Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
Exhibit 2 - Monterey Meadows Preliminary Plat HEX Report and Exhibits LUA14-001280
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map HEX Report 14-001280 REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST HEARING DATE: October 13, 2015 Project Name: Dohrn Meadows Preliminary Plat Owners: Natalie Dorhn & John Wade; 2205 W 136th St; Broomfield CO 80023; and Gregg Dohrn; 2129 S Rockwood Blvd; Spokane WA 99203 Applicant/Contact: Joe Pruss; Civic Development; 18211 240th Ave SE; Maple Valley WA 98038 Contact: Chad Allen; Encompass Eng.; 165 NE Juniper St, Suite 201; Issaquah WA 98027 File Number: LUA14-001280, ECF, PP Project Manager: Kris Sorensen, Associate Planner Project Summary: The applicant is requesting Hearing Examiner Preliminary Plat review and Environmental (SEPA) review for a 9-lot single family residential subdivision. The 89,819 square foot (2.06-acre) site is a combination of two parcels located at 3815 and 3767 Monterey Pl NE (APNs 3345700181 and 3345700182) within the Residential-8 (R-8) zone and Kennydale Community Planning Area. Proposed single-family lot sizes range from approximately 5,201 square feet to 8,270 square feet. Two existing single family homes, one on each parcel, would be demolished. Approximately 15,028 square feet is proposed to be dedicated public streets. Two tracts are proposed, one for the subdivision stormwater facility at approximately 9,404 square feet in the northwest corner of the site and the other tract would be a 14,213 square-foot critical areas tract containing 5,087 square feet of a Category 2 wetland in the southwest corner of the site. The proposal has a net density of 5.63 dwelling units per net acre. Steep slopes are located on the site. Eight trees are located in the critical areas tract and would be retained. Approximately 60 new trees would be added to the site. The project would result in approximately 4,500 cubic yards of excavation for site grading and road and plat construction and fill would be required for future home building pads. Street frontage improvements would be provided along Monterey Pl NE. A new internal dead- end road is proposed with curb, gutter and sidewalk that would provide access to the lots with a connection to Monterey Pl NE. The applicant submitted a drainage report, geotechnical report, wetlands reconnaissance, environmental checklist, and a tree inventory and retention plan. Project Location: 3815 & 3767 Monterey Pl NE Site Area: 89,819 sf (2.06 acres) City of Renton Department of Community & Economic Development Preliminary Plat Report & Decision DOHRN MEADOWS PRELIMINARY PLAT LUA14-001280, ECF, PP Hearing Date: October 13, 2015 Page 2 of 14 HEX Report 14-001280 B. EXHIBITS HEX: Exhibit 19 Report to Hearing Examiner Exhibit 20 Coal Creek Utility District Certificate of Water Availability, date September 16, 2014 Exhibit 21 Renton School District and Bus Eligibility Exhibit 22 Renton School District Capacity, email date October 10, 2014 Exhibit 23 Environmental “SEPA” Determination, ERC Mitigation Measures and Advisory Notes Exhibit 24 Affidavit of posting and mailing Exhibit 25 Vested RMC Title IV Development Standards for Residential Zoning Designations (RMC 4-2- 110) and Critical Areas Regulations (RMC 4-3-050) Exhibit 26 City of Renton Maps – Slopes Exhibit 27 Transportation Concurrency C. GENERAL INFORMATION: 1. Owners of Record: Natalie Dorhn & John Wade; 2205 W 136th St; Broomfield CO 80023; and Gregg Dohrn; 2129 S Rockwood Blvd; Spokane WA 99203 2. Zoning Designation: Residential – 8 du/ac (R-8) 3. Comprehensive Plan Land Use Designation: Residential Single Family Density (RS) 4. Existing Site Use: Two single family residences, one on each parcel. 5. Neighborhood Characteristics: a. North: Single Family Residential (R-8 zone) b. East: Single Family Residential (R-8 zone) c. South: Single Family Residential (R-8 zone) d. West: Single Family Residential (R-8 zone) 6. Access: Access to the plat is proposed via Monterey Pl NE. Internal access is proposed via a new dead end street that includes a hammerhead turnaround at the west of the subject site (Exhibits 2 & 3). 7. Site Area: 2.06 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Approved Date Comprehensive Plan (Vested) N/A 5099 11/01/2004 Duncan Annexation N/A 4275 7/29/1990 Zoning (Vested) N/A 5100 11/01/2004 City of Renton Department of Community & Economic Development Preliminary Plat Report & Decision DOHRN MEADOWS PRELIMINARY PLAT LUA14-001280, ECF, PP Hearing Date: October 13, 2015 Page 3 of 14 HEX Report 14-001280 E. PUBLIC SERVICES: 1. Utilities a. Water: Water service is provided by Coal Creek Utility District. b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch gravity sewer main along Lincoln Ave NE that would be connected to through an acquired easement across the neighboring property to the west at 3792 Lincoln Ave NE. c. Surface/Storm Water: There is no existing storm water pipe along the Monterey Pl NE frontage on the project side. 2. Streets: There are no frontage improvements on the project side. 3. Fire Protection: City of Renton Fire Department. F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE (RMC): 1. Chapter 2 Zoning Districts – Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Areas Regulations 3. Chapter 4 City-Wide Property Development Standards a. Section 4-4-030: Development Guidelines and Regulations – General b. Section 4-4-060: Grading, Excavation and Mining Regulations c. Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Street and Utility Standards a. Section 4-6-030: Drainage (Surface Water) Standards b. Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations a. Section 4-7-080: Detailed Procedures for Subdivisions b. Section 4-7-120: Compatibility with Existing Land Use and Plan c. Section 4-7-150: Streets – General Requirements and Minimum Standards d. Section 4-7-160: Residential Blocks – General Requirements and Minimum Standards e. Section 4-7-170: Residential Lots – General Requirements and Minimum Standards 5. Chapter 9 Permits – Specific 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Community Design Element City of Renton Department of Community & Economic Development Preliminary Plat Report & Decision DOHRN MEADOWS PRELIMINARY PLAT LUA14-001280, ECF, PP Hearing Date: October 13, 2015 Page 4 of 14 HEX Report 14-001280 H. FINDINGS OF FACT: 1. The applicant requested SEPA Environmental Review and Preliminary Plat approval for a 9-lot subdivision. Preliminary Plat approval is being requested in order to subdivide a 2.06-acre site into 9 single family lots, one storm drainage tract, and one wetland critical areas tract. The lots range in size from 5,201 square feet to 8,270 square feet. The proposal results in a net density of 5.63 dwelling units per acre. 2. The project is vested to the R-8 zoning standards prior to the adoption of the Interim R-8 Zoning standards approved through Ordinance 5724 and prior to the new R-8 Zoning standards approved through Ordinance 5758. The project is also vested to the Critical Areas Ordinance prior to the adoption of the updated Critical Areas Ordinance adopted through Ordinance 5757. 3. The City ordinances governing the development of land up to and including adopted Ordinance No. 5723. 4. The Planning Division of the City of Renton accepted the SEPA Environmental Review and Preliminary Plat application for review on September 19, 2014 and determined it complete on October 9, 2014 (Exhibit 15). The project was put on-hold to receive additional information. Including the on-hold process, the project complies with the 120-day review period. 5. The proposed plat would be located on the west side of Monterey Pl NE, just north of NE 37th Pl. 6. The property is in the Residential Single Family (RS) Comprehensive Plan land use designation and the Residential 8 (R-8) zoning classification. 7. The two-parcel site currently contains one single family residence on each parcel and accessory garage and shed structures. All existing structures are proposed for demolition. 8. The project site is comprised of two parcels: Parcel Numbers 3345700181 and 3345700182 (Exhibit 2). 9. The following table includes proposed approximate dimensions for Lots 1-9 and Tracts A and B: As Proposed Lot Size (Square Feet) Width (Feet) Depth (Feet) Lot 1 6,312 60 104.3 Lot 2 5,213 50 104.3 Lot 3 5,212 50 104.3 Lot 4 5,201 50 103 Lot 5 5,400 50 80 Lot 6 5,175 50 103.5 Lot 7 5,175 50 103.5 Lot 8 5,216 50 103.5 Lot 9 8,270 75 102.5 Storm Drainage - Tract A 9,404 99 90 Wetland Critical Area - Tract B 14,213 95 175 10. Access to all lots would be provided along a new local limited residential access dead-end street off of Monterey Pl NE into the plat. The proposed road terminates at the west end in a hammerhead turnaround where the wetland tract is located (Exhibit 4). There is no future connection considered for the new dead-end street to continue west due to the presence of critical areas. 11. Topographically, the overall site slopes from the southeast corner to the northwest corner with an elevation change from 178 feet to 134 feet across the entire project site, an approximate 44-foot City of Renton Department of Community & Economic Development Preliminary Plat Report & Decision DOHRN MEADOWS PRELIMINARY PLAT LUA14-001280, ECF, PP Hearing Date: October 13, 2015 Page 5 of 14 HEX Report 14-001280 elevation change. The south central portion of the site has the steepest slope, a 16-foot tall slope with approximate 34% gradient, and is limited in extent and appears to have been created in part from previous grading activities associated with the existing development (Exhibit 4 and Exhibit 5). A geotechnical report and addendum for the site was prepared by Earth Solutions, NW, LLC (dated September 18, 2014 and March 2, 2015; Exhibit 11); the report states that the proposed development activity is feasible from a geotechnical standpoint. 12. There are approximately 60 significant trees on the site and the applicant is proposing to retain 10 trees (Exhibits 5 & 15). 13. The applicant submitted a conceptual landscape plan which includes the installation of a variety of street trees within a proposed 8-foot planter along the frontage of the internal roads in addition to 60 perimeter trees. Additional vegetation and a variety and shrubs and groundcover are also proposed onsite (Exhibit 8). 14. The applicant submitted a Wetland Reconnaissance and Evaluation report prepared by Altmann Oliver Associates LLC (dated September 8, 2014; Exhibit 16). According to the report, there is one wetland in the southwest area of the subject site as depicted on the submitted site survey (Exhibit 4). The wetland extends beyond the subject site boundaries to the west and south. 15. The applicant submitted a Revised Technical Information Report (TIR), prepared by Encompass Engineering & Surveying (dated August 13, 2015; Exhibit 10). The report addresses compliance with the 2009 King County Surface Water Manual and City of Renton Amendments to the KCSWM, Chapters 1 and 2. The engineer proposes an onsite stormwater combination detention/water quality pond located in proposed Tract A. The stormwater pond is proposed to connect with the public stormwater system in Lincoln Ave NE through a private utility easement on the westerly property 3792 Lincoln Ave NE. 16. On September 21, 2015, the Environmental Review Committee, pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), issued a Determination of Non- Significance - Mitigated (DNS-M) for Dohrn Meadows Preliminary Plat (Exhibit 23). The DNS-M included one mitigation measure. A 14-day appeal period commenced on September 25, 2015 and ended on October 9, 2015. As of the date of this report no appeals of the threshold determination have been filed. 17. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measure with the Determination of Non-Significance – Mitigated: The applicant shall be required to comply with the recommendations included in the Geotechnical Evaluation, Earth Solutions NW LLC, dated September 18, 2014 and Addendum to the Geotechnical Evaluation prepared by Earth Solutions NW LLC dated March 2, 2015, for the duration of clearing, grading, site and building construction. 18. Staff received no public or agency comments. 19. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development (Exhibit 17). These comments are contained in the official file, and the essence of the comments have been incorporated into the appropriate sections of this report. 20. The proposal requires Preliminary Plat Review. The following table (Section I. Conclusions) contains project elements intended to comply with Subdivision Regulations, as outlined in Chapter 4-7 RMC. I. CONCLUSIONS: City of Renton Department of Community & Economic Development Preliminary Plat Report & Decision DOHRN MEADOWS PRELIMINARY PLAT LUA14-001280, ECF, PP Hearing Date: October 13, 2015 Page 6 of 14 HEX Report 14-001280 PRELIMINARY PLAT REVIEW CRITERIA: 1. CONFORMANCE WITH THE COMPREHENSIVE PLAN: The site is designated Residential Single Family (RS) on the Comprehensive Plan Land Use Map. The proposal is consistent with the following Comprehensive Plan Land Use and Community Design Element policies if all conditions of approval are complied with: Policy LU-158. Net development densities should fall within a range of 4 to 8 dwelling units per acre in Residential Single Family Neighborhoods. Objective CD-C. Promote reinvestment in and upgrade of existing residential neighborhoods through redevelopment of small, underutilized parcels with infill development, modification and alteration of older housing stock, and improvements to streets and sidewalks to increase property values. Policy CD-12. Sidewalks or walking paths should be provided along streets in established neighborhoods, where sidewalks have not been previously constructed. Sidewalk width should be ample to safely and comfortably accommodate pedestrian traffic and, where practical, match existing sidewalks. Policy CD-15. Infill development should be reflective of the existing character of established neighborhoods even when designed using different architectural styles, and /or responding to more urban setbacks, height or lot requirements. Infill development should draw on elements of existing development such as placement of structures, vegetation, and location of entries and walkways, to reflect the site planning and scale of existing areas. Policy CD‐45. Interpret development standards to support new plats and infill project designs that address privacy and quality of life for existing residents. 2. COMPLIANCE WITH THE UNDERLYING ZONING DESIGNATION: The site is classified Residential-8 du/ac (R-8) on the City of Renton Zoning Map. RMC 4-2-110A provides development standards for development within the R-8 zoning classification. The project is vested to the R-8 zoning standards prior to the adoption of the Interim R-8 Zoning standards approved through Ordinance 5724 and prior to the new R-8 Zoning standards approved through Ordinance 5758. The project is also vested to the Critical Areas Ordinance prior to the adoption of the updated Critical Areas Ordinance adopted through Ordinance 5757. Exhibit 25 contains the vested RMC that is applicable to the subject project in addition to the standards identified below. The proposal is consistent with the following development standards if all conditions of approval are complied with: Density: The minimum density allowed in the R-8 zone is 4 dwelling units per net acre (du/ac). The maximum density permitted in the R-8 zone is 8.0 du/as. Net density is calculated after the deduction of critical areas, areas intended for public rights-of-way, and private access easements. Calculations for minimum or maximum density that result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. Staff Comment: After factoring in all density deductions (public streets, private access easements and critical areas) the site has a net square footage of 89,819 square feet or 2.06 net acres. Specifically, the applicant is proposing 15,028 square feet of road for public right- of-way dedications and 5,087 square feet of area for the on-site wetland, totaling 20,115 square feet. The total deduction of area for net density calculation is 69,704 square feet. The 9 lot proposal would arrive at a net density of 5.6 dwelling units per acre (9 lots / 1.6 acres = 5.6 du/ac), which falls within the permitted density range for the R-8 zone. City of Renton Department of Community & Economic Development Preliminary Plat Report & Decision DOHRN MEADOWS PRELIMINARY PLAT LUA14-001280, ECF, PP Hearing Date: October 13, 2015 Page 7 of 14 HEX Report 14-001280 Lot Dimensions: The minimum lot size permitted in the R-8 zoning designation is 4,500 square feet for sites greater than one acre in area. A minimum lot width of 50 feet is required for interior lots and 60 feet for corner lots. Lot depth is required to be a minimum of 65 feet. Staff Comment: As demonstrated in the table above under finding of fact 9, all lots meet the requirements for minimum lot size, width and depth. Setbacks: The minimum front yard setback in the R-8 zone is 15 feet; minimum side yard is 5 feet and, minimum side yard along a street 15 feet for the primary structure; minimum rear yard is 20 feet. Staff Comment: The setback requirements for the proposed lots would be verified at the time of building permit review. The proposed lots appear to contain adequate area to provide all the required setback areas. Staff recommends as a condition of approval that a demolition permit be obtained and all required inspections be completed for the removal of the existing single family residences and accessory structures prior to Final Plat recording, as these structures would not comply with setbacks if permitted to remain on the site. Building Standards: The R-8 zone permits one single family residential structure per lot. Accessory structures are permitted at a maximum number of two per lot with a maximum size of 720 square feet each, or a maximum of one per lot with a maximum of 1,000 square feet. Accessory structures are permitted only when associated with a primary structure located on the same parcel of land. The maximum building height in the R-8 zone is 30 feet. Building height is based on the measurement of the vertical distance from the grade plane to the average height of the roof surface. The grade plane is the average of existing ground level adjoining the building at exterior walls. Where the finished ground level slopes away from the exterior walls, the reference plane shall be established by the lowest points within the area between the building and the lot line, or where the lot line is more than 6 feet from the building, between the building and a point 6 feet from the