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Home My WebLink AboutCedarCroft aka Alpine Nursery Final Plat Staff Report and ExhibitsDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT HEX Report Cedarcroft Final Plat LUA 17-000240, FP A. REPORT TO THE HEARING EXAMINER DATE: December 7, 2017 Project Name Cedarcroft Final Plat (aka Alpine Nursery) Owner: Toll Brothers Address: 9720 NE 120th Place, Suite 100, Kirkland, WA 98034 Contact: Paul Ollestad, Toll Brothers File Number: LUA17-000240, FP Project Manager: Ann Fowler Project Summary: Final Plat approval for a 27 lot subdivision with three tracts for open space, tree retention, and drainage. The subject property is a collection of three parcels located on the south side of SE 144th St between 160th Ave SE and 161st Ave SE. The resulting 9.64-acre site is located within the Residential-4 dwelling units per acre (R-4) zoning classification. The 27 lots would result in a density of 3.98 dwelling units per acre. Lot sizes would range from 8,000 square feet to 13,369 square feet. Access to the plat is proposed via an extension of 161st Ave SE and a partial extension of 160th Ave SE. All existing structures on site are proposed to be demolished. There are 598 significant trees on the site of which the applicant is to retain 102 trees. There appears to be no critical areas located on site. The applicant has submitted a Wetland Assessment, Drainage Report, Arborist Report, Traffic Impact Analysis, and a Geotechnical Engineering study with the application. Project Location: 14609 and 14625 161st Ave SE, 16023 SE 144 St, Renton, Washington Section 23, Township 23, Range 05 Site Area: 419,918 SF (9.64 acres) B. EXHIBITS: Exhibit 1: Staff Report dated December 4, 2017 Exhibit 2: HEX Preliminary Plat Report and Exhibits (LUA15-000018) Exhibit 3: SEPA Determination of Non-Significance - Mitigated (DNS-M) Exhibit 4: Conditions of Compliance Letter Exhibit 5: Final Plat Map Exhibit 6: Vicinity Map Exhibit 7: Approved Civil Construction Plans Exhibit 8: Street Modification Approval Exhibit 9: Addendum to Traffic Study City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Cedarcroft Final Plat LUA17-000240, FP December 7, 2017 Page 2 of 6 HEX Report Cedarcroft Final Plat LUA 17-000240, FP C. FINDINGS OF FACT (FOF): 1. The applicant, Toll Brothers, filed a request for approval of a 27-lot final plat. 2. The Environmental Review Committee (ERC), the City's responsible State Environmental Policy Act (SEPA) official, issued a Determination of Non-Significance – Mitigated with Mitigation Measures on February 23, 2015 for the subject proposal. 3. Staff from various City departments are reviewing the application materials to identify compliance with all conditions of project approval. 4. The subject site is located at 14609 and 14625 161st Ave SE, 16023 SE 144 St, Renton, Washington. The plat is located in Section 23, Township 23, Range 05. 5. The subject site comprises of 9.64 acres (419,918 square feet). 6. The Preliminary Plat (LUA15 - 000018) received approval from the City on April 6, 2015. 8. The property is located within the R-4 zone and RLD Comprehensive Plan designation. 10. The Final Plat complies with both the Zoning Code and the Comprehensive Plan. 11. The applicant has complied with the following conditions imposed by the ERC on February 23, 2015: Compliance Environmental Review Committee (ERC) Imposed Conditions  Condition #1 - All earthwork performed and implemented by the applicant shall be consistent with the recommendation of the geotechnical report, prepared by Earth Solutions NW. dated June 5, 2014. Staff Comment: The Project construction complied with these criteria; construction was supervised by a licensed professional geotechnical engineer and approved by City inspectors.  Condition #2 - Additional secondary review is required for the proposed 7-8 foot stormwater pond wall during the final engineering design which includes hydro- geotechnical evaluations for buoyancy and lining, structural review and wall drainage relief against potential hydrostatic pressures. The secondary review shall be conducted by an independent reviewer selected by the City at the applicant’s expense and shall be approved by the City’s Plan Reviewer prior to engineering plan approval. Staff Comment: Secondary review of the proposed stormwater pond wall was completed by Reid Middleton prior to approval and issuance of the Civil Construction Permit #U15007366. The pond wall was constructed in accordance with the approved plans.  Condition #3 - The applicant shall be required to provide, to the Current Planning Project Manager, tree retention inspection/monitoring reports after initial clearing, final grading, and annually for two years by a qualified professional forester. The City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Cedarcroft Final Plat LUA17-000240, FP December 7, 2017 Page 3 of 6 HEX Report Cedarcroft Final Plat LUA 17-000240, FP 12. The applicant has complied with the following conditions of preliminary plat approval from the Hearing Examiner’s Decision dated April 6, 2015: inspection/monitoring reports shall identify any retained trees that develop problems due to changing site conditions and prescribe mitigation. Staff Comment: The applicant has provided a final tree retention report which identified a total of 113 retained trees, excluding dead/dying trees. The report identifies 16 trees with visible problems not attributed to the changing site conditions and prescribed a mitigation plan for the removal and/or care of the trees of concern.  