation measure number 3 relates to site construction and seasonal limitations to construction. Ms. Timmons submitted Exhibits 22 and 23 which provide clarification about the construction limitations. Exhibit 23 is a clarification memo that notes that landscaping, housing, and sidewalk construction would not be limited to dry-weather months. Site clearing and grading would be restricted to dry-weather months. The other mitigation measures included setback from the crest of the site, additional downstream analysis, and enhanced water treatment quality. Ms. Timmons noted that the proposal was found to comply with Renton's Comprehensive Plan and its policies if all conditions of approval are met. In regard to development standards, the proposal meets the standards as modified through the R-8 standards via clustering. In regard to density, using rounding provisions found in RMC 4-11-040, the density meets the R-4 zoning designation. Staff is in support of lot-clustering if all conditions of approval are met. Neighboring property owners have historically enjoyed a large separation between homes as well as views of natural vegetation on the subject site that will change as a result of the proposal. The proposed 3.5 acres of native and passive open space is intended to meet the small lot clustering requirements. The retained stream and buffer is intended to act as a buffer to the east. The proposed tract along the western perimeter also would serve as a visual buffer. There was no visual buffer provided along the south portion of the site, thus staff is recommending additional trees. Specifically, staff is recommending two trees per lot along the southern border. Evergreen trees fall within this recommendation. Staff is also recommending additional trees be planted in a 25ft buffer area on the western edge. The proposal complies with all critical area regulations. There is a class 2-3 stream on site. The applicant is not proposing any alterations to the stream on site, but it is proposing a stormwater outfall to the stream buffer, a small walking trail, and a drainage tract. These impacts would be addressed by buffer averaging and enhancement actions. A loss of 1700ft of buffer would be averaged by 3200ft. The modified buffers are more than adequate to protect stream functions. The proposal is compliant with the community asset regulations. The applicant is required to retain 30 percent of trees not located in critical areas, proposed rights-of-way, and access easements. Of the 272 trees, 160 trees would be excluded from the tree retention requirements. The applicant is PRELIMINARY PLAT - 2 I 2 3 4 5 6 7 S 9 10 II 12 13 14 IS 16 17 IS 19 20 21 22 23 24 25 26 • • proposing to retain 34 trees which meets code requirements. The proposal complies with subdivision regulations in RMC 4-7 if all conditions of approval are met. According to Ms. Timmons, pipe stem lots are permitted to achieve minimum density ifthere are no alternatives, thus staff recommends the elimination of proposed pipe stem lot 47. Shared driveways are encouraged, thus staff recommends lot 46 have access via the loop road and not direct access via SE 2nd. This would eliminate the curb cut along SE 2nd. The applicant submitted a traffic impact analysis which showed there would be 390 new daily trips generated. The study found impacted intersections will continue to operate at an acceptable level of service. In regard to sight distance concerns for the intersection of 139th at SE 2nd Place, the study determined that a stop sign is needed for this intersection. Also, intersection warning signs are needed along SE 2nd place to warn westbound traffic of the upcoming intersection. She does not know if any analysis was done of 13Sth. The sight issue at 139th is existing so the city will not be placing the burden of mitigation on the applicant. In regard to street modification requests, the applicant has applied to eliminate the requirement for frontage improvements along 143rd Ave SE and to rearrange required improvements for SE 2nd Place. The improvements along 143rd would be encumbered by the existing stream on site. The applicant is requesting not to make the improvements along I 43rd so as not to place the stream in a culvert. The applicant is requesting to flip the sidewalk with the landscape planter on SE 2nd Place for a small section of street to make the sidewalk closer to the street to eliminate the need to increase the culvert for Maplewood Creek. The remaining portions of SE 2nd will comply with code required frontage improvements. Staff requests approval of these modifications as they do reduce proposed impacts. Staff does want the sidewalk and landscape flipped back at approximately 20ft of the eastern sidewalk area of SE 2nd. Staff is also asking that the applicant construct a split rail fence along the open space and critical areas near I 43rd to provide a clear delineation between the actual roadway and the critical area. In regard to the availability of public services, there are sufficient resources to support the proposed development. Maplewood Elementary is located within walking distance of the proposed subdivision. The applicable middle and high schools are not within walking distance. The proposed frontage improvements along SE 2nd Place would provide safe walking conditions for students to Maplewood Elementary. Staff is recommending a condition that the applicant provide a designated sidewalk across SE 2nd Place and/or provide a designated walking path along the south side of SE 2nd Place, east of the subject site. A water availability certificate would be required at the time of utility construction. There is an existing S inch sewer main under SE 2nd Place which the applicant plans on extending to the subject site. In regard to drainage, a drainage report was provided by the ·applicant according the 2009 King County Manual. Staff received several comments from surrounding property owners with respect to drainage and erosion concerns. The environmental review committee issued two mitigation measures with respect to drainage, Staff recommends approval of the application subject to the 14 conditions of approval listed in the staff report. Steven Lee testified that staff has reviewed the intersection of 139th and SE 2nd Place. In regard to Duvall Avenue, which is 13Sth, the intersection with SE 2nd Place is a 90 degree turn. He is unsure if staff reviewed the intersection of 13Sth and SE 2nd. PRELIMINARY PLAT-3 I 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 • • Ms. Timmons noted that the buffer averaging was included in the notice of hearing and was one of staff's conditions of approval. Applicant Testimony Wayne Potter, Barghausen Consulting Engineers, stated that the project has been revised multiple times to ensure it meets code regulations. The project provides 28 percent open space, which exceeds the 20 percent requirement. The majority of this open space is to provide buffering along Maplewood Creek. There is no direct access to the project from 143rd. The storm pond wiJI be in the southeast corner of the site and will have buffering around it. In regard to the fourteen conditions, the applicant mostly agrees with the conditions. In regard to Exhibit 23, the applicant agrees with the seasonal construction restraints. In regard to the south and west property lines, the applicant is fine with adding fencing in this area. The west property line would be lots I-II, thus there would be the lot fences and a 25ft buffer. The applicant is willing to work with staff on the types of trees planted along the south lot line. In regard to lots 46 and 47, the pipe stem lot, the applicant has reconfigured the layout to allow a shared driveway for lots 46 and 47. Kevin Jones, Transpo Group, testified that he is licensed as an engineer in Washington and is licensed as a professional traffic engineer. Mr. Jones reviewed the comment letters submitted to the city. In regard to the intersection at I 39th and SE 2nd Place, the intersection is located just west of the proposed plat. There was concern expressed with respect to sight distance at this intersection. His firm conducted an analysis of this intersection (Exhibit 26). He reviewed the intersection from both a safety standpoint and a traffic operations standpoint. From a safety standpoint, he measured what the available stopping sight distance is at the intersection. He compared this measurement to the national standards recommended for a minimum stopping sight distance. For both directions, the available stopping sight distance as of today is in excess of the recommended minimum. He also reviewed the collision history from 2010-2013. There has not been a single collision reported at the intersection in those 4 years. From a safety standpoint, there is not an existing safety hazard nor wiJI the increase in traffic from the new subdivision create one. From an operations standpoint, he calculated how welJ the intersection will function during the peak periods. He focused on the morning commute hour because that is the hour the I 39th approach has the greatest demand. The analysis showed the intersection operates with less than 10 seconds of delay during this peak hour. This finding is largely due to the low volumes. The level of service was calculated at "A." Additionally, he calculated entering sight distance and found there is adequate distance to the west, but limited distance to the east because of an existing crest-vertical curve. Based on this inadequate entering sight distance, a westbound motorist on SE 2nd may have to decelerate if a motorist was making a left-hand turn from 139th. This is not a significant traffic operations issue because there are so few motorists during the peak hour. In regard to the intersection of 13 8th (Duvall Ave) and SE 2nd Place, his firm also observed this intersection. He found that today the city has added double-yellow striping to keep motorists on the proper side of the street. AdditionalIy, signage is posted that identifies the bend and recommends a reduced speed limit. He also reviewed the 2010- 2013 collision history for this intersection and found no reported collisions for that time period. He does not believe there is a safety hazard. With respect to increases in traffic, there are roughly 1,000 PRELIMINARY PLAT - 4 I 2 3 4 5 6 7 8 9 10 11 12 13 14 IS 16 17 18 19 20 21 22 23 24 25 26 • • vehicles that travel on SE 2nd Place over the course of a day. The project will increase this daily trips on 138th Ave by approximately 230 daily trips which is not a significant increase. Under cross-examination by Russell Berg, Mr. Jones stated that his firm conducted the traffic analysis at 139th and SE 2nd Place on Tuesday, September 9 from 7am-9am. During that two-hour period, the peak hour was between 8am-9pm. The volumes are noted in Exhibit 26. To determine the average daily traffic, he utilizes tubes in the street. For turning movements, he uses cameras and watch the videos to determine the numbers. Under cross-examination by Ms. Luquette, Mr. Jones testified that, in regard to future demographics, he looks at the future year that represents the build-out of the plat. The future volumes are forecasted for 2016 with a 2 percent growth factor. In regard to demographics, there will be nominal changes in the volumes with changeover in the neighborhood. Even if the volumes that 139th serves doubled, the value is still so small that it would not have a great impact on level of operation. From a safety standpoint, the traffic being doubled increases the likelihood that the flow westbound may be decreased but this does not affect safety. The safety hazard is tied to the stopping sight distance, and the stopping sight distance is adequate both east and west bound. Public Testimony Liz Mencel stated she is representing the 180 homeowners who live in Maplewood Heights. Over the years, there have been many new developments in the surrounding area. As development has increased, the water in Maplewood Creek has increased. The holding ponds built with the developments do not control the natural springs. When the trees are taken down, all of the water drainage increases. This has caused several slides, and property owners are concerned about their homes on the edge. In the past, there was a huge slide at the edge of Maplewood Heights which blocked Cedar River. This project will cause even more drainage and may cause another slide. Russell Berg testified that all of the safety analysis done of SE 2nd Place was assuming a certain speed of cars traveling the road. Steven Lee answered that Mr. Jones did the analysis based on actual speeds. Russell Berg noted that cars speed on SE 2nd Place often. In regard to 13 8th, the guardrail has had to been replaced at least once a year because of cars hitting it. Richard Thompson stated that he lives in the Maplewood Heights area. He is concerned about 143rd Avenue. He asked if the city has reviewed the erosion on the shoulder of the road and the slides that have taken place on its edge. He has asked the city to put signage on the road so people stop dumping their yard race into the crick on the road's side. Rick Jackson testified that he lives on SE 2nd Place on the north side of the proposed development. He is concerned for the. safety of the public who walk on his side of the street. From his corner PRELIMINARY PLAT - 5 I 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 • • eastbound all the way to north 138th there are no sidewalks. People run through the stop sign often. Children walk on the streets to get home from school because there are no sidewalks on the north side of SE 2nd Place. If sidewalks are not placed on the north side, appearance wise it will be strange as the rest ofthe street will be fully developed. Staff Rebuttal Steven Lee asked that staff extend the timeline to review the erosion on 143rd. Rocale Timmons said staff would also like additional time to review the traffic analysis conducted by the applicant. In regard to the drainage, staff is very sensitive to the downstream concerns. Staff is including mitigation measures that ensure water is treated on site and meets with enhanced basic water quality standards. Staff also added measures for increased buffers for the drainage pond and seasonal construction limitations to help with drainage concerns. In regard to sidewalks on the north side of the street, staff does not have the nexus to require the applicant to construct street improvements on the north side of the street. The applicant has provided safe walking conditions if all conditions are met. Applicant Rebuttal Mr. Jones said, in response to questions about speed data, that his analysis did not rely on the posted speed limit. Instead, he collected speed data via tubes placed on SE 2nd Place over a complete three-day period. The dates were September 9, 10, and II. Over that period, he found that the 85th percentile, the criteria used in traffic engineering for design and represents the speed 85 percent of the motorists were travelling, was 29 mph in the westbound direction and 28 mph in the eastbound direction. These were the speeds used for the sight-distance analysis. On overage, over the 3-day period, in the westbound direction, there were a total of 7 motorists captured going 35 mph or greater out of an average of 345. In regard to traffic collisions, he checked for collision reports from Duvall to the west at Jericho Ave. Mr. Potter testified that 143rd Street, at one point recently, was repaired. This collision is very close to the top bank of Maplewood Creek. The subject property has no direct access to 143rd, thus the proposal has large buffers. The markings referenced by Mr. Thompson are likely from surveying for utilities. Staff has recommended that fencing be provided around 143 rd , which will include signage that it is a sensitive area. As part of the project, the applicant will be cleaning the areas where dumping has occurred and replanting vegetation. In regard to children walking to school, there is a bus stop at the south side of SE 2nd Place for the middle and high schools. The bus stop is at the approximate location of where the new entrance into the project will be. For the elementary school, it is a walkable distance. The applicant will be providing curb-gutter sidewalks all along the frontage on SE 2nd Place, which will provide access for children to the school. The applicant will also be providing a cross-walk or proper striping for crossing the street. On the north side of SE 2nd Place, there is an existing sidewalk approximately halfway. PRELIMINARY PLAT - 6 I 2 3 4 5 6 7 8 9 10 11 12 13 14 IS 16 17 18 19 20 21 22 23 24 25 26 • • Barry Talkington, PE Civil Engineer with Barghausen Engineers, testified that the project will have a detention pond on site. Per the King County Manual, the pond will be a level 2 flow control facility and basic water quality. Staff has asked for additional downstream water analysis, and the applicant will be providing this analysis during final engineering design. Additionally, staff has asked for enhanced water quality, which the applicant will be providing. In regard to erosion control for downstream water flow, typically to deal with these types of concerns; a project needs to provide level 2 flow control. This project will already be providing level 2 flow control. These flow control requirements should be adequate, but the applicant will continue to monitor the flows. In regard to the number of springs in the area, in his opinion, these do not make a difference for flow analysis because they are existing conditions that are in many downstream courses. The project will not be paving over any steams. Mr. Thompson asked Mr. Talkington if there was an analysis of the flow rate of the creek and the amount of increased silt. Mr. Talkington answered that as part of the analysis he looked at the overall drainage basin that contributes to the crick. The project will not be increasing those flows because the level 2 flow requirement ensures that the applicant model the site as a completely forested site to begin with even though the subject site is mostly cleared as of today. In regard to looking at springs, Mr. Talkington stated that the downstream analysis requires a quarter mile review downstream of the site. If he sees a spring, then it is documented. If there is a stream on site, and he finds its on site, then it would need to be addressed. There are no springs on- site for this project. It is possible that spring could be discovered on site. Ms. Mencel stated that she has lived in the area since 1965 and knows there are springs all over. The springs have caused landslides in the past. New springs develop every year. Renton owns the property on the golf course, and this project could cause water issues for that property. The area cannot handle all of the new building developments. Mr. Lee, Renton Engineer, said the city is aware of the off-site spring issues with Maplewood Creek. The city has an annual project that is within a I-mile downstream point of the Copperwood development. . It is a collection system that collects sediment. Maplewood Creek has ongoing erosion issues that are the result of past developments discharging from slopes, increased run-off, and the number of springs. Past developments have been subjected to lower stormwater standards. Renton's current standards are a forested condition, which regulates applicants to develop with conditions as if they are forested with the runoff being less than existing amounts. The city has a capital improvement plan for Maplewood Creek to address many of the top-of-hill discharges from point sources discharging from streets. In regard to the springs, if there are springs found on site during construction, the applicant will need to address them. Renton does not have codes for addressing off-site springs. In regard to runoff, the city is requiring a level 2 downstream analysis, which includes upstream issues that may be found. The level 2 analysis is quantitative and will look for issues downstream from a quarter to one mile downstream. A level 1 analysis is qualitative. If during the level 2 analysis there are new impacts found, it could cause the size ofthe detention pond be upgraded to a level 3 flow-control which would discharge at a lesser rate. The city is not overly PRELIMINARY PLAT - 7 I 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 • • concerned with springs that are not found during on-site construction. However, the city does look at the geotech report. The geotech report submitted by the 'applicant did not indicate a spring system. It indicated that the water table was a little bit deeper than 5ft. Mr. Berg commented that his neighbor owns property adjoining the subject property. His neighbor has a spring and has to run a pump 24hrs/day to deal with overflow. His neighbor's property is in the southern area near planned lots 13 and 14. His neighbor wrote a letter to city staff noting his concerns. Ms. Timmons noted that the letter is Exhibit II C. She said there are no mentions of a spring in the letter; however, the letter notes concerns about grading impacting his property. Mr. Berg clarified that there are springs on the neighbor's property. Mr. Potter testified that erosion control and water quality are major issues for the Maplewood Community. The city continues to implement projects to deal with downstream water issues into Maplewood Creek. Staff has required additional water quality analysis conditions for the applicant. The applicant had a biologist review on-site springs as part of its proposal. Jeremy Downs, biologist at Soundview Consultants, stated that he personally walked the subject property and had a professional wetlands scientist with him. He inspected the site in Spring of 2014, which was officially the wettest Spring ever. The project has been designed to King County water quality standards, which are very stringent. Previous developments in the area did not have to meet these strict standards. He and the other professionals walked the entire property looking for wetlands, including springs. They found no springs or "wetland seeps" with the exception of the tributary to Maplewood Creek. There is a drainage collection system built in 1993 in the center of the site that has taken shallow groundwater and taken this water to the northwest comer of the site. Exhibit II C does not say the neighbor, Mr. Pilot, has a spring on his site, just groundwater. Additionally, according to Mr. Downs, Mr. Pilot has a septic system and in-ground pool. Shallow- groundwater is typical of the entire area. Water infiltrating into the subject property will not create increased springs like other areas because itis on the opposite side of the ravine. Water would have to flow upstream to create these springs. If shallow groundwater is found on-site, it would be dealt with as a construction issue. There are underground collection systems onsite that will have to be maintained or incorporated accordingly. Mr. Thompson asked where the silt comes from that flows downstream into the golf-course area. Mr. Downs answered that there are ,many upstream properties that have been designed to a much lower standard than the subject proposal. All water from the applicant's proposal will go through a detention pond. Mr. Lee testified that he has a background in traffic and stormwater engineering. He has a Masters in hydraulics. He has over 24 years of professional experience. The city is not concerned with shallow groundwater. From the geotech report, the closest test pit was test pit 6 which indicated a PRELIMINARY PLAT - 8 I 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 • • groundwater depth of 8ft. A spring is anywhere from surface to 2.5ft. He is not concerned about groundwater that could affect the hydrology different than the stormwater analysis. EXHIBITS Exhibits 1-21 listed on page 2 of the October 7, 2014 Staff Report, in addition to the Staff Report itself (Ex. I), were admitted into evidence during the public hearing. Additional exhibits admitted during the hearing are the following: Exhibit 22 Exhibit 23 Exhibit 24 Exhibit 25 Exhibit 26 Exhibit 27 Exhibit 28 Procedural: Email dated October 22 from Wayne Potter to Rocale Timmons Memo from Renton Staff clarifYing grading construction seasonal limitations Staff power point Kevin Jones resume Transpo Group report on intersection at 139th dated October 6th ' 10/13/14 memo from Rocale Timmons to Examiner 10/17114 letter from ~ayne Potter to Examiner FINDINGS OF FACT I. Applicant. Quadrant Corp. 2. Hearing. The Examiner held a hearing on the subject application on October 7, 2014 in the City of Renton Council City Chambers. The record was left open until Monday, October 13th for the City to address specified street and erosion issues. The public was given until Wednesday, October 15th to address the city comments. The applicant was given until Friday, October 17th for a final reply to the city and public comments. 3. Project Description. The applicant requests preliminary plat approval, a street improvement 20 modification and a critical areas exemption for a 47-lot residential subdivision. 21 22 23 24 25 26 The subject property is a collection of eight parcels located on the south side of SE 2nd Place between Field Place SE and Hoquiam/143 m Ave SE. The applicant is requesting a concurrent Lot Line Adjustment (LUAI4-000730) to three of the subject parcels, and an abutting parcel, in order to define the Preliminary Plat boundaries. The resulting 12.68-acre site is located within the Residential-4 dwelling units per acre (R-4) zoning classification. The 47 lots would result in a density of 4.44 dwelling units per acre. The applicant is proposing a small lot cluster due to critical areas on site for which R-8 development standards would be applied. Lot sizes would range from 4,996 square feet to 19,429 square feet. In addition to the 47 lots, 5 tracts are proposed for sensitive areas, storm drainage, open space and access. Access to the plat would be gained from SE 2nd Place via a new looped public street. The site currently contains six single family residences and several PRELIMINARY PLAT - 9 1 I I 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 • • detached structures all of which all would be removed with the exception of one residence to be relocated to the proposed Lot 44. The site contains a Class 2/Class 3 stream (Maplewood Creek) and critical slopes (exceeding 40%). A stormwater pond is proposed within Tract B, which would discharge into Maplewood Creek. The proposal includes two street modifications. The applicant is requesting a street modification, from RMC 4-6-060, in order to eliminate the requirement for frontage improvements along 143rd Ave SE and the rearrangement of required improvements for portions of SE 2nd Place. The modification request for SE 2nd Place is to solely allow for the rearrangement of required improvements for a small portion of SE 2nd Place to construct the sidewalk adjacent to the curb (Exhibit 2) as opposed to having a landscape planter in between the curb and the sidewalk. The critical areas exemption is for an outfall in a stream buffer, as described in more detail in Finding of Fact NO.5. 