building. The maximum building coverage in the R-8 zone, for lots larger than 5,000 sf, is 35 percent or 2,500 sf, whichever is greater. The maximum impervious surface area is 75 percent. Staff Comment: The building standards for the proposed lots would be verified at the time of building permit review. Compliant if Conditions of Approval Met Landscaping: Landscaping is required for all subdivisions including plats. A detailed landscape plan is usually required to be approved prior to issuance of street or utility construction permits. A ten foot-wide on-site landscaped area is required along all public street frontages, with the exception of areas for required crosswalks and driveways. This landscaped area shall be on-site and shall include a mixture of trees, shrubs and ground cover. Two trees are required in the front yard of each lot, when no street trees are provided in front of a residence. A minimum planting strip width between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover per subsection RMC 4-4-070 L.2, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. City of Renton Department of Community & Economic Development Preliminary Plat Report & Decision DOHRN MEADOWS PRELIMINARY PLAT LUA14-001280, ECF, PP Hearing Date: October 13, 2015 Page 8 of 14 HEX Report 14-001280 Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. Any stormwater facilities require a minimum amount of landscaping per RMC 4-4-070H.6. Refer to the City’s Approved Tree list and spacing standards available through the Department of Community and Economic Development and on the City’s website. In addition, where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard of each lot. Staff Comment: The applicant has submitted a preliminary landscape plan (Exhibit 8). The proposed landscape plan includes an 8-foot wide planting strip between sidewalks and curb, 15 feet of landscaping around the perimeter of Tract “A”, the 10-foot wide on-site planting strip on Lots 1 and 9 along Monterey Pl NE, and is missing the 10-foot wide on-site planting strip along the new proposed access road for the other proposed lots. The landscaping plan proposes 24 street trees and 60 trees generally around the north and west boundaries of the stormwater tract and the southern boundary of the plat. Specific species of plants are not identified although the 60 trees proposed are identified as 2 -inch diameter at 9-foot on center spacing. Specific trees species and plants to be provided as part of site improvements would be reviewed as part of construction permit application materials through a Detailed Landscape Plan. Staff would review the required Detailed Landscape Plan for compliance with the City’s development standards at time of submittal. The Tract A stormwater tract is identified with a 15-foot wide perimeter landscape strip (Exhibit 7). The submitted conceptual landscape plan identifies trees to be planted in the strip and the Detailed Landscape Plan submitted by the applicant, for future development stages, would be reviewed with applicable development regulations including the Surface Water Design Manual and RMC 4-4-070H.6 “Storm Drainage Facility Landscaping.” A final detailed landscape plan shall be submitted to, and reviewed for approval, by the Current Planning Project Manager prior to construction permit issuance. The final detailed landscape plan shall comply with the requirements of RMC 4-8-120 and shall include a 10 foot on-site landscape strip along the frontage of all lots. Parking: Pursuant to RMC 4-4-080 each unit is required to accommodate off-street parking for a minimum of two vehicles. Staff Comment: Sufficient area exist, on each lot, to accommodate off-street parking for a minimum of two (2) vehicles. Compliance with individual driveway requirements would be reviewed at the time of building permit review. 3. CRITICAL AREAS: The proposal is consistent with critical area regulations as stated in RMC 4-3-050. Compliant if Conditions of Approval Met Critical Areas: Manage development activities to protect wetlands, aquifer protection areas, fish and wildlife habitat, frequently flooded and geologically hazardous areas as defined by the Growth Management Act and RMC 4-3-050, Critical Area Regulations. Staff Comment: The applicant submitted a critical area report prepared Altmann Oliver Associates LLC (dated September 8, 2014; Exhibit 16) and a geotechnical report and addendum, dated October 29, 2014 and March 2, 2015, were submitted by Earth Solutions NW, LLC (Exhibit 11). According to the critical area report, there is an onsite wetland area located in the southwest portion of the site (Exhibit 4). According to the geotechnical report and addendum, the geotechnical engineer states that there are slopes on the site and a man-made 34% slope in the center of the site. The wetland is classified as a Category 2 wetland, is located on a slope that slopes generally from south to north and is part of a larger wetland that extends off-site to the south. The on- site portion of the wetland is dominated by grasses, buttercup, and field horsetail and soils in City of Renton Department of Community & Economic Development Preliminary Plat Report & Decision DOHRN MEADOWS PRELIMINARY PLAT LUA14-001280, ECF, PP Hearing Date: October 13, 2015 Page 9 of 14 HEX Report 14-001280 the wetland are generally saturated near the surface. The critical area report states that the wetland area on the site provides very limited functions due to its position on a slope and low plant species and structural diversity. The wetland area on the subject site is approximately 5,087 square feet and requires a 50-foot critical areas buffer. The applicant has proposed no impacts to the wetland and/or it’s buffer. The wetland and associated buffer are proposed to be located in Tract B which will be a Native Growth Protection Area tract (Exhibit 4). Staff recommends, as a condition of approval for the wetlands area, that the common boundary between a native growth protection tract and the abutting land must be permanently identified. This identification shall include permanent wood split rail fence and wood or metal signs on treated or metal posts. Sign locations and size specifications along with fence elevations shall be submitted to, and reviewed for approval, by the Current Planning Project Manager and installed prior to short plat recording. Staff also recommends, as a condition of approval for the wetlands area, that the following note shall appear on the face of the short plat and shall also be recorded as a covenant running with the land on the title of record for all affected lots on the title: “MAINTENANCE RESPONSIBILITY: All owners of lots created by or benefiting from this City action abutting or including a native growth protection tract are responsible for maintenance and protection of the tract. Maintenance includes ensuring that no alterations occur within the tract and that all vegetation remains undisturbed unless the express written authorization of the City has been received.” The submitted geotechnical evaluation report excavated six test pits and the majority of the test pits contacted soil materials characterized as medium dense to dense weathered and unweathered till deposits known as “Alderwood” soils (Exhibit 11). The geotechnical reports state that subject proposal would not increase the threat of geological hazards to adjacent properties beyond pre-development conditions, that the proposal would not adversely impact other critical areas, and that the development can be safely accommodated on the site (Exhibit 11). A protected slope area between 40 and 90 percent grade is identified on the City of Renton Maps (Exhibit 26). Protected slopes per RMC 4-11-190 “Definitions S” states that “Protected slopes” are both 40 percent or greater grade and have a minimum vertical rise of 15 feet. The geotechnical evaluation and addendum provide evaluation of the slope area (Exhibit 11) based on site visit and the “overall slope height is 16 feet, with a gradient on the order of 30 to 34 percent”. Although the height of the slope is approximately 16 feet, the slope is not considered a protected slope because the slope is less than 40 percent according to the geotechnical evaluation. 4. COMMUNITY ASSETS: The proposal is consistent with the following community asset requirements. Tree Retention: Existing trees shall be retained where feasible. RMC 4-4-130 requires 30 percent of trees to be retained. If the required number of trees cannot be retained, they must be replaced according to RMC 4-4-130H. Staff Comment: The applicant is required to retain 30 percent of the trees located on site that are not located within critical areas, proposed rights-of-way and access easements. Of the 60 significant trees on the site, 12 would be excluded from the retention requirement as they are located in the proposed street improvements and 8 would be excluded as they are in the wetland and wetland buffer area and would not be removed. Therefore, based on 40 trees, the applicant is required to retain a minimum of 12 trees or provide for replacement trees. The applicant has proposed to retain two 10-inch diameter fir trees located along the City of Renton Department of Community & Economic Development Preliminary Plat Report & Decision DOHRN MEADOWS PRELIMINARY PLAT LUA14-001280, ECF, PP Hearing Date: October 13, 2015 Page 10 of 14 HEX Report 14-001280 southern property line of the site (Exhibit 8). The applicant proposes to plant 60 replacement trees at 2-inch diameter minimum (Exhibit 8) as identified in the Tree Retention Worksheet and would meet the requirement for replacement trees for the R-8 zone. 5. COMPLIANCE WITH SUBDIVISION REGULATIONS: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Compliant if Conditions of Approval Met Access: Each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the street standards. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Staff Comment: Access to each of the proposed new lots would be provided via a new public dead-end street that provides access to the plat from Monterey Pl NE. The new dead-end street would terminate in a hammerhead at the westerly end of the property where the critical areas tract is located (Exhibit 4). Individual driveway curb cuts are proposed to each lot (Exhibit 4). The southern portion of the hammerhead turnaround can provide access to Lot 5 rather than the proposed curb cut identified at the northeast corner of the site. Reducing the curb cut proposed to Lot 5 by requiring the access point to be from the hammerhead pervious surface can accomplish the requirement to provide access to the lot as the hammerhead is similar to a driveway entrance into the Lot 5 area. Therefore, staff recommends, as a condition of approval, that Lot 5 gain access through the hammerhead turnaround and not through a separate curb cut along the proposed sidewalk. The applicant shall update all future plan sets and identify this requirement. N/A Blocks: Blocks shall be deep enough to allow two tiers of lots. Lots: 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 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'). Staff Comment: As demonstrated in Exhibit 4, all lots meet the minimum requirements for lot width. Compliant if Conditions of Approval Met Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Alleys are to be considered for R-8 zoned projects per RMC 4-2-110A, except that the maximum shall be 6 dwelling units per net acre when alleys are considered practical and are not part of the street configuration. Staff Comment: Access to the site is proposed via a new dead-end limited residential access street that would connect with Monterey Pl NE. The new street would split the plat north to south, and provide access to each of the proposed residential lots. There are few east-west through streets that would connect Monterey Pl NE with Lincoln Ave NE to the west that could provide a more connected street grid in the vicinity. Staff reviewed the proposal for a potential connection to the west, were the project’s proposed dead end would potentially connect with a future thru street to Lincoln Ave NE. Additionally, staff considered the existing wetland on the subject site that extends onto the abutting property to the west where a potential east-west thru street could be located over time. Given the location of the wetland and its associated buffer on the subject site and the continuation of the wetland onto the abutting property to the west, a thru street is not recommended by staff due to the potential impacts to the critical area. The improvements proposed from the dedications for new public City of Renton Department of Community & Economic Development Preliminary Plat Report & Decision DOHRN MEADOWS PRELIMINARY PLAT LUA14-001280, ECF, PP Hearing Date: October 13, 2015 Page 11 of 14 HEX Report 14-001280 right-of-way (along Monterey Pl NE and the new street) totals 15,028 square feet (0.35 acres) (Exhibit 4). In consideration of a plat layout with alleys, the proposal is less than 6 dwelling units per net acre which is a threshold for when alleys should be part of R-8 projects. The proposal is 5.63 dwelling units per acre. The existing right-of-way width in the collector street Monterey Pl NE is approximately 60 feet. A determination by the City Transportation Division, dated July 25, 2013, provides specific improvements to be made to streets in vicinity of the subject project including Monterey Pl NE (Exhibit 18). No lots in the proposal would gain access directly from Monterey Pl NE. In order to meet the City’s complete street standards and street improvements, the following minimum design standards apply to half-street improvement of Monterey Pl NE: An 11-foot wide travel lane, 5-foot wide bike lane, 0.5-foot wide curb, 8-foot wide landscape strip, 5-foot wide sidewalk, and 1-foot wide clear width back of sidewalk. A 0.5-foot wide right-of-way dedication along Monterey Pl NE frontage is required by the applicant to provide the required improvements. The applicant is not required to install an 8- foot sidewalk along Monterey Pl NE as required by code (RMC 4-6-060) as noted in the staff advisory notes (Exhibit 7), but rather a 5-foot wide sidewalk would be required. Therefore, staff recommends the applicant provide a street modification request to install a lesser 5- foot wide sidewalk along Monterey Pl NE that shall be reviewed and approved prior to construction permit application. The proposed new limited access residential street that would provide access to each proposed lot is identified with a slope up to 14% (Exhibit 9). The street slopes from east to west towards the wetland. The limited access residential street is proposed with 20-foot wide paved width for travel lanes and no parking area, 0.5-foot wide curb, 8-foot wide planter strip, and 5-foot wide sidewalk on both sides of the street. A hammerhead turnaround for fire emergency is proposed at the dead end of the internal access street. Sidewalks would dead-end into the hammerhead portion of the public dead-end street. The stormwater tract in the northwest corner of the site would be provided access directly from the north portion of the hammerhead dead-end street. It is also anticipated that the proposed project would result in impacts to the City’s street system. In order to mitigate transportation impacts, the applicant would be required to meet code-required frontage improvements, City of Renton’s transportation concurrency requirements (Exhibit 27) based upon a test of the citywide Transportation Plan and pay appropriate Transportation Impact Fees. Currently, this fee is assessed at $2,214.44 per net new single family home (13 x $2,214.44 = $28,787.72). This fee is payable to the City at the time of building permit issuance, the fee will be changing in 2016. Street lighting is required per RMC 4-6-060I. Therefore staff recommends, as a condition of approval, that a lighting plan shall be submitted to, and approved by the Plan Reviewer prior to construction permit approval. Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The subject site is bordered by single-family homes to the south, north, east, and west. The properties surrounding the subject site are developed with residential single- family homes and are designated R-8 on the City’s zoning map. The proposal is similar to existing development patterns in the area and is consistent with the Comprehensive Plan and Zoning Code, which encourage residential infill development. The proposed storm water pond wall and surrounding perimeter landscaping is designed to be compatible with the character of the single-family neighborhood as the exterior wall City of Renton Department of Community & Economic Development Preliminary Plat Report & Decision DOHRN MEADOWS PRELIMINARY PLAT LUA14-001280, ECF, PP Hearing Date: October 13, 2015 Page 12 of 14 HEX Report 14-001280 height and proposed vegetation would create a screening of the open pond from neighboring properties. The exterior wall of the storm water pond is identified on Exhibit 7 (“Section A-A”) where approximately 4 feet of the exterior wall on the westerly side would be above the proposed grade, with the first 2 feet covered by a slope and the upper 2 feet not covered. On the opposite easterly side, the top of the wall of the storm water pond would be approximately at grade plane with the ground. A 15-foot wide landscape perimeter is proposed around the pond, to provide planting area for a vegetated screening of those portions of the pond wall that extend above the surrounding grade plan. To provide an obscuring landscape visual buffer, staff recommends, as a condition of approval, that the landscape buffer around the stormwater pond walls be screened by a “Fully Sight-obscuring Landscaped Visual Buffer” per RMC 4-4-070H that is required to be a minimum 6-foot high screening at plant maturity and one hundred percent sight obscuring. 6. AVAILABILITY AND IMPACT ON PUBLIC SERVICES: Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provides Code required improvements and fees. An approved turnaround is required for dead end streets that exceed 150 feet in length and the proposed hammerhead turnaround is acceptable. Fire impact fees are applicable at the rate of $495.10 per single-family unit and fees change year to year. This fee is paid at time of building permit issuance. Parks: City codes currently do not require open space to be set aside in R-8 zone subdivisions. 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, thereby complying with RMC 4-7-140 Parks and Open Space. The fee is payable to the City as specified by the Renton Municipal Code. For 2015 the fee is $1,395.25 and fees change year to year. Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Hazelwood Elementary (7100 116th Ave SE, Renton), McKnight Middle School (1200 Edmonds Ave NE, Renton), and Hazen High School (1101 Hoquiam Ave NE) (Exhibit 22). RCW 58.17.110(2) provides that no subdivision be approved without making a written finding of adequate provision made for safe walking conditions for students who walk to and from school. The schools where students would attend are not within walking distance and would be eligible for bussing (Exhibit 21). As part of the subject proposal, sidewalks would be constructed along the new residential street and on the project side of Monterey Pl NE. The existing street has painted shoulders where travel lanes are separated from walking areas with the painted line. The new proposed sidewalk improvements by the subject proposal would connect to the existing shoulder areas on the street at the north and to sidewalks at the south where the Taylor Court development is located. 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 2015 fee is assessed at $5,730.00 per single family residence. Compliant if Conditions of Approval Met Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: The subject project is located in the Lake Washington drainage basin. Based City of Renton Department of Community & Economic Development Preliminary Plat Report & Decision DOHRN MEADOWS PRELIMINARY PLAT LUA14-001280, ECF, PP Hearing Date: October 13, 2015 Page 13 of 14 HEX Report 14-001280 on the City’s flow control map, this site falls within the Flow Control Duration Standard, Forested Condition and requires a flow control facility sized to match the flow duration of forested conditions. The applicant’s engineer has designed a combination detention/water quality pond to be located in a tract at the northwest corner for the site. The stormwater pond would discharge to Lincoln Ave NE through a utility easement across the neighboring property to the west. The applicant submitted a Preliminary Drainage Report (Technical Information Report – TIR), prepared by Encompass Engineering & Surveying (dated September 12, 2014 and revised on August 13, 2015; Exhibit 10). According to the TIR, the site storm drainage system has been design according to the standards set forth by the 2009 King County Surface Water Design Manual and the City of Renton Amendments to the county manual. The proposed detention facility for the site will be an open water pond designed to accommodate both live and dead storage volumes and designed to Flow Control Duration Standards. The facilities will be design to match developed discharge durations to the pre-developed durations for the range from 50% of the 2-year peak flow up to the full 50-year peak flow, while also matching the 2- yr and 10-yr peak flows. Water quality will be provided within the combined detention pond in the form of dead storage. Appropriate individual lot storm water flow control best management practices will be required to be provided by the project. A geotechnical report and addendum for the site was prepared by Earth Solutions, NW, LLC (dated September 18, 2014 and March 2, 2015; Exhibit 11). A SEPA mitigation measure (Exhibit 23) was imposed by the City’s Environmental Review Committee (ERC), requiring that the project construction comply with the recommendations outlined in the submitted geotechnical report and associated addendum. The report identifies that soils are Everett Gravelly Sandy Loam and Ragnar deposits with Alderwood till also mapped in the vicinity of the site according to King County Soil Survey. Based on the test pits in the field as part of the evaluation of the site, the geotechnical report states that subsurface conditions throughout the site are relatively consistent and can be characterized as medium dense to dense weathered and unweathered till deposits known as Alderwood soils. A locally perched groundwater seepage area was observed in one of the six test pits at a depth of 2 feet, otherwise no groundwater was encountered in any of the other text locations. A Construction Stormwater General Permit from Department of Ecology will be required. Finally, the maintenance and operation of the proposed storm drainage facilities will be the responsibility of the City upon recording of the plat. However the maintenance of the vegetation proposed in Tract A would remain the responsibility of the home owners within the subdivision, therefore staff recommends as a condition of approval that the applicant create a Home Owners Association (“HOA”) that maintains all landscaping improvements in Tract A. A draft of the HOA shall be submitted to and approved by the City of Renton Project Manager and the City Attorney prior to final Plat recording. Such document shall be recorded concurrently with the Final Plat. Water and Sanitary Sewer: This site is located in Coal Creek Utility District for water and the City of Renton Sewer District service boundaries. A water availability certificate was submitted to the City (Exhibit 20). Approved water plans from Coal Creek Utility District for water are required for the utility construction plan review. New hydrants shall be installed per Renton’s fire department standards to provide the required coverage of all lots. All plats shall provide separate water service stubs and separate side sewer stubs to each building lot prior to recording of the plat. System development charges (SDC) for sewer are payable at the time the utility construction permit City of Renton Department of Community & Economic Development Preliminary Plat Report & Decision DOHRN MEADOWS PRELIMINARY PLAT LUA14-001280, ECF, PP Hearing Date: October 13, 2015 Page 14 of 14 HEX Report 14-001280 is issued. J. RECOMMENDATIONS: Staff recommends approval of the Dohrn Meadows Preliminary Plat, LUA14-001280, ECF, PP (as depicted in Exhibit 4) subject to the following conditions: 1. The applicant shall comply with the mitigation measure issued as part of the Determination of Nonsignificance-Mitigated, review by the Environmental Review Committee (ERC) on September 21, 2015 (Exhibits 1 & 23). 2. The applicant shall obtain a demolition permit(s) and complete all required inspections for the removal of the existing single family residences and accessory structures located on the subject site prior to Final Plat recording. 3. The common boundary between a native growth protection tract and the abutting land must be permanently identified. This identification shall include permanent wood split rail fence and wood or metal signs on treated or metal posts. Sign locations and size specifications along with fence elevations shall be submitted to and approved by the Current Planning Project Manager and installed prior to short plat recording. 4. The following note shall appear on the face of the short plat and shall also be recorded as a covenant running with the land on the title of record for all affected lots on the title: “MAINTENANCE RESPONSIBILITY: All owners of lots created by or benefiting from this City action abutting or including a native growth protection tract are responsible for maintenance and protection of the tract. Maintenance includes ensuring that no alterations occur within the tract and that all vegetation remains undisturbed unless the express written authorization of the City has been received.” 5. A final detailed landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit issuance. The final detailed landscape plan shall comply with the requirements of RMC 4-8-120 and shall include a 10 foot on-site landscape strip along the frontage of all lots. 6. The vehicle access point to Lot 5 shall be through the hammerhead rather than a separate driveway curb cut and the applicant shall update all future plan sets for construction and building permits with this requirement. 7. A street lighting plan shall be submitted at the time of construction permit review for review and approval by the City’s Plan Reviewer prior to construction permit issuance. 8. The applicant shall submit a street modification request to the City to install a 5-foot wide sidewalk along Monterey Pl NE instead of the required 8-foot wide sidewalk. The street modification shall be reviewed and approved prior to construction permit application or an 8 foot wide sidewalk shall be provided. 9. The stormwater pond wall in Tract A shall be screened with landscaping, meeting the minimum standards of RMC 4-4-070H.3 “Fully Sight-Obscuring Landscaped Visual Buffer.” 10. The applicant shall create a Home Owners Association (“HOA”) that maintains all landscaping improvements in Tract “A”, all maintenance and repairs of the split rail fence and signage about the wetland, and any and all other common improvements. A draft of the HOA documents shall be submitted to and approved by the City of Renton Project Manager and the City Attorney prior to Final Plat recording. Such document shall be recorded concurrently with the Final Plat. EXHIBITSProjectName:ProjectNumber:DorhnMeadowsPreliminaryPlatLUA14-001280,ECF,PPDateofHearingStaffContactProjectContact/ApplicantProjectLocation10/13/2015KrisSorensenJoePruss;CivicDevelopment3815&3767MontereyP1NEAssociatePlannerChadAllen;EncompassEng.Thefollowingexhibitswereenteredintotherecord:Exhibit1ERCReportExhibit2ZoningandNeighborhoodMapExhibit3AerialExhibit4PreliminaryPlatPlan,EncompassEngineering&Surveying,date2/12/15Exhibit5Boundary,TopographicSurvey,TreeInventory,EncompassEngineering&Surveying,date8/12/15Exhibit6PreliminaryGradingPlan,EncompassEngineering&Surveying,date8/12/15Exhibit7GeneralizedUtilityPlan,EncompassEngineering&Surveying,date8/12/15Exhibit8PreliminaryCutting,LandClearing,LandscapePlan,EncompassEngineering&Surveying,date8/12/15Exhibit9PreliminaryStreetProfile,EncompassEngineering&Surveying,date8/12/15Exhibit10RevisedPreliminaryTechnicalDrainageInformationReport,EncompassEngineering&Surveying,date8/13/15Exhibit11GeotechnicalEvaluation,EarthSolutionsNWLLC,date9/18/14andAddendumtotheGeotechnicalEvaluationpreparedbyEarthSolutions,NWLLC,date3/2/15Exhibit.12ProjectNarrativeExhibit13EnvironmentalChecklistExhibit14TreeRetentionWorksheetExhibit15DensityWorksheetExhibit16WetlandReconnaissanceEvaluation,AltmanOliver&Associates,date9/8/14Exhibit17AdvisoryNotes—CityStaffExhibit18CityTransportationDeterminationforMontereyP1NE,date7/25/13Exhibit19ReporttoHearingExaminerExhibit20CoalCreekUtilityDistrictCertificateofWaterAvailability,date10/16/14Exhibit21RentonSchoolDistrictandBusEligibilityExhibit22RentonSchoolDistrictCapacity,emaildate10/10/14Exhibit23Environmental“SEPA”Determination,ERCMitigationMeasuresandAdvisoryNotesExhibit24AffidavitofpostingandmailingExhibit25VestedDevelopmentStandardsandCriticalAreasRegulationsExhibit26CityofRenton—SlopesExhibit27TransportationConcurrencyCITYOF.enton6 EXHIBIT1__DEPARTMENTOFCOMMUNITY4ANDECONOMICDEVELOPMENTenonENVIRONMENTALREVIEWCOMMITTEEREPORTERCMEETINGDATE:September2l,2015ProjectName:DohrnMeadowsPreliminaryPlatProjectNumber:LUA14-001280ECF,PPProjectManager:KrisSorensen,AssociatePlannerOwner(s):NatalieDorhn&JohnWade;2205W136thBroomfieldCO80023;andGreggDohrn;2129SRockwoodBIvd;SpokaneWA99203Applicant:JoePruss;CivicDevelopment;18211240thAveSE;MapleValleyWA9803$Contact:ChadAllen;EncompassEng;165NEJuniperSt,Suite201;lssaquahWA98027ProjectLocation:3815&3767MontereyP1NEProject5ummary:TheapplicantisrequestingHearingExaminerPreliminaryPlatreviewandEnvironmental(SEPA)reviewfora9-lotsinglefamilyresidentialsubdivision.The89,819squarefoot(2.06-acre)siteisacombinationoftwoparcelslocatedat3815and3767MontereyP1NEwithintheResidential-8(R-8)zoneandKennydaleCommunityPlanningArea.Proposedsingle-familylotsizesrangefromapproximately5,201squarefeetto8,270squarefeet.Twoexistingsinglefamilyhomes,oneoneachparcel,wouldbedemolished.Approximately15,028squarefeetisproposedtobededicatedforanewpublicstreet.Twotractsareproposed,oneforthesubdivisionstormwaterfacilityatapproximately9,404squarefeetinthenorthwestcornerofthesiteandtheothertractwouldbea14,213square-footcriticalareastractcontaining5,087squarefeetofaCategory2wetlandinthesouthwestcornerofthesite.Theproposalhasanetdensityof5.63dwellingunitspernetacre.Steepslopesarelocatedonthesite.Eighttreesarelocatedinthecriticalareastractandwouldberetained.Approximately60newtreeswouldbeaddedtothesite.Theprojectwouldresultinapproximately4,500cubicyardsofexcavationforsitegradingandroadandplatconstructionandfillwouldberequiredforfuturehomebuildingpads.StreetfrontageimprovementswouldbeprovidedalongMontereyP1NE.Anewinternaldead-endroadisproposedwithcurb,gutterandsidewalkthatwould,provideaccesstothelotswithaconnectiontoMontereyP1NE.Theapplicantsubmittedadrainagereport,geotechnicalreport,wetlandsreconnaissance,-environmentalchecklist,andatreeinventoryandretentionplan.Exist.Bldg.AreaSF:5,580sftobeProposedNewBldg.AreaEventualdemolished(footprint):developmentofProposedNewBldg.Area(gross):newhomesSiteArea:$9,819sfTotalBuildingAreaGSF:None(2.06acres)STAFFStaffRecommendsthattheEnvironmentatReviewCommitteeissueaRECOMMENDATION:DeterminationofNon-Significance-Mitigated(DNS-M).ERCReport14-001280v2Final TheapplicantisrequestingEnvironmental(SEPA)Reviewinordertosubdividea2.06-acresiteinto9single-familylotsandtwotracts,oneforstormdrainageandtheotherforwetlandcriticalareatract,resultinginadensityof5.63du/ac.InadditiontoEnvironmentalReview,aPreliminaryPlatreviewhasalsobeenrequested.Theplatwouldbelocatedontwoexistingparcelslocatedat3815MontereyP1NE(PID3345700181)and3767MontereyP1NE(PID3345700182)northofNE37thP1onthewestsideofMontereyP1NE.TheapplicanthasacquiredaneasementacrossawesterlyabuttingparceltoprovidestormandsewerconnectionfromtheproposedplattoCityofRentonutilitiesonLincolnAveNE.ThepropertyisintheResidentialMediumDensityfRMD)ComprehensivePlanlandusedesignationandtheResidential-B(R-8)zoningdesignation.Theproposedsubdivisionwouldresultin9lotsranginginsizefrom4,700squarefeetto8,270squarefeet.TheprojectisvestedtotheR-8zoningstandardspriortotheadoptionoftheInterimR-8ZoningstandardsapprovedthroughOrdinance5724andpriortothenewR-8ZoningstandardsapprovedthroughOrdinance5758.TheprojectisalsovestedtotheCriticalAreasOrdinancepriortotheadoptionoftheupdatedCriticalAreasOrdinanceadoptedthroughOrdinance5757.Thesubjectsiteisborderedbysingle-familyhomestothewestandnorthandasingle-familysubdivisioncalledTaylorCourttothesouth.Accesstoalllotsidentifiedwouldbefromanewdead-endpublicstreetproposedinthecenterofthesite.ThenewstreetwouldextendfromMontereyP1NEandwoulddead-endintoahammerheadtothewest,ThestreetwouldalsoprovIdeaccesstotheproposedstormdrainagefacilityinthenorthwestcornerofthesite.NoimpactstotheexistIngCategory2wetlandor50-footbufferareanticipatedbytheproposal.Streetfrontageimprovementsincludingcurb,gutter,sidewalk,andabikelanealongMontereyP1NE.Montereyisclassifiedasacollectorstreetandhasnoexistingfrontageimprovements.Thesitegradedescendstothewest-northwestwithapproximately44feetofelevationrelieffromthesoutheastcornertothenorthwestcorner.Theaverageslopeisapproximately9percent,withslopesrangingfrom3to60percent.SteepslopesruneasttowestinthesouthcentralareanearproposedLots6and7ofthesite.Preparationoftheprojectsitewouldresultinapproximately4,500cubicyardsofsoilstrippingandforstormwaterpondexcavation.Excavatedsoilsareproposedforre-useforstreetandplatconstruction.Structuralimportfillmaterialfromlocatsourceswouldberequiredforbuildingpads.ERCReport14-001280v2FinalCityofRentonDepartmentofCommunity&EconomicDevelopmentDOHRNMEADOWSPRELIMINARYPMTReportofSeptember21,2015EnvironmentalReviewCommitteeReport-LUAI4-OO12SOECF,PPPage2of7-ProjectLocationMapPARTONE:PROJECTDESCRIPTION/BACKGROUND CityofRentonDepartmentofCommunity&EconomicDevelopmentEnvironmentalReviewCommitteeReportDOHRNMEADOWSPRELIMINARYPMTLUA14-001280ECF,PPReportofSeptember21,2015.Page3of7Thesiteisacombinationoftwosingle-familyresidentialproperties,withexistinghomesoneachlotthatwouldberemovedaspartofsitepreparation.Bothexistingsingle-familyhomesandadetachedrepresentapproximately5,580squarefeetofbuildingarea.Thesitecontainsgrassyandtreedareasincludingawetlandand60significanttrees.Ofthe60significanttreesinventoried,12arelocatedwherethenewpublicright-of-wayandstreetimprovementsareproposed,8wouldremaininthewetlandtractarea,with2proposedtoberetainedoutsidethewetlandarea.Theapplicantproposesapproximately60newtreesaroundthesite,primarilyaroundthestormwatertractinthenorthwestcornerofthesiteandalongthesoutherlyboundaryofthesite.Newstreettreeswouldalsobeplantedinplanterstripswithinright-of-ways.TheapplicantprovidedawetlandreconnaissancereportbyAltmannOliverAssociates,LLC,datedSeptember8,2014.Basedonthebiologicalinvestigation,partofaCategory2wetlandislocatedinthesouthwestcornerofthesiteandextendsontoabuttingproperties.Anewcriticalareastractofapproximately14,213squarefeetisproposed.Thiswouldcontainapproximately5,087squarefeetoftheCategory2wetlandwiththerestoftheareaproposedastherequiredcriticalareasbuffer.