Condition #4 - The applicant shall submit a revised Traffic Study including an analysis of impacts caused by the proposed development to the 156th Ave SE/SE144th St and the 156th Avenue SE/SE 142nd Street intersections and recommend appropriate mitigation as necessary. The revised study shall be submitted to/approved by the City’s Plan Reviewer, and applicable mitigation shall be incorporated in the proposal, prior to engineering permit approval. The applicant shall also be responsible for paying their fair share of the cost of a new signal to be installed at the 156th Avenue SE/SE 142nd Street intersection based on any new PM peak hour trips generated from the subdivision. The fee will be based on new PM peak hour trips/1,310 Total PM peak hour trips x $500,000 (cost of new signal) and shall be paid prior to the recording of the final plat. Staff Comment: The submittal and approval of the traffic study addendum was completed prior to civil construction permit approval as required in the condition. The conclusion of the study was that the development resulted in a net decrease in PM peak hour trips based on the existing site use and concluded that no fair share contribution should be required towards the construction of the signal. See Exhibit 9 for addendum to the traffic study. Compliance Hearing Examiner’s Decision Imposed Conditions  Condition #1 – The applicant shall comply with mitigation measures issued as part of the Mitigated Determination of Non-Significance for the proposal. Staff Comment: This project complied with the DNS-M as described in FOF 11 in Section of this document.  Condition #2 – All proposed street names shall be approved by the City. Staff Comment: Street names have been approved by City staff and are shown on the final plat map  Condition #3 – All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of fifteen feet (15’). Staff Comment: All lot corners at intersections of dedicated public rights-of-way have fifteen feet (15’) radii.  Condition #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. Staff Comment: Side sewer lines were installed eight feet (8’) into each lot. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Cedarcroft Final Plat LUA17-000240, FP December 7, 2017 Page 4 of 6 HEX Report Cedarcroft Final Plat LUA 17-000240, FP  Condition #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. Staff Comment: All utilities designed to serve the subdivision were placed underground. Utilities installed in the parking strip were placed in such a manner and depth to permit the planting of trees. Those utilities located beneath paved surfaces were installed as approved by the Department of Public Works. The installation was completed and approved prior to the application of the surface material. Easements are provided for the maintenance and operation of utilities as specified by the Department of Public Works and are shown on the final plat map  Condition #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 the 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. Staff Comment: All cable TV conduits were undergrounded at the same time as other basic utilities were installed to serve each lot. Conduit for service connections were laid to each lot line. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements that was required to bring service to the development was borne by the developer and/or land owner.  Condition #7 – The applicant shall install all street name signs necessary in the subdivision prior to final plat approval. Staff Comment: All street name signs have been installed.  Condition #8 – The applicant shall obtain a demolition permit and all required inspections for the removal of the existing single family residences and detached accessory structures prior to Final Plat recording. Staff Comment: The applicant obtained a demolition permit, Permit No. B16005398 from the City and removed the structures.  Condition #9 – The applicant shall establish and record a permanent and irrevocable deed restriction on the property title of the tree protection tract. Such deed restriction shall prohibit development, alteration, or disturbance within the tract except for the purposes of installing Administrator approved amenities or habitat enhancement activities, as part of an enhancement project, which has received prior written approval from the City. A covenant shall be placed on the tract restricting its separate sale and shall be recorded prior to or concurrent with the recording of the Final Plat. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Cedarcroft Final Plat LUA17-000240, FP December 7, 2017 Page 5 of 6 HEX Report Cedarcroft Final Plat LUA 17-000240, FP Staff Comment: The tree protection tract is identified as Tract C on the final plat. Plat note #3 restricts the development, alteration, disturbance of the trees within Tract C.  Condition #10 – The applicant shall place permanent fencing on the perimeter of the tree protection tract. This shall be accomplished by installing a wood, split-rail fence with applicable signage. The Administrator may approve pedestrian-sized openings for the purpose of facilitating passive recreation within the tract for the benefit of the community. The Administrator may authorize alternate styles and/or materials for the required fencing. The proposed fencing shall be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval. Staff Comment: The applicant submitted a fencing and signage detail for the required fencing and signage along the boundary of the tree protection tract. The fencing and signage detail was reviewed and approved by the City Current Planning Project Manager. The approved fencing and signage details can be found on plan number R-390032.  Condition #11 – A street modification shall be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval for a modification of the 160th Ave SE street cross section, south of Road ‘A’, in order to realign the extension of 160th Ave SE to the west. Staff Comment: The street modification request was submitted and approved by the City as part of the Civil Construction Permit application. See Exhibit 8 for Approved Street Modification.  