4. Adequacy of Infrastructure/Public Services. As conditioned, the project will be served by adequate/appropriate infrastructure and public services as folIows: A. Water and Sewer Service. The site is served by Water District 90 for water and the City of Renton for sewer. Water District 90 has provided a certificate of water availability for the proposal to the City of Renton. B. Police and Fire Protection. Police and fire service would be provided by the City of Renton. Police and fire service staff have concluded they have sufficient resources to serve the proposal. Fire impact fees will be colIected during building permit review to pay for proportionate share fire system improvements. C. Drainage. The applicant submitted a drainage report and drainage plan dated June 2, 2014, Ex: 8. Staff have determined that revisions are necessary to ensure compliance with the 2009 King County Surface Water Manual. SpecificalIy, staff is recommending that the drainage report be revised to include a Level 2 downstream analysis to better understand erosion and possible concentration of runoff in erosion sensitive downstream bodies. The recommendations of staff in this regard are made conditions of approval of this decision. As conditioned, the proposal is found to provide for adequate/appropriate stormwater controls. There was a significant amount of valid public concern expressed about slope failures in the vicinity caused by development with inadequate stormwater treatment. Some neighbors also believed that there were springs at the project site that could be adversely affected by the development. As testified by Steven Lee, prior development was based on PRELIMINARY PLAT -10 r-c----------- 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 D. • • significantly less comprehensive and effective stormwater regulation. Presumably in response to problems such as those faced by the City of Renton, the state required Renton and all other municipalities to adopt more stringent stormwater controls that ensured that stormwater volumes and velocities after development were the same as pre-development "forested" conditions. These stormwater controls are based upon meticulous calculations and the most advance stormwater science to ensure that post-development flow predictions are accurate. Engineers such as Mr. Lee are confident that the stormwater controls required by modem day stormwater regulation (specifically the 2009 King County Stormwater Manual) will adequately and appropriately mitigate against any stormwater impacts created by development. There is no expert testimony to the contrary so the preponderance of evidence clearly establishes that the stormwater controls required of the applicant will prevent the contribution to any off-site slope failures or similar problems the community has experienced in the past. With regard to the presence of springs or shallow ground water, the applicant has conducted both a wetlands and geotech review, Ex. 5, 6 and 7, and found no springs or shallow ground waters (less than 8 feet deep) on-site. Mr. Lee testified that from the geotech reports he is confident that there are no springs on site and there is no expert testimony to the contrary. Consequently, the staff's findings on this issue are taken as verities. Written comments expressed concern over the adequacy of proposed retention pond capacity. The applicant's calculations were prepared by qualified engineers and reviewed by the City's engineers. There has been no numerical analysis presented establishing any error in these calculations or any counter expert opinion provided on this issue. The preponderance of evidence establishes that the applicant's proposed stormwater system has adequate capacity to mitigate against adverse stormwater impacts as required by City regulations. Parks/Open Space. It is anticipated that the proposed development would generate future demand on existing City parks and recreational facilities and programs. A Parks Impact Fee, based on new single family lots, will be required in order to mitigate the proposal's potential impacts to City parks and recreational facilities and programs. Payment of the park impact fee will provide for adequate/appropriate park facilities. The proposal includes a significant amount of open space in order to qualifY for the City's small lot cluster provisions. The project development plan proposes 3.55 acres (28.02% of the site) in native and passive open space to meet the Small Lot Cluster requirements. PRELIMINARY PLAT -II I 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 E. • • A portion of this open space surrounds the proposed storm pond (wet pond) (Exhibit 2). Additional areas include a 25-foot wide open space tract along the western perimeter and the provision of a pedestrian pathway within the stream buffer (Exhibit 2). Public access is proposed in these open spaces. Given that RMC 4-2-115, which governs open space requirements, doesn't require any open space for subdivisions in the R-4 zone, it has to be concluded that the proposal provides for appropriate/adequate open space. Streets. The proposal provides for adequate/appropriate streets. City engineering staff have determined that the proposal will extend and create connetions between existing city streets pursuant to the City's street standards, RMC 4-6-060. The internal public streets have been proposed with a right-of-way width of 53 feet, which meets the City's complete street requirements for residential access streets. Pavement width of 26 feet, 0.5 foot wide curbs, 8 foot wide landscaped planters (on both sides of the street), 5 foot wide sidewalks (on both sides of the street), drainage improvements, and street lighting are required. Staff received comments from interested parties concerning the existing SE 139th Ave and SE 2nd Place intersection specifically related to sight distance concerns (Exhibit II.h). A substantial portion of the hearing was also devoted to this issue. City staff conducted an analysis of the intersection and determined a STOP sign is needed at the intersection in order to address horizontal sight distance. Additionally, staff has concluded due to the vertical curve in the street there is a visibility concern and that an intersection warning sign on the north side of SE 2nd Place is necessary to warn west bound traffic of the SE 139th Ave and SE 2nd Place intersection. While the proposed project will increase traffic at this intersection the site distance issues at this intersection are existing and were determined by staff to not be the responsibility of the applicant for complete mitigation. Therefore, the City of Renton Transportation Department is planning on providing the necessary improvements to this intersection. The examiner would normally be inclined to require the applicant to be for at least a portion of this new signage. City engineering analysis, Ex. 27, determined that there are some "outlier" vehicles travelling at speeds fast enough to cause site distance problems at the SE 139th/SE 2nd intersection. It would appear that the 390 daily trips added by the project to the road network would cause a proportionate increase in the "outlier" vehicles, with possibly a reduction factor to account for the vehicles of project residents who are familiar with the curve. However, staff have determined that the applicant will not contribute, at least in any material way, to this site distance problem. Given the absence of any expert testimony to counter the findings of staff, the preponderance of evidence establishes that the applicant's proposal will not materially contribute to site distance problems at the SE 139 th and SE 2nd Place intersection. PRELIMINARY PLAT -12 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 • • The applicant submitted a Traffic Impact Analysis prepared by Transpo Group, dated May, 2014 (Exhibit 9). The report states that the proposed development would generate approximately 390 net new daily trips. During the weekday AM peak hour, the project would generate approximately 31 net new trips (8 inbound and 23 outbound). During the weekday PM peak hour, the project would generate approximately 41 net new trips (26 inbound and IS outbound). The report also analyzed the level of service at the following intersections: NE 4th StiJericho Ave NE, SE 2 nd Place/Hoquiam Ave SE, and SE 2nd Place/Jericho Ave SE. The traffic study states that these intersections will continue to operate at an acceptable level of service. Staff have determined that the proposal meets the City's concurrency standards based upon a test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation (Exhibit 18). F. Parking. Sufficient area exists, on each lot, to accommodate required off street parking for a minimum of two vehicles per dwelling unit as required by Ci ty code. G. Schools. Adequate/appropriate provision is made for schools. It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Maplewood Elementary (0.4 miles from the subject site), McKnight Middle School (3.3 miles from the subject site) and Hazen High School (1.8 miles from the subject site). RCW 58.17.110(2) provides that no subdivision be approved without making a written finding of adequate provisions for safe walking conditions for students who walk to and from school and/or bus stops. Maplewood Elementary is within walking distance of the subject site while McKnight Middle and Hazen High schools would require future students to be transported to school via bus. The bus stop for McKnight Middle school is located at SE 2nd Place and l44th Ave SE. The bus stop for Hazen High School is located at Hoquiam Ave SE and SE 2nd Place (Exhibit 20). The applicant is proposing to provide street frontage improvements, including sidewalks, along the south side of the street for the frontage of the property (SE 2nd Place). To the east of the subject site there are no existing sidewalks on the south side of the street. On the north side of SE 2nd Place there are existing sidewalks to the east of the subject site. A safe walking route to Maplewood Elementary and bus stops for McKnight Middle and Hazen High schools would necessitate either the provision of a designated crosswalk across SE 2nd Place and/or the installation of the sidewalks on the south side of SE 2nd St, east ofthe subject property. Therefore, a condition of approval requires the applicant to either provide a designated crosswalk, across SE 2 nd Place, to connect to the existing sidewalk on the north side of street. Alternatively the applicant may install designated walking path, on the south side of SE 2 nd Place, east of the subject property to an existing SE 2nd place crosswalk, in PRELIMINARY PLAT -13 ,----------------------------- I 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 • • order to provide a safe route to school/designated school bus st~ps. A safe route to school/designated school bus stops plan shal\ submitted to, and approved .by the Current Planning Project Manager, prior to construction permit approval. A School Impact Fee, based on new single family lots, will also be required in order to mitigate the proposal's potential impacts to Renton School District. The fee is payable to the City as specified by the Renton Municipal Code at the time of building permit application. Currently the fee is assessed at $5,455.00 per single family residence and would increase to $5,541.00 on January I, 2015. At least one neighbor was of the opinion that the north side of SE 2 nd Place should be developed with sidewalks both to provide safer school walking conditions and for aesthetic reasons as well. Staff correctly responded during the hearing that the City doesn't have the legal "nexus" to require sidewalks on both sides of the street. Case law is very clear that developers can only be required to make street improvements proportionate to their project impacts, and this this means half street (half of the street width along project frontage) improvements for street frontage. See. Sparks v. Douglas County. 127 Wn.2d 901, 918 (1995); Burton v. Clark County, 91 Wn. App. 505, 516-17 (1998). 5. Adverse Impacts. There are no adverse impacts associated with the proposal as conditioned. Adequate public facilities and drainage control are provided as determined in Finding of Fact No.4. Impacts of particular concern are individual\y addressed below: A. Compatibility. The proposal involves single-family housing at a density 4.44 dwelling units per acre, which when rounded as permitted by City code is consistent with the maximum of 4 dwel\ing units per acre al\owed in the R4 zoning classification. This is a legislatively set· standard of what is considered a compatible density for the area. Consequently, there are no issues of compatibility with surrounding development based on density. The proposed design and conditions of approval also provide buffering on al\ sides adjoined by residential uses to maximize compatibility. The retained stream and buffer is intended to act as a buffer to the east. The proposed tract along the western perimeter also serves as a visual buffer. There was no visual buffer provided along the south portion of the site, so the conditions of approval require additional trees, specifical\y, two trees per lot. Evergreen trees fall within this recommendation. The condition also require that additional trees be planted in a 25ft buffer area on the western edge. B. Critical Areas. Critical areas located on site are Maplewood Creek, an artificial\y created swale with emergent wetland vegetation that drains into the creek and 50-70% slopes that line the creek. No construction is proposed upon or across these steep slopes, as shown in the site plans included in the geotechnical report, Ex. 7. The creek was initial\y classified PRELIMINARY PLAT -14 1 2 3 4 5 6 7 8 9 \0 11 12 \3 14 15 16 17 18 19 20 21 22 23 24 25 26 • • as a Type 3 stream, but then a portion of the creek below a fish barrier was re-classified to a Type 3 stream in response to Mukleshoot comments regarding the presence of fish. The buffer for the Type 2 portion of the stream is 100 feet and for the Type 3 portion is 75 feet. Buffer averaging has been approved by City staff to allow deviation from these buffers width, resulting in a net increase of overall buffer area by 1,442 square feet. Staff recommended restoration and enhancement measures are also imposed by this decision in order to ensure that the proposal does not significantly adversely affect the creek or its buffers. Staff determined that with this mitigation the proposal would substantially improve stream buffer functions including enhanced wildlife habitat and improvements to water quality functions by establishing a highly structured native plant community and constructing a protective fence with signage to prevent continued disturbance of buffer areas. The mitigation measures would also help ensure that water quality and fish and wildlife habitat functions would be improved from its current state. The applicant also proposes a stormwater outfall into the stream buffer, necessitating a critical areas exemption. The outfall is found to qualify as an exemption in the Conclusions of Law below. C. Slope Failure Along 143 rd Ave SE. Residents expressed concern over slope failure 143 rd Ave, adjacent to the ravine for Maple Creek. Neighbors have witnessed some slope failure along this area. In Ex. 27, staff determined that there has been some top of bank movement over the last two years caused by the dumping of yard debris into the ravine, steep slopes and high creek flows. The proposal does not contribute to this problem, as the creek and its ravine will be placed in a sensitive areas tract and the development will not increase stormwater flows to this area. The conditions of approval also require split rail fence along 143rd along with critical areas sign age that will help prevent any further dumping into the ravine. As further discussed in Ex. 27, additional stormwater analysis and mitigation require of the proposal is designed to mitigate against any erosion impacts to the creek. Conclusions of Law I. Authority. RMC 4-7-020(C) and 4-7-050(D)(5) provide that the Hearing Examiner shall hold a hearing and issue a final decision on preliminary plat applications. RMC 4-8-080(G) classifies preliminary plat applications as Type III applications. RMC 4-8-080(G) classifies development standard modifications as Type I applications. The process for critical area exemption review outlined in RMC 4-3~050(C) also appears to be a Type I review. RMC 4-8-080(C)(2) requires consolidated permits to each be processed under "the highest-number procedure", which in this case is Type 111 review, involving a review and a final decision issued by the hearing examiner. PRELIMINARY PLAT -15 I 2 3 4 5 6 7 8 9 10 11 • • 2. Zoning/Comprehensive Plan Designations. The subject property is zoned R-4 and has a comprehensive plan land use designation of Residential Low Density. 3. Review Criteria. Chapter 4-7 RMC governs the criteria for subdivision review. Applicable standards are quoted below in italics and applied through corresponding conclusions oflaw. RMC 4-7-080(B): A subdivision shall be consistent with the following principles of acceptability: 1. Legal Lots: Create legal building sites which comply with all provisions of the City Zc;ning Code. 2. Access: Establish access to a public road for each segregated parcel. 3. Physical Characteristics: Have suitable physical characteristics. A proposed plat may be denied because of flood, inundation, or wetland conditions. Construction of protective improvements may be required as a condition of approval, and such improvements shall be noted on the final plat. 4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water supplies and sanitary wastes. 12 4. As to compliance with the Zoning Code, Finding 24(2) of the staff report is adopted by 13 14 15 16 17 reference as if set forth in full. As depicted in the plat map, Ex. 2, each proposed lot will directly access a public road. As determined in Finding of Fact No. 4 and 5, the project is adequately designed to prevent any impacts to critical areas. No flooding problems are anticipated because as determined in Finding of Fact No. 4 the proposal is served by adequate/appropriate storm water facilities and the project is not located in a floodplain. As determined in Finding of Fact No.4, the proposal provides for adequate public facilities. 5. RMC 4-7-080(1)(1): ... The Hearing Examiner shall assure conformance with the general 18 purposes of the Comprehensive Plan and adopted standards ... 19 20 21 22 23 24 6. The proposed preliminary play is consistent with the Renton Comprehensive Plan as outlined in Finding 24(1) of the staffreport, which is incorporated by this reference as if set forth in full. RMC 4-7-120(A): No plan for the repiatting, subdivision, or dedication of any areas shall be approved by the Hearing Examiner unless the streets shown therein are connected by surfaced road or street (according to City specifications) to an existing street or highway. 7. All of the internal roads ofthe proposed subdivision connect to SE 136th St., an existing road. RMC 4-7-120(B): The location of all streets shall conform to any adopted plans for streets in the 25 City. 26 PRELIMINARY PLAT -16 • • I 8. The City's adopted street plans are not addressed in the staff report or anywhere else in the 2 3 administrative record. However, the only other street connections that appear possible within steep slope and existing development pattern are those proposed by the applicant. RMC 4-7-120(C): If a subdivision is located in the area of an officially designed [sic} trail, 4 provisions shall be made for reservation of the right-ol-way or for easements to the City for trail 5 purposes. 6 9. The subdivision is not located in the area of an officially designated trail. 7 8 9 10 II 12 \3 14 IS 16 17 18 19 20 21 22 23 24 25 26 RMC 4-7-130(C): A plat. short plat. subdivision or dedication shall be prepared-in conformance with the following provisions: 1. Land Unsuitable for Subdivision: Land which is found to be unsuitable for subdivision includes land with features likely to be harmful to the safety and general health of the future residents (such as lands adversely affected by flooding, steep slopes. or rock formations). Land which the Department or the Hearing Examiner considers inappropriate for subdivision shall not be subdivided unless adequate safeguards are prOVided against these adverse conditions. a. Flooding/Inundation: If any portion of the land within the boundary of a preliminary plat is subject to flooding or inundation, that portion of the subdivision must have the approval of the State according to chapter 86.16 RCW before the Department and the Hearing Examiner shall consider such subdivision. b. Steep Slopes: A plat, short plat, subdivision or dedication which would result in the creation of a lot or lots that primarily have slopes forty percent (40%) or greater as measured per RMC 4-3- 050JIa, without adequate area at lesser slopes upon which development may occur, shall not be approved. 3. Land Clearing and Tree Retention: Shall comply with RMC 4-4-130, Tree Retention and Land Clearing Regulations. 4. Streams: a. Preservation: Every reasonable effort shall be made to preserve existing streams, bodies of water, and wetland areas. b. Method: If a stream passes through any of the subject property, a plan shall be presented which indicates how the stream will be preserved. The methodologies used should include an overflow area, and an attempt to minimize the disturbance of the natural channel and stream bed. PRELIMINARY PLAT -17 I 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 • • c. Culverting: The piping or tunneling of water shall be discouraged and allowed only when going under streets. d. Clean Water: Every effort shall be made to keep all streams and bodies of water clear of debris and pollutants. 10. The criterion is met. The land is suitable for a subdivision as the stormwater design assures that it will not contribute to flooding and that water quality will not be adversely affected. Development will not encroach into critical areas except as authorized by the City's critical area regulations. No piping or tunneling of streams is proposed. Trees will be retained as required by RMC 4-4-130 as determined in the staff report. The on-site stream will be protected by the critical area ordinance compliant buffer that applies to it. The City's stormwater regulations provide for adequate protection of water quality for the on-site stream and wetland. RMC 4-7-140: Approval of all subdivisions located in either single family residential or multi- family residential zones as defined in the Zoning Code shall be contingent upon the subdivider's dedication of land or providing fees in lieu of dedication to the City, all as necessary to mitigate the adverse effects of development upon the existing park and recreation service levels. The requirements and procedures for this mitigation shall be per the City of Renton Parks Mitigation Resolution. 11. City ordinances require the payment of park impact fees prior to building permit issuance. RMC 4-7-150(A): The proposed street system shall extend and create connections between existing streets unless otherwise approved by the Public Works Department. Prior to approving a street system that does not extend or connect, the Reviewing Official shall find that such exception shall meet the requirements of subsection E3 of this Section. The roadway classifications shall be as defined and designated by the Department. 12. The proposed street system connects to existing streets. RMC 4-7-150(8): All proposed street names shall be approved by the City. 13. As conditioned. RMC 4-7-150(C): Streets intersecting with existing or proposed public highways, major or secondary arterials shall be held to a minimum. 14. There is no intersection with a public highway or major or secondary arterial. RMC 4-7-150(D): The alignment of all streets shall be reviewed and approved by the Public Works Department. The street standards set by RMC 4-6-060 shall apply unless otherwise approved. Street PRELIMINARY PLAT -18 2 3 4 5 6 7 • • alignment offiets of less than one hundred twenty five feet (J 25') are not desirable, but may be approved by the Department upon a showing of need but only after provision of all necessary safety measures. IS. As determined in Finding of Fact 4, the Public Works Department has reviewed and approved the adequacy of streets, which includes compliance with applicable street standards. RMC 4-7-1S0(E): 1. Grid: A grid street pattern shall be used to connect existing and new development and shall be the 8 predominant street pattern in any subdivision permitted by this Section. 9 10 II 12 13 14 IS 16 17 18 19 20 21 22 23 24 25 2. Linkages: Linkages, including streets, sidewalks, pedestrian or bike paths, shall be provided within and between neighborhoods when they can create a continuous and interconnected network of roads and pathways. Implementation of this requirement shall comply with Comprehensive Plan Transportation Element Objective T-A and Policies T-9 through T-I6 and Community Design Element, Objective CD-M and Policies CD-50 and CD-60. 3. ~xceptions: a. The grid pattern may be adjusted to a "flexible grid" by reducing the number of linkages or the alignment between roads, where thefollowingfactors are present on site: i. Infeasible due to topographicallenvironmental constraints; and/or ii. Substantial improvements are existing. 4. Connections: Prior to adoption of a complete grid street plan, reasonable connections that link existing portions of the grid system shall be made. At a minimum, stub streets shall be required within subdivisions to allow future connectivity. 5. Alley Access: Alley access is the preferred street pattern except for properties in the Residential Low Density land use designation. The Residential Low Density land use designation includes the RC, R-I, and R-4 zones. Prior to approval of a plat without alley access, the Reviewing Official shall evaluate an alley layout and determine that the use of alley(s) is not feasible ... 6. Alternative Configurations: Offiet or loop roads are the preferred alternative configurations. 7. Cul-de-Sac Streets: Cul-de-sac streets may only be permitted by the Reviewing Official where due to demonstrable physical constraints no future connection to a larger street pattern is physically 26 possible. PRELIMINARY PLAT -19 2 3 4 5 6 7 8 • • 16. The proposed and required connections are the maximum that can be included given the steep slopes and existing development constraints. Alley access is not required because the proposal is in the Residential Low Density land use designation. The proposal includes a looped road as encouraged by the criterion above .. The criterion above is met. RMC 4-7-1S0(F): All adjacent rights-aI-way and new rights-aI-way dedicated as part of the plat. including streets. roads. and alleys. shall be graded to their full width and the pavement and sidewalks shall be constructed as specified in the street standards or deferred by the Planning/Building/Public Works Administrator or his/her designee. 17. As proposed. RMC 4-7-1S0(G): Streets that may be extended in the event of future adjacent platting shall be 9 required to be dedicated to the plat boundary line. Extensions of greater depth than an average lot . 10 shall be improved with temporary turnarounds. Dedication of a full-width boundary street shall be II 12 13 14 required in certain instances to facilitate future development. 18. There are no streets that could be extended in the event of future adjacent platting under the approved subdivision design. RMC 4-7-170(A): Insofar as practical. side lot lines shall be at right angles to street lines or radial to curved street lines. As depicted in Ex. 2, the side lines are in conformance with the requirement quoted above. 15 19. 16 RMC 4-7-170(8): Each lot must have access to a public street or road. Access may be by private 17 access easement street per the requirements of the street standards. 18 20. As previously determined, each lot has access to a public street. 19 20 21 22 RMC 4-7-170(C): The size. shape. and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Further subdivision of lots within a plat approved through the provisions of this Chapter must be consistent with the then-current applicable maximum density requirement as measured within the plat as a whole. 23 21. As previously determined, the proposed lots comply with the zoning standards of the R-4 24 25 26 zone, which includes area, width and density. RMC 4-7-170(D): Width between side lot lines at their foremost points (i.e .. the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1) pipestem lots. which shall have a minimum width of PRELIMINARY PLAT -20 I 2 3 4 5 6 • • twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35'). 22. As shown in Ex. 2 and modified by the conditions of approval, the requirement is satisfied .. RMC 4-7-170(E): All lot corners at intersections of dedicated public rights-ol-way, except alleys, shall have minimum radius offifteenfeet (15'). 23. As conditioned. 7 RMC 4-7-190(A): Due regard shall be shown to all natural features such as large trees, 8 9 10 11 12 13 14 watercourses, and similar community assets. Such natural features should be preserved, thereby adding attractiveness and value to the property. 24. The on-site wetland and stream is set-aside from the developed portion of the subdivision. The criteria above is met. RMC 4-7-200(A): Unless septic tanks are specifically approved by the Public Works Department and the King County Health Department, sanitary sewers shall be provided by the developer at no cost to the City and designed in accordance with City standards. Side sewer lines shall bi! installed eight feet (8') into each lot if sanitary sewer mains are available, or provided with the subdivision development. IS 25. As conditioned. 