[RTTWO:ENVIRONMENTALREVIEWIncompliancewithRCW43.21C.240,thefollowingenvironmental(SEPA)reviewaddressesonlythoseprojectimpactsthatarenotadequatelyaddressedunderexistingdevelopmentstandardsandenvironmentalregulations.A.EnvironmentalThresholdRecommendationBasedonanalysisofprobableimpactsfromtheproposal,staffrecommendsthattheResponsibleOfficials:IssueaDNS-Mwitha14-dayAppealPeriod.B.MitigationMeasures1.TheapplicantshallberequiredtocomplywiththerecommendationsincludedintheGeotechnicalEvaluation,EarthSolutionsNWLLC,datedSeptember18,2014andAddendumtotheGeotechnicalEvaluationpreparedbyEarthSolutions,NWLLCdatedMatch2,2015,forthedurationofclearing,grading,siteandbuildingconstruction.C.ExhibitsExhibit1ERCReportExhibit2ZoningandNeighborhoodMapExhibit3AerialExhibit4PreliminaryPlatPlan,EncompassEngineering&Surveying,date8/12/15Exhibit5Boundary,TopographicSurvey,TreeInventory,EncompassEngineering&Surveying,date8/12/15Exhibit6PreliminaryGradingPlan,EncompassEngineering&Surveying,date8/12/15Exhibit7GeneralizedUtilityPlan,EncompassEngineering&Surveying,date8/12/15Exhibit8PreliminaryCutting,LandClearing,LandscapePlan,EncompassEngineering& CityofRentonDepartmentofCommunity&EconomicDevelopmentEnvironmentalReviewCommitteeReportSurveying,date8/12/15Exhibit9PreliminaryStreetProfile,EncompassEngineering&Surveying,date8/12/15Exhibit10RevisedPreliminaryTechnicalDrainageInformationReport,EncompassEngineering&Surveying,date8/13/15Exhibit11GeotechnicalEvaluation,EarthSolutionsNWLLC,date9/18/14andAddendumtotheGeotechnicalEvaluationpreparedbyEarthSolutions,NWLLCdate3/2/15Exhibit12ProjectNarrativeExhibit13EnvironmentalChecklistExhibit14TreeRetentionWorksheetExhibit15DensityWorksheetExhibit16WetlandReconnaissanceandEvaluationExhibit17AdvisoryNotes—CityStaffExhibit18CityTransportationDeterminationforMontereyP1NE,dated7/25/13D.EnvironmentalImpactsTheProposalwascirculatedandreviewedbyvariousCityDepartmentsandDivisionstodeterminewhethertheapplicanthasadequatelyidentifiedandaddressedenvironmentalimpactsanticipatedtooccurinconjunctionwiththeproposeddevelopment.Staffreviewershaveidentifiedthattheproposalislikelytohavethefollowingprobableimpacts:1.EarthImpacts:Thesitegradedescendstothewest-northwestwithapproximately44feetofelevationrelieffromthesoutheastcornerofthesubjectsitetothenorthwestcorner.Thenorthernhalfofthesubjectsitehasagentleslopetofromeasttowest.Inthesouthcentralareaofthesite,isasteepslope,identifiedinthegeotechnicalevaluationasabrokenslopefeaturethatislimitedinextentandthatappearstohavebeencreatedinpartfrompreviousgradingactivitiesassociatedwiththeexistingdevelopment(Exhibit11,page1).Deductingthewetlandtractareaofapproximately14,213squarefeet,morethan1-1/2acreswouldbeclearedforthedevelopmentoftheplat.Preparationoftheprojectsitewouldresultinapproximately4,500cubicyardsofsoilstrippingandexcavationforthestormwaterdetentionpond(Exhibit13,page3).Excavatedmaterialswouldbere-usedon-sitewherepossible.Structuralfillwouldbeimportedfromlocalsourcesforbuildingpads.Becausetheareatobeclearedandgradedisgreaterthanoneacre,theapplicantwillneedtoapplyforandreceiveaWashingtonStateDepartmentofEcologyclearandgradepermitpriortoconstructionpermitissuance.TheapplicantsubmittedaGeotechnicatEvaluationpreparedbyEarthSolutions,NWLLCdatedSeptember18,2014,andanAddendumtotheGeotechnicalEvaluationpreparedbyEarthSolutions,NWLLCdatedMarch2,2015(Exhibit11).TheAddendumrespondstoCitystaffcommentsandstatesthattherearenocoalminehazardsorseismichazardsonthesite.TheAddendumalsoclarifiesthatthe16-foottallslopewithapproximately34%gradientinthecenterportionofthesiteisaman-madeslope(Exhibit11,Addendum).Thegeotechnicalengineerstatesthattheproposeddevelopmentwillnotincreasethethreatofgeologicalhazardstoadjacentpropertybeyondpre-developmentconditionsandthatitistheirOpinionthattheproposalwillnotadverselyimpactothercriticalareasandthatthedevelopmentproposalcanbesafely CityofRentonDepartmentofCommunity&EconomicDevelopmentEnvironmentalReviewCommitteeReport4O9OCFPPReportofSeptember21,2015Page5of7accommodatedonthesubjectsite(Exhibit11,Addendum).Basedontherecommendationsincludedintheprovidedreport,staffrecommendsasamitigationmeasurethattheapplicantcomplywiththerecommendationsincludedintheprovidedGeotechnicalEvaluationduringclearing,grading,siteandbuildingconstruction.EarthSolutionsexcavatedsixtestpitsacrosstheprojectsite(Exhibit11).ThemajorityofthetestpitscontactedsoilmaterialscharacterizedasmediumdensetodenseweatheredandunweatheredtilldepositsknownasAlderwoodsoils(Exhibit11,page2).Accordingtothereport,existingfillonthesiteislocalizedandrelativelyshallow,extendingtodepthsofabouttwofeetwithrelativedensityofthenativetilldepositsincreasingwithdepth,exhibitingmediumdensetodensecharacteristicsatdepthsofroughlytwotothreefeet.TheGeotechnicalEvaluationalsoanalyzedgroundwaterlevelsinalltestpits.Groundwaterseepagewasobservedinonetestpitlocationatadepthoftwofeet(Exhibit11,page2).Groundwaterwasnotencounteredatanyoftheothertestpitlocations.MitigationMeasures:TheapplicantshallberequiredtocomplywiththerecommendationsincludedintheGeotechnicalEvaluation,EarthSolutionsNWLLC,datedSeptember18,2014andAddendumtotheGeotechnicalEvaluationpreparedbyEarthSolutions,NWLLCdatedMarch2,2015duringclearing,grading,siteandbuildingconstruction.Nexus:SEPAEnvironmentalReviewRegulations.2.Watera.WetlandsImpacts:TheapplicantprovidedawetlandreconnaissanceanddelineationreportpreparedbyAltmannOliverAssociatesLLC,datedSeptember8,2014(Exhibit16).ThereportstatesthatasitereconnaissancewasconductedonMay12,2014andonewetlandwasidentifiedanddelineatedinthesouthwestareaofthesubjectsiteasdepictedonthesubmittedsitesurvey(Exhibit5).Thewetlandextendsoff-siteandwasdeterminedtobeaCategory2wetlandaccordingtoCityofRentonCriticalAreasRegulationsandispartofthesamewetlandthatwaspreviouslydeterminedtobelocatedonthesiteoftheTaylorCourtShortPlat(LUAO5-082).Theportionofthewetlandon-siteisanapproximatesizeof5,087squarefeet.Withtherequired50-footbufferforCategory2wetlands,thecriticalareastractwouldbeapproximately14,213squarefeetasidentifiedontheplatlayout(Exhibit4).Thewetlandislocatedonaslopeandispartofalargerwetlandthatextendsontoabuttingpropertiestothesouthandtothewest(Exhibit16).Theareawherethewettandislocatedslopesfromsouthtonorthapproximately16feetinelevationchangewithanapproximate12percentslope.Theon-siteportionofthewetlandconsistsofamowedpasture/lawndominatedbylowgrowingvegetationofgrasses,buttercup,andfieldhorsetail.Eighttreeslocatedinthewetlandandbufferareaconsistoffirs,alder,andappletrees.TheAltmannOliverreportdescribessoilswithinthewetlandasgenerallysaturatednearthesurface,andfurtherstatesthatsurfacerunoffappearstoinfiltratenearthetoeoftheslopealongthewesternpropertyline(Exhibit16).Asaslopedwetland,thereisnotsubstantialstormwaterstoragecapability(Exhibit16).And,becausethewetlandandbufferhavebeenmowed,theplantcommunitylimitsthewetlandsabilitytomaintaindownstreamwaterquality. CityofRentonDeportmentofCommunity&EconomicDevelopmentEnvironmentalReviewCommitteeReportDOHRNMEADOWSPRELIMINARYPLATLUA14-001280ECF,PPReportofSeptember21,2015Page6of7AltmannOliverstatesthatthewetlandprovidesforverylimitedfunction,providinglowwildlifehabitat.Thewetlandandbufferwillbeplacedwithinaprotectivecriticalareastractaspartoftheproject.Asaconditionofpreliminaryplatapproval,staffwillrecommendthatasplitrailfenceandsignagebeinstalledtodefinethewetlandbufferboundary.MitigationMeasures:Nofurthermitigationrequired.Nexus:Notapplicableb.StormWaterImpacts:AdrainageplanandrevisedpreliminarydrainagereportpreparedbyEncompassEngineeringwasfortheproject(Exhibit7and10).BasedontheCity’sflowcontrolmap,thissitefallswithintheFlowControlDurationStandard,ForestedCondition.AcombineddetentionIwaterqualitypondisproposedtomeetthedetentionandwaterqualityneedsoftheprojectwithinatractinthenorthwestcornerofthesite(Exhibit4).TheproposedfacilitywillbeapublicstormwaterfacilitywithaconnectionthroughaneasementonthewesterlyabuttingpropertywithaconnectiontoCitystormfacilitieswithinLincolnAveNE.MitigationMeasures:Nofurthermitigationrequired.Nexus:Notapplicable3.VegetationImpacts:Thesiteiscurrentlycoveredwithgrassyandtreedareasandothervegetationwheretheexistinghomes,graveldriveways,andaccessorybuildingsarenotlocated(Exhibit5).Thesiteiscurrentlycoveredwithvegetationincludinglowgrowinggroundcoverandareaswithmatureevergreenanddeciduoustrees(Exhibit5).AsstatedintheEnvironmentalChecklist,thesitewouldbeapproximately58percentimpervioussurfacefollowingfutlsitedevelopmentwiththebuilt-outlotsandstreetimprovements(Exhibit13,page3).Theapplicantisrequitedtoretain30percentofthetreeslocatedonsitethatarenotlocatedwithincriticalareas,proposedtights-of-wayandaccesseasements.Themixoftreesonthesubjectsiteispine,fit,apple,cotton,alder,walnut,andhollyspecies.Ofthe60significanttreesonthesite,12wouldbeexcludedfortheproposedstreetimprovementsand8wouldbeexcludedastheyareintheproposedwetlandandwetlandbuffetareaandwouldnotberemoved.Therefore,theapplicantwouldberequiredtoretainaminimumof12treesorprovideforreplacementtrees.Theapplicanthasproposedtoretaintwo10-inchdiameterfirtreeslocatedalongthesouthernpropertylineofthesite(Exhibit8).Theapplicantproposestoplant60replacementtreesat2-inchdiameterminimum(Exhibit8).MitigationMeasures:Nofurthermitigationneeded.Nexus:Notapplicable4.TransportationImpacts:TheproposedprojectwouldresultinimpactstotheCity’sstreetsystemastherewouldbe9futureresidentialhomesontheproposedlots,wheretherehavebeentwohomesdevelopedinthepast.InordertomitigatetransportationimpactstheapplicantwouldberequiredtopayanappropriateTransportationImpactFeeperCityCodeandpriortotheissuanceofbuildingpermits. CityofRentonDepartmentofcommunity&EconomicDevelopmentEnvironmentalReviewCommitteeRepOTheproposedpreliminarYplatislocatedonthewestsideofMontereYPtNEinanareawithnearbyrollinghills,steepslopes,andpreviouslyconstructedsubdivisiOflSonhitlsTherearefeweast-westthroughstreetsthatwouldconnectMontereyP1NEwithLincolnAveNEtothewestthatcouldprovideamoreconnectedstreetgridinthevicinity.Staffreviewedtheproposalforapotentialconnectiontothewest,weretheproject’sproposeddeadendwouldpotentiallyconnectwithafuturethrustreettoLincolnAveNE.AdditionallY,staffconsideredtheexistingwetlandonthesubjectsitethatextendsontotheabuttingpropertytothewestwhereapotentialeast-westthrustreetcouldbelocatedovertime.Giventhelocationofthewetlandanditsassociatedbufferonthesubjectsiteandthecontinuationofthewetlandontotheabuttingpropeytothewest,athrustreetisnotrecommendedbystaff.MitigationMeasuresNofurthermitigationneeded.Nexus:NotapplicableE.CommentsofevieWiflgDepartmentsTheproposalhasbeencirculatedtoCityDepartmentandDivisionReviewers.Whereapplicable,theircommentshavebeenincorporatedintoExhibit17AdvisoryNotestoApplicant/ReviewCommentsv/CopiesofallReviewCommentsarecontainedintheOfficialFileandmaybeattachedtothisreport.*TheEnvironmentalDeterminationdecisionwillbecomefinalifthedecisionisnotappealedwithinthe14-dayappealperiod(RCW43.21.C.075f3)WAC197-11-680).VI1t1WI1taIDetermination..AppcOCSSAppealsoftheenvironmentaldeterminationmustbefiledinwritingtogetherwiththerequitedfeeto:HearingExaminer,CityofRenton,lossSouthGradyWay,Renton,WA98057,onorbefore5:00p.m.onOctober9,2015.RMC4-8-110governsappealstotheHearingExaminerandadditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,RentonCityHall—7thFloor,(425)430-6510. c%JwwLOF-wC’,0ZONINGMAPBOOKPLANNING-TECHNICALSERVICESPRINTEDDATE:1010212013Thisdocumentisagraphicrepresentation,notguaranteedtosurveyaccuracy,andisbasedonthebestinformationavailableasofthedateshown.ThismapisintendedforCitydisplaypurposesonly.Community&EconomkDevelopmerntcvvt;nEXHIBIT2%/\ETHC’Iib1I,/IttIIIfl—’4Oj71CORiIirjA1%%%%%%%%%::%%1;fi(’:CAjRW.//Sji•1_r71R8II8tIIR8.,I..,/’R8z:JI:!.t&ITRCRR;4fR8E•:;•..:/...CN7iERIEERiOCN/INfl\\.....2TL3.R8\\\Ij!:T____________D4W05123NR5EW1/2v4”Emt4wcpon!!5C.03004WE4EESeE5EE6W:E6EE0420840I•’••’i._Lr•••—1IFeet1:9,490C4W32T24NR5EW1/2Page5sf80CityLimitsII(CV)CenterVillage(R-8)Residential8du/acr::.;RENTON1=1(lH)lnduotdalHeavyI(RC)ResourceConservationZoningDesignation11(IL)IndustrialLightI(RM-F)ResidentialMulti-FamilyI:E:I(CA)CommercialArterialIJ(IM)IndustrialMediumIJ)RM-T)Resi.Multi-FamilyTraditonalII(CD)CenterDownwn(R-1)Residentialidu/acI(RM-U)Resi.Multi-FamilyUrbanCenterI.I(CN)CommercialNeighborhoodJ)R-10)ResidentiallOdu/ac)RMH)ResidentialManufacturedHomesIE:JC0CommercialOfficeIJ)R-14)Residentiall4du/ac(UC-NI)UrbanCenterNorth1I:I)COR)Commercial/Office/Residential)R-4)Residential4du/ac(UC-N2)UrbanCenterNorth2 Ag:iirilEXHIBIT3_-TmE___NotesNoneoz-2560128256FeetWGS_1984Web_Mercator_AuxiliarySphereFinance&ITDivisionInformationTechnology-GISRentonMapSupportRentonwagovi9/17/2015ThsmapsausergenerateastaticoutputfromanInternetmappingsiteandaforreferenceon’yDataayersthatappearontfsmapmayormaynotbeaccuratecurrentorothenamerehabteTHISMAPISNOTTOBEUSEDFORNAVIGATIONLegendCityandCountyBoundaryOther:iCdyofRentonLAddressesParcets I w -Ln$a j :TrL= J D &T Lor !632 sa (?AJU 5&o!3 U3 m fl42;]swr3ajuSc#/J;2 r. (0 S S T4W 5êw(’‘?,‘3M F! MnSaFFA!n5GF! ! I— DQHRN MEADOWS SW 1/4 OFNE 1/4 OFSECTION 32,T.24 N.11 05 if.,W.M.cay OF RENTON,STATE OF WASHINGTON —UF j_‘.\ \C “ \ F!- \I ‘•‘. \‘\ \‘ --: ;\‘ .\\ ... V / \ -., --.‘ ‘ -- I WII e SCALE 1’20 :,• =‘::r \F*5!)‘‘\4%IflGIF?&O!LXF!MU)-\ LEGAL LWSO!JO# I (r 0 a.0 It z ciiIta. S8F!1303T 20161 4k .\:Ct 4’hi-3 2 1-\,\\1 I TRACTA I J [1 a’”’ :&2!J ih’R3727 .\\I I STORMWATER I LI I I •II :‘-V\,\\/.\.,;\I I tfl It.iI;II’II :N fly JL /1 1 :——— I Lj Lj I L_, H \ ;\\[I PROPOSEDAccESSROA.!., . (A6&A7 E f ,\4.F.\IAt H-ji ‘“%\: 4L : I \ I ;I ! •:‘i.s:v\\\ Faa In1 TRACT B WETLAND I%a!SF I4°£F (CU?*I ‘I tA_2 R(fFAfl0M ..1,1 I_•_‘_.‘__I I I 6 -141’ ..:JIt.:II I L .i II 1 .1 ..4 j I —-.—_._.jc ,.I L m I-’w fri a’ 4 1041?BA2f20J5 IIsc*tz I-J Iatu Rodfreyuu] Ann WF lof6j I940&I[RpeqxI•X—.flflflcioçnqLAI-‘-4‘-4rLU00z00Mou_,flalYun%;--.:HLH,’‘f\:c’::\1\/\..“-,;,;:..‘‘:‘‘•“.-..\\\I-I\\\IJ\\\.1—w--w\\‘1I\\4tC-_\\‘••,;\\:V’;*r*:..••:J.eicaI\‘*—s,Itc:is:r;ItNOWNIHSVM3031V16NOIN3ddOALIOVIM390•H“NP2flN011339d0WSN30P4MSSMQQVBL’VNdHOQ.orj31VDSSINdVflAIINIVM F11191I9iiiXi[I‘...“..-...;_\_—_/%.__,----\‘/—-.;—‘—-..—..— ‘• ,--“1 *\ ,:‘‘‘ . 7 ,, 7 t!iJ 0 4:: 0 : z -‘00 uj CD mx I- 1 -4 [imti 3of61 :‘ I I DOHRN MEADOWS SW 1/4 OFNE 1/4 OFSECTION32.T.24 N.R.05 E,W.M. CIWOF RENTON,STATE OF WASHINOTON ..: SCALE 1 20 r \__--__j//TAC,TB //---..-.--,:WEF(ANO *•--- 40SF t - —-- ____/______ I II ----_I DQHRN MEADOWS SW 1/4 OFNE 1/4 OFSECTION 32,T.24*,R.05 E.ViM. CITYOFRENTON.STATE OF WASHMGTON t - t at .2 WCINITV MAP ETS SCALE 1 =20 \.:.-,‘ .\N :\,.,V.\V \\\\\ r \\ j F !H f f *20’ \\\ I [uifekfMI _AjtEI J.. PWfl.ft Ii p*otuz ,fill’;._\ *\..#\v A .i1J I . fj ,o .fjiTf :-.‘ Is I fI f;f t\\/r\’\<’\\ --K.‘Jfihmc5r;kL.\c,.ff”r”’1 f ‘.fiff :FIk!i\;\\, 1V w ‘_—_—— ‘L_ji _———\>\!;flk:,\jo —%Jt4 T—r-r+t!T:1 kL&I t \+ \\\j: z)t I \I if f,., .C ‘t:a11 a \\\,/‘VI.;lSfIf.‘ .,\6Y:*\c.I =;&\c%z:_rz:jji ;_[f;;[.\4\\\ \\I %fl ( Z.‘\\ </*:—H .-.i_.—.-,--.;.. I j U) 0a tuz It ctz z 0 - 0 ‘to S aaea 8 Mn SF —÷—11SNs h NG.;. .• m = pal -I 9J0j7njn,amcwQV1aio069fltorI-I-><m1:0:;o-<Com£!100T1mr;lliNO.WNJHSVMdo31V1SNOIN3JIOkLIWM3O•INPLNOU3SdOWL3NJ0PflMSSMQQV3V1NèJHOQ EXHIBIT10PFIELIMINARYDRAINAGEREPORTforDOHRNMEADOWSCityofRENTON3815and3767MontereyPlaceNESeptember12,2014//1ø’itEi’QI’/t5EncompassEngineering&Surveying,JobNo.13690crcYOpL1NNGol3L?E1n(:orT1D]ss.ENGINEERING&SJRVEYINGWestørnWashingtonDMslon165NEJuniperStreet.Suite201ssaquah,WA98027Phone:(425)92O25OFaX(4)S)39t-Q55EastmWashingtonDMsIont08E35t2ndStreetCleEtupi,WA98922‘Phone:(509)674-7433Fax:(509)674-749Preparedfor;CIVICDEVELOPMENTJoePruss18211240thAvenueSEMapleVally,WA98038EntireDocumentAvailableUponRequestPreparedbE cEXHIBIT11September18,2014ES-3581CivicDevelopment18211—240thAvenueSoutheastMapleValley,Washington98038Attention:Mr.JoePrussSubject:GeotechnicalEvaluationDohrnMeadowsShortPtat3815and3767MontereyPlaceNortheastRenton,WashingtonReference:EncompassEngineeringSitePlanandSurveyKingCountySoilSurvey(NRCSMapping)‘EarthISolutionsNWcccEarthSolutionsNWLLC.Geotechnica:flfleflft2.Cjstrjction/if)fl¶‘:or;n.Envronmen1aIScncsInaccordancewithyourrequest,EarthSolutionsNW,LLC(ESNVV)haspreparedthisreportandgeotechnicalevaluationfortheproposeddevelopment.TheprojectsiteislocatedalongMontereyPlaceNortheastintheKennydaleareaofRenton,Washington.Developmentplansincludeninebuildingtotsandrelatedinfrastructureimprovements.Theattachedtestpitlocationplanillustratesthepropertylimitswithexistingsitefeaturesandtopography.Existingresidentialdevelopmentsarelocatedtothenorth,south,andwestofthesiteSMontereyPlaceNortheastbordersthesitetotheeast.Thesubjectpropertyiscurrentlydevelopedwithtworesidentialstructuresandrelatedoutbuildingswhichwillberemovedaspartoftheproposeddevelopment.Thereferencedsiteplanidentifiesawetlandtractandstormwaterfacilitytractalongthewesternsiteboundary.Basedonsitereconnaissanceduringthesubsurfaceinvestigationphaseofourevaluation,overallstabilitythroughoutthesiteischaracterizedasgood.Noindicationsofsoilinstabilityorareasofsevereerosionwereidentified.Anisolated(broken)slopefeatureexiststhroughoutthesouth-centralareaofthesite,andislimitedinextent.Thisfeatureappearstohavebeencreatedinpartfrompreviousgradingactivitiesassociatedwiththeexistingdevelopment.Noindicationsofsoilinstabilitywerenotedalongthisexistingfeature.Q::-1)J_4.41(/4)f1\’;4)j4Hr‘•DearMr.Pruss:3)5I;r)thPc‘JEntireDocumentAvailableUponRequest CtMarch2,2015ES3581£EarthSolutionsNWLLtCivicDevelopment18211—240thAvenueSoutheastMapleValley,Washington98038Attention:Subject:Reference:Mr.JoePrussAddendumGeotechnicalReportandResponseToReviewCommentsDohrnMeadowsShortPlat3815and3767MontereyPlaceNortheastRenton,WashingtonCityofRentonReviewCommentsDatedDecember18,2014EncompassEngineeringTopographicSurveyDatedSeptember12,2014EarthSolutionsNWLLCfc’hnc:’!I):;ci-tIucor’)fl:tflflISueLcInaccordancewithyourrequest,EarthSolutionsNW,LLC(ESNW)hasreviewedthereferencedCityofRentonreviewcomments.Thecityreviewcommentspertinenttothegeotechnicalaspectsoftheprojectareprovidedbelow,followedbyourresponse.CityofRentonComment-“PleaseupdateyourgeotechnicalreportinthesameformatofrequiredcontentaslistedunderGeotechnicalReportinRMC4-8-120.D.Z”.ESNWResponse—WehavereviewedRMC4-8-120.D.7.GiventhelevelofproposeddevelopmentactIvities(smallresidentialplat)andthefindingsofthegeotechnicalinvestigation,thepreviouslysubmittedreport(ES-3581,datedSeptember18,2014)containstherelevant“reportsections”asdetailedinRMC48-120.D.f.Thesitedoesnotcontaincoalmineorseismichazards,andshorelineconsiderationsdonotapply.However,forcltogeologicalhazards,thefollowingisprovided:‘%“.A1JGI4oi5C!IYOFp1‘DearMr.Pruss:EarthSolutionsNW,LLCGeotechnicalEvaluationES-3581,datedSeptember18,2014EntireDocument.;;hAvailableUponRequest IDOHRNMEADOWSPLATPROJECTNARRATIVEXHIBIT12Projectname,sizeandlocationofsite:TheDohrnMeadowsPlatislocatedat3815&3767MontereyP1NE,TaxParcels334570-0181&334570-0182.Thetotalareaofthesiteis89,819sq.ft.