Condition #12 – A street modification shall be submitted to, and approved by, the Current Planning Project Manager, prior to engineering permit approval, for a modification to reduce the required right-of-way width of Road ‘A’ from 53 feet to 47 feet. Staff Comment: The street modification request was submitted and approved by the City as part of the Civil Construction Permit application. See Exhibit 8 for Approved Street Modification.  Condition #13 – The applicant shall be required to record a public access easement across the proposed soft surface trail extended from the termination of 160thAve SE sidewalk, through the proposed Tree Retention Tract (Tract ‘C’), to 161st Ave SE. The easement shall be recorded prior to, or concurrent with, the recording of the Final Plat. Staff Comment: The public access easement is shown on the final site plan and will be recorded concurrently with the recording of the Final Plat.  Condition #14 – A covenant shall be recorded on the face of the plat restricting vehicular access for proposed Lots 17-20 to the proposed public alley/unnamed road and proposed Lots 1-8, 21-27 from 160th St Court SE. Additionally, proposed Lots 17-20’s front yards and front façade/elevations shall be oriented to the north (SE 144th St). Staff Comment: Restricted vehicular access for Lots 17-20 is noted on the Final Plat. The driveway aprons for Lots 1-8, 21-27 are installed along 160th St Court SE. The front yards and front façade elevations of lots 17-20 will be oriented to the north (SE 144th St) and will be reviewed as part of the building permit applications for each individual lot.  Condition #15 – 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 City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Cedarcroft Final Plat LUA17-000240, FP December 7, 2017 Page 6 of 6 HEX Report Cedarcroft Final Plat LUA 17-000240, FP D. CONCLUSIONS: 1. The subject site is located in the R-4 Zone and RLD Comp Plan designation and complies with the zoning and development standards established with this designation. See FOF 10 in Section C of this document. 2. The Final Plat satisfies the conditions imposed by the preliminary plat process. See FOF 12 in Section C of this document. 3. The Final Plat complies with the Subdivision Regulations of Renton Municipal Code (RMC) 4-7. 4. The Final Plat complies with mitigation measures required by the Environmental Review Committee as part of the State Environmental Policy Act (SEPA) process. See FOF 11 in Section C of this document. E. RECOMMENDATION: Staff recommends approval of Cedarcroft Final Plat, File No. LUA17-000240, FP as depicted in Exhibit 6, subject to the following conditions: 1. All plat improvements shall be either constructed or deferred to the satisfaction of City staff prior to the recording of the plat. SUBMITTED THIS 7th DAY OF DECEMBER, 2017 ____________________________ PLANNING DIVISION review and approval by the City Attorney and Property Services section prior to the recording of the final plat. Staff Comment: The applicant has created a homeowner’s association maintenance agreement and has submitted a draft of the documents for review and approval by the City Attorney and Property Services section prior to final plat recording. DenisLawMayorFebruary26,2015_.tyofir?PiJtri1-.---Community&EconomicDevelopmentDepartmentC.E.”Chip”Vincent,AdministratorWashingtonStateDepartmentofEcologyEnvironmentalReviewSectionPDBox47703Olympia,WA98504-7703Subject:ENVIRONMENTAL(SEPA)THRESHOLDDETERMINATIONTransmittedherewithisacopyoftheEnvironmentalDeterminationforthefollowingprojectreviewedbytheEnvironmentalReviewCommitteefERC)onFebruary23,2015:SEPADETERMINATION:PROJECTNAME:PROJECTNUMBER:DeterminationofNon-SignificanceMitigated(DNSM)AlpineNurseryPreliminaryPlatLUA15-000018,ECF,PPAppealsoftheenvironmentaldeterminationmustbefiledinwritingonorbefore5:00p.m.onMarch13,2015,togetherwiththerequiredfeewith:HeatingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.AppealstotheExamineraregovernedbyRMC4-8-110andinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,(425)430-6510.PleaserefertotheenclosedNoticeofEnvironmentalDeterminationforcompletedetails.Ifyouhavequestions,pleasecallmeat(425)430-7219.FortheEnvironmentalReviewCommittee,RocaleTimmonsSeniorPlannerEnclosurecc:KingCountyWastewaterTreatmentDivisionBoydPowers,DepartmentofNaturalResourcesKarenWalter,Fisheries,MuckleshootIndianTribeMelissaCalvert,MuckleshootCulturalResourcesProgramGretchenKaehler,OfficeofArchaeology&HistoricPreservationRaminPazooki,WSDOT,NWRegionLarryFisher,WDFWDuwamishTribalOfficeUSArmyCorp.ofEngineersRentonCityHall•1055SouthGradyWay•Renton,Washington98057•rentonwa.gov DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTL1JLLLENVIRONMENTAL(SEPA)DETERMINATIONOFNON-SIGNIFICANCE-MITIGATED(DNS-M)PROJECTNUMBER:LUA15-000018,ECF,SHPL-AAPPLICANT:Roy&KimBoyerPROJECTNAME:AlpineNurseryPreliminaryPlatPROJECTDESCRIPTION:TheapplicantisrequestingSEPAEnvironmentalReviewandPreliminaryPlatapprovalfora27lotsubdivisionwiththreetractsforopenspace,treeretention,anddrainage.ThesubjectpropertyisacollectionofthreeparcelslocatedonthesouthsideofSE144thStbetween160thAveSEand161stAveSE.Theresulting9.64-acresiteislocatedwithintheResidential-4dwellingunitsperacre(R-4)zoningclassification.The27lotswouldresultinadensityof3.98dwellingunitsperacre.Lotsizeswouldrangefrom8,000squarefeetto13,369squarefeet.Accesstotheplatisproposedviaanextensionof161stAveSEand160thAveSE.Internalcirculationterminatesinacul-de-sacinthenorthernportionoftheproperty.Thesouthernportionofthesitecontainsgridconnectionsfrom160thto161stAveSEalignedwithSE145thStandSE146thPlace.Allexistingstructuresonsiteareproposedtobedemolished.Thereare598significanttreesonthesiteofwhichtheapplicantisproposingtoretain102trees.Thereappeartobenocriticalareaslocatedonsite.PROJECTLOCATION:16023SE144thSt/146251615tAveSELEADAGENCY:CityofRentonEnvironmentalReviewCommitteeDepartmentofCommunity&EconomicDevelopmentTheCityofRentonEnvironmentalReviewCommitteehasdeterminedthatitdoesnothaveaprobablesignificantadverseimpactontheenvironment.AnEnvironmentalImpactStatement(EIS)isnotrequiredunderRCW43.21C.030(2)fc).ConditionswereimposedasmitigationmeasuresbytheEnvironmentalReviewCommitteeundertheirauthorityofSection4-9-070DRentonMunicipalCode.Theseconditionsarenecessarytomitigateenvironmentalimpactsidentifiedduringtheenvironmentalreviewprocess.Becauseotheragenciesofjurisdictionmaybeinvolved,theleadagencywillnotactonthisproposalforfourteen(14)days.Appealsoftheenvironmentaldeterminationmustbefiledinwritingonorbefore5:00p.m.onMarch13,2015.Appealsmustbefiledinwritingtogetherwiththerequiredfeewith:HearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.AppealstotheExamineraregovernedbyRMC4-8-110andmoreinformationmaybeobtainedfromtheRentonCityClerk’sOffice,(425)430-6510.PUBLICATIONDATE:February27,2015 DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTDATEOFDECISION:SIGNATURES:S2Ai%GreggZime/ma,dministratorPublicWorksDartmentTerryHigashiyama,AdministratorCommunityServicesDepartmentFEBRUARY23,2015MarkPetersondministratorDateFire&EmergencyServices__________C.E.CfipVincent,AdministratorDateDepartmentofCommunity&EconomicDevelopment—©itacDate DEPARTMENTOFCOMMUNITYCityofANDECONOMICDEVELOPMENTI11t©]llDETERMINATIONOFNON-SIGNIFICANCE-MITIGATED(DNSM)MITIGATIONMEASURESANDADVISORYNOTESPROJECTNUMBER:LUA15-000018,ECF,PPAPPLICANT:Roy&KimBoyer;14609161stAveSE,Renton,WA98059PROJECTNAME:AlpineNurseryPreliminaryPlatPROJECTDESCRIPTION:TheapplicantisrequestingSEPAEnvironmentalReviewandPreliminaryPlatapprovalfora27lotsubdivisionwiththreetractsforopenspace,treeretention,anddrainage.ThesubjectpropertyisacollectionofthreeparcelslocatedonthesouthsideofSE144thStbetween160thAveSEand161stAveSE.Theresulting9.64-acresiteislocatedwithintheResidential-4dwellingunitsperacrefR-4)zoningclassification.The27lotswouldresultinadensityof3.98dwellingunitsperacre.Lotsizeswouldrangefrom8,000squarefeetto13,369squarefeet.Accesstotheplatisproposedviaanextensionof1615tAveSEand160thAveSE.Internalcirculationterminatesinacul-de-sacinthenorthernportionoftheproperty.Thesouthernportionofthesitecontainsgridconnectionsfrom160thto161stAveSEalignedwithSE145thStandSE146thPlace.Allexistingstructuresonsiteareproposedtobedemolished.Thereare598significanttreesonthesiteofwhichtheapplicantisproposingtoretain102trees.Thereappeartobenocriticalareaslocatedonsite.PROJECTLOCATION:16023SE144thSt/146251615tAveSELEADAGENCY:TheCityofRentonDepartmentofCommunity&EconomicDevelopmentPlanningDivisionMITIGATIONMEASURES:1.Allearthworkperformed,implementedbytheapplicant,shallbeconsistentwiththerecommendationsofthegeotechnicalreport,preparedbyEarthSolutionsNW,datedJune5,2014oranalternatereportapprovedbytheCity’sPlanReviewer.2.Additionalsecondaryreviewisrequiredfortheproposed7-8footstormwaterpondwallduringthefinalengineeringdesignwhichincludeshydro-geotechnicalevaluationsforbuoyancyandlining,structuralreviewandwalldrainagereliefagainstpotentialhydrostaticpressures.ThesecondaryreviewshallbeconductedbyanindependentreviewerselectedbytheCityattheapplicant’sexpenseandshallbeapprovedbytheCity’sPlanReviewerpriortoengineeringplanapproval.3.Theapplicantshallberequiredtoprovide,totheCurrentPlanningProjectManager,treeretentioninspection/monitoringreportsafterinitialclearing,finalgrading,andannuallyfortwoyearsbyaqualifiedprofessionalforester.Theinspection/monitoringreports shallidentifyanyretainedtreesthatdevelopproblemsduetochangingsiteconditionsandprescribemitigation.4.TheapplicantshallsubmitarevisedTrafficStudyincludingananalysisofimpactscausedbytheproposeddevelopmenttothe156thAveSE/SEl44thStandthe156thAvenueSE/SE142ndStreetintersectionsandrecommendappropriatemitigationasnecessary.Therevisedstudyshallbesubmittedto/approvedbytheCity’sPlanReviewer,andapplicablemitigationshallbeincorporatedintheproposal,priortoengineeringpermitapproval.Theapplicantshallalsoberesponsibleforpayingtheirfairshareofthecostofanewsignaltobeinstalledatthe156thAvenueSE/SE142ndStreetintersectionbasedonanynewPMpeakhourtripsgeneratedfromthesubdivision.ThefeewillbebasedonnewPMpeakhourtrips/1,310TotalPMpeakhourtripsx$500,000(costofnewsignal)andshallbepaidpriortotherecordingofthefinalplat.ADIVISORYNOTES:Thefollowingnotesaresupplementalinformationprovidedinconjunctionwiththeadministrativelanduseaction.Becausethesenotesareprovidedasinformationonly,theyarenotsubjecttotheappealprocessforthelanduseactions.CommunityServicesReviewCommentsLeslieBetlachI425-430-6619LBetlach@rentonwa.govRecommendations:1.ParksImpactfeeperordinance5670applies.2.OnSE144Street—donotuseCercidophyllumjaponicumonSE144Streetduetooverheadelectriclines.Useasmallmaturingspecies—suggestPaperbarkMaple(Acergriseum)—singlestem,1terminalleader,specimengrade.3.Quercuscoccinea—donotuseanyOakspeciesornutproducingtreesSuggestSterlingLinden(Tiliatomentosa4.RoadB—changespeciesfromLot27andLot9to161AvenueSEatotalof8trees.5.RoadA—changespecies.Betweentots4and23—eithereliminatetreeoruseasmallmaturingspecies—spaceistoosmallforalargematuringtree.6.Streettreesshallnotbeplantedcloserthan40feetfromstopsigns,30feetfromstreetlights,6feetfromsidewater/sewerserviceandfirehydrants,notcloserthan10feetfromdriveways.Plan-PlanningReviewVersion1February18,2015EngineeringReviewCommentsKamranYazdidoostI425-430-7382Ikyazdidoost@rentonwa.govRecommendations:IhavereviewedtheapplicationforthealpinePlatgenerallylocatedbetween160THAveSEand161stAveSEsouthsideofSE144THStreetandhavethefollowingcomments:EXISTINGCONDITIONSWATER:WaterservicewillbeprovidedbytheWaterDistrict90.ERCMitigationMeasuresandAdvisoryNotesPage2of8 