16 17 18 19 RMC 4-7-200(8): An adequate drainage system shall be provided for the proper drainage of all surface water. Cross drains shall be provided to accommodate all natural water flow and shall be of sufficient length to permit full-width roadway and required slopes. The drainage system shall be designed per the requirements of RMC 4-6-030, Drainage (Surface Water) Standards. The drainage system shall include detention capacity for the new street areas. Residential plats shall also include detention capacity for future development of the lots. Water quality features shall also be designed to 20 provide capacity for the new street pavingfor the plat. 21 22 23 24 25 26 26. The proposal provides for adequate drainage that is in conformance with applicable City drainage standards as determined in Finding of Fact No.4. The City's stormwater standards, which are incorporated into the technical information report and will be further implemented during civil plan review, ensure compliance with all of the standards in the criterion quoted above. RMC 4-7-200(C): The water distribution system including the locations of fire hydrants shall be designed and installed in accordance with City standards as defined by the Department and Fire Department requirements. PRELIMINARY PLAT -21 I 2 3 • • 27. The details of the water distribution system and location of fire hydrants will be subject to City engineering civil review as part of final plat review. RMC 4-7-200(D): All utilities designed to serve the subdivision shall be placed underground. Any utilities installed in the parking strip shall be placed in such a manner and depth to permit the 4 planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all 5 6 7 8 9 10 11 12 service connections, as approved by the Department. Such installation shall be completed and approved prior to the application of any surface material. Easements may be required for the maintenance and operation of utilities as specified by the Department. 28. As conditioned. RMC 4-7-200(E): Any cable TV conduits shall be undergrounded at the same time as other basic utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line by subdivider as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and/or land owner. The subdivider shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to 13 final ground elevation and capped. The cable TV company shall provide maps and specifications to 14 the subdivider and shall inspect the conduit and certifY to the City that it is properly installed. As conditioned. 15 29. 16 RMC 4-7-210: 17 18 19 20 21 A. MONUMENTS: Concrete permanent control monuments shall be established at each and every controlling corner of the subdivision. Interior monuments shall be located as determined by the Department. All surveys shall be per the City of Renton surveying standards. B. SURVEY: 22 All other lot corners shall be marked per the City surveying standards. 23 24 25 26 C. STREETSIGNS: The subdivider shall install all street name signs necessary in the subdivision. 30. As conditioned. PRELIMINARY PLAT -22 1 2 3 4 5 6 7 8 9 10 ~ ~ ----~--~~ --~------------ • • Critical Areas Exemption RMC 4-3-0S0(C)(S)(d)(i): [The following is exempt] New surface water discharges to wetland Categories 1. 2 and 3. or buffers of Categories 1. 2 and 3. and to streams or lakes from detention facilities. presettlement ponds or other surface water management structures; provided. the discharge meets the requirements of the Storm and Surface Water Drainage Regulations (RMC 4-6-030); will not result in significant adverse changes in the water temperature or chemical characteristics of the wetland or stream/lake water sources; and there is no increase in the existing rate of flow unless it can be demonstrated that the change in hydrologic regime would result in equal or improved wetland or stream/lake functions and vallfes. Where differences exist between these regulations and RMC 4-6-030. these regulations will take precedence. 11 31. As conditioned, the outfall into Maple Creek proposed by the applicant qualifies for a critical 12 13 14 15 16 17 18 19 20 21 22 23 24 areas exemption as outlined at pages 13 of the staff report. Modifications RMC 4-9-2S0(D)(2): Whenever there are practical difficulties involved in carrying out the provisions of this Tit/e. the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical. that the intent and purpose of the governing land use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of this Code. and that such modification: 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 be injurious to other property(ies) in the vicinity; d. Conforms to the intent and purpose of the Code; e. Can be shown to be justified and required for the use and situation intended; and f Will not create adverse impacts to other property(ies) in the vicinity. 32. The criterion above are met for the requested street modifications idenified in Finding of Fact 25 No.3 for the reasons identified at pages 16-17 of the staff report. 26 PRELIMINARY PLAT -23 2 3 4 5 6 7 8 9 10 11 12 13 14 IS 16 17 18 19 20 21 22 23 24 25 26 • • DECISION The proposed preliminary plat, street improvement modifications and critical areas exemption are approved, subject to the following conditions: I. The applicant shall comply with mitigation measures issued as part of the Mitigated Determination of Non-Significance for the proposal. 2. All proposed street names shall be approved by the City. 3. All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of fifteen feet (IS'). 4. Side sewer lines shall be installed eight feet (8') into each lot if sanitary sewer mains are available, or provided with the subdivision development. 5. All utilities designed to serve the subdivision shall be placed underground. Any utilities installed in the parking strip shall be placed in such a manner and depth to permit the planting of trees. Those ·utilities to be located beneath paved surfaces shall be installed, including all service connections, as approved by the Department of Public Works. Such installation shall be completed and approved prior to the application of any surface material. Easements may be required for the maintenance and operation of utilities as specified by the Department of Public Works. 6. Any cable TV conduits shall be undergrounded at the same time as other basic utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line by Applicant as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service ,to the development shall be borne by the developer and/or land owner. The applicant shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to final ground elevation .and capped. The cable TV company shall provide maps and specifications to the applicant and shall inspect the conduit and certify to the City that it is properly installed. 7. The applicant shall be required to record the Copperwood lot line adjustment (LUAI4- 000730) prior to Final Plat Recording. 8. Additional trees shall be planted within the provided 25-foot open space tract along the western border of the site, specifically the planting of additional trees to replace removed trees within the tract that have been considered dead, diseased or dangerous (Exhibit 13). Additionally, the applicant shall be required to plant two evergreen trees, per lot, along the southern perimeter of the site. These shall be placed into an easement identifying the requirement for retention of the trees in perpetuity, if removed such trees shall be replaced at a 1: 1 ratio. Such landscaping or landscape plus fencing shall be, at a minimum, 6-feet high at maturity and at least 50% sight-obscuring. Existing healthy mature trees which are located within the 25-foot wide open space tract shall be maintained and protected during construction unless determined by an Arborist that such tree is dead, diseased, or dangerous. A revised landscape plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. PRELIMINARY PLAT -24 I 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 • • 9. Open space tracts shall be shown and recorded on the face of the plat to be preserved in perpetuity. 10. All structures proposed for removal or relocation shall be demolishedandlor relocated and all inspections complete prior to Final Plat approval. II. The applicant shall be required to submit a revised landscape plan, depicting a 10-foot wide on-site landscape strip for all lots. The final detailed landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. Such landscaping shall include a mixture of trees, shrubs, and groundcover as approved by the Department of Community and Economic Development. 12. The applicant shall eliminate access directly from SE 2 nd Place for proposed Lot 46. As an alternative the applicant may provide shared access to Lot 46 via the internal looped road. The revised plat plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. Should the revised plat plan result in an additional access easementlright-of-way dedication the applicant shall be required to submit a revised density worksheet with the revised plat plan demonstrating compliance with the density requirements of the R-4 zone. 13. The applicant shall submit a Final Stream Mitigation Plan for impacts (tight-lining of drainage system, trail, and buffer averaging) to the critical area buffer. The Final Mitigation Plan shall be submitted to, and approved by, the Current Planning Project Manager prior to utility construction permit approval. The applicant shall also establish a Native Growth Protection Easement over that part of the site encompassing the stream and buffer area and place fencing and signage along the outer buffer edge which would include the buffer edge along the west side of I 43'd Ave SE. 14. The applicant shall revise the SE 2nd Place cross section to transition to the code required street standard (landscaping in between the sidewalk and the curb) at the eastern boundary of the Maplewood Creek buffer. The revised street cross section shall be submitted to, and· approved by, the Current Planning Project. Manager prior to construction permit approval. 15. The applicant shall be required to place a split rail fence along the eastern boundary of the critical area/open space tract adjacent to the modified 143 m Ave SE street. 16. The applicant shall be required to submit a Final Mitigation Plan demonstrating compliance with the discharge meets the requirements of the Storm and Surface Water Drainage Regulations (RMC 4-6-030); will not result in significant adverse changes in the water temperature or chemical characteristics of the stream; and there is no increase in the existing rate of flow (RMC 4-3-050C.5.d.i). The Final Mitigation Plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. 17. The applicant shall submit a revised plat plan depicting the elimination of the lot (Lot 47) within the subdivision. The applicant may submit an alternative plan which provides access to Lot 47 according to RMC 4-6-060, Street Standards. Should the revised plat plan result in an additional access easementlright-of-way dedication the applicant shall be required to submit a revised density worksheet demonstrating compliance with the density requirements of the R -4 zone. The revised plat plan, and density worksheet if PRELIMINARY PLAT -25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 • • needed, shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. 18. The applicant shall provide a designated crosswalk, across SE 2nd Place, to connect to the existing sidewalk on the north side of street. Alternatively the applicant may designated walking path, on the south side of SE 2nd Place, east of the subject property to an existing SE 2nd place crosswalk, in order to provide a safe route to school/designated . school bus stops. A safe route to school/designated school bus stops plan shall submitted to, and approved by the Current Planning Project Manager, prior to construction permit approval. 19. The applicant shall be required to create a homeowners' association and maintenance agreement(s) for the shared utilities, stormwater facilities, and maintenance and responsibilities for all shared improvements of this development. A draft of the document(s) shall be submitted to Current Planning Project Manager for review and approval by the City Attorney and Property Services section prior to the recording of the final plat. 20. The signage required for the split rail fence along 143'" Ave S. shall provide that dumping into the ravine is prohibited. 21. The proposal shall be subject to the mitigation measures recommended in the 10113/14 memo to the Examiner, Ex. 27. DATED this 31st day of October, 2014. City of Renton Hearing Examiner Appeal Right and Valuation Notices RMC 4-8-080 provides that the final decision of the hearing examiner is subject to appeal to the 20 Renton City Council. RMC 4-8-110(E)(14) requires appeals of the hearing examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. 21 22 23 24 A request for reconsideration to the hearing examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-l10(E)(13) and RMC 4-8-100(G)(9). A new fourteen (14) day appeal period shall commence upon the issuance of the reconsideration. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall - 7th floor, (425) 430-6510. Affected property owners may request a change in valuation for property tax purposes 25 notwithstanding any program of revaluation. 26 PRELIMINARY PLAT -26 Denis Law . Mayor, . '. . November 4; 2014 .• .. Wayne Pott.er Novast,lr Development, Inc. 18215 72 nd Avenue South Kent,WA 98032 " ", . · F'ina.lDecision for CopperwoodPreliminary Plat · LUA-14-000550,' . . Dear Mr. Potter ' . City<lerk,-'Jason A _ Seth~- , '. . -Attached is your copy~f the He~ring Examiner;!; Fi~al Decision dated O'i::toberh, 20i4,in the 'above-referenced matter. . . '. ' '. If Ican provide further infor;"ation,please feel free to contact me, ' Sincerely, . . Jason A. Seth .- . City Clerk . 'Enc.:. Hea'ringE~aminer's Decision • . ce: .. Hearing Examiner Rocale TImmons, 'Associate Planner · Jeh~ifei Henning, Planning Director' Vanessa Dolbee"Current Planning Manager · Steve Lee: D~velopme~t Engineering Manager Craig Burnell, 'BuildingOfficial " .' Sabrina Mirante, SecretarY, Planning Division· Ed Prince, City Councilmember. Julia Medzegian; City Cou'ndl Liaison' Barbar~ Rodgers, Quadrant Corp, Applicant' Parties of Record (22) . ",' 1055 South Grady Way 0 Renton, Washington 98057 .(425) 430-6510 I Fax (425) 430,{i5f6 • renionw~,gov '. • .' • ',_ '. I ..... Kelly Randall 5010 SE 2nd St Renton, WA 98059 Rob Willits 13905 SE 136th PI Renton, WA 98059 Sarah Devine 15215 SE 272nd St, Ste. 204 Kent. WA 98042 Liz Ellis Malzel 13803 SE 144th St Renton, WA 98059 Margaret Petty 23328 SE 113th St Issaquah, WA 98027 . Rirharll Su,\th 2SU2 SE 208th St Map\e Valley, WA 98038 Bar;"ara Rodgers Qlladrant Corp 1472S SE 36th Ave, 100 Bellevue WA 98006 "';': ~,":: i '~'."- DV1NOJ 1I31HSItJ 11lOdINI 11lOdINI11lOdINI ~~I~i~;~~=~r .. _-. i!;;h1i~rl' ~i!il;!~d'!!UIlIIMlttN1!~~&~ ;J LaVonne Scott 13621139th Ave SE Renton, WA 98059 Aaron Bareuther 5017 SE 2nd St Renton, WA 98059 Rick and Rita Jackson. 5012 SE 2nd PI Renton, WA 98059 CBS Handley LLC 19625 SE 140th St Renton, WA 98059 G. Wayne Potter Novastar Development, Inc. 1821S 72nd Ave S Kent. WA ~~032 Russ Berg 14017 SE 139th St Renton, WA 980S9 Jim Hageman 4910 SE 2nd PI Renton, WA 98059 Mary & Michael Miller 1916 33rd St 5E Auburn, WA 98002 , ". Timothy Michaud 355 Field PI SE Renton, WA 98058 . "'. Colin & TIna Ury 4905 SE 2nd PI Renton, WA 98059 ':, " Roy & Kathleen Luquette 13714 139th Ave SE Renton, WA 98059 Loretta, Ben, Phu Van & Hein T Lo. Tran & Da 14021 SE 136th St Renton, WA 98058 Scott & Robin McMahill 14125 SE 136th St Renton, WA 98059 Johnny Bulow i.39~5 !36th PI SE Renton, WA 98039 : ... 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 • • BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Copperwood Preliminary Plat Preliminary Plat LUA14-000550 ) ) ) FINAL DECISION ) ) ) ) ) ) SUMMARY 16 The applicant requests preliminary plat approval, two street improvement modifications and a critical areas exemption for a 47-lot residential subdivision. The preliminary plat, street 17 modifications and critical areas exemption are approved with conditions. 18 19 TESTIMONY 20 Rocale Timmons, Senior Planner, stated that the project site consists of eight parcels between Field A venue and 103rd Avenue at the south side of SE 2nd Place. The applicant is requesting a concurrent lot line adjustment to three of the subject parcels and an abutting parcel to define the preliminary plat boundaries. Currently, the site has six single family residences and detached structures. All of the existing structures would be removed except for one residence, which will be 21 22 23 relocated to lot 44. The project site is surrounded by large single-family residences and is bounded by King County to the south, west, and east. The project site is approximately 12.68 acres and is 24 within the residential R-4 zone which has 4 dwelling units per acre. The planned 47 lots will have a density of 4.44 dwelling units per acre. The applicants is proposing a small lot cluster because of 25 the existing critical areas on site. The site contains a class 2-3 stream named Maplewood Creek and several critical slopes. Lot sizes would range from 4,996sqft to 19,429sqft. The applicant proposes 5 tracts for sensitive areas, storm drainage, open space, and access. There are 3.5 acres of native 26 PRELIMINARY PLAT - I 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 • • and open space to comply with small lot cluster requirements. A portion of this space is around the proposed detention pond. There is a 25ft wide open space tract on the western perimeter. There are 272 existing trees, and the applicant proposes to retain 34. Access would be from SE 2nd place via a looped public street. There are two dead-end shared driveways that will provide access to 4 lots as well as Tract B. Lot 47 is proposed as a pipe stem lot and lot 46 is will be accessed directly from SE 2nd Place. The applicant proposes a stonnwater pond to be located at Tract B. This stonnwater pond would discharge into Maplewood Creek. According to Ms. Timmons, the applicant is requesting preliminary plat and environmental review. The application included a street modification and critical area exemption as well. Staff received multiple comment letters noting concern with a variety of issues including traffic, privacy, and environmental impacts. On September 15th, the environmental committee issued a determination of non-significance mitigated with six mitigation measures. There was an appeal period that ended on October 3rd with no appeals filed. However, staff received a request for clarification in regard to mitigation number 3. Mitigation measure number 3 relates to site construction and seasonal limitations to construction. Ms. Timmons submitted Exhibits 22 and 23 which provide clarification about the construction limitations. Exhibit 23 is a clarification memo that notes that landscaping, housing, and sidewalk construction would not be limited to dry-weather months. Site clearing and grading would be restricted to dry-weather months. The other mitigation measures included setback from the crest of the site, additional downstream analysis, and enhanced water treatment quality. Ms. Timmons noted that the proposal was found to comply with Renton's Comprehensive Plan and its policies if all conditions of approval are met. In regard to development standards, the proposal meets the standards as modified through the R-8 standards via clustering. In regard to density, using rounding provisions found in RMC 4-11-040, the density meets the R-4 zoning designation. Staff is in support oflot-clustering if all conditions of approval are met. Neighboring property owners have historically enjoyed a large separation between homes as well as views of natural vegetation on the subject site that will change as a result of the proposal. 'The proposed 3.5 acres of native and passive open space is intended to meet the small lot clustering requirements. The retained stream and buffer· is intended to act as a buffer to the east. The proposed tract along the western perimeter also would serve as a visual buffer. There was no visual buffer provided along the south portion of the site, thus staff is recommending additional trees. Specifically, staff is recommending two trees per lot along the southern border. Evergreen trees fall within this recommendation. Staff is also recommending additional trees be planted in a 25ft buffer area on the western edge. The proposal complies with all critical area regulations. There is a class 2-3 stream on site. The applicant is not proposing any alterations to the stream on site, but it is proposing a stormwater outfall to the stream buffer, a small walking trail, and a drainage tract. These impacts would be addressed by buffer averaging and enhancement actions. A loss of 1700ft of buffer would be averaged by 3200ft. The modified buffers are more than adequate to protect stream functions. The proposal is compliant with the commumty asset regulations. The applicant is required to retain 30 percent of trees not located in critical areas, proposed rights-of-way, and access easements. Of the 272 trees, 160 trees would be excluded from the tree retention requirements. The applicant is PRELIMINARY PLAT - 2 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 • • proposing to retain 34 trees which meets code requirements. The proposal complies with subdivision regulations in RMC 4-7 if all conditions of approval are met. According to Ms. Timmons, pipe stem lots are permitted to achieve minimum density ifthere are no alternatives, thus staff recommends the elimination of proposed pipe stem lot 47. Shared driveways are encouraged, thus staff recommends lot 46 have access via the loop road and not direct access via SE 2nd. This would eliminate the curb cut along SE 2nd. The applicant submitted a traffic impact analysis which showed there would be 390 new daily trips generated. The study found impacted intersections will continue to operate at an acceptable level of service. In regard to sight distance concerns for the intersection of 139th at SE 2nd Place, the study determined that a stop sign is needed for this intersection. Also, intersection warning signs are needed along SE 2nd place to warn westbound traffic of the upcoming intersection. She does not know if any analysis was done of 138th. The sight issue at 139th is existing so the city will not be placing the burden of mitigation on the applicant. In regard to street modification requests, the applicant has applied to eliminate the requirement for frontage improvements along 143rd Ave SE and to rearrange required improvements for SE 2nd Place. The improvements along 143rd would be encumbered by the existing stream on site. The applicant is requesting not to make the improvements along 143rd so as not to place the stream in a culvert. The applicant is requesting to flip the sidewalk with the landscape planter on SE 2nd Place for a small section of street to make the sidewalk closer to the street to eliminate the need to increase the culvert for Maplewood Creek. The remaining portions of SE 2nd will comply with code required frontage improvements. Staff requests approval of these modifications as they do reduce proposed impacts. Staff does want the sidewalk and landscape flipped back at approximately 20ft of the eastern sidewalk area of SE 2nd. Staff is also asking that the applicant construct a split rail fence along the open space and critical areas near 143rd to provide a clear delineation between the actual roadway and the critical area. In regard to the availability of public services, there are sufficient resources to support the proposed development. Maplewood Elementary is located within walking distance of the proposed subdivision. The applicable middle and high schools are not within walking distance. The proposed frontage improvements along SE 2nd Place would provide safe walking conditions for students to Maplewood Elementary. Staff is recommending a condition that the applicant provide a designated sidewalk across SE 2nd Place and/or provide a designated walking path along the south side of SE 2nd Place, east of the subject site. A water availability certificate would be required at the time of utility construction. There is an existing 8 inch sewer main under SE 2nd Place which the applicant plans on extending to the subject site. In regard to drainage, a drainage report was provided by the applicant according the 2009 King County Manual. Staff received several comments from surrounding property owners with respect to drainage and erosion concerns. The environmental review committee issued two mitigation measures with respect to drainage, Staff recommends approval of the application subject to the 14 conditions of approval listed in the staff report. Steven Lee testified that staff has reviewed the intersection of 139th and SE 2nd Place. In regard to Duvall Avenue, which is 138th, the intersection with SE 2nd Place is a 90 degree tum. He is unsure if staff reviewed the intersection of 138th and SE 2nd. PRELIMINARY PLAT - 3 I 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 • • Ms. Timmons noted that the buffer averaging was included in the notice of hearing and was one of staff's conditions of approval. Applicant Testimony Wayne Potter, Barghausen Consulting Engineers, stated that the project has been revised multiple times to ensure it meets code regulations. The project provides 28 percent open space, which exceeds the 20 percent requirement. The majority of this open space is to provide buffering along Maplewood Creek. There is no direct access to the project from 143rd. The storm pond will be in the southeast corner of the site and will have buffering around it. In regard to the fourteen conditions, the applicant mostly agrees with the conditions. In regard to Exhibit 23, the applicant agrees with the seasonal construction restraints. In regard to the south and west property lines, the applicant is fine with adding fencing in this area. The west property line would be lots I-II, thus there would be the lot fences and a 25ft buffer. The applicant is willing to work with staff on the types of trees planted along the south lot line. In regard to lots 46 and 47, the pipe stem lot, the applicant has reconfigured the layout to allow a shared driveway for lots 46 and 47. Kevin Jones, Transpo Group, testified that he is licensed as an engineer in Washington and is licensed as a professional traffic engineer. Mr. Jones reviewed the comment letters submitted to the city. In regard to the intersection at 139th and SE 2nd Place, the intersection is located just west of the proposed plat. There was concern expressed with respect to sight distance at this intersection. His firm conducted an analysis of this intersection (Exhibit 26). He reviewed the intersection from both a safety standpoint and a traffic operations standpoint. From a safety standpoint, he measured what the available stopping sight distance is at the intersection. He compared this measurement to the national standards recommended for a minimum stopping sight distance. For both directions, the available stopping sight distance as of today is in excess of the recommended minimum. He also reviewed the collision history from 2010-2013. There has not been a single collision reported at the intersection in those 4 years. From a safety standpoint, there is not an existing safety hazard nor will the increase in traffic from the new subdivision create one. From an operations standpoint, he calculated how well the intersection will function during the peak periods. He focused on the morning commute hour because that is the hour the 139th approach has the greatest demand. The analysis showed the intersection operates with less than 10 seconds of delay during this peak hour. This finding is largely due to the low volumes. The level of service was calculated at "A." Additionally, he calculated entering sight distance and found there is adequate distance to the west, but limited distance to the east because of an existing crest-vertical curve. Based on this inadequate entering sight distance, a westbound motorist on SE 2nd may have to decelerate if a motorist was making a left-hand turn from 139th. This is not a significant traffic operations issue because there are so few motorists during the peak hour. In regard to the intersection of 138th (Duvall Ave) and SE 2nd Place, his firm also observed this intersection. He found that today the city has added double-yellow striping to keep motorists on the proper side of the street. Additionally, signage is posted that identifies the bend and recommends a reduced speed limit. He also reviewed the 2010- 2013 collision history for this intersection and found no reported collisions for that time period. He does not believe there is a safety hazard. With respect to increases in traffic, there are roughly 1 ,000 PRELIMINARY PLAT - 4 1 2 • • vehicles that travel on SE 2nd Place over the course of a day. The project will increase this daily trips on 138th Ave by approximately 230 daily trips which is not a significant increase. , 3 Under cross-examination by Russell Berg, Mr. Jones stated that his firm conducted the traffic analysis at 139th and SE 2nd Place on Tuesday, September 9 from 7am-9am. During that two-hour 4 period, the peak hour was between 8am-9pm. The volumes are noted in Exhibit 26. To determine the average daily traffic, he utilizes tubes in the street. For turning movements, he uses cameras and 5 watch the videos to determine the numbers. 