(gross)Landusepermitsrequiredforproposedproject:PreliminaryPlatapproval.Zoningdescriptionofthesiteandadjacentproperties:ThecurrentzoningofthepropertyisR-8.TheadjacentpropertyiszonedR-8.Propertytothenorth,southissinglefamilyresidential(R8).PropertytotheeastisunincorporatedKingCounty..Currentuseofthesiteandanyexistingimprovements:TaxParcel3345704181containsahouse,detachedgarageandsportscourt.TaxParcel33457OOi82containsahouseandshed.Specialsitefeatures(i.e.,wetlands,waterbodies,steepslopes):Wetlandonthesouthwestcornerofthesite.Therearenoknowncategorizedsteepslopesonsite.Statementaddressingsoiltypeanddrainageconditions:AccordingtotheNRCSKingCountyaresoilsreport,thesiteisapproximately15%Everett,GravellySandyLoam(EvC),61%Ragnar-Indianolaassociation,sloping(RdC),and23%Alderwoodgravellysandyloam(AgD).SProposeduseofthepropertyandscopeoftheproposeddevelopment:Proposed9-lotsingle-familyresidentialdevelopmentoftwoexistingtaxparcels.i’-i‘7‘4sPI9.?U%;. ((Forplatsindicatetheproposednumber,netdensity,andrangeofsizesofthenewlots:Ninelots,withlotsizesofsmallest5,201sqft,tothelargestof8,270sqftand9,405sqftwithadensityof5.625unitsperacre.Access:Lots1through8willaccesstoproposedroadthatwillaccessontoMontereyP1NE,Lot9willaccessdirectlyontoMontereyP1NEProposedoff-siteimprovements(i.e.,installationofsidewalks,firehydrants,sewermain,etc.):Curb,gutter,sidewalkandlandscapingthepropertyfrontage.AsewerwillneedtobeextendedtothepropertyaTotalestimatedconstructioncostandestimatedfairmarketvalueoftheproposedproject:Constructioncostofabout$150,000andanestimatedfairmarketvalueof$i,000,000±.aEstimatedquantitiesandtypeofmaterialsinvolvedifanyfillorexcavationisproposed:Gradingwillberequiredforroads,pondandbuildingpads.Approximately4,500cu.yds.ofstrippingmaterialandpondexcavationwillbegeneratedforroadandplatconstruction.Structuralfillmaterialfromlocalsourceswillberequiredforbuildingpads.aNumber,typeandsizeofanytreestoberemoved:Thirtypercentoftreesrequiredtoberetained=>12trees.12treeswillberetainedorreplaced.Therewillbe(50)8”—40”deciduousandconifertreesremovedwiththisproject.ExplanationofanylandtobededicatedtotheCity:Onsiteaccessroad.aAnyproposedjobshacks,salestrailers,and/ormodelhomes:N/A I.Anyproposedmodificationsbeingrequested:None.aDistanceinfeetfromthewetlandorstreamtothenearestareaofwork:500’+ 4-EXHIBrrI3PLANNIN(ENVIRONMENTALtrL.iTCityofRentonPlanningDivision1055SouthGradyWay,Renton,WA98057Phone:425430-Z200Fax:425-430-7231PURPOSEOFCHECKLIST:TheStateEnvironmentalPolicyAct(SEPA),Chapter4321CRCW,requiresallgovernmentalagenciestoconsidertheenvironmentalimpactsofaproposalbeforemakingdecisions.AnEnvironmentalImpactStatement(ElS)mustbepreparedforallproposalswithprobablesignificantadverseimpactsonthequalityoftheenvironment.Thepurposeofthischecklististoprovideinformationtohelpyouandtheagencyidentifyimpactsfromyourproposal(andtoreduceoravoidimpactsfromtheproposal,ifitcanbedone)andtohelptheagencydecidewhetheranEISisrequired.INSTRUCTIONSFORAPPLICANTS:Thisenvironmentalchecklistasksyoutodescribesomebasicinformationaboutyourproposal.Governmentalagenciesusethischecklisttodeterminewhethertheenvironmentalimpactsofyourproposalaresignificant,requiringpreparationofanEIS.Answerthequestionsbriefly,withthemostpreciseinformationknown,orgivethebestdescriptionyoucan.Youmustanswereachquestionaccuratelyandcarefully,tothebestofyourknowledge.Inmostcases,youshouldbeabletoanswerthequestionsfromyourownobservationsorprojectplanswithouttheneedtohireexperts.ifyoureallydonotknowtheanswer,orifaquestiondoesnotapplytoyourproposal,write“donotknow”or“doesnotapply”.Completeanswerstothequestionsnowmayavoidunnecessarydelayslater.Somequestionsaskaboutgovernmentalregulations,suchaszoning,shoreline,andlandmarkdesignations.Answerthesequestionsifyoucan.Ifyouhaveproblems,thegovernmentalagenciescanassistyou.Thechecklistquestionsapplytoallpartsofyourproposal,evenifyouplantodothemoveraperiodoftimeorondifferentparcelsofland.Attachanyadditionalinformationthatwillhelpdescribeyourproposaloritsenvironmentaleffects.Theagencytowhichyousubmitthischecklistmayaskyoutoexplainyouranswersorprovideadditionalinformationreasonablyrelatedtodeterminingiftheremaybesignificantadverseimpact.,USEOFCHECKLISTFORNONPROJECTPROPOSALS:Completethischecklistfornonprojectproposals,eventhoughquestionsmaybeanswered“doesnotapply.”INADDITION,completetheSUPPLEMENTALSHEETFORNONPROJECTACTIONS(partD).Fornonprojectactions(actionsinvolvingdecisionsonpolicies,plansandprograms),thereferencesinthechecktisttothewords“project,”“applicant,”and“propertyorsite”shouldbereadas“proposal,”“proposer,”and“affectedgeographicarea,”respectively.flr.,ILI)LJIEntireDocumentñ:H\CED\Data\FormsThmplates\SeJfHelpHandoutsAvailableUponRequestt CityofRentonTREERETEEXHIBIT14WORKSI1.Totatnumberoftreesover6”indiameter1onprojectsite:I.trees2.Deductions:Certaintreesareexcludedfromtheretentioncalculation:Treesthataredead,diseasedordangerous2(treesTreesinproposedpublicstreets12treesTreesinproposedprivateaccesseasements/tracts0treesTreesincriticalareas3andbufferstreesTotalnumberofexcludedtrees:•2.20trees3.Subtractline2fromllnef:3.40trees4.Next,todeterminethenumberoftreesthatmustberetained4,multiplyline3by:0.3inzonesPC,R-1,R-4,orR-801inallotherresidentialzones0.05inallcommercialandindustrialzones4.12trees5_Listthenumberof6”orlargertreesthatyouareproposing5toretain4:.5_2trees6.Subtractline5fromline4fortreestobereplaced:6.10trees(Ifline6islessthanzero,stophere.Noreptacementtreesarerequired).7.Multiplyline6by12”fornumberofrequiredreplacementinches:7.120inches8.Proposedsizeoftreestomeetadditionalplantingrequirement:(Minimum2’calipertreesrequired)82“inchespertree9.Divideline7byline8fornumberofreplacementtrees6:(ifremainderis.5orgreater,rounduptothenextwholenumber)9.60trees1Measuredatchestheight.2Dead,diseasedordangeroustreesmustbecertifiedassuchbyaforester,registeredlandscapearchitect,orcertifiedarborist,andapprovedbytheCity.3-CriticalAreas.suchaswetlands,streams,floodplainsandprotectedslopes,aredefinedinSection4-3-050oftheRentonMunicipalCode(RMC).6Countonlythosetreestoberetainedoutsideofcriticalareasandbuffers.5TheCitymayrequiremodificationofthetreeretentionplantoensureretentionofthemaximumnumberoftreesperRMC44-13OH7a6.Inchesofstreettrees,inchesoftreesaddedtocriticalareas/buffers,andinchesoftreesretainedonsitethatarelessthan6’butaregreaterthan2canbeusedtomeetthetreereplacementrequirement...H.\CED\Dataforms-femplates\SeIf4-ieIpKandouts\Planntng\TreeRetentionWorksheet.doc.12108_‘— t:(DENSI1EXHIBIT15WORKSHtt:ICityofRentonPlanningDivision1055SouthGradyWay-Renton,WA98057Phone:425-430-7200Fax:425-430-72311Grossareaofproperty:1.89,819squarefeet2.Deductions:Certainareasareexcludedfromdensitycalcutations.TheseInclude:Publicstreets**I5L028squarefeetPrivateaccesseasements**0squarefeetCriticalAreas*5,087squarefeetTotalexcludedarea:2.20j15squarefeet3.Subtractline2fromlineIfornetarea:3.9JO4sguarefeet4.Divideline3by43,560fornetacreage:4.1.60acres5.Numberofdwellingunitsorlotsplanned:5.9units/tots6.Divideline5byline4fornetdensity:6.5.625dwellingunits/acre*CtiticaIAreasaredefinedas“AreasdeterminedbytheCitytobenotsuitablefordevelopmentandwhicharesubjecttotheCity’sCriticalAreasRegulationsincludingveryhighlandslideareas,protectedslopes,wetlandsorfloodways.”Criticalareasbuffersarenotdeductedlexcluded.**Alleysfpubltcorprivate)donothavetobeexcludedf(s:PI9z\3H1DATA\Jobs(J)\13\13690Pruss\DOCS\PreliminaryPEatSubmittal\DensitvWorksheetldcc1’103/08 C.’.EXHIBIT16t2y__I)()It)\)It(•tdftc’$1.\\‘flI(Iiir1ifii11iictiiieita1Planning&I.atfkUapt:rcl’iittctuSeptember8,2014AQA-4562ChadAllenEncompassEngineeringandSurveying165NEJuniperStreet,Suite201lssaquah,WA98027SUBJECT:WetlandDelineationforDohrnMeadows3767and3815MontereyP1.NERenton,WA(Parcels334570-0182-0181)DearChad:onMay12,2014IconductedawetlandreconnaissanceonthesubjectpropertyutilizingthemethodologyoutlinedintheMay2010RegionalSupplementtotheCorpsofEngineersWetlandDelineationManual:WesternMountains,Valleys,andCoastRegion(Version20).Onewetland(WetlandA)wasidentifiedanddelineatedinthesouthwestportionofthesiteduringthefieldinvestigation.Thiswetlandwassubsequentlysurveyedandisdepictedonyoursurveydrawing.WetlandAWetlandAislocatedonaslopeinthesouthwestcornerofthepropertyandispartofalargerwetlandthatextendsoff-sitetothesouth.Theon-siteportionofthewetlandconsistsofaperiodicallymowedpasture/lawnthatwasdominatedbygrasses,buttercup(Ranuncufussp.),andfieldhorsetail(Equisetumarvense).Soilswithinthewetlandweregenerallysaturatednearthesurfaceandanysurfacerunoffappearstoinfiltratenearthetoeoftheslopealongthewesternpropertytine.AttachmentAcontainsdatasheetspreparedforarepresentativelocationinboththeuplandandwetland.Thesedatasheetsdocumentthevegetation,soils,andhydrologyinformationthataidedinthewetlandboundarydetermination.WetlandAonthesiteispartofthesamewetlandthatwaspreviouslydeterminedtobeaCategory2wetlandduringreviewoftheTaylorCourtShortPlat(L%%9-Q82whichislocatedimmediatelytothesoutheastCategory2wetlandsrequiri‘standard50-footbufferperRMC4-3-050M6.c.L1)‘-LL:JW4EntireDocumentAvailableUponRequest.. KrisSorensenJFrom:JohnAltmann<john@altoliver.com>Sent:Wednesday,December17,201412:44PMTo:KrisSorensenCc:TomReddingSubject:RE:Elec.SitePlanattached;FW:Renton;DohrnMeadowsPreliminaryPlatWetlandDelineationAttachments:TayorCt--PosibleAdjacentWetlandBufferpdfHiKrisAftercontactingEncompass,itismyunderstandingthatthewetlandoff-sitetothesouthoftheDohrnMeadowsprojectsitewassketchedontothesiteplanpertheattachment.Theoff-sitewetlandsonthisplanweremappedin1998byanotherconsultant.IamnotsureifitisasketchorasurveysinceIdonotseetheflagnumbers,butinanyeventIbelievemydelineationandoff-sitesketchmoreaccuratelyreflectsthecurrentwetlandconditions.Pleaseletmeknowifyouhavequestions.Thanks.John-----OriginalMessage-----From:KrisSorensen[mailto:KSorensen@Rentonwa.gov]Sent:Monday,December15,20148:12AMTo:JohnAltmannSubject:Elec.SitePlanattached;FW:Renton;DohrnMeadowsPreliminaryPlatWetlandDelineationHiJohn-ThanksforcallingandtalkingwithChad.IfyoucanhaveananswerbyWednesday,thatwouldbegreat.KrisSorensen,AssociatePlanner,PlanningDivision,Community&EconomicDevelopment,CityofRenton,425-430-6593OriginalMessageFrom:KrisSorensenSent:Wednesday,December10,20149:51AMTo:jchnaltoliver.comSubject:FW:Renton;DohrnMeadowsPreliminaryPlatWetlandDelineation.Resend,thanksforpointingthatout.Seenewattachment.OriginalMessageFrom:JohnAltmann[mailto:john@altoliver.com]Sent:Wednesday,December10,20149:15AMTo:KrisSorensenSubject:FW:Renton;DohrnMeadowsPreliminaryPlatWetlandDelineationHiKris1 Couldyoupleaserecheckthescans.Theydon’tappeartomatchwhatyouintendedtosend.Thanks.JohnJohnAltmannAltmannOliverAssociates,LLC425.333.4535Iohn@altoliver.comwww.altoliver.comOriginalMessageFrom:KrisSorensen[mailto:KSorensen@Rentonwa.gov]Sent:Tuesday,December09,20144:10PMTo:john@Jaltoliver.comSubject:Renton;DohrnMeadowsPreliminaryPlatWetlandDelineationHiiohnlyegotafollow-upquestiononthewetlanddelineationyouprovidedforEncompassengineeringandtheDohrnMeadowsplatprojectinCityofRenton.I’veattachedyourwetlandreportandasomescansthat1needclarificationon.YoucanseeinoneattachmentthatIprovided3plans(theplatplanforDohrnMeadows,yourNovemberdelineationwiththewetlandboundariesestimatedontheneighboringproperties,andyourTaylorCourtwetlanddelineationforthesubdivisiontothesouththatwasdonepre-2005).YoucanseeonthethreeplansabovethatthewetlanddelineationonthesouthernsideoftheDohrnprojectdoesnotmatchtheDorhnmeadowsdelineation.AlthoughyourNovemberdelineationshowsthewetlandboundariesmatchingupacrosstheproperties.CanyouclarifythateitheryourNovemberdelineationiswherethewetlandislocatedonthepropertytothesouthoftheDorhnPlat,orwhythereisinconsistencyintheDohrnMeadowssubmittedplatplanwiththewetlandboundaries.lfthewetlandtothesouthislocatedasshownontheDohrnplatplan,asdelineatedaspartoftheTaylorCourtproject,a50-footbufferwouldrequirealargercriticalareastractontheDorhnplat.IamopentotalkonthephoneandamaskingtogetclarificationfortheEnvironmentalreviewcommitteereportandforthefutureHearingExaminerreport.Thankyou.KrisSorensen,AssociatePlanner,PlanningDivision,Community&EconomicDevelopment,CityofRenton,425-430-65932 b 1_cE6lr)330w I •L •%%,)—-___t r t’ =t V i, /———iç—v-k— -: -3L8 ooZ T r) L0NA ,-5f2\.LOT 6 -J::-\5 FF-15 I --- - -.\‘ilI ZWTWLLL VfX4 O$dt) ?TFCflU-I!I I _o-’f o’‘$./i PflVA1E . PffiVAVIDRAINAGE ‘- DIAAGE‘33451XZ EAE?1I TL EASEhENT —33L570-0182 [___ —%51.7e e5.oo 54.00’5292 -1 t--- - --- — -%---————————L -r-— 1— \‘10’PmvA1E t —),—\\DRMNAGE h t—\\A1?4T 1,\“0\\3 [:2 :I ‘A ¶‘ s ft.j 4551 s It 54$8 a ft.1I ‘\:b.5’t$’31”;:“•- I sq. R—50.OO’I\\._.-———__•1 L—4A0’_—-.‘c ,.%L%%);:;-------i f::;::::D E:::::::-- ,%---,,—_2 I 41.e4’r oir%%%///// ,_______/,‘I ROADA 7 1I DEDcAmm II/aiv or RE?1TQN 211IRECNO— U •,535o IL -N 0V4958”E ——-------%.---- t_—__ mm:6 ,ff \r”—\I,!II \\\ ,1 _____;;;;;;;i” i,om9 ¶!::;:z} t\•,!i - .2% - $s .—( \ \ ,, IMTH Ab £L K g mi Z13 \ f aøaILTAn PL “ —7$2 PAC PAR •N’ \- uEoAL \LOT7J4LO4 C.RIJJ PN ffl4 7V OTY1ç:ct$teD .ie 9WME U flL WY \(1 17 357QO7 i()—\ \ -a. 0 0z z w LU LU ADVISORYNOTESTOAPPLICANTLUA14-001280.,,.ØbCityofS%SSIEXHIBIT17‘ApplicationDate:September19,2014AontereyP1NEName:DohrnMeadowsPreliminaryPlat‘WA98056-4210PLAN-PlanningReview-LandUseVersion1fSeptember17,2015TechnicalServicesCommentsContact:AmandaAskrenI425-430-7369{aaskren@rentonwagovRecommendations:TechnicalServicesAmandaAskren9/3/15fromBobMacOnie’spreviouscommentsForFinalFlatFreparation:NotetheCityofRentonlanduseactionnumberandlandrecordnumber,LUA14001280andLND100518,respectively,onthefinalplatsubmittal.Thetypesizeusedforthelandrecordnumbershouldbesmallerthanthatusedforthelanduseactionnumber.Fleasenotethatthelanduseactionnumberprovidedwillchangewhenthissubdivisionchangesfrompreliminarytofinalplatstatus.ShowtwotiestotheCityofRentonSurveyControlNetwork.Thegeometrywillbecheckedbythecitywhenthetieshavebeenprovided.Frovidesufficientinformationtodeterminehowtheplatboundarywasestablished.Includeastatementofequipmentandproceduresused,perWAC32130100.Notethedatetheexistingcitymonumentswerevisitedandwhatwasfound,perWAC332130150.Frovidelotclosurecalculations.Indicatewhathasbeen,oristobe,setatthecornersoftheproposedlots.Notediscrepanciesbetweenbearingsanddistancesofrecordandthosemeasuredorcalculated,ifany.Thelotaddresseswillbeprovidedbythecityassoonaspossible.Notesaidaddressesandthestreetnameontheplatdrawing.Onthefinalplatsubmittal,removeallreferencespertainingtoutilitiesfacilities,trees,concrete,gravel,decksandotheritemsnotdirectlyimpactingthesubdivision.Theseitemsareprovidedonlyforpreliminaryplatapproval.Donoteencroachments.Removefromthe“LEGEND”blockalltreeitems,utilitiesfacilitiesandmailboxreferences,butdoincludeinsaid“LEGEND”blockthesymbolsandtheirdetailsthatareusedintheplatdrawing.Donotincludeautilityprovider’sblock,anowner’sblock,anengineer/surveyorblockandanarchitectblock.Donotincludeanyreferencestouse,densityorzoningonthefinalsubmittalIftheabuttingpropertiesareplatted,notethelotnumbersandplatnameonthedrawingotherwisenotethemas‘Unplatted’.Removethebuildingsetbacklinesfromtheproposedlots.Setbackswillbedeterminedatthetimethatbuildingpermitsareissued.Notetheresearchresourcesontheplatsubmittal.Notealleasements,covenantsandagreementsofrecordontheplatdrawing.TheCityofRenton“APPROVALS”blocksfortheCityofRentonAdministrator,FublicWorksDepartment,theMayor,CityClerkandtheFinanceDirector.ApertinentapprovalblockisalsoneededfortheKingCountyAssessor’sOffice.Frovidesignaturelinesasrequired.Donotmakereferencestodensityandzoninginformationonthefinalplatdrawing.IfthereisaRestrictiveCovenants,Conditions&Restrictionsdocumentforthisplat,thenreferencethesameontheplatdrawingandprovideaspacefortherecordingnumberthereof.Notethatiftherearerestrictivecovenants,agreementsoreasementstoothers(neighboringpropertyowners,etc.)aspartofthissubdivision,theycanberecordedconcurrentlywiththeplat.Theplatdrawingsandtheassociateddocument(s)aretobegiventotheFrojectManagerasapackage.Theplatdocumentwillberecordedfirst(withKingCounty).Therecordingnumber(s)fortheassociatedRan:October06,2015Page1of4 ADVISORYNOTESTOAPPLICANTLUAI4-001280..•Hh1u1t1mhhhh1IIIlih..•••,-..,rCityof•...—pp.—II.PLAN-PlanningReview-LandUseVersion1ISeptember17,2015TechnicalServicesCommentsContact:AmandaAskren425-430-7369Iaaskren@rentonwa.govdocument(s)(saiddocumentsrecordedconcurrentlywith,butfollowingtheplat)needtobereferencedontheplatdrawings.ThereneedstobelanguageregardingtheconveyanceoftheTractsA&Bcreatedbytheplat;pleasecheckwiththeStormWaterUtilitytoseeiftheywillrequirethattheCitybetheownerofTractA’ifnotandifthereistobeaHomeowners’Association(HOA)createdforthisplat,thefollowinglanguageconcerningownershipof“TractA”(StormWater)appliestothisplatandshouldbenotedonthefinalplatdrawingasfollows:Upontherecordingofthisplat,TractAisherebygrantedandconveyedtothePlatofNameofPlatHomeowners‘Association(HOA)foraStormWaterDetentionandManagment.AllnecessarymaintenanceactivitiesforsaidTractwillbetheresponsibilityoftheHOA.IntheeventthattheHOAisdissolvedorotherwisefailstomeetitspropertytaxobligations,asevidencedbynonpaymentofpropertytaxesforaperiodofeighteen(18)months,theneachlotinthisplatshallassumeandhaveanequalandundividedownershipinterestintheTractpreviouslyownedbytheHOAandhavetheattendantfinancialandmaintenanceresponsibilities.Otherwise,usethefollowinglanguageonthefinalplatdrawing:Lots1through9,inclusive,shallhaveanequalandundividedownershipinterestin“TractA”.TheforegoingstatementsaretobeaccompaniedbylanguagedefiningthemaintenanceresponsibilitiesforanyinfrastructurelocatedontheTractservingtheplatorreferencetoaseparaterecordinginstrumentdetailingthesame.SimilarlanguageisrequiredforTract‘B’.PleasediscusswiththeStormWaterUtilityanyotherlanguagerequirementsregardingsurfacewaterBMPsandotherrightsandresponsibilities.Allvestedowner(s)ofthesubjectplat,atthetimeofrecording,needtosignthefinalplat.Forthestreetdedicationprocess,includeacurrenttitlereportnotingthevestedpropertyowner.FireReview-BuildingCommentsContact:CoreyThomasI425-430-7024jcthomas@rentonwa%govRecommendations:EnvironmentalImpactComments:1.Thefireimpactfeesareapplicableattherateof$495.10persinglefamilyunit.Thisfeeispaidattimeofbuildingpermit.Creditwouldbegrantedforthetwoexistinghomes.CodeRelatedComments:1.Thefireflowrequirementforasinglefamilyhomeis1000gpmminimumfordwellingsupto3,600squarefeet(includinggarageandbasements).Ifthedwellingexceeds3,600squarefeet,aminimumof1500gpmfireflowwouldberequired.Aminimumofonefirehydrantisrequiredwithin300feetoftheproposedbuildingsandtwohydrantsifthefireflowgoesupto1500gpm.Existinghydrantsarenotwithin300feetofthefurthestproposeddwelling,soanewhydrantandwatermainisrequired.AwateravailabilitycertificateisrequiredfromCoalCreekUtilityDistrict.2.Firedepartmentapparatusaccessroadwaysarerequiredtobeminimum20feetwidefullypaved,with25feetinsideand45feetoutsideturningradius.Fireaccessroadwaysshallbeconstructedtosupporta30tonvehiclewith75psipointloading.Accessisrequiredwithin150feetofallpointsonthebuildings.Deadendstreetsthatexceed150feetinlengthrequireanapprovedturnaround.PlanningReviewCommentsContactKrisSorensenj425-4306593Iksorensen@rentonwagovRecommendations:Planning:1.RMCsection44030.C.2limitshaulhoursbetween8:30amto3:30pm,MondaythroughFridayunlessotherwiseapprovedbytheDevelopmentServicesDivision.2.Commercial,multifamily,newsinglefamilyandothernonresidentialconstructionactivitiesshallberestrictedtothehoursbetweenseveno’clock(7:00)am.andeighto’clock(8:00)p.m.,MondaythroughFriday.WorkonSaturdaysshallberestrictedtothehoursbetweennineo’clock(9:00)am.andeighto’clock(8:00)p.m.NoworkshallbepermittedonSundays.3.Withinthirty(30)daysofcompletionofgradingwork,theapplicantshallhydroseedorplantanappropriategroundcoveroveranyportionofthesitethatisgradedorclearedofvegetationandwherenofurtherconstructionworkwilloccurwithinninety(90)days.Alternativemeasuressuchasmulch,sodding,orplasticcoveringasspecifiedinthecurrentKingCountySurfaceWaterManagementDesignManualasadoptedbytheCityofRentonmaybeproposedbetweenthedatesofNovember1standMarch31stofeachyear.TheDevelopmentServicesDivision’sapprovalofthisworkisrequiredpriortofinalinspectionandapprovalofthepermit.4.ANationalPermitDischargeEliminationSystem(NPDES)permitisrequiredwhenmorethanoneacreisbeingcleared.5.Theapplicantmaynotfill,excavate,stackorstoreanyequipment,disposeofanymaterials,suppliesorfluids,operateanyequipment,installimpervioussurfaces,orcompacttheearthinanywaywithintheareadefinedbythedriplineofanytreetoberetained.6.Theapplicantshallerectandmaintainsixfoot(6’)highchainlinktemporaryconstructionfencingaroundthedriplinesofallretainedtrees,oralongtheperimeterofastandofretainedtrees.Placardsshallbeplacedonfencingeveryfiftyfeet(50’)indicatingthewords,“NORan:October06,2015Page2of4 ADVISORYNOTESTOAPPLICANTLUA14-001280..•:.:.:..Cityof..‘/.S/,rrt..-.—....