SEWER:SewerservicewillbeprovidedbytheCityofRenton.STORM:ThereislimitedstormconveyanceinSE144thStreet.STREETS:Therearenofrontageimprovements.CODEREQUIREMENTSWATER1.WaterservicewillbeprovidedbyWaterDistrict90.AWaterAvailabilityCertificateisrequired.SANITARYSEWER1.SewerserviceisprovidedbytheCityofRenton.ThereissewermaininSE144thStreet.Extensionofan$inchsewermainwillberequiredonsite,on161stAveSEand160THAveSE.Planshowssewermainonsiteand160THAveSEonly.Extensionofsewermainon16151AveSEisrequired.2.Systemdevelopmentfeeforsewerisbasedonthesizeofthenewdomesticwaterthatwillserveeachnewlot.Sewerfeefora¾inchwateror1inchmeterinstallis$2,135.00.3.Allplatsshallprovideseparatesidesewerstubstoeachbuildinglotpriortorecordingoftheplat.SURFACEWATER1.AdrainageplananddrainagereportdatedJanuary12,2015wassubmittedbyD.R.StrongConsultingEngineers.Theproposed27lotsubdivision,zonedR4,issubjecttoFullDrainageReviewinaccordancewiththe2009KingCountySurfaceWaterManualandCityofRentonAmendmentstotheKCSWM,Chapters1and2.The9.64acresiteislocatedwithintheLowerCedarRiverbasin.BasedontheCity’sflowcontrolmap,thissitefallswithintheFlowControlDurationStandard,ForestedCondition.Flowcontrolfacilitysizedtomatchtheflowdurationforforestedsitecondition.BasicwaterqualitywillbeprovidedusingaStormFiltersystem.Surfacewaterrunoffcreatedbythisdevelopmentwillbecollectedthroughaseriesofnewcatchbasinsandpipesystemsinthenewroadwaysandconveyedtoaninfiltrationpond(TractB)locatedatthesoutheastcornerofthesite.Thepondisdesignedtoinfiltratethe100—yearstormevent.TheprojectissubjecttoaLevel2downstreamanalysisfora3/4milefromtheprojectsite,inaccordanceofsection1.2.2.1oftheKingCountySurfaceWaterDesignManualasamendedbytheCityofRenton.DownstreamcapacityissueshavebeenobservedandtheareaisconsideredanuisancerequiringCitymaintenancework.TheLevel2downstreamanalysismayrequireadditionaloffsitemitigationworkoranincreaseflowcontroltoaLevel3.2.AppropriateindividuallotflowcontrolBMP5arerequiredtomitigate10%(approximately500600squarefeet)oftheareaofeachlot.InfiltrationBMP5areproposedintheTIR.3.Ageotechnicalreport,datedJanuary5,2015wassubmittedbyEarthSolutionsNW.ThefieldstudyincludedsevenexplorationpitsonERCMitigationMeasuresandAdvisoryNotesPage3of8 the9.64acresite.Theseexplorationpitsweredugupto11feetinnative’ssoil.Nogroundwaterwasencountered.Soiltypeencounteredisglacialoutwash.Ageotechnicalletter,datedJanuary9,2015wassubmittedbyearthsolutionNW.ThefieldstudyincludedeighttestpitsatlocationswithintractBandthepotentialinfiltrationareas.AnEPAfallingheadinfiltrationtestwasperformedbyEarthSolutionNWLLCwithinthewellgradedsandandgravelsoilsinthreeofthetestpits.Themeasuredinfiltrationrateswere70in/hourwithintheundisturbednativesoils.4.Surfacewatersystemdevelopmentfeeis$1,350.00pernewlot.Feesarepayablepriortoissuanceoftheconstructionpermit.5.AConstructionStormwaterGeneralPermitfromDepartmentofEcologywillberequited.AStormwaterPollutionPreventionPlan(SWPPP)isrequiredforthissite.TRANSPORTATION/STREET1.Thecurrenttransportationimpactfeerateis$2,214.44pernewsinglefamilyhome.Thetransportationimpactfeethatiscurrentatthetimeofbuildingpermitapplicationwillbelevied.Paymentofthetransportationimpactfeeisdueatthetimeofissuanceofthebuildingpermit.2.AtrafficanalysisdatedDecember31st,2014,wasprovidedbyTraffExNorthwestTrafficExperts.Thetrafficstudyismissingthe156AveSE.Thetrafficstudyisrequiredtoincludeallimpactedstreet:SE144street,161AveSE,160AveSE,SE142NDAveSE,and156AveSE.Theproposed27lotsubdivisionwouldgenerate267dailyvehicletrips.WeekdaypeakhourAMtripswouldgenerate21vehicletrips,with16vehiclesleavingand5vehiclesenteringthesite.WeekdaypeakhourPMtripswouldgenerate2$vehicletrips,with18vehiclesenteringand10vehiclesexistingthesite.Plan-PlanningReviewVersion1February18,2015EngineeringReviewCommentsKamranYazdidoostI425-430-7382Ikyazdidoost@rentonwa.govPrimarystreetsimpactedbythisdevelopmentare:•SE144thStreet•161AveSE•160AveSE•SE142ndAveSE•156AveSEIncreasedtrafficcreatedbythedevelopmentwillbemitigatedbypaymentoftransportationimpactfeesofapproximately$59,790.00.3.TomeettheCity’scompletestreetstandards,thenewinternalroadwayshallbedesignedtomeettheresidentialaccessroadwayperCitycode46060.Thenewinternalroadwayshallbea53footrightofway,with26feetofpavement,curb,gutter,an$footplanterstrip,a5ERCMitigationMeasuresandAdvisoryNotesPage4of8 footsidewalkandLEDstreetlightinginstalledalongbothsidesofthestreet.OnesideoftheroadwillbemarkedNOPARKING.4.MailboxlocationsshallbeapprovedbythePostOffice5.LEDstreetlightingmeetingtheresidentiallightingstandardswillberequiredperCityofRentonStandards.6.PavingandtrenchrestorationwillcomplywiththeCity’sTrenchRestorationandOverlayRequirements.GENERALCOMMENTS1.Separatepermitsandfeesforsewerandstormconnectionswillberequited.2.Allconstructionutilitypermitsfordrainageandstreetimprovementswillrequireseparateplansubmittals.AllutilityplansshallconformtotheRentonDraftingStandards.AlicensedCivilEngineershallpreparethecivilplans.3.Rockeriesorretainingwallsgreaterthan4feetinheightwillberequireaseparatebuildingpermit.Structuralcalculationsandplansshallbesubmittedforreviewbyalicensedengineer.SpecialInspectionisrequired.4.Atreeremovalandtreeretention/protectionplanandaseparatelandscapeplanshallbeincludedwiththecivilplansubmittal.5.Aseparatestreetlightingplanshallbeincludedwiththecivildrawings.FireReview-BuildingCommentsCoreyThomasI425-430-7024Icthomas@rentonwa.govRecommendations:EnvironmentalImpactComments:1.Thefireimpactfeesareapplicableattherateof$495.10persinglefamilyunit.Thisfeeispaidattimeofbuildingpermit.Creditwouldbegrantedfortwoexistinghomestoberemoved.FireCodeRelatedComments:1.Thefireflowrequirementforasinglefamilyhomeis1,000gpmminimumfordwellingsupto3,600squarefeet(includinggarageandbasements).lithedwellingexceeds3,600squarefeet,aminimumof1,500gpmfireflowwouldberequired.Aminimumofonefirehydrantisrequiredwithin300feetoftheproposedbuildingsandtwohydrantsifthefireflowgoesupto1,500gpm.Existinghydrantscanbecountedtowardtherequirementaslongastheymeetcurrentcode,including5inchstorzfittings.Existinghydrantsarenotwithin300feetofthefurthestproposeddwellings,sonewhydrantsarerequired.AwateravailabilitycertificateisrequiredfromKingCountyWaterDistrict90.2.Firedepartmentapparatusaccessroadwaysarerequiredtobeminimum20feetwidefullypaved,with25feetinsideand45feetoutsideturningradius.Fireaccessroadwaysshallbeconstructedtosupporta30tonvehiclewith322psipointloading.AccessisERCMitigationMeasuresandAdvisoryNotesPage5of8 