6 Under cross-examination by Ms. Luquette, Mr. Jones testified that, in regard to future 7 demographics, he looks at the future year that represents the build-out of the plat. The future volumes are forecasted for 2016 with a 2 percent growth factor. In regard to demographics, there 8 will be nominal changes in the volumes with changeover in the neighborhood. Even if the volumes 9 that 139th serves doubled, the value is still so small that it would not have a great impact on level of operation. From a safety standpoint, the traffic being doubled increases the likelihood that the flow 10 westbound may be decreased but this does not affect safety. The safety hazard is tied to the stopping sight distance, and the stopping sight distance is adequate both east and west bound. 11 12 Public Testimony 13 Liz Mencel stated she is representing the 180 homeowners who live in Maplewood Heights. Over the years, there have been many new developments in the surrounding area. As development has 14 increased, the water in Maplewood Creek has increased. The holding ponds built with the developments do not control the natural springs. When the trees are taken down, all of the water 15 drainage increases. This has caused several slides, and property owners are concerned about their 16 homes on the edge. In the past, there was a huge slide at the edge of Maplewood Heights which blocked Cedar River. This project will cause even more drainage and may cause another'slide. 17 Russell Berg testified that all of the safety analysis done of SE 2nd Place was assuming a certain 18 speed of cars traveling the road. 19 20 Steven Lee answered that Mr. Jones did the analysis based on actual speeds. Russell Berg noted that cars speed on SE 2nd Place often. In regard to 138th, the guardrail has had 21 to been replaced at least once a year because of cars hitting it. 22 Richard Thompson stated that he lives in the Maplewood Heights ,area. He is concerned about 23 143rd Avenue. He asked if the city has reviewed the erosion on the shoulder of the road and the slides that have taken place on its edge. He has asked the city to put signage on the road so people 24 stop dumping their yard race into the crick on the road's side. 25 Rick Jackson testified that he lives on SE 2nd Place on the north side of the proposed development: 26 He is concerned for the. safety of the public who walk on his side of the street. From his comer PRELIMINARY PLAT -5 I 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 • • eastbound all the way to north 138th there are no sidewalks. People run through the stop sign often. Children walk on the streets to get home from school because there are no sidewalks on the north side of SE 2nd Place. If sidewalks are not placed on the north side, appearance wise it will be strange as the rest of the street will be fully developed. Staff Rebuttal Steven Lee asked that staff extend the timeline to review the erosion on 143rd. Rocale Timmons said staff would also like additional time to review the traffic analysis conducted by the applicant. In regard to the drainage, staff is very sensitive to the downstream concerns. Staff is including mitigation measures that ensure water is treated on site and meets with enhanced basic water quality standards. Staff also added measures for increased buffers for the drainage pond and seasonal construction limitations to help with drainage concerns. In regard to sidewalks on the north side of the street, staff does not have the nexus to require the applicant to construct street improvements on the north side of the street. The applicant has provided safe walking conditions if all conditions are met. Applicant Rebuttal Mr. Jones said, in response to questions about speed data, that his analysis did not rely on the posted speed limit. Instead, he collected speed data via tubes placed on SE 2nd Place over a complete three-day period. The dates were September 9, 10, and 11. Over that period, he found that the 85th percentile, the criteria used in traffic engineering for design and represents the speed 85 percent of the motorists were travelling, was 29 mph in the westbound direction and 28 mph· in the eastbound direction. These were the speeds used for the sight-distance analysis. On overage, over the 3-day period, in the westbound direction, there were a total of 7 motorists captured going 35 mph or greater out of an average of 345. In regard to traffic collisions, he checked for collision reports from Duvall to the west at Jericho Ave. Mr. Potter testified that 143rd Street, at one point recently, was repaired. This collision is very close to the top bank of Maplewood Creek. The subject property has no direct access to 143rd, thus the proposal has large buffers. The markings referenced by Mr. Thompson are likely from surveying for utilities. Staff has recommended that fencing be provided around I 43 rd , which will include signage that it is a sensitive area. As part of the project, the applicant will be cleaning the areas where dumping has occurred and replanting vegetation. In regard to children walking to school, there is a bus stop at the south side of SE 2nd Place for the middle and high schools. The bus stop is at the approximate location of where the new entrance into the project will be. For the elementary school, it is a walkable distance. The applicant will be providing curb-gutter sidewalks all along the frontage on SE 2nd Place, which will provide access for children to the school. The applicant will also be providing a cross-walk or proper striping for crossing the street. On the north side of SE 2nd Place, there is an existing sidewalk approximately halfway. PRELIMINARY PLAT - 6 I 2 3 4 5 6 7 8 9 10 11 12 13 14 IS 16 17 18 19 ,20 21 22 23 24 25 • • Bany Talkington, PE Civil Engineer with Barghausen Engineers, testified that the project will have a detention pond on site. Per the King County Manual, the pond will be a level 2 flow control facility and basic water quality. Staff has asked for additional downstream water analysis, and the applicant will be providing this analysis during final engineering design. Additionally, staff has asked for enhanced water quality, which the applicant will be providing. In regard to erosion control for downstream water flow, typically to deal with these types of concerns; a project needs to provide level 2 flow control. This project will already be providing level 2 flow control. These flow control requirements should be adequate, but the applicant will continue to monitor the flows. In regard to the number of springs in the area, in his opinion, these do not make a difference for flow analysis because they are existing conditions that are in many downstream courses. The project will not be paving over any steams. Mr. Thompson asked Mr. Talkington if there was an analysis of the flow rate of the creek and the amount of increased silt. Mr. Talkington answered that as part of the analysis he looked at the overall drainage basin that contributes to the crick. The project will not be increasing those flows because the level 2 flow requirement ensures that the applicant model the site as a completely forested site to begin with even though the subject site is mostly cleared as of today. In regard to looking at springs, Mr. Talkington stated that the downstream analysis requires a quarter mile review downstream of the site. If he sees a spring, then it is documented. If there is a stream on site, and he finds its on site, then it would need to be addressed. There are no springs on- si te for this proj ect. It is possible that spring could be discovered on site. Ms. Mencel stated that she has lived in the area since 1965 and knows there are springs allover. The springs have caused landslides in the past. New springs develop every year. Renton owns the property on the golf course, and this project could cause water issues for that property. The area cannot handle all of the new building developments. Mr. Lee, Renton Engineer, said the city is aware of the off-site spring issues with Maplewood Creek. The city has an annual project that is within a I-mile downstream point of the Copperwood development. . It is a collection system that collects sediment. Maplewood Creek has ongoing erosion issues that are the result of past developments discharging from slopes, increased run-off, and the number of springs. Past developments have been subjected to lower stormwater standards. Renton's current standards are a forested condition, which regulates applicants to develop with conditions as if they are forested with the runoff being less than existing amounts. The city has a capital improvement plan for Maplewood Creek to address many of the top-of-hill discharges from point sources discharging from streets. In regard to the springs, if there are springs found on site during construction, the applicant will need to address them. . Renton does not have codes for addressing off-site springs. In regard to runoff, the city is requiring a level 2 downstream analysis, which includes upstream issues that may be found. The level 2 analysis is quantitative and will look for issues downstream from a quarter to one mile downstream. A level I analysis is' qUalitative. If during the level 2 analysis there are new impacts found, it could cause the size of the detention pond 26 be upgraded to a level 3 flow-control which would discharge at a lesser rate. The city is not overly PRELIMINARY PLAT-7 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 • • concerned with springs that are not found during on-site construction. However, the city does look at the geotech report. The geotech report submitted by the applicant did not indicate a spring system. It indicated that the water table was a little bit deeper than 5ft. Mr. Berg commented that his neighbor owns property adjoining the subject property. His neighbor has a spring and has to run a pump 24hrs/day to deal with overflow. His neighbor's property is in the southern area near planned lots 13 and 14. His neighbor wrote a letter to city staff noting his concerns. Ms. Timmons noted that the letter is Exhibit II C. She said there are no mentions of a spring in the letter; however, the letter notes concerns about grading impacting his property. Mr. Berg clarified that there are springs on the neighbor's property. Mr. Potter testified that erosion control and water quality are major issues for the Maplewood Community. The city continues to implement projects to deal with downstream water issues into Maplewood Creek. Staffhas required additional water quality analysis conditions for the applicant. The applicant had a biologist review on-site springs as part of its proposal. Jeremy Downs, biologist at Soundview Consultants, stated that he personally walked the subject property and had a professional wetlands scientist with him. He inspected the site in Spring of 2014, which was officially the wettest Spring ever. The project has been designed to King County water quality standards, which are very stringent. Previous developments in the area did not have to meet these strict standards. He and the other professionals walked the entire property looking for wetlands, including springs. They found no springs or "wetland seeps" with the exception of the tributary to Maplewood Creek. There is a drainage collection system built in 1993 in the center of the site that has taken shallow groundwater and taken this water to the northwest comer of the site. Exhibit 11 C does not say the neighbor, Mr. Pilot, has a spring on his site, just groundwater. Additionally, according to Mr. Downs, Mr. Pilot has a septic system and in-ground pool. Shallow- groundwater is typical of the entire area. Water infiltrating into the subject property will not create increased springs like other areas because itis on the opposite side of the ravine. Water would have to flow upstream to create these springs. If shallow groundwater is found on-site, it would be dealt with as a construction issue. There are underground collection systems onsite that will have to be maintained or incorporated accordingly. Mr. Thompson asked where the silt comes from that flows downstream into the golf-course area. Mr. Downs answered that there are many upstream properties that have been designed to a much lower standard than the subject proposal. All water from the applicant's proposal will go through a detention pond. Mr. Lee testified that he has a background in traffic and stormwater engineering. He has a Masters in hydraulics. He has over 24 years of professional experience. The city is not concerned with shallow groundwater. From the geotech report, the closest test pit was test pit 6 which indicated a PRELIMINARY PLAT - 8 -------------·----1 ~ ~ • I 2 3 • groundwater depth of 8ft. A spring is anywhere from surface to 2.5ft. He is not concerned about groundwater that could affect the hydrology different than the stormwater analysis. EXHIBITS 4 Exhibits 1-21 listed on page 2 of the October 7, 2014 Staff Report, in addition to the Staff Report 5 itself (Ex. I), were admitted into evidence during the public hearing. Additional exhibits admitted during the hearing are the following: 6 7 8 9 10 II 12 13 14 15 Exhibit 22 Exhibit 23 Exhibit 24 Exhibit 25 Exhibit 26 Exhibit 27 Exhibit 28 Procedural: Email dated October 22 from Wayne Potter to Rocale Timmons Memo from Renton Staff clarifying grading construction seasonal limitations Staff power point Kevin Jones resume Transpo Group report on intersection at I 39th dated October 6th . 10/13/14 memo from Rocale Timmons to Examiner 10/17/14 letter from Wayne Potter to Examiner FINDINGS OF FACT I. Applicant. Quadrant Corp. 16 2. Hearing. The Examiner held a hearing on the subject application on October 7, 2014 in the City of Renton Council City Chambers. The record was left open until Monday, October 13th for 17 the City to address specified street and erosion issues. The public was given until Wednesd~y, October 15th to address the city comments. The applicant was given until Friday, October 17th for 18 a final reply to the city and public comments. 19 3. Project Description. The applicant requests preliminary plat approval, a street improvement 20 modification and a critical areas exemption for a 47-lot residential subdivision. The subject property is a collection of eight parcels located on the south side of SE 2nd Place between Field Place SE and Hoquiam/143 m Ave SE. The applicant is requesting a concurrent Lot 22 Line Adjustment (LUAI4-000730) to three of the subject parcels, and an abutting parcel, in order to define the Preliminary Plat boundaries. The resulting 12.68-acre site is located within the Residential-4 dwelling units per acre (R-4) zoning classification. The 47 lots would result in a 24 density of 4.44 dwelling units per acre. The applicant is proposing a small lot cluster due to critical 21 23 areas on site for which R-8 development standards would be applied. Lot sizes would range from 25 4,996 square feet to 19,429 square feet. In addition to the 47 lots, 5 tracts are proposed for sensitive 26 areas, storm drainage, open space and access. Access to the plat would be gained from SE 2nd Place via a new looped public street. The site currently contains six single family residences and several PRELIMINARY PLAT - 9 • • I detached structures all of which all would be removed with the exception of one residence to be 'relocated to the proposed Lot 44. The site contains a Class 2/Class 3 stream (Maplewood Creek) and 2 critical slopes (exceeding 40%). A stormwater pond is proposed within Tract B, which would 3 discharge into Maplewood Creek. 4 5 6 7 8 9 The proposal includes two street modifications. The applicant is requesting a street modification, from RMC 4-6-060, in order to eliminate the requirement for frontage improvements along 143rd Ave SE and the rearrangement of required improvements for portions of SE 2nd Place. The modification request for SE 2nd Place is to solely allow for the rearrangement of. required improvements for a small portion of SE 2nd Place to construct the sidewalk adjacent to the curb (Exhibit 2) as opposed to having a landscape planter in between the curb and the sidewalk. The critical areas exemption is for an outfall in a stream buffer, as described in more detail in Finding of Fact No.5. 10 4. Adequacy of Infrastructure/Public Services. As conditioned, the project will be served by 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 adequate/appropriate infrastructure and public services as follows: A. Water and Sewer Service. The site is served by Water District 90 for water and the City of Renton for sewer. Water District 90 has provided a certificate of water availability for the proposal to the City of Renton. B. Police and Fire Protection. Police and fire service would be provided by the City of Renton. Police and fire service staff have concluded they have sufficient resources to serve the proposal. Fire impact fees will be collected during building permit review to pay for proportionate share fire system improvements. C. Drainage. The applicant submitted a drainage report and drainage plan dated June 2, 2014, Ex: 8. Staff have determined that revisions are necessary to ensure compliance with the 2009 King County Surface Water Manual. Specifically, staff is recommending that the drainage report be revised to include a Level 2 downstream analysis to better understand erosion and possible concentration of runoff in erosion sensitive downstream bodies. The recommendations of staff in this regard are made conditions of approval of this decision. As conditioned, the proposal is found to provide for adequate/appropriate stormwater controls. There was a significant amount of valid public concern expressed about slope failures in the vicinity caused by development with inadequate stormwater treatment. Some neighbors also believed that there were springs at the project site that could be adversely affected by the development. As testified by Steven Lee, prior development was based on PRELIMINARY PLAT -10 I 2 3 4 5 6 7 8 9 10 11 12 13 14 IS 16 17 18 19 20 21 22 23 24 25 26 D. • • .significantly less comprehensive and effective stormwater regulation. Presumably in response to problems such as those faced by the City of Renton, the state required Renton and all other municipalities to adopt more stringent stonnwater controls that ensured that stormwater volumes and velocities after development were the same as pre-development "forested" conditions. These stormwater controls are based upon meticulous calculations and the most advance stormwater science to ensure that post-development flow predictions are accurate. Engineers such as Mr. Lee are confident that the stormwater controls required by modern day stormwater regulation (specifically the 2009 King County Stormwater Manual) will adequately and appropriately mitigate against any stormwater impacts created by development. There is no expert testimony to the contrary so the preponderance of evidence clearly establishes that the stonnwater controls required of the applicant will prevent the contribution to any off-site slope failures or similar problems the community has experienced in the past. With regard to the presence of springs or shallow ground· water, the applicant has conducted both a wetlands and geotech review, Ex. 5, 6 and 7, and found no springs or shallow ground waters (less than 8 feet deep) on-site. Mr. Lee testified that from the geotech reports he is confident that there are no springs on site and there is no expert testimony to the contrary. Consequently, the staff s findings on this issue are taken as verities. Written comments expressed concern over the adequacy of proposed retention pond capacity. The applicant's calculations were prepared by qualified engineers and reviewed by the City's engineers. There has been no numerical analysis presented establishing any error in these calculations or any counter expert opinion provided on this issue. The preponderance of evidence establishes that the applicant's proposed stormwater system has adequate capacity to mitigate against adverse stormwater impacts as required by City regulations. Parks/Open Space. It is anticipated that the proposed development would generate future demand on existing City parks and recreational facilities and programs. A Parks Impact Fee, based on new single family lots, will be required in order to mitigate the proposal's potential impacts to City parks and recreational facilities and programs. Payment of the park impact fee will provide for adequate/appropriate park facilities. The proposal includes a significant amount of open space in order to qualify for the City's small lot cluster provisions. The project development plan proposes 3.55 acres (28.02% of the site) in native and passive open space to meet the Small Lot Cluster requirements. PRELIMINARY PLAT -II 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 E. • • A portion of this open space surrounds the proposed storm pond (wet pond) (Exhibit 2). Additional areas include a 25-foot wide open space tract along the western perimeter and the provision of a pedestrian pathway within the stream buffer (Exhibit 2). Public access is proposed in these open spaces. Given that RMC 4-2-115, which governs open space requirements, doesn't require any open space for subdivisions in the R-4 zone, it has to be concluded that the proposal provides for appropriate/adequate open space. Streets. The proposal provides for adequate/appropriate streets. City engineering staff have determined that the proposal will extend and create connetions between existing city streets pursuant to the City's street standards, RMC 4-6-060. The internal public streets have been proposed with a right-of-way width of 53 feet, which meets the City's complete street 'requirements for residential access streets. Pavement width of 26 feet, 0.5 foot wide curbs, 8 foot wide landscaped planters (on both sides of the street), 5 foot wide sidewalks (on both sides of the street), drainage improvements, and street lighting are required. Staff received comments from interested parties concerning the existing SE 139th Ave and SE 2nd Place intersection specifically related to sight distance concerns (Exhibit l1.h). A substantial portion of the hearing was also devoted to this issue. City staff conducted an analysis of the intersection and determined a STOP sign is needed at the intersection in order to address horizontal sight distance. Additionally, staff has concluded due to the vertical curve in the street there is a visibility concern and that an intersection warning sign on the north side of SE 2nd Place is necessary to warn west bound traffic of the SE 139th Ave and SE 2nd Place intersection. While the proposed project will increase traffic at this intersection the site distance issues at this intersection are existing and were determined by staff to not be the responsibility of the applicant for complete mitigation. Therefore, the City of Renton Transportation Department is planning on providing the necessary improvements to this intersection. The examiner would normally be inclined to require the applicant to be for at least a portion of this new signage. City engineering analysis, Ex. 27, determined that there are some "outlier" vehicles travelling at speeds fast enough to cause site distance problems at the SE 139th/SE 2nd intersection. It would appear that the 390 daily trips added by the project to the road network would cause a proportionate increase in the "outlier" vehicles, with possibly a reduction factor to account for the vehicles of project residents who are familiar with the curve. However, staff have determined that the applicant will not contribute, at least in any material way, to this site distance problem. Given the absence of any expert testimony to counter the findings of staff, the preponderance of evidence establishes that the applicant's proposal will not materially contribute to site distance problems at the SE 139 th and SE 2nd Place intersection. PRELIMINARY PLAT -12 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 • • The applicant submitted a Traffic Impact Analysis prepared by Transpo Group, dated May, 2014 (Exhibit 9). The report states that the proposed development would generate approximately 390 net new daily trips. During the weekday AM peak hour, the project would generate approximately 31 net new trips (8 inbound and 23 outbound). During the weekday PM peak hour, the project would generate approximately 41 net new trips (26 inbound and 15 outbound). The report also analyzed the level of service at the following intersections: NE 4th StiJericho Ave NE, SE 2nd PlacelHoquiam Ave SE, and SE 2nd Place/Jericho Ave SE. The traffic study states that these intersections will continue to operate at an acceptable level of service.. Staff have determined that the proposal meets the City's concurrency standards based upon a test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation (Exhibit 18). F. Parking. Sufficient area exists, on each lot, to accommodate required off street parking for a minimum of two vehicles per dwelling unit as required by City code. G. Schools. Adequate/appropriate provision is made for schools. It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Maplewood Elementary (0.4 miles from the subject site), McKnight Middle School (3.3 miles from the subject site) and Hazen High School (1.8 miles from the subject site). RCW 58.17.110(2) provides that no subdivision be approved without making a written finding of adequate provisions for safe walking conditions for students who walk to and from school and/or bus stops. Maplewood Elementary is within walking distance of the subject site while McKnight Middle and Hazen High schools would require future students to be transported to school via bus. The bus stop for McKnight Middle school is located at SE 2nd Place and 144th Ave SE. The bus stop for Hazen High School is located at Hoquiam Ave SE and SE 2nd Place (Exhibit 20). The applicant is proposing to provide street frontage improvements, including sidewalks, along the south side of the street for the frontage of the property (SE 2 nd Place). To the east of the subject site there are no existing sidewalks on the south side of the street. On the north side of SE 2nd Place there are existing sidewalks to the east of the subject site. A safe walking route to Maplewood Elementary and bus stops for McKnight Middle and Hazen High schools would necessitate either the provision of a designated crosswalk across SE 2nd Place and/or the installation of the sidewalks on the south side of SE 2nd SI, east of the subject property. Therefore, a condition of approval requires the applicant to either provide a designated crosswalk, across SE 2nd Place, to connect to the existing sidewalk on the north side of street. Alternatively the applicant may install designated walking path, on the south side of SE 2nd Place, east of the subject property to an existing SE 2nd place crosswalk, in PRELIMINARY PLAT -13 I 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 • • order to provide a safe route to schooVdesignated school bus stops. A safe route to schooVdesigilated school bus stops plan shall submitted to, and approved by the Current Planning Project Manager, prior to construction permit approval. A School hnpact Fee, based on new single family lots, will also be required in order to mitigate the proposal's potential impacts to Renton School District. The fee is payable to the City as specified by the Renton Municipal Code at the time of building permit application. Currently the fee is assessed at $5,455.00 per single family residence and would increase to $5,541.00 on January I, 2015. At least one neighbor was of the opinion that the north side of SE 2nd Place should be developed with sidewalks both to provide safer school walking conditions and for aesthetic reasons as well. Staff correctly responded during the hearing that the City doesn't have the legal "nexus" to require sidewalks on both sides of the street. Case law is very clear that developers can only be required to make street improvements proportionate to their project impacts, and this this means half street (half of the street width along project frontage) improvements for street frontage. See, Sparks v. Douglas County, 127 Wn.2d 901, 918 (1995); Burton v. Clark County, 91 Wn. App. 505,516-17 (1998). 