-..PLAN-PlanningReview-LandUseVersion1ISeptember17,2015PlanningReviewCommentsContact:KrisSorensenI425-430-6593Iksorensen@rentonwagovTRESPASSING—ProtectedTrees”oroneachsideofthefencingiflessthanfiftyfeet(50’).Siteaccesstoindividuallyprotectedtreesorgroupsoftreesshallbefencedandsigned.Individualtreesshallbefencedonfour(4)sides.Inaddition,theapplicantshallprovidesupervisionwheneverequipmentortrucksaremovingneartrees.EngtneeringReviewCommentsContactRohiniNair4254307298Jrnair@rentonwagovRecommendations:IhavereviewedtheapplicationforDohrnMeadowspreliminaryplatlocatedat3815&3767MontereyPlaceNEandhavethefollowingcomments:EXISTINGCONDITIONSWATERWaterservicewillbeprovidedCoalCreekWaterserviceDistrictSEWERThesitewillbeservedbyCityofRentonsewerservice.STORMThereisnoexistingstormwaterpipeontheMontereyPlacefrontage.STREETSMontereyPlaceNEisacollectorstreetwithexistingrightofwaywidthof60feet.CODEREQUIREMENTSWATER1.AwateravailabilitycertificatefromCoalCreekUtilityDistrictwasprovided.2.ApprovedwaterplansfromCoalCreekUtilityDistrictshouldbeprovidedtotheCityattheutilityconstructionpermitstage.3.NewhydrantsshallbeinstalledperRenton’sfiredepartmentstandardstoprovidetherequiredcoverageofalllots.1.SANITARYSEWERTheprojectproposestogetsewerserviceconnectionfromtheexisting8”diametersewermainonLincolnAveNEviaaneasementontheneighboringparcel(parcel#3345700185).2.8”diametersewermainextensionisproposedthroughthesitetoendatamanholelocatedatthepropertylinebetweenlots8and9.3.Aminimum12feetwidegravel(orpaved)accesspathisrequiredonthesewermainlocatedtothewestsideoflot4tillthesewermanhole.4.AletterisrequiredtobeprovidedfromCoalCreekUtilityDistrictduringutilityconstructionpermitstageconfirmingiftheCoalCreeksewerlatecomerfeeisapplicableornotapplicable.5.Forthisproject,tomeettherequiredseparationbetweenutilitylines,itisallowabletolocatethesewermainintheplanterportionwithinthepublicrightofwaybeforethesidewalkoftheproposedpublicstreet.Thiswillbecontingentontwoconditions—(1)thedryutilitiesshouldbelocatedbackofthesidewalktoproviderequiredseparationwiththesewermain,and(2)treeswillnotbeallowedintheplanterareawiththesewermain.6.Individuallotsaretobeservedbyindividualsidesewers.Thesidesewersshouldnotbelocatedunderdriveways.7.Systemdevelopmentcharge(SDC)feeisapplicableatthetimeofissuanceoftheutilityconstructionpermit.ThecurrentsewerSDCfeefora1”meteris$2,135.SURFACEWATER1.AdrainageplananddrainagereportpreparedbyEncompassEngineeringwasfortheproject.BasedontheCity’sflowcontrolmap,thissitefallswithintheFlowControlDurationStandard,ForestedCondition.AcombineddetentionIwaterqualitypondisproposedtomeetthedetentionandwaterqualityneedsoftheproject.Theproposedfacilitywillbeapublicstormwaterfacility.AppropriateindividuallotstormwaterflowcontrolBMPswillberequiredtobeprovidedbytheproject.Bypassofrunofffromnontargetedsurfacesshallbedescribedinthedrainagereport.Theplanssubmittedduringtheutilityconstructionpermitstageshouldshowthepublicstormwaterpipeslocatedoutsidetheplanterandoutsidethesidewalk.Requiredhorizontalandverticalseparationbetweentheutilitylinesshouldbeprovided.StormwaterpondgeometryshallbeinaccordancewiththeCityadopted2009KingCountySurfaceWaterDesignManual(KCSWDM)andassociatedCityAmendments.StormwaterpondaccessaspertheCityAmendmentsshouldbeprovided.FinalplansanddrainagereportbasedontherequirementsmentionedintheCityofRentonAmendmentstothe2009KingCountySurfaceWaterManualisrequiredtobesubmittedwiththeutilityconstructionpermit.2.Agravel(orpaved)accesspathisrequiredonthewestsideofthestormwaterpondtillthemostnortherncatchbasin.StormwateraccessaspertheCityAmendmentsshouldbeprovided.3.AgeotechnicalreportandanaddendumweresubmittedbyEarthSolutionsNW,LLC.Thereportidentifiesthesitesoilsasloamwithtilldepositsinthevicinityofthesite.4.Thecurrentsurfacewatersystemdevelopmentcharge(SDC)feeis$1350.00pernewlot.FeesarepayablepriortoissuanceoftheconstructionpermitandthefeeratethatiscurrentatthetimeofissuanceoftheutilityconstructionpermitwillbeapplicableandthefeesRan:October06,2015Page3of4 ADVISORYNOTESTOAPPLICANTLUA14-001280.wCltYOfj:PLAN-PlanningReview-LandUseVersion1ISeptember17,2015EngineeringReviewCommentsContact:RohiniNair425-430-7298Irnair@rentonwa.govarepayablepriortoissuanceoftheconstructionpermit.5.AConstructionStormwaterGeneralPermitfromDepartmentofEcologyisrequiredforprojectsthathaveclearingandgradingexceedingoneacre.TRANSPORTATION/STREET1.Paymentoftransportationimpactfeeisapplicableonthesinglefamilyhouses.Thecurrenttransportationimpactfeerateis$2214.44pernewlot.Thetransportationimpactfeethatiscurrentatthetimeofbuildingpermitwillbelevied.Paymentofthetransportationimpactfeeisdueatthetimeofissuanceofthesinglefamilybuildingpermits.2.MontereyPlaceNEisacollectorstreetwithexistingrightofwaywidthof60feet.MontereyPlaceNEisaCollectorStreet.Theavailablerightofway(ROW)widthonthisstreetis60feet.TheproposedMontereyPlaceNEhalfstreetsectionshowsa11feetwidetravellane,5feetwidebikelane,0.5footwidecurb,8feetwidelandscapedplanterstrip,and5feetwidesidewalk,and0.5footwideclearwidthbackofsidewalk,locatedwithintherightofway.A1feetwideclearwidthisrequiredbackofthesidewalk(aswaspreviouslymentionedinthepreapplicationcommentsfortheproject).A0.5footwideROWdedicationwillbeapplicableontheMontereyPlaceNEfrontage.Amodificationrequestwillberequiredtobeprovidedbythedevelopertoprovidethe5feetwidesidewalkinsteadofthecoderequired8feetwidth.Staffrecommendssupportofthe5feetwidesidewalkwidthtobeconsistentwiththeexistingsidewalkalongthecorridor.Additionalpavementwidening(subjecttosurvey)isrequiredtoprovidetheproposed5feetwidebikelane.Sawcutattheexistingfoglineandconstructthebikelanetoensurethatstandardpavementthicknessisprovidedunderthebikelane.RestripingofMontereyPlaceNEfrontageisalsoapplicable.3.Alimitedaccessresidentialstreetwith20feetpavedwidthisproposedastheinternalsiteaccess.0.5feetwidecurb,8feetwidelandscapedplanter,and5feetwidesidewalkarealsoshownonbothsidesofthestreet.Ahammerheadturnaroundisproposedatthedeadendoftheinternalaccessstreet.Thehammerheadturnaroundshouldmeetwithfiredepartmentrequirementsalso.Parkingisnotallowedonstreetswith20feetorlesspavedwidth.4.AdequatesightdistanceshouldbeprovidedattheintersectionoftheproposednewstreetwithMontereyPlaceNE.5.NolotisproposedtogaindirectaccessfromMontereyPlaceNE.TheindividualdrivewaysshallbeasperRMC44060.6.PavingandtrenchrestorationaspertheCity’sStandardTrenchRestorationandPavementOverlayStandardswillbeapplicableforanyutilityworkoranypavementcutworkinthepublicstreet.7.StreetlightingasperCitystandardsisrequiredontheinternalaccessroad.StreetlightingisnotrequiredonMontereyPlaceNEfrontageduetotheexistingoverheadpowerlinesandtransformer.Streetlightingplansshouldbeincludedwiththecivilplansubmittal.8.SidewalksandrampsshallbeADAcompliant.GENERALCOMMENTS1.Allconstructionutilitypermitsfordrainageandstreetimprovementswillrequireseparateplansubmittals.AllutilityplansshallconformtotheRentonDraftingStandards.AlicensedCivilEngineershallpreparethecivilplans.2.Rockeriesorretainingwallsgreaterthan4feetinheightwillberequireaseparatebuildingpermit.Structuralcalculationsandplansshallbesubmittedforreviewbyalicensedengineer.SpecialInspectionisrequired.3.Atreeremovalandtreeretention/protectionplanandaseparatelandscapeplanshallbeincludedwiththecivilplansubmittal.Ran:October06,2015Page4of4 FXHIBIT18LincolnAvNEfromNE44thStreeteasttothecitylimitsWithconcurrencefromBobMahnandJimSeitzonJuly25,2013TwoJanestreetwithbikelanes,8footplantingstrip,Sfootsidewalkand1footclearanceatbackofsidewalk.Pavementwidth,with11footlanesandSfootbikeJanewouldbe32feet.Totalrowrequiredwouldbe60feet1with60feetofexistipgjpyJnmostlocations.Evenwiththisconcept,wewillneedsurveyandfollow-updiscussiononeachsitedevelopmenttodeterminewheretoactuallyinstallthenewcurbrelativetoexistingpavement.Wemayhavelocationswheretheexistingpavementisoutsideofexistingrow1whichwillmakeittrickytotheninstallaplantingstripandnewsidewalkwithoutsubstantialrowdedication.Jimandtconcurwithyourrecommendationof32feetfortheroadwaywidthonLincolnAveNE.A32-footroadwaywidthwithan8-footplantingstrip,5-footsidewalk,andonefootbehindthesidewalkoneachsideoftheroadwaywouldresultinatotalROWwidthof60feet(ratherthanthe58feetnotedbelowinyoure-mail).WealsoagreethattheremaybelocationswheretheexistingpavementisoutsideoftheexistingROW,whichwillrequireROWdedicationtoinstalltherecommendedstreetsection.BobMahnTransportation,PlanningX-7322From:NeilR.WattsSent:Wednesday,July24,201312:19PMTo:JimSeitz;BobMahn;KayrenK.KittrickCc:JanlIlian;RohiniNairSubject:Anotherarterialdesignrequest-LincolnAvNESorryguys,seemslikewearebuildingoneverystreetinthecitythisyear.Thisoneistrickytoinstall,regardlessofthecross-sectiondesignbecausetheexistingpavementissofaronthenorth/eastsideoftheexistingrow.SoforLincotnAv/MontereyPtNEfromNE43Standonwardsouth/easttothecitylimits.Recommendationisfortwolanestreetwithbikelanes,8footplantingstrip,5footsidewalkandIfootclearanceatbackofsidewalk.Pavementwidth,with11footlanesand5footbikelanewouldbe32feet.Totalrowrequiredwouldbe58feet,whichisexceededalreadyinmostplaceswith60feetofexistingrow.Evenwiththisconcept,wewillneedsurveyandfollow-updiscussiononeachsitedevelopmenttodeterminewheretoactuallyinstallthenewcurbrelativetoexistingpavement.Wemayhavelocationswheretheexistingpavementisoutsideofexistingrow,whichwillmakeittrickytotheninstallaplantingstripandnewsidewalkwithoutsubstantialrowdedication.NeilJanForpurposesofthepre-constructioncommentsfortheprojectatNE43tdandLincoln,ourcommentsshouldsaythisisstillunderreview,butourbestguessatthispointisnewcurbandgutter16feetfromcenterlineofexistingpavement,8footplantingstrip,Sfootsidewalk,1footclearanceatbackofsidewalk.Dependingonsurveyinformation,additionalrowdedicationmayberequiredtoaccommodatetheserequiredstreetimprovements.The43frontageiscommercial,non-arterial—thisonemaybeachallengebecauseofadjacentwetlandissues. EXHIBIT20CI?)WATERAVAILABILITYCERTIFICATETht,certi1IcteprovidetheDeprtmentofCommunitjDevelopmentwithInformatIonnecessarijtoevaluatedeoelopmeatpropooala.DonotwriteinthisboxNumberNametElBuilduigPermitcShortSubdivisionPreliminaryPlatorPUDRezoneorotherAPPliCANTSNAME:Encompass-DohrnMeadowsPROPOSEDUSE:PreliminaryPIat-9LotsLOCATION:3815&3767MontereyPlaceTaxLots#334570-0181/0182(Attclimp&letdescrtptiont(neceosarj)WATERPURVEYORINFORMATION:1A.CWaterservicewillbeprovidedbyserviceconnectiononlytoanexisting__________sizewatermain________ __feetfromthesite.ORB.IIIWaterservicewillrequireanimprovementtothewatersystemof:(1)feetofwatermaintoreachthewatersystemof;(2)theconstructionofadistributionsystemonthesite;and/or(3)other-seeattacheddescriptionExtensionofmaininMontereyPlacetoNEpropertycorner.ThewatersystemimprovementisinconformancewithaDistrictapprovedwatercomprehensiveplan.Thewatersystemimprovementwillrequireawatercomprehensiveplanamendment.3A.c:iTheproposedprojectiswithinthecorporatelimitsofthedistrict,orhasbeengrantedBoundaryReviewBoardapprovalforextensionofserviceoutsidethedistrictorcity.AnnexationorBRBapprovalwillbenecessarytoprovideservice.AportionofthepropertyIsoutsidetheDistrictwaterserviceareaandcorporateboundary.4A.tjWateris/orwillbeavailableattherateofflowanddurationIndicatedbelowatnolessthan2Opslmeasuredatthenearestfirehydrantonsitefromthebuilding/property(orasmarkedontheattachedmap):RateoffIoycilessthan500gpm(approx.gpm)i::500to999gpm1,000gpmormorei::fiotestofgpmc:A.calculationofgpm(CommercialBuildingPermitsrequireflowtestorcalculation)CoalCreekUtilityDistrictAgencyNameODerationsManaaer2A.iDurationDCEXClessthan1hour1hourto2hours2hoursormoreotherORWaterapplicationrequiredforallB.CWatersystemisn’tcapableofprovidingfireflow.COMMENTS/CONDITIONSGeneralFacilityChargeof$5000perlot;MeterandSeattlePublicUtilitiesChargesdependingonmetersize;DeveloperExtensionRequitedIhereIjcertIfjthattheobovewateragencyinformationIstrue.ThiscertificationshallLevalidforoneijearfromthedoteofsi6nature.TitleToddHynekSignatoryName(Print);:;;:j;;:_t.1./,Date‘Signature-Note:Allconditionssubjecttochange-c_s:?---:° EdulogWebQueryPage1of1WebQueryEXHIBIT21UserInformation:Address:3815MONTEREYPLNEEcHtUserInformationGrade:Program:SelectaSchool:SchoolNameHAZELWOODES2016PROPOSEDNEWMIDDLESCHOOLMCKNIGHTMSMEADOWCRESTEARLYEDUCATIONHAZENHSSECONDARYLEARNINGCENTER©EducationLogistics,Inc.http://busroutes.rentonschoo1s.us/edu1o/webauerv/WehOiiwPSchoolSchoolSchoolWebEligibility...GradesCodeMapSiteDescription..0102030405K2K2AHAZfliEligibleK2P,K2X,KA,KD,KP2O16NEWrnnEligible06,07,08MCKrnnEligible06,07,08MCEfli?EligibleP3,P4,PA,PD,PP,PSHHSrnQEligible09,10,11,12,GDSLCEligible07,08,09,10,11,12,GD1nmi/’ni EXHIBIT22KrisSorensenFrom:RandyMatheson<randy.matheson@rentonschools.us>Sent:Friday,October10,20147:30AMTo:SabrinaMiranteCc:KrisSorensenSubject:RE:CityofRentonNoticeofPreliminaryPlat-DorhnMeadowsPreliminaryPlat,LUA14-001280,ECF,PPHiSabrina,Thanksformakingthisaneasier,onHneprocess.respondedtothisinanearlieremail,butfailedtoscrolldownandseetheformrequest.I’monboardnowandwillrespondtothesereuestsusingtheform.RandyMatheson,ExecutiveDirector,CommunityRelationsRentonSchoolDstrictI300SW7thStreet,RentonWA98057425204.2345I________rfrandy.matheson@rentonschoois.usIwww.rentonschools.usL..•.4::!?rIt2flFrom:SabrinaMirante[mailto:SMirante@Rentonwa.gov]Sent:Thursday,October9,20144:07PMTo:RandyMathesonCc:KrisSorensenSubject:CityofRentonNoticeofPreliminaryPlat-DorhnMeadowsPreliminaryPlat,LUA14-001280,ECF,PPRandyMatheson,CommunityRelationsRentonSchoolDistrict300SW7thRenton,WA98057Subject:DohrnMeadowsPreliminaryPlatLUA14-001280,ECF,PPTheCityofRenton’sDepartmentofCommunityandEconomicDevelopment(CED)hasreceivedanapplicationforatypeofprojectlocatedat3815&3767MontereyP1.NE,Renton,WA.October9,2014ofSS,.•‘•‘rf,+.I•j’i.‘.....,...1 PleaseseetheenclosedNoticeofApplicationforfurtherdetails.Inordertoprocessthisapplication,CEDneedstoknowwhichRentonschoolswouldbeattendedbychildrenlivinginresidencesatthelocationindicatedabove.Pleasefillintheappropriateschoolsonthelistbelowandreturnthisnoticetomyattention,CityofRenton,CED,PlanningDivision,1055SouthGradyWay,Renton,Washington98057orfaxto(425)430-7300,byOctober24,2014ElementarySchool:Haz&woodElementaryMiddleSchool:McKnightMiddleSchool(In201%,thenewmiddleschoolassignmentforbothoftheseaddresseswillbetheinthenorthernendofthedstrktinNewcastle.)HighSchool:HazenHighSchoolWilltheschoolsyouhaveindicatedbeabletohandletheimpactoftheadditionalstudentsestimatedtocomefromtheproposeddevelopment?YesYes,for9residentiallotsNo_______AnyComments:_______________________________________________________Thankyouforprovidingthisimportantinformation.lfyouhaveanyquestionsregardingthisproject,pleasecontactmeat(425)430-6593.Sincerely,KrisSorensenAssociatePlannerSa6rinaYVirante,P1znniigSecretaryCityofRentonCEDPlanningDivision1055SGradyWayI6thFloorIRenton,WA98057Phone:425.430.6578IFax:425.430.7300I•srnIrante@rentonwa.gov——+-—-j.—,,..—--(IS.!2 CDentsLawMayorSeptember24,2015WashingtonStateDepartmentofEcologyEnvironmentalReviewSectionP0Box47703Olympia,WA98504-7703EXHIBIT23Community&EconomicDevelopmentDepartmentC.E.”Chip”Vincent,AdministratorSubject:ENVIRONMENTAL(SEPA)THRESHOLDDETERMINATIONTransmittedherewithisacopyoftheEnvironmentalDeterminationforthefollowingprojectreviewedbytheEnvironmentalReviewCommittee(ERC)onSeptember21,2015:SEPADETERMINATION:PROJECTNAME:PROJECTNUMBER:DeterminationofNon-SignificanceMitigated(DNSM)DohrnMeadowsPreliminaryPlatLUA14-001280ECF,PPAppealsoftheenvironmentaldeterminationmustbefiledinwritingonorbefore5:00p.m.onOctober9,2015,togetherwiththerequiredfeewith:HearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.AppealstotheExamineraregovernedbyRMC4-8-110andinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,(425)430-6510.PleaserefertotheenclosedNoticeofEnvironmentalDeterminationforcompletedetails.Ifyouhavequestions,pleasecallmeat(425)430-6593.FortheEnvironmentalReviewCommittee,fbKrisSorensenAssistantPlannerEnclosurecc:KingCountyWastewaterTreatmentDivisionBoydPowers,DepartmentofNaturalResourcesKarenWalter,Fisheries,MuckleshootIndianTribeMelissaCalvert,MuckleshootCulturalResourcesProgramGretchenKaehler,OfficeofArchaeology&HistoricPreservationRaminPazooki,WSDOT,NWRegionLarryFisher,WDFWDuwamishTribalOfficeusArmyCorp.ofEngineersRentonCityHall1055SouthGradyWay.Renton,Washington98057.rentonwa.gov joN;sjEcJzDEVELOPMENTENVIRONMENTAL(SEPA)DETERMINATIONOFNON-SIGNIFICANCE-MITIGATED(DNS-M)PROJECTNUMBER:LUA14-001280ECF,PPAPPLICANT:JoePruss;CivicDevelopment;18211240thAveSE;MapleValleyWA98038PROJECTNAME:DohrnMeadowsPreliminaryPlatPROJECTDESCRIPTION:TheapplicantisrequestingHearingExaminerPreliminaryPlatreviewandEnvironmental(SEPA)reviewfora9-lotsinglefamilyresidentialsubdivision.The89,819squarefoot(2.06-acre)siteisacombinationoftwoparcelslocatedat3815and3767MontereyP1NEwithintheResidential-8(R8)zoneandKennydaleCommunityPlanningArea.Proposedsingle-familylotsizesrangefromapproximately5,201squarefeetto8,270squarefeet.Twoexistingsinglefamilyhomes,oneoneachparcel,wouldbedemolished.Approximately15,028squarefeetisproposedtobededicatedforanewpublicstreet.Twotractsareproposed,oneforthesubdivisionstormwaterfacilityatapproximately9,404squarefeetinthenorthwestcornerofthesiteandtheothertractwouldbea14,213square-footcriticalareastractcontaining5,087squarefeetofaCategory2wetlandinthesouthwestcornerofthesite.Theproposalhasanetdensityof5.63dwellingunitspernetacre.Steepslopesarelocatedonthesite.Eighttreesarelocatedinthecriticalareastractandwouldberetained.Approximately60newtreeswouldbeaddedtothesite.Theprojectwouldresultinapproximately4,500cubicyardsofexcavationforsitegradingandroadandplatconstructionandfillwouldberequiredforfuturehomebuildingpads.Streetfrontageimprovementswould.beprovidedalongMontereyP1NE.Anewinternaldead-endroadisproposedwithcurb,gutterandsidewalkthatwouldprovideaccesstothelotswithaconnectiontoMontereyP1NE.Theapplicantsubmittedadrainagereport,geotechnicalreport,wetlandsreconnaissance,environmentalchecklist,andatreeinventoryandretentionplan.PROJECTLOCATION:3815&3767MontereyP1NELEADAGENCY:CityofRentonEnvironmentalReviewCommitteeDepartmentofCommunity&EconomicDevelopmentTheCityofRentonEnvironmentalReviewCommitteehasdeterminedthatitdoesnothaveaprobablesignificantadverseimpactontheenvironment.AnEnvironmentalImpactStatement(ElS)isnotrequiredunderRCW43.21C.030(2)(c).ConditionswereimposedasmitigationmeasuresbytheEnvironmentalReviewCommitteeundertheirauthorityofSection4-9-070DRentonMunicipalCode.Theseconditionsarenecessarytomitigateenvironmentalimpactsidentifiedduringtheenvironmentalreviewprocess.Becauseotheragenciesofjurisdictionmaybeinvolved,theleadagencywillnotactonthisproposalforfourteen(14)days.Appealsoftheenvironmentaldeterminationmustbefiledinwritingonorbefore5:00p.m.onOctober9,2015.Appealsmustbefiledinwritingtogetherwiththerequiredfeewith:HearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.AppealstotheExamineraregovernedbyRMC4-8-110andmoreinformationmaybeobtainedfromtheRentonCityClerk’sOffice,(425)430-6510.DohrnMeadowsPreliminaryPlat,LUA14-001280,ECF,PP DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTJI1L©JI1‘PUBLICATIONDATE:September25,2015DATEOFDECISION:,SEPTEMBER21,2015SIGNATURES:ec4/ï///fGreggZimme/an,AinistratorMarkPeterson,AdministratorPublicWorksDpar(mentDateFire&EmergencyServicesDate,qJi)b?/zt(tTerryHigashiyama,AdministratorC.E.