requiredwithin150feetofallpointsonthebuildings.Deadendstreetsthatexceed150feetarerequiredtohaveanapprovedturnaround.Culdesacsarerequiredtobefullypavedat90feetdiameter.PoliceReviewCommentsCyndieParksI425-430-7521Icparks@rentonwa.govRecommendations:EstimatedCFS:25annuallyMinimalimpactonpoliceservices.TechnicalServicesCommentsBobMacOnieI425-430-7369Ibmaconie@rentonwa.govPlan-PlanningReviewVersion1IFebruary18,2015Recommendations:PreliminaryPlat:BobMacOnie1/29/2015Thefinalplatdocumentmustbepreparedunderthedirectionofandstampedbyalicensed“ProfessionalLandSurveyor.”NotetheCityofRentonlanduseactionnumberandlandrecordnumber,LUA15000018andLND1O0522,respectively,onthefinalplatsubmittal.Thetypesizeusedforthelandrecordnumbershouldbesmallerthanthatusedforthelanduseactionnumber.Pleasenotethatthelanduseactionnumberprovidedwillchangewhenthissubdivisionchangesfrompreliminarytofinalplatstatus.ShowtwotiestotheCityofRentonSurveyControlNetwork.Thegeometrywillbecheckedbythecitywhenthetieshavebeenprovided.Providesufficientinformationtodeterminehowtheplatboundarywasestablished.Includeastatementofequipmentandproceduresused,perWAC32130100.Notethedatetheexistingcitymonumentswerevisitedandwhatwasfound,perWAC332130150.Providelotclosurecalculations.Replacetheword“DISTANCE”with“DISTANT”inthelegaldescriptionsforbothBoyerparcels(Sheet1).Correctthereferenceto“NORTHLANE”intwoplaceswhichshouldread“THENORTHLINE.”Indicatewhathasbeen,oristobe,setatthecornersoftheproposedlots.ERcMitigationMeasuresandAdvisoryNotesPage6of8 Notediscrepanciesbetweenbearingsanddistancesofrecordandthosemeasuredorcalculated,ifany.Thelotaddresseswillbeprovidedbythecityforthefinalplatsubmittal.Notesaidaddressesandthestreetnamesontheplatdrawing.Onthefinalplatsubmittal,removeallreferencespertainingtoutilitiesfacilities,trees,concrete,gravel,decksandotheritemsnotdirectlyimpactingthesubdivision.Theseitemsareprovidedonlyforpreliminaryplatapproval.Removethesiteaddress,referencestocriticalareasandbuffersandutilitiesproviders(notedinthe“PROJECTINFORMATION”blockonSheet1).Donoteencroachments.Includeinthe“LEGEND”blockthosesymbolsanddetailsthatareusedintheplatdrawing.Donotincludeautilityprovider’sblock,owners’blocks,acivilengineer’sblock,andasurveyor’sbloconthefinalsubmittal.Donotincludeanyreferencestouse,densityorzoningonthefinalsubmittalIftheabuttingpropertiesareplatted,notethelotnumbersandplatnameontheplatsubmittal,otherwisenotethepropertiesas“Unplatted”.Removethebuildingsetbacklinesfromtheproposedlots.Setbackswillbedeterminedatthetimethatbuildingpermitsareissued.Notetheresearchresourcesontheplatsubmittal.Notealleasements,covenantsandagreementsofrecordontheplatdrawing.TheCityofRenton“APPROVALS”blocksfortheCityofRentonAdministrator,PublicWorksDepartment,theMayor,CityClerkandtheFinanceDirector.ApertinentapprovalblockisalsoneededfortheKingCountyAssessor’sOffice.Providesignaturelinesasrequired.ERCMitigationMeasuresandAdvisoryNotesPage7of8 IfthereisaRestrictiveCovenants,Conditions&Restrictionsdocumentforthisplat,thenreferencethesameontheplatdrawingandprovideaspacefortherecordingnumberthereof.Notethatiftherearerestrictivecovenants,agreementsoreasementstoothers(neighboringpropertyowners,etc.)aspartofthissubdivision,theycanberecordedconcurrentlywiththeplat.Theplatdrawingsandtheassociateddocument(s)aretobegiventotheProjectManagerasapackage.Theplatdocumentwillberecordedfirst(withKingCounty).Therecordingnumber(s)fortheassociateddocument(s)(saiddocumentsrecordedconcurrentlywith,butfollowingtheplat)needtobereferencedontheplatdrawings.ThereneedstobelanguageregardingtheconveyanceoftheTracts(A,B,andC)createdbytheplat;pleasecheckwiththeStormwaterUtilitytoseeiftheywillrequirethattheCitybetheownerofTract“B”,ifnot,andifthereistobeaHomeowners’Association(HOA)createdforthisplat,thefollowinglanguageconcerningownershipof“TractB”(thestormdrainagearea)appliestothisplatandshouldbenotedonthefinalplatdrawingasfollows:“Upontherecordingofthisplat,Tract“B”isherebygrantedandconveyedtothePlatofAlpineNurseryHomeowners’Association(HOA)forastormdrainagefacility.AllnecessarymaintenanceactivitiesforsaidTractwillbetheresponsibilityoftheHOA.IntheeventthattheHOAisdissolvedorotherwisefailstomeetitspropertytaxobligations,asevidencedbynonpaymentofpropertytaxesforaperiodofeighteen(15)months,theneachlotinthisplatshallassumeandhaveanequalandundividedownershipinterestintheTractpreviouslyownedbytheHOAandhavetheattendantfinancialandmaintenanceresponsibilities.”Otherwise,usethefollowinglanguageonthefinalplatdrawing:“Lots1through27,inclusive,shallhaveanequalandundividedownershipinterestinTractB.”TheforegoingstatementsaretobeaccompaniedbylanguagedefiningthemaintenanceresponsibilitiesforanyinfrastructurerocatedontheTractservingtheplatorreferencetoaseparaterecordinginstrumentdetailingthesame.PleasediscusswiththeStormwaterUtilityanyotherlanguagerequirementsregardingsurfacewaterBMPsandotherrightsandresponsibilitiesStatethepurposeofTractsAandCandincludepertinentlanguageregardingownershipofsaidtracts,plusrightsandresponsibilities.Allvestedowner(s)ofthesubjectplat,atthetimeofrecording,needtosignthefinalplat.Forthestreetdedicationprocess,includeacurrenttitlereportnotingthevestedpropertyowner.ERCMitigationMeasuresandAdvisoryNotesPage8ot8 