5. Adverse hnpacts. There are no adverse impacts associated with the proposal as conditioned. Adequate public facilities and drainage control are provided as determined in Finding of Fact No.4. hnpacts of particular concern are individually addressed below: A. Compatibility. The proposal involves single-family housing at a density 4.44 dwelling units per acre, which when rounded as permitted by City code is consistent with the maximum of 4 dwelling units per acre allowed in the R4 zoning classification. This is a legislatively set standard of what is considered a compatible density for the area. Consequently, there are no issues of compatibility with surrounding development based on density. The proposed design and conditions of approval also provide buffering on all sides adjoined by residential uses to maximize compatibility. The retained stream and buffer is intended to act as a buffer to the east. The proposed tract along the western perimeter also serves as a visual buffer. There was no visual buffer provided along the south portion of the site, so the conditions of approval require additional trees, specifically, two trees per lot. Evergreen trees fall within this recommendation. The condition also require that additional trees be planted in a 25ft buffer area on the western edge. B. Critical Areas. Critical areas located on site are Maplewood Creek, an artificially created swale with emergent wetland vegetation that drains into the creek and 50-70% slopes that line the creek. No construction is proposed upon or across these steep slopes, as shown in the site plans included in the geotechnical report, Ex. 7. The creek was initially classified PRELIMINARY PLAT -14 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 • • as a Type 3 stream, but then a portion of the creek below a fish barrier was re-classified to a Type 3 stream in response to Milkleshoot conunents regarding the presence of fish. The buffer for the Type 2 portion of the stream is 100 feet and for the Type 3 portion is 75 feet. Buffer averaging has been approved by City staff to allow deviation from these buffers width, resulting in a net increase of overall buffer area by 1,442 square feet. Staff reconunended restoration .and enhancement measures are also imposed by this decision in order to ensure that the proposal does not significantly adversely affect the creek or its buffers. Staff determined that with this mitigation the proposal would substantially improve stream buffer functions including enhanced wildlife habitat and improvements to water quality functions by establishing a highly structured native plant conununity and constructing a protective fence with signage to prevent continued disturbance of buffer areas. The mitigation measures would also help ensure that water quality and fish and wildlife habitat functions would be improved from its current state. The applicant also proposes a stormwater outfall into the stream buffer, necessitating a critical areas exemption. The outfall is found to qualifY as an exemption in the Conclusions of Law below. C. Slope Failure Along 143m Ave SE. Residents expressed concern over slope failure 143m Ave, adjacent to the ravine for Maple Creek. Neighbors have witnessed some slope failure along this area. In Ex. 27, staff determined that there has been some top of bank movement over the last two years caused by the dumping of yard debris into the ravine, steep slopes and high creek flows. The proposal does not contribute to this problem, as the creek and its ravine will be placed in a sensitive areas tract and the development will not increase stormwater flows to this area. The conditions of approval also require split rail fence along 143m along with critical areas signage that will help prevent any further dumping into the ravine. As further discussed in Ex. 27, additional stormwater analysis and mitigation require of the proposal is designed to mitigate against any erosion impacts to the creek. Conclusions of Law 1. Authority. RMC 4-7-020(C) and 4-7-050(D)(5) provide that the Hearing Examiner shall hold a hearing and issue a final decision on preliminary plat applications. RMC 4-8-080(G) classifies preliminary plat applications as Type III applications. RMC 4-8-080(G) classifies development standard modifications as Type I applications. The process for critical area exemption review outlined in RMC 4-3c050(C) also appears to be a Type I review. RMC 4-8-080(C)(2) requires consolidated permits to each be processed under "the highest-number procedure", which in this case is Type III review, involving a review and a final decision issued by the hearing examiner. PRELIMINARY PLAT -15 • • I 2. Zoning/Comprehensive Plan Designations. The subject property is zoned R-4 and has a 2 3 4 5 6 7 8 9 IO II comprehensive plan land use designation of Residential Low Density. 3. Review Criteria. Chapter 4-7 RMC governs the criteria for subdivision review. Applicable standards are quoted below in italics and applied through corresponding conclusions oflaw. RMC 4-7-080(B): A subdivision shall be consistent with the following principles of acceptability: 1. Legal Lots: Create legal building sites which comply with all provisions of the City Zc;ning Code. 2. Access: Establish access to a public road for each segregated parcel. 3. Physical Characteristics: Have suitable physical characteristics. A proposed plat may be denied because of flood, inundation, or wetland conditions. Construction of protective improvements may be required as a condition of approval, and such improvements shall be noted on the final plat. 4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water supplies and sanitary wastes. 12 4. As to compliance with the Zoning Code, Finding 24(2) of the staff report is adopted by 13 14 15 16 17 reference as if set forth in full. As depicted in the plat map, Ex. 2, each proposed lot will directly access a public road. As determined in Finding of Fact No. 4 and 5, the project is adequately designed to prevent any impacts to critical areas. No flooding problems are anticipated because as determined in Finding of Fact No. 4 the proposal is served by adequate/appropriate stormwater facilities and the project is not located in a floodplain. As determined in Finding of Fact No.4, the proposal provides for adequate public facilities. 5. RMC 4-7-080(1)(1): ... The Hearing Examiner shall assure conformance with the general 18 purposes of the Comprehensive Plan and adopted standards ... 19 20 21 22 23 24 6. The proposed preliminary play is consistent with the Renton Comprehensive Plan as outlined in Finding 24(1) of the staff report, which is incorporated by this reference as if set forth in full. RMC 4-7-120(A): No plan for the replatting, subdivision, or dedication of any areas shall be approved by the Hearing Examiner unless the streets shown therein are connected by suifaced road or street (according to City specifications) to an existing street or highway. 7. All of the internal roads of the proposed subdivision connect to SE 136th St., an existing road. RMC 4-7-120(B): The location of all streets shall conform to any adopted plans for streets in the 25 City. 26 PRELIMINARY PLAT -16 • • 1 8. The City's adopted street plans are not addressed in the staffreport or anywhere else in the 2 3 administrative record. However, the only other street connections that appear possible within steep slope and existing development pattern are those proposed by the applicant. RMC 4-7-120(C): If a subdivision is located in the area of an officially designed [sic] trail, 4 provisions shall be made for reservation of the right-ol-way or for easements to the City for trail 5 purposes. The subdivision is not located in the area of an officially designated trail. 6 9. 7 RMC 4-7-130(C): A plat, short plat, subdivision or dedication shall be prepared in conformance 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 with the following provisions: 1. Land Unsuitable for Subdivision: Land which is found to be unsuitable for subdivision includes land with features likely to be harmful to the safety and general health of the foture residents (such as lands adversely affected by flooding, steep slopes, or rock formatiOns). Land which the Department or the Hearing Examiner considers inappropriate for subdivision shall not be subdivided unless adequate safeguards are provided against these adverse conditions. - a. Flooding/Inundation: If any portion of the land within the boundary of a preliminary plat is subject to flooding or inundation, that portion of the subdivision must have the approval of the State according to chapter 86.16 RCW before the Department and the Hearing Examiner shall consider such subdivision. b. Steep Slopes: A plat, short plat, subdivision or dedication which would result in the creation of a lot or lots that primarily have slopes forty percent (40%) or greater as measured per RMC 4-3- 050J1a, without adequate area at lesser slopes upon which development may occur, shall not be approved. 3. Land Clearing and Tree Retention: Shall comply with RMC 4-4-130, Tree Retention and Land Clearing Regulations. 4. Streams: a. Preservation: Every reasonable' effort shall be made to preserve existing streams, bodies of water, and wetland areas. b. Method: If a stream passes through any' of the subject property, a plan shall be presented which indicates how the stream will be preserved. The methodologies used should include an oveiflow area, and an attempt to minimize the disturbance of the natural channel and stream bed. PRELIMINARY PLAT -17 I 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 • • c. Culverting: The piping or tunneling of water shall be discouraged and allowed only when going under streets. d. Clean Water: Every effort shall be made to keep all streams and bodies of water clear of debris and pollutants. 10. The criterion is met. The land is suitable for a subdivision as the stonnwater design assures that it will not contribute to flooding and that water quality will not be adversely affected. Development will not encroach into critical areas except as authorized by the City's critical area regulations. No piping or tunneling of streams is proposed. Trees will be retained as required by RMC 4-4-130 as detennined in the staff report. The on-site stream will be protected by the critical area ordinance compliant buffer that applies to it. The City's stonnwater regulations provide for adequate protection of water quality for the on-site stream and wetland. RMC 4-7-140: Approval of all subdivisions located in either single family residential or multi- family residential zones as defined in the Zoning Code shall be contingent upon the subdivider's dedication of land or providing fees in lieu of dedication to the City, all as necessary to mitigate the adverse effects of development upon the existing park and recreation service levels. The requirements and procedures for this mitigation shall be per the City of Renton Parks Mitigation Resolution. . 11. City ordinances require the payment of park impact fees prior to building permit issuance. RMC 4-7-150(A): The proposed street system shall extend and create connections between existing streets unless otherwise approved by the Public Works Department. Prior to approving a street system that does not extend or connect, the Reviewing Official shall find that such exception shall meet the requirements of subsection E3 of this Section. The roadway classifications shall be as 18 defined and designated by the Department. 19 20 21 22 23 24 25 12. The proposed street system connects to existing streets. RMC 4-7-150(8): All proposed street names shall be approved by the City. 13. As conditioned. RMC 4-7-150(C): Streets intersecting with existing or proposed public highways, major or secondary arterials shall be held to a minimum. 14. There is no intersection with a public highway or major or secondary arterial. RMC 4-7-150(D): The alignment of all streets shall be reviewed and approved by the Public Works 26 Department. The street standards set by RMC 4-6-060 shall apply unless otherwise approved. Street PRELIMINARY PLAT -18 1 2 3 4 5 6 7 • • alignment offtets of less than one hundred twenty five feet (J 25? are not desirable, but may be approved by the Department upon a showing of need but only after provision of all necessary safety measures. 15. As determined in Finding of Fact 4, the Public Works Department has reviewed and approved the adequacy of streets, which includes compliance with applicable street standards. RMC 4-7-150(E): 1. Grid: A grid street pattern shall be used to connect existing and new development and shall be the 8 predominant street pattern in any subdivision permitted by this Section. 9 10 II 12 13 14 IS 16 17 18 19 20 2. Linknges: Linknges, including streets, sidewalks, pedestrian or bike paths, shall be provided within and between neighborhoods when they can create a 'continuous and interconnected network of roads and pathways. Implementation of this requirement shall comply with Comprehensive Plan Transportation Element Objectiye T-A and Policies T-9 through T-16 and Community Design Element, Objective CD-M and Policies CD-50 and CD-60. 3. Exceptions: a. The grid pattern may be adjusted to a "flexible grid ,; by reducing the number of linknges or the alignment between roads, where the followingfactors are present on site: i. Infeasible due to topographicallenvironmental constraints; and/or ii. Substantial improvements are existing. 4. Connections: Prior to adoption of a complete grid street plan, reasonable connections that link existing portions of the grid system shall be made. At a minimum, stub streets shall be required within subdivisions to allow future connectivity. 5. Alley Access: Alley access is the preferred street pattern except for properties in the Residential 21 Low Density land use designation. The Residential Low Density land use designation includes the RC, R-1, and R-4 zones. Prior to approval of a plat without alley access, the Reviewing Official shall 22 evaluate an alley layout and determine. that the use of alley(s) is not feasible ... 23 24 25 6. Alternative Configurations: Offtet or loop roads are the preferred alternative configurations. 7. Cul-de-Sac Streets: Cul-de-sac streets may only be permitted by the Reviewing Official where due to demonstrable physical constraints no future connection to a larger street pattern is physically 26 possible. PRELIMINARY PLAT -19 2 3 4 • • 16. The proposed and required connections are themaximurn that can be included given the steep slopes and existing development constraints. Alley access is not required because the proposal is in the Residential Low Density land use designation. The proposal includes a looped road as encouraged by the criterion above .. The criterion above is met. RMC 4~ 7-1S0(F): All adjacent rights-ol-way and new rights-ol-way dedicated as part of the plat, 5 including streets, roads, and alleys, shall be graded to their full width and the pavement and sidewalks shall be constructed as specified in the street standards or deferred by the 6 Planning/Building/Public Works Administrator or his/her designee. 7 8 17. As proposed. RMC 4-7-1S0(G): Streets that may be extended in the event offoture adjacent platting shall be 9 required to be dedicated to the plat boundary line. Extensions of greater depth than an average lot 10 shall be improved with temporary turnarounds. Dedication of a full-width boundary street shall be 11 12 13 14 required in certain instances to facilitate future development. 18. There are no streets that could be extended in the event of future adjacent platting under the approved subdivision design. RMC 4-7-170(A): Insofar as pra'ctical, side lot lines shall be at right angles to street lines or radial to curved street lines. As depicted in Ex. 2, the side lines are in conformance with the requirement quoted above. 15 19. 16 RMC 4-7-170(B): Each lot must have access to a public street or road. Access may be by private 17 access easement street per the requirements of the street standards. 18 20. As previously determined, each lot has access to a public street. 19RMC 4-7-170(C): The size, shape, and orientation of lots shall meet the minimum area and width 20 requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Further subdivision of lots within a plat approved through the 21 provisions of this Chapter must be consistent with the then-current applicable maximum density 22 23 24 25 26 requirement as measured within the plat as a whole. 21. As previously determined, the proposed lots comply with the zoning standards of the R-4 zone, which includes area, width and density. RMC 4-7-170(D): Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-ol-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1) pipestem lots, which shall have a minimum width of PRELIMINARY PLAT -20 I 2 3 4 5 6 7 8 9 10 11 12 13 14 • • twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty fiveftet (35'). 22. As shown in Ex. 2 and modified by the conditions of approval, the requirement is satisfied .. RMC 4-7-170(E): All lot corners at intersections of dedicated public rights-aI-way, except alleys, shall have minimum radius offifteenfeet (15') .. 23. As conditioned. RMC 4-7-190(A): Due regard shall be shown to all natural features such as large trees, watercourses, and similar community assets. Such natural features should be preserved, thereby adding attractiveness and value to the property. 24. The on-site wetland and stream is set-aside from the developed portion of the subdivision. The criteria above is met. RMC 4-7-200(A): Unless septic tanks are specifically approved by the Public Works Department and the King County Health Department, sanitary sewers shall be provided by the developer at no cost to the City and designed in accordance with City standards. Side sewer lines shall bl; installed eight feet (8') into each lot if sanitary sewer mains are available, or provided with the subdivision development. 15 25. As conditioned. 16 17 18 RMC 4-7-200(B): An adequate drainage system shall be provided for the proper drainage of all surface water. Cross drains shall be provided to accommodate all natural water flow and shall be of sufficient length to permit full-width roadway and required slopes. The drainage system shall be designed per the requirements of RMC 4-6-030, Drainage (Surface Water) Standards. The drainage 19 system shall include detention capacity for the new street areas. Residential plats shall also include detention capacity for future development of the lots. Water quality features shall also be designed to 20 provide capacity for the new street pavingfor the plat. 21 22 23 24 25 26. The proposal provides for adequate drainage that is in conformance with applicable City drainage standards as determined in Finding of Fact No.4. The City's stormwater standards, which are incorporated into the technical information report and will be further implemented during civil plan review, ensure compliance with all of the standards in the criterion quoted above. RMC 4-7-200(C): The water distribution system including the locations of fire hydrants shall be designed and installed in accordance with City standards as defined by the Department and Fire Department requirements. 26 PRELIMINARY PLAT -21 1 2 3 • • 27. The details of the water distribution system and location of fire hydrants will be subject to City engineering civil review as part of final plat review. RMC 4-7-200(D): All utilities designed to serve the subdivision shall be placed underground. Any utilities installed in the parking strip shall be placed in such a manner and depth to permit the 4 planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all 5 service connections, as approved by the Department. Such installation shall be completed and 6 7 8 approved prior to the application of any surface material. Easements may be required for the maintenance and operation of utilities as specified by the Department. 28. As conditioned. RMC 4-7-200(E): Any cable TV conduits shall be undergrounded at the same time as other basic 9 utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line 10 by subdivider as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of 11 12 trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and/or land owner. The subdivider shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to I3 final ground elevation and capped. The cable TV company shall provide maps and specifications to 14 the subdivider and shall inspect the conduit and certifo to the City that it is properly installed. 15 29. As conditioned. 16 RMC 4-7-210: 17 A. MONUMENTS: 18 19 20 21 Concrete permanent control monuments shall be established at each and every controlling corner of the subdivision. Interior monuments shall be located as determined by the Department. All surveys shall be per the City of Renton surveying standards. B. SURVEY: 22 All other lot corners shall be marked per the City surveying standards. 23 24 25 26 C. STREET SIGNS: The subdivider shall install all street name signs necessary in the subdivision. 30. As conditioned. PRELIMINARY PLAT -22 1 2 3 • • Critical Areas Exemption RMC 4-3-0S0(C)(S)(d)(i): [The following is exempt:] 4 1Ir------------------------------------------------------------n 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 New swjace water discharges to wetland Categories 1,2 and 3, or buffers of Categories 1,2 and 3, and to streams or lakes from detention facilities, presettlement ponds or other surface water management structures; provided, the discharge meets the requirements of the Storm and Surface Water Drainage Regulations (RMC 4-6-030); will not result in significant adverse changes in the water temperature or chemical characteristics of the wetland or stream/lake water sources; and there is no increase in the existing rate of flow unless it can be demonstrated that the change in hydrologic regime would result in equal or improved wetland or stream/lake functions and values. Where differences exist between these regulations and RMC 4-6-030, these regulations will take precedence. 31. As conditioned, the outfall into Maple Creek proposed by the applicant qualifies for a critical areas exemption as outlined at pages 13 of the staff report. Modifications RMC 4-9-2S0(D)(2): Whenever there are practical difficulties involved in carrying out the provisions of this Title, the Department Administrator may grant modifications for individual cases provided he/she. shall first find that a specific reason makes the strict letter of this Code impractical, that the intent and purpose of the governing land use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of this Code, and that such modification: 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 be injurious to other property(ies) in the vicinity; d. Conforms to the intent and purpose of the Code; e. Can be shown to be justified and required for the use and situation intended; and f Will not create adverse impacts to other property(ies) in the vicinity. 32. The criterion above are met for the requested street modifications idenified in Finding of Fact No.3 for the reasons identified at pages 16-17 of the staff report. PRELIMINARY PLAT -23 - ---I • • I DECISION 2 The proposed preliminary plat, street improvement modifications and critical areas exemption are approved, subject to the following conditions: 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 1. The applicant shall comply with mitigation measures issued as part of the Mitigated Determination of Non-Significance for the proposal. 2. All proposed street names shall be approved by the City. 3. All lot comers at intersections of dedicated public rights-of-way, except alleys, shaH have minimum radius of fifteen feet (15'). 4. Side sewer lines shall be installed eight feet (8') into each lot if sanitary sewer mains are available, or provided with the subdivision development. 5. All utilities designed to serve the subdivision shaH be placed underground. Any utilities installed in the parking strip shall be placed in such a manner and depth to permit the planting of trees. Those utilities to be located beneath paved surfaces shaH be installed, including aH service connections, as approved by the Department of Public Works. Such installation shaH be completed and approved prior to the application of any surface material. Easements may be required for the maintenance and operation of utilities as specified by the Department of Public Works. 6. Any cable TV conduits shaH be undergrounded at the same time as other basic utilities are instaHed to serve each lot. Conduit for service connections shaH be laid to each lot line by Applicant as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shaH be borne by the developer and/or land owner. The applicant shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to final ground elevation and capped. The cable TV company shall provide maps and specifications to the applicant and shall inspect the conduit and certity to the City that it is properly installed. 7. The applicant shall be required to record the Copperwood lot line adjustment (LUAI4- 000730) prior to Final Plat Recording. 8. Additional trees shaH be planted within the provided 25-foot open space tract along the western border of the site, specificaHy the planting of additional trees to replace removed trees within the tract that have been considered dead, diseased or dangerous (Exhibit 13). Additionally, the applicant shaH be required to plant two evergreen trees, per lot, along the southern perimeter of the site. These shall be placed into an easement identitying the requirement for retention of the trees in perpetuity, if removed such trees shall be replaced at a I: 1 ratio. Such landscaping or landscape plus fencing shaH be, at a minimum, 6-feet high at maturity and at least 50% sight-obscuring. Existing healthy mature trees which are located within the 25-foot wide open space tract shall be maintained and protected during construction unless determined by an Arborist that such tree is dead, diseased, or dangerous. A revised landscape plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. PRELIMINARY PLAT -24 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 • • 9. Open space tracts shall be shown and recorded on the face of the plat to be preserved in perpetuity. I O. All structures proposed for removal or relocation shall be demolished .and/or relocated and all inspections complete prior to Final Plat approval. II. The applicant shall be required to submit a revised landscape plan, depicting a 10-foot wide on-site landscape strip for all lots. The final detailed landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. Such landscaping shall include a mixture of trees, shrubs, and groundcover as approved by the Department of Community and Economic Development. 