“Chip”Vincent,AdministrtorCommunityServicesDepartmentDateDepartmentofCommunity&DateEconomicDevelopmentDohrnMeadowsPreliminaryPlat,LUA14-001280,ECF,PP (C...CITYOFANDECONOMICDEVELOPMENTRfltOflDETERMINATIONOFNON-SIGNIFICANCE-MITIGATED(DNSM)MITIGATIONMEASURESANDADVISORYNOTESPROJECTNUMBER:LUA14-001280,ECF,PPAPPLICANT:JoePruss;CivicDevelopment;18211240thaveSE;MapleValleyWA98038PROJECTNAME:DohrnMeadowsPreliminaryPlatPROJECTDESCRIPTION:TheapplicantisrequestingHearingExaminerPreliminaryPlatreviewandEnvironmental(SEPA)reviewfora9-lotsinglefamilyresidentialsubdivision.The89,819squarefoot(2.06-acre)siteisacombinationoftwoparcelslocatedat3815and3767MontereyP1NEwithintheResidential-8(R-8)zoneandKennydaleCommunityPlanningArea.Proposedsingle-familylotsizesrangefromapproximately5,201squarefeetto8,270squarefeet.Twoexistingsinglefamilyhomes,oneoneachparcel,wouldbedemolished.Approximately15,028squarefeetisproposedtobededicatedforanewpublicstreet.Twotractsareproposed,oneforthesubdivisionstormwaterfacilityatapproximately9,404squarefeetinthenorthwestcornerofthesiteandtheothertractwouldbea14,213square-footcriticalareastractcontaining5,087squarefeetofaCategory2wetlandinthesouthwestcornerofthesite.Theproposalhasanetdensityof5.63dwellingunitspernetacre.Steepslopesarelocatedonthesite.Eighttreesarelocatedinthecriticalareastractandwouldberetained.Approximately60newtreeswouldbeaddedtothesite.Theprojectwouldresultinapproximately4,500cubicyardsofexcavationforsitegradingandroadandplatconstructionandfillwouldberequiredforfuturehomebuildingpads.StreetfrontageimprovementswouldbeprovidedalongMontereyP1NE.Anewinternaldead-endroadisproposedwithcurb,gutterandsidewalkthatwouldprovideaccesstothelotswithaconnectiontoMontereyP1NE.Theapplicantsubmittedadrainagereport,geotechnicalreport,wetlandsreconnaissance,environmentalchecklist,andatreeinventoryandretentionplan..PROJECTLOCATION:3815&3767MontereyP1NELEADAGENCY:TheCityofRentonDepartmentofCommunity&EconomicDevelopmentPlanningDivisionMITIGATIONMEASURES:1.TheapplicantshallberequiredtocomplywiththerecommendationsincludedintheGeotechnicalEvaluation,EarthSolutionsNWLLC,datedSeptember18,2014andAddendumtotheGeotechnicalEvaluationpreparedbyEarthSolutions,NWLLCdatedMarch2,2015,forthedurationofclearing,grading,siteandbuildingconstruction. ADIVISORYNOTES:Thefollowingnotesaresupplementalinformationprovidedinconjunctionwiththeadministrativelanduseaction.Becausethesenotesareprovidedasinformationonly,theyarenotsubjecttotheappealprocessforthelanduseactions.PLAN-PlanningReview-LandUseVersion2ISeptember17,2015PlanningReviewCommentsContact:KrisSorensent425-430-6593ksorensen@rentonwa.govonholdlettersent12/18/14.FireReview-BuildingCommentsContact:CoreyThomas425-430-7024Icthomas@rentonwa.govRecommendations:EnvironmentalImpactComments:1.Thefireimpactfeesareapplicableattherateof$479.28persinglefamilyunit.Thisfeeispaidattimeofbuildingpermit.Creditwouldbegrantedforthetwoexistinghomes.CodeRelatedComments:1.Thefireflowrequirementforasinglefamilyhomeis1,000gpmminimumfordwellingsupto3,600squarefeet(includinggarageandbasements).Ifthedwellingexceeds3,600squarefeet,aminimumof1,500gpmfireflowwouldberequired.Aminimumofonefirehydrantisrequiredwithin300feetoftheproposedbuildingsandtwohydrantsifthefireflowgoesupto1,500gpm.Existinghydrantsarenotwithin300feetofthefurthestproposeddwelling,soanewhydrantandwatermainisrequired.AwateravailabilitycertificateisrequiredfromCoalCreekUtilityDistrict.2.Firedepartmentapparatusaccessroadwaysarerequiredtobeminimum20feetwidefullypaved,with25feetinsideand45feetoutsideturningradius.Fireaccessroadwaysshallbeconstructedtosupporta30tonvehiclewith322psipointloading.Accessisrequiredwithin150feetofallpointsonthebuildings.Deadendstreetsthatexceed150feetinlengthrequireanapprovedturnaround,proposedhammerheadturnaroundisacceptable.TechnicalServicescommentsContact:BobMacOniet425-430-73691bmaconie@rentonwa.govRecommendations:PreliminaryPlat:BobMacOnie10/21/2014NotetheCityofRentonlanduseactionnumberandlandrecordnumber,LUA14001280andLND100518,respectively,onthefinalplatsubmittal.Thetypesizeusedforthelandrecordnumbershouldbesmallerthanthatusedforthelanduseactionnumber.Pleasenotethatthelanduseactionnumberprovidedwillchangewhenthissubdivisionchangesfrompreliminarytofinalplatstatus.ShowtwotiestotheCityofRentonSurveyControlNetwork.Thegeometrywillbecheckedbythecitywhenthetieshavebeenprovided.Providesufficientinformationtodeterminehowtheplatboundarywasestablished.Includeastatementofequipmentandproceduresused,perWAC32130100.Notethedatetheexistingcitymonumentswerevisitedandwhatwasfound,perWAC332130150.Providelotclosurecalculations.Indicatewhathasbeen,oristobe,setatthecornersoftheproposedlots.Notediscrepanciesbetweenbearingsanddistancesofrecordandthosemeasuredorcalculated,ifany.ERCMitigationMeasuresandAdvisoryNotesPage2of8 IThelotaddresseswillbeprovidedbythecityassoonaspossible.Notesaidaddressesandthestreetnameontheplatdrawing.Onthefinalplatsubmittal,removeallreferencespertainingtoutilitiesfacilities,trees,concrete,gravel,decksandotheritemsnotdirectlyimpactingthesubdivision.Theseitemsareprovidedonlyforpreliminaryplatapproval.Donoteencroachments.Removefromthe‘LEGEND”blockalltreeitems,utilitiesfacilitiesandmailboxreferences,butdoincludeinsaid“LEGEND”blockthesymbolsandtheirdetailsthatareusedintheplatdrawing.Donotincludeautilityprovider’sblock,anowner’sblock,anengineer/surveyorblockandanarchitectblock.Donotincludeanyreferencestouse,densityorzoningonthefinalsubmittallftheabuttingpropertiesareplatted,notethelotnumbersandplatnameonthedrawingotherwisenotethemas‘Unplatted’.PLAN-PlanningReview-LandUseVersion2ISeptember17,2015TechnicalSeriicesCommentsContact:BobMacOnieI425-430-73691bmaconie@rentonwa.govRemovethebuildingsetbacklinesfromtheproposedlots.Setbackswillbedeterminedatthetimethatbuildingpermitsareissued.Notetheresearchresourcesontheplatsubmittal.Notealleasements,covenantsandagreementsofrecordontheplatdrawing.TheCityofRenton“APPROVALS”blocksfortheCityofRentonAdministrator,PublicWorksDepartment,theMayor,CityClerkandtheFinanceDirector.ApertinentapprovalblockisalsoneededfortheKingCountyAssessor’sOffice.Providesignaturelinesasrequired.Donotmakereferencestodensityandzoninginformationonthefinalplatdrawing.IfthereisaRestrictiveCovenants,Conditions&Restrictionsdocumentforthisplat,thenreferencethesameontheplatdrawingandprovideaspacefortherecordingnumberthereof.Notethatiftherearerestrictivecovenants,agreementsoreasementstoothers(neighboringpropertyowners,etc.)aspartofthissubdivision,theycanberecordedconcurrentlywiththeplat.Theplatdrawingsandtheassociateddocument(s)aretobegiventotheProjectManagerasapackage.Theplatdocumentwillberecordedfirst(withKingCounty).Therecordingnumber(s)fortheassociateddocument(s)(saiddocumentsrecordedconcurrentlywith,butfollowingtheplat)needtobereferencedontheplatdrawings.ThereneedstobelanguageregardingtheconveyanceoftheTractsA&Bcreatedbytheplat;pleasecheckwiththeStormWaterUtilitytoseeiftheywillrequirethattheCitybetheownerofTract‘A’ifnotandifthereistobeaHomeowners’Association(HOA)createdforthisplat,thefollowinglanguageconcerningownershipof“TractA”(StormWater)appliestothisplatandshouldbenotedonthefinalplatdrawingasfollows:Upontherecordingofthisplat,TractAisherebygrantedandconveyedtothePlatofNameofPlatHomeowners’Association(HOA)foraStormWaterDetentionandManagment.AllnecessarymaintenanceactivitiesforsaidTractwillbetheresponsibilityoftheHOA.IntheeventthattheHOAisdissolvedorotherwisefailstomeetitspropertytaxobligations,asevidencedbynonpaymentofERCMitigationMeasuresandAdvisoryNotesPage3of8 t:Cpropertytaxesforaperiodofeighteen(1$)months,theneachlotinthisplatshallassumeandhaveanequalandundividedownershipinterestintheTractpreviouslyownedbytheHOAandhavetheattendantfinancialandmaintenanceresponsibilities.Otherwise,usethefollowinglanguageonthefinalplatdrawing:Lots1through9,inclusive,shallhaveanequalandundividedownershipinterestin“TractA”.TheforegoingstatementsaretobeaccompaniedbylanguagedefiningthemaintenanceresponsibilitiesforanyinfrastructurelocatedontheTractservingtheplatorreferencetoaseparaterecordinginstrumentdetailingthesame.SimilarlanguageisrequiredforTract‘B’.PleasediscusswiththeStormWaterUtilityanyotherlanguagerequirementsregardingsurfacewaterBMPsandotherrightsandresponsibilities.Allvestedowner(s)ofthesubjectplat,atthetimeofrecording,needtosignthefinalplat.Forthestreetdedicationprocess,includeacurrenttitlereportnotingthevestedpropertyowner.PolicePlanReviewCommentsContact:CyndieParksI425-430-7521fcparks@rentonwa.govRecommendations:Minimalimpactonpoliceservices.PLAN-PlanningReview-LandUseVersion1September17,2015TechnicalServicesCommentsContact:AmandaAskrenI425-430-736gjaaskren@rentonwa.govRecommendations:TechnicalServicesAmandaAskren9/3/15fromBobMacOnie’spreviouscommentsForFinalPlatPreparation:NotetheCityofRentonlanduseactionnumberandlandrecordnumber,LUA14001280andLND100518,respectively,onthefinalplatsubmittal.Thetypesizeusedforthelandrecordnumbershouldbesmallerthanthatusedforthelanduseactionnumber.Pleasenotethatthelanduseactionnumberprovidedwillchangewhenthissubdivisionchangesfrompreliminarytofinalplatstatus.ShowtwotiestotheCityofRentonSurveyControlNetwork.Thegeometrywillbecheckedbythecitywhenthetieshavebeenprovided.Providesufficientinformationtodeterminehowtheplatboundarywasestablished.Includeastatementofequipmentandproceduresused,perWAC32130100.Notethedatetheexistingcitymonumentswerevisitedandwhatwasfound,perWAC332130150.Providelotclosurecalculations.Indicatewhathasbeen,oristobe,setatthecornersoftheproposedlots.Notediscrepanciesbetweenbearingsanddistancesofrecordandthosemeasuredorcalculated,ifany.Thelotaddresseswillbeprovidedbythecityassoonaspossible.Notesaidaddressesandthestreetnameontheplatdrawing.Onthefinalplatsubmittal,removeallreferencespertainingtoutilitiesfacilities,trees,concrete,gravel,decksandotheritemsnotdirectlyimpactingthesubdivision.Theseitemsareprovidedonlyforpreliminaryplatapproval.Donoteencroachments.Removefromthe“LEGEND”blockalltreeitems,utilitiesfacilitiesandmailboxreferences,butdoincludeinsaid“LEGEND”blockthesymbolsandtheirdetailsthatareusedintheplatdrawing.ERCMitigationMeasuresandAdvisoryNotesPage4of8 tDonotincludeautilityprovider’sblock,anowner’sblock,anengineer/surveyorblockandanarchitectblock.Donotincludeanyreferencestouse,densityorzoningonthefinalsubmittalIftheabuttingpropertiesareplatted,notethelotnumbersandplatnameonthedrawingotherwisenotethemas‘Unplatted’.Removethebuildingsetbacklinesfromtheproposedlots.Setbackswillbedeterminedatthetimethatbuildingpermitsareissued.Notetheresearchresourcesontheplatsubmittal.Notealleasements,covenantsandagreementsofrecordontheplatdrawing.TheCityofRenton“APPROVALS”blocksfortheCityofRentonAdministrator,PublicWorksDepartment,theMayor,CityClerkandtheFinanceDirector.ApertinentapprovalblockisalsoneededfortheKingCountyAssessor’sOffice.Providesignaturelinesasrequired.Donotmakereferencestodensityandzoninginformationonthefinalplatdrawing.IfthereisaRestrictiveCovenants,Conditions&Restrictionsdocumentforthisplat,thenreferencethesameontheplatdrawingandprovideaspacefortherecordingnumberthereof.Notethatiftherearerestrictivecovenants,agreementsoreasementstoothers(neighboringpropertyowners,etc.)aspartofthissubdivision,theycanberecordedconcurrentlywiththeplat.Theplatdrawingsandtheassociateddocument(s)aretobegiventotheProjectManagerasapackage.Theplatdocumentwillberecordedfirst(withKingCounty).Therecordingnumber(s)fortheassociateddocument(s)(saiddocumentsrecordedconcurrentlywith,butfollowingtheplat)needtobereferencedontheplatdrawings.ThereneedstobelanguageregardingtheconveyanceoftheTractsA&Bcreatedbytheplat;pleasecheckwiththeStormWaterUtilitytoseeiftheywillrequirethattheCitybetheownerofTract‘A’ifnotandifthereistobeaHomeowners’Association(HOA)createdforthisplat,thefollowinglanguageconcerningownershipof“TractA”(StormWater)appliestothisplatandshouldbenotedonthefinalplatdrawingasfollows:Upontherecordingofthisplat,TractAisherebygrantedandconveyedtothePlatofNameofPlatHomeowners’Association(HOA)foraStormWaterDetentionandManagment.AllnecessarymaintenanceactivitiesforsaidTractwillbetheresponsibilityoftheHOA.IntheeventthattheHOAisdissolvedorotherwisefailstomeetitspropertytaxobligations,asevidencedbynonpaymentofpropertytaxesforaperiodofeighteen(18)months,theneachlotinthisplatshallassumeandhaveanequalandundividedownershipinterestintheTractpreviouslyownedbytheHOAandhavetheattendantfinancialandmaintenanceresponsibilities.Otherwise,usethefollowinglanguageonthefinalplatdrawing:Lots1through9,inclusive,shallhaveanequalandundividedownershipinterestin“TractA”.TheforegoingstatementsaretobeaccompaniedbylanguagedefiningthemaintenanceresponsibilitiesforanyinfrastructurelocatedontheTractservingtheplatorreferencetoaseparaterecordinginstrumentdetailingthesame.SimilarlanguageisrequiredforTract‘B’.PleasediscusswiththeStormWaterUtilityanyotherlanguagerequirementsregardingsurfacewaterBMPsandotherrightsandresponsibilities.Allvestedowner(s)ofthesubjectplat,atthetimeofrecording,needtosignthefinalplat.Forthestreetdedicationprocess,includeacurrenttitlereportnotingthevestedpropertyowner.ERCMitigationMeasuresandAdvisoryNotesPage5of8 ((FireReview-BuildingCommentsContact:CoreyThomasi425-430-7024tcthomas@rentonwa.govRecommendations:EnvironmentalImpactComments:1.Thefireimpactfeesareapplicableattherateof$495.10persinglefamilyunit.Thisfeeispaidattimeofbuildingpermit.Creditwouldbegrantedforthetwoexistinghomes.CodeRelatedComments:1.Thefireflowrequirementforasinglefamilyhomeis1,000gpmminimumfordwellingsupto3,600squarefeet(includinggarageandbasements).lfthedwellingexceeds3,600squarefeet,aminimumof1,500gpmfireflowwouldberequired.Aminimumofonefirehydrantisrequiredwithin300feetoftheproposedbuildingsandtwohydrantsifthefireflowgoesupto1,500gpm.Existinghydrantsarenotwithin300feetofthefurthestproposeddwelling,soanewhydrantandwatermainisrequired.AwateravailabilitycertificateisrequiredfromCoalCreekUtilityDistrict.2.Firedepartmentapparatusaccessroadwaysarerequiredtobeminimum20feetwidefullypaved,with25feetinsideand45feetoutsideturningradius.Fireaccessroadwaysshallbeconstructedtosupporta30tonvehiclewith75psipointloading.Accessisrequiredwithin150feetofallpointsonthebuildings.Deadendstreetsthatexceed150feetinlengthrequireanapprovedturnaround.PlanningReviewCommentsContact:KrisSorensenI425-430-6593Iksorensen@rentonwa.govRecommendations:Planning:1.RMCsection44030.C.2limitshaulhoursbetween8:30amto3:30pm,MondaythroughFridayunlessotherwiseapprovedbytheDevelopmentServicesDivision.2.Commercial,multifamily,newsinglefamilyandothernonresidentialconstructionactivitiesshallberestrictedtothehoursbetweenseveno’clock(7:00)a.m.andeighto’clock(8:00)p.m.,MondaythroughFriday.WorkonSaturdaysshallberestrictedtothehoursbetweennineo’clock(9:00)a.m.andeighto’clock(8:00)p.m.NoworkshallbepermittedonSundays.3.Withinthirty(30)daysofcompletionofgradingwork,theapplicantshallhydroseedorplantanappropriategroundcoveroveranyportionofthesitethatisgradedorclearedofvegetationandwherenofurtherconstructionworkwilloccurwithinninety(90)days.Alternativemeasuressuchasmulch,sodding,orplasticcoveringasspecifiedinthecurrentKingCountySurfaceWaterManagementDesignManualasadoptedbytheCityofRentonmaybeproposedbetweenthedatesofNovember1standMarch31stofeachyear.TheDevelopmentServicesDivision’sapprovalofthisworkisrequiredpriortofinalinspectionandapprovalofthepermit.4.ANationalPermitDischargeEliminationSystem(NPDES)permitisrequiredwhenmorethanoneacreisbeingcleared.5.Theapplicantmaynotfill,excavate,stackorstoreanyequipment,disposeofanymaterials,suppliesorfluids,operateanyequipment,installimpervioussurfaces,orcompacttheearthinanywaywithintheareadefinedbythedriplineofanytreetoberetained.6.Theapplicantshallerectandmaintainsixfoot(6’)highchainlinktemporaryconstructionfencingaroundthedriplinesofallretainedtrees,oralongtheperimeterofastandofretainedtrees.Placardsshallbeplacedonfencingeveryfiftyfeet(50’)indicatingthewords,“NOTRESPASSING—ProtectedTrees”oroneachsideofthefencingiflessthanfiftyfeet(50’).Siteaccesstoindividuallyprotectedtreesorgroupsoftreesshallbefencedandsigned.Individualtreesshallbefencedonfour(4)sides.Inaddition,theapplicantshallprovidesupervisionwheneverequipmentortrucksaremovingneartrees.EngineeringReviewCommentsContact:RohiniNairI425-430-7298jrnair@rentonwa.govRecommendations:IhavereviewedtheapplicationforDohrnMeadowspreliminaryplatlocatedat3815&3767MontereyPlaceNEandhavethefollowingcomments:EXISTINGCONDITIONSWATERWaterservicewillbeprovidedCoalCreekWaterserviceDistrictSEWERThesitewillbeservedbyCityofRentonsewerservice.STORMThereisnoexistingstormwaterpipeontheMontereyPlacefrontage.STREETSMontereyPlaceNEisacollectorstreetwithexistingrightofwaywidthof60feet.ERCMitigationMeasuresandAdvisoryNotesPage6of8 CCCODEREQUIREMENTSWATER1.AwateravailabilitycertificatefromCoalCreekUtilityDistrictwasprovided.2.ApprovedwaterplansfromCoalCreekUtilityDistrictshouldbeprovidedtotheCityattheutilityconstructionpermitstage.3.NewhydrantsshallbeinstalledperRenton’sfiredepartmentstandardstoprovidetherequiredcoverageofalllots.SANITARYSEWERTheprojectproposestogetsewerserviceconnectionfromtheexisting$1’diametersewermainonLincolnAveNEviaaneasementontheneighboringparcel(parcel1*3345700185).2.8”diametersewermainextensionisproposedthroughthesitetoendatamanholelocatedatthepropertylinebetweenlots8and9.3.Aminimum12feetwidegravel(orpaved)accesspathisrequiredonthesewermainlocatedtothewestsideoflot4tillthesewer.manhole.4.AletterisrequiredtobeprovidedfromCoalCreekUtilityDistrictduringutilityconstructionpermitstageconfirmingiftheCoalCreeksewerlatecomerfeeisapplicableornotapplicable.5.Forthisproject,tomeettherequiredseparationbetweenutilitylines,itisallowabletolocatethesewermainintheplanterportionwithinthepublicrightofwaybeforethesidewalkoftheproposedpublicstreet.Thiswillbecontingentontwoconditions—(1)thedryutilitiesshouldbelocatedbackofthesidewalktoproviderequiredseparationwiththesewermain,and(2)treeswillnotbeallowedintheplanterareawiththesewermain.6.Individuallotsaretobeservedbyindividualsidesewers.Thesidesewersshouldnotbelocatedunderdriveways.7.Systemdevelopmentcharge(SDC)feeisapplicableatthetimeofissuanceoftheutilityconstructionpermit.ThecurrentsewerSDCfeefora1”meteris$2,135.SURFACEWATER1.AdrainageplananddrainagereportpreparedbyEncompassEngineeringwasfortheproject.BasedontheCity’sflowcontrolmap,thissitefallswithintheFlowControlDurationStandard,ForestedCondition.AcombineddetentionIwaterqualitypondisproposedtomeetthedetentionandwaterqualityneedsoftheproject.Theproposedfacilitywillbeapublicstormwaterfacility.AppropriateindividuallotstormwaterflowcontrolBMPswillberequiredtobeprovidedbytheproject.Bypassofrunofffromnontargetedsurfacesshallbedescribedinthedrainagereport.Theplanssubmittedduringtheutilityconstructionpermitstageshouldshowthepublicstormwaterpipeslocatedoutsidetheplanterandoutsidethesidewalk.Requiredhorizontalandverticalseparationbetweentheutilitylinesshouldbeprovided.StormwaterpondgeometryshallbeinaccordancewiththeCityadopted2009KingCountySurfaceWaterDesignManual(KCSWDM)andassociatedCityAmendments.StormwaterpondaccessaspertheCityAmendmentsshouldbeprovided.FinalplansanddrainagereportbasedontherequirementsmentionedintheCityofRentonAmendmentstothe2009KingCountySurfaceWaterManualisrequiredtobesubmittedwiththeutilityconstructionpermit.2.Agravelforpaved)accesspathisrequiredonthewestsideofthestormwaterpondtillthemostnortherncatchbasin.StormwateraccessaspertheCityAmendmentsshouldbeprovided.3.AgeotechnicalreportandanaddendumweresubmittedbyEarthSolutionsNW,LLC.Thereportidentifiesthesitesoilsasloamwithtilldepositsinthevicinityofthesite.4.Thecurrentsurfacewatersystemdevelopmentcharge(SDC)feeis$1,350.00pernewlot.Feesarepayablepriortoissuanceoftheconstructionpermitandthefeeratethatiscurrentatthetimeofissuanceoftheutilityconstructionpermitwillbeapplicableandthefeesarepayablepriortoissuanceoftheconstructionpermit.5.AConstructionStormwaterGeneralPermitfromDepartmentofEcologyisrequiredforprojectsthathaveclearingandgradingexceedingoneacre.TRANSPORTATION/STREET1.Paymentoftransportationimpactfeeisapplicableonthesinglefamilyhouses.Thecurrenttransportationimpactfeerateis$2,214.44pernewlot.Thetransportationimpactfeethatiscurrentatthetimeofbuildingpermitwillbelevied.Paymentofthetransportationimpactfeeisdueatthetimeofissuanceofthesinglefamilybuildingpermits.2.MontereyPlaceNEisacollectorstreetwithexistingrightofwaywidthof60feet.MontereyPlaceERCMitigationMeasuresandAdvisoryNotesPage7of8 ((NEisaCollectorStreet.Theavailablerightofway(ROW)widthonthisstreetis60feet.TheproposedMontereyPlaceNEhalfstreetsectionshowsa11feetwidetravellane,5feetwidebikelane,0.5footwidecurb,8feetwidelandscapedplanterstrip,and5feetwidesidewalk,and0.5footwideclearwidthbackofsidewalk,locatedwithintherightofway.A1feetwideclearwidthisrequiredbackofthesidewalk(aswaspreviouslymentionedinthepreapplicationcommentsfortheproject).A0.5footwideROWdedicationwillbeapplicableontheMontereyPlaceNEfrontage.Amodificationrequestwillberequiredtobeprovidedbythedevelopertoprovidethe5feetwidesidewalkinsteadofthecoderequired8feetwidth.Staffrecommendssupportofthe5feetwidesidewalkwidthtobeconsistentwiththeexistingsidewalkalongthecorridor.Additionalpavementwidening(subjecttosurvey)isrequiredtoprovidetheproposed5feetwidebikelane.Sawcutattheexistingfoglineandconstructthebikelanetoensurethatstandardpavementthicknessisprovidedunderthebikelane.RestripingofMontereyPlaceNEfrontageisalsoapplicable.3.Alimitedaccessresidentialstreetwith20feetpavedwidthisproposedastheinternalsiteaccess.0.5feetwidecurb,8feetwidelandscapedplanter,and5feetwidesidewalkarealsoshownonbothsidesofthestreet.Ahammerheadturnaroundisproposedatthedeadendoftheinternalaccessstreet.Thehammerheadturnaroundshouldmeetwithfiredepartmentrequirementsalso.Parkingisnotallowedonstreetswith20feetorlesspavedwidth.4.AdequatesightdistanceshouldbeprovidedattheintersectionoftheproposednewstreetwithMontereyPlaceNE.5.NolotisproposedtogaindirectaccessfromMontereyPlaceNE.TheindividualdrivewaysshallbeasperRMC44060.6.PavingandtrenchrestorationaspertheCity’sStandardTrenchRestorationandPavementOverlayStandardswillbeapplicableforanyutilityworkoranypavementcutworkinthepublicstreet.7.StreetlightingasperCitystandardsisrequiredontheinternalaccessroad.StreetlightingisnotrequiredonMontereyPlaceNEfrontageduetotheexistingoverheadpowerlinesandtransformer.Streetlightingplansshouldbeincludedwiththecivilplansubmittal.8.SidewalksandrampsshallbeADAcompliant.GENERALCOMMENTS1.Allconstructionutilitypermitsfordrainageandstreetimprovementswillrequireseparateplansubmittals.AllutilityplansshallconformtotheRentonDraftingStandards.AlicensedCivilEngineershallpreparethecivilplans.2.Rockeriesorretainingwallsgreaterthan4feetinheightwillberequireaseparatebuildingpermit.Structuralcalculationsandplansshallbesubmittedforreviewbyalicensedengineer.SpecialInspectionisrequired.3.Atreeremovalandtreeretention/protectionplanandaseparatelandscapeplanshallbeincludedwiththecivilplansubmittal.ERCMitigationMeasuresandAdvisoryNotesPage8of8 IcertãfythatIknoworhavesatisfactoryevidencethatSabrinaMirantesignedthisinstrumentandacknowledgedittobehis/her/theirfreeandvoluntaryactforthe’mentionedintheinstrument.Dated:&,t-&t’jt3.%c;bqUL1Tr.i;.PublicinandfortheStateofWashingtontii‘UJ\clA*etcProjectNameDorhnMeadowsPreliminaryPlatProjectNumberLUA14001280,ECF,PPCOUNTYOFKINGDEPARTMENTOFCO(:.___EXHIBIT24-‘‘-“-‘PUNN1NGDIVISION—AFFIDAVITOFsERVICEBYMAILIN(JOnthe3rddayofOctober,2014,IdepositedinthemailsoftheUnitedStates,asealedenvelopecontainingNoticeofApplicationandAcceptancedocuments.Thisinformationwassentto:.‘NameRepresenting.\ZAgenciesSeeAttachedJoePrussContactChadAllenApplicantGregg&NatalieDohrnOwners(SignatureofSender):‘X2At1’V1II\I1A4\’(STATEOFWASHINGTONI’Notary(Print):Myappointmentexpires:2OItemplate-affidavitofservicebymailing .t(CAGENCY(DOE)LETTERMAILING(ERCDETERMINATIONS)Dept.ofEcology**WDFW-LarryFisher*MuckleshootIndianTribeFisheriesDept.EnvironmentalReviewSection177512thAve.NWSuite201Attn:KarenWalterorSEPAReviewerP0Box47703lssaquah,WA9802739015—l72AvenueSEOlympia,WA98504-7703Auburn,WA98092WSDOTNorthwestRegionDuwamishTribalOfficeMuckleshootCulturalResourcesProgramAttn:RaminPazooki4717WMarginalWaySWAttn:MsMelissaCalvertKingAreaDev.Serv.,MS-240Seattle,WA98106-151439015172AvenueSEP0Box330310Auburn,WA98092-9763Seattle,WA98133-9710USArmyCorp.ofEngineersKCWastewaterTreatmentDivisionOfficeofArchaeology&HistoricPreservation*SeattleDistrictOffice‘EnvironmentalPlanningSupervisorAttn:GretchenKaehlerAttn:SEPAReviewerMs.ShirleyMarroquinPDBox48343PDBoxC-37552015.JacksonSI,MSKSC-NR-050Olympia,WA98504-8343Seattle,WA98124Seattle,WA98104-3855BoydPowersDepart.ofNaturalResourcesP0Box47015Olympia,WA98504-7015KCDev.&EnvironmentalServ.CityofNewcastleCityofKentAttn:SEPASectionAttn:TimMcHargAttn:JackPace35030SEDouglasSt.#210DirectorofCommunityDevelopmentActingCommunityDev.DirectorSnoqualmie,WA9806512835NewcastleWay,Ste200220FourthAvenueSouthNewcastle,WA98056Kent,WA98032-5895MetroTransitPugetSoundEnergyCityofTukwilaSeniorEnvironmentalPlannerKathyJohnson,SteveLancaster,ResponsibleOfficialGaryKriedt355110thAveNE6200SouthcenterBlvd.201SouthJacksonStreetKSC-TR-0431MailstopEST11WTukwila,WA98188Seattle,WA98104-3856Bellevue,WA98004SeattlePublicUtilitiesJailaineMaduraAttn:SEPACoordinator700FifthAvenue,Suite4900P0Box34018Seattle,_WA_98124-4018*Note:IftheNoticeofApplicationstatesthatitisan“OptionalDNS”,themarkedagenciesandcitieswillneedtobesentacopyoftheEnvironmentalChecklist,SitePlanPMT,andtheNoticeofApplication.**DepartmentofEcologyisemailedacopyoftheEnvironmentalChecklist,SitePlanPMT,&Noticetothefollowingemailaddress:sepaunit@ecy.wa.gov***DepartmentofNaturalResourcesisemailedacopyoftheEnvironmentalChecklist,SitePlanPMT,&Noticethefollowingemailaddress:sepacenter@dnr.wa.govtemplate-affidavitofservicebymailing ChadAllenNatalieDorhnGreDohrnEncompa&sEngineering2205W136thSt2129SRockwoodBlvd165NEJuniperSt,Suite201Broomfield,CO80023SJokane,WA99203lssauah,WA98027JOEPRUSS18211240THAveSEMAPLEVALLEY,WA98038 3345700137AKUTAGAWADORAN+TIEN1820NE38THSTRENTON,WA98056(3345700211ALBRECHTSUZANNEM2000NE37THPLRENTON,WA98056(3345700213ALLENCREEKHOMESLLC2001NE37thP1Renton,WA980563345700207ALLENCREEKHOMESLLC2012NE37thP1Renton,WA980563345700207ALLENCREEKHOMESLLC8724NE134THSTKIRKLAND,WA980343345700207ALLENCREEKHOMESLLC8724NE134THSTKIRKLAND,WA980343345700172BOLLINGERREXEUGENE+SUSAN3812MONTEREYPLNERENTON,WA980563345700200CADIEUXMARCD+FORTINKEN3720LincolnCtNERenton,WA980563345700200CADIEUXMARCD+FORTINKENPMB#154NEWCASTLE,WA980593345700235CARPENTERTHOMASEIII3601LINCOLNAVENERENTON,WA980563224059082CHAUDHRYMAT+AFSHAN2110NE36THSTRENTON,WA980569360900010CHENLI19509SE27THPLSAMMAMISH,WA980759360900010CHENLI8535113thAveSENewcastle,WA980563345700133COOPERKENNETHH3821LINCOLNAVENERENTON,WA980563345700141COUSINSYDNEYLJR+MARLENEA1204ELMSTEADDRWINTERVILLE,NC285903345700196DCOSTAJOHN+SANDRA3708LINCOLNCTNERENTON,WA980563345700161DEBOERDENISE3866MONTEREYPLNERENTON,WA980563345700181DOHRNNATALIEA+WADEJOHNG13578KINGLAKETRLBROOMFIELD,CO800203345700182DOHRNRONALDG2129SROCKWOODBLVDSPOKANE,WA992033345700203GREENWOODCAPITAL1LLC7517GREENWOODAVENSEATTLE,WA981033345700212HARLANBRIANM+JAIMILDENN3625MONTEREYCTNERENTON,WA980563345700220HINESDELORESM1825NE38THSTRENTON,WA980563345700171JASLOWSKIRICHARDE3865MONTEREYPLNERENTON,WA980563345700192JIMENEZJOENALD+JIMENEZGLENDA3705LINCOLNCTRENTON,WA980563345700139JOHNSTONAMYL+OYERSCOffD1817NE38THPLRENTON,WA980563345700221JUNGYOONSUN2025NE37THPLRENTON,WA980563224059033KENDALLHAROLD+SANDRA8431116THAVESERENTON,WA980569360900100LISHAOXIA11305SE86THPLNEWCASTLE,WA980563345700131LIMYANGKEUN+LIMSONGMI3815LINCOLNAVENERENTON,WA980563345700190LIUYUNLONG+LILIN3711LINCOLNCTNERENTON,WA98056 C(3345700201LUMMAHHEW+JUDY2024NE37THPLRENTON,WA980563345700183LUMTIMOTHYWH12607SE78THPLNEWCASTLE,WA980563345700183LUMTIMOTHYWH3802MontereyP1NERenton,WA980563345700205MASKERJOHNJOSEPH+CHAPMAN2017NE37THPLRENTON,WA980569360900230MEDARAVINDRANATH8615113THAVESENEWCASTLE,WA980563345700208MOROSOPAMELAJ3620MONTEREYCTNERENTON,WA980569360900030NANCARROWSHARONPFISTER11302SE86THPLRENTON,WA980569578070150NEWCASTLECITYOF12835NEWCASTLEWAY#200NEWCASTLE,WA980569578070160NEWCASTLECITYOF12835NEWCASTLEWAY#200NEWCASTLE,WA980563345700219NGUYENMINH2007NE37THPLRENTON,WA980563345700132NIELSENBRUCE3825LINCOLNAVENERENTON,WA980563345700130NIELSENKRISL3835LINCOLNAVENERENTON,WA980563345700198NIXONIANW+DIANEP2100LAKEWASHINGTONBLVDN#H305RENTON,WA980563345700135PASKEUGREGORYK+ANNEC1826NE38THSTRENTON,WA980563345700237PROFFVERNON+DOLORES3612LINCOLNCTNERENTON,WA980563345700186PRZASNYSKIJEREMYD+JESSICA3723LINCOLNCTNERENTON,WA980563345700216QUACHVANMONG3636LINCOLNAVENERENTON,WA980563345700141Resident1818NE38thP1Renton,WA980563345700203Resident2018NE37thP1Renton,WA980563345700182Resident3767MontereyP1NERenton,WA980563345700181Resident3815MontereyP1NERenton,WA980569360900020Resident8529113thAveSENewcastle,WA980569360900010Resident8535113thAveSENewcastle,WA980563345700170SHAWLORELIE3828LINCOLNAVENERENTON,WA980563345700165SHAWRALPH909NBLACKBIRDDRGILBERT,AZ852343345700179SHIAO-CHINCHAO6015KINGST#302SEATTLE,WA981049360900020SHINNMARKD+ROXANNEL6947COALCREEKPKWYSENEWCASTLE,WA980599360900240SIDDIQUIAAFREEN8607113THAVESENEWCASTLE,WA980563345700210SORIAAMINADAB+OGUILVERHER3626MONTEREYCTNERENTON,WA980553345700209SPRINGERLEONA+JACOBSENLA2006NE37thP1Renton,WA98056 3345700209SPRINGERLEONA+JACOBSENLA2749SWSYLVANHEIGHTSDRSEATTLE,WA98106(3345700194SUGITAEUGENEHAYATO+ERICA3702LINCOLNCTNERENTON,WA980563224059013TOOLEJAMESC+MARYPARYPA11505SE85THLNNEWCASTLE,WA980563345700185TRUSGARYL&MAXINED3792LINCOLNAVENERENTON,WA980563345700188ZOPESATISHPANINI+MARSHAR3717LINCOLNCTNERENTON,WA98056 SaJ!dXauawW!OddeA:(wud)AJeONUOU!LSeMJoa:e:sajojpueU!D!qndAJeoN:paeGUaWflJISU!1]IU!paUO!UaWsasodndpUesasnaq:iopeAJeunIoAPUBaajjJ!aq/Jaq/s!qaqo!JUUWflJ1SU!S!1jp2U!S:eq:eDUap!AeAJopeJsesateLJOMOU)JiAJ!jaDissDNI)1:OAINflOD(NOIDNIHSVM10]IVIS:paU!S%//aeaUOAjadoUpaq!JsapaAqJe9UosaDeldsnonD!dsuoDU!pasoda.iaivUWflDOaoqeLJOSa!dODcetBAJ!1JaDAqaaq‘t!%C,%i(j‘INO1IVDIJIIN]DI31H23d02dDNVDN3HM38LNflNJD3fOd3HJ3GflIDNIO2BMUOUa@UaSUaJt:1w3fE699-OEt(zt):jajauuelaeP0V‘U9SUW5SiJ)2NOJ3diDVINODidIt!’Pp:;.)A!dlW’p*d‘4HPPPdd!IL[)!O‘‘Idl2P]d‘p4;qpSW!P9q!4J.IOZEt‘OVdOOq‘i3086VMAMAPDSSSDtI9I2jd-03D‘‘dtP3’pl)dd‘1tiupqsFuwdp!51pdMtOppp;IPPPPpwddp;dq4IUILP2!!k1!tIJLL!1dUU!!Ppf2W1(!3pNOLtL$W4POOLfpqs090-9-VPUPPDCOWl)PS‘GIP!OtT-Z?Vd3S5)4Dp[qqiu’pfdw•d2!ZADPU!kflP14;dDDPiP5!p!qa•!MpD2SSOtZP1IIH3D.I.i.cNa4jJddA-jy1ddjqddI;pqAjtd5No)NiPI441P4‘D1qtc’pdw;j2h’1-SNOpddppdpdP!qA(IIiido&nADDIIDWEMD!p*dpdd4wIPRkDVp:iv:th-5NQ)aawwh3DNcDHNtS-NONO3NIdL9LEStEpddpJpUVp3d:kp‘J)ppPllPPP!PWqiP5P:w‘qqwpdqpi’pNIdqgpjpqp!p!pppzpplIW!D3NIdPPlp;ppi-IP9SqAG1-PP1IP6pppqqp(-9oz)J&tsdjtvs)i3pJup!H!th!W1M3WVN1ZEOdddD3O8ZEttVfl1•BSWflN5flGNV1toz6qPoNDLLYflddVODUONOLOqqppAq2’iiiiqi.WOpp‘qqpdV$WV——-—ON3NOd3I3!—:d/A3D:5cooV!NflIW1ua)3OVZTDOVWflJ!jdI!I;dYONIi/NLSOV6VMWVA!MA905SSOI‘VC‘Vda3‘2DPV41dpdpdU&VWVV1PI’VAjdd:tp!spthV:pbqAqiquqo:pbV:Nojzy1No21J3rDd/iNVflddV:Qflddy3flldVdODODIJONIJ!ODDIJAIJ[OOIDD1VDOPPMIVdNNpIJq‘dIJIf4DIIJO]DdIJPV’DD1IJIPVNId/DIJZO-ZSE-IJIJV/LZDNIJVMqbI!tOZINSJIIJ’tIJNDDI2U3dOND3DIIVPDVIOZ5’POVIOZ‘NTOqOIJIUIJSINJIJNkNRVIJ:lOIV2flIJIpIJ1IJJDPNflDIJINIdPld4IJf-sNa)a31v9I1Iv-3DNvDHIN9ISNON.oNOVNI3UG3SOdONdGNVNOtiVDflddV10DLLON:3IJOAZNIJJSONOc÷IIJNJIJY3N3ONIJd) “,I—EXHIBIT25________4-2-IIOADEVELOPME\LZONINGDESIGNATIONS(PRIMARYANDATTACHEDACCESSORYSTRUCTURES)4-2-I1OADENSITY:‘‘:‘::.RCR-1none.andR-4R-84dwellingunitspernetacre.R-1OForparcelsover1/2grossacre:4dwellingunitspernetacre3°R-1410dwellingunitspernetacre3°RMForanysubdivision,andlordevelopment:30“U”suffix:25dwellingunitspernetacre.“T”suffix:14dwellingunitspernetacre.“F”suffix:10dwellingunitspernetacre.ximum_Net214,15RCIdwellingunitper10netacres.R-11dwellingunitperInetacre,exceptthatindesignatedUrbanSeparatorsdensityofuptoIunitpergrossacremaybepermittedsubjecttoconditionsinRMC4-3-110,UrbanSeparatorOverlayRegulations.Assistedlivingbonus:AmaximumdensityofI8units/acremaybeallowedsubjecttoconditionsofRMC4-9-065,DensityBonusReview.R-44dwellingunitsperInetacre.R-88dwellingunitsperInetacre,exceptthatthemaximumshallbe6.00dwellingunitspernetacrewhenalleysareconsideredpractical,asspecifiedinRMC4-Z-150.E.5,andarenotpartofthestreetconfiguration.R-1010dwellingunitspernetacre.Assistedlivingbonus:AmaximumdensityofI8units/acre,forassistedliving,maybeallowedsubjecttoconditionsofRMC4-9-065,DensityBonusReview.R-1414dwellingunitspernetacre,exceptthatdensityofuptoI8dwellingunitsperacremaybepermittedsubjecttoconditionsinRMC4-9-065,DensityBonusReview.Assistedlivingbonus:AmaximumdensityofI8units/acre,forassistedliving,maybeallowedsubjecttoconditionsofRMC4-9-065,DensityBonusReview.Affordablehousingbonus:Upto30dwellingunitspernetacremaybepermittedonparcelsaminimumoftwoacresinsizeif5O%ormoreoftheproposeddwellingunitsareaffordabletolowincomehouseholdswithincomesatorbelow50%oftheareamedianincome.RM“U”suffix:75dwellingunitspernetacre.26“I”suffix:35dwellingunitspernetacre.“F”suffix:20dwellingunitspernetacre.32Assistedlivingbonus:I.5timesthemaximumdensitymaybeallowedsubjecttoconditionsofRMC4-9-065,DensityBonusReview.EntireDocumentAvailableUponRequestMinimumNetDensity(forproposedshortplatsorsubdivisions)1152-69(Revised3/14) Slopes;DohrnMeadowsPrePlatEXHIBIT26NotesLegendNoneCityandCountyBoundary•>90%(Protected)[]OtherEnvironmentDesignations!CityofRentonFlNatural‘‘L_JOAddressesLIShorelineHighIntensityParcelsLIShorelineIsolatedHighIntensityWeliheadProtectionAreaZonesJShorelineResidentialLIZone1LIUrbanConservancy—I6403264Feet•Zone1ModifiedJurisdictionsWGS_1984_Web_Mercator_Auxiliary_SphereIZone2InnCifvnfRcntnn.1..-———--—InformationTechnology-GISThismapisausergeneratedstaticoutputfromanInternetmappingsiteandCityof(L:;’iisforreferenceonlyDatalayersthatappearonthismapmayormaynotbe——.RentonMapSupportRentonwa.govaccurate,current,orotherwisereliable.Finance&ITDivision10/6/2015THISMAPISNOTTOBEUSEDFORNAVIGATION EXHIBIT27:::;MEMORANDUMDATE:October6,2015TO:KrisSorensen,AssociatePlannerFROM:BrianneBannwarth,DevelopmentEngineeringManagerSUBJECT:TrafficConcurrencyTest—DohrnMeadowsPreliminaryPlat;FileNo.LUA14-001280,ECF,PPTheapplicantisrequestingSEPAEnvironmentalReviewandPreliminaryPlatapprovalfora9-lotsubdivision.The2.06-acresiteislocatedat3815&3767MontereyP1NEwithintheResidential-8zoningdistrict(APNs3345700181and3345700182).Theparcelwouldbedividedinto9residentiallots,onestormdrainagetract,andonecriticalareasNativeGrowthProtectionAreatractandwouldresultinanetdensityof5.63dwellingunitspernetacre.Theapplicantwilldedicate15,028squarefeetforpublicstreetswithaccessfromMontereyP1NEtoanewresidentialstreetthatwillprovideaccesstoeachlot.Theproposalincludesroughly535linearfeetofpublicroadway(withutilities)improvementsinordertoprovideaccesstoproposedlots.Theproposeddevelopmentwouldgenerateapproximately$6netnewaverageweekdaydailytrips.DuringtheweekdayAMpeakhour,theprojectwouldgenerateapproximately7netnewtrips(1inboundand6outbound).DuringtheweekdayPMpeakhour,theprojectwouldgenerateapproximately9netnewtrips(6inboundand3outbound).TheproposedprojectpassestheCityofRentonTrafficConcurrencyTestperRMC4-6-070.Dasfollows:TrafficConcurrencyTestCriteriaPassImplementationofcitywideTransportationPlanYesWithinallowedgrowthlevelsYesProjectsubjecttotransportationmitigationorimpactfeesYesSitespecificstreetimprovementstobecompletedbyprojectYesTrafficConcurrencyTestPasses TransportationConcurrencyTest—DohrnMeadowsPreliminaryPlatPage2of3October6,2015EvaluationofTestCriteriaImplementationofcitywideTransportationPlan:Asshownontheattachedcitywidetrafficconcurrencysummary,thecity’sinvestmentincompletionoftheforecasttrafficimprovementsareat130%ofthescheduledexpenditurethrough2013.Withinallowedgrowthlevels:Asshownontheattachedcitywidetrafficconcurrencysummary,thecalculatedcitywidetripcapacityforconcurrencywiththecityadoptedmodelfor2014is$9,132trips,whichprovidessufficientcapacitytoaccommodatethe86additionaltripsfromthisproject.Aresulting89,046tripsareremaining.Proiectsubjecttotransportationmitigationorimpactfees:Theprojectwillbesubjecttotransportationimpactfeesattimeofbuildingpermitforeachnewsinglefamilyresidence.Sitespecificstreetimprovementstobecompletedbyproject:Theprojectwillberequiredtocompleteallinternalandfrontagestreetimprovementsfortheplatpriortorecording.Anyadditionaloff-siteimprovementsidentifiedthroughSEPAorlanduseapprovalwillalsobecompletedpriortofinaloccupancy.BackgroundInformationonTrafficConcurrencyTestforRentonTheCityofRentonTrafficConcurrencyrequirementsforproposeddevelopmentprojectsarecoveredunderRentonMunicipalCode(RMC)4-6-070.ThespecificconcurrencytestrequirementiscoveredinRMC4-6-070.D,whichislistedforreference:0.CONCURRENCYREWEWPROCESS:1.TestRequired:AconcurrencytestshallbeconductedbytheDepartmentforeachnonexemptdevelopmentactivity.TheconcurrencytestshalldetermineconsistencywiththeadoptedCitywideLevelofServiceIndexandConcurrencyManagementSystemestablishedintheTransportationElementoftheRentonComprehensivePlan,accordingtorulesandproceduresestablishedbytheDepartment.TheDepartmentshallissueaninitialconcurrencytestresultdescribingtheoutcomeoftheconcurrencytest.2.WrittenFindingRequired:Priortoapprovalofanynonexemptdevelopmentactivitypermitapplication,awrittenfindingofconcurrencyshallbemadebytheCityaspartofthedevelopmentpermitapproval.Thefindingofconcurrencyshallbemadebythedecisionmakerwiththeauthoritytoapprovetheaccompanyingdevelopmentpermitsrequiredforadevelopmentactivity.Awrittenfindingofconcurrencyshallapplyonlytothespecificlanduses,densities,intensities,anddevelopmentprojectdescribedintheapplicationanddevelopmentpermit. TransportationConcurrencyTest—DohrnMeadowsPreliminaryPlatPage3of3October6,20153.FailureofTest:Ifnoreconsiderationisrequested,orifuponreconsiderationaprojectfailstheconcurrencytest,theprojectapplicationshallbedeniedbythedecisionmakerwiththeauthoritytoapprovetheaccompanyingdevelopmentactivitypermitapplication.TheConcurrencyManagementSystemestablishedintheTransportationElementonpageXl-65oftheComprehensivePlanstatesthefollowing:BaseduponthetestofthecitywideTransportationPlan,considerationofgrowthlevelsincludedintheLOS-testedTransportationPlan,paymentofaTransportationMitigationFee,andanapplicationofsitespecificmitigation,developmentwillhavemetCityofRentonconcurrencyrequirements.