CityofLtJi’i‘It:OFENVIRONMENTALDETERMINATIONISSUANCEOFADETERMINATIONOFNONSIGNIFICANCE-MITIGATED(DNS-M)POSTEDTONOTIFYINTERESTEDPERSONSOFANENVIRONMENTALACTIONPROJECTNAME:AlpineNurseryPreliminaryPlatPROJECTNUMBER:LUA15-000018,ECF,PPLOCATION:16023SE144THST/14625161AVESEDESCRIPTION:THEAPPLICANTISREQUESTINGSEPAENVIRONMENTALREVIEWANDPRELIMINARYPLATAPPROVALFORA27LOTSUBDIVISIONWITHTHREETRACTSFOROPENSPACE,TREERETENTION,ANDDRAINAGE.THESUBJECTPROPERTYISACOLLECTIONOFTHREEPARCELSLOCATEDONTHESOUTHSIDEOFSE;44THSTBETWEEN160THAVESEAND161AVESE.THERESULTING9.64-ACRESITEISLOCATEDWITHINTHERESIDENTIAL-4DWELLINGUNITSPERACRE(R-4)ZONINGCLASSIFICATION.THE27LOTSWOULDRESULTINADENSITYOF3.98DWELLINGUNITSPERACRE.LOTSIZESWOULDRANGEFROM8,000SQUAREFEETTO13,369SQUAREFEET.ACCESSTOTHEPLATISPROPOSEDVIAANEXTENSIONOF1615TAVESEAND160THAVESE.INTERNALCIRCULATIONTERMINATESINACUL-DE-SACINTHENORTHERNPORTIONOFTHEPROPERTY.THESOUTHERNPORTIONOFTHESITECONTAINSGRIDCONNECTIONSFROM160THTO161STAVESEALIGNEDWITHSE4STHSTANDSE146THPLACE.ALLEXISTINGSTRUCTURESONSITEAREPROPOSEDTOBEDEMOLISHED.THEREARE598SIGNIFICANTTREESONTHESITEOFWHICHTHEAPPLICANTISPROPOSINGTORETAIN102TREES.THEREAPPEARTOBENOCRITICALAREASLOCATEDONSITE.THECITYOFRENTONENVIRONMENTALREVIEWCOMMITTEE(ERC)HASDETERMINEDTHATTHEPROPOSEDACTIONHASPROBABLESIGNIFICANTIMPACTSTHATCANBEMITIGATEDTHROUGHMITIGATIONMEASURES.Appealsoftheenvironmentaldeterminationmustbefiledinwritingonorbefore5:00p.m.onMarch13,2015,togetherwiththerequiredfeewith:HearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.AppealstotheExamineraregovernedbyCityofRMC4-8-110andinformationregardingtheappealprocessmaybeobtainedfromtheRentonCityClerk’sOffice,(425)430-6510.APUBLICHEARINGWILLBEHELDBYTHERENTONHEARINGEXAMINERATHISREGULARMEETINGINTHECOUNCILCHAMBERSONTHE7THFLOOROFCITYHALL,1055SOUTHGRADYWAY,RENTON,WASHINGTON,ONMARCH24,2015AT11:00AMTOCONSIDERTHEPRELIMINARYPLAT.IFTHEENVIRONMENTALDETERMINATIONISAPPEALED,THEAPPEALWILLBEHEARDASPARTOFTHISPUBLICHEARING.FORFURTHERINFORMATION,PLEASECONTACTTHECITYOFRENTON,DEPARTMENTOFCOMMUNITY&ECONOMICDEVELOPMENTAT(425)430-7200.DONOTREMOVETHISNOTICEWITHOUTPROPERAUTHORIZATIONPLEASEINCLUDETHEPROJECTNUMBERWHENCALLINGFORPROPERFILEIDENTIFICATION.I Alpine Nursery Preliminary Plat LUA15000018 Conditions of Preliminary Plat Approval Compliance Document Updated 10/25/17 # Items reflect Decision items – The proposed preliminary plat is approved subject to the following condition, as reflected in the Hearing Examiners Final Decision. Items in Red reflect how the condition has been met DECISION 1. The applicant shall comply with mitigation measures issued as part of the mitigated determination of non-significance for the proposal. See next section. 2. All proposed street names shall be approved by the city. Street names have been provided by the city of Renton and identified on the final plat documents subject to approval and signature by the city of Renton. 3. All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of fifteen feet (15'). Condition has been addressed on proposed final plat documents. 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. Complete – please refer to approved engineering drawings. 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. Complete. 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. Complete. 7. The applicant shall install all street name signs necessary in the subdivision prior to final plat approval. Acknowledged – Street signs have been installed 8. All structures proposed for removal shall be demolished and all inspections complete prior to final plat approval. Acknowledged - Structures have been removed and final inspection complete. 9. The applicant shall establish and record a permanent and irrevocable deed restriction on the property title of the tree protection tract. Such deed restriction shall prohibit development, alteration, or disturbance within the tract except for the purposes of installing administrator approved amenities or habitat enhancement activities, as part of an enhancement project, which has received prior written approval from the city. A covenant shall be placed on the tract restricting its separate sale and shall be recorded prior to or concurrent with the recording of the final plat. Acknowledged – Condition has been noted on the proposed final plat documents, subject to approval by the city of Renton. 10. The applicant shall place permanent fencing on the perimeter of the tree protection tract. This shall be accomplished by installing a wood, split-rail fence with applicable signage. The administrator may approve pedestrian-sized openings for the purpose of facilitating passive recreation within the tract for the benefit of the community. The administrator may authorize alternate styles and/or materials for the required fencing. The proposed fencing shall be submitted to, and approved by, the current planning project manager prior to engineering permit approval. Acknowledged- fence is installed 11. A street modification shall be submitted to, and approved by, the current planning project manager prior to engineering permit approval for a modification of the 160th ave se street cross section, south of road 'a', in order to realign the extension of 160th ave se to the west. Street modification was submitted on October 6, 2015. This was approved on November 3, 2015. 12. A street modification shall be submitted to, and approved by, the current planning project manager, prior to engineering permit approval, for a modification to reduce the required right- of-way width of road 'a' from 53 feet to 47 feet. Street modification was submitted on October 6, 2015. This was approved on November 3, 2015. 13. The applicant shall be required to record a public access easement across the proposed soft surface trail extended from the termination of 160thave se sidewalk, through the proposed tree retention tract (tract 'c'), to 161st ave se. The easement shall be recorded prior to, or concurrent with, the recording of the final plat. Acknowledge – Easement is identified on the proposed Final Plat , EASEMENT PROVISIONS Item # 15 subject to City of Renton’s approval and signature. 14. A covenant shall be recorded on the face of the plat restricting vehicular access for proposed lots 17-20 to the proposed public alley/unnamed road and proposed lots 1-8, 21-27 from road 'b'. Additionally, proposed lots 17-20's front yards and front façade/elevations shall be oriented to the north (se 144th st). Condition has been addressed on proposed final plat documents. 15. 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. Complete Dated this 6th day of april, 2015. City of Renton hearing examiner sepa conditions of approval 1. All earthwork performed, implemented by the applicant, shall be consistent with the recommendations of the geotechnical report, prepared by Earth Solutions NW, dated June 5, 2014 or an alternate report approved by the city's plan reviewer. Complete 2. Additional secondary review is required for the proposed 7-8 foot stormwater pond wall during the final engineering design which includes hydro-geotechnical evaluations for buoyancy and lining, structural review and wall drainage relief against potential hydrostatic pressures. The secondary review shall be conducted by an independent reviewer selected by the city at the applicant's expense and shall be approved by the city's plan reviewer prior to engineering plan approval. This was completed prior to engineering approval and construction. 3. The applicant shall be required to provide, to the current planning project manager, tree retention inspection/monitoring reports after initial clearing, final grading, and annually for two years by a qualified professional forester. The inspection/monitoring reports shall identify any retained trees that develop problems due to changing site conditions and prescribe mitigation. Acknowledged - report was submitted to Project Planner via email 9/22/17. An updated report amended 10/24/17 identifying total retained trees of 113 is included in this submittal. 4. The applicant shall submit a revised traffic study including an analysis of impacts caused by the proposed development to the 156th ave se/sel44th st and the 156th avenue se/se 142nd street intersections and recommend appropriate mitigation as necessary. The revised study shall be submitted to/approved by the city's plan reviewer, and applicable mitigation shall be incorporated in the proposal, prior to engineering permit approval. The applicant shall also be responsible for paying their fair share of the cost of a new signal to be installed at the 156th avenue se/se 142nd street intersection based on any new pm peak hour trips generated from the subdivision. The fee will be based on new pm peak hour trips/1,310 total pm peak hour trips x $500,000 (cost of new signal) and shall be paid prior to the recording of the final plat. The submittal and approved of the traffic study addendum was completed prior to engineering plan approval as required in the condition. The conclusion of the study was that the development resulted in a net decrease in PM peak hour trips and concluded that no fair share contribution should be required towards the construction of the signal. Engineering Land Surveying Land Planning ESE Consultants, Inc. 9720 NE 120th Place Suite 100 Kirkland, WA 98034 TEL:425-825-5367 CEDARCROFT 1 6 Engineering Land Surveying Land Planning ESE Consultants, Inc. 9720 NE 120th Place Suite 100 Kirkland, WA 98034 TEL:425-825-5367 CEDARCROFT 2 6 ” ” ” ” ”” ” ” Engineering Land Surveying Land Planning ESE Consultants, Inc. 9720 NE 120th Place Suite 100 Kirkland, WA 98034 TEL:425-825-5367 CEDARCROFT 3 6 Engineering Land Surveying Land Planning ESE Consultants, Inc. 9720 NE 120th Place Suite 100 Kirkland, WA 98034 TEL:425-825-5367 CEDARCROFT 4 6 Engineering Land Surveying Land Planning ESE Consultants, Inc. 9720 NE 120th Place Suite 100 Kirkland, WA 98034 TEL:425-825-5367 CEDARCROFT 5 6 Engineering Land Surveying Land Planning ESE Consultants, Inc. 9720 NE 120th Place Suite 100 Kirkland, WA 98034 TEL:425-825-5367 CEDARCROFT 6 6 9,028 752 Exhibit 6 - Vicinity Map This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. Cedarcroft Final Plat (aka Alpine Nursery) 12/4/2017 Legend 5120256 THIS MAP IS NOT TO BE USED FOR NAVIGATION Feet Notes 512 WGS_1984_Web_Mercator_Auxiliary_Sphere Information Technology - GIS RentonMapSupport@Rentonwa.gov City and County Boundary Parcels site October 12, 2015 Mr. Roy Boyer 14609 161st Ave. SE Renton, WA 98059 Re: The Alpine Plat - City of Renton Addendum to the Traffic Impact Analysis We are pleased to present this addendum to traffic impact analysis to provide additional information requested by the City of Renton. The requested information includes the fair share calculation of the constructing a traffic signal at 156th Ave SE/SE 142nd intersection and a level of service calculation for the 156th Ave SE/SE 144th St. intersection. The City has determined that developments in the area are required to contribute to the construction of a traffic signal at the 156th Ave SE/SE 142nd St. intersection. The fair share is based on the net, new PM peak hour trips generated by the development that pass through the intersection, divided by the total 1310 trips at the intersection, times the $500,000 cost of the signal. The Alpine Plat will generate 28 PM peak hour trips as shown in the TIA. However, using the ITE Trip Generation rate of 8.06 PM peak hour trips per acre for a Nursery ((land use code 817), the 5.62 acre existing Alpine Nursery currently generates 45 PM peak hour trips. The removal of the Alpine Nursery in conjunction with the development of the Alpine plat should therefore result in a net decrease of 17 PM peak hour trips. Therefore, no fair share contribution should be required for construction of the signal. The net decrease in trips resulting from the Alpine Plat development should also improve the level of service at the SE 156th Ave SE/SE 144th St. intersection. If you have any questions, please call 425-522-4118. You may also contact us via e-mail at vince@nwtraffex.com or larry@nwtraffex.com. Very truly yours, Vincent J. Geglia Larry D. Hobbs, P.E. TraffEx TraffEx