12. The applicant shall eliminate access directly from SE 2nd Place for proposed Lot 46. As an alternative the applicant may provide shared access to Lot 46 via the internal looped road. The revised plat plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. Should the revised plat plan result in an additional access easementlright-of-way dedication the applicant shall be required to submit a revised density worksheet with the revised plat plan demonstrating compliance with the density requirements of the R-4 zone. 13. The applicant shall submit a Final Stream Mitigation Plan for impacts (tight-lining of drainage system, trail, and buffer averaging) to the critical area buffer. The Final Mitigation Plan shall be submitted to, and approved by, the Current Planning Project Manager prior to utility construction permit approval. The applicant shall also establish a Native Growth Protection Easement over that part of the site encompassing the stream and buffer area and place fencing and signage along the outer buffer edge which would include the buffer edge along the west side of 143rd Ave SE. 14. The applicant shall revise the SE 2nd Place cross section to transition to the code required street standard (landscaping in between the sidewalk and the curb) at the eastern boundary of the Maplewood Creek buffer. The revised street cross section shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. 15. The applicant shall be required to place a split rail fence along the eastern boundary of the critical area/open space tra~t adjacent to the modified 143 rd Ave SE street. 16. The applicant shall be required to submit a Final Mitigation Plan demonstrating compliance with the discharge meets the requirements of the Storm and Surface Water Drainage Regulations (RMC 4-6-030); will not result in significant adverse changes in the water temperature or chemical characteristics of the stream; and there is no increase in the existing rate of flow (RMC 4-3-050C.5.d.i). The Final Mitigation Plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. 17. The applicant shall submit a revised plat plan depicting the elimination of the lot (Lot 47) within the subdivision. The applicant may submit an alternative plan which provides access to Lot 47 according to RMC 4-6-060, Street Standards. Should the revised plat plan result in an additional access easementlright-of-way dedication the applicant shall be required to submit a revised density worksheet demonstrating compliance with the density requirements of the R-4 zone. The revised plat plan, and density worksheet if PRELIMINARY PLAT -25 .. -. '"" e .. ,-..... _ •. -.-... ........•...... . . '. ,(. ,'--. ----. . --.-:.:. :: .... --.•. ,··r-,.' 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 • • needed, shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. 18. The applicant shall provide a designated crosswalk, across SE 2nd Place, to connect to the existing sidewalk on the north side of street. Alternatively the applicant may designated walking path, on the south side ofSE 2nd Place, east of the subject property to an existing SE 2nd place crosswalk, in order to provide a safe route to schooVdesignated . school bus stops. A safe route to schooVdesignated school bus stops plan shall submitted to, and approved by the Current Planning Project Manager, prior to construction permit approval. 19. The applicant shall be required to create a homeowners' association and maintenance agreement(s) for the shared utilities, stormwater facilities, and maintenance and responsibilities for all shared improvements of this development. A draft of the document(s) shall be submitted to Current Planning Project Manager for review and approval by the City Attorney and Property Services section prior to the recording of the final plat. 20. The signage required for the split rail fence along 143 m Ave S. shaH provide that dumping into the ravine is prohibited. 21. The proposal shall be subject to the mitigation measures recommended in the 10/13/14 memo to the Examiner, Ex. 27. DATED this 31 st day of October, 2014. City of Renton Hearing Examiner Appeal Right and Valnation Notices 19 RMC 4-8-080 provides that the final decision of the hearing examiner is subject to appeal to the 20 Renton City Council. RMC 4-8-IIO(E)(14) requires appeals of the hearing examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. 21 22 23 24 A request for reconsideration to the hearing examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-110(E)(13) and RMC 4-8-100(0)(9). A new fourteen (14) day appeal period shall commence upon the issuance of the reconsideration. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall - 7ili floor, (425) 430-6510. Affected property owners may request a change m valuation for property tax purposes 25 notwithstanding any program of revaluation. 26 PRELIMINARY PLAT -26 ---;:.".- Cynthia Moya From: Sent: To: Cc: Subject: Hello Wayne, • Rocale Timmons Thursday, October 16, 2014 10:10 AM 'Wayne Potter' Tom Barghausen; Cynthia Moya RE: Copperwood and Tiffany Park There have been no comments from neighboring property owners. As for Tiffany Park you will want to contact the Clerk's office (try 425-430-6513). Rocale Timmons From: Wayne Potter [mailto:wpotter@novastardev.com] Sent: Thursday, October 16, 20149:45 AM To: Rocale Timmons Cc: Tom Barghausen Subject: Copperwood and Tiffany Park Hi Rocale, • Did any oftheneighbor's provide additional comments by the end of the day yesterday for Copperwood? If so, can I get copies? Also, there was a CD submitted with the appeal for Tiffany Park. How do I get a copy for review? Thanks. G. Wayne Potter I Vice President I Novastar Development, Inc. 18215 nnd Ave. South, Kent, Washington 98032 (425) 656 -7435 Direct I (206) 255-7106 Cell 1 Agencies See Attached Owners See Attached Barbara Rodgers Applicant Wayne Potter Contact Parties of Record See Attached (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING ----------------------------- ","\\'1\"11 ,:::-.......... " 'II..\. Y PO/~IIII .::::-_),.0 lIfto.""'''''\\tl, ..-~ I,/. =-"'L~~O",,!~,,~~ -J:'r. ~'--I:'. /. ; ff.9 .OT04fo 1:\ (J) ~ :::"" A ~ -" ~ r:; ... • ~,. I certify that I know or have satisfactory evidence that Sabrina Mirante ~ ~ \ ... " • "'g ~ signed this instrument and acknowledged it to be his/her/their free and vOluntatY.~~ifi'.Wfte-~.j~ {urposes mentioned in the instrument. /11/ O;JI~,\\\"\\",,, ... 0'<::' ..... ~-: 1:::11 , WASI-I\~./ d, ",., tary Public in and for the State of Washington Notary (print):, __ ..lCItr,LQ.lJ144-_f,I....Q:I'H:I.IJJ£l«SOL"l. ____________ _ My appointment expires: )[just ;If, C).017 Copperwood Preliminary Plat LUA14-000550, ECF, PP, MOD template -affidavit of service by mailing Dept. of Ecology" Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region '" Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers '" Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers ... Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Servo Attn: SEPA Section 35030 SE Douglas St. #210 Snoqualmie, WA 98065 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle PubliC Utilities Jailaine Madura Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 _GENCY (DOE) LETTER MAILING. (ERe DETERMINATIONS) WDFW -Larry Fisher' Muckleshoot Indian Tribe Fisheries Dept. ' 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer Issaquah, WA 98027 39015 _l72od Avenue SE Auburn, WA 98092 Duwamish Tribal Office '" Muckleshoot Cultural Resources Program '" 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015 1720d Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division '" Office of Archaeology & Historic Preservation'" Environmental Planning Supervisor Attn: Gretchen Kaehler Ms. Shirley Marroquin PO Box 48343 201 S. Jackson ST, MS KSC-NR-050 Olympia, WA 98504-8343 Seattle, WA 98104-3855 City of Newcastle City of Kent Attn: Tim McHarg Attn: Jack Pace Director of Community Development Acting Community Dev. Director 12835 Newcastle Way, Ste 200 220 Fourth Avenue South Newcastle, WA 98056 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Kathy Johnson, Steve lancaster, Responsible Official 355 110'" Ave NE 6200 Southcenter Blvd. Mailstop EST 11W Tukwila, WA 98188 Bellevue, WA 98004 "Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. "Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov ""Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice the following email address: sepacenter@dnr.wa.gov template -affidavit of service by mailing Matt Pilot 14030 5E 13l.'th 5t Renton. WA 98059 -- Kellv Randall 5010 5E 2nd 5t Renton. WA 98059 Rob Willits 13905 5E 136th PI Renton. WA 98059 TiVuong 4916 5E 2nd PI .Renton. WA 98059 LaVonne Scott 13621139th Ave 5E Renton. WA 98059 Aaron Bareuther 5017 5E 2nd 5t Renton. WA 98059 Phu Van and Loretta Dang • 14021 5E 136th 5t enton. 98059 Marv & Michael Miller 312 Field PI 5E Renton. WA 98059 Timothv Michaud 355 Field PI 5E Renton. WA 98058 1ij!j_~1 Rick and Rita Jackson 5012 SE 2nd PI Renton. WA 98059 CBS Handley LLC 19625 SE 140th St Renton. WA 98059 G. Wavne Potter Novastar Development. Inc. 18215 72nd Ave 5 Kent. WA 98032 Russ Berg 14017 SE 139th 5t Renton. WA 98059 Jim Hageman 4910 SE 2nd PI Renton. WA 98059 Colin & Tina Urv 4905 SE 2nd PI Renton. WA 98059 _lrnHIIlllllllilll!lllillllBlli1llll!ll Rov & Kathleen Luquette 13714 139th Ave SE Renton. WA 98059 Renton. WA 98058 Scott & Robin McMahill 14125 SE 136th 5t Renton. WA 98059 Johnnv Bulow 13915 136th PI SE Renton. WA 98059 Liz Ellis Maizel 13803 SE 144th 5t Renton. WA 98059 Margaret Pettv 23328 5E 113th St Issaquah. WA 98027 25112 SE 208th St Maple Vallev. WA 98038 Barbara Rodgers Quadrant Corp 14725 SE 36th Ave, 100 Bellevue. WA 98006 • • CERTIFICATION I, ~{e-T\ yV\ IVldVlS , hereby certify that 3 copies of the above document were posted in 'S conspicuous places or nearby the described property on Si'",d'~ Date: __ · ~...L.j1_2-,,-o..!....:12=-D-,-tt-,------_ STATE OF WASHINGTON SS COUNTY OF. KING I certify that I know or have satisfactory evidence that "RQ <01 <-Jim MODS; signed this instrument and acknowledged it to be his/her/their free and voluntary act for the ~~,~i~"'\1\~::,:~ mentioned in the instrument. Notary (print):_----:\*;I1Ul6i!j-_1'~o2j.U!!C:$!';>_----- My appointment eXPires:· __ c:.cbdi..¥"~CA5:!l.....Jt_~;2:..J~t-. ..l:C)Q~.L1 t-z::.-__ _ ------- Rocale Timmons From: Sent: To: Cc: Subject: Follow Up Flag: Flag Status: Dear Rocale, • Wayne Potter <wpotter@novastardev.com> Friday, October 03, 2014 10:32 AM Rocale Timmons • Barbara Rodgers; Tom Barghausen; Barry Talkington; Sandy Bailey Request for Reconsideration/Clarification -SEPA Mitigation Measure #3 for the Plat of Copperwood (LUA14-000550) Follow up Flagged On behalf of the Quadrant Corporation, I am requesting clarification to SEPA Mitigation # 3 for the Plat of Copperwood (City file # LUA14-000550) that states: "3. Site constructipn shall be restricted to the dry weather months (Apri/1" through September 30th)." The language of SEPA condition is vague and does not clearly define "site construction" for plat development. Based on the written narrative of the Environmental Review Committee CERC) Report it appears that the intent to limit site construction to the dry season is related to the stripping. disturbing. and excavation of topsoil to avoid erosion and the deposit of sediment-laden runoff to Maplewood Creek (see last sentence ·on Page 5 of 14 forthe ERC Report). If this in the intent of the ERC, we believe that SEPA Mitigation #3 should be written as follows: "3. Site clearing and rough grading (stripping, disturbing, and excavation of existing topsoil) shall be restricted to the dry weather months (Apri/1st through September 30th)." As you know, it is common practice that once the temporary erosion control measures are in place and/or the permanent storm pond is constructed & functioning that site construction [grading for roads/utilities, curbing, sidewalk, paving, landscaping, etc.) can continue in the wet months with the approval of the City inspector. Furthermore, all site construction(exceptthe storm outfall) will be done outside of the buffers of Maplewood Creek that provide additional protection beyond the temporary erosion control measures that are required to be installed and operating. Please forward our request for clarification to the ERC and if you need additional information, please contact me. Thank you. Respectfully, G. Wayne Potter I Vice President I Novastar Development, Inc. 18215 nod Ave. South, Kent, Washington 98032 (425) 656 -7435 Direct I (206) 255-7106 Cell 1 EXHIBIT 22 • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT • MEMORANDUM DATE: October 7, 2014 TO: Hearing Examiner FROM: Rocale Timmons, Senior Planner SUBJECT: Copperwood PP, LUA14-000550 Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on September 15, 2014, the Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) for the Coppewood Preliminary Plat (Exhibit 21). The DNS-M included six mitigation measures. A 14-day appeal period commenced on September 19, 2014 and ended oil October 3, 2014. No appeals ofthe threshold determination were filed. However, on October 3, 2014 staff received a request for clarification of Mitigation Measure #3 from the applicant: . "3. Site construction shall be restricted to the dry weather months (April 1st through September 3dh J." Given existing erosion, flooding, water quality, and habitat degradation problems in Maplewood Creek, major construction projects adjacent to the creek that will strip, disturb and excavate topsoil must be restricted to the dry weather months to prevent bank erosion and deposition of sediment-laden runoff into Maplewood Creek. It is unclear. whether construction is limited to Site clearing and rough grading (stripping, disturbing, and excavation of existing topsoil) or if grading for roads/utilities, curbing, Sidewalk, paving, landscaping, etc. would also be restricted to dry weather months.' Site construction should be clarified as "grading activities related to construction of roads, utilities trenching and site clearing/grading". Sidewalk, landscaping, and housing construction would not be subject to seasonal limitations. Additionally, the staff recommendation to the Hearing Examiner contained text not related to the subject proposal on page 13. The text should be removed from the record and staffs recommendation is revised to read as follows: EXHIBIT 23 ljects\14-000550.rocale\hex memo -erc clarificaiton, errors.docx Hearing Examiner Memo -.4-000550 Page2of2 . • October 7, 2014 " ... Critical Area Exemption: The re'/o'sed ~letlt/Rd {)etermiRfJtieR ... .epert (-fNhiBit5) d.'sGf/55e5 fJ pe."FRfJReRt Bflffer impfJGt te Weti9Rd E. The TiffilRY 9fJrt< fJrejeGt 'IIi1! .<ef/flire the exteR5ieR efSE 18'" St. The City'5 CemfJlete St.<eetSwRfifJ."fi5 (RMC 4 {; (){;()j 'IIefJid .<ef/fJire the exteR5ieR te Be 1.5 feet wider thfJR the ex.'stiRg light ef WfJ)' .• 'rl erder te GeR5t.<fJGt the Re'll fJertieR efSE 18'" St W GW;<eRt 5wRfifJr45 fJ ';eF'j' miRer fJertieR ef Vlet.'fJRd E Bflffer VJ9fJ.'d Be imfJfJGted. The imfJfJGt tew.'s 14 sqI:lEl.-=e Jeet at ROW hlJjfcr lFRJ39Gt EJREi :=esf:I!ts JR fI '//Ct!9RG Bl:fjfer wiEl#l ef Jess tR8R 25 feet. Wet.'fJRd E'5 5wRfifJaJ 25 feet Bflffer hfJ5 BeeR imfJfJGted (GiefJ.<ed, g.<fIfied, fJRd fJfJ',tefi) f,<em the fJfJ5t GeR5t.<fJGtieR 9fSE 18'" St fJRd the fJdjfJGeRt 5ifiewfJ/k. EX.'st/Rg Bflffer imfJfJGt i5 estimfJted W Be flwr9NimfJteJy 219 5f/fJfJFe feet. The Renton Municipal Code has an exemption allowance for new sUrface water discharges to streams from detention facilities ... " h:leedlplanning\current planninglprojeetsl\4-000550.roeale\hex memo -ere elarifieaiton, errors.doex --------------l Mr. Phil Olbrechts Hearing Examiner City of Renton Office of the City Clerk Renton City Hall, 7th Floor 1055 South Grady Way Renton, WA 98057 • CITY OF RENTON OCT 17 2014 RECEIVE~EAL ESTATE INVESTMENTS, LAND DEVELOPMENT, PROJECT MANAGEMENT CITY CLERK'S OFFICE October 17,2014 COURIER DELIVERY RE: Response to the City of Renton Memorandum dated October 13, 2014 Regarding the Preliminary Plat of Copperwood City File No. LUA14-000550 BCE Job No. 16834 I NS Job No. 9502 Dear Mr. Olbrechts: On behalf of Quadrant Homes (project applicant), we have the following comments in response to the October 13, 2014 memorandum from Rocale Timmons, Senior Planner to the Hearing Examiner (copy enclosed) regarding the Preliminary Plat of Copperwood: • As referenced by Ms. Timmons in the attached memorandum, we acknowledge the condition in the September 15, 2014 Mitigated Determination of Nonsignificance that requires a Level 2 Downstream Analysis (based on the 2009 King County Surface Water Design Manual as amended by the City of Renton) as part of the final drainage report for the Plat of Copperwood. • We have no objection to the two (2) additional conditions proposed by City staff in the October 13, 2014 Memorandum for the Plat of Copperwood. Please contact me if you have any questions or need additional information. Thank you. GWP/dm/kb 16834c.010.doc enc: As Noted cc: Ms. Barbara Rodgers, Quadrant Homes Ms. Courtney Flora, McCullough Hill Leary, PS 18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6110 (425) 251-8782 FAX WWW.NOVASTARDEV.COM .. ;, • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT • MEMORAN DUM DATE: October 13, 2014 TO: Hearing Examiner FROM: Rocale Timmons, Senior Planner SUBJECT: Copperwood PP, lUA14-000SS0 The record for the Public Hearing, held on October 7, 2014 for the Copperwood Preliminary Plat, was left open to allow for staff to provide additional comments on the following concerns: 1. Transportation Impacts at the intersections of SE 2nd Place and 138th Ave SE/Duvall Ave NE. 2. Existing right-of-way improvement on 143'd Ave SE along the eastern border of the site. Concerns #1: At the public hearing the applicant submitted a Supplemental Traffic Impact Analysis at SE 2nd Place/139 th Ave SE, prepared by the Transpo Group, into the record (dated October 6, 2014). The Transportation Department has reviewed the supplemental transportation study with respect to safety concerns raised at SE 2nd Place and Duvall Ave NE intersection. Staff reviewed issues related to speeding and driving over the pavement centerline. The provided report includes speed data for 300+ westbound vehicles in order to determine excessive average speeds. Excessive westbound speeders were identified beyond the 8S th percentile indicating, contrary to public testimony that more than 85 percent of the vehicles traveling westbound on SE 2nd Place were traveling at less than 30 mph. In addition, the study provides data for over 620 vehicles traveling eastbound with less than one percent of the motorist traveling at speeds above 35 mph. Therefore, staff has determined that there may be some outlier speeders who may cross the centerline however the situation is existing and would not require additional mitigation from the applicant. In an effort to address existing safety concerns the Transportation Department has recently repainted a centerline that provides increased channelization guidance around the corner. Concern #2: City staff visited the site to inspect and review existing 143'd Ave SE roadway and bank issues. Currently there exists a short segment of roadway along 143rd Ave SE, immediately adjacent to parcel iD#0593400060 (13652 143rd Ave SE), with top of bank movement within the past two years. This segment of the roadway has been repaired in the past with AR4000 sealant and re-asphalting but continued bank h:\ced\planning\current planning\projects\14-000550.rocale\hex memo -traffic.docx .. ------------~------------------------ Hearing Examiner Memo "14-000550 Page 2 of 2 October 13, 2014 • movement exists along this roadway due to various factors, These factors include: 1) neighbors, or others, dumping yard debris and waste over the bank and into the creek; 2) existing steep slopes greater than 1:1; and 3) creek flows (typically during high runoff events) deflecting off the toe of this steep slope at this location. As noted at the public hearing erosion is an existing issue that has been documented within the Cedar River Basin Plan (under Maplewood Creek) with a history of high erosion issues and flooding downstream. The City of Renton currently has a Maplewood Creek CIP to address issues related to erosion within the City of Renton including the downstream sediment pond collection system. Additionally, the Environmental Review Committee issued a mitigation measure requiring the applicant to provide a Level 2 upstream and downstream analysis which may trigger an increased flow control facility requirement on site. The Level 2 analysis would also provide information regarding the adequacy of the SE 2nd Place culvert sizing, given the significant upstream contributing flows, which may require upsizing of the culvert. While the recommendations for additional analysis and compliance with any associated conditions generated from said analysiS would address most erosion concerns staff would like to recommend additional conditions to specifically address sloughing of 143'd Ave SE. Staff recommends the following conditions of approval: 1.) Hand remove grass and other debris dumped on the bank that continues to saturate the hillside that prevents natural vegetated to grow on the bank (immediately adjacent to 13652 and 13660 143rd Avenue SE) and plant native vegetation along the bank. The proposed planting plan shall be included in the Final Mitigation to be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. 2.) The applicant shall grind and overlay from the centerline of the existing asphalt to the edge of road that fronts the project on 143rd Avenue SE. Please note that staff has already recommended a split rail fence, with critical area signage, be placed along the 143,d Ave SE boundary which would help to deter the public from illegally dumping in the critical area in the future. Thank you. h:\ced\planning\current planning\projects\ 14-000550.rocaJe\hex memo -traffic.docx • • COURIER REQUEST FORM \ \j' \ 'A,-l \-L DATE OF REQUEST OUR JOB NO, PROJECT NAME DESCRIPTION: (T~FROM: C.A~'j%~~~ o RESIDENCE \\e. ... ", ,V) ") \:.!f-R. ""', 'vv--v-0 CASH NEEDED ($ ~; ~ CHECKATIACHED GL:"/\l' ') '2> ~ r "--2-' >-. IA ______ --l.u.:'""'-'L--"'-_-'""'~::_'_--~tr'''''..::=-'--'V (REQUIRED IF OVER $20) -____ HAND DELIVER TO CONTACT PERSON o OK TO LEAVE AT DOOR CONTACT PERSON COUNTY TELEPHONE Special Instructions: Pick-Up Delivery ,,,) n READY BY: I '-f DATE TIME L!n'~ NEED BY: p}/1-I DJiE TIME REQUESTED BY x \U\ 1-( l{ RECEIVED BY (SIGNATURE) DATE TIME· AF.S71 STATE .WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Linda M Mills, being first duly sworn on oath that she is the Legal Advertising Representative of the Renton Reporter a weekly newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a weekly newspaper in King County, Washington. The Renton Reporter has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the Renton Reporter (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a: Public Notice was published on September 19,2014. The full amount of the fee charged for said foregoing publication is the sum of $119.00. ~/g;;14 ddrlda M. Mills Legal Advertising Representative, Renton Reporter Subscribed and sworn to me this 19th day of September,2014. a..tLec.e.-,,-(!..fl!lV..''h<'<-.- Kathleen C. Sherman, Notary Public for the State of Washington, Residing in Buckley, Washington • "","'\\\\\1111 illi' "",~ c. SH~ '11.., .$ v€ .. ,,'\\\\'1111, ~~ "I -v ,-.. ON ~ tIl Z :-.;y-~..:,'..s\ . '"-t,.o"1 ~ ~ g/:!:=?":J O'A~J-~'Z % ;::o::z-=~ ~ eft;:' ~ ~ ~ EO _. _ § ~ ~ ~u 0 E~ E ~ ~ JO va \..\; :0 = ~ ~I ~ ~.:" :; /,0>. ," 4-19'\ <-c. : ~I /" I, ....... _'-v _ Iii -<!)': Jlllt\\\\\\\"''''x'\~ $" IJ11/1! S-OF W p..S ':-.,~ ........... 1/11 \\\\\\\\,\.,\." NOTICEm' ENVIRONMENTAL DETERMINATION E:\"VIRO:\'ME:\,TAL REVIEW CO~I~IITrEEAND PUBLIC HEARING RENTON, WASHINGTON The Environmental Review Commiuee has issued a Determi· nation of NonSignificance Miti- gated (DNS-M) for the following project under the authority of the Renton municipal code. Coppcrwood Preliminary Plat LUAI4000550 Location: 4905 SE 2nd PI. Re- quest for SEPA Environmental Review, Preliminary Plat approvaL and a street modiflca- tion tor a 47 lot plat. The sub- ject property located on the south side of SE 2nd Place between Field Place SE and 143rd Ave 5E. The resulting 12.68acre site is located within R4 zone and results in a density of 4.44 dulac. The applicant {s proposing a small lot cluster Access would be gained from 5E 2nd Place. The site contains a Class2/Class 3 stream (Ma- plewood Creek) and critical slopes (exceeding 40%). Appeals of the DNSM must be filed in writing on or before 5:00 p.m. on October OJ, 2014, Appeals must be filed in ,writing together with the required fee with: Hearing Examiner c/o City Clerk. City of Renton, 1055 S Grady Wa)', Renton. WA 98057. Appeals to the Hearing Examiner are governed by RMe 481 \0 and more information may be ob-' tained from the Renton City Clerk's Office, 4254306510. A Public Hearing will be held by the Hearing Examiner in the Council Chambers. City Hall. on October 07. 2014 at 9:00 am to consider the submitted applica- tion. If the DN5M is appealed, the appeal will be heard as part of this public hearing. Interested panics are invited to attend the publ ic hearing. Published in Renton Reporter on September 19,2014. # 1139959. • .' • • Sabrina Mirante -From: Rocale Timmons Sent: To: Tuesday, October 07, 2014 1:50 PM Sabrina Mirante Cc: Cynthia Moya Subject: FW: Copperwood Preliminary Plat LUA14-000550 Hey Sabrina, Can you add the following person as a party of record. Sarah Devine Property Manager WPM South, LLC -Verdi Management LLC 15215 SE 272nd St Suite 204, Kent WA 98042 (253) 638-9811 Also Cindy, we need the sign in sheet for the hearing to make sure we have added everybody as a party of record. ehankYOu. Rocale Timmons • 1 -~~ ---------------------- Phil Olbrecht Hearing Examiner Owners See Attached Barbara Rogers Applicant Wayne Potter Contact Parties of Record See attached (Signature of Sender): STATE OF WASHINGTON ) ) S5 COUNTY OF KING . ) I certify that I know or have satisfactory evidence that Sabrina Mirante signed this instrument and acknowledged it to be his/her/their free and voluntary act for the U~~'iN\'d,:lI\~poses mentioned in the instrument. . . .$',.... '( PO,~I . § ~ ~ = 1?" Dated: ~a 50 'J(jfl{ '" 7 Notary (print):. ___ I,.J..£J~4_-...w~I<eI:;....----4~_?.;;.;:~.:ss_F_2_ My appointment expires: Copperwood Preliminary Plat LUA14-000550, ECF, PP, MOD template· affidavit of saNiee by mailing Renton. WA 98059 Renton. WA 98059 Renton. 98059 Kelly Randall LaVonne Scott Mary & Michael Miller 5010 SE 2nd St 13621139th AYe SE 312 Field PI SE Renton. WA 98059 Renton. WA 98059 Renton. WA 98059 Rob Willits Aaron Bareuther Timothy Michaud 13905 SE 136th PI 5017 SE 2nd St 355 Field PI SE Renton. WA 98059 Renton. WA 98059 Renton. WA 98058 Rick and Rita Jackson Colin & Tina Urv' Liz Ellis Maizel 5012 SE 2nd PI 4905 SE 2nd PI 13803 SE 144th St Renton. WA 98059 Renton. WA 98059 Renton. WA 98059 fr~~II!i'JIIlli"""""_ CBS Handley LLC Roy & Kathleen Luquette MarRaret Petty 19625 SE 140th St 13714 139th Ave SE 23328 SE 113th St Renton. WA 98059 Renton. WA 98059 Issaquah. WA 98027 G. Wayne Potter Loretta. Ben. Phu Van & Hein T Lo. Tran & Da Richard Stuth Novastar Development. Inc. 14021 SE 136th St 25112 SE 208th St 18215 72nd Ave S Renton. WA 98058 Maple Valley. WA 98038 Kent. WA 98032 Russ BerR 14017 SE 139th St Renton. WA 98059 Jim Hageman 4910 SE 2nd PI Renton. WA 98059 Scott & Robin McMahill 14125 SE 136th St Renton. WA 98059 Johnny Bulow 13915 136th PI SE Renton. WA 98059 Barbara RodRers Quadrant Corp 14725 SE 36th Ave, 100 Belleyue. WA 98006 Traffic Impact Analysis COPPERWOOD PLAT Dated May, 2014 ~---'.'----' /if ()OO S-S-O /)ftie J'lrf/lUf' fry f/2 9 ¢' J:ec:.a-I "-F The Traffic Impact Analysis prepared for COPPERWOOD PLATT estimates that sixty (60) percent of all new traffic created by the proposed housing development will utilize SE 2nd PL. west of the development for egress and ingress according to the data shown in Figure 6 of the subject Traffic Analysis. The Analysis totally fails to address the traffic impacts of this sixty percent of the increased traffic resulting from the building of COPPERWOOD. The Traffic Impact Analysis needs to be revised to address the traffic impacts that will result from the estimated 240 additional vehicle trips per day along SE 20d PL. west of the COPPERWOOD PLATT. The intersection of SE 20d PI and SE 139th Ave needs to be included in the Traffic Impact Analysis due to the existing safety issues related to impaired visibility. There is a vertical rise in SE 2nd PI immediately east of the subject intersection of approximately eight (8) feet, cresting at a location thirty (30) feet to the east of where SE 140th Ave. tees into SE 2nd PL. This elevation increase on 2nd PI.SE going East from the intersection with SE 139th Ave severely limits the visibility of oncoming cars traveling West on SE 20d PL. The west bound traffic on SE 20d PL. is frequently traveling 35 to 40 mph instead of the posted 25 mph. The additional west bound traffic on SE 20d PL. resulting from the development of COPPERWOOD will further increase the safety risks for those of us who frequent! y turn left from SE 139th Ave. onto SE 20d PL. There is an additional safety related issue with the narrow 90 degree corner of SE 2nd PI and SE 138th Ave (Duvall Ave. SE). A large portion of the traffic coming south on Duvall cuts across this corner to the inside lane at higher than appropriate speed for this corner. Since there is essentially no visibility of oncoming traffic for cars approaching this corner on SE 2nd PI headed west, it would be much safer if oncoming traffic would remain in their designated lanes through this corner. I realize that Renton has recently (within the last week) repainted a double yellow centerline around this corner but I observed today that a number of cars continue to cut across to the inside lane while taking this corner at excessive speed. Additional measures are required to cause cars to remain in their correct lanes to reduce the likelihood of head on collisions just east of this corner. This existing hazard will be aggravated by the increased volume of traffic that will result from the construction of COPPERWOOD. There are currently more traffic congestion problems at the intersection of NE 4th St and Duvall Avenue SE. than the intersection of NE 4th ST, and Jericho Avenue SE. which is included in the Traffic Impact Analysis. Recent increases in traffic going north on Duvall are resulting in long lines of cars (10 to 12 cars) waiting for the light on the South side of NE 4th St. This line of cars waiting for the light blocks the entrance from Duvall to the Dairy Queen which is located on the SE corner of NE 4th st. and Duvall. When cars traveling South on Duvall are not able to make the left turn into the Dairy Queer) drivew~ due to the long line of cars waiting for the light in the northbound lane, traffic backs up i~lfi(e 6f . enton intersection of SE 4th St and Duvall Ave, SE, I believe a Traffic Impact Analysis of the interfe~1ron~?,~ ~vlslon 4th ST. and Duvall Avenue SE should be added to this Traffic Impact Analysis. AUG 2 9 ZUl4 , • On September 2nd, my neighbors and I intend to count the traffic at the intersection of SE 2nd PL. and SE 139th Ave. from 7 AM to 9AM to quantify just how much traffic is currently utilizing SE 2nd PL. We have selected this time because the large preponderance of traffic in the early morning is from East to West along SE 2nd PL and it is this traffic that is our highest safety risk due to a lack of adequate visibility along SE 2" PL. I will send you our results of this traffic count on Tuesday September 2" for inclusion with our concerns about traffic Impacts from additional traffic on SE 2" PL. Thank you for your consideration of the traffic safety concerns in our neighborhood and the related impacts of the additional traffic from COPPERWOOD. Russell Berg 14017 SE 139'h St. Renton WA. 98059 Ph. 425-226-0690 City of Renton ~ Rocale Timmons Senior Planner Subject: CopperWood Plat - CITY OF RENTON RECEIVED SEP 022014 Rocale Timmons BUILDING DIVISION Thank you for the update: Liz Ellis Menzel President of the MapleWood Heights Home Owners Association. Rocale these are a few concerns of our community, over the last few years due to progress, we have experienced the changes with all the many new developements around us. All these many projects have drainage that goes into Maple Creek. These many projects have cut hundreds of trees, we realize they have retention ponds with slow release, but as to the CopperWood Plat not only are t~~removing trees, the retention pond is only 75 ft from the upper end of the canyon conecting with Maple Cree~ We have pictures that show the water flow of last April at an all time nigh, which is a big concern to all the propert¥yalong the bluff above Maple Creek canyon. The hill sides have had many varied slides this last year and is a concern with the water increasing, not only from all the developernents but the fact that this area has thousands of under grounds springs as historically the area has had some serious slides. The holding ponds will not contain or direct any of the under ground springs. In a strong storm season we are very concerned with the water flow of the holding ponds and what will happen in extreme cases)~ when th~etention ponds caJt handle the extreme over flow and the water rises in in the canyon causing deteriation to the creek bed and sides only to make slides even more possible, putting homes along the canyon in danger of serious property damage o~ loss of a home. This project could be the one to break the back of the homes on the canyon edge, how will you protectrMaple Creek We realize we are in uncorporated King County and this is a Renton Annexed Plot but we would like someclearity and assurance these concerns are addressed. Note: Neighbors have said they used to hear the creek from their homes but now they can see the creek, the canyon is changing and the water flow is rising. Thank You • Sincerly Liz Ellis Menzel President of MapleWood Heights EXHIBIT 11.J r PUBLIC HEARING: CONSISTENCY OVERVIEW: 20ning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Proposed Mitigation Measures: __ 8057 Fr'ublic hearing is tentatively scheduled .ust 12, 2014 before the Renton Hearing Examiner in Renton Council Chambers at 9:00 AM on the 7th floor of Renton City Hall located at 1055 South Grady Way. The subject site is designated Residential Low Density on the City of Renton Comprehensive Land Use Map and Residential-4 DUlAC on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC4-2-110A, RMC 4- 3-050, RMC 4-4 and other applicable codes and regulations as appropriate. The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. • The applicant would be required to comply with all recommendations found in the geotechnical report. Comments on the above application must be submitted in writing to Rocale Timmons, Senior Planner, CED -Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on June 25, 2014. This matter is also tentatively scheduled for a public hearing on August 12, 2014, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing. please contact the Planning Division to ensure that the hearing has not been rescheduled at (425) 430-6578. If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Rocale Timmons, Senior Planner; Tel: (425) 430-7219; Eml: rtimmons@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION CITY OF RENTON RECEIVED SEP 0 2 2014 BUILDING DIVISION crf'< Of RENTON RECEIVEO S£.P 0 2 20\4 BUILOING ONISION , CITY OF RENTON RECEIVED SEP 0 2 2014 8\ 1!I .OING DIVISION , /. CITY OF RENTON RECEIVED SEP 0 2 201 4 BUILDI"", DIVISION Rocale Timmons From: Sent: To: • Karen Walter < KWalter@muckleshoot.nsn.us> Wednesday, September 03, 2014 11:41 AM Rocale Timmons • Subject: RE: CoppelWood Preliminary Plat, LUA 14-000550, Notice of Application and Proposed MDNS Rocale, Thank you, their response adequately addresses our question # 4 regarding potential culvert modifications. The last outstanding issue is regarding stormwater treatment, question #3. Karen Walter Watersheds and Land Use Team Leader Muckleshoot Indian Tribe Fisheries Division Habitat Program 39015 172nd Ave SE Auburn, WA 98092 253-876-3116 From: Rocale Timmons [mailto:RTimmons@Rentonwa.gov] Sent: Tuesday, September 02, 2014 11:37 AM To: Karen Walter Subject: FW: CoppelWood Preliminary Plat, LUA 14-000550, Notice of Application and Proposed MDNS Hello Karen, Please see the response for the applicant regarding Question #4 and let me know if you have any other concerns or questions. Thank you. !locale Timmons From: Wayne Potter [mailto:wDotter@novastardev.com] Sent: Tuesday, September 02,2014 11:26 AM To: Rocale Timmons Cc: Sandy Bailey; Barbara Rodgers Subject: FW: CoppelWood Preliminary Plat, LUA 14-000550, Notice of Application and Proposed MDNS Hi Rocale, See below ... Will Chris Jensen's e-mail below suffice for the Muckleshoot Tribe (Le., question #4)? Please advise. Thanks. G. Wayne Potter I Vice President I Novastar Development, Inc. 18215 72,d Ave. South, Kent, Washington 98032 1 (425) 656 -7435 Direct I (206) 2.7106 Cell • -------------~ -------- From: Chris Jensen Sent: Tuesday, September 02, 2014 10:56 AM To: Wayne Potter; Barry Talkington Cc: Sandy Bailey; Tom Barghausen Subject: RE: Copperwood Preliminary Plat, LUA 14-000550, Notice of Application and Proposed MDNS Wayne, The project does not propose to alter or extend any of the three existing culverts that drain under SE 2,d Place. We submitted a Street Modification to the City with the Preliminary Plat application that proposes to eliminate the planter between the roadway and sidewalk to avoid impacts to the culverts or stream buffer. See the attached exhibit that clearly shows the proposed sidewalk approximately 8' from the edge of the three culverts. A short 1-foot +/-wall may be required at the back of the walk to match existing grades, but there will be no iIT!pact to the stream buffer or culverts if the Street Modification is approved. Let me know if the City or Tribe need anything more specific to address this question. Thanks, Chris Jensen P.E. Project Engineer Barghausen Consulting Engineers, Inc. 18215 72nd Avenue South Kent, WA 98032 (425) 251-6222 -Phone (425) 251-8782 -Fax From: Wayne Potter Sent: Tuesday, September 02, 2014 10:30 AM To: ChriS Jensen; Barry Talkington Cc: Sandy Bailey; Tom Barghausen Subject: FW: Copperwood Preliminary Plat, LUA 14-000550, Notice of Application and Proposed MDNS Importance: High Chris/Barry, Rocale needs us to respond to question #4 from the June 25 th e-mail from the Muckleshoot Tribe which states (as is in the e-mail chain below): 2 _ .. ----------------------- 4. Potential culvert work • • The Preliminary Technical Information Report (Section 1.0) notes that SE 2nd Place will need to be expanded/modified as part of this project Will the culvert crossing of East Fork Maplewood Creek be modified or extended as part of this work? lfso, more information is needed regarding these modifications. If I remember correctly, we are asking for a "road deviation" so that the sidewalk can be located adjacent to the curb in the area near the existing culver on 2,d Place so that we can avoid any work to these existing culverts. Can you please provide me a response to this question so that I can forward it to Rocale today? Thanks. From: Rocale Timmons [mailto:RTimmons@Rentonwil.gov] Sent: Tuesday, September 02, 20149:44 AM To: Wayne Potter Subject: FW: Copperwood Preliminary Plat, LUA 14-000550, Notice of Application and Proposed MDNS Hello Wayne, Additional comments from the Muckleshoot Tribe. Are you able to answer question #4 for me so that I can forward back to her or at least include in my report? Thank you so much. Rocale Timmons From: Karen Walter [mailto:KWalter@muckleshoot.nsn.us] Sent: Tuesday, September 02, 2014 9:35 AM To: Rocale Timmons Subject: FW: Copperwood Preliminary Plat, LUA 14-000550, Notice of Application and Proposed MDNS Rocale, Thank you again for sending us the revised Wetland, Fish and Wildlife Habitat Assessment report for the Copperwood Plat referenced above. We have reviewed this information and see that the consultants have confirmed previous assessments regarding the East Fork of Maplewood Creek. As a result, the buffer plan has been revised slightly to increase the buffer with averaging to accommodate the salmonid bearing portion of this stream. This addresses our first comment and a portion of the second comment as indicated below. The remaining comments in our June 25 2014 email are outstanding for this project. Please let me know if you have any questions. Thank you, Karen Walter Watersheds and Land Use Team Leader Muckleshoot Indian Tribe Fisheries Division Habitat Program 39015 172nd Ave SE Auburn, WA 98092 253-876-3116 -----Original Message----- From: Karen walter 3 • • Sent: wednesd~y, June 25, 2e le:34 AM To: Rocale Timmons Subject: Copperwood Preliminary Plat, LUA 14-eee55e, Notice of Application and Proposed MONS Rocale, We have reviewed the Notice of Application and proposed MONS materials for the Copperwood Preliminary Plat project referenced above. Thank you again for sending us the site plans; Tree Protection Plan, Geotech report, the Prelminary Technical Information Report, and the Wetland, Fish and Wildlife Habitat assessment reports as requested. Based on information in these documents, we offer the following comments: 1. Stream Typing As I noted in the email sent yesterday, a portion of the Maplewood Creek tributary is incorrectly classified as Class 3 waters when it should be Class 2 waters per Renton's Critical Areas Code based on electroshocking results in 2ee6 which found salmonids in a portion of the stream on this project site. I am attaching this report which was completed by Cedarock Consultants in 2ee6 as part of the 5EPA process for the Shy Creek plat which was required by the City. The stream classification for the sections of stream where fish were found or there is potential fish habitat should have been upgraded to Class 2 waters based on this information accordingly as recommended by Cedarock Consultants back in 2ee6. 2. Project impacts With a change in a portion of the stream's water typing, this affects the regulated stream buffer requirements (minimum lee feet vs 75 feet). The project is proposing to locate a stormwater detention/wet pond within this lee foot regulated buffer and discharging treated and detained stormwater to the stream near where salmonids were determined to be present. This area also currently contains several larger native trees that will be removed to construct the stormwater pond (see Figure 8 from Tree Protection Plan). The project should re-evaluate the design to see if the minimm lee foot stream buffer can be retained along the portions of East Fork Maplewood Creek without removing trees. In addition, the stormwater outfall should be located in an area that avoids the known fish habitat areas and is further mitigated by adding wood to the receiving stream channel to dissipate energy and water velocities that can adversely affect juvenile salmonids in the stream. 3. Stormwater treatment The project should also be treating its stormwater using "enhanced" treatment methods, not the "basic" methods as proposed in the Preliminary Technical Information Report as salmonids are known to use Maplewood Creek and the East Fork. We understand that the stormwater requirements can be met by using "basic" treatment methods; however, there is more recent technical studies regarding stormwater pollutants and their affects upon salmon since the WOOE manual was last revised. Salmon can be adversely affected by pollutants in stormwater and the project should maximize its removal of pollutants before discharging this stormwater to the East Fork Maplewood Creek (see attached paper). Additional treatment now will prevent the need to do retrofits later which can be costly and difficult to construct due to limitations in available area once the site is developed as proposed. 4. Potential culvert work The Preliminary Technical Information Report (Section l.e) notes that SE 2nd Place will need to be expanded/modified as part of this project. Will the culvert crossing of East Fork Maplewood Creek be modified or extended as part of this work? If so, more information is needed regarding these modifications. We appreciate the opportunity to review this project and look forward to the City's responses. If we need to meet to discuss these comments further, please let me know. Thank you, Karen Walter 4 Denis Law Mayor · September i, 2014 . Russell Berg .. 14017 SE 139'h St Reriton, WA98059 • 'community & Econo';'ic DevelopmentDepartment .' C.E."Chip"Vincent, Administrator SUBJECT: ~OPPERWOOD PRELIMINARYPLATCOMMENTRESPONSE LETT~R LUAi4-000SS0,PP, ECF,MOD DearMr.Berg: '. .' - · Thankyouforyour comments related to the CopperWoodPrelirnlnary Plat; dated' September 2,.2014 wherein you raised coricerns regarding the proposed project's .. · impact on MaplewoodCreeka~d traffic iri the area. Your letter will be added to the pub!k record for consideration by the reviewing official and yoLihave also been added as a party of record. Thank you for interest in this project andif you have any further questions please feel . ·free to contact'meat 425-430-7219 orrtimmons@rentonwa.gov. Thank you: . . ' Sincer~eIY' c' . •••.. '., .. ~ ... '. --. ,--',' , . -- - .' .,~. . . .. ' . . oc leTim ..... ", . . . Se·. o~ Planner .' .' .' •..•.. '.' . Rento~City Hall .1055 South Grady Way. Renton, Washingt6n98057 "entonwa.gov , I ! i ----------------------------------=-1 • • Preliminary Technical Information Report Plat of Copperwood Section 3.0 Off -Site Analysis TASK 3 FIELD INSPECTION Paragraph 3.1 Conveyance System Nuisance Problems (Type 1) and paragraph 3.2 Severe Erosion Problems (Type 2) Nearly all of Maplewood Creek Tributary 0303 downstream of the proposed Copperwood Development is within King County as has been this development site until quite recently. Complaints about conveyance nuisance problems and existing severe Erosion problems are likely recorded with King County and not with the City of Renton. To only review City of Renton reports of downstream erosion "problems for Maplewood Creek Tributary 0303 does not identify the longstanding problems known to King County. King County records of erosion problems of Maplewood Creek Tributary 0303 should be reviewed and acknowledged in this report. Attached to this email is a series of pictures I took during this past week of some of the erosion damage that has recently occurred on the portion of Maplewood Creek Tributary 0303 that passes through my property. My property begins just downstream of the nearly ninety degree turn that Maplewood Creek makes from a generally north-south direction as it passes through the Copperwood Plat to a westerly direction a short distance south of the Plat as shown on the maps included in the subject report. Along this nearly six hundred feet of Maplewood Creek streambed that I own there have recently been a number of large evergreen trees topple over due to washing out the soil under these trees along the creek bed. One large cedar tree recently fell in a southerly direction from the north edge of the creek into the back yard of the house at the top of the ravine missing the roof only by a few feet. The large root ball of this tree remains in the stream bed partially blocking the stream flow. I believe this report should be revised to acknowledge there are serious erosion problems currently existing below the proposed development site. Thank you for your consideration of this issue. Russell Berg 14017 SE 139TH St. Renton WA. 98059 RECEIVED SEP 0 2' 2014 CITY OF RENTON PLANNING DIVISION Rocale Timmons From: Sent: To: Subject: Attachments: Rocale Timmons, • • Russ and Carole Berg <cab1944@msn.com > Monday , September 01, 2014 12 :35 PM Rocale Timmons Copperwood Plat Preliminary Technical Information Report .docx Please find attached my comments and pictures to the Preliminary Technical Information Report, Plat of Copperwood (Stuth Property). I believe this report is deficient in addressing downstream erosion problems. Thank you for your consideration . Russell Berg 1 • 2 Rocale Timmons From : Sent: To: Subject: • • Russ and Carole Berg <cab1944 @msn .com > Monday, September 01 , 2014 8:59 PM Rocale Timmo ns Map lewood Creek Erosion 1 Rocale Timmons, Here are pictures of the erosion in the ravine due to excessive water in Maplewood Creek. Tbankyou, Russ Berg 2 Rocale Timmons From: Sent: To: Subject: • • Russ and Carole Berg <ca b1944@msn .com > Monday, September 01 , 2014 10:13 PM Rocale Timmons Maplewood Creek Erosion 1 Rocale Timmons : Here are more pictures of the erosion in the Maplewood creek within my property . Russ Berg 2 Rocale Timmons From: Sent: To: Subject: • • Russ and Carole Berg <cab1944@msn ,com > Monday, September 01, 2014 10:33 PM Rocale Timmons Maplewood Creek Erosion 1 • Rocale Timmons, Attached are additional pictures of the erosion occurring in Maplewood creek . Russ Berg 2 DenisLaw Mayo~' . September 2,2014 . iohnand Riena Bulow' 13915 136'hPlace SE .' Renton,WA 98059 . Community & Economic Development Department. . . C.E:~Chip"Vincent,Administrator SUBJECT: . COPPERWOOD PRELIMINARY PLAT COMMENT RESPONSE LETTER LUAl4-000SS0,PP,ECF, MOp' .. D~arMr. and Mrs: Bulow: Thank you for your comments related to the Copperwood Preliminary Plat; dated .' August20,2014 wherein you raised concerns regarding privacy. Your lerter",i11 be added to the public record for consideration by the reviewing official and youhavealso been add.ed asa party of record. .., . ". Thankyou for Interest in this project and i(you haveany further questions please feel . free to contact '~e at425-430-7219.or rtimmons@rentonwa,gov. Thankyou; . . '~". Sincer~eIY; '" ..•...... '.' . '.' . .• . -' -. . " . . .......... ~. . otleTim '.' .... . ... .", ",,,'"",, ., " '.' Renton CityHal!. 1055 so'uth Grady Way • Renton,~aShington9805i. ;entonwa.g~v I I -----------~~------ • • City Council of Renton Washington, Planning Commission and the Hearing Examiner John and Riena Bulow 13915 136'h place S.E. Renton WA 98059 Proposal job # 16834 Copperwood plat Developer Quadrant homes >-We.currently reside in a single family resident house on the border of the proposed development being considered by the planning commission of Renton WA. ~ We ask that fast growing privacy trees, preferably Evergreens, be planted south of tree # 28 and continue adjacent to the wood fence of our property line ( PARCEL 327815-0280) ~ We would ask the board to please consider the impact of privacy and noise that undoubtedly will occur when a tract of new homes is constructed directly adjacent to our back yard fence ~ We ask for the aforementioned trees to be planted so that our standard of privacy and to a lesser degree, a minimal amount of seclusion may still be maintained, as is the reason we purchased and currently raise our family in this neighborhood. ~ Evergreen trees grow to a height of 2S feet and being relatively maintenance free would offer the best and less costly solution to the concerns addressed above RECEIVED AUG 2 0 2014 CITY OF RENTON PLANNING DIVISION I' I , Denis Law Mayor August 21, 2014 Rob Willits, , ' 13905 SE 136th Place, Renton, WA 98059 • 'Co'mmunity & Economic Development Department' C.E,"Chip"Vincent, Administrator ' , ' , SUBJECT: , ,COPPERWOOD PRELIMINARY PLAT COMMENT,RESPONSE LETTER LUA1~-000550. PP, ECF, MOD Dear Mr. Willits: Thank you for your comments related to'theCopperwood Preliminary Plat; dated' August 18, 2014wherein you raised concerns regarding th~ proposed project's impact on the intersection of SE 2nd Place' and 139th Ave SE. 'Your letter will be 'added to the , , public record .for consideration by the reviewing official and you have also been added , as a party of record. , 'Thank you for interest in 'this profect and if you, have any further questions iileas~ feel, free to contact me at 425-430-ni9 orrtimmons@rentonwa.go~.Thank you. " ,', Sin~er~eIY' ',' , '.'" ,', ' ~ ,', " 'c~ " ,oc Ie Tim ,", " Se' or Planner ,:' " ' " , , : Renton Ci~y Ha!i • 1055 South Grady Way. Renton, Washington 98057 • rentonwa.gov I I Rocale Timmons From: Sent: To: Subject: Follow Up Flag: Flag Status: , willits_r@comcasl.net Monday, August 18, 2014 6:39 AM Rocale Timmons ------_._-- Traffic and Copperwood Preliminary Plat/LUA14-000550 Follow up Flagged -------, Hi Rocale. My name is Rob Willits and my neighbors and I are very concerned about the intersection at SE 2nd Place and 139th Ave SE. I grew up on 139th Ave and now own the home that my parents bought back in 1967 so I know this neighborhood very well. This particular intersection has always been dangerous, but do to low traffic volumes there have not been many incidents. Leaving our neighborhood, if you look to the left there is a blind corner and if you look to the right there is a hill. So even if you are cautious you cannot be sure that no traffic is coming. This new proposed development, Copperwood, will only increase traffic through this area and make this intersection even more dangerous. I'm sure that you are looking at all aspects of this development and I hope this intersection gets some attention. I've talked with at least a half dozen of my closest neighbors and we would all like to see a 3 way stop implemented for our safety. Thanks for your time and consideration. Rob Willits 13905 SE 136th Place Renton, WA 98059 206-261-3880 1 Rocale Timmons From: Sent: To: Subject: Hello Kelly Randall <islandgirI4@gmail.com> Tuesday, July 22, 2014 9:13 PM Rocale Timmons . Proposed short plat Copperwood My name is Kelly Randall and I live at SOlO SE 2nd st, 1 block North of the proposed Copperwood Developement. BAD IDEA!!! I have lived up here for most of my life, and though I understand doing some developing, that short plat is ridiculous. That ravine has been protected forever and putting nearly 50 houses there is not in the best interest of our environment nor our community. I cannot believe you have approved. this. I am going on record in saying I am against it, no matter how it's proposed to me ... Hoping it's not too late to stop it. Regards, Kelly Randall 206.355.0445 1 .'0" . . Denis Law May~r . July 2, 2014 .lim arid J~nny Hagerrian 491 SE"2,d Place Renton, wA 98059 . ,,0' Cpmmunity & Economic D~~elopment D~partment· . C.E."Chip"Vincent, AdminiSirator . . SUBJECT: . CDPPERWODD PRELIMINARY PLAT CO~~E~TRESPONSE L~ER . , .. LUIU4-00055o,Pi>; ECF, MOD . bear Mr. and Mrs. Hageman: . ' .. ," '..' ,., . Thimkyou for your com"1ents related to the Copperwood Preliminary plat; dated July 1, 2014:·· Your email/letter will be added to the public record for c()nsideration. by the reviewing official. and.you.have also been added asa partVof rec~rd. . . . . . , The applica~tis requesting a street modification, f~om the itreet requirements in the Renton ... · ,Municipal Code inorderto. eliminate the requirement foUrontage impro~ements aiong143'd, Ave SE not SE 2,l.Pl~ce.'. The applicant is propo~ingto ~iden SE2~d Place and providest;"et .. improliement~:ori the southside of the street (which include a .cu'rti,lands~apirig, ~nd side~a Ik), Th'e modificationalong i43,d AveSEls being reqiiesteddlletothe 16cati~n of Maplewood Creek and ifimprovements are constructed along the west side of,143'd AveSE (~s required per code)' the stream w~:uld have to be filled. . . . . .. :. The m~dificatiorireqiJestfcir SE2nd Place.lstb solely allo";for.the rearrangeme~t~fr.equired·'· improvements for .:small p'o'rtion ofSE 2nd Place to GOnstruct the sidewalk adjacent to the curb (se.\ attached pl~n) as opposed to having a landscap~ plant~r inbetvyeenthe curb and the . . sidewalk: The request is being ma'de i~'ordertoreduce impacts to Maplewood Creek where it. . , enters into the site; The City h~s th~ ability to approve the modificationi approve with, ' .. c~nditions,ordeny the.req~est. . , . . . .. . , · 'As Ii sep';rate note, The city has placed the project on 'hold, andcancel/ed,the public hearing · :originally scheiJuied on August 12, 2014,.pending the receipt of additional information b'{the applicant.' The rescheduled hearing date wi/l'beprovided:in the form'of a courtesy copyfUSPS mam of the' off-hold letter provided to the applicant. . . thank you for interestin ,this projeCi, and ,if ybli ,have any further questions please feel free to .c.ontact me at 425,430,-7219 or rtimmbns@rentbi1Wa,gov, Thank ybu. ' . Sincerely, • ~J::~9 : . . ,'. . . , RentonCityHali ~1055 SoutliGiady'Way • Renton,Washington 98057. ren;onwa.gov , -, -'. -. . . . . .. "" I . " I , ,. , i Rocale Timmons From: Sent: To: Subject: . Follow Up Flag: Flag Status: Hello Rocale, • Opshnl H <opshnl@yahoo.com> Tuesday, July 01, 2014 7:56 AM Rocale Timmons Copperwood Preliminary Plat Project -#LUAI4-000SS0 Follow up Flagged Sorry for the late reply to the letter sent out, but I was out of town for work and am sifting through the pile of mail I came home to. My name is Jim Hageman and I live right across the street from the subject project and I have some questions about this. But first, please put me on the correspondence list for further information. Here's our address: 4910 SE 2nd Place, 98059-4959 My question(s) regarding this project have to do with the general impacts this project will have on the neighborhood, good and bad. Reading the notice of application letter doesn't really say much in layman's terms of benefits and/or pitfalls for those around this development. One specific item mentioned in the letter that is not explained is a mention that the applicant is requesting a street modification " ... in order to eliminate the requirement for ... rearrangement of required improvements for portions of SE 2nd Place." (my street) Can you expand on what this means? How can the applicant do anything at all to 'eliminate the requirement'? If its a requirement, doesn't it remain a requirement? I really don't know what this means and am looking for some explanation. 1 S'esides this specific fem above, I am lookingtr information regarding how this project is going to better the neighborhood, such as fixing a very narrow street where no street parking is currently allowed. Also, will the city be completing sidewalks and curbs on our side of the street where currently there is a mixture of finished and unfinished properties? These are items that I would term as benefits to the neighborhood from this project, from the developer and the city, and these are the kind of items I would like to know about. I look forward to hearing from you soon. Thanks again for your time Rocale. Respectfully, Jim and Jenny Hageman 2 . : -: .. -, ' Denis:Law Mayor' . June 27,.2014 " ," Matt Pilot 14030 SE 139th St 'Renton; WA 98059 , . -. , . 'Community"& Econo'mk Development Department' ' , ,,' ' CE."Chip"VincentAdministrator SUBJECT:, 'COPPERWOOD PREUMINARVPLAT,COMMENTRESPONSE LmER . ,-.,' . LUJ\14~000550, PP, ECI=,MOD ' ",", ," .', ..... , .' ..... . Dear Mr. Pil~t: " ,Thank you for your comments related to th~ CopperwoodPreliminary PI~t; dated June 25,2014 wherein you raised concerns regarding the proposed project's impact on your : priva~y and property'sability to drain,Yourl~tter will be ad~ed to the public record for'" , ,consideration by the, revieWing official and you have alsbbeeiladded as apai:ty of record. ' H P/~~se note, :Th~ Cityhas plac~dthepr()iectoniioldi imd cancelled the public hearing: ' , oriqintJlly scheduled on August 12,2IJ14,-pending the receipt otadditionai infarmation by the appiicant.The, rescheduied hear-iTiirdate will be provided in the form ota courtesy c~py (usPs mail) af theciff-hold letterpnJvided' to the applicant . 'Thank you for irit~rest in this project and ifyou,haveahYfurthe~ que~tions please feei " fr~e,to co~tactmeat425'430~7219'cir rtimmons@rent6nwa.gov.Thankyou~" " , .' . ',' ", -' , , , ;-, '. ' . ", ", .' Renton City,Hall • 1055 South Grady Way • Re~ton, Washington 98057, • 'rentonwa,gov " ,," .' .',. .. Denis Law" Maypr June27, 2014 , ' n Vuong , 4916SE 2 nd Place ,'Rento n,WA98059 ' , Community,& Economic Development Department , , ,', 'CE:Chip'Vincent,Administratoi,:', " ,SUBJEcT~ COPPERVli.OODPRELIMINARY pLAT COMMENT RESPONSE lmE~' LUA14-000550, PP; ECF, !\,IIOD, " , , , Dear'Mr"vuon~:' '.' .. , " Tliank you for your comments related to the'Coppe""(opd P~eliminarY Plat; dated June 24, 2014, Your letter will be:added t~ tliepubli'i: record for considerationbyihe ieviewi.ng official and you , have alsobeeri added as a party of record: In' response to your questions I have attached both , the provided de~sity worksheet and a copy ()flhe stre~t imp~olierrient plan,forSE2od Place, , The proposal does appear to comply witli the density re~uirements of the Residential-4 (R-4) zoning classification (please sie attached'densityworksheet),at 4.4 dwelling units per acre, ' Pursuant to, RMC 4'11~040D those density calculations resultirigin a frildion that is less than ',' 0.50 are be, ;ounded down to the 'nearest whole number thereby coh,plyingwith the maximum ',?f 4 dwelling units per acre, .; : The applicantisrequesting a str~et modification,from RMC 4-6:060; in orderto eliminate'the requirem~rit for fro~tageimprovements alOlig143~dAveSE noISE 20d Place: The modification ": request for SE 20d ~Iace is'to :allo(."fpr the rearrangement of required imprOvements for a"small ,', portion of SE-2nd Pla'ce' to' place the ~idevvalk adjacent to the curb'(seeatta'clled plan)" The, reque~tis'beingmade in order to redu~eimpactsto rviaplewoodCreekwhere it enters i~to the site" : As asep;;'i-atenote, The City has, placed the project '0'; hold,a;'dcaricelled the publi~ hearing , : originally scheduled on August 12, 2oi4, pending the receipt ofadditioniJl information by'the applicant. The rescheduled hearinCuJatewill be provided in the tormota courtesy copy (USPS" :'niai/) ciftheoff-hold letter provided to the applicant. " " , '; , 'Thank you ior,interes~in this'project and if you have any further questions please feel free to' 'contact me at 425-430-7219 or rtimmons@rentonwa:gov,Thank'you: " : . ' , ' -.' . :&;o~·· .•. ~~~.~ Planner ... Renton City Hall., 055SouthGradY Way .Re~ton, washingto~ 98057 ; rentonwa,gov , ,,-, . " . ' . ..' ... ' ~ • • NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON~SIGNIFICANCE-MITIGATED (DNS-M) A Master Application has been filed and accepted with the Department of Community & Economic Development (CEO) -Planning Division of the City of Renton. The following briefly describes the application and the necessary .1 A . tAl Public Approvals. I / om~w TU DATE OF NOTICE OF APPLICATION: June 11, 2014 . V-e..t1 LAND USE NUMBER: LUA14-QOOSSO, PP, ECF, MOD PROJECT NAME: Copperwood Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting SEPA Environmental Review, Preliminary Plat approval, and a street modification for a 47 lot subdivision. The subject property is a collection of eight parcels located on the south side of SE 2nd Place between FielCl Place Sf and 143rd Ave SE. The applicant is requesting a concurrent Lot line Adjustment (LUAI4-000730) to three of the subject parcels, and an abutting parcel, in order to define the Preliminary Plat boundaries. The resulting 12.6S-acre site is located within the Residential:4 dwelling units per acre (R-4) zoning classification. The 47 lots would result in a density of 4.44 dwelling units per acre. The applicant is proposing a small lot cluster due to critical areas on site whereby R-B development standards would be applied. Lot sizes would range from 4,996 square feet to 8,278 square feet. In addition to the 47 lots, 5 tracts are proposed for sensitive areas, storm drainage, open space and access. Access to the plat would be gained from SE 2nd Place via a new looped public street. Two dead end shared driveways would be extended from the new looped road to provide access to proposed Lots 11, 12, 38, 4;4, and Tract B. The site currently contains six single family residences and several detached structures all of which all would be removed with the exception of one residence to be relocated to the proposed Lot 44. There are 272 significant trees on the site of which the applicant is proposing to retain 34 trees. The applicant has submitted a Wetland Fish and Wildlife Habitat Report, Drainage Report, Tree Protection Report, Traffic Impact Analysis, and a Geotechnical Engineering study with the application. The site contains a Class 3 stream (Maplewood Creek) and critical slopes (exceeding 40%). A stormwater pond is proposed within Tract 8 which would discharge into Maplewood Creek. No impacts to critical areas on site are proposed. The applicant is requesting a street modification, from RMC 4-6-060, in order to' eliminate the requirement for frontage improvement~ along 143rd Ave SE and the rearrangement of required improvements for portions of SE ~nd Place. PROJECT LOCATION: 4905 SE 2nd P./3SS Field PI SE/14021 SE 136th St./312 Field PI SE/sOOl SE 2nd PI./S013 SE 2nd PI./14217 Sf 136th St. OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS-M process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are Integrated into a single comment period. There will be no comment period following the Issuance of the Threshold Determination of Non-Significance- Mitigated (DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: APPLICANT/PROJECT CONTACT PERSON: Permits/Review Requested: Other Permits which may be required: June 5, 2014 June 11, 2014 Wayne Potter/Novastar Development Inc./18215 72nd Ave S./Kent, WA 98032 Environmental (SEPA) Review, MOD, PP RECEIVED Construction Permit -:------:.,.",.---,..--,-_-,--,-_-,-,-,-..,..-:--,-_.,.,--_----:-,--,-:-'J"""'UN 3 0 2014 If you would like to be made a party of record to receive further information on t~is proposed project, complete this form and return to: City of Renton, CED -Planning Division, 1055 So. Grady '!:lay, Rentpn, WA 98057. CITY OF RENTON Name/File No.: Copperwood Preliminary Plat/LUA14-000ss0 -£?'" PlANNING DIVISION NAME: ./~ ~ r-: MAILING ADDRESS:' /.3&. ,:L/-/39-4dL. h ~/state/z;p:_~+"'''''''=7-..M.=''+- £/,5I,S -.tva£--L,t'i'£-:l .~ ( TELEPHONE NO.: • Requested Studies: Location where application may be reviewed: PUBUC HEARING: CONSISTENCY OVERVIEW: Zoning/land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Proposed Mitigation Measures: • Drainage Report, Geotechnical Report, Stream/lake Study, Traffic Impact Statement/Traffic Study Department of Community & Economic Development (CEO) -Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 Public hearing Is tentatively scheduled for August 12, 2014 before the Renton Hearing Examiner In Renton Council Chambers at 9:00 AM on the 7th floor of Renton City Hall located at lOSS South Grady Way. The subject site is designated Residential Low Density on the City of Renton Comprehensive Land Use Map and Residential· 4 DU!AC on the City's Zoning Map. Em'ironmental {SEPAl Checklist The project will be subject to the City'S SEPA ordinance, RMC4·2-110A, RMC 4- 3-050, RMC 4-4 and other applicable codes and regulations as appropriate. The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project Impacts not covered by existing codes and regulations as cited above. The applicant would be required to comply with all recommendations found In the geotechnical report. Comments on the above application must be submitted in writing to Rocale Timmons, Senior Planner, CEO -Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on June 25, 2014. This matter is also tentatively scheduled for a public hearing on August 12, 2014, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are Interested in attending the hearing, please contact the Planning Division to ensure that the hearing has not been rescheduled at (425) 430-6578. If comments cannot be submitted in writing by the date indicated above, you may stiJi appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Rocale Timmons, Senior Planner; Tel: (425) 430-7219; Eml: rtimmons@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION ----------------------- ~, .. June 24, 2014 City of Renton Planning Division 1055 South Grady Way Renton, Washington 98057 • Attention: Rocale Timmons, Senior Planner Re: Copperwood Preliminary Plat Dear Mr. Timmons: em' OF RENTON RECEIVED JUN 20 2014 BUILDING DIVISION I am writing in regards to the above Plat. I have owned a house next to the proposed Copperwood development for over 20 years. My property and those of my neighbors have a very high water table: If the developers bring in any fill to raise the grade of the property for the proposed Copperwood Plat especially in the Southwest side I have a fear that my septic system will fail. That area is now pasture and lays lower than the rest of the adjacent land. By raising the grade of the property water would not be able to flow below my drain field. I am not against the development but fear there will be repercussions including but not limited to flooding of property and failure of septic systems if fill is brought on to the property. I would also request that they install an eight foot fence along the southern border due to the fact that I have an in ground pool and by building 40 plus houses I can see it being a safety concern for children trying to enter my property to enter my pool. Please keep me informed on the plans and any other information regarding the development of this property/plat. Please take into consideration the very high water table that exists on the southern border of the plat prior to making decisions regarding the development of this property. Please contact me if you would like me to provide additional detailed information regarding the issues that currently exist when it rains in regards to the high water table. S~ Matt Pilot 14030 SE 139'h St Renton, WA. 98059 Cell: 425-444-4031 .. . '-'. -. • • NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON.SIGNIFICANCE·MITIG~TED (DNS·M) A Master Application has been flied and accepted with the Depart~ent of Co.mmunlty & Economic Development TON (CEO) -Plannln. Division of the City of Renton. The following briefly describes the application and the ne~F REN: Public Approval.. . RECEIVeD DATE OF NOTICE OF APPUCATION: June II, 2014 ". LAND USE NUMBER: lUA14-OOOS50, PP, ECF, MOD PROJECT NAME: CopperWood Preliminary Plat . JUN 2020\4 .. ,,, DI"'G DIVISION BUlL f'I PROJECT DESCRIPTION: The applicant Is requesting SEPA Environmental Review, Preliminary Plat approval, and a street modification· for a 47 lot subdlvision.;The subject property is a collectIon of eight parcels located on the south.slde,of S,E 2.nd,Place.between.IieJd Place.SE,and~143rd Ave SE .. ,:rhe appllcantis.requestrng a conc.urrent Lot_ Line Adjustment (lUAl4-000730l to three of the subJeq: parcels, and an abutting parcel, In order to define the Preliminary Plat boundaries. The reSUlting 12.GB-acre site Is located within the Resldentlal:4 dwelling units per acre (R-4) zoning classification; The 47 lots would result In a density of 4.44 dwelling,units per acre. The applicant is proposing a small lot duster due to critical areas on site whereby'R-B development standards would be app[[~d. L~t sizes would range from 4,996 square feet to B,27B square feet. In addition to the 47 lots,S tracts are proposed for sensitive areas, storm drainage, open space and access: Access to the plat would be gained from SE 2nd Place via a 'new looped public street. Two dead end shared driveways would be extended from the new looped road to provide access'to proposed Lots 11, 12, 38, 44, and Tract B •. The site currently contains six single family residences and several detached structures aU of which all would be removed with the exception o{one residence to be relocated' to the p~opose'd'LOt 44. There are 272 ,significant trees on the site of whlch"the applicant Is proposing to retain 34 trees.' The applicant has submitted a Wetland Fish and Wildlife Habitat Report" Dralnage~Report, Tree Protection Report, irafflc Impact Analysis, and a Geotechnical Engineering study with the ap·pllcatfon. The site contains a Clas's 3 stream (Maplewood Creek) and 'crlticai slopes (exceeding 40%). A stomlwater pond is proposed within Tract B which: would discharge Into Maplewood C~eek. No im'pactS to crftlcal areas on site are proposed. The applicant Is requesting a Street modification, from'RMC 4-6-060, In order t~'e"mlnate the requirement for frontage Improvem'ents along 143rd Ave SE and -the rearrangement 0; required Improvements for portIons of SE ~nd Place. . . PROJECT LOCATION: 4905 SE 2"' P./355 Field PI SE/14021 SE 136· St./312 Field PI SE/SOO1 SE 2"" PI'/S013 SE.2"" PI./14217 SE 136· SI. OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DN5-M): As the Lead .<;geney, the Cltyo!,Rentonhas determined that significant environmentaL-Impacts are unlikely to result from the proposed project.' Therefore', as permitted under the RCW 43.21C.llO, the City of Renton is using the Optional DN5-M process to give notice that a ONS- M Is likely to be Issued .• Comment periods for the project and the'proposed DN5-M are Integrated Into a single comment period. There'w11l be "nO' comment period Jollowing'the' issuance of the Th'reshold Determlnatlon'.of Non-Slgnlficance- Mitigated (DN5-M). Al4-day appeal ,perlod:wlJl',foliowthe,lssuance of, the' DNS-M. " . . ........ ,.;.:::,<: ..... ,,;;...:.~-,,,' ,-_'~~~' "'J~ ",~\~~, . ",,,.," 'jJ PERMIT APPUCATlON,DATE: :June 5, 2014 " ~ '~1~. " "'''.' , NOTICE OF CO~PLETE 'Y'PU"";!,C1N: '. June 11, 2_014 , ~ ~. .\ APPUCANT/PROlECT COI'!TACT PERS()N: .. . ~ ~ 'wayn~'pone;riNovasiar Development inC~/18Zi.s 7Zrwi Ave S./Kent, 'WA.'980n :'1 " .;' , "~" .. Permlts/Revl~ R~uestec:l~ -;Y ",.1'. ., Other Permits which may be required: . 1, -. ·,i .. -· If you would Iik~"to ~be ,made a -p'~rty of re~o~d'to"rece.iVe fu.rt~~~ Iriforma,!lon ,on thl~)ropos~d'project, complete this form and return' to: Clty~of Renton, CEO -Planning DIvision, lOSS So.;GradyWay,-Rento"n, WA 98057. ~ ,.'. .; '".' . ,,:' ~" '-:~ :~' ~:' " . Name/File No'.: Copperwood preliminary Plat/LUA14-000550 . , ' '~::~~~AD£S:~~~ ~li;Bq"W:S±,Ci~/St.te/ZiP: R~" 0A ,TElE~~6NENO.: .. 4'&5",q\.\.4-40?>/~.·,~;") . r:;, <1~ ,. ' - -. '. ., ~, . . .' . :,.-;,', , ~. -_ .... __ .... ,--- Ms. Rocale Timmons -Senior Planning CED-Planning Division 1055 S Grady Way Renton, WA 98057 Re: lUA14-000550, PP, ECF, MOD Copperwood Preliminary Plat Ms. Timmons • TiVuong 4916 SE 2nd Pl Renton, WA 98059 June 24, 2014 Thank you for sending the Notice of Application and Proposed Determination of Non-significant-Mitigated (DNS-M) to my residence. After reading the notice, I have the following questions/concerns: 1. Taken into account of improvements (such streets, pond, etc.), I am concerned that the net acreage will make this development exceeds R-4 (or R4.4 as stated in the notice). I would to request a detailed calculation be made to ensure that no zoning laws are violated. 2. Although I am not sure what exemption the applicant is requesting regarding RMC 4-6-060 for street modification, I would like to bring a concern to the city. The north boundary of this project (along the south side of 2nd SE Pl) is unimproved and including uneven ditches, covert drainage, etc. Currently, pedestrians have to walk along and on the street. This poses a safety hazard. This will become more critical as the project will more than double the dwellings for the area. A sidewalk with street lights along the entire north side of the project should be required as part of the improvement. This is very critical as this would be the only sidewalk that will allow children and pedestrians to walk from this development to the Maple Wood Height Elementary School without interruption. The north side of SE 2nd Pl has a small strip of sidewalk which is too short and on the wrong side of the foot traffic. Your effort to review these concerns would be greatly appreciated. You may also contact or communicated with me at 425-306-9064 or gmgotv@gmail.com. Sincerely, Ti C. Vuong ... .' Requested Studies: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Proposed Mitigation Measures: ---------------- • Drainage Report, Geotechnical Report, Stream/Lake Study, Traffic Impact Statement/Traffic Study Department of Community & Economic Development (CED)-Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 Public hearing is tentatively scheduled for August 12. 2014 before the Renton Hearing Examiner in Renton Council Chambers at 9:00 AM on the 7th floor of Renton City Hall located at 1055 South GradYWay. The subject site is designated Residential low Density on the City of Renton Comprehensive land Use Map and Residential· 4 DU/AC on the City's Zoning Map. Environmental {SEPAl Checklist The project will be subject to the City's SEPA ordinance, RMC4-2·110A, RMC 4· 3-050, RMC 4-4 and other applicable codes and regulations as appropriate. The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. The applicant would be required to comply with a/l recommendations found In the geotechnical report. Comments on the above application must be submitted in writing to Rocale Timmons, Senior Planner, CEO -Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on June 25, 2014. This matter is also tentatively scheduled for a public hearing on August 12, 2014, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Planning Division to ensure that the hearing has not been rescheduled at (425) 430-6578. If comments cannot be submitted In writing by the date indicated above, you may still appear at the hearing and present you'r comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Rocale Timmons, Senior Planner; Tel: (425) 430-7219; Eml: rtimmons@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION • • NOTICE OF COMPLETE APPLICATION: June 11, 2014 APPLICANT/PROJECT CONTACT PERSON: Wayne Potter/Novastar Development l~e./18'2:i5 72ne! Ave S /K t WA 98032 . . ' .' • en, Permits/Review Requested:' Environmental (SEPAj"Revlew,'MOD, PP Other Permits which may be required: Construction Permit If you would like to be made a party orrecord to receive further' f ','.' .. "-"', form and return to: City of Renton, CEO _ Planning Division 10S5 s·lnGorm d atlon on thl!.:~ropos_ed .. ~roject, complete thIs . ' 0, ra y Way, Renton, WA 98057. R E C E ~m/~IL1" C~pperw?Od Preliminary Plat LUA14-00.0550 . ~A~J= Ie'. ,vC; J UN 2 8'1ffl1'4ADDRESS: -,,'t,-tl:-:-(,,;6::"S;",:;.c.~:~z-:-... ~· --jP~lk-=-----:,--_ Clty/Stat'/Zip: . TElEPHONE NO.: IIlcC--·42.6 -'? -r <t C C OF RENTON street. Two dead end shared driveways would be extenaea Trom ~m: IIr .......... t"~-• ____ •• lots 11, 12, 38, ~4 .. and Tract B. The site currently con~ains six single family residences and several detached structures all of which all would be removed with the exception of one residence to be relocated to the proposed lot 44. There are 272 significant trees on the site of which the applicant is proposing to retain 34 trees. The applicant has submitted a Wetland Fish and Wildlife Habitat Report, Drainage Report, Tree Protection Report, Traffic Impact Analysis, and a Geotechnical Engineering study with the application. The site contains a Class 3 stream (Maplewood Creek) and critical slopes (exceeding 40%). A stormwater pond Is proposed within Tract B which would discharge into Maplewood Creek. No Impacts to critical areas on site are proposed. The applicant Is requesting a street modification, from RMC 4-6-060, In order to eliminate the requirement for frontage improvements along 143r\d Ave SE and the rearrangement of requIred Improvements for portions of SE ~nd Place. PROJECT LOCATION: 4905' SE 2nd P./35S Field PI SE/14021 SE 136th St:/312 Field PI SE/SOD1 SE 2nd PJ./S013 SE 2nd PL/14217 SE 136th St. OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the lead Agency, the City of Renton has determined-that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS-M process to give notice that a DNS· M is likely to be issued. Comment periods for the project and the proposed DNS·M are Integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non·Significance· Mitigated (DNS-M). A 14-day appeal period will follow the Issu'ance of the DN.S-M. PERMIT APPLICATION DATE: June 5, 2014 NOTICE OF COMPLETE APPLICATION: June 11, 2014 APPLICANT/PROJECT CONTACT PERSON: Wayne Potter/Novastar Development Inc./18215 12M Ave S./Kent, WA 98032 PermltsfRevlew Requested: RECEIVED Environmental (SEPA) Review, MOD, PP Other Permits whh;h may be required: < • Construction Permit JUN ~ 0 20\1, . , If you would like to be made a party of r~cord to receive further inf~rmation on this proposed project, co,ll)uOF RENTON form and r~turn to: City of Renton, CEO -Planning Division, 1055 So~ Grady Way, Renton, WA 98057. PLANNING DIVISION NAME: e.tre.. MAILING ADDRESS: -1'"'--LL-"---'-"'-'-----'=~=~_· City/Stat,/Zip: Reh-tcn;1A 11'7-Cj. ~ iYs-1 TElEPHONE NO.: all&, -'l D '1-& )WI .------------------------------ Sabrina Mirante From: Sent: To: Subject: Hey Sabrina, • Rocale Timmons Monday, June 23, 2014 8:59 AM Sabrina Mirante POR Request -LUA14-000550 Can you please add the following as a party of record: Margaret Petty 23328 SE 113'h St Issaquah, WA 98027 Thank you so much. Rocale Timmons City of Renton -Current Planning Senior Planner 1055 South Grady Way Renton, WA 98057 Tel: (425) 430-7219 Fax: (425) 430-7300 rtimmons@rentonwa.gov 1 • • • NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) A Master Application has been filed and accepted with the Department of Community & Economic Development (CED)-Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: June 11, 2014 LAND USE NUMBER: LUA14-0005SQ, PP, ECF, MOD PROJECT NAME: Copperwood Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting SEPA Environmental Review, Preliminary Ptat approval, and a streetmodificatio'n for a-47 lot subdivision. The subject property is a collection of eight parcels located on the south side of SE 2nd Place between Field Place SE and 143rd Ave SE. The applicant is requesting a concurrent Lot line Adjustment (LUA14-000730) to three of the subject parcels, and an abutting parcel, in order to define the Preliminary Plat boundaries, The resulting 12.6B-acre site is located within the Residential:4 dwelling units per acre (R-4) zoning classification. The 47 lots would result in a density of 4.44 dwelling units per acre, The applicant Is proposing a small lot cluster due to critical areas on site whereby R-B development standards would be applied, lot sizes would range from 4,996 square feet to 8,278 square feet. In addition to the 47 lots,S tracts are proposed for sensitive areas, storm drainage, open space and access, Access to the plat would be gained from SE 2nd Place via a new looped public street. Two dead end shared driveways would be extended from the new looped road to provide access to proposed lots 11, 1~, 38, ~4, and Tract 8. The site currently contains six single family residences and several detached structures all of which all would be removed with the exception of one residence to be relocated to the proposed Lot 44. There are 272 significant trees on the site of which the applicant is proposing to retain 34 trees, The applicant has submitted a Wetland Fish and Wildlife Habitat Report, Drainage Report, Tree Protection Report, Traffic Impact Analysis, and a Geotechnical Engineering study with the application, The site contains a Class 3 stream (Maplewood Creek) and critical slopes (exceeding 40%), A stormwater pond Is proposed within Tract 8 which would discharge into Maplewood Creek, No impacts to critical areas on site are proposed. The applicant is requesting a street modification, from RMC 4-6-060, in order to eliminate the requirement for frontage improvements along 143rd Ave 5E and the rearrangement of required improvements for portions of SE 2nd Place. PROJECT LOCATION: 4905 5E 2f\d P./3S5 Field PI SE/14021 5E 136 tll St./312 Field PI SE/S001 5E 2nd PI'/S013 5E 2"d PI./14217 SE 136th St, APPLICANT/PROJECT CONTACT PERSON: June 11, 2014 Wayne Potter/Novastar Development Inc./18215 72"d Ave s.~~ eEl V F WA 98032 Permits/Review Requested: Environmental (SEPAl Review, MOD, PP Other Permits which may be required: Construction Permit JUN18 20 CITY OF RENTe' PLANNING DIVISIO," If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CEO -Planning Division, lOSS So. Grady Way, Renton, WA 98057, Name/File No.: Copperwood Preliminary Plat/LUA14·000SS0 NAME ~,6 ~£ I l-i.-I r:s MAILlN~ADDRESS:/~" 5"£ dr/A tI. TELEPHONE NO.: '/-J-(-;; 2 r;, -L/ 7 r<f -. City/State/Zip: • Requested Studies: Location where application may be reviewed: PUBUC HEARING: CONSISTENC'{ OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Proposed Mitigation Measures: • Drainage Report, Geotechnical Report, Stream/lake Study, Traffic Impact Statement/Traffic Study Department of Community & Economic Development (CEO) -Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 Public hearing is tentatively scheduled for August 12 2014 before the Renton Hearing Examiner In Renton Council Chambers at 9:00 AM on the 7th floor of Renton City Hall located at 1055 South Grady' Way. The subject site is designated Residential Low Density on the City of Renton Comprehensive land Use Map and Residential· 4 DU/AC on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC4-Z-110A, RMC 4- 3.(150, RMC 4-4 and other applicable codes and regulations as appropriate. The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. • The applicant would be required to comply with all recommendations found In the geotechnical report. Comments on the above application must be submitted In writing to Rocale TImmons, Senior Planner, CEO -Planning Division, lOSS South Grady Way, Renton, WA 98057, by 5:00 PM on June 25, 2014. This matter is also tentatively scheduled for a public hearing on August 12, 2014, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Planning Division to ensure that the hearing has not been rescheduled at (425) 430-6578. If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Rocale Timmons, Senior Planner; Tel: (425) 430-7219; Eml: rtimmons@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION