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Report 01
UNFINISHED BUSINESS aj Transportation Committee Chair Perez presented a report recommending concurrence in the staff recommendation to approve the periodic temporary road closures for Phase 1 and Phase 2 as summarized below, and adopt a Resolution authorizing these closures to accommodate construction required for the project. Phase 1(up to 120 calendar days to take place beginning spring 20161 • Sunset Lane NE from the library to Glennwood Avenue NE. • Glennwood Avenue NE from Sunset Lane NE to Harrington Avenue NE. • Harrington Avenue NE between Sunset Blvd. NE and NE 10th Street. Phase 2 (up to 90 calendar days beginning summer 2016): • Sunset Lane NE from the library to NE 10th Street • NE 10th Street between Harrington Avenue NE and Sunset Blvd. NE MOVED BY PEREZ, SECONDED BY WITSCHI, COUNCIL CONCUR IN THE COMMITTEE RECOMMENDATION. CARRIED. b) Transportation Committee Chair Perez presented a report recommending concurrence in the staff recommendation to approve the Consumer Price Index -Urban increase in the monthly rent for the Airport T-hangars from $393.62 to $462.00, including leasehold excise tax, effective April 1, 2016. MOVED BY PEREZ, SECONDED BY WITSCHI, COUNCIL CONCUR IN THE COMMITTEE RECOMMENDATION. CARRIED. 0 Utilities Committee Chair Mclrvin presented a report recommending concurrence in the staff recommendation to authorize the Mayor and City Clerk to sign the Mitigation Agreement between the Washington Department of Fish and Wildlife and the City of Renton for the Cedar River Maintenance Dredge Project to provide mitigation for the impacts related to the Project. MOVED BY MCIRVIN, SECONDED BY PEREZ, COUNCIL CONCUR IN THE COMMITTEE RECOMMENDATION. CARRIED. dj Utilities Committee Chair Mclrvin presented a report recommending concurrence in the staff recommendation to approve the transfer of water service for the properties described below to a new City water line that will be installed by the Chelan Creek development. The Committee also recommended the waiver of the water system development charges for the subject properties, r'� 4 since the properties will not gain additional benefit from the transfer of water service: l • 973 Chelan Avenue NE, Tax lot 1023059211 • 960 Chelan Avenue NE, Tax lot 1023059288 • 964 Chelan Avenue NE, Tax lot 1023059305 • 922 Chelan Avenue NE, Tax lot 1023059119 MOVED BY MCIRVIN, SECONDED BY PEREZ, COUNCIL CONCUR IN THE COMMITTEE RECOMMENDATION. CARRIED. ej Utilities Committee Chair Mclrvin presented a report recommending concurrence in the staff recommendation to authorize the Mayor and City Clerk to enter into a franchise agreement with Level 3 Communications, LLC as a purveyor of broadband telecommunication services within the City of Renton. (See below for ordinance.) MOVED BY MCIRVIN, SECONDED BY PEREZ, COUNCIL CONCUR IN THE COMMITTEE RECOMMENDATION. CARRIED. March 21, 2016 REGULAR COUNCIL MEETING MINUTES UTILITIES COMMITTEE COMMITTEE REPORT March 21, 2016 Request for Water Service Transfer from King County Water District No. 90 Related to Chelan Creek Development (Referred March 14, 2016) The Utilities Committee recommends concurrence in the staff recommendation to approve the transfer of water service for the properties described below to a new City water line that will be installed by the Chelan Creek development. The Committee also recommends the waiver of the water system development charges for the subject properties, since the properties will not gain additional benefit from the transfer of water service. 0 973 Chelan Avenue NE, Tax lot 1023059211 a 960 Chelan Avenue NE, Tax lot 1023059298 • 964 Chelan Avenue NE, Tax lot 1023059305 • 922 Chelan Avenue NE, Tax lot 1023059119 /#an Mclrvin, Chair Ru4 Pe ei, vice -Chair Carol Alin Witschi, Member cc: Lys Hornsby, Utility Systems Director Abdoul Gafour, water Utility Engineering Manager Teresa Phelan, Utility systems Administrative Secretary Q:\000NCIL\Council Committee Report Drafts\Utility Committee Pending\KC Water Dist 90.doc •b . �� ���"+ i�� •'Mill,,, �-y I ■ 19613.8?st Ave S - Suite F ■ Kant WA 98932 ■ (253) 872-2580 ■ ( 800) 337 — 5267 ■ I (UNLIMITED STOCK P L A IV S a CUSTOM OESIGN Azd `w MINK 73�7�77-0„ 73�7n19�9� -- 474 k7V l\ PC�iV�fPE�f a76 Sf.........>af IMOOP 1r39 sf,.......ffFPEPflO1IP 1965 SF 07W F/KS'MO APM 479 Sf...- .... 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'0 W L cl ' 16 rra y rEK P1 ------------------------------ N k I I J 17 AI L FIL- Z ZT, y Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt Vernon, WA 98274 tel: (360) 422-5056 eml: jchanson@verizon.net (contact) Amy Dickau & Doug Smith 874 Bremerton Avenue NE Renton, WA 98059 tel: (206) 852-3493 (party of record) PARTIES OF RECORD CHELAN CREEK PUD LUA08-067, PPUD,FPUD, PP, ECF Linda Pillo 5411 36th Avenue SW Seattle, WA 98126 tel: (206) 310-4420 (owner) Jerry Pryor 825 Chelan Place NE Renton, WA 98059 (party of record) Shirley Goll 4124 NE 10th Street Renton, WA 98059 (party of record) Wes Falkenborg Windermere Land Group 1215 1201h Ave NE, Ste 110 Bellevue, WA 98005 Updated: 11/19/08 (Page 1 of 1) r Rcam! 9 �� _o w w� N-. REpA _ 2 _ `ate\ _ .\ � !p 4 _19 _ » � � # *E�!!^ CHELAN CREEK PUD PS�aENGINEMT \,� ! 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N L Lr: r rf rr r1 TRACT r-� 2 : 19 W a SE % y 5 4 7 A TR. 1 2 4 ti � +l LN CREEK PUD Q L LJ[_M=r�H (zKm[R[Fm F.U.M)o LOCATED IN THE S.E. 1/4, OF THE N.W. 1/4, OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., KING COUNTY, WASHINGTON 4 3 3 _ sea3e'44-E z6.174z' (olr.c,) a,' ;lo cAEcuuF6p sccDOH eDRNER y,�� PER REFERENCE SORYEr fl //� I � CAICIIL REFS EWC S WYfl-� PEA REFERENCE 8U4VLY /1 N.E. 10TH ST, 52S?9'7S"E 2624.17fcALC.) V n N W Z I. O a Z 4 NOT TC 1.) W i SCALE 7 I i a SITE I� m Z> I _ I FOUND CONCIrFTE _J PATH 11 H HI/MEIN CAS£ t} i I/p" g%t55 FOUND CONCREjf ATmmENr !N I IASN Wl7N 'X AT CASE 1Y71H I 7/7' B2\SS DISK 771E CENTERLINE' I WITH pfjNC{{ AF THE IN/ER$EC710N 140M AYE. N.E CfTY OF RE"'. 1 OF UNION AVE: N.E ANDN.E 8lN 51: C17Y ApNI7ME,1T /}64B OF REN TpV AfONVNEM iE48 N, 187,ea145G7 N. 1,3 i3.gB 183 i i f. 7,315.377,410/ E. 987."m 7.6378 ELEV.-417,262, ME, 81-H ST. - 6eezD+avr T611,3' fco.R) 2si LJI' feE+s.l - - 66820'ICW 26}7,31• (RIJ MONUMMM � ° CONTROL MAP ACRES 421 NUMBER OF LOTS. 16 ZONING: R-8 PROPOSED SQUARE FOOTAGE OF EACH LDT: LOT 1: GROSS- S,930 SQ. F. / NET. 5.930 SO, F. LOT 2 GRo55- 3,930 SO. FT. / IN 3,43p SD. F. LOT 3: OR 4,370 Sq. F. / NET- 4,370 50. FI. LOT 4: GROSS- 5,723 G0. FT. / NET 5 �33 50. sT LOT 5 GR055= 4,202 SO. FT. /NET. 4.202 SU. F� LOT 6.- GROSS = 4,259 SO. Fr. / NF- 4,259 SG. F. LOT ]. GROSS- 6.518 SQ. F- / NET. 6.518 S0. F. 44T 6'. GROSS 4, 372 SO. Ff. / NET= 4.372 S0- F. LOT 9, GROSS= 4, m So. F. / NET 4 605 50. LOT la: GROSS- 4,562 SO. F. / NET- 4,60E SO- F, LOT 11: CROSS. 4,452 S0. F. / NET- 4,4" SO F LOT 12: GROSS- 5.4y6 SO- F- / NET- 5,438 SO. F, L07 13: CROSS. 5,916 SO. FT. / NET- 5.916 SO. F. LOT 14: GROSS- 5.540 SO- F- J NET- 5.54C SID F, LOT 15: GROSS. 4,986 so. F. / NET= 4,966 SQ. F. LOT 16: 0ROS5= ],556 SO. FT. / NF= 7. 656 SO, FT. CRITICAL AREAS: , 6.739 SO. F, CRITICAL AREA BUFFER: 82,893 Sq. F. PUBLICLY DEDICATED STREET. 6,458 SQ. FT. PRNATE ACCESS EASEMENT: 9,902 SO. F. DENSFY PROPOSED: 4.7 DWELLING VNTTS PER ACRE DENS, PERM17TED BY CODE: 8 DWELLING UNITS PER ACRE TOTAL SQUARE FOOTAGE. t83-489 SO. F. SOL.VRE FOOTAGE FOR EACH INDIVIDUAL BVILDINC/ USE: 2200 - 2.600 SO. F. TOTAL ESTNATED SQUARE FOGTACE OF BUILDING STRUCTURE FOOTPRINTS, 24,000 SO - F- LOT COVERAGE Pe RCENTAGE: PER R-6 STANDARDS SOVARE FOOTAGE ESTIVATE Or ALL LANDSCAPING', ALLOWABLE EUILOINO HEIGHT: 30 FEET PROPOSED BUILDING I, HEH1: 30 FEET ETLIRA BUILDING SETBACKS REQUIRED BT CODE: FRONT' 15 FEET / 20 FEET AT GAPAGE FEAR. 20 FEET SIDE 5 FEET PARKING ANALYSIS: 2 PER DWEWND VNET DEVELOPER/OWNER INFORMATION: LINDA PILLO 922 CHELAN AVE S.E. RENTON, WA B8o59 (206) 310-4420 LEGAL DESCRIPTION(S): (RECORD) (LUT 9 OF PROPOSED 8LA) RESTRICTIONS: 1. CIRECT VEHICULAR ACCESS TO AND FROM LOTS HAVING FRONTAGE ALONG DUVA�IL (AVENUE/STREET) IS PROHIBITED. ENGINEER INFORMATION: OFFE ENC44EERS 13932 S.E. 159TH PL RENTON, WA 98058 VOL/PG E ■ A M.wowh MapPaint, NE 12th R ` ' SE u dh 3 w 3 w 8 SE 113th St IE 116 St I1th 51 3 HE I01A PI 21b1 G fE IN $4 %E 2D1e In Inth 9 e IF Iph St SE 116th 9 10th 9 . 1860 Chelan Ave NE, Renton, WA, 9RO59-4529 gglfll fE atl st IE 7th % s SE 12ft St ME 7M St 3 FE 6th % $ 9 s tE 6th st NE 61h S< m SE 12414 St IiA 3 5U1 % 5 9L NE Sth St y" � Reotea ��R � 3' ME 41h% 46 SE t% 1K SF 12M St (3�d 'f 9 Memorial Palk a < i raa ric.slec.r Clpa71NI[o.Mf.rllN ra,Ne, , NE 3J 9 VICINITY MAP PRIVATE EASEtlENT COVENANT: SENSITIVE AREA TRAMZEASEMENTS: j U77LITY NOTE': WATER M SEWER TO BE PROVIDED _ MUTUAL EASEMENT MAINTENANCE AGREEMENT: REFERENCE SURVEYS: 1, XSNG C.WNEY SLA LOA0057, BOOK 169, PACES 273-274. UN10ER RECURwNG W. 2004040`7 20. 2. ESrATES AT HIDDEN CREEK 8" 788. PAGES ri3-64 3, PLAT OF WOOGGREEN BOOK 192. PACES 86-87 INSTRUMENT USED:GEOOWTER 600 ANGJOR TRAWLE 5603DR200+ METHODTTRAVERSE EXCEEGfNG REQUIREMENTS OF W.A.C. 332-730-090. INDEXING OATAT S E. T/4. Al 7/4, SEC, ;0, r.23 NORTH, R.5 EAST, W INCramer Northwg Inc• �„ Surveyors Planners & Enaineers 90 N. CENTRAL, STE, #104, KENT,"WA 98032 (253)852-4880 (local) or 1-(800)251-0189 (foil free) ; ;a (253)852-4955 (fax) E-MAIL: cni®cremernw.cam NOTES: 1. MONUIMENTS LAST Vwmo 6-11-07 2. FOR SUBOMSION CONTROL SEE SI LEE? 2 OF 3. LEGAL DESCRTPTION (LOT B OF PROPOSED BEA) LOCATED IN THE S.E. 1/4, OF THE N.W. 1/4, OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.ML., KING COUNTY, WASHINGTON COMMISKIW AT off SOU7HNE5T CORNER W THE NORTHWEST QOAR7ER OF SECTION IO, FOMP1611IP 23 NORIK RANGE 5 £AST. W.M., KING COUNTY, 1WALWNCTOV, n¢NCr SDI 66'20 OLr EAST. NAND THE 50UTY I.ME 1Y 5N0 NUNrVw sr OIMUDFR, A DISTANCE OF 1652.0] FEET M THE NEST LINE OF 7W FAST HALF OF THE WEST KALE OF THE SOU7HFAST QtMTER OF THE AURRNNEST QUARTER PF SW SECWN 71% THENCE NORTH WOYJS WEST, ALONG SAID NEST LINE, A USIA CE Or 529, 1T TENT TO FILE POINT OF BE61NWIQ THENCE COW NLtlNG NORTH WOJ'J57 NEST. A DISTANCE IX 509, TO FEET: THENCE SOVFH ✓ AP2S EAST. A MGANDE OF 101.44 1FET TO THE N040IC OF A TANGENT CIJR4£ CONCAVE 70 111 AMIN JAW A RADIUS OF 25.0G FEET AND A CENNNL IMF OF 2OM'7.S; THENCE EA5TEI6.Y ALONG SAID CARVE, A DISTANCE OF 37b FFFF,, THENCE NORM GRG535 NESr. A DISTANCE OF 109,54 FEg. THENCE NLVVH W2925 NEST, A DISTANCE OF 170.04 FELT; THENCE NOR/N WOp55 NEST. A DISTANCC OF 136.97 FEE!' FR I SOURF W29'25 EAST. A DWANDE OF 12.00 FEET: 7NEMCE SOUTH W6Y35- EAST, A DISTMICE OF Y8A4 FEET; THENCE Sq W6 '25 EAST, A Dt5TAWr OF IS0.06 TEE✓. TLIFA.CE NORTH 01 WEST, A DISTANCE OF ] G3 FEET. THENCE SOUTH W29'25 FAST, A DISTANCE OF 40.63 FEET THENCE SOUTH ww'.T7 NEST. A D67MCE OF 60 of FEET: THENCE SOUTH 86.29'25' EAST, A DISTANCE OF 83 W FEET; THENCE SOUTH Op00',T9r NEST, A DISTANCE Cr 402. 19 FEET To THE ORPMO G Or A TANGENT CLWVF CCMCAlf To THE WEST, hKIONG A FWLS OF 1557.42 FEET kW A CEATNy1L ANGLE OF 7'OO'AC THENCE SOUTTEI6_Y ALONG WO CURVE A DISTANCE Or 169.04 FEET. THENCE SOUTH arOT'19' WEST . A DISTANCE OF 86. 19 FEET. THENCE NORTH 8r2221- NEST, A DISTMCE OF 26267 FIAT ra NNE POINT OF FEONNM0. DEDICATION KNOW ALL PEOPLE BY THESE PRESENTS THAT WE. THE UNDERSIGNED OWNERS OF INTEREST IN THE LAND HEREBY SUBDIVIDED, HEREBY DECLARE THIS PLAT TO BE THE GRAPHIC REPRE SEIRATKIN OF THE SLQUIN151ON MADE HEREBY, MC DO HEREBY DEDICATE TO THE USE OF THE PUBLIC FOREVER ALL STREETS AND AVENUES NOT SHOWN M PRNATE HEREON MD DEDICATE THE USE THEREOF FOR ALL PUBLIC PURPOSES NOT INCONSISTENT WITH THE USE THEREOF FOR PUBLIC HIGHWAY PURPOSES. MD ALSO THE MILE TO MAKE ALL NECESSARY SLOPES FOR CUTS MO FILLS UPON THE LOTS SHOWN THEREON IN THE ORIGINAL REASONABLE GRADING OF SAID STREE75 00 AYENUES, AND FURTHER DEDICATE TO THE USE OF THE PUBLIC ALL THE EASEMENTS MD TRACTS SHOWN ON THIS PIAI FOR ALL PUBIC PURPOSES AS INDICATED THEREON, INCLUDING BUT NOT LIMITED TO PARKS. OPEN SPACE, UTILITIES AND DRANAGE UNLESS SUCH EASEMENTS OR TRACTS ARE SPECIFICALLY IDENTIFIED ON THIS PLAT AS BEING OF OICATED OR CONVEYED TO A PERSON OR ENTITY OTHER THAN THE PUBLIC. IN WHICH CAS[ WE DO HEREBY DEDICATE SUCH STPEET5, EASEMENTS, OR TRACTS TO THE PERSON OR ENTITY IDENTIFIED AND FOR THE PURPOSE STATED. FURTHER, THE UNDERSIGNED OWNERS OF THE LAND HEREBY SUBDIVIDED. WANE FOR THEMSELVES, THEIR HORS AND ASSIGNS MO ANY PERSON OR ENTITY OERNING TITLE FROM THE UNDERSIGNED, MY MD ALL CLAIMS FOR DAMAGES AGAINST KING COUNTY. ITS SUCCESSORS ANO ASSIGNS WHICH MAY BE OCCASFONED BY THE E5TABLISHMENT. CONSTRUCTION, OR MAINTENANCE OF ROADS AND/OR DRAINAGE SYSTEMS WITHIN THIS SUIBOMSION OTHER THAN CLAIMS RESULTING FROM INADEq NOTE MAINTENANCE BY THE CITY OF RENTON. FURRIER. THE UNDERSIGNED OWNERS OF THE LAND HEREBY SUBDMCIED. AGREE FOR THEMSELVES. THEIR HEIRS MD ASSIGNS TO INDEMNIFY AND FIOLD THE CITY OF MNTON, RS SUCCESSORS AND ASSIONS. HARMLESS FROM ANY DAMAGE. INCLLOING ANY COSTS OF DEFENSE. CLAMED BY PERSONS WITHIN OR WITHOUT THIS SUBOVISIDN TO HAVE BEEN CAUSED BY ALTERATIONS OF THE GROUND SURFACE, VEGETATION, DIRMAGE. OR SURFACE OR SUBSURFACE WATER FLOWS WITHIN THIS SUBONISION OR Be ESTAEFISHMENT, CONSTRUCTION OR MAINTENANCE OF THE ROADS WITHIN TH15 SUBOMSION_ PI"DED, THIS WAVER AND INDENToRCATIDN SMALL NOT BE CONSTRUED AS RELEASING THE CITY OF RENTON, 113 SUCCESI OR ASSIGNS, FROM LIABILITY FOR DAMAGES, INCLUDING THE COST Or DEFENSE, RESULTING IN WHOLE OR IN PART FROM THE NEGLIGENCE OF THE CITY OF REMON, ITS SUCCESSOR$ OR ASSIGN5. THIS SUBDMSION, DMICKTiON, WMER OF CWMS AND AGREEMENT 70 HOLD HARMLESS IS MADE WITH THE FREE CONSENT MO IN AOCORDMCE WITH THE DESIRES OF SIC OWNERS. IN WITNESS WHEREOF WE SET OUR HANDS AND SEALS L lhllA M, PILLp f CITY OF RENTON APPROVALS PLANNING BUILDING/PLBLIC WORKS EXAMINED AND APPRONED 7H15 _—_ DAY OF 2G__ ADMINISTRATOR MAYOR EXAMINED AND APPROVED THIS -_ DAY OF 20 MAYOR ATTEST. COY CLERK NCE DIRECTOR I HEREBY CERTIFY THAT THERE ARE NO VEUNQUENT SPECIAL ASSESSMENTS CERTIFIED TO THIR S OFFICE FOR COLLECTION AND THAT ALL SPECIAL ASSESSMENTS CERTIFIED TO THE CITY TREASURER FOR COLLECTION ON ANY OF THE PROPERTY HEREIN CONTAINED, DEDCATEU AS STREETS, ALLEYS OR FOR ANY OTHER PUBLIC USES, ARE PAID IN FULL Ems— DAY OF __ 2C___ FINANCE DIRECTOR - - JACKNOWLEDGMENT STATE OF WASPINGTON COUNTY OF I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT _____ _ _ SIGNED THIS INSTRUMENT AND ACKNOWLEDGED IT TO PE (N6/HER) FREE MO VOLUNTARY ACT FOR THE USES AND PURPOSES MENTIONED IN THE INSTRUMENT. RE OF NOTARY PUBLIC - - ---------- PRINTED NAME —_—------- _ My APPOINTMENT EKPIRES---- KING COUNTY FINANCE DIVISION CERTIFICATE I HEREBY CERTIFY THAT ALL PROPERTY TAXES ME PRO, TENT [HERE ME W DEIJNOUENT SFECNL ASSESSMENTS CERTIFIED TO THIS OFFICE FOR COLLECTION M0 THAT ALL SPECIAL ASSESSMENTS CERTIFIED TO THIS OFFICE FOR COLLECTION ON ANY OF THE PROPERTY HEREIN CONTAINED. DEDICATED AS STREETS, ALLEYS OR FOR ANY OTHER PUBLIC LISE, ARE PANG IN FULL THIS ____ DAY 20______- MANAGER, KING CWNTY FINANCE DIVISION LING COUNTY DEPARTMENT OF ASSESSIS$NTS EX.NWINEO MC APPROVED THIS DAY OF _ 20 . KING COUNtt ASSESSOR OEPVN KING COUNTY ASSESSOR ACCOUNT NUMBER(s) ___�SI23419Sz1423Q=� NOTES: 1, CONTROLLING BOUNDARY DATA WAS OBTAINED By DIRECT FIELD MEASUREMENTS EMPLOYING CONVENTI TRAVERSE PROCEDURES USING A GEDDiMETER 600 AND/OR TRiMBLE SLLWR200+ FIELD WORK BY CRAMER NORTHWEST, INC. ALL MFASLIREMFNTS ME IN Es SURVEy FEET. 2. rKCERTKONS OR RECORD PER --------- COMPANY SUBONISION GUARANTEE NUMBER ------ _, ORDER NUMBER ___—__, DATED 20_ . (A) AN EASEMENT AFFECTING THE PORTION OF SAD PREMISES AND FOR THE P)RI STALED THEREIN, INCLUDING, BUT NOT LIMITED To. THE FOLLOWING: IN FAVDR OF: NOT DISCLOSED PURPOSE'. ROAD -WAY AREA AFFECTED. WESTERLY 12 FEET OF SAD PREMISES DISCLOSED B`' INSTRUMENT: RECORDED. JUNE 29. 1945 RECORDING NUMBER. 3462033 (B) EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO. THE FOLLOWING. GRMTEE PUGET SOUND PUNIER AND LIGHT CCIAPANY, A MASSACHUSETTS CORPONATICN PURPOSE'. TO CONSTRUCT. ERECT. ALTER. IMPROVE, REPAIR, OPERATE AREA AFFECTED: WESTERLY PORTION OF SAID PREMISES NECOROED' ALLY 5. 1945 RECORDNG NUMBER. 3463193 CC) EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN. INCLUDING. BUT NOT UNITED TO, THE FOLLOWING: GRANTEE', KING COUNTY WATER DISTRICT /90, A MUNICIPAL CORPORATION PURPOSE' WATER PIPES WITH THE NECESSARY APPURTENANCES AREA AFFECTED. SHE WESTERLY 30 FEET Or SAID PREMISES RECORDEL: AUGUST G. 1956 RECORDNG NUMBER. 4929604 MIT 4929607 (0) COVENANTS, CO MENTIONS, RESrRICTIONS AND EASEMENTS CONTAINED IN LOT AD LINE JUSTMENT, COPY ATTACHED' RECORDED: APR'IL 6, 2OU4 RECORDING NUMBERS 2D040406900O20 3. TRAVERSE CLOSURES FOR THIS SUBDIVISION EXCEED THE REQUIREMENTS OF WAC 332-130-090. ESTMLJSHMEWT OF L07 CORNERS IS BY RADIAL SURVEY PROCEDURE, WITH INDEPENDENT MEASUREMENTS. RECORDING CERTIFICATE RECORDING FILED FOR RECORO AT THE REGUEST OF THE KING COUNTY COUNCIL THIS DAY OF 2U—. AT MINUTES PAST __M. AND RECORDED IN VOLUME __ _ _ OF PLATS. PAGE{5) ____— . RECORDS OF KING COUNTY, WASHINCTGN_ SUPERINTENUENT OF RECORDS NAND SURVEYOR'S CERTIFICATE OWEN B. HIILLE, PLS PROFESSIONAL LAW SURMEI'OR I MERm CERTIFY THAT THISPUAFMED UNIT DE9EIOPYERT IS BASED VEON AN ACTUAL OFRTNKAIE NO. 44016 SURVEY ANO SUBONISIDN OF THE SECTION -X-, TOWNSHIP �L 4011FiN, RANUE -1- EAST, CRATER NORTHWEST. INC. M.Y., THAT THE COIIRSCS AND DISTANCES ARE SHOW% WITHECILY THEREON; 945 NORTH CENTRAL, SUITE 104 KENI WASHINGTON 11E032 PHONE: 253.652.460 Cramer Northwest Inc, r Surveyors Planners & Engineers `. 945 N. CENTRAL, STE. g104, KENT, WA 98032 (253)852-4880 (local) or I-(800)251-0189 (toll free) 5. UW. N, 2i0', SE I/4, N.W. I/4 FC. 10-23N.-SE + c_u _i�Raazo�e o'Fp9eRa�rtlr¢---- --- -- - ------ �. _BRED ;4 s uee nI`230' 1 OY64YEL e95E p.63 - - __ ______ GRAVEL I iG' r/2' REB�R Mn GIP Mw E Lw. .. " i61',_ ti ti 25 ,Qp5f LS. -I I-W BATF -02' N 0% [! CALCULATED POSITION l0 " OF Ci i iI POSITIONrJT I ,ice PAIIE1 �q q 1 TAC P.YxH LY4aER Qi JFACF S $ to 1 - IN ONE m 4' OJ' C A F. 725' v� 4 TJ5 ., PoLFEAlr caw" &' LOT Is QHAW • /1/y i N r2 r ®s. I,IE N JO9 � �� �� Q js g s LwE, w7 EAIFS . N 3f0'------- iS.Lp rJ5 02KEM LI[ OF FEA[{ i i 1 T6 S 06 N. OF H04tk 8R Ow OF FEWCE 42' PRFUM LINE TO fAl{S k Is7 15 2.Y s (1r ' � ra 1 1 I 111 LOr16 6nlc LOTl5.� l` W. FF. TJr f6'8 ^ 87. Fro rb r raz w r32 LOT T a�p (7.BR.J i9 am 1 £ I T45 �� 73 %. FT H 1 �. 241 1 .� rLeARL1E NOT PART OF r47aprrs'L PUT -�7 RA"�ce' '$' �� ,,,." • F30 5G, FT. a ' NOV6E �i Poll BD.WI }� ix64 '¢ 766 Zi I 16.2.r pr .r51 . A ¢S9'p T36 zUT ,F QONG Ij ,� F I AXAGtrr 711 EL.-428.09 0'I I � � •�.11 TRACi A } I T]7 T75 I� JIIIe Y ZVI w. Fr I I E1� Too -- WETLAHO ��pg']B I Il 'rs073'�,v ar.44 GIVE A �i 1/ 0 rT9 ry5! rQ5 1= R {pry® xf A 433T 47- y r LOT F2 /1rFiV�9076 '� ' a T77 3 # rg4 $ $ 11 yyT Z i FLE e-B v JIV.17'P97 MIS V• a2fi } I Q (J r7 "9E AOrOMr IFz�j� ` Lot I :�, Td7 19PJ'- c� 12 FASFSEIL/ UiRR g 14'-11 SO. FT sc wrasau dig, .,, VV 924�` , 5% W25E 112.4 RW � 195 y t LOT 10� ZN M�1(5 ^fit _ y ^i 77 (a 8 LOT B I}} C 1 Tr9 ICI rye T94 IN i 1W29 y Y15, I � 7115 WRWAL T $ LOT 9 \1 �i NI r1G1 '� rrr ATlJ2 T20 1 4i Fr 1 b N.E�I.11 ST 4 j r1n: Tvos Floc ; � n•N % � Rae n12 f` KfD.A CURB ' li 56N "19aF lir Jfj Tib•m• r109 1 7102 '5 01,9 or FEWCE I A972 GPRUMWr LMC 1is So. FT. 7107 $ 'P TIff m w ns 1 TAX sA 01 Iwg9a-Otq rr L®z925w ra7Ti� - � �.1 � 1 Q� .IC TI ------- 1 a R TRACT :F ak �' I ryrJtrp, ,y{� g lTBAJ FF. ZZ afTf1L I`` IS ful ; [yam A t TAKE ' CDeIEN NEA $ i1 /-'ut rh7 A y� 471� J0 I L65ffi7G1°I 771 8WETLAND '41 50. FF. 74 3 C710 BJ$1 FT 7129 RB.RJ1 39 ? rur PArm I COT 6 �rra6 R` M5iJ]1-01M yW�� $'' 1 a FlJ7 t rrZ51 "n� r r147i a y M1 L07 5 r127 I 7 0 $$ f y FTY 3r�IN/END OF FDA:[ -, " A ` n RPPEIN rNOn16 9! [5rr0109+1U $ Jr ./ ny a �S I $vg OL 61kyy.FT nNenXI71TS TIJ-22 95�' 1Y/ M 414 9 ' yrfrr40 TAKE,, 7145 COTS r147� ' ra 4/4 W4"" } R4J } 714 SO.'T. p1�Jy� 19� it COT 2 MIE fix parrw I M 1A'y� P� ;L Q ( y r)E + ^t 11 so. Fr fP LE-4rl I emu+ TL'y, 991 B2fi 9624' r4 }� Fs 1Y m 3D' I �'Q'4' IYIXYEM0�321F $.fi � � ,tit !p AIDE MITER U( ' I END a r0a C37� A yr � yq LOT I n ai p. Q Wschm PER AM M'2M7 s 1.r• S. OF 9A. Fr. 3137 FROPENTr w tp TRACT "C""� f 50 Fr. I S(,{ �. FDLeo F AFIMR nw' - F7, 84 42, Sur W LS J03J7 aD7' s x O IT E IF �: - .r�AR21 nGI7SE ++.i -- - HO-w 2W.67. - ''i 1 945 N. (253)852-. abc'D. PUS" � 1.2' FAA7 � � , 2 /6 �.2• EAK7. (253)85: R VOL/PG HEL6-. H (QIRIELLU Lr .U.10o TED IN THE S.E. 1/4, OF THE N.W. 1/4, )F SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., KING COUNTY, WASHINGTON GRAPHIC SCALE 1"=40' 40 0 40 BASIS OF BEARINGS: NAD 83 (J991) 6Ei1RING5 SHOWN HEREON ARE BASED ON CRY OF RCNTON MONUMENTS /1848 ANO %1849 BEWC NORTH 88'20'OO" WEST AS MEASVRED . ONC FINE 50111 TN LINE OF THE NORTHWEST 1/4 OF SECTION 11, 1011TT P 21 NORM, PoWOE 5 EAsr, 11.11 TAX PARCEL NUMBER(S): IO2JD5-9706 4 102J05-9t4C TOTAL AREA TO BE PLATTED: 183.489 50 Fr. (4.2] ACRES) NOTES: 1- MONIJM£MS rASr YrSrfED 6-If-02_ 2 THE BGIJNOARIES SHOWN ON »xS SURVFr REPRESENT DEED LINES ONLY, ACT" OWNERSHIP MAY OTHE"SE rl£ DETERMINED. VERTICAL DATUM: NORFH ANERNAN VERVCAL D4AW OF 19M BENCHMARK: CFrY OF RENTON BENCHMAFX /1848 AT THE INTERSECTION OF N.E. arN ST. AND UNION AVE. N.E. EL-4I 7.28 SITE BENCHMARKS: T,B.N. -A: TOP CENTER SOLr OF FIRE rfT➢RINT FLV.-434.73 TAId 'ir UPPER N FLANGE FOOT OF FIRE 1TIDRANT ELV-43767 TB.M. -C-. 600 wm SET IN E. FACE OF UNLm POLE ELY-428.09 CONTOUR INTERVAL: 200 US FEET (CONTOURS BISED ON ACTUAL FIELD SURWY) PARCEL AREA: (PER PRoPosED LLA) rAX PARCEL /102305-9440 AND TAX PARCEL /102305-9106 AREA- 183,489 So. R CRIFKAL AREA I B. 738L S4 FT CRMCAL AREA WYfH FN BUFFER: (TOTAL) 82.893 30. F1. CRRN-aL AREA 81/FFCR TANF: r1. d20 30. FT CRITICAL AREA BUFFER GIVE. 1,,669 510. FT. REFERENCE SURVEYS: (Rt) KINC COUNTY B.LA / L03L0057. REC. 02DO4040690DO20 RECORDED IN VCL. 189, AGE 273 (R21 10NG COUNT, PUT OF W000CREEK NECCROEO IN VOL 192, PAGE B7 (R3) KING COUNTY PLAT OF ESTATES AT HIDDEN CREEK RECORDED IN NDL. 188' PAGE 63 (R4) KIND COUNTY B.LA I L02L0035. REC. I2002D9129000C3 RECORDE➢ IN VOL. 155. PAGE 4L CURVE TABLE Cf' gati'{9.@- d ]J DI'f5' Nc-fi3.72' INSTRUMENT USEO:GEODIMETER 600 AND/OR TRIWRLE 56030R200+ METHOM TRAVERSE EXCEEDING REQUIREMENTS OF WA.0 JJ2-130-090. INDEXING DATA: S.E. 1/4. N, IN 1/4. SEC 10. T,23 NORTH. R.5 EAST. or 91040, 251- 18 98032 pia or I-(800)251 -01 R9 (}all Fres) � x) E-MAIL cnisAsramernr,com', November 2, 2009 Renton City Council Minutes Page 324 Lease: Concession Agreement, Community Services Department recommended approval of an amendment to Barajas Arias dba RiverRock LAG-03-003, with Barajas Arias, Inc. dba RiverRock Grill and Alehouse, to extend Grill & Alehouse, LAG-03-003 their lease and concession agreement for a six -year term commencing 12/1/2009. Refer to Finance Committee. Plat: Chelan Creek PPUD, PP, Hearing Examiner recommended approval, with conditions, of the Chelan Creek 922 Chelan Ave NE, Preliminary Planned Urban Development and Preliminary Plat, 16 single-family PPUD-008- 57 lots on 4.21 acres located at 922 Chelan Ave. NE (PPUD-08-067). Council concur. Transportation: Airport Transportation Systems Division requested authorization for an inter -fund loan Building 750 Utility to Fund 422 in the amount of $475,000 ($240,000 from Fund 405 and $235,000 Improvements, Interfund Loan from Fund 407) for a term of five years for utility improvements to the Airport 750 building to fulfill a commitment of the Renton Gateway Center lease agreement (LAG-09-006). Refer to Finance Committee. Utility: 2010 Utility Rates Utility Systems Division recommended approval of the 2010 utility rates, including increases to solid waste residential service (four percent), water (four percent), wastewater (four percent), and surface water (zero percent with associated reduced Capital Improvement Program). Refer to Utilities Committee. CAG: 07-158, Upper Utility Systems Division recommended approval of a Member Jurisdiction & Springbrook Creek WRIA Forum Grant amendment to CAG-07-158, with King Conservation District, Restoration, King requesting the award of an additional $164,500 for the design, permitting, and Conservation District construction of the Upper Springbrook Creek Restoration project. Council concur. MOVED BY CORMAN, SECONDED BY ZWICKER, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. RESOLUTIONS AND The following resolution was presented for reading and adoption: ORDINANCES RESOLUTION #4022 A resolution of the City of Renton was read authorizing the Mayor and City Attorney: Water & Sewer Clerk to enter into an interlocal agreement with Cedar River Water and Sewer Service Agreement, Cedar District for provision of water and sewer service within the City. MOVED BY River Water & Sewer District BRIERS, SECONDED BY ZWICKER, COUNCILADOPT THE RESOLUTION AS READ. CARRIED. NEW BUSINESS Citizen Comment: Heaven Race Ministries - Fee Waiver Request Citizen Comment: Parsons - Elimination of 2010 Summer Teen Musical Program ADJOURNMENT Jason Seth, Recorder November 2, 2009 MOVED BY TAYLOR, SECONDED BY ZWICKER, COUNCIL REFER THE CORRESPONDENCE FROM HEAVEN RACE MINISTRIES REQUESTING A CONDITIONAL USE PERMIT FEE WAIVER TO THE FINANCE COMMITTEE. CARRIED. MOVED BY CORMAN, SECONDED BY TAYLOR, COUNCIL REFER THE CORRESPONDENCE FROM ALAN PARSONS OBJECTING TO ELIMINATION OF THE 2010 SUMMER TEEN MUSICAL PROGRAM TO THE COMMITTEE OF THE WHOLE. CARRIED. MOVED BY BRIERE, SECONDED BY ZWICKER, COUNCIL ADJOURN. CARRIED. Time: 7:09 p.m. Bonnie I. Walton, CIVIC, City Clerk h Cl`� T RENTON COUNCIL AGENDA I Submitting Data: Dept/Div/Board.. Hearing Examiner Staff Contact...... Fred J. Kaufman, ext. 6515 Subject: Chelan Creek PUD File No. LUA-08-067, PPUD, PP, ECF, CAE, CAE Exhibits: Hearing Examiner's Report and Recommendation and Zoning Map Recommended Action: Council Concur Al For Agenda of Agenda Status Consent .............. Public Hearing.. Correspondence.. Ordinance ............. Resolution. ............ Old Business........ New Business....... Study Sessions...... Information......... Approvals: Legal Dept......... Finance Dept...... Other ............. . . 11/02/2009 Fiscal Impact: Expenditure Required... NIA Transfer/Amendment....... Amount Budgeted....... Revenue Generated......... Total Project Budget City Share Total Project.. 0 SUMMARY OF ACTION: The hearing was held on December 30, 2008. The Hearing Examiner's Report and Recommendation on the Chelan Creek PUD was published on February 5, 2009. The appeal period ended on February 19. 2009. A Request for Reconsideration was filed on February 17, 2009. The Hearing Examiner's Response to the Request for Reconsideration was entered on March 3, 2009. A request for Corrections to the Examiner's Response was filed on March 5, 2009 and the Examiner's Response was entered on March 9, 2009. STAFF RECOMMENDATION: Approve the Chelan Creek Public Unit Development and Preliminary Plat as outlined in the Examiner's Report and Recommendation. ltentonnetlagnbill/ bh + + Hearing Examiner r Denis Law, Mayor Fred J. Kar,fman March 9, 2009 Rocale Timmons Associate Planner Department of Community and Economic Development Re: Chelan Creek PUD, Request for Correction to Reconsideration LUA-08-067, PPUD, PP, ECF, CAE, CAE Dear Ms. Timmons: This office has been asked to revise the portion of the above referenced Reconsideration to reflect the fact that the Development Services Division should be making the decisions about when the easements are to be recorded. This office had deferred to the Public Works Department or Division, This letter will serve to change those references at the bottom of Page I and in Conditions #7 and #18 to read Development Services Division. This office believes those changes are not significant and will not change the appeal period. If this office can provide any additional assistance, please feel free to write. Sincerely, U Fred Kaufman Hearing Examiner City of Renton FJK/nt cc: Neil Watts, Development Services Director Jennifer Henning, Current Planning Manager Chip Vincent, Planning Director Rocale Timmons, Development Services Jim Hanson Linda Pillo, Owner Wes Falkenborg Shirley Gall Amy Dickau & Doug Smith Jerry Pryor 1055 South Grady Way - Renton, Washington 98057 - (425) 430-6515 0 1 his Pape,' nonla ns 50 % re yded niateriai, 30%post consumer RENTON-' Alik.AD OF "j' ri CtiF'Vf, CITY OF RENTON HANSON CONSULTING FEB 17 2009 350-422-5056 CITY c�RK S DFFICE February 17, 2009 Fred J. Kaufman Hearing Examiner City of Renton 1055 South Grady Way Renton WA. 98055 Subject: Chelan Creed PUD, Preliminary Plat LUA 08-067, PPUD, PP Dear Mr. Kaufman: We are hereby requesting reconsideration of conditions #7, #9, #12, and 18 in your decision on the Chelan Creek PUD and Preliminary Plat. Both conditions #7 and #9 require easements to be recorded prior to the final plat, with the utility construction. Generally all easements are recorded as part of the final plat. If the respective easements are recorded with the utility permits and there is any minor change in location, the easements will have to be re -recorded. If the plat is never recorded there will be easements crossing the parcel for no reason being at conflict with future development. We ask that the conditions be modified to require the easements to be recorded as part of the final plat. Condition # 9 requires that the gate open out onto the pedestrian pathway. A gate opening out onto the pathway will block the pathway when open. If the gate opened into the yard there would be no blockage of the pathway. Since the fence is a spit rail type just an opening to the pathway may look better than a gate. Condition #12 requires that the tot lot and the gazebo be located either where the pathway starts or terminates. Condition #7 requires the pathway to continue from Chelan Place NE to Duvall Ave NE along lots 3 and 4. The start and termination of the pathway as required is at Duvall Ave NE, a major arterial.. Constructing a tot lot and gazebo abutting Duvall Ave NE may be dangerous to children. The proposed location adjacent to a private driveway is a more appropriate location with much less risk of children being in an accident. There should be even less traffic at the proposed location then at a location off Chelan Place NE which has been suggested by staff. We are asking the proposed location be approved. The city staff recommended that a 3 year extension be granted for the Final PUD. The report discussed the extension but does not grant one. The discussion indicates that with a one year extension the PUD final timefiame is 4 years. The staff report indicates that the Final PUD is required in 2 years. With the current economic situation we believe the 5 year timeframe will be appropriate or at least the 4 year timeframe as indicated in your conclusions. Thank you for reconsideration of the above items. We understand that some of the wording of the conditions is the same as the staff report however clarification at this point will avert possible conflicts when the plat is developed. ;s C. Hanson 6.37 CIT'- RENTON Hearing Examiner Y< Denis Law, Mayor Fred J. Kaufman March 3, 2009 Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, WA 98274 Re: Chelan Creek PUD, Request for Reconsideration LUA-08-067, PPUD, PP, ECF, CAE, CAE Dear Mr. Hanson. The applicant has asked for a reconsideration of the decision in the above matter. Specifically, the applicant has asked that conditions #7, #9, #12, and #18 be modified. In addition, the applicant has asked that the expiration period for the PUD be reconsidered or clarified. The letter contains what this office suspects is a typographical error. It appears that the explanatory text, which refers to Conditions #7 and #9 should have instead referenced #7 and #18. Those are the two conditions referencing easements. The applicant was concerned about the timing of conveying easements in both Conditions 47 and #18, which currently state: "7. The applicant shall be required to extend the pedestrian pathway from where it is proposed to begin, near Chelan Place NE, east along the NGPE bordering the hammerhead turn -around and Lots 3 and 4 eventually connecting to Duvall Ave NE in the southern portion of the site. A pedestrian easement shall be recorded, for the benefit of the public, for the length of the pathway prior to utility construction, Final PUD, or Final Plat approval; whichever comes first. 18. The applicant shall record access easements for each tract prior to utility construction, Final Plat, or Final PUD approval, whichever comes first; the existing access easement shall be revised to restrict access to Lot 16 only; and the residence located on Lot 16 shall include a fire sprinkler system to the satisfaction of the City of Renton Fire Department." The applicant expressed concern about creating the easements at the time of application for Utility Permits. The applicant noted that there is the potential for a change in location of the utility line or that the plat may never actually be finalized and recorded. The applicant was concerned about having easements cross the parcel with no purpose or in the wrong location. The problem with not recording the easement when utilities are installed is that there could be utility lines on the property and no access to those lines permitted if the easements have not been recorded. This office will defer to the Public Works Division to determine when the easements 1055 South Grady Way - Renton, Washington 98057 - (425) 430-6515 RE TN oN Chelan Creek PUD Reconsideration Jim Hanson March 3, 2009 Page 2 should be created as that division would be the one needing access. The applicant was concerned about a conflict Condition #9 might create on the path. It currently states: " 9. The applicant shall provide a split rail fence on the residential side of the pedestrian pathway identical to the other side of the pathway. The split rail fence will be required to include an entrance gate that opens out onto the pedestrian pathway for each lot." The applicant expressed concern that the gate would swing open into the pathway, potentially blocking the pathway to passers-by. The phrasing "opens out onto" might have been a figure of speech but to avoid any confusion or the potential for the gate to open and block the path, each gate shall open into its respective lot and not into the path. The applicant was concerned about the location of the tot -lot and gazebo near heavier trafficked areas rather than in a more low-key location. Condition #12 states: 12. The applicant shall submit a revised landscape plan depicting the relocation of the tot lot and the relocation of the gazebo to where the proposed pedestrian pathway either starts or terminates. The revised plan shall be submitted to and approved by the Current Planning Project Manager prior to Final PUD, Final Plat, or utility construction approval. In addition the plan shall note adequate square footage to comply with the open space requirement." This office agrees that these recreational features should be located in an area or areas with less traffic. The gazebo and tot -lot may be located as proposed by the applicant. In order to assure safety from turning or backing vehicles, the applicant shall install bollards in a position to protect these features but in a manner where wheel stops or curbs also prevent backing vehicles from easily hitting the bollards. The bollards may be the type that can be locked in place but removed if necessary. Finally, the applicant had asked that the PUD expire in the same timeframe as the Final Plat. The original report discussed the changes that could occur in Zoning or land use and unnecessarily binding the City to a potentially stale PUD plan and left the time for expiration of the PUD up to the City Council. Clearly this plat should not remain alive if the terms of the PUD - the coordinated design standards, open space, etc - are not mandated. It is possible that the plat's timeframe could be reduced by the City Council as a condition of PUD approval but this might be problematic. If the Council agrees to the Plat and PUD and determines not to limit the Plat's duration, this office would, therefore, reluctantly agree that the PUD should run concurrent with the Plat. Based on this review, therefore, the conditions are modified. The conditions are fully listed below with the modified conditions, Numbers 7, 9, 12 and 18, highlighted. (the original decision inadvertently omitted Condition 16 and for ease of comparison, it will be omitted in this version, too). A new condition, Condition 21, also highlighted, will address the PUD extension. Chelan Creek PUD Reconsideration .lira Hanson March 3, 2009 Page 3 The new recommendation is as follows: RECOMMENDATION: The City Council should approve the proposed PUD and Plat subject to the following conditions: 1. The applicant shall comply with the attached Chelan Creek Design Guidelines for ali residences constructed on the proposed lots. The applicant will be required to, as part of the PUD application, provide elevations and floor plans for the proposed structures. 2. The applicant shall submit a revised landscaping and street improvement plan depicting the following: a meandering sidewalk; ornamental landscaping and modulated fencing, for those portions of the frontage not abutting the proposed NGPE, to the satisfaction of the Current Planning Project Manager. Modulation of the fence shall be used to transition from the proposed fence, not abutting the NGPE, to the split rail fence abutting the NGPE. In the depression of the fence, where it connects to the split rail fence, an ornamental tree shall be planted in order to conceal the transition of the fence. The revised plan must be submitted to and approved by the Current Planning Project Manager prior to utility construction permit, Final PUD, or Final Plat approval; whichever comes first. 3. The Pillo LLA (LUA08-066) shall be recorded prior to Final Plat recording or Final PUD approval; whichever comes first. 4. The applicant shall be required to construct, to the satisfaction of the Development Services and Current Planning Divisions, street improvements along Duvall Ave NE. Street improvements include, but are not limited to: paving, sidewalks, curb, gutter, storm drain, landscape, streetlights, and street signs 5. The applicant shall be required to locate the meandering sidewalk closest to the street where the NGPE abuts the right-of-way. 6. The applicant shall submit a lighting plan for review and approval by the Current PIanning Project Manager prior to utility construction, Final PUD, or Final Plat approval; whichever conies first. The lighting plan shall contain pedestrian lighting on both sides of the pathway in a staggered configuration. 7. The applicant shall be required to extend the pedestrian pathway from where it is proposed to begin, near Chelan Place NE, east along the NGPE bordering the hammerhead turn -around and Lots 3 and 4 eventually connecting to Duvall Ave NE in the southern portion of the site. A pedestrian easement shall be recorded, for the benefit of the public, for the length of the pathway. The easement shall be recorded as directed by the Public Works Department. 8. The applicant shall be required to enhance the buffer area adjacent to where the pathway is located. Where enhancement of the buffer, adjacent to the pathway, due to existing high quality vegetation, additional buffer area or other mitigation may be required. A revised wetland/stream mitigation plan shall be submitted to and approved by the Current Planning Project Manager prior to utility construction or Final Plat approval; whichever comes first. Chelan Creek PUD Reconsideration Jim Hanson March 3, 2009 Page 4 9. The applicant shall provide a split rail fence on the residential side of the pedestrian pathway identical to the other side of the pathway. The split rail fence will be required to include an entrance gate from each lot to the path. The gates shall open into each respective lot and not into the path. 10. The applicant shall be required to orient each residence as noted on page 14 of the staff report; under Preliminary Plat review criteria. Lots 1 and 2 shall be oriented towards Chelan PI NE; Lots 3 and 4 towards the NGPE (west); Lots 5 through 12 towards the NGPE (east); Lot 13 towards the NGPE (south); Lots 14 and 15 towards Tract A (south); and Lot 16 towards the abutting property to the west. 11. Driveway widths shall be restricted to no more the 10 feet for a single lane and no more than 18 feet for double lane driveways. 12. The gazebo and tot -lot may be located as proposed by the applicant. In order to assure safety from turning or backing vehicles, the applicant shall install bollards in a position to protect these features but in a manner where wheels stops or curbs also prevent backing vehicles from easily hitting the bollards. The bollards may be the type that can be locked in place but removed if necessary. In addition the plan shall note adequate square footage to comply with the open space requirement. 13. The applicant shall be required to depict adequate area on each lot for private open space on the Parking, Lot Coverage, and Landscaping Analysis to be submitted as part of the Final PUD application. 14. The applicant shall be required to establish a homeowners' association for the development, which would be responsible for any common improvements and/or tracts within the PUD prior to Final Plat or Final PUD approval; whichever comes first. In addition, those standards included in the Chelan Creek Design Chelan Creek PUD Guidelines that are applicable to the maintaining the design of the PUD shall be incorporated into the homeowners' association bylaws. 15. The applicant shall obtain a demolition permit and complete all required inspections for all buildings located on the property prior to the recording of the final plat. 16. (Omitted in Original) 17. The applicant shall submit a revised detailed landscape plan prepared by a certified landscape architect or other landscape professional to the Current Planning Project Manager prior to utility construction permit, Final Plat, or Final PUD approval; whichever comes first. The revised landscape plan should include: a 5-foot landscape strip along the frontage of Lots 1 and 2; and ornamental 10-foot landscape strip along Duvall Ave NE street frontage for Lots 1 through 4 and Lot 13; and ornamental landscaping to mirror the existing frontage improvements along Duvall Ave NE, just south of the site. The revised landscape plan should also include fence detail for the entire site. 18. The applicant sha.1 record access easements for each tract. The easements shall be recorded as directed by the Public Works Department; the existing access easement shall be revised to restrict access to Lot 16 only; and the residence located on Lot 16 shall include a Chelan Creek PUD Reconsideration Jim Hanson March 3, 2009 Page 5 fire sprinkler system to the satisfaction of the City of Renton Fire Department. 19. The applicant shall be required to submit a revised plat plan depicting a 15-foot radius on'the northeast comer of Lot 12. The revised plan would be required to be submitted prior to construction permit, Final Plat, Final PUD approval; whichever comes first. 20. The applicant shall be required to extend the existing 8-inch water main within the access easement (extended from NE 10th St) to the south boundary of Lot 16 prior to Final Plat approval. Water main extensions shall also be installed for the full frontage of Lot 3. 21. If the Council agrees to the Plat and PUD and determines not to limit the Plat's duration, the PUD should run concurrent with the Plat. If the parties are not satisfied with this decision, an appeal may be filed with the City Council no later than March 17, 2009 and accompanied by the appropriate fee. If this office can provide any additional assistance, please feel free to write. Sincerely, Fred Kaufman Hearing Examiner City of Renton FK/nt cc: Neil Watts, Development Services Director Jennifer Henning, Current Planning Manager Chip Vincent, Planning Director Rocale Timmons, Development Services Linda Pillo, Owner Wes Falkenborg Shirley Goll Amy Dickau & Doug Smith .Ferry Pryor CITY OF RENTON HANSON CONSULTING FEB 1 7 2009 360-422-5056 CITY cLE RCI S OFFICE 1,137 February 17, 2009 Fred J. Kaufman Hearing Examiner City of Renton 1055 South Grady Way Renton WA. 98055 Subject: Chelan Creed PUD, Preliminary Plat LUA 08-067, PPUD, PP Dear Mr. Kauffman: We are hereby requesting reconsideration of conditions #7, #9, #12, and 18 in your decision on the Chelan Creek PUD and Preliminary Plat. Both conditions #7 and #9 require easements to be recorded prior to the final plat, with the utility construction. Generally all easements are recorded as part of the final plat. If the respective easements are recorded with the utility permits and there is any minor change in location, the easements will have to be re -recorded. If the plat is never recorded there will be easements crossing the parcel for no reason being at conflict with future development. We ask that the conditions be modified to require the easements to be recorded as part of the final plat. Condition # 9 requires that the gate open out onto the pedestrian pathway_ A gate opening out onto the pathway will block the pathway when open. If the gate opened into the yard there would be no blockage of the pathway. Since the fence is a spit rail type just an opening to the pathway may look better than a gate. Condition #12 requires that the tot Iot and the gazebo be located either where the pathway starts or terminates. Condition #7 requires the pathway to continue from Chelan Place NE to Duvall Ave NE along lots 3 and 4. The start and termination of the pathway as required is at Duvall Ave NE, a major arterial. Constructing a tot lot and gazebo abutting Duvall Ave NE may be dangerous to children. The proposed location adjacent to a private driveway is a more appropriate location with much less risk of children being in an accident. There should be even less traffic at the proposed location then at a location off Chelan Place NE which has been suggested by staff. We are asking the proposed location be approved. The city staff recommended that a 3 year extension be granted for the Final PUD. The report discussed the extension but does not grant one. The discussion indicates that with a one year extension the PUD final timeframe is 4 years. The staff report indicates that the Final PUD is required. in 2 years. With the current economic situation we believe the 5 year timeframe will be appropriate or at least the 4 year timeframe as indicated in your conclusions. Thank you for reconsideration of the above items. We understand that some of the wording of the conditions is the same as the staff report however clarification at this point will avert possible conflicts when the plat is developed. Sin rely, es C. Hanson February 5, 2009 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT/OWNER: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT Linda. Pillo 5411 36 h Avenue SW Seattle, WA 98126 Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, WA 98274 Chelan Creek PUD File No.: LUA 08-067, PPUD, PP, ECF, CAE, CAE Tax ID# 102305-9106 and #102305-9440 922 Chelan Avenue Requesting Preliminary Planned Urban Development, Preliminary Plat approval for the subdivision of a 4.21-acre site into 16 lots for the eventual development of single-family residences, with two access tracts. Development Services Recommendation: Approve subject to conditions. The Development Services Report was received by the Examiner on December 22, 2008. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: NMNUTES The following nrinutes are a summary of the December 30, 2008 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, December 30, 2008, at 9:03 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original Exhibit No. 2: Aerial Photo application, proof of posting, proof of publication and other documentation pertinent to this request. Chelan Creek PUD Pile No_: LUA-08-067, PP, PPUD, ECF, CAE, CAE February 5, 2009 Page 2 Exhibit No. 3: Zoning Ma Prelimina Plat Plan Exhibit No. 4: Preliminary P1at/PPUD Plan Exhibit No. 5: Landscape Plan Exhibit No. 6: Chelan Creek Design Guidelines Exhibit No. 7: Wetland Mitigation Plan showing Pedestrian Pathway Exhibit No. 8: Illustration of Normal Plat Plan The hearing opened with a presentation of the staff report by Rocale Timmons, Associate Planner, Community and Economic Development Department, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The proposed project would be located in northeast Renton on the west side of Duvall Ave NE between NE 10`b Street and NE 8d Street. A lot adjustment is currently pending to adjust the lot line of a third parcel immediately abutting proposed Lot 16 to the south with the subject property. Two critical area exemptions have been granted for the proposal. The site is zoned R-8 and within the Residential Single -Family Comprehensive Plan Designation (RSF). As part of the PUD the applicant has requested modifications from the street standards and the R-8 development standards, including lot size, width and depth and front yard setbacks. The proposed residential density would be 4.70 du/ac after all deductions. There are two existing homes and several outbuildings on the existing lots, which would be removed prior to construction. The site is vegetated with grass lawns, shrubs and trees. A tree inventory indicates a total of 191 trees of which 81 % would remain. The overall elevation change within the site is about 15 feet. The site slopes down from the northeast to the southwest, the slope throughout the site is approximately 4% or less. There is a Class 4 stream and a Category 2 wetland on the project site. The wetland is located within a broad swale through the central portion of the site, Category 2 wetlands require a 50-foot buffer and a Class 4 stream requires a minimum 35-foot buffer. A buffer averaging proposal has been approved by staff, which would allow the applicant to reduce the buffer on the west side of the wetland to approximately 25 feet. Environmental Review Committee issued a Determination of Non -Significance - Mitigated with six measures. No appeals were filed. The proposal does comply with the following code provisions of the PUD process; preservation and enhancement of natural features, superior landscaping, buffering and screening, superior architectural design, and placement and orientation of structures. Without the PUD it would have been challenging to meet the density requirements. The applicant has proposed to comply with all development standards with the exception of the requested modifications. Applicant would be required to comply with the Chelan Creek Guidelines prepared by staff. In addition, the applicant would be required to provide fencing, landscaping and sidewalks to mirror existing frontage improvements just south of the site along Duvall Ave NE. The lighting plan would contain pedestrian lighting on both sides of the pathway in a staggered configuration. Staff asked to have the pathway extended for better connectivity to Chelan Place NE and back out to Duvall Avenue NE. A split rail fence would be required along the buffer area to provide privacy. The residential driveways should be limited to no more than 9 feet for a single lane and no more than 16 feet for a double lane driveway. That is a deviation from the 20-foot maximum in the code. The developer would be required, within 2 years of the effective date of the approval of the preliminary plan, to submit a final development plan. The applicant has requested a 3-year extension, the same time limits of an Chelan Creek PUD File No.: LUA-08-067, PP, PPUD, ECF, CAE, CAE February 5, 2009 Page 3 approved preliminary plat for a total of 5 years. Staff agreed to the extension. The existing homes could be retained on the property up to the end of the 5-year term. Staff recommended that the tot lot be removed due to the safety of children playing in that location and the gazebo should be relocated to the start or end of the pedestrian pathway_ A homeowners' association for the development should be established in order to maintain any common improvements and/or tracts within the PUD prior to Final PIat or final PUD approval_ The Examiner stated that the removal of the tot lot may not be a good thing, where lots are smaller and there are more restrictions, it may be necessary to have a play area inside the development. Consistency with Preliminary Plat Criteria: Ms. Timmons continued stating that the proposal is consistent with most of the Comprehensive Plan and Community Design Element policies with the exception of CD I0, CD82 and T9, which would not be met unless the conditions of approval including lighting, and street frontage improvements along Duvall Ave NE are completed as part of the PUD regulations. Some modifications would be necessary as part of the PUD, Lots 1-3, 5-12 and 14 require a modification from the lot width standards, Lots 1-3, 5, 6, 8 and 11 require modifications from the lot size requirements and Lot 4 requires a modification from the lot depth requirements. Additional modifications would be needed for the front yard setbacks due to the proposed widths of Lots 5, 6 and 14 because they are less than required by code. An access easement exists on the northwest portion of the site that is used by the existing residence. The Fire Department has reviewed the application and is allowing the existing easement to remain as long as the proposed residence for Lot 16 is constructed with a fire sprinkler system. A larger radius would be required on the northeast corner of Lot 12 for emergency vehicle access. The applicant is not proposing to plant two street trees and a 5-foot landscape strip within the front yards of Lots 1-4. A 10-foot landscape strip had also been omitted on Lot 13. Traffic, Fire and Parks mitigations fees would apply to this project. The Renton School District has stated that they can accommodate the additional students generated by this proposal. The project site would be served by the City of Renton water and sewer departments. It was recommended that the existing 8-inch water main be extended for the full frontage of Lot 16. A water main would also need to be constructed within Chelan Place NE and be extended the full frontage of Lot 3. Linda Pillo, 5411 360' Avenue SW, Seattle, WA 98126 stated that she is the trustee of her parents and grandparent's property. She owns the residence that is part of the lot line adjustment, 922 Chelan Avenue NE and she wants to make sure that this development is of the highest quality. When the property was originally purchased, there was no wetland. When Duvall Avenue was constructed a culvert was put in which created the creek that ran through the property. Jim Hanson, Hanson Consulting, 17446 Mallard Cove Lane, Mt. Vernon, WA 98274, stated that he met with the City approximately one and a half years ago with a regular plat plan.. There was no stream or wetland report at that time. The City suggested that they might want to look at doing a PUD on the property since there is such a large area running diagonally through the property that most likely was a stream and a wetland. Chelan Creek PUD File No.; LUA-08-067, PP, PPUD, ECF, CAE, CAE February 5, 2009 Page 4 The applicant hired a wetland consultant, who identified the stream as a Class 4 Stream and the wetland as a Category 2 wetland. Later an additional wetland biologist was hired to look at it and verified that it was a Class 4 Stream and a Category 2 wetland. When the application was put together, the City asked for a third review, which came back with the same determinations. After all that, a final plan was put together and the City's peer review of that plan was found to be acceptable with a few minor additions, which were made. In the final design the mitigation was increased in the southern area beyond what any of the consultants had suggested. The actual stream and buffer cover approximately 45% of the site. The main modification that they are asking for is lot width and size. The lot depth issue only concerns Lot 4 and it is believed that Lot 4 does meet the definition of lot depth. The northern boundary is about 54 feet and the southern boundary is considerably larger. The average would be in excess of the 65-foot minimum depth. The PUD was suggested due to the large buffer. A draft of the site without the modifications was prepared, which used a standard 50-foot wide lot. All lots are 65-feet deep and over 4,500 square feet. In order to achieve the lot sizes, a number of the lot lines go into the wetland buffer, which is allowed by Renton's code. They felt that by modifying the lot sizes and keeping all the private lots out of the buffer really helped protect the stream. The PUD is a much better design than a regular plat. They do agree with most of the design guidelines, but there are some details that make it very difficult to use and there are some conflicts in the guidelines. There needs to be the ability for the staff and designer to work together to achieve the goal of a particular standard. The Examiner suggested that they go into the objections of the design guidelines. He presumed that the guidelines had been agreed to prior to the hearing. The guidelines are 13 pages long and quite detailed and elaborate. The terms of the guidelines need to be settled now, if that is not possible, the hearing can be continued Ms. Timmons stated that the applicant had been given a copy of the guidelines. Mr. Hanson stated that he could go over a few of their objections such as; houses need to be oriented towards the Native Growth Protection Easement. That is not a problem, but what exactly does that mean, oriented towards, is that the front door? Chelan Avenue would be like an alley, would the doors and garages have to meet the criteria as if they were the front? Access would be from the other side. Ms. Timmons stated that because the plat is a PUD they are trying to get the homes to orient to the natural features on site, which is one of the PUD criteria. The front yards that would be abutting the natural features on site would have the front facades, front porch, front door and the rest (Lots 5-12) would have the garage and access with limited driveways so that there is more open space. The Examiner stated that he would agree that all the homes on Lots 5-12 should orient the same way. He was not sure the formal front of a building today, most fronts have garages there and these most likely would not have a garage on the side of the Native Growth Protection Easement. Ms. Timmons stated that the garage would have a 20-foot setback as any normal rear yard. The Examiner was concerned that this could not be settled at the hearing. If there is a problem with the guidelines, that needs to be ironed out now so there are no vague questions when the development actually takes place. If it were being developed in the next six months, that would be fine, but in 5 years anything can happen. If the property were to be sold, the purchaser needs to know exactly what they would be bound to. Chelan Creek PUD File No._ LUA-08-067, PP, PPUD, ECF, CAE, CAE February 5, 2009 Page 5 Mr. Hanson continued with his list of objections to the guidelines: some of the details need to be worked out. For instance, in the guidelines it states that the corner boards need to be painted. Does that mean that we cannot stain them? Why can't they be stained? There is no flexibility built into the guidelines. There are conflicts with the fencing, it appears that there cannot be a fence in the interior side yard. There is a hedge issue with the interior side yards, he did not believe you could put hedges there. The guidelines propose a wider trail and they were thinking narrower with fences on both sides, their proposal seems much less sensitive to the land and buffer. If the City wants it to become a public trail, then the City needs to take responsibility for the care, maintenance and liability of the trail. It now becomes a sidewalk that would connect to Duvall come through the development and connect to Duvall again at the opposite end. They have proposed a softer trail through the buffer area. Driveway widths, one section talks about width and one talks about curb cuts. Sixteen feet does not allow room to get out of the car, eighteen feet works much better, allowing room to get out of the car and unload packages, children, etc. Again the guidelines talk about front doors and front of the building requirements. What are the requirements, wood doors, they cannot be fiberglass or metal. Doors fronting the street could be metal, doors fronting the Native Growth Protection Easement would have to be wood if that is the front yard. Double doors are not allowed, nice French Doors facing the NGPE would not be allowed. The lot line adjustment should not be a problem, that recording should take place any day. Tract C would be modified to 26-feet, which is not an issue, the surveyor has it at 25-feet. Tract A is a misprint, it says 20 feet, but in fact it is 26 feet. There is a requirement for a 25-foot radius on Lot 12. Street standards call for a 15-foot radius, which does not meet the Fire Department's requirements. He would suggest that that condition be changed rather than requiring a 25-foot radius on Lot 12, requiring that radius meet the Fire Department's requirements. There also is a requirement to put a five-foot landscape strip along Lots 1-4 on the west side, which they had not proposed. They are proposing a 10-foot landscaping strip along Duvall, leafing the natural vegetation throughout the buffer and critical area. They were proposing a 10-foot strip along Lot 13. Mr, Hanson did not believe the strip along Lots 14 was a requirement of the code. There is a requirement to put two trees either in the front yard or in the landscape strip. They provided two trees in the landscape strip along Duvall. The City code requires that offsite improvements be put in on property abutting your site, Duvall Avenue is abutting the site and does not have full street improvements adjacent to the site. The City just did some improvements in that area, but they did not put in a street that meets the City standards. They did sewer and water improvements and repaved the street. The applicant is now being required to install curb, gutter and sidewalk, storm drainage and street lighting the whole length of the property. There is 677 feet along Duvall and 63% of that frontage is either wetland or buffer. There are only five lots abutting and none of those lots have access to Duvall. The applicant should not have to put in full street improvements in that area. School children are using Chelan Ave to cross and do not use Duvall. Kayren Kittrick, Department of Community and Economic Development stated that the Orchards development directly to the south of this, was required to put in walkway and to improve Duvall Avenue even though they had no access to Duvall. Chelan Creek PUD File No.: LUA-08-067, PP, PPUD, ECF, CAE, CAE February 5, 2009 Page 6 Tract A is 26-feet wide, Mr. Hanson is correct, a design for proper radii for the Fire Department can be accommodated within that 26 feet as well as the larger interior section around the existing home. Lot 12 may require a bit of an edge. Pathways have been done with both soft surfacing and paving, they both seem to work. Lighting is more difficult because it must be maintained and paid for. Who owns it? It appeared that it would be included in the access easement, installed by the applicant and maintained by the homeowner's association. It would be an access easement for the benefit of the public but maintained by the homeowner's association. Ms. Kittrick stated that there would a safety consideration pro and con for the lighting. It invites the public through and also invites people through that may not have innocent intentions. The lighting does create a higher safety factor for both residents and anyone that is walking through there. Mr. Hanson stated that a public path would cause problems for the residents, it is unreasonable to require a walkway. The school children could use the sidewalk along Duvall or a pathway along Duvall without a formal city sidewalk that would meet the City's standards. The pathway as originally designed was not intended to provide a public walkway, but rather just an internal amenity for interior lots. Ms. Timmons stated that the pathway was a trade-off for the PUD. Staff is requiring the path to be connected back to Duvall because Lots 1, 2, 3, and 4 would have to travel completely around the site in order to reach Duvall. The Examiner stated that he would hold the hearing open. He wants a settlement on the 13 pages of guidelines before they are forwarded as something that shall be abided by. The hearing will be held open for one week to allow Mr. Hanson to spell out in writing his questions and then a return response by staff. Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing stopped at 10:52 a.m. FINDINGS, CONCLUSIONS & RECO_MMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: The applicant, Jim Hanson, Hanson Consulting, filed a request for a Preliminary Planned Urban Development and a Preliminary Plat. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit #1. 3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Non -Significance - Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located on the west side of Duvall Avenue NE and runs from approximately a half block north of NE 8th Street to approximately a half block south of NE 10th Street. NE 9th Street on the west deadends about halfway along the west property line while SE 1 I8th Street forms a T-intersection with Duvall in approximately the same location but on the east side of the subject site. Chelan Creek PUD File No.: LLIA-08-067, PP, PPUD, ECF, CAE, CAE February 5, 2009 Page 7 The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single-family uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-8 (Single Family - 8 dwelling units/acre). The subject site was annexed to the City with the adoption of Ordinances 3058 and 5161, adopted respectively in September 1976 and January 2005. The subject site is approximately 4.21 acres (183,489 gross square feet). 10. The subject site slopes downward from the northeast to the southwest portion with an overall grade difference across the site of approximately 15 feet. 11. The proposal would require approximately 1,000 cubic yards of grading along Duvall. 12. The subject site contains a Class 4 stream and a Category 2 wetland. The wetland is associated with the creek that runs diagonally across the site from the northeast to the southwest. A Category 2 wetland requires a 50-foot buffer. A Class 4 stream, non-salmonoid bearing in this case, requires a minimum 35- foot buffer. This stream drains down toward the Cedar River. 13. The applicant proposes buffer averaging to permit it to carve out 16 lots around the creek and wetland. Portions of the 50-foot wetland buffer would be reduced to not less than 25 feet through buffer averaging. The buffer would be reduced by 11,597 square feet to be replaced by 12,426 square feet of enhanced additional buffer. Enhancement would result in the planting of native plants and the removal of invasive species. Staff approved the buffer averaging proposal subject to conditions under a separate cover. 14. The site is vegetated primarily with grass lawns, shrubs and trees. A tree inventory found a total of 191 trees on the site. The applicant would retain 81 percent following development including, trees that \would be retained in the wetland and creek areas. 15. Two existing residences and outbuildings are located on the subject site. One home is located along the north portion of the subject site while the second home is east of where NE 9th Street intersects the subject site. 16. The area is predominately developed with R-8, single-family uses surrounding the subject site with a church also located west of the subject site. 17. Chelan Place NE intersects the parcel approximately midway along its south property line. NE 9th Street intersects the parcel approximately midway along its western property line. A new north -south road, Proposed Chelan Avenue NE will be extended along the western property line. 18. The applicant proposes dividing the acreage into 16 lots and 2 access tracts. The proposed subdivision would result in 16 lots ranging in lot size from 3,930 to 7,658 square feet. The centrally located critical areas and limited public roads along the margins of the site limit the placement of the proposed lots. Proposed Lots I to 4 and 13 will be located along Duvall but take access from interior easements or tracts. Proposed Lots 14, 15, and 16 are located along the north and northwest margins of the subject site. Proposed Lots 5 to 12 are located along the western margin of the site_ 19. Proposed Lots 1 through 4 would gain access from a dead end Access Tract (Tract C) extended from Chelan Creek PUD File No.: LUA-08-067, PP, PPUD, ECF, CAE, CAE February 5, 2009 Page S Chelan Place NE. Proposed Lots 5 through 12 would gain access from a proposed dead end public street extended from NE 9th Street. Proposed Lots 13 through 15 would gain access from a proposed Access Tract (Tract A); extended from the new Chelan Ave NE. Proposed Lot 16 would gain access from an existing access easement extended from NE 10" Street. There is no Tract B as it will be part of Proposed Chelan Avenue NE. 20. Staff has recommended that homes be oriented so that Proposed Lots 1 and 2 face west to Chelan Place NE, Proposed Lots 3 and 4 similarly face west toward the Native Growth Protection Easement (NGPE), Proposed 5 to 12 face to the east to face the NGPE, Proposed Lot 13 south to the NGPE, Proposed Lots 14 and 15 face their access tract and Lot 16 face its westerly neighbor. 21. Staff noted that the applicant has requested a total lot area reduction of 1,971 square feet and this reduction must be balanced with a commensurate open space on the site. Staff recommended the applicant alter the plans by removing the tot lot and moving the gazebo to the pedestrian path's start or end. 22. The proposed plat will have a density of 4.70 units per acre after the deduction of roads and critical areas from the gross acreage of the site. There would be 6,458 square feet for right-of-way dedications, 9.902 square feet for private access easements and 18,739 square feet for critical areas. This results in approximately 148,390 square feet (3.406 net acres) 23. The subject site is Iocated within the Renton School District. The project is expected to generate approximately 6 or 7 school age children. These students would be spread across the grades and would be assigned on a space available basis. 24. The development will generate approximately 10 trips per unit or approximately 140 trips for the 14 additional single-family homes, or 160 trips for all 16 homes. Approximately ten percent of the trips, or approximately 16 peak hour trips will be generated in the morning and evening. 25. The subject site is located in the Maplewood Creek sub -basin. This area has known storm water and erosion issues downstream. Stormwater will be collected in two vaults located in Chelan Place and NE 9th respectively. Water will be released to the creek at controlled rates and flow off the site. The ERC imposed compliance with the 2005 King County Stormwater Manual_ 26. Sewer and water will be provided by the City. Staff has recommended extensions of the water Iines to the south boundary of Lot 16 and along the frontage of Lot 3. 27. A lot line adjustment in the vicinity of Proposed Lot 16 is required for access to the subject site and provide the appropriate property line demarcation between property included or excluded from the current proposal. 28. Staff had recommended shared driveways between Proposed Lots 5 and 6 but removed the condition. Staff has recommended 10 foot and 18 foot driveway widths for single drives and double drives respectively. 29. Staff recommended a revised landscape plan to include 5 feet of landscaping along Duvall for Proposed Lots 1 and 2, 10 feet of ornamental landscaping along Duvall for Proposed Lots 1 to 4 and 13 and for ornamental landscaping to mirror the designs south of the subject site. 30. Staff recommended a 15-foot radius on the northeast comer of Proposed Lot 12. Chelan Creek PUD File No.: LUA-08-067, PP, PPUD, ECF, CAE, CAE February 5, 2009 Page 9 31. Staff recommended that a pedestrian pathway be extended from Chelan Place NE to the east along the Native Growth Protection easement and then around Proposed Lots 3 and 4 and ultimately connect to Duvall and that it be a public benefit as part of the required public benefit for PUD approval. 32. Staff enunciated the code requirements that the applicant is responsible for improvements along Duvall Avenue NE adjacent to the subject site. 33. The applicant requested that the normal two (2) year expiration period for a PUD be extended an additional three (3) years to a total of five (5) years. Normally, as the expiration date approaches a oric- year extension may be requested. The 5 years would match the plat approval period. 34. At the public hearing the applicant raised non-specific objections to portions of the Chelan Creek Design Guidelines, which were a thirteen (13) page addendum to the staff recommendation. Staff analysis indicated that certain requirements of a PUD could only be satisfied if the Guidelines were accomplished. The vague nature of the objections led to keeping the hearing record open so that specific objections could be raised and reviewed by staff. Staff and the applicant agreed on Revised Guidelines that resulted from the applicant's submissions and staffs further review. 35. The applicant maintains objections to the requirement for street improvements along Duvall Avenue NE and extending the path to Duvall in the vicinity of Proposed Lots 3 and 4. The applicant suggests that the lots along Duvall do not take access to that street and the requirement for improvements is not proportionate to the plat's impact. The applicant believes that the second access to Duvall supplants the need for staff s recommended connection. CONCLUSIONS: Planned Urban Development (PUD) The PUD Ordinance contains a long and complex series of criteria that are reviewed. They are inc! uded in Section 4-9-150-D: D DECISION CRITERIA: The City may approve a planned urban development only if it finds that the following requirements are met. 1. Demonstration of Compliance and Superiority Required: Applicants must demonstrate that a proposed development is in compliance with the purposes of this Section and with the Comprehensive Plan, that the proposed development will be superior to that which would result without a planned urban development, and that the development will not be unduly detrimental to surrounding properties. 2. Public Benefit Required: In addition, applicants shall demonstrate that a proposed development will provide specifically identified benefits that clearly outweigh any adverse impacts or undesirable effects of the proposed planned urban development, particularly those adverse and undesirable impacts to surrounding properties, and that the proposed development will provide one or more of the following benefits than would result from the development of the subject site without the proposed planned urban development: a. Critical Areas: Protects critical areas that would not be protected otherwise to the same degree as without a planned urban development; or b. Natural Features: Preserves, enhances, or rehabilitates natural features of the subject property, such as significant woodlands, native vegetation, topography, or noncritical area wildlife habitats, not otherwise required by other City regulations; or c. Public Facilities: Provides public facilities that could not be required by the City for development of the subject property without a planned urban development; or d. Overall Design: Provides a planned urban development design that is superior in one or more of the following ways to the design that would result from development of the subject property without a planned urban development: i. open Spaceacereation: (a) Provides increased open space or recreational facilities beyond standard code requirements and considered equivalent to features that would offset park mitigation fees in Resolution 3082; and (b) Provides a quality environment through either passive or active recreation facilities and Chelan Creek PUD File No.: LUA-08-067, PP, PPUD, ECF, CAE, CAE February 5, 2009 Page 10 attractive common areas, including accessibility to buildings from parking areas and public walkways; or ii. Circulation/5creening: Provides superior circulation patterns or location or screening of parking facilities; or iii. Landscaping/Screening: Provides superior landscaping, buffering, or screening in or around the proposed planned urban development; or iv_ Site and Building Design: Provides superior architectural design, placement, relationship or orientation of structures, or use of solar energy; or V. Alleys: Provides alleys to at least fifty percent (50%) of any proposed single family detached, semi-attacbed, or townhouse units. Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria: a. Building and Site Design: i. Perimeter: Size, scale, mass, character and architectural design along the planned urban development perimeter provide a suitable transition to adjacent or abutting lower density/intensity zones. Materials shall reduce the potential for light and glare, ii. Interior Design: Promotes a coordinated site and building design. Buildings in groups should be related by coordinated materials and roof styles, but contrast should be provided throughout a site by the use of varied materials, architectural detailing, building orientation or housing type; e.g., single family, detached, attached, townhouses, etc_ Circulation: i. Provides sufficient streets and pedestrian facilities. The planned urban development shall have sufficient pedestrian and vehicle access commensurate with the location, size and density of the proposed development. All public and private streets shall accommodate emergency vehicle access and the traffic demand created by the development as documented in a traffic and circulation report approved by the City. Vehicle access shall not be unduly detrimental to adjacent areas. ii, Promotes safety through sufficient sight distance, separation of vehicles from pedestrians, limited driveways on busy streets, avoidance of difficult turning patterns, and minimization of stcep gradients. iii. Provision of a system of walkways that tie residential areas to recreational areas, transit, public walkways, schools, and commercial activities. iv. Provides safe, efficient access for emergency vehicles. C. Infrastructure and Services: Provides utility services, emergency services, and other improvements, existing and proposed, which are sufficient to serve the development. d. Clusters or Building Groups and Open Space: An appearance of openness created by clustering, separation of building groups, and through the use of well -designed open space and landscaping, or a reduction in amount of impervious surfaces not otherwise required. e. Privacy and Building Separation: Provides internal privacy between dwelling units, and external privacy for adjacent dwelling units. Each residential or mixed -use development shall provide visual and acoustical privacy for dwelling units and surrounding properties. Fences, insulation, walks, barriers, and landscaping are used, as appropriate, for the protection and aesthetic enhancement of the property, the privacy of site occupants and surrounding properties, and for screening of storage, mechanical or other appropriate areas, and for the reduction of noise. Windows are placed at such a height or location or screened to provide sufficient privacy. Sufficient light and air are provided to each dwelling unit. f. Building orientation: Provides buildings oriented to enhance views from within the site by taking advantage of topography, building location and style. g. Parking Area Design: i. Design: Provides parking areas that are complemented by landscaping and not designed in long rows. The size of parking areas is minimized in comparison to typical designs, and each area related to the group of buildings served. The design provides for efficient use of parking, and shared parking facilities where appropriate. ii. Adequacy: Provides sufficient on -site vehicular parking areas consistent with the parking demand created by the development as documented in a parking analysis approved by the City. Parking management plans shall ensure sufficient resident, employee, or visitor parking standards, and there shall be no reliance on adjacent or abutting properties unless a shared parking arrangement consistent with RMC 4- 4-080 is approved. h. Phasing: Each phase of the proposed development contains the requ i red parking spaces, open space, recreation spaces, landscaping and utilities necessary for creating and sustaining a desirable and stable environment, so that each phase, together with previous phases, can stand alone. 4. Compliance with Development Standards: Each planned urban development shall demonstrate compliance with the development standards contained in subsection E of this Section. (Ord. 5153, 9-26-2005) DEVELOPMENT STANDARDS: 1. Common Open Space Standard: Open space shall be concentrated in large usable areas and may be designed to provide either active or passive recreation Requirements for residential, mixed -use, commercial, and industrial developments arc described below_ a. Residential: For residential developments, open space must be equal to or greater in size than the total square footage of the lot area reductions requested by the planned urban development, as illustrated in Figure l _ The open space shall not include a critical area and shall be concentrated in large usable areas, Stormwater Chelan Creek PUD File NO.: LUA-08-067, PP, PPUD, ECF, CAE, CAE February 5, 2009 Page I 1 facilities may be incorporated w1th the open space on a case -by -case basis if the Reviewing Official finds: i. The stormwater facility utilizes the techniques and landscape requirements set forth in The Integrated Pond, King County Water and Iand Resources Division, or an equivalent manual, or ii. The surface water feature serves areas outside of the planned urban development and is appropriate in size and creates a benefit. Site Area: 1.5 acres Typical Lot Size: 4,500 sq. ft. Total Number of Lots: 12 Site Area: 1.5 acres Typical Lot Size: 3,500 sq. ft. Total Number of Lots: 12 Open Space: 4,500 s_f. minus 3,500 s.f = 1,000 s.f. x 12 lots = 12.000 sq. ft. Standard Subdivision Example Planned Urban Development Approach Figure 1. Common Open Space Example b. Mixed Use — Residential Portions: Subsections Elbi to v of this Section specify common open space standards for the residential portions of mixed -use developments. i. Mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide a minimum area of common space or recreation area equal to fifty (50) square feet per unit. The common space area shall be aggregated to provide usable area(s) for residents. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Reviewing Official. The required common open space shall be satisfied with one or more of the elements listed below. The Reviewing Official may require more than one of the following elements for developments having more than one hundred (100) units. (a) Courtyards, plazas, or multipurpose open spaces; (b) Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and provided as an asset to the development; (c) Pedestrian corridors dedicated to passive recreation and separate from the public street system; (d) Recreation facilities including, but not limited to: tennis/sports courts, s Mmming pools, exercise areas, game rooms, or other similar facilities; or (e) Children's play spaces. ii. Required landscaping, driveways, parking, or other vehicular use areas shall not be counted toward the common space requirement or be located in dedicated outdoor recreation or common use areas. iii. Required yard setback areas shall not count toward outdoor recreation and common space unless such areas are developed as private or semi -private (from abutting or adjacent properties) courtyards, plazas or passive use areas containing landscaping and fencing sufficient to create a fully usable area accessible to all residents of the development. iv. Private decks, balconies, and private ground floor open space shall not count toward the common space/recreation area requirement. Figure 2. A visible and accessible residential common area containing landscaping and other amenities. V. Other required landscaping, and sensitive area buffers without common access links, such as pedestrian trails, shall not be included toward the required recreation and common space requirement. c. Mixed Use Nonresidential Portions, or Commercial, or Industrial Uses: The following subsections specify common open space requirements applicable to nonresidential portions of mixed use developments or to single use commercial or industrial developments: i. All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian -oriented space according to the following formula: 1% of the iot area } t% of the building area = Minimum amount of pedestrian -oriented space Figure 3. Examples of pedestrian -oriented space associated with a large-scale retail building. ii. To qualify as pedestrian -oriented space, the following must be included: (a) Visual and pedestrian access (including barrier -free access) to the abutting structures from the public right-of-way or a courtyard not subject to vehicular traffic, (b) Paved walking surfaces of either concrete or approved unit paving, (c) On -site or building -mounted lighting providing at least four (4) foot-candles (average) on the ground, and (d) At leas( three (3) feet of seating area (bench, ledge, etc.) or one individual seat per sixty (60) square feet of plaza area or open space. in. The following features are encouraged in pedestrian -oriented space and may be required by the Reviewing Official. (a) Pedestrian -oriented uses at the building facade facing the pedestrian -oriented space. (b) Spaces should be positioned in areas with significant pedestrian traffic to provide interest and security — such as adjacent to a building entry. (c) Pedestrian -oriented facades on some or all buildings facing the space consistent with Figure 4. Chelan Creels PUD File No.: LUA-08-067, PP, PPUD, ECF, CAE, CAE February 5, 2009 Page 12 (d) Public seating that is durable or easily replaceable, maintainable, and accessible. Figure 4. Pedestrian -oriented spaces, visible from the street, including ample seating areas, movable furniture, special paving, landscaping components, and adjacent pedestrian -oriented uses. iv. The following are prohibited within pedestrian -oriented space: (a) Adjacent unscreened parking lots, (h) Adjacent chain link fences, (c) Adjacent blank walls, (d) Adjacent dumpsters or service areas, and (e) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) that do not contribute to the pedestrian envirottmernL d. Open Space Orientation: The location of public open space shall be considered in relation to building orientation, sun and light exposure, and local micro -climatic conditions. e. Common Open space Guidelines: Common space areas in mixed use residential and attached residential projects should be centrally located so they are near a majority of dwelling units, accessible and usable to residents, and visible from surrounding units. i. Common space areas should be located to talc advantage ofsurrotmding features such as building entrances, significant landscaping, unique topography or architecture, and solar exposure. ii. In mixed use residential and attached residential projects children's play space should be centrally located, visible from the dwellings, and away from hazardous areas like garbage dumpsters, drainage facilities, streets, and parking areas. 2. Private Open Space: Each residential unit in a planned urban development shall have usable private open space (in addition to parking, storage space, lobbies, and corridors) for the exclusive use of the occupants of that unit. Each ground floor unit, whether attached or detached, shall have private open space, which is contiguous to the unit and shall be an area of at least twenty percent (2(r) of the gross square footage of the dwelling units. The private open space shall be well demarcated and at least ten feet (10') in every dimension. Decks on upper floors can substitute for some of the required private open space for upper floor units. For dwelling units which are exclusively upper story units, there shall be deck areas totaling at least sixty (60) square feet in size with no dimension less than five feet (5'). 3. Installation and Maintenance of Common Open Space: a Installation: All common area and open space shall be landscaped in accordance with the landscaping plan submitted by the applicant and approved by the City; provided, that common open space containing natural features worthy of preser4-ation may be left unimproved. Prior to the issuance of any occupancy permit, the developer shall furnish a security device to the City in an amount equal to the provisions of RMC 4-9-obo. Landscaping shall be planted within one year of the date of final approval of the planned urban development, and maintained for a period of two (2) years thereafter prior to the release of the security device. A security device for providing maintenance of landscaping may be waived if a landscaping maintenance contract with a reputable landscaping firm licensed to do business in the City of Renton is executed and kept active for a two (2) year period. A copy of such contract shall be kept on file with the Development Services Division. b. Maintenance: Landscaping shall be maintained pursuant to requirements of RMC 4-4-070. 4. Installation and Maintenance of Common Facilities: a. Installation: Prior to the issuance of any occupancy permits, all common facilities, including but not limited to utilities, storm drainage, streets, recreation facilities, etc., shall be completed by the developer or, if deferred by the Planninouilding/Public Works Administrator or his/her designee, assured through a security device to the City equal to the provisions of RMC 4-9-060, except for such common facilities that are intended to serve only future phases of a planned urban development. Any common facilities that are intended to serve both the present and future phases of a planned urban development shall be installed or secured with a security instrument as specified above before occupancy of the earliest phase that will be served_ At the time of such security and deferral, the City shall determine what portion of the costs of improvements is attributable to each phase of a planned urban development. b. Maintenance; All common facilities not dedicated to the City shall be permanently maintained by the planned urban development owner, if there is only one owner, or by the property owners' association, or the agent(s) thereof. in the event that such facilities are not maintained in a responsible manner, as determined by the City, the City shall have the right to provide for the maintenance thereof and bill the owner or property owners' association accordingly. Such bill, if unpaid, shall become a lien against each individual property- (Ord. 5153, 9- 26-2005) 2. It appears that some background on a PUD (Planned Urban Development) is necessary. The fact is that a PUD is kind of a compact or contract between the property's owner or developer and the City. The City modifies or relaxes its normal standards such as lot size or setbacks or street dimensions and the developer agrees to provide enhanced development and, it must be emphasized "AND" public betietst. Tc cut to the chase, in this case the applicant sought relaxed standards permitting more lots on the acreage than would normally be accommodated given the shape of the parcel, surrounding streets and the large centrally located wetland and creek. In return, the City sought enhanced design of the homes and a public pathway adjacent to the natural features and through the development as part of the public's benefit or return for relaxing the normal development standards. If the developer does not find the pathway Chelan Creek PUD file No.: LUA-08-067, PP, PPUD, ECF, CAE, CAE February 5, 2009 Page 13 acceptable, then the balancing that drives this PUD has not been achieved. The City's Critical Areas ordinances and complementary regulations already protect the natural features on this site. The features themselves, the wetlands and creek are already protected and buffers around those features are already required and protected. Those regulations protecting the critical areas and buffers mandate an overall reduction in density and impose significant constraints on the lot sizes and shapes. Access and street requirements further define how the plat can be developed and how many lots can be legally served. Both critical areas and roadways together reduce the developable acreage and, therefore, the overall density that can result. Accommodating more density can be achieved by allowing smaller lots, yards, driveways and roads or easements. So, from the City's perspective, the PUD needs to provide additional public benefits that achieve more than preserving the wetlands and creek and their respective buffers. This could include improving the public roadways around the project including Duvall and providing the path recommended by staff, 4. The applicant's objections to installing street improvements along Duvall are misguided. Code requires it. The public benefit in approving this PUD requires it. The residents of this plat require it. The fact that primary access to Duvall from lots within this plat is limited does not mean that the proposed lots or rather their commuting, shopping and socially active residents will not be using this major thoroughfare for access to and egress from the plat. A review of the street system shows a rather limited grid pattern and one that has limited direct access to major arterials and the shopping and commute routes that residents find attractive, While some residents will probably prefer winding about smaller roads, many will fmd Duvall, the more direct route, more appealing. Duvall to the south provides access to NE 4th Street and a commercial node at Duvall. NE 4th also provides access to downtown Renton and 1-405. Duvall to the north provides access to the Sunset commercial corridor, again I-405, and access to Bellevue as Duvall transitions into Coal Creek Parkway and access to I-90. Transit routes along Duvall might also prove inviting and residents could be expected to make use of sidewalks along Duvall immediately abutting the plat along the east. Determining whether a traditional plat or a PUD provides a better result clearly is something in the eye of the beholder and could vary considerably. The PUD clearly allows more Iots to be developed on this highly constrained property and that helps create more housing opportunities for more people. A traditional plat would have allowed quicker development and more free choice of housing type and expression of individuality in landscaping and style. This office has to suggest that a number of criteria in this review might be considered vague and allow the imposition of vague conditions that could later be misinterpreted. In order for staff to recommend approval of this PUD they required the imposition of 13 pages of guidelines governing everything from housing form, window trim, contrasting color, facade details and orientation, articulation and banding, corner treatments, stoop arrangements and more. In the present case, the applicant did have some concerns with some of the conditions imposed in that approximately 13-page addendum. Satisfying the PUD criteria in most aspects depends on the applicant abiding by the guidelines. The guidelines govern most aspects of the proposed development. A large number of the criteria are or will be satisfied as the applicant develops the project in accordance with the proposed guidelines. 6. The proposal is compatible with the R-8 Zoning and the Single -Family designation found in the Comprehensive Plan. The proposal results in a density of 4.7 which falls within the range permitted in the R-8 Zone. The proposal to construct detached single-family homes is appropriate given the comprehensive plan's single-family designation. 7. The next main criterion and the one providing the biggest stumbling block between the applicant and staff Chelan Creek PUD File No.: LUA-08-067, PP, PPUD, ECF, CAE, CAE February 5, 2009 Page 14 is the creation of "specifically identified public benefit." A number of concepts are noted that might achieve a public benefit: protect critical areas beyond normal, preserve or enhance natural features beyond normal, provide a public facility or provide a special design. Frankly, the critical areas regulations probably provided more than adequate protection of the wetlands and creek and their respective buffers. There will be some critical area enhancement as a result of buffer averaging but this is permitted without a PUD overlay. And one could argue that buffer averaging lessens protections in one area to enhance other areas. Reducing a buffer allows more intense uses closer to the actual critical area. So this buffer reduction/enhancement tradeoff is not necessarily a benefit of PUD development. Providing public facilities that would not ordinarily result from developing private property was the manner staff found to satisfy this requirement. Staff requested that a pathway open to the public be created that winds between Duvall Avenue on the east, around and through the wetland/creek area and the lots and out to the west. This would open the wetland areas to public viewing and enjoyment while providing residents an outlet to the Duvall public right-of-way. 8. Staff notes that the landscaping for the proposal when installed according to the guidelines will provide a superior look and the streetscape is intended to mirror or continue landscaping schemes already found in adjacent development. The adjacent Orchards development has modulated fencing and a meandering sidewalk which staff recommends be continued along the applicant's portion of Duvall. Similarly, housing massing, layout and types will be dictated by the guidelines and provide a townhome-like coordination of architectural detailing between the separate homes while the homes remain detached single-family units. The applicant does not propose any special open space requirements but will meet code requirements for individual units. 9. Staff noted that the sample drawings of elevation and styles were too conceptual and suggested that the guidelines would appropriately govern those issues. Conditions requiring compliance with the guidelines will be imposed as part of the approval process. 10. The roadway pattern will rely on a combination of public streets along the perimeter of the site and private easements and driveways internal to the site. This combination is dictated by the centrally located stream and wetland areas, which preclude internal grid streets. The applicant will have to provide adequate room for corner clearances, known as corner radii, where some of the easements form ninety - degree turns. Staff has recommended that Duvall improvements be installed as required by Code. Those improvements would have to be guided by the critical areas located along the Duvall frontage. While the applicant indicated that there was no legal nexus (compelling reasons) for the applicant to be responsible for improving the frontage since no lots would be accessing Duvall, code requires improvements along frontage of developing properties. As noted above the residents of this complex as well as their friends and visitors would be likely to use Duvall both to the north and south for commuting purposes as well as convenient access to commercial services at nodes north and south of the subject site. Similarly, sidewalks internal to the project as well as along Duvall will allow residents to stretch their muscles and mingle with neighboring property owners. The pathway proposed by staff will allow access to and enjoyment of the natural features by both residents and the public. An exemption will allow improvements along Duvall within the right-of-way as well as an exemption to allow the pedestrian path. Both have been administratively granted to allow appropriately conditioned development. Staff has recommended the use of meandering sidewalk close to the right-of-way. Lighting will be required. Staff has recommended that private open space for lots be defined and where near the trail and critical areas, a split rail fence be used to complement the one protecting the critical areas. 11. The site has access to appropriate utilities and they can be extended to serve the new lots within the plat. 12. Staff has recommended reduced driveway widths to match the smaller lots and reduced pavement and has Chelan Creels PUD File No.: LUA-08-067, PP, PPUD, ECF, CAE, CAE February 5, 2009 Page 15 specified the orientation of homes to take advantage of the natural features or orient in a normal fashion toward their street or neighboring homes. 13. This office sees no reason to eliminate the tot lot proposed by the applicant and it should be maintained as part of the open space. It and the gazebo may be relocated to areas away from traffic if that is possible. Staff noted that the lots appear to have adequate space to accommodate the required open space for each lot but suggested it be clearly depicted on final plans. 14. The proposal is not exceptionally large and while encumbered by a wetland and creek it is not an exceptionally complex project. The current economic situation might justify granting a longer timeframe in which to develop the subject site but the five years requested appear to be inordinate. A one-year extension is almost always available so granting an additional year on the permit actually provides a four- year (4) timeframe. Conditions and regulations undergo periodic review and the property should not be vested in years' old regulations if conditions do change. The only reason to grant a five-year permit is to match the plat period. Maybe the City Council should limit this plat overlaid by a PUD to 4 years total. Again, the proposal is not all that complex and should be able to be implemented in less than five (5) years. Preliminary Plat 15. The proposed plat appears to serve the public use and interest. It preserves the critical areas located on the central portion of the site while providing additional lots for detached single-family uses. 16. While the lots do not necessarily comply with the actual platting regulations, the imposition of the PUD overlay allows for the proposed division of the property. 17_ The lots and lot lines are about as rectangular as can be, given the need for the lots to be arranged around the critical areas. 18. Public services can be extended to serve the new lots. Stormwater will be accommodated by the applicant in two systems and then recharge the wetlands and creep. 19. The payment of mitigation fees will help offset the impacts that the development will have on public services. The development should increase the tax base of the City helping to offset some of the additional impacts on new residents on the City. 20. The plat will provide additional housing choices including housing situated around natural areas. 21. In conclusion, the City Council should approve the proposed PUD and Plat. RECOMMENDATION: The City Council should approve the proposed PUD and Plat subject to the following conditions: I. The applicant shall comply with the attached Chelan Creek Design Guidelines for all residences constructed on the proposed lots. The applicant will be required to, as part of the FPUD application, provide elevations and floor plans for the proposed structures. 2. The applicant shall submit a revised landscaping and street improvement plan depicting the following: a meandering sidewalk; ornamental Iandscaping and modulated fencing, for those portions of the frontage not abutting the proposed NGPE, to the satisfaction of the Current Planning Project Manager. Modulation Chelan Creek PUD File No.: LUA-08-067, PP, PPUD, ECF, CAE, CAE February 5, 2009 Page 16 of the fence shall be used to transition from the proposed fence, not abutting the NGPE, to the split rail fence abutting the NGPE. In the depression of the fence, where it connects to the split rail fence, an ornamental tree shall be planted in order to conceal the transition of the fence. The revised plan must be submitted to and approved by the Current Planning Project Manager prior to utility construction permit, Final PUD, or Final Plat approval; whichever comes first. 3. The Pillo LLA (LUA08-066) shall be recorded prior to Final Plat recording or Final PUD approval; whichever comes first. 4. The applicant shall be required to construct, to the satisfaction of the Development Services and Current Planning Divisions, street improvements along Duvall Ave NE. Street improvements include, but are not limited to: paving, sidewalks, curb, gutter, storm drain, landscape, streetlights, and street signs 5. The applicant shall be required to locate the meandering sidewalk closest to the street where the NGPE abuts the right-of-way. 6. The applicant shall submit a lighting plan for review and approval by the Current Planning Project Manager prior to utility construction, Final PUD, or Final Plat approval; whichever comes firs€. The lighting plan shall contain pedestrian lighting on both sides of the pathway in a staggered configuration. 7. The applicant shall be required to extend the pedestrian pathway from where it is proposed to begin, near Chelan Place NE, east along the NGPE bordering the hammerhead turn -around and Lots 3 and 4 eventually connecting to Duvall Ave NE in the southern portion of the site. A pedestrian easement shall be recorded, for the benefit of the public, for the length of the pathway prior to utility construction, Final PUD, or Final Plat approval; whichever comes first. 8. The applicant shall be required to enhance the buffer area adjacent to where the pathway is located. Where enhancement of the buffer, adjacent to the pathway, due to existing high quality vegetation, additional buffer area or other mitigation may be required. A revised wetland/stream mitigation plan shall be submitted to and approved by the Current Planning Project Manager prior to utility construction or Final Plat approval; whichever comes first. 9. The applicant shall provide a split rail fence on the residential side of the pedestrian pathway identical to the other side of the pathway. The split rail fence will be required to include an entrance gate that opens out onto the pedestrian pathway for each lot. 10. The applicant shall be required to orient each residence as noted on page 14 of the staff report; under Preliminary Plat review criteria. Lots 1 and 2 shall be oriented towards Chelan Pl NE; Lots 3 and 4 towards the NGPE (west); Lots 5 through 12 towards the NGPE (east); Lot 13 towards the NGPE (south); Lots 14 and 15 towards Tract A (south); and Lot 16 towards the abutting property to the west. 11. Driveway widths shall be restricted to no more the 10 feet for a single lane and no more than 18 feet for double lane driveways. 12. The applicant shall submit a revised landscape plan depicting the relocation of the tot lot and the relocation of the gazebo to where the proposed pedestrian pathway either starts or tenninates. The revised plan shall be submitted to and approved by the Current Planning Project Manager prior to Final PUD, Final Plat, or utility construction approval. In addition the plan shall note adequate square footage to comply with the open space requirement. 13. The applicant shall be required to depict adequate area on each lot for private open space on the Parking, Lot Coverage, and Landscaping Analysis to be submitted as part of the Final PUD application. 14. The applicant shall be required to establish a homeowners' association for the development, which would be responsible for any common improvements and/or tracts within the PUD prior to Final Plat or Final PUD approval; whichever comes first. In addition, those standards included in the Chelan Creek Design CIaelan Creep. PUD 1=ile. No.: LU4-05-067, PP, PPUD, EC)=, CAE, CAE Febmary 5, 2009 Page 17 Guidelines that are applicable to the maintaining the design of the PUD shall be incorporated into the homeowners' association bylaws. 15, The applicant shall obtain a demolition pen -nit and complete all required inspections for all buildings located on the property prior to the recording of the final plat. 17. The applicant shall submit a revised detailed landscape plan prepared by a certified landscape architect or other landscape professional to the Current Planning Project Manager prior to utility construction permit, Final Plat, or .final PUD approval; whichever comes first. The revised landscape plan Should include:: a 5-foot landscape strip along the frontage of Lots I and 2; and ornamental I0-foot landscape strip alon=-; Duvall Ave NE street frontage for Lots l through 4 and Lot 13; and orr€arnent€al landscaping to mirror the existing frontage improvements along Duvall Ave NE, just south of the site. The revised landscalic gala€ should also include fence detail for the entire site. is. The applicant shall record access easements for each tract prior to utility construction, Final Plat, or Final PUD approval, whichever comes first; the existing access easement shall be revised to restrict access to Lot 16 only; and the residence located on Lot lb shall include a fire sprinkler system to the satisfaction of the City of Renton Fire Department. 19. The applicant shall be required to submit a revised plat plan depicting a 15-foot radius on the northeast corner of Lot 12. The revised plan would be required to be submitted prior to construction permit, Final Plat, Final PUD approval; whichever comes first. 20, The applicant shall be required to extend the existing 8-inch water main within the access ease€vent (extended from NE 10`h St) to the south boundary of Lot 16 prior to Final Plat approval. Water main extensions shall also be installed for the full frontage of Lot 3. ORDERED THIS 5"' day of February 2009. FRED J. KA 1AN HEARING E>NMLNER TRANSMITTED THIS 51h day of February 2009 to the parties of retard: Locale Timmons Development Sen'ices Renton, WA 98057 Wes l:alkenborg Windermere Lard Group 1215 120"' Ave NE, Ste. 110 Be] [evue, WA 98005 Amy D€ckau & Drug Smith 874 Bremerton !Avp l T Penton, WA 98059 Kayren Kittrick Development Services Renton, WA 98057 Jim Hansom Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, OVA 98274 Jerry Pryor 825 Chelan Place NE Renton, WA 98059 T � IS1 IITT D THIS 5u` clay of February 2009 to the fallowing: Linda Pillo 5411 36`h .Avenue SW Seattle, VGA 98126 Shirley Gall 4124 NE 10"' Street Renton, WA 98059 Chelan Creek PUD File No.: LUA-08-067, PP, PPUliECF, CAE, CAE February 5, 2009 Page 18 Mayor Denis Law Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Marty Wine, Assistant CAO Dave Pargas, Fire Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Renton Reporter Pursuant to Title 1V, Chapter 8, Section 100Gof the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., February 19, 2009. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title 1V, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., February 19, 2009. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this ofee for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision -maker concerning the proposal. Decision -makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. 96 - 03 T23N R5E W 112 E ZONING PWTECFrq SER�ICES 07/15/08 F6 -- 1.5 T23N 0 200 400 Feel 1:4,BD0 EXHIBIT 3 E6 14 T23N R5E W 1/2 5310 v PC .� a I]fi rr 2m.:£ 114 rcr r/�, k•` c>7are7r w r#.F � ra [ u frm•iRn -� - - :%e[ K fiv` - ` _ _ �G � � � . 9 _ orArtt _ _ Am y, LS "J,Srr e1A' `oj >v BE agar K ar s.ry r, ct ir7N Wi3a a ru FAffi ttxrri rf a s -K 6 z I. W s rx¢aas-� ru r, a Is a rr tr L $� !Or f4 r g r rN' h 60 J�L`�L`�,-t]LJV ��Lti IOW Lr atiJo®tr I�r Pao d#4 554 r � ore .:. n�r .nr ` m'Fr' + J LOCATED IN THE 5.i 1/4, OF THE N.W. 1/4, " a1. Isfors] OF SECTION 10, TOWNSHIP 23 NORTH, Tyr-* sea' ��. r'1 RANGE 5 EAST, W.M., faro` aeaaim l2s ' 4r m r a, as KING COUNTY, WASHINGTON f11f3 6II ar � . for rs rf'�"� t .R r>axri°'r►[ ral g LC ���1:i 4sr t4r fs R � COT r ru 8 rq w KS-�~ra •�lS I'< - sat 4 -� 2sa uam nut 6 w. 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Site Design objectives and standards are intended to minimize modifications to topography, preserve existing vegetation whenever possible, minimize the creation of impervious surfaces, and make appropriate provisions for vehicular and pedestrian circulation within the Chelan Creek PUD Development. A. Residential Connections and Circulation. 1, Design Objective. Create a road system that is pedestrian -friendly, contains traffic calming techniques, and minitnizes the presence of the automobile. a. Standards. (1) Signage. All public roads shall have postings that clearly identify where on -street parking is prohibited. The developer shall be responsible to install "no parking" signs and the homeowner's association shall have the responsibility to maintain and replace the "no parking" signs. B. Sidewalks, Pathways, and Pedestrian Entry Easements. 1. Design Objective. Create a network of sidewalks and other paths throughout the neighborhood to reduce the reliance on the automobile and provide opportunities for interaction and activity. a. Standards. (1) Pedestrian Connections. A sidewalk or pathway system shall be provided throughput the development. The sidewalk or pathway system may disconnect from the road, provided the kdewalldpathway continues in a logical route throughout the residential development, (2) Pathway. (a) A pathway shall be constructed of s porous materials such as porous paving stones, crushed gravel with soil stabilizers, and paving blocks with planted joints, and shall be a minimum of 5 feet wide. (b) In areas where pathways cross streets, parking will be elmrinated to reduce crossing distance and ensure safe crossing. (3) Pedestrian Entry Easement (a) A pedestrian entry easement shall be provided to all homes that do not front on the Native Growth Protection Easement (i.e., Lot 16). See Figure 1. (b) Pedestrian entry easements shall be a minimum of 5 feet wide with a minimum 5-foot sidewalk, FIGURE 1—Pedestrian Easement (4) Transit Standards. Transit and school bus stops shall be identified and coordinated with the local transit agency and/or school district. C. Garage, 1. Design Objective. Minimize the visual impacts of the garage through the use of recessed garage doors (front I loaded), and the emphasis of the porch and front door. a. Standards. (1) On -Site Garage. (a) On -site garages shall be set back a minimum of 5 feet from the building facade on which the garagc is located. (2) Garage Design. (a) All garages shall follow an architectural style similar to the homes. (b) If sides are visible from streets, lanes, sidewalks, pathways, trails, or other homes, architectural details shall be incorporated in the design to minimize the impacts of the facade. (c) All garages shall be located in au area to minimize the presence of the automobile. (3) Carports. Carports are prohibited. b. Guidelines. (1) Avoid garages doors at the end ofview corridors. (2) All garages should be located in an area to minimize the presence of the automobile. (3) Lots that take access directly from a neighborhood street shall require a layout that lessens the visual impact of 1 the garage doors. i i (4) Garages shall not be the dominant visual element in any development. 3 D. Parking Requirements. 1. Design Objective. Provide adequate parking for each unit. a. Standards. (1) Driveways. (a) The width of the driveway curb cut shall not exceed 10 feet for single Lane and I8 feet for double Iane. E. Utility Placement, 1. Design Objective. Minimize the impact of utility locations. a. Standards. 1 Utility boxes shall be laced awe from public gathering spaces and shall be screened with landscaping or () Y p Y P K nKP P�K berms. i b. Guidelines. i (1) If possible, group utility boxes together. (2) Allow space for landscape and utility access. II. Architectural Features. The architectural feature standards are intended to allow for a diverse range of architectural styles, massing, detailing and color while creating a unified development. A. Elevations and Models Required, 1. Design Objective. To provide a diverse streetscape and a variety of floor plans, home size, and character. See Figure 2. a. Standards. (1) Models are defined as having significant variations in the floor plans, which allows for variety in die massing of the home. (2) No more than two of the same model and elevation sli<zlI be built on the same block frontage. (3) Tlie same model and elevalion sliall not be built next to each other. (4) To differentiate the sante models and elevations, different colors shall he used. (5) Eaclm model shall have at least two architectural styles and a variety of color schemes, b, Guidelines. (I) Neighburhoods shall have a variety of home size and character. FIGURE, 2 —Variety of Models and Elevations B. Massing and Composition. 1, Design Objective. To re lcct a clear hierarchy of forms and massing with expression of dominant and secondary reran. a. Standards. f I) Primary building forms shall be the dominating form while secondary formal elements shall include porches, principal dornwrs, or other significant features. See Figure 3. FIGURE 3 — Aiiissing Examples .�IesW nF t..nn,Ak. C. Building Articulation. 1. Design Objective. To avoid monotonous repetition of elevations along public areas and provide pedectriau scale cletnenis to the streetsrape• See Figure 4. a. Standards. (1)'l•he primary building elevation orieuled toward the street, access easement or NGPF shall have at least one articulation or change in plane. (2) Primary articulations shall be a minimum of 24 inches. (3) A minimum of at least one side articulation shall occur for side or rear elevations facing streets or public spaces. (4) Building elevations facing public spaces shall have a minimum articulation of 12 inches. b. Guidelines. (1) Articulation may be the connection of an open porch to the building, a dormer facing the street, or a( - defined entry element. FIGURE 4 -- Building Articulation Examples D. Building Placement. 1. Design Objective. Orient homes toward the public realm. Buildings shall be designed to integrate with activities along the street frontage and the NGPF. See Figure 5. FIGURE 5—Homes Oriented Toward the Public Reabn • �� I'nn�lu•. r)isrlolyd t Imagt 111C rthhhc It�''�Il111 Fa' ei 51.-3 N' a. Standards. (l ) Each home shall have a covered porch or main entry oriented toward the public realm in the respective front yard (i.e., Lots l and 2 towards Chelan PI NE; Lots 3 and 4 towards the N(iPli (west); Lots 5 through 12 toW;MILN the NGPE (east); Lot 13 towards the NGPF (south); Lots 14 and 15 towards Tract A (south): and Lot 16 towards the abutting property to the west.) (2) Windows on a closed side of a unit shall not directly face a neighbor's window. b. Guidelines. (1) Architectural Elements. Homes should be sited in a logical way to maximize usable space while prodding naturat and architectural elements at key locations. (2) Open and Closed Building Sides. Side yards arc important in the creation ofprivate open space, particularly in homes on small lots. Care shall be taken to design homes with air open side and a closed side as appropriate Window placement is an essential component to achieving this relationship. The open side is the side that is tither facing a public street, access easement, or the NGPF. This elevation should have more windows and detailing. See Figures 6 and 7. FIGURE 6 —Open and Closed Sides All t-- ['1rweJ .51h r:brwlan Ghxn FWF9erellen FIGURE 7 — Closed and Primary Window Locations wn„4,w" x WIdY.xetli h-h r.h.N Stne ea.n,�,a � no.salaa ►Y..rW E, Materials. 1. Design Objective. Require a variety of materials appropriate to the architectural character of the home a, Standards. Where more than one material is used, the following techniques shall be used: (1) Vertical Changes. Changes in materials in a vertical wall, such as from brick to wood, shall wrap the corners no less than 24 inches. The material change shall occur at an internal comer or a logical transition such as aligiring with a window edge or chimney. Material transition shall not occur at an exterior corner. See Figure 8, (2) Horizontal Changes. Transition in material on a wall surface, such as shingle to lap siding, will be required to have a material separation, such as a trim band board. See Figure 9. (3) Acceptable Exterior Wall Material. Wood, cement fiberboard, stucco, standard -sized brick (3-112 x 7-1/2 inches or 3-5/8 x 7-518 inches), and stone may be used. Simulated stone, wood, stone, or brick may be used to detail hotnes. (4) Trim. Trim may be wood, cement fiberboard, stucco, or stone materials. Trim is required around all doors and windows. The trim must be 3-1/2 inches minimum and be used anal[ elevations. FIGURE 9 / FIGURE 9-- Vertical /horizontal Material Changes F. Colors. 1. Design Objective. Reduce the monotony of color and tone to create a more diverse palette. a. Standards. (1) Provide multiple colors on buildings to reflect material changes and individuality of the residence. (a) Muted deeper tones, as opposed to vibrant primary colors, shall be the dominant colors. (b) Although grey and beige are not excluded, the use of these colors shall not be the dominant color used on homes or other structures within the development. (c) Color palettes fur all new structures, coded to the home elevations; shall be submitted for approval by the Current Planning Project Manager along with the Final PUD application. b. Guidelines. (1) A diversity of color should be used on homes, as compared with monotonous shades of beige and grey, throughout the plat. G. Roofs. 1. Design Objective. Provide a variety of roof forms and profiles that add character and relief to the streetscape. a. Standards. (1) Primary Roof Pitch. Primary roof pitches shall be a minimum of 6:12. (2) Gable Forms. See Figure 10. (a) Roof pitches for gable forms on the public sides of the buildings shall be a minimum of 8:12, (b) Exit access for a third floor must face a public rigbt-of-way for emergency access. (3) Roof Overhangs. Roof overhangs shall be a minimum of 12 inches (excluding gutter) and a maximum of 24 inches, including gutter, downspouts, and any other ornamental features. See Figure I I. (4) Roof Material. Roof material shall be Fire retardant, such as asphalt shingle or metal. (5) hoof Color. A variety of roof colors shall be used within the development. b, Guidelines. (1) Avoid bright color, reflective roofing material. (2) Gravel and red tile roofs are discouraged. (3) Overhangs and eaves should be detailed and proportioned to complement the architectural style of the home FIGURE 10 — Roof Forms / FIGURE 11 —Minimum Roof Overhang H. Entrances to Homes. 1. Design Objective. Design entrances that become it focal point of the homes and allow space for social interaction. a. Standards. (1) Porches or stoops are required on all homes. (2) Stoops and porches shall be raised above the grade except where accessibility (ADA) is a priority. An accessible route may also be taken from a front driveway. (3) All parches and stoops must take access from and face a street, access easement or the NGPE. (4) Porch and stoop sizes shall be: (a) Stoops. See Figure 12. Minimum Width: 4 feet Minimum Depth: 4 feet Minimum Height. 12 inches" above grade (h) Porches (Minimum 64 square feet) Minimum Width: 10 feet Minimum Depth: 6 feet Minimum Height: 12 inches above grade b. Grtldelines. (1) Where a home is located no a comer lot, i.e.. at the intersection of two roads or the intersection of a road and coEnmon open space, a wrapped porch is preferred to reduce the perceived scale of the house and engage the street or open space on troth sides. FIGURE 12 — Minliman Stoop Dimensions .� tiknq ♦'Min. F� J g11 cccY a '- A - MlnJeum !"' hun. hl i ,jl lllnlmum lnxp 1/1n,nnF,n� r hl,n n �"r;; -- �. ,r � f°±rdP.. - 6nn6emn 1 i" �• � lhnie 141Jr \linlnxnn FYurh ni.,,n.l,mt ""~� - I. Doors. I. Design Objective, Use front doors that are integral. to the character of the homes. See Figure L 3. a. Standards. (k) Front doors shall face the public realm (i.e., Lots 1 and 2 towards Chelan PI NE; Lots 3 and 4 towards the NGPE (west); Lots 5 through 12 towards the NGPE (east); Lot 13 towards the NGPE (south); Lots 14 and 15 towards'frnct A (south); and Lot 16 towards the abutring property to the west). (2) Doors shall be made of wood, fiberglass, or metal. (1) Front doors shall be paneled or have inset windows. (4) Sliding glass doors are not permitted along frontage elevation or an elevation facing a pedestrian easernent. (5) Four -inch minintuni head and jamb biro is required around all doors. b. Guidelines. (1) FronL floors should be a focal point in small lot pedestrian -oriented ncrghborhoods and be in scale with the home. (2) QVerSiSed dears should be avoided on cottage -style homes. 7 FIGURE 13 — Doors � l k' .I El �rrplahlr nnnra Unnn<p[ah&• ❑nor J. Primary Windows. 1. Design Objective. Use windows that are integral to the character of the homes. See Figure 14L a Standards. ( I ) Primary windows shall be proportioned vertically rather dean horizontally. Sec 15. (2) Windows are required to have a trim on all ]four sides. (3) Trim must he appropriate to die architectural character of the house and be a minimum of 3-1/2 inches wide. (4) Vertical windows may be combined together to create a larger window area. FIGURE 14— Acceptable Windows b, Guidelines. (1) Divided light windows are encouraged, They must either be taste divided light or have properly proportioned mullions applied to die window. Individual panes inset he vertically proportioncd or square. FIGURE 15— Primary Window Example H' ! CIE � u• � I Jr 1l1 r�\ r !if l+EI S K. Chimneys. 1. Design Objective, When used, design chimneys that reflect the architectural style of the homes. a. Standards. (1) Chimneys above the roof shall be at least 20 inches x 24 inches as measured in the plan. (2) Woad -framed chimney enclosures are permitted; however metal termination caps shall not be left exposed. These tops shall be shroud in a metal chimney surround. b. Guidednes. (1) Chimney form and shape should reflect the proportions of masonry tradition. Skinny tong chimneys out of concert with the house proportions or not naturally anchored into tite roof forms and walls are unacceptable. (2) Overly stylistic chimneys are discouraged. Chimney shape and profile should appropriately reflect the stylistic direction of the rest of the house. L. Columns, Trim, and Corner Boards. t_ Design Objective. Design columns, trim work, and comer boards to add visual detail to the house. a. Standards. (1) Columns. See Figure 16. (a) Character columns shall be round, fluted, or strongly related to the home's architectural style. (b) Exposed 4 x 4 and 6 x 6-inch posts are prohibited. (2) Corners. See Figure 17. (a) Use metal corner clips or comer boards at comers where siding is used. Corner boards steal I be a minimum of 2.1I2 inches in width. (b) Corner boards shall be painted or color stained to match the main massing colors of the residence. FIGURE 16 — Corner Board FIGURE 17 — Columns C'cuner Itciertl r � t-5 C—tI R—d hcreprrrble. [:.limn 1'nnre OaW W... b. Guidelines. (1) Columns, trim, and corner boards should reflect the architectural character of the home. M. Gutters and Downspouts. 1. Design Objective. Integrate the gutters and downspouts into the home's color scheme. a. Standards. (1) Gutters shall be painted or of an integral color to closely thatch the trim color. b. Guidefines. (1) Gutters and downspouts should reflect the architectural character of the home. N. Arehitecture Detail and Features. 1. Design Objective. Establish a desirable human scale next to pedestrian routes by the use of shutters, knee braces, flower boxes, and columns. See Figure 18. a. Standards. (1) At least one of the following features shall be used: (a) Shutters (b) Flower Boxes (c) Knee Braces (d) Columns (2) Shutters, flower boxes, and ornamental knee braces shall follow the home's architectural style, (3) Shutters shall be proportioned to the window size to simulate the ability to cover them. b. Guidelines. (1) Give special care in the character, detail, and finish of human scale architectural details. (2) Use a detail that is appropriate to the architectural character of the home. FIGURE 18 — Architectural Details and Features O. Mall and Newspaper Boxes. 1. Design Objective. Place and design mailboxes to best serve the neighborhood and reflect the character of the i community. a. Standards. (1) All mailboxes shall be clustered and lockable Consistent with LISPS standards. Clustered mailboxes s architecturally enhanced with materials and details typical of the home's architecture and carefully place adversely affect the privacy of residents and serve the needs of the U.S. Postal Service. See Figure 19. b. Guidelines. (1) Mailbox locations should be easily accessible to each resident and architecturally compatible with the home. FIGURE 19 — Mallbox Design 9 1 10 m V � L. b G P. V E3 � a c 'v L - 1. -4 V u W K a � oa � w w O u q U LQ -752 - c } 5 V _ � b U C. � v J •"-• 'v a � w •C N ju c� •�- C• M N � G G s - R � � y � � � �' � a G3 w 4� • J .Jj V iF G Y C c m ti OhE C .�+ ti .= U 7 7a S •�- P C7 .T. x - < e, Ei (d) Privacy fencing adjacent to a public space shall be setback a minimum of I foot from the property line. (e) Privacy fencing shall be constructed of woad, simulated wood, iron, or masonry. Chain link fencing shall not be permitted. IV, Lighting. The purpose of this Section is to offer design standards for lighting that will enhance visibility and security while accenting key architectural elements and landscape features. A. Exterior Lighting. 1. Design Objective. Design lighting that provides safety and character, and aesthetic benefits for the neighborhood. a. Standards. (1) The lighting for neighborhood streets and pedestrian pathway shalt be low intensity and shall be from the same family of fixtures. (2) All exterior lighting shall be prevented from projecting light upward either by placement beneath building raves or by an integral shield of the fixture's interiors as recommended by the manufacturer. (3) Street lighting on neighborhood streets and access lanes within the boundary of a small lot neighborhood development shall be required. (a) All street lighting fixtures shall be a maximum height o€16 feet. (4) Sidewalks and pathways not otherwise illuminated by street lighting shall be ht with omamental lighting fixtures subject to the approval of the Current Planning Project Manager. All pedestrian lighting fixtures shall be a maximum height of 12 feet. (5) Lighting shall be limited to illumination of surfaces intended for pedestrians, vehicles, or key architectural features. b. Guidelines. (1) The character of the lighting fixtures shall be appropriate for the architecture and to a human scale. (2) Spill -over lighting should be avoided. This includes light that is broadcast beyond the intended area; for example, street lights that illuminate residential windows or residential flood lights that illuminate beyond the lot boundary. (3) Apply minimal lighting where possible to accomplish desired purpose. The selection of lights should be of appropriate height and light direction to minimize conflicts with neighbors. (4) Avoid lighting large areas with a single source. CHELAN CREEK PUD CONDITIONS OF APPROVAL LUA 08-067 Project Condition Source of When Compliance is Party Notes Condition Required Responsible Elevations in compliance with the attached Chelan Creek Design HEX Prior to FPUD or the Applicant/ Guidelines for all residences shall be provided recording of the plat Builder Revised landscaping and street improvement plan depicting the HEX Prior to utility Applicant/ following: a meandering sidewalk; ornamental landscaping and construction or FPUD Builder modulated fencing, for those portions of the frontage not abutting the proposed NGPE, to the satisfaction of the Current Planning Project Manager. Specifics about fencing and landscaping in report. The Pillo LLA (LUA08-066) shall be recorded prior HEX Prior to FPUD or the Applicant/ recording of the plat Builder Construct street improvements along Duvall Ave NE to the HEX Prior to the recording of the Applicant/ satisfaction of the Development Services and Current Planning plat Builder Divisions Required to locate the meandering sidewalk closest to the street HEX Prior to the recording of the plat Applicant/ Builder where the NGPE abuts the right-of-way. A lighting plan shall be submitted for review and approval by the HEX Prior to utility Applicant/ Current Planning Project Manager. The lighting plan shall contain construction or FPUD Builder pedestrian lighting on both sides of the pathway in a staggered configuration. Required to extend the pedestrian pathway from where it is HEX Prior to utility Applicant/ proposed to begin, near Chelan Place NE, east along the NGPE construction or FPUD Builder bordering the hammerhead turn -around and Lots 3 and 4 eventually connecting to Duvall Ave NE in the southern portion of the site. A pedestrian easement shall be recorded, for the benefit of the public, for the length of the pathway. A revised wetland/stream mitigation plan shall be submitted to and HEX Prior to utility Applicant) approved by the Current Planning Project Manager enhancing the construction or FPUD Builder buffer area adjacent to where the pathway is located, Chelan Creek PUD Conditions of Approval Page 2 of 4 The applicant shall provide a split rail fence on the residential side HEX Prior to the recording of the Applicant/ of the pedestrian pathway identical to the other side of the pathway. plat or FPUD Builder The split rail fence will be required to include an entrance gate that Builder opens into each lot. The applicant shall be required to orient each residence as noted on HEX During Building pen -nit Applicant/ page 14 of the admin report to the HEX. construction Builder Driveway widths shall be restricted to no more the 10 feet for a HEX During utility permit Applicant/ sin le lane and no more than 18 feet for double lane driveways construction Builder If the tot lot and gazebo are located as proposed bollards shall be HEX Prior to utility Applicant/ installed to protect the features with wheel stops or curb cuts construction or FPUD Builder prevent damage to the bollards. The applicant shall be required to depict adequate area on each lot HEX As part of the FPUD Applicant/ for private open space on the Parking, Lot Coverage, Landscaping Builder Analysis. Establish a homeowners' association responsible for any common HEX Prior to FPUD or the Applicant/ improvements and/or tracts within the PUD. Those standards recording of the plat Builder included in the Design Guidelines that are applicable to the maintaining the design of the PUD shall be incorporated into the homeowners' association bylaw. Obtain a demolition permit and complete all required inspections HEX Prior to the recording of the Applicant for all buildings located on the property. plat Submit revised detailed landscape plan including: a 5-foot HEX Prior to utility Applicant/ landscape strip along the frontage of Lots 1 - 4; and ornamental 14- construction or FPUD Builder foot landscape strip along Duvall Ave NE street frontage for Lots 1-4 and Lot 13; and ornamental landscaping to mirror the existing frontage improvements along Duvall Ave NE, just south of the site. The landscape plan should include fence detail for the entire site. Access easements shall be recorded as required by the HEX Prior to the recording of the Applicant/ Development Services Division; the existing access easement shall plat Builder be revised to restrict access to Lot 16 only. The residence located on Lot 16 shall include a fire sprinkler HEX During Building Applicant/ system to the satisfaction of the City of Renton Fire Department. Construction Builder Required to submit a revised plat plan depicting a 15-foot radius on HEX Prior to utility Applicant/ the northeast corner of Lot 12. construction or FPUD Builder Chelan Creek PUD Conditions of Approval Page 3 of 4 Required to extend 8-inch water main within the access easement HEX During Utility Construction, Applicant/ (extended from NE 10`h St) to the south boundary of Lot 16. Water prior to plat recording Builder main extensions shall be installed for full frontage of Lot 3 The FPUD may run concurrent with the timeframe of the Final Plat HEX NA Applicant Required to submit a TESCP designed pursuant to the State Department of ERC During Project Construction Applicant/ Ecology's Erosion and Sediment Control Requirements, outlined in Builder Volume II of the 2001 Stormwater Management Manual. A Native Growth Protection Easement shall be placed over that part of the ERC Prior to the recording of the Applicant/ site encompassing the stream/wetland and buffer area. Restrictive plat Builder covenants shall also be placed on the site to this effect. The detention system shall be required to comply with the ERC During Project Construction Applicant/ requirements found in the 2005 King County Surface Water Design Builder Manual to meet detention and water quality improvements. The applicant shall pay a Parks Mitigation Fee based on $530.76 ERC Prior to the recording of the Applicant/ per each new single family lot. The fee is estimated at $7,430.64. plat Builder The applicant shall pay a Traffic Mitigation Fee in the amount of ERC Prior to the recording of the Applicant/ $75 for each new net daily trip. It is anticipated that the proposed plat Builder project would result in the payment of $10,048.50. The applicant shall pay a Fire Mitigation Fee based on $488.00 per ERC Prior to the recording of the plat Applicant/ Builder new single family lot. The fee is estimated at $6,832.00. Protection measures, per RMC 4-4-130.H.8 shall apply for all trees Code During Project Construction Applicant/ that are to be retained in areas subject to construction. The Builder applicant is retaining 9 trees outside the NGPE. Haul hours are limited from 8:30 am to 3:30 pm Monday through Friday Code During Project Construction Builder Within 30 days of completion of grading work the applicant shall Code During Project Construction Contractor/ h droseed or plant appropriate vegetation. Builder Construction hours are from 7:00 am to 8:00 pm Monday through Friday Code During Project Construction Contractor/ and 9:00 am to 8:00 prn on Saturday and no work is allowed on Sundays. Builder Chelan Creek PUD Conditions of Approval Page 4 of 4 Development Standards are as follows, those standards that were modified as part of the PUD have been italicized (if not listed must comply with the R-8 and PUD regulations): Net Area Front Yard FY SY RY Lot (Sq. ft. Width De th Orientation Setback Setback Setback 1 3,940 SF 40 eet 98 feet Chelan Place NE 15ft 20- ara e 5 ft 20 ft 15ft (20-garage) 5 ft 20 ft 2 3,930 SF 40 eet 98 feet Chelan Place NE 3 4,370 SF 40 eet 95+ feet NGPE west 15ft (20-garage) 5 ft 20 ft 4 5,723 SF 80 feet 54+ feet NGPE west 15ft (20-garage) 5 ft 20 ft 5 4,202 SF 35 feet 96+ feet NGPE (east) Measured from 5 ft 20 ft rant property line 6 4,259 SF 20+ feet 95 feet NGPE (east) Measured from 5 ft 2011 front property line 7 6,518 SF 34+ eel 95+ feet NGPE east 15ft (20-garage) 5 ft 20 ft 8 4,372 SF 40 eet 112 feet NGPE east 15ft (20-garage) 5 ft 20 ft 9 4,605 SF 40 eet 112+ feet NGPE (east) 15ft (20-garage) 5 ft 20 ft 15ft (20-garage) 5 ft 20 ft 10 4,562 SF 40 eet 112+ feet NGPE (east) 15ft (20-garage) 5 ft 20 ft 11 4,456 SF 40 eet 110+ feet NGPE (east) 12 5,438SF 49 feet 107+ feet NGPE (east) 15f? (20-garage) 5 ft! 15ft for 20 ft SYAS corner 13 5,916 SF 83+ feet 50+ eet NGPE (south) 15ft (20-garage) 5 ft 20 ft 14 5,540 SF 40 feet 104+ feet Tract A (south) Measured from 5 ft 20 ft front property line 15ft (20-garage) 5 ft 20 ft 15 4,986 SF 52 feet 90+ feet Tract A south 15ft (20-garage) 5 ft 20 ft 16 7,658 SF 59 feet 98+ feet Abutting prop e west _ cc: City of Renton File LUA 08-067 Mike Dotson, Plan Reviewer Jennifer Henning CHELAN CRP..WIC DESIGN SI ANDARDS I. Sit, Design. Stle Design objectives and standards are intended to minimize modifications to topography, preserve existing vegetati<m ,i, hnwv,cr _possible, minimize the creation of irnper✓ious surfaces, and make appropriate provisions for cehictrlar :;nd pedestrian circulation witliin the Chelan Creek PUD Development. A. Residential Connections and Circulation. 1. Design Objective. Create a road system that is pedestrian -friendly, contains traffic calnung techniques, and minim zes the presence. of the automobile. a_Standard$, (1) Signage. All public reads shall have postings that clearly identify where on -street parking is prohibited. The developer shall be responsible to install "no parking" signs and the homeocnef's association shall have the responsibility tc maintain and replace the "no parking" signs. —. Sidewalks, Pathways, and Pedestrian Entry Easements. )esign Objective, Create a network of sidewalks and other paths throughout the neighborhoud to reduce The eliaiice on the automobile and provide opportunities for interaction and activity. a. Standards. (1 ) Pedestrian Connections, A sidewalk or pathwaysystem shall be provided throughput the development. 'The sidewalk or pathway system may disconnect from the road, provided the sidewalk;pathway contunies in a logical route throughout the residential development. (2) Pathway. (a) A pathway small be constructed of a porous matenals such as porous paving stones, crushed gravel with soil stabilizers, and paving blocks with planted joints, and shall be a minimum of 5 feet wide, (b) In areas where pathways cross streets, parking will be eliminated to reduce crossing distance and ensure safe crossing. (3) Pedestrian Entry Easement. ia) A pedestrian entry easement shall be provided to all homes that do not front on the Native Growth Protection Easement (i,e., Lot 16). See Figure 1. (b) Pedestrian entry easements shall be a minimum of 5 feet wide with a minimum 546ct sidewalk FIGURE 1 —Pedestrian Easement (4) Transit Standards. Transit and school bus stops shall be identified and coordinated with the local transit ageiicy and/orscitooI district. C. Garage. 1. Design Objective. Minimize the visual impacts of the garage through the use of recessed garage doors (from l 7 loaded), and the emphasis of the , arch and front door. a.Staadards. (I) Ou-Site Garage. (a) Oii-s:te garages shall be set rack a miniir_um of 5 feet from the building `acade on which the garage is located (�) Garage Design. (a) All garages shall follow an architectural style similar to the homes h) Itsides are visible from streets, lanes, sidewalks.. pathways, trails, or oihcr homes, architectural detail; shall be incorporated in the design to minimize the impacts of the fayade_ (c) All garages shall be located in an area to minimize the presence cf the automobile. (3) Carports. Carports are. prohibited. b Guidelines. (1) Avoid garages doors at the end of view corridors- (2) All garages should've located in an area to rummize the presence of the automobile. (3) Lats that take access directly from a neighborhood street shall require a layout that lessens the visual impact of the garage doors, (4) Garages shall not be the dominant visual element in any development, D. Parking Requirements. 1, Design Objective, Provide adequate parking for each unit. a, Standards, (1) Driveways. (a) 71ie width of the driveway curb cut shall not exceed 10 feet for single lane and 18 feet for double lane. E. Utility Placement. 1. Design Objective. Minimize the impact of utility locations. a. Standards. (1) UiIity boxes shall he placed away from public gathering spaces and shall be screened with landscaping o7 berns. h_ Guidelines- {1) Upossible, group utility boxes together, (2) Allow space for landscape and utility access. H. Architectural Features. The arclutecturid feature standards are intended to allow for a diverse range of architectural styles, massing, detailing and color while creating a unified development, .k. Elevations and Models Required, 1. Design Objective. To provide a diverse streetscape and a variety of floor plans, home size, and character- See Figure 2. a- Standards. (1) Models are defined as having significant variations in the floor plans, which allows for variety in the massing of the home. (2) No more than two of the same model and elevation shall be built on the same block frontage. (3) The same model and elevation shall not be built next to each other. (4) To differentiate the same models and elevations, different colors shall be used. (5) Each model shall have at least two architectural styles and a variety of color schemes. b Guidelines. (t ) Neighborhoods shall have a variety of home size and character. FIGURE 2 — Variety of Models and Elevations yp L tea. �aNGhNifti tL I1 B. Massing and Composition. 1, Resign Objective. To reflect a clear hierarchy of forms and massing with expression of dominant and secondary forms. a Standards. (1) Primary building firms shalt be the dominating form while secondary formal elements shall include porches, principal dormers, or other significant features. Sec Figure 3, FIGURE 3 — Massing Examples fi,srinF it xvmpk,, C. ilding Articulation. 1. Design Objective. Ti) avoid monotonous repetition of elevations along public areas acid provide pedestrian scale elements to the streetscape. See Figure 4. a. Standards. (l ) The primary building elevation oriented toward the street, access easement or NGPE shall have at least one articulation or change in plane, (2) Primary articulations shall be a minimum of 24 inches. (3) A minimum of at least one side articulation shall occur for side or rear elevations facing streets or public spaces, (4) Building elevations facing public spaces shall have a minimum articulation of 12 inches. b. Guidelines. (I) Articulation may be the connection of an open porch to the building, a dormer facing the, street, CT,) u cl l- defined entry element. FIGURE 4 — Building Articulation Examples fi171i1! D. Building Placement, I - Design Objective. Orient homes toward the public realm. Huildings shalt be designed to integrate with activities along the street liontage and the NGPE. See Figure 5. FIGURE 5 — Haines Oriented Toward the Public Realm a, Standards. (1) E,ich home shall have a covered porch or main entry oriented toward the public reahn in the respective bent yard (i.e., Lots I and 2 towards Chelan P1 NE; Lots 3 and 4 towards the NGPE (West); Lots 5 through 12 towards the NGPE (east); Lot 13 towards the NGPE (south); Lots 14 and 15 towards Tract A (south); avid Lot 16 eo•.•erds the abutting property to the west.) (2) Windows on a closed side of a unit shall not directly face a neighbor's window. b. Guidelines_ (1) Architectural Elements. Homes should be sited in a logical way to maximize usable space while providing natural and architectural elements at key locations. (2) Open and Closed Building Sides. Side yards are important in the creation of pri vale open space, particu!arly in homes on small lots. Care shall be taken to design homes with an open side and a closed side as appropriate, Window placement is an essential component to achieving this relationship. The open side is the side that is either facing a public street, access easement, or the NGPE. This elevation should have more windows and detailing. See Figures 6 and 7. FIGURE 6 — Open and Closed Sides r ,.v 1r{;lon„Wn ISPe.. tilae r,IGvnl{on FIGURE ; — Closed and Primary Window Locations co -,..a s,n. n.,..,,a�,� oed� ara•m�,�,„ F. Materials - Design Objective, Require a variety of materials appropnate to the arctutcetural character of the hon{c. a. Standards. Where more than one material is used, the following techniques shall be used. f l) Vertical Changes. Changes in matenals in a ve tical wall, such as horn buck to wood, shall wrap the comers no ',ess than 24 il:ches. The material change shall occur at an intemal corner or a togical transition such as aligning w itn a windnm edge or chimney. Malcrial transilien shall not occur at an exterior corner See Figu-e 8- (2) Horizontal Changes. Transition in material on a wall surface, such as shingle to lap siding, t, ill be required to have a material separation, such as a trim band board .See Figure 9. ,} Acceptable Exterior Wall Material. Wood, cement fiberboard, stucco, standard -sized brick (3-i-2 X '-1 7 inches or 3-5lS x 7-5i6 inches), and stone may be used. Simulated stone, wood. stone, orbrick may Le ised to detail homes. i 41 Trim. T: in; may ne wood, cement fiberboard, stucco, or starve materials. Trim is required arnund all dn�;-s and windows, The Inm must be 3-1i2 inches minimum and be used on all elevations. FIGURE 8 / FIGURE 9-- Vertical /Horizontal Material Changes 1�- Colm's. Design Objective. Reduce the monotony of color and tone to create a more diverse palette. a. Standards, i) Provide multiple colors on buildings to reflect material changes and individuality of the residence, (a) Nluted deeper tones, as opposed to vibrant primary colors, shall be the durronant colors. (b) Although grey and beige are not excluded, the use of these colors shall not be the dominant color used nn homes or other structures within the development {c) Color palettes for all new structures, coded to the home elevations; shall be submined for approval by thv Current Planning Project Manager along with [lie Final PUD application b. Guidelines. (1) A diversity of color should be used on homes, as compared with monotonous shades of beige and grey, throughout the plat, G. Roofs. I Design Objective. Provide a variety of roof forms and profiles that add character and relief to the sireetscape. a. Standards, (1 } Primary Roof Pitch- Primary roof pitches shall be a miaimum of 6:12. (2) Gable Farms. See Figure 10. (a) Roof pitches for gable forms on the public sides of the buildings shall be a mininwm of 8.:2, (b) Exit access for a third floor must face a public right-of-way for emergency access, i ) Roof Overhangs. Rnnf overhangs shall be a minimum of 12 inches (excluding gutter) and a maximum of 24 inches, including gutter, downspouts. and any other ornamental features. See Figure 1 1- (4) Hoof i faterial- Roof material shall be fire retardant, such as asphalt shingle or metal - (s i Roof Color. A variety of roof colors shall be used within the development. b, Guidelines. (1) Avoid hngnt color, reflective roofing material. (2) Gravel ant red the roofs arc discouraged - (3i Overhangs and eaves should be detailed and proportioned to complern"7 the archiiectural style of !.ie I-.ome b'IGU7RE 10 — Roof Storms i FIGURE I I -- Minimum Roof Overhang H. Entrances to Homes. 1. Design Objective. Design entrances that become a focal point of the homes and allow space fnr social INc-actioEl. a.standards. (l) Porches or stoops are required on all homes. (Z) Stoops anti porches shall be raised above the grade except where accessibility (ADA) is a prionty At accessible route may also be taken from a front driveway. (3) All porches and stoops must take access from and face a street, access easement or the NGPI; (4) Parch and stoop sizes shall be: (a) Stoops, See Figure 12. 6 Minimum Width: 4 feet Minimum Depth: 4 feet Minimum Height' 12 inches" above grade (b) Porches (Minimum 60 square feet) Minimum Width', 10 feet Minimum Depth. 6 feel Minimum Height' 12 inches above grade b. Guidelines. (,) Where a home is located on a comer lot, i.e., at the intersection of two roads or the intersection of a road a;td cotiuncm open space, a wrapped porch is preferred to reduce the perceive([ scale of the house and engage the street cr open space on both sides. FIGURE; 12 — Minimum Stoop Dimensions pinhh y ' r � Mwmmn IT a nllnxunnr Slou�])nun,ui,�n� h1'm 4 Min 6 W Min I. Doors. I. Design Objective. Use from doors that are integral to the character of the homes- See Figure 13. a. Standards. ) Front doors shall face the public realm (i,e., Lots I and 2 towards Chelan PI NE; Lots 3 and 4 inwards the GPE (west); Lots 5 through 12 towards the NGPE (east); Lot 13 towards the NGFE (south); Lots 14 and 1; cowards Tract A (south); and Lot 16 towards the abutting property to the west). (2) Doors shall be made of wood, fiberglass, or metal. (3) Front doors shall be paneled or have inset windows. (4) Sliding glass doors are not permitted along frontage elevation or an elevation facing a pedesMart easement (51, hour -inch minimum head and jamb trim is required around all doors, b. Guidelines. (i) Front doors should be a focal point in smal I lot pedestrian -oriented neighborhoods aiid be in scale with the home. (2) Oversized doors should be avoided on cottage -style homes. FKAIRE I — Doors i i T +'cpMWdElow Utwcttph4tle nnnr J. Primary Windows. 1. Design Objective. Use windows that are integral to the character of the homes. See Figure 14, a. Standards. (1) Prfmarf windows shall be proportioned vertically rather than horizontally. See I i. (2) Windows are required to have a trim on ail four sides. (3) Trim must be appropriate w the architectural character of the home and be a minimum of 3- ],"1 inches wide, (4) Vertical windows may be combined together to create a larger window area. FIGURE 14— Acceptable Windows NGa b. Guidelines. (1) Divided light windows are encouraged. They must either be true divided light or have properly pr0port1011eo mullions applied to the window- Individual panes must he vertically proportioned or square FIGURE 15 —Primary Window Example K Chimnevs. 1 Design Objective, When used, design chimneys that reflect the architectural style cf the homes, a -Standards, 1) Chimneys abave the roof shall be at least 20 inches x 24 inches as measured in the plan, (2) Wood -framed ;hirrtney enclosures are permitted; however metal termination caps shall not be left exposed. These lops shall be shroud in a metal chitnney surround. b Guidelines. (l ) Chinurey Corm and shape should reflect the proportions of masonry tradition, Skinny long chimnevs out of conceit with the house proportions or not naturally auchured into the roof forms and walls are unacceptahie (2) Overly stylistic chimneys are discouraged- Chimney shape and profile should appropriately reflect the styhsttc direction of the rest of the house. Columns, Trim, and Corner Boards. j Design Objective. Design cola iris, trim work, and corner boards to add visual detail to the house a. Standards. 1) Columns, See Figure 16. (a) Character calunins shall be round, tluted, or strongly related to the home's architectural style. 'b) Exposed 4 x 4 and 6 x b-inch posts are prolubited. ry Cortners. See Figure 17. (a) Use metal corner clips or comer boards at comers where siding is used. Comer boards shall he a minimum of 2-1.2 inches in width- (b) Corner boards shall be painted or color stained to match the main massing colors of the residence. FIGURE 16 — Corner Hoard FIGURE 17 — Columns 77" a>«.� u.,.�a n., v oo.c,i:..nn ❑„:oc.amdan C.�mmn b. Guidelines. (1) Columns, trim, and :rimer boards should reflect the architectural character o f the home NJ. Critters and Downspouts. t . Design Objective. Integrate the gutters and downspouts into the home's color scherne. a, Standards: (I ) Gutters shall be painted or of an integral color to closely match the trim color b Guidelines. 1) Gutters and downspouts should reflect the architectural character of the'nome. N. Architecture Detail and Features. I Design Objective. Establish a desirable human state next to pedestrian routes by the use of shutters, :stet braces, floe�erboxes, and columns. See Figure 18. a. Standards. (1) at least ane of the following features shall be used: (a) shutters (by Flower Anxes (c) Knee Bracey (d) Columns (2) Shutters, flower coxes, and emamental knee braces shall follow the home's architectural style. (3) Shutters shall be proportioned to the window size to simulate the ability t, cover them. b. Guidelines. (1) Give special care in the. character, detail, and finish of human scale architectural details. (2) Usc a detail that rs appropriate to the architectural character of the home - FIGURE 1S —,architectural Details and Features O. Mail and Newspaper Boxes. 1, Design Objective. Place and design mailboxes to best serve the neighborhood and reflect the character of the community. a. Standards. (1) All mailboxes shall be clustered and lockable consistent with LISPS standards. Clustered inailhoxes sha architecturally enhanced with materials and details typical of the home's architecture zed Carefully placed to :..., adversely affect the privacy of residents and serve the needs of the U.S. Postal Service. See Figure 19_ b. Guidelines. (1) Mailbox locations should :e easily accessible to each resident and architecturally compatible with the home. FIGURE 19 — Mailbox Design 9 10 P. Hot Tubs and Mechanical Equipment- 1. Design Objective. Minimize the impacts of hat tubs and pool equipment on surrounding properties. Standards, ) Hot tubs and poets shall be located only in back yards. (2} Pools and spas shall be designed to minimize sight and sound impacts to adjeis[)ng property. (3) Pool heaters and pumps shall be screened from view and sound insulated. (a) Pool equipment must comply with codes regarding fencing and screening. h. Guidelines. (I) Hot tub and mechanical equipment should be placed as to not negatively impact neighbors. Q. Accessory Structures. 1, Design Objective. Mnimize [lie impacts of accessory structures. a, Standards. (1) No mere than one accessory structure shall he permitted per lot and shall he archiiecturilly eonmistenl with the principal structure (2) Greenhouses, sheds, and other accessory structures shall not exceed 12 feet to top cf roof in height or more than 150 square feel in size. (3) They shall he. no closer than 3 feet from the interior side or rear property line. (4) Overhangs and roof drainage may not encroach over property lines, (5) Accessory structures are. not allowed in front yards- ) Accessory dwelling units (ADUs) shall be prohibited. Guidelines. (1) Avoid locating accessory structures in areas visible from the street. III. Landscape Elements, This landscape Section is essential toward enhancing the character of the Chelan Creek KID development. Landscaping is an important aspect of the creation cf space and scale when using small lots. In conjunction with architecture, Iandscape design enables builders to create a transition between homes and the street while mitigating the impact of denser housing. ;k. Fences and hedges. 1. Design Objective. The incorporation of fences and hedges around a housing unit to define private spaces. See Figure 20. a. Standards. Fences and hedges shall not be placed near neighborhood streets in such a wall to create a safety or entering sight distance content. FIGURE 18J.17-39 — Front Yard Decorative Fences and Hedges (I ) Front Yard Decorative Fence. [fused fences shall be decorative and help to define semi -private areas it from of [lie home, If a split rail fence is required in the front yard, as a condition of approval, secondary fret fences shall beprohibiled _ (a) The maximum height shall be 36 inches_ (b) Front yard decorative fences shall be located a minimum of 1 foot frmn parcel line io allow for planting between edge of sidewalk or right-of-way and fence. (c) Front yard decorative fences shall provide a balance of solid surfaces and voids, such as picket Or Kentucky rail fence styles- (d) Front yard decorative fences shall be constructed of wood, simulated wood, iron, or masonry Solid fences and chain i ink shall be prohibited, (2) Hedges. If used, hedges shall be continuors along the front and side property line, and the street frontage. If a split rail fence is required in the front yard, as a condition of approval, hedges shall be prohibited in foe front yard, (a) The maximum height of a hedge in a front yard shall be 36 inches (b) The maximum height of a hedge for the first 13 fee[ of the front yards or yards abutting Chelan Ave NF shall be 36 inches. The maximum height for the remaining portions of the yards shall be 6 feet. (c) Evergreen native plant matenal is preferred for year-round coverage., (3) Privacy Fencing, if a split rail fence is required in the front yard, as a condition of approval, privacy fencing shall be ptolubrted in the front }•ard. If used, privacy fencing shall be in character with the home's architecture. See Figure 21 FIGURE 21— Public Side of Fence I ri,�,u,r o, mini SOH 4 r (a) Privacy fencing in a front yard shall not be permitted. (b) For lots where the privacy fencing would be placed facing the street or access lane fFxcept for Duvall Ave :CIE), the maximum height of the first 15 feet of the fencing as measured from the front facade, shall be 36 inches. The maximum height of the remainder of the privacy fencing shall be 6 feet (c) For lots where the privacy fencing would be placed facing Duvall Ave NE the maximum height c f the fencing shall be 6 feet. 12 :a Pnvacv fencing adjacent to a public space shall be setback a minimum of l foot frnni :'ne propert} I:nc. (e i Privacy fenci.ig shall be constructed of wood, simulated word, �roa, or masoTn', Chain hn,? fencing shall not be perrnimt d, IN'. Lighting. '7 he purpose of this Section is to offer design standards for sighting that will enhance visihi;ity and security while accentiag key architectural elements and landscape features. A. Exterior Lighting. 1. Design Qhjective. Design iighting that provides safety anti character, and aesthelic'oenefits for'he neighborhood. a. Standards. (1) The lighting for neighborhood streets and pedestrian pathway shah be low intensity and shall be from the same family of fixtines. (2) All exterior lighting shall he prevented from projecting light upward eithur by placement beneath building eaves or by an integral shield of tine fixttire's interiors as recommended Toy the manu€acturer, 1 Street lighting oil ncighborhood.streets and access lanes within the boundary of a surall lot neighborhood development shall be required. (a) All street lighting fixtures shall be a maximum height of 16 feet. (4) Sidewa-anti pathways apathways not otherwise illrtininated by street lighting shall be lit witL omamenial lighting fixtures subject to the approval of the CwTent Planning Project Manager All pedes'riar- lighting fixtures shall be a maximum height of 12 feet (5) Lighting shall be limited to illumination of surfaces intended for pedestrians, '�ehicles, or key arclmt chiral Ieatures_ b. Guidelines. (i) The character of the lighting fixtures shall be appropriate for the architecture and t0 a hurray, scale. (2) *11-over lighting should he avoided. This includes light that is hmadcast beyonc the intended area: for example, street lights that il'turnfnate residential windows or residential flood lights that illurninate beyond the lot bo.indary (3) Apply minimal lighting where possible to accomplish desired purpose. The selection of lights should ,b of appropriate height and light direction to minimize conflicts with neighbors. (4) Avoid lighting large areas with a single source. 13 �r CITl*TF RENTON _u � � ; Denis Law, Mayor March 5, 2009 Fred Kaufman, Hearing Examiner City of Renton 1055 South Grady Way Renton, WA 98057 Department of Community and Economic Development Alex Pietsch, Administrator SUBJECT; REQUEST FOR CORRECTIONS — CHELAN CREEK PUD (FILE NO. LUA08-067, PPUD, PP, ECF) Dear Mr. Kaufman, We respectfully request corrections me made in the response to the reconsideration request, made by the applicant, for the Chelan Creek PUD; dated March 3, 2009. Specifically, we request that Condition #18 be revised to defer to the Development Services Division, for the determination of when access easements for each tract should be recorded, as opposed to the Public Works Department. In addition a reference was made to the Public Works Division, on page one of the response, that should be revised to read the Development Services Division. Please contact me at (425) 430-7219 should you have any questions regarding this letter. Sincerely, ,,GfiC.I)y�yt/1� R ale Timmons, Associate Planner cc: Chip Vincent, Planning Director Neil Watts, Development Services Director Jennifer Henning, Current Planning Project Manager Contact Owner Parties of Record Yellow File 1055 South Grady Way - Renton, Washington 98057 This paper contains 50 o recycled material, 30 % post consumer RENTON AHEAD OF TI[F CURVE y CIT'c � RENTON + "R 67 , Denis Law, Mayor March 5, 2009 Fred Kaufman, Hearing Examiner City of Renton 1055 South Grady Way Renton, WA 98057 Department of Community and Economic Development Alex Pietsch, Administrator SUBJECT: REQUEST FOR CORRECTIONS — CHELAN CREEK PUD (FILE NO. LUA08-067, PPUD, PP, ECF) Dear Mr. Kaufinan, We respectfully request corrections me made in the response to the reconsideration request, made by the applicant, for the Chelan Creek PUD; dated March 3, 2009. Specifically, we request that Condition #18 be revised to defer to the Development Services Division, for the determination of when access easements for each tract should be recorded, as opposed to the Public Works Department. In addition a reference was made to the Public Works Division, on page one of the response, that should be revised to read the Development Services Division. Please contact me at (425) 430-7219 should you have any questions regarding this letter. Sincerely, R ale Timmons, Associate Planner cc: Chip Vincent, Planning Director Neil Watts, Development Services Director Jennifer Henning, Current Planning Project Manager Contact Owner Parties of Record Yellow Pile 1055 South Grady Way - Renton, Washington 98057 STni9 paper contains 5O %recycded materiai, 30%post consumer RENTON AHEAD OF THE CURVE AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON ) County of King ) ss. Nancy Thompson being first duly sworn, upon oath, deposes and states: That on the 51h day of February 2009, afflant deposited via the United States Mail a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: SUBSCRIBED AND S ��� this day of � , 2009. 1 ry No Publj�v- }i and for the State of ashington Residing at therein. Application, Petition or Case No.. Chelan Creek PUD LUA 08-067, PPUD, PP, ECF, CAE, CAE' The Decision or Recommendation contains a complete list of the Parties of Record. February 5, 2009 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT/OWNER: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT Linda Pillo 54113 6 h Avenue SW Seattle, WA 98126 Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, WA 98274 Chelan Creek PUD File No.: LUA 08-067, PPUD, PP, ECF, CAE, CAE Tax ID# 102305-9106 and #102305-9440 922 Chelan Avenue Requesting Preliminary Planned Urban Development, Preliminary Plat approval for the subdivision of a 4.21-acre site into 16 lots for the eventual development of single-family residences, with two access tracts. Development Services Recommendation: Approve subject to conditions. The Development Services Report was received by the Examiner on December 22, 2008. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the December 30, 2008 hearing The legal record is recorded on CD. The hearing opened on Tuesday, December 30, 2008, at 9:03 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No. 2: Aerial Photo Chelan Creek PUD Filc No.: LUA-08-067, PP, PPUD, ECF, CAE, CAE February 5, 2009 Page 2 Exhibit No. 3: Zoning Map Preliminary Plat Plan Exhibit No. 4: Preliminary P1at/PPUD Plan Exhibit No. 5: Landscape Plan Exhibit No. 6: Chelan Creek Design Guidelines Exhibit No. 7: Wetland Mitigation Plan showing Pedestrian Pathway Exhibit No. 8: Illustration of Normal Plat Plan The hearing opened with a presentation of the staff report by Rocaie Timmons, Associate Planner, Community and Economic Development Department, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The proposed project would be located in northeast Renton on the west side of Duvall Ave NE between NE 10' Street and NE 80' Street. A lot adjustment is currently pending to adjust the lot line of a third parcel immediately abutting proposed Lot 16 to the south with the subject property. Two critical area exemptions have been granted for the proposal. The site is zoned R-8 and within the Residential Single -Family Comprehensive Plan Designation (RSF). As part of the PUD the applicant has requested modifications from the street standards and the R-8 development standards, including lot size, width and depth and front yard setbacks. The proposed residential density would be 4.70 du/ac after all deductions. There are two existing homes and several outbuildings on the existing lots, which would be removed prior to construction. The site is vegetated with grass lawns, shrubs and trees. A tree inventory indicates a total of 191 trees of which 81% would remain. The overall elevation change within the site is about 15 feet. The site slopes down from the northeast to the southwest, the slope throughout the site is approximately 4% or less. There is a Class 4 stream and a Category 2 wetland on the project site. The wetland is located within a broad swale through the central portion of the site, Category 2 wetlands require a 50-foot buffer and a Class 4 stream requires a minimum 35-foot buffer. A buffer averaging proposal has been approved by staff, which would allow the applicant to reduce the buffer on the west side of the wetland to approximately 25 feet. Environmental Review Committee issued a Determination of Non -Significance - Mitigated with six measures. No appeals were filed. The proposal does comply with the following code provisions of the PUD process; preservation and enhancement of natural features, superior landscaping, buffering and screening, superior architectural design, and placement and orientation of structures. Without the PUD it would have been challenging to meet the density requirements. The applicant has proposed to comply with all development standards with the exception of the requested modifications. Applicant would be required to comply with the Chelan Creek Guidelines prepared by staff. In addition, the applicant would be required to provide fencing, landscaping and sidewalks to mirror existing frontage improvements just south of the site along Duvall Ave NE. The lighting plan would contain pedestrian lighting on both sides of the pathway in a staggered configuration. Staff asked to have the pathway extended for better connectivity to Chelan Place NE and back out to Duvall Avenue NE. A split rail fence would be required along the buffer area to provide privacy. The residential driveways should be limited to no more than 9 feet for a single lane and no more than 16 feet for a double lane driveway. That is a deviation from the 20-foot maximum in the code. The developer would be required, within 2 years of the effective date of the approval of the preliminary plan, to submit a final development plan. The applicant has requested a 3-year extension, the same time limits of an Chelan Creek PUD File No.: LUA-08-067, PP, PPUD, ECF, CAE, CAE February 5, 2009 Page 3 approved preliminary plat for a total of 5 years. Staff agreed to the extension. The existing homes could be retained on the property up to the end of the 5-year term. Staff recommended that the tot lot be removed due to the safety of children playing in that location and the gazebo should be relocated to the start or end of the pedestrian pathway. A homeowners' association for the development should be established in order to maintain any common improvements and/or tracts within the PUD prior to Final Plat or Final PUD approval_ The Examiner stated that the removal of the tot lot may not be a good thing, where lots are smaller and there are more restrictions, it may be necessary to have a play area inside the development. Consistency with Preliminary Plat Criteria: Ms. Timmons continued stating that the proposal is consistent with most of the Comprehensive Plan and Community Design Element policies with the exception of CD10, CD82 and T9, which would not be met unless the conditions of approval including lighting, and street frontage improvements along Duvall Ave NE are completed as part of the PUD regulations. Some modifications would be necessary as part of the PUD, Lots 1-3, 5-12 and 14 require a modification from the lot width standards, Lots 1-3, 5, 6, 8 and 11 require modifications from the lot size requirements and Lot 4 requires a modification from the lot depth requirements. Additional modifications would be needed for the front yard setbacks due to the proposed widths of Lots 5, 6 and 14 because they are less than required by code. An access easement exists on the northwest portion of the site that is used by the existing residence. The Fire Department has reviewed the application and is allowing the existing easement to remain as long as the proposed residence for Lot 16 is constructed with a fire sprinkler system. A larger radius would be required on the northeast corner of Lot 12 for emergency vehicle access. The applicant is not proposing to plant two street trees and a 5-foot landscape strip within the front yards of Lots 1-4. A 10-foot landscape strip had also been omitted on Lot 13. Traffic, Fire and Parks mitigations fees would apply to this project. The Renton School District has stated that they can accommodate the additional students generated by this proposal. The project site would be served by the City of Renton water and sewer departments. It was reconunended that the existing 8-inch water main be extended for the full frontage of Lot 16. A water main would also need to be constructed within Chelan Place NE and be extended the full frontage of Lot 3. Linda Pillo, 5411 36"' Avenue SW, Seattle, WA 98126 stated that she is the trustee of her parents and grandparent's property. She owns the residence that is part of the lot line adjustment, 922 Chelan Avenue NE and she wants to make sure that this development is of the highest quality. When the property was originally purchased, there was no wetland. When Duvall Avenue was constructed a culvert was put in which created the creek that ran through the property. Jim Hanson, Hanson Consulting, 17446 Mallard Cove Lane, Mt. Vernon, WA 98274, stated that he met with the City approximately one and a half years ago with a regular plat plan. There was no stream or wetland report at that time. The City suggested that they might want to look at doing a PUD on the property since there is such a large area running diagonally through the property that most likely was a stream and a wetland. Chelan Creek PUD File No.: LUA-08-067, PP, PPUD, ECF, CAE, CAE February 5, 2009 Page 4 The applicant hired a wetland consultant, who identified the stream as a Class 4 Stream and the wetland as a Category 2 wetland. Later an additional wetland biologist was hired to look at it and verified that it was a Class 4 Stream and a Category 2 wetland. When the application was put together, the City asked for a third review, which came back with the same determinations. After all that, a final plan was put together and the City's peer review of that plan was found to be acceptable with a few minor additions, which were made. In the final design the mitigation was increased in the southern area beyond what any of the consultants had suggested. The actual stream and buffer cover approximately 45% of the site. The main modification that they are asking for is lot width and size. The lot depth issue only concerns Lot 4 and it is believed that Lot 4 does meet the definition of lot depth. The northern boundary is about 54 feet and the southern boundary is considerably larger. The average would be in excess of the 65-foot minimum depth. The PUD was suggested due to the large buffer. A draft of the site without the modifications was prepared, which used a standard 50-foot wide lot. All lots are 65-feet deep and over 4,500 square feet. In order to achieve the lot sizes, a number of the lot lines go into the wetland buffer, which is allowed by Renton's code. They felt that by modifying the lot sizes and keeping all the private lots out of the buffer really helped protect the stream. The PUD is a much better design than a regular plat. They do agree with most of the design guidelines, but there are some details that make it very difficult to use and there are some conflicts in the guidelines. There needs to be the ability for the staff and designer to work together to achieve the goal of a particular standard. The Examiner suggested that they go into the objections of the design guidelines. He presumed that the guidelines had been agreed to prior to the hearing. The guidelines are 13 pages long and quite detailed and elaborate. The terms of the guidelines need to be settled now, if that is not possible, the hearing can be continued. Ms. Timmons stated that the applicant had been given a copy of the guidelines. Mr. Hanson stated that he could go over a few of their objections such as; houses need to be oriented towards the Native Growth Protection Easement. That is not a problem, but what exactly does that mean, oriented towards, is that the front door? Chelan Avenue would be like an alley, would the doors and garages have to meet the criteria as if they were the front? Access would be from the other side. Ms. Timmons stated that because the plat is a PUD they are trying to get the homes to orient to the natural features on site, which is one of the PUD criteria. The front yards that would be abutting the natural features on site would have the front facades, front porch, front door and the rest (Lots 5-12) would have the garage and access with limited driveways so that there is more open space. The Examiner stated that he would agree that all the homes on Lots 5-12 should orient the same way. He was not sure the formal front of a building today, most fronts have garages there and these most likely would not have a garage on the side of the Native Growth Protection Easement. Ms. Timmons stated that the garage would have a 20-foot setback as any normal rear yard. The Examiner was concerned that this could not be settled at the hearing. If there is a problem with the guidelines, that needs to be ironed out now so there are no vague questions when the development actually takes place. If it were being developed in the next six months, that would be fine, but in 5 years anything can happen. If the property were to be sold, the purchaser needs to know exactly what they would be bound to. Chelan Creek PUD File No.: LUA-08-067, PP, PPUD, ECF, CAE, CAE February 5, 2009 Page 5 Mr. Hanson continued with his list of objections to the guidelines: some of the details need to be worked out. For instance, in the guidelines it states that the corner boards need to be painted. Does that mean that we cannot stain them? Why can't they be stained? There is no flexibility built into the guidelines. There are conflicts with the fencing, it appears that there cannot be a fence in the interior side yard. There is a hedge issue with the interior side yards, he did not believe you could put hedges there. The guidelines propose a wider trail and they were thinking narrower with fences on both sides, their proposal seems much less sensitive to the land and buffer. If the City wants it to become a public trail, then the City needs to take responsibility for the care, maintenance and liability of the trail. It now becomes a sidewalk that would connect to Duvall come through the development and connect to Duvall again at the opposite end. They have proposed a softer trail through the buffer area. Driveway widths, one section talks about width and one talks about curb cuts_ Sixteen feet does not allow room to get out of the car, eighteen feet works much better, allowing room to get out of the car and unload packages, children, etc. Again the guidelines talk about front doors and front of the building requirements. What are the requirements, wood doors, they cannot be fiberglass or metal. Doors fronting the street could be metal, doors fronting the Native Growth Protection Easement would have to be wood if that is the front yard. Double doors are not allowed, nice French Doors facing the NGPE would not be allowed. The lot line adjustment should not be a problem, that recording should take place any day. Tract C would be modified to 26-fect, which is not an issue, the surveyor has it at 25-feet. Tract A is a misprint, it says 20 feet, but in fact it is 26 feet. There is a requirement for a 25-foot radius on Lot 12. Street standards call for a 15-foot radius, which does not meet the Fire Department's requirements. He would suggest that that condition be changed rather than requiring a 25-foot radius on Lot 12, requiring that radius meet the Fire Department's requirements. There also is a requirement to put a five-foot landscape strip along Lots 1-4 on the west side, which they had not proposed. They are proposing a 10-foot landscaping strip along Duvall, leaving the natural vegetation throughout the buffer and critical area. They were proposing a 10-foot strip along Lot 13, Mr. Hanson did not believe the strip along Lots 1-4 was a requirement of the code, There is a requirement to put two trees either in the front yard or in the landscape strip. They provided two trees in the landscape strip along Duvall. The City code requires that offsite improvements be put in on property abutting your site, Duvall Avenue is abutting the site and does not have full street improvements adjacent to the site. The City just did some improvements in that area, but they did not put in a street that meets the City standards. They did sewer and water improvements and repaved the street. The applicant is now being required to install curb, gutter and sidewalk, storm drainage and street lighting the whole length of the property. There is 677 feet along Duvall and 63% of that frontage is either wetland or buffer. There are only five lots abutting and none of those lots have access to Duvall. The applicant should not have to put in full street improvements in that area. School children are using Chelan Ave to cross and do not use Duvall. Kayren Kittrick, Department of Community and Economic Development stated that the Orchards development directly to the south of this, was required to put in walkway and to improve Duvall Avenue even though they had no access to Duvall. Chelan Creek PUD File No.: LUA-08-067, PP, PPUD, ECF, CAE, CAE February 5, 2009 Page 6 Tract A is 26-feet wide, Mr. Hanson is correct, a design for proper radii for the Fire Department can be accommodated within that 26 feet as well as the larger interior section around the existing home. Lot 12 may require a bit of an edge. Pathways have been done with both soft surfacing and paving, they both seem to work. Lighting is more difficult because it must be maintained and paid for. Who owns it? It appeared that it would be included in the access easement, installed by the applicant and maintained by the homeowner's association. It would be an access easement for the benefit of the public but maintained by the homeowner's association. Ms. Kittrick stated that there would a safety consideration pro and con for the lighting. It invites the public through and also invites people through that may not have innocent intentions. The lighting does create a higher safety factor for both residents and anyone that is walking through there. Mr. Hanson stated that a public path would cause problems for the residents, it is unreasonable to require a walkway. The school children could use the sidewalk along Duvall or a pathway along Duvall without a formal city sidewalk that would meet the City's standards. The pathway as originally designed was not intended to provide a public walkway, but rather just an internal amenity for interior lots. Ms. Timmons stated that the pathway was a trade-off for the PUD. Staff is requiring the path to be connected back to Duvall because Lots 1, 2, 3, and 4 would have to travel completely around the site in order to reach Duvall. The Examiner stated that he would hold the hearing open. He wants a settlement on the 13 pages of guidelines before they are forwarded as something that shall be abided by. The hearing will be held open for one week to allow Mr. Hanson to spell out in writing his questions and then a return response by staff. Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing stopped at 10:52 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: The applicant, Jim Hanson., Hanson Consulting, filed a request for a Preliminary Planned Urban Development and a Preliminary Plat. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit #1. 3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Non -Significance - Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. The subject site is located on the west side of Duvall Avenue NE and runs from approximately a half block north of NE 8th Street to approximately a half block south of NE 10th Street. NE 9th Street on the west deadends about halfway along the west property line while SE I I8th Street forms a T-intersection with Duvall in approximately the same location but on the cast side of the subject site. Chelan Creek PUD File No.: LUA-08-067, PP, PPUD, ECF, CAE, CAE February 5, 2009 Page 7 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single-family uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-8 (Single Family - 8 dwelling units/acre). 8. The subject site was annexed to the City with the adoption of Ordinances 3058 and 5161, adopted respectively in September 1976 and January 2005. 9. The subject site is approximately 4.21 acres (183,489 gross square feet). 10. The subject site slopes downward from the northeast to the southwest portion with an overall grade difference across the site of approximately 15 feet. 11 _ The proposal would require approximately 1,000 cubic yards of grading along Duvall. 12. The subject site contains a Class 4 stream and a Category 2 wetland. The wetland is associated with the creek that runs diagonally across the site from the northeast to the southwest. A Category 2 wetland requires a 50-foot buffer. A Class 4 stream, non-salmonoid bearing in this case, requires a minimum 35- foot buffer. This stream drains down toward the Cedar River. 13. The applicant proposes buffer averaging to permit it to carve out 16 lots around the creek and wetland. Portions of the 50-foot wetland buffer would be reduced to not less than 25 feet through buffer averaging. The buffer would be reduced by 11,597 square feet to be replaced by 12,426 square feet of enhanced additional buffer. Enhancement would result in the planting of native plants and the removal of invasive species. Staff approved the buffer averaging proposal subject to conditions under a separate cover. 14_ The site is vegetated primarily with grass lawns, shrubs and trees. A tree inventory found a total of 191 trees on the site. The applicant would retain 81 percent following development including trees that would be retained in the wetland and creek areas. 15. Two existing residences and outbuildings are located on the subject site. One home is located along the north portion of the subject site while the second home is east of where NE 9th Street intersects the subject site. 16. The area is predominately developed with R-8, single-family uses surrounding the subject site with a church also located west of the subject site. 17. Chelan Place NE intersects the parcel approximately midway along its south property line. NE 9th Street intersects the parcel approximately midway along its western property line. A new north -south road, Proposed Chelan Avenue NE will be extended along the western property line. 18. The applicant proposes dividing the acreage into 16 lots and 2 access tracts. The proposed subdivision would result in 16 lots ranging in lot size from 3,930 to 7,658 square feet. The centrally located critical areas and limited public roads along the margins of the site limit the placement of the proposed lots. Proposed Lots 1 to 4 and 13 will be located along Duvall but take access from interior easements or tracts, Proposed. Lots 14, 15, and 16 are located along the north and northwest margins of the subject site. Proposed Lots 5 to 12 are located along the western margin of the site. 19. Proposed Lots 1 through 4 would gain access from a dead end Access Tract (Tract C) extended from Chelan Creek PUD File No.: LUA-08-067, PP, PPUD, ECF, CAE, CAE February 5, 2009 Page 8 Chelan Place NE. Proposed Lots 5 through 12 would gain access from a proposed dead end public street extended from NE 9th Street. Proposed Lots 13 through 15 would gain access from a proposed Access Tract (Tract A); extended from the new Chelan Ave NE. Proposed Lot 16 would gain access from an existing access easement extended from NE 10" Street. There is no Tract B as it will be part of Proposed Chelan Avenue NE. 20. Staff has recommended that homes be oriented so that Proposed Lots 1 and 2 face west to Chelan Place NE, Proposed Lots 3 and 4 similarly face west toward the Native Growth Protection Easement (NGPE), Proposed 5 to 12 face to the east to face the NGPE, Proposed Lot 13 south to the NGPE, Proposed Lots 14 and 15 face their access tract and Lot 16 face its westerly neighbor. 21. Staff noted that the applicant has requested a total lot area reduction of 1,971 square feet and this reduction must be balanced with a commensurate open space on the site. Staff recommended the applicant alter the plans by removing the tot lot and moving the gazebo to the pedestrian path's start or end. 22. The proposed plat will have a density of 4.70 units per acre after the deduction of roads and critical areas from the gross acreage of the site. There would be 6,458 square feet for right-of-way dedications, 9,902 square feet for private access easements and 18,739 square feet for critical areas. This results in approximately 148,390 square feet (3.406 net acres) 23. The subject site is located within the Renton School District. The project is expected to generate approximately 6 or 7 school age children. These students would be spread across the grades and would be assigned on a space available basis. 24. The development will generate approximately 10 trips per unit or approximately 140 trips for the 14 additional single-family homes, or 160 trips for all 16 homes. Approximately ten percent of the trips, or approximately 16 peak hour trips will be generated in the morning and evening. 25. The subject site is located in the Maplewood Creek sub -basin. This area has known storm water and erosion issues downstream. Stormwater will be collected in two vaults located in Chelan Place and NE 9th respectively. Water will be released to the creek at controlled rates and flow off the site. The ERC imposed compliance with the 2005 King County Stormwater Manual. 26. Sewer and water will be provided by the City. Staff has recommended extensions of the water lines to the south boundary of Lot 16 and along the frontage of Lot 3. 27. A lot line adjustment in the vicinity of Proposed Lot 16 is required for access to the subject site and provide the appropriate property line demarcation between property included or excluded from the current proposal. 28. Staff had recommended shared driveways between Proposed Lots 5 and 6 but removed the condition. Staff has recommended 10 foot and 18 foot driveway widths for single drives and double drives respectively. 29. Staff recommended a revised landscape plan to include 5 feet of landscaping along Duvall for Proposed Lots 1 and 2, 10 feet of ornamental landscaping along Duvall for Proposed Lots 1 to 4 and 13 and for ornamental landscaping to mirror the designs south of the subject site. 30. Staff recommended a 15-foot radius on the northeast corner of Proposed Lot 12. Chelan Creek PUD File No.: LUA-08-067, PP, PPUD, ECF, CAE, CAE February 5, 2009 Page 9 31. Staff recommended that a pedestrian pathway be extended from Chelan Place NE to the east along the Native Growth Protection easement and then around Proposed Lots 3 and 4 and ultimately connect to Duvall and that it be a public benefit as part of the required public benefit for PUD approval. 32. Staff enunciated the code requirements that the applicant is responsible for improvements along Duvall Avenue NE adjacent to the subject site. 33. The applicant requested that the normal two (2) year expiration period for a PUD be extended an additional three (3) years to a total of five (5) years. Normally, as the expiration date approaches a one- year extension may be requested. The 5 years would match the plat approval period_ 34. At the public hearing the applicant raised non-specific objections to portions of the Chelan Creek Design Guidelines, which were a thirteen (13) page addendum to the staff recommendation. Staff analysis indicated that certain requirements of a PUD could only be satisfied if the Guidelines were accomplished. The vague nature of the objections led to keeping the hearing record open so that specific objections could be raised and reviewed by staff. Staff and the applicant agreed on Revised Guidelines that resulted from the applicant's submissions and staffs further review. 35. The applicant maintains objections to the requirement for street improvements along Duvall Avenue NE and extending the path to Duvall in the vicinity of Proposed Lots 3 and 4. The applicant suggests that the lots along Duvall do not take access to that street and the requirement for improvements is not proportionate to the plays impact. The applicant believes that the second access to Duvall supplants the need for staffs recommended connection. CONCLUSIONS: Planned Urban Development (PUD) The PUD Ordinance contains a long and complex series of criteria that are reviewed. They are included in Section 4-9-150-D: D DECISION CRITERIA: The City may approve a planned urban development only if it finds that the following requirements are met. 1. Demonstration of Compliance and Superiority Requircd: Applicants must demonstrate that a proposed development is in compliance with the purposes of this Section and with the Comprehensive Plan, that the proposed development will be superior to that which would result without a planned urban development, and that the development will not be unduly detrimental to surrounding properties. 2. Public Benefit Required: In addition, applicants shall demonstrate that a proposed development will provide specifically identified benefits that clearly outweigh any adverse impacts or undesirable effects of the proposed planned urban development, particularly those adverse and undesirable impacts to surrounding properties, and that the proposed development will provide one or more of the following benefits than would result from the development of the subject site without the proposed planned urban development: a. Critical Areas: Protects critical areas that would not be protected otherwise to the same degree as without a planned urban development; or b, Natural Features: Preserves, enhances, or rehabilitates natural features of the subject property, such as significant woodlands, native vegetation, topography, or noncritical area wildlife habitats, not otherwise required by other City regulations; or c. Public Facilities: Provides public facilities that could not be required by the City for development of the subject property without a planned urban development; or d. Overall Design: Provides a planned urban development design that is superior in one or more of the following ways to the design that would result from development of the subject property without a planned urban development: i. Open Space/Recreation: (a) Provides increased open space or recreational facilities beyond standard code requirements and considered equivalent to features that would offset park mitigation fees in Resolution 3082; and (b) Provides a quality environment through either passive or active recreation facilities and Chelan Creek PUD File No_: LUA-08-067, PP, PPUD, ECF, CAE, CAE February 5, 2009 Page 10 attractive common areas, including accessibility to buildings from parking areas and public walkways; or ii. Circulation/Screening: Provides superior circulation patterns or location or screening of parking facilities; or iii. Landscaping/Screening: Provides superior landscaping, buffering, or screening in or around the proposed planned urban development; or iv. Site and Building Design: Provides superior architectural design, placement, relationship or orientation of structures, or use of solar energy; or V. Alleys: Provides alleys to at least fifty percent (50%) of any proposed single family detached, semi -attached, or townhouse units - Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria: a. Building and Site Design: i. Perimeter: Size, scale, mass, character and architectural design along the planned urban development perimeter provide a suitable transition to adjacent or abutting lower density/intensity zones. Materials shall reduce the potential for light and glare. ii. Interior Design: Promotes a coordinated site and building design. Buildings in groups should be related by coordinated materials and roof styles, but contrast should be provided throughout a site by the use of varied materials, architectural detailing, building orientation or housing type; e.g., single family, detached, attached, townhouses, etc_ b_ Circulation: i. Provides sufficient streets and pedestrian facilities. The planned urban development shall have sufficient pedestrian and vehicle access commensurate with the location, size and density of the proposed development. All public and private streets shall accommodate emergency vehicle access and the traffic demand created by the development as documented in a traffic and circulation report approved by the City. Vehicle access shall not be unduly detrimental to adjacent areas. ii. Promotes safety through sufficient sight distance, separation of vehicles from pedestrians, limited driveways on busy streets, avoidance of difficult turning patterns, and minimization of steep gradients. iii. Provision of a system of walkways that tie residential areas to recreational areas, transit, public walkways, schools, and commercial activities. iv. Provides safe, efficient access for emergency vehicles. C. Infrastructure and Services: Provides utility services, emergency services, and other improvements, existing and proposed, which are sufficient to serve the development. d. Clusters or Building Groups and Open Space: An appearance of openness created by clustering, separation of building groups, and through the use of well -designed open space and landscaping, or a reduction in amount of impervious surfaces not otherwise required. C. Privacy and Building Separation: Provides internal privacy between dwelling units, and external privacy for adjacent dwelling units. Each residential or mixed -use development shall provide visual and acoustical privacy for dwelling units and surrounding properties. Fences, insulation, walks, barriers, and landscaping are used, as appropriate, for the protection and aesthetic enhancement of the property, the privacy of site occupants and surrounding properties, and for screening of storage, mechanical or other appropriate areas, and for the reduction of noise. Windows are placed at such a height or location or screened to provide sufficient privacy. Sufficient light and air are provided to each dwelling unit. f. Building Orientation: Provides buildings oriented to enhance views from within the site by taking advantage of topography, building location and style. g. Parking Area Design: i, Design, Provides parking areas that are complemented by landscaping and not designed in tong rows. The size of parking areas is minimized in comparison to typical designs, and each area related to the group of buildings served. The design provides for efficient use of parking, and shared parking facilities where appropriate, ii. Adequacy: Provides sufficient on -site vehicular parking areas consistent with the parking demand created by the development as documented in a parking analysis approved by the City. Parking management plans shall ensure sufficient resident, employee, or visitor parking standards, and there shall be no reliance on adjacent or abutting properties unless a shared parking arrangement consistent with RMC 4- 4-080 is approved. h. Phasing: Each phase of the proposed development contains the required parking spaces, open space, recreation spaces, landscaping and utilities necessary for creating and sustaining a desirable and stable environment, so that each phase, together with previous phases, can stand alone. 4. Compliance with Development Standards: Each planned urban development shall demonstrate compliance with the development standards contained in subsection E of this Section. (Ord. 5153, 9-26-2005) DEVELOPMENT STANDARDS: 1. Common Open Space Standard: Open space shall be concentrated in large usable areas and may be designed to provide either active or passive recreation. Requirements for residential, mixed -use, commercial, and industrial developments are described below. a. Residential: For residential developments, open space must be equal to or greater in size than the total square footage of the lot area reductions requested by the planned urban development, as illustrated in Figure 1. The open space shall not include a critical area and shall be concentrated in large usable areas. Stormwater Chelan Creek PUD File No.: LUA-08-067, PP, PPUD, ECF, CAE, CAE February 5, 2009 Page 11 facilities may be incorporated with the open space on a case -by -case basis if the Reviewing Official finds: i. The stormwater facility utilizes the techniques and landscape requirements set forth in The Integrated Pond, King County Water and .Land Resources Division, or an equivalent manual, or ii. The surface water feature serves areas outside of the planned urban development and is appropriate in size and creates a benefit. Site Area: l.5 acres Typical Lot Size: 4,500 sq. ft. Total Number of Lots: 12 Site Area: 1.5 acres Typical Lot Size: 3,500 sq. ft. Total Number of Lots: 12 Open Space: 4,500 s.f. minus 3,500 s.f. = 1,000 s.f x 12 lots = 12,000 sq. ft. Standard Subdivision Example Planned Urban Development Approach Figure 1. Common Open Space Example b. Mixed Use — Residential Portions: Subsections E1bi to v of this Section specify common open space standards for the residential portions of mixed -use developments. i. Mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide a minimum area of common space or recreation area equal to fifty (50) square feet per unit. The common space area shall be aggregated to provide usable area(s) for residents. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Reviewing Official. The required comttton open space shall be satisfied with one or more of the elements listed below. The Reviewing Official may require more than one of the following elements for developments having more than one hundred (100) units. (a) Courtyards, plazas, or multipurpose open spaces; (b) Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and provided as an asset to the development; (c) Pedestrian corridors dedicated to passive recreation and separate from the public street system; (d) Recreation facilities including, but not limited to: tennis/sports courts, swimming pools, exercise areas, game roams, or other similar facilities; or (e) Children's play spaces. ii_ Required landscaping, driveways, parking, or other vehicular use areas shall not be counted toward the common space requirement or be located in dedicated outdoor recreation or common use areas. iii. Required yard setback areas shall not count toward outdoor recreation and common space unless such areas are developed as private or semi -private (from abutting or adjacent properties) courtyards, plazas or passive use areas containing landscaping and fencing sufficient to create a fully usable area accessible to all residents of the development. iv. Private decks, balconies, and private ground floor open space shall not count toward the common space/recreation area requirement. Figure 2. A visible and accessible residential common area containing landscaping and other amenities. V. other required landscaping, and sensitive area butters without common access links, such as pedestrian trails, shall not be included toward the required recreation and common space requirement. C. Mixed Use Nonresidential Portions, or Commercial, or Industrial Uses: The following subsections specify common open space requirements applicable to nonresidential portions of mixed use developments or to single use commercial or industrial developments: i. All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage flootplate areas) shall provide pedestrian -oriented space according to the following formula: 1 % of the lot area+ 1 % of the building area = Minimum amount of pedestrian -oriented space Figure 3. Examples of pedestrian -oriented space associated with a large-scale retail building. ii. To qualify as pedestrian -oriented space, the following must be included: (a) Visual and pedestrian access (including barrier -free access) to the abutting structures from the public right-of-way or a courtyard not subject to vehicular traffic, (b) Paved walking surfaces of either concrete or approved unit paving, (c) On -site or building -mounted lighting providing at least four (4) foot-candles (average) on the ground, and (d) At least three (3) feet of seating area (bench, ledge, etc.) or one individual seat per sixty (60) square feet of plaza area or open space. iii. The following features are encouraged in pedestrian -oriented space and may be required by the Reviewing Official. (a) Pedestrian -oriented uses at the building facade facing the pedestrian -oriented space. (b) Spaces should be positioned in areas with significant pedestrian traffic to provide interest and security— such as adjacent to a building entry. (c) Pedestrian -oriented facades on some or all buildings facing the space consistent with Figure 4. Chelan Creek PUD File No.: LUA-08-067, PP, PPUD, ECF, CAI:, CAE February 5, 2009 Page 12 (d) Public seating that is durable or easily replaceable, maintainable, and accessible. Figure 4. Pedestrian -oriented spaces, visible from the street, including ample seating areas, movable furniture, special paving. landscaping components, and adjacent pedestrian -oriented uses. iv. The following are prohibited within pedestrian -oriented space: (a) Adjacent unscreened parking lots, (b) Adjacent chain link fences, (c) Adjacent blank walls, (d) Adjacent dumpsters or service areas, and (e) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) that do not contribute to the pedestrian environment. d. Open Space Orientation: The location of public open space shall be considered in relation to building orientation, sun and light exposure, and local micro -climatic conditions. C. Common Open space Guidelines: Common space areas in mixed use residential and attached residential projects should be centrally located so they are near a majority of dwelling units, accessible and usable to residents, and visible from surrounding units. i. Common space areas should be located to take advantage of surrounding features such as building entrances, significant landscaping, unique topography or architecture, and solar exposure. ii. In mixed use residential and attached residential projects children's play space should be centrally located, visible from the dwellings, and away from hazardous areas like garbage dumpsters, drainage facilities, streets, and parking areas. 2. Private Open Space: Each residential unit in a planned urban development shall have usable private open space (in addition to parking, storage space, lobbies, and corridors) for the exclusive use of the occupants of that unit. Each ground floor unit, whether attached or detached, shall have private open space, which is contiguous to the unit and shall be an area of at least twenty percent (20%) of the gross square footage of the dwelling units. The private open space shall be well demarcated and at least ten feet (10') in every dimension. Decks on upper floors can substitute for some of the required private open space for upper floor units. For dwelling units which are exclusively upper story units, there shall be deck areas totaling at least sixty (60) square feet in size with no dimension less than five feet (5'). 3. Installation and Maintenance of Cornrnon Open Space: a. Installation: All common area and open space shall be landscaped in accordance with the landscaping plan submitted by the applicant and approved by the City; provided, that common open space containing natural features worthy of preservation may be left unimproved. Prior to the issuance of any occupancy permit, the developer shall furnish a security device to the City in an amount equal to the provisions of RMC 4-9-060. Landscaping shall be planted within one year of the date of final approval of the planned urban development, and maintained for a period of two (2) years thereafter prior to the release of the security device. A security device for providing maintenance of landscaping may be waived if a landscaping maintenance contract with a reputable landscaping firm licensed to do business in the City of Renton is executed and kept active for a two (2) year period. A copy of such contract shall be kept on file with the Development Services Division- b, Maintenance: Landscaping shall be maintained pursuant to requirements of RMC 4-4-070. 4. Installation and Maintenance of Common Facilities: a. Installation: Prior to the issuance of any occupancy permits, all common facilities, including but not limited to utilities, storm drainage, streets, recreation facilities, etc., shall be completed by the developer or, if deferred by the Planning/Building/Public Works Administrator or his/her designee, assured through a security device to the City equal to the provisions of RMC 4-9-060, except for such common facilities that are intended to serve only future phases of a planned urban development. Any common facilities that are intended to serve both the present and future phases of a planned urban development shall be installed or secured with a security instrument as specified above before occupancy of the earliest phase that will be served. At the time of such security and deferral, the City shall determine what portion of the costs of improvements is attributable to each phase of a planned urban development. b. Maintenance: All common facilities not dedicated to the City shall be permanently maintained by the planned urban development owner, if there is only one owner, or by the property owners' association, or the agent(s) thereof. In the event that such facilities are not maintained in a responsible manner, as determined by the City, the City shall have the right to provide for the maintenance thereof and bill the owner or property owners' association accordingly. Such bill, if unpaid, shall become a lien against each individual property. (Ord, 5153, 9- 26-2005) 2, It appears that some background on a PUD (Planned Urban Development) is necessary. The fact is that a PUD is kind of a compact or contract between the property's owner or developer and the City. The City modifies or relaxes its normal standards such as lot size or setbacks or street dimensions and the developer agrees to provide enhanced development and, it must be emphasized "AND" public benefit. To cut to the chase, in this case the applicant sought relaxed standards permitting more lots on the acreage than would normally be accommodated given the shape of the parcel, surrounding streets and the large centrally located wetland and creek. In return, the City sought enhanced design of the homes and a public pathway adjacent to the natural features and through the development as part of the public's benefit or return for relaxing the normal development standards. If the developer does not find the pathway Chelan Creek PUD Pile No.: LUA-08-067, PP, PPUD, ECF, CAE, CAE February 5, 2009 Page 13 acceptable, then the balancing that drives this PUD has not been achieved_ The City's Critical Areas ordinances and complementary regulations already protect the natural features on this site. The features themselves, the wetlands and creek are already protected and buffers around those features are already required and protected. Those regulations protecting the critical areas and buffers mandate an overall reduction in density and impose significant constraints on the lot sizes and shapes. Access and street requirements further define how the plat can be developed and how many lots can be legally served. Both critical areas and roadways together reduce the developable acreage and, therefore, the overall density that can result. Accommodating more density can be achieved by allowing smaller lots, yards, driveways and roads or easements. So, from the City's perspective, the PUD needs to provide additional public benefits that achieve more than preserving the wetlands and creek and their respective buffers. This could include improving the public roadways around the project including Duvall and providing the path recommended by staff. 4. The applicant's objections to installing street improvements along Duvall are misguided. Code requires it. The public benefit in approving this PUD requires it. The residents of this plat require it. The fact that primary access to Duvall from lots within this plat is limited does not mean that the proposed lots or rather their commuting, shopping and socially active residents will not be using this major thoroughfare for access to and egress from the plat. A review of the street system shows a rather limited grid pattern and one that has limited direct access to major arterials and the shopping and commute routes that residents find attractive. While some residents will probably prefer winding about smaller roads, many will find Duvall, the more direct route, more appealing. Duvall to the south provides access to NE 4th Street and a commercial mode at Duvall. NE 4th also provides access to downtown Renton and 1-405. Duvall to the north provides access to the Sunset commercial corridor, again 1-405, and access to Bellevue as Duvall transitions into Coal Creek Parkway and access to 1-90. Transit routes along Duvall might also prove inviting and residents could be expected to make use of sidewalks along Duvall immediately abutting the plat along the east. Determining whether a traditional plat or a PUD provides a better result clearly is something in the eye of the beholder and could vary considerably. The PUD clearly allows more lots to be developed on this highly constrained property and that helps create more housing opportunities for more people. A traditional plat would have allowed quicker development and more free choice of housing type and expression of individuality in landscaping and style. This office has to suggest that a number of criteria in this review might be considered vague and allow the imposition of vague conditions that could later be misinterpreted. In order for staff to recommend approval of this PUD they required the imposition of 13 pages of guidelines governing everything from housing form, window trim, contrasting color, facade details and orientation, articulation and banding, corner treatments, stoop arrangements and more. In the present case, the applicant did have some concerns with some of the conditions imposed in that approximately 13-page addendum. Satisfying the PUD criteria in most aspects depends on the applicant abiding by the guidelines. The guidelines govern most aspects of the proposed development. A large number of the criteria are or will be satisfied as the applicant develops the project in accordance with the proposed guidelines. 6. The proposal is compatible with the R-8 Zoning and the Single -Family designation found in the Comprehensive Plan. The proposal results in a density of 4.7 which falls within the range permitted in the R-8 Zone. The proposal to construct detached single-family homes is appropriate given the comprehensive plan's single-family designation. The next main criterion and the one providing the biggest stumbling block between the applicant and staff Chelan Creek PUD File No.: LUA-08-067, PP, PPUD, ECF, CAE, CAE February 5, 2009 Page 14 is the creation of "specifically identified public benefit." A number of concepts are noted that might achieve a public benefit: protect critical areas beyond normal, preserve or enhance natural features beyond normal, provide a public facility or provide a special design. Frankly, the critical areas regulations probably provided more than adequate protection of the wetlands and creels and their respective buffers. There will be some critical area enhancement as a result of buffer averaging but this is permitted without a PUD overlay. And one could argue that buffer averaging lessens protections in one area to enhance other areas. Reducing a buffer allows more intense uses closer to the actual critical area. So this buffer reduction/enhancement tradeoff is not necessarily a benefit of PUD development. Providing public facilities that would not ordinarily result from developing private property was the manner staff found to satisfy this requirement. Staff requested that a pathway open to the public be created that winds between Duvall Avenue on the east, around and through the wetland/creek area and the lots and out to the west. This would open the wetland areas to public viewing and enjoyment while providing residents an outlet to the Duvall public right-of-way. Staff notes that the landscaping for the proposal when installed according to the guidelines will provide a superior look and the streetscape is intended to mirror or continue landscaping schemes already found in adjacent development. The adjacent Orchards development has modulated fencing and a meandering sidewalk which staff recommends be continued along the applicant's portion of Duvall. Similarly, housing massing, layout and types will be dictated by the guidelines and provide a townhome-like coordination of architectural detailing between the separate homes while the homes remain detached single-family units. The applicant does not propose any special open space requirements but will meet code requirements for individual units. Staff noted that the sample drawings of elevation and styles were too conceptual and suggested that the guidelines would appropriately govern those issues. Conditions requiring compliance with the guidelines will be imposed as part of the approval process. 10. The roadway pattern will rely on a combination of public streets along the perimeter of the site and private easements and driveways internal to the site. This combination is dictated by the centrally located stream and wetland areas, which preclude internal grid streets. The applicant will have to provide adequate room for corner clearances, known as corner radii, where some of the easements form ninety - degree turns. Staff has recommended that Duvall improvements be installed as required by Code. Those improvements would have to be guided by the critical areas located along the Duvall frontage. While the applicant indicated that there was no legal nexus (compelling reasons) for the applicant to be responsible for improving the frontage since no lots would be accessing Duvall, code requires improvements along frontage of developing properties. As noted above the residents of this complex as well as their friends and visitors would be likely to use Duvall both to the north and south for commuting purposes as well as convenient access to commercial services at nodes north and south of the subject site. Similarly, sidewalks internal to the project as well as along Duvall will allow residents to stretch their muscles and mingle with neighboring property owners. The pathway proposed by staff will allow access to and enjoyment of the natural features by both residents and the public. An exemption will allow improvements along Duvall within the right-of-way as well as an exemption to allow the pedestrian path. Both have been administratively granted to allow appropriately conditioned development. Staff has recommended the use of a meandering sidewalk close to the right-of-way. Lighting will be required. Staff has recommended that private open space for lots be defined and where near the trail and critical areas, a split rail fence be used to complement the one protecting the critical areas. 11. The site has access to appropriate utilities and they can be extended to serve the new lots within the plat. 12. Staff has recommended reduced driveway widths to match the smaller lots and reduced pavement and has Chelan Creek PUD File No.: LUA-08-067, PP, PPUD, ECF, CAE, CAE February 5, 2009 Page 15 specified the orientation of homes to take advantage of the natural features or oricnt in a normal fashion toward their street or neighboring homes. 13. This office sees no reason to eliminate the tot lot proposed by the applicant and it should be maintained as part of the open space. It and the gazebo may be relocated to areas away from traffic if that is possible. Staff noted that the lots appear to have adequate space to accommodate the required open space for each lot but suggested it be clearly depicted on final plans. 14. The proposal is not exceptionally large and while encumbered by a wetland and creek it is not an exceptionally complex project. The current economic situation might justify granting a longer timeframe in which to develop the subject site but the five years requested appear to be inordinate. A one-year extension is almost always available so granting an additional year on the permit actually provides a four- year (4) timeframe. Conditions and regulations undergo periodic review and the property should not be vested in years' old regulations if conditions do change. The only reason to grant a five-year permit is to match the plat period. Maybe the City Council should limit this plat overlaid by a PUD to 4 years total. Again, the proposal is not all that complex and should be able to be implemented in less than five (5) years. Preliminary Plat 15. The proposed plat appears to serve the public use and interest. It preserves the critical areas located on the central portion of the site while providing additional lots for detached single-family uses. 16. While the lots do not necessarily comply with the actual platting regulations, the imposition of the PUD overlay allows for the proposed division of the property. 17. The lots and lot lines are about as rectangular as can be, given the need for the lots to be arranged around the critical areas. 18. Public services can be extended to serve the new lots. Stormwater will be accommodated by the applicant in two systems and then recharge the wetlands and creek. 19. The payment of mitigation fees will help offset the impacts that the development will have on public services. The development should increase the tax base of the City helping to offset some of the additional impacts on new residents on the City. 20. The plat will provide additional housing choices including housing situated around natural areas. 21. In conclusion, the City Council should approve the proposed PUD and Plat. RECOMMENDATION: The City Council should approve the proposed PUD and Plat subject to the following conditions: 1. The applicant shall comply with the attached Chelan Creek Design Guidelines for all residences constructed on the proposed lots. The applicant will be required to, as part of the FPUD application, provide elevations and floor plans for the proposed structures. 2. The applicant shall submit a revised landscaping and street improvement plan depicting the following: a meandering sidewalk; ornamental landscaping and modulated fencing, for those portions of the frontage not abutting the proposed NGPE, to the satisfaction of the Current Planning Project Manager. Modulation Chelan Creek PUD File No.: LUA-08-067, PP, PPUD, ECF, CAE, CAE February 5, 2009 Page 17 Guidelines that are applicable to the maintaining the design of the PUD shall be incorporated into the homeowners' association bylaws. 15. The applicant shall obtain a demolition permit and complete all required inspections for all buildings located on the property prior to the recording of the final plat. 17. The applicant shall submit a revised detailed landscape plan prepared by a certified landscape architect or other landscape professional to the Current Planning Project Manager prior to utility construction pennit, Final Plat, or Final PUD approval; whichever comes first. The revised landscape plan should include: a 5-foot landscape strip along the frontage of Lots 1 and 2; and ornamental 10-foot landscape strip along Duvall Ave NE street frontage for Lots 1 through 4 and Lot 13; and ornamental landscaping to mirror the existing frontage improvements along Duvall Ave NE, just south of the site. The revised landscape plan should also include fence detail for the entire site. 18. The applicant shall record access casements for each tract prior to utility construction, Final Plat, or Final PUD approval, whichever comes first; the existing access easement shall be revised to restrict access to Lot 16 only; and the residence located on Lot 16 shall include a fire sprinkler system to the satisfaction of the City of Renton Fire Department, 19. The applicant shall be required to submit a revised plat plan depicting a 15-foot radius on the northeast corner of Lot 12. The revised plan would be required to be submitted prior to construction permit, Final Plat, Final PUD approval; whichever comes first. 20. The applicant shall be required to extend the existing 8-inch water main within the access easement (extended from NE 10tt" St) to the south boundary of Lot 16 prior to Final Plat approval. Water main extensions shall also be installed for the full frontage of Lot 3. ORDERED THIS 5"` day of February 2009. FRED J. KA AN HEARING EXAMINER TRANSMITTED THIS 5`h day of February 2009 to the parties of record: Roeale Timmons Development Services Renton, WA 98057 Wes Falkenborg Windermere Land Group 1215 120'h Ave NE, Ste. 110 Bellevue, WA 98005 Amy Dickau & Doug Smith 874 Bremerton Ave NE Renton, WA 98059 Kayren Kittrick Development Services Renton, WA 98057 Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, WA 98274 Jerry Pryor 825 Chelan Place NE Renton, WA 98059 TRANSMITTED THIS 50' day of February 2009 to the following: Linda Pillo 5411 36"' Avenue SW Seattle, WA 98126 Shirley Golf 4124 NE 10"' Street Renton, WA 98059 Chelan Creek PUD File No.: LUA-08-067, PP, PPUD, ECF, CAE, CAE .February 5, 2009 Page 18 Mayor Denis Law Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Marty Wine, Assistant CAO Dave Pargas, Fire Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Renton Reporter Pursuant to Title IV, Chapter 8, Section 100Gof the City's Code, request for reconsideration must be filed in writing on or before 5:00 P.m., February 19, 2009. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a fling fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall_ An appeal must be filed in_w_ ritinp- on or before 5:00 p.m., February 19, 2009. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed_ Covenants will _be required -prior to approval by City -Council or final urocessin2 of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision -maker concerning the proposal. Decision -makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. 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KEKT.'w)L 98032 n aari xAri, Pf R - ar ~ 21B f f ' 9 (253}552--4690 (local} w i-(/}pD}251 -ni 08 (toll fna) i _ 'a ''' ! r I 9NES > (253)552-4955 (OWE -AWL• rnro lOcmtrnx.wm R81R MO w 1 BMW G" rSAI LE 7a93T IV BE Apr t t r -.z F9� EIeS R7 i SCALE: r'F40' JOB N 0. 2907 —086 4MIS i O r Br Lt f• S ` 1 al' IL fL,gILY{Rle RLCaCl/ 1 b I iap�.7ror � n aP rr DRAWEE BY_RAH. �4L TAT [F Frlarf3llr pE ' ESTATFSATT�fLFi�T rAE PAfID. 'I ti �urS LF'fTbglry LM6r DATE:f4/29/mm SHEET 3 OF 3 1tC. i9glK[ O ream `- Yu ►rt$ rpRRum� pgQ14.7 MNE !M[Lp aOON[i.Rl' rM ADAhllallr/Ja6i T_ d u arks] aOY/ - rEOl: II / 9lt A. fAL+ i ""Pw TELk M 9 L- am a t9a= [=�nAa+6rMM1Anj.ch\�bMlmar-0YPM — � ,l ca 5 Z � jill, i;s 3 ��3�� I, I I I I I EXHIBIT 5 ,�_YE E 7 l C.'HELAN CREEK DESIGN STANDARDS 1, Site Design, Site Design objectives and standards are intended to minimize modifications to topography, preserve existing vegetation whenever possible, minimize the creation of impervious surfaces, and make appropriate provisions for vehicular and pedestrian circulation within the Chelan Creek PUD Development, A. Residential Connections and Circulation. 1. Design Objective. Create a road system that is pedestrian -friendly, contains traffic calming techniques, and minimizes the presence of the automobile. a. Standards. (1) Signage. All public roads shall have postings that clearly identify where on -street parking is prohibited. The developer shall be responsible to install "no parking" signs and the homeowner's association shall have the responsibility to maintain and replace the "no parking' signs. B. Sidewalks, Pathways, and Pedestrian Entry Easements, Design Objective. Create a network of sidewalks and other paths throughout the neighborhood to reduce the fiance on the automobile and provide opportunities for interaction and activity. a. Standards. (1) Pedestrian Connections. A sidewalk or pathway system shall be provided throughput the development. The sidewalk or pathway system may disconnect from the road, provided the sidewalk/pathway continues in a logical route throughout the residential development. (2) Pathway_ (a) A pathway shall be constructed of a porous materials such as porous paving stones, crushed gravel with soil stabilizers, and paving blocks with planted joints, and shall be a minimum of 5 feet wide. (b) hi areas where pathways cross streets, parking will be eliminated to reduce crossing distance and ensure safe crossing. (3) Pedestrian Entry Easement. (a) A pedestrian entry easement shall be provided to all homes that do not front on the Native Growth Prctection Easement (i.e., Lot 16). See Figure 1. (b) Pedestrian entry easements shall be a minimum of 5 feet wide with a minimum 5-Foot sidewalk. FIGURE 1— Pedestrian Easement (4) Transit Standards. Transit and school bus stops shall be identified and coordinated with the local transit agency and,`or school district. C. Garage. 1. Design Objective. Minimize the visual impacts of the garage through the use of recessed garage doors (front 1 loaded), and the emphasis of the porch and front door. a. Standards. (1) On -Site Garage. (a) On -site garages shall be set back a minimum of 5 feet from the building facade on which the garage is located. (2) Garage Design. (a) All garages shall follow an architectural style similar to the homes. (b) If sides are visible from streets, lanes, sidewalks, pathways, trails, or otber homes, architectural details shall be incorporated in the design to minimize the impacts of the facade. (e) All garages shall be located in an area to minimize the presence of the automobile. (3) Carports. Carports are prohibited. b. Guidelines. (1) Avoid garages doors at the end of view corridors. (2) All garages should be located in an area to minimize the presence of the automobile. (3) Lots that take access directly from it neighborhood street shall require a layout that lessens the visual impact of the garage doors. (4) Garages shall not be the dominant visual element in any development. D. Parking Requirements. 1. Design Objective. Provide adequate parking for each unit. a. Standards. (1) Driveways. (a) The width of the driveway curb cut shall not exceed 10 feet for single lane and 18 feet for double lane. E. Utility Placement, 1. Design Objective. Minimize the impact of utility locations. a. Standards. (1) Utility boxes shall be placed away from public gathenng spaces and shall be screened with landscaping or berms. b. Guidelines. (1) If possible, group utility boxes together. (2) Allow space for landscape and utility access. IL Architectural Features. The architectural feature standards are intended to allow for a diverse range of architectural styles, massing, detailing and color while creating a unified development. A. Elevations and Models Required. 1. Design Objective. To provide a diverse streetscape and a variety of floor plans, home size, and character. See Figure 2. a. Standards. (1) Models are defined as having significant variations in the floor plans, which allows for variety in the massing of the home. 2 (2) N o more 1&-in two of the same model and elevation shall be built on the same block frontage. (3) The same model and elevation shall not be built next to each other. (4) To differentiate the same models and elevations, different colors shall be used. (5) Each model shall lravc at Ieast two arebitectural styles and a variety of color schemes. b. Guidelines. (1) Neighborhoods shall have a variety of home size and character, VIGURE 2 — Variety of Models and Elevations B. Massing and Composition_ 1. Design Objective. To retlect a clear hierarchy of forms and massing with expression of dominant and secondary forins. a. Standards, (1) Pi unary building forms shall be the dominating form while secondary formal elements shall include porches, principal dormers, or other significant features. See Figure 3. FIGURE 3 — Massing Examples >m�,r r..�ropuy C. Building Articulation. 1. Design Objective. To avoid monotonous repetition of elevations along public areas and provide pedestrian scale elements to the streetscape. See Figure 4_ a. Standards. (1)'1'he primary building elevation oriented toward the street, access easement or NGPE shall have at least one articulation or change in plane. (2) Primary articulations shall be a minimum of 24 inches. (3) A minimum of at least one side articulation shall oocur for side or rear elevations facing streets or public spaces. (4) Building elevations facing public spaces shall have a minimum articulation of 12 inches. b. Guidelines. (1) Articulation may be the connection of an open porch to the building, a dormer facing the street, Ora well- defined entry element. FIGURE 4 — Building Articulation Examples ti v,taE _ x D. Building Placement, 1. Design Objective. Orient homes toward the public realm. Buildings shall be designed to integrate with activities along the street frontage and the NGPE. See Figure S. FIGURE 5 — Homer, Oriented Toward the Public Realm ` P—ITIA i.hi-*t i c� Toward rho Pohlic Re;i6n S, .d a. Standards. (1) Each home shall have a covered porch or main entry oriented toward the public realm in the respective front yard (i.e., Lots 1 and 2 towards Chelan Pl NY; ]Jots 3 and 4 towards the NGPE (west); Lots S through 12 towards the NGPE (east); Lot 13 towards the NGPE (south); Lots 14 and 15 towards Tract A (south); and Lot 16 towards the abutting property to the west.) (2) Windows on a closed side of a unit shall not directly face a neighbor's window. b. Guidelines, (1) Architectural Elements. Homes should be sited in a logical way to maximize usable space while providing natural and architectural elements at key locations. (2) Open and Closed Building Sides. Side yards are important in the creation of private open space, parlicularly in homes on small lots. Care shall be taken to design homes with an open side and a closed side as appropriate. Window placement is an essential component to achieving this relationship. The open side is the side that is either facing a public street, access easement, or the NGPE. This elevation should have more windows and detailing. See Figures b and 7. FIGURE 6 — Open and Closed Sides ,:InnJ tikl. F:M�xRon (f�f, FId41q. eveilm FIGURE 7 — Closed and Primary Window Locations a�n4w�l wl,.s+. a wirk _ & _h cl. d Flrta I:la�u,l.w. gie! peyHpy . Materials, 1. Design Objective. Require a variety of materials appropriate to the architectural character of the home. a, Standards. Where more than one material is used, the following techniques shall be used: (1) Vertical Changes. Changes in materials in a vertical wall, such as from brick to wood, shall wrap the comers no less than 24 inches. The material change shall occur at an internal comer or a logical transition such as aligning with a window edge or chimney. Material transition shall not occur at an exterior corner. See Figure 8. (2) Horizontal Changes. Transition in material on a wall surface, such as shingle to lap siding, will be required to have a material separation, such as a tram band board. See Figure 9, (3) Acceptable Exterior Wall Material. Wood, cement fiberboard, stucco, standard -sized brick (3-112 x 7-112 inches or 3-5/8 x 7-5/8 inches). and stone may be used. Simulated stone, wood, stone, or brick may be used to detail homes. (4) Trim. Trim may be wood, cement fiberboard, stucco, or stone materials. Trim is required around all doors and windows. The trim must be 3-1/2 inches minimum and be used on all elevations. FIGURE S 1 FIGURE 9-- Vertical /horizontal Material Changes F. Colors. 1, Design Objective. Reduce the monotony of color and tone to create a more diverse palette. a. Standards, (1) Provide multiple colors on buildings to reflect material changes and individuality of the residence. (a) Muted deeper tones, as opposed to vibrant primary colors, shall be the dominant colors. (h) Although grey and beige are not excluded, the use of these colors shall not be the durrimant color used on homes or other structures within the development. (c) Color palettes for all new structures, coded to the home elevations; shall be submitted for approval by the Laurent Planning Project Manager along with the Final PUD application. b. Guidelines. (1) A diversity of color should be used on homes, as compared with monotonous shades of beige and grey, throughout the plat. G. Roofs. 1. Design Objective. Provide a variety of roof fomas and profiles that add character and relief to the streetscape. a. Standards. (1) Primary Roof Pitch. Primary roof pitches shall be a minimum of 6:12. (2) Gable Forms. See Figure 10. (a) Roof pitches for gable forms on the public sides of the buildings shall be a minimum of 8:12. (b) Exit access for a third floor must face a public right-of-way for emergency access. (3) Roof Overhangs. Roof overhangs shall be a minimum of 12 inches (excluding gutter) and a maximum of 24 inches, including gutter, downspouts, and any other ornamental features. See Figure 11. (4) Roof Material. Roof material shall be fire retardant, such as asphalt shingle or metal. (5) Roof Color. A variety of roof colors shall be used within the development. b. Guidelines. (1) Avoid bright color, reflective roofing material. (2) Gravel and red tile roofs are discouraged. (3) Overhangs and eaves should be detailed and proportioned to complement the architectural style of the home. FIGURE 10 — Roof Forms I FIGIIRE 11 — Minimum Roof Overhang Gable SA2 Minimum Primary Roof pqu44 4j:12 Minimum 12"Miri..41 H. Entrances to Homes. 1. Design Objective. Design entrances that become a focal point of the homes and allow space for social interaction. a. Standards. (1) Porches or stoops are required on all homes. (2) Stoops and porches shall be raised above the grade except where accessibility (ADA) is a priority. An accessible route may also be taken from a front driveway. (3) All porches and stoops must take access from and face a street, access easement or the NGPE. (4) Porch and stoop sizes shall be: (a) Stoops. See Figure 12. Minimum Width: 4 feet Minimum Depth: 4 feet Minimum Height 12 utches" above grade (h) Parches (Minimum 60 square feet) Minimum Width: 10 feet Minimum Depth: 6 feet Minimum Height: 12 inches above grade b. Guidelines. (1) Where a home is located on a comer lot, i.e., at the intersection of two roads or the intersection of a road and conmron open space, a wrapped porch is preferred to reduce the perceived scale of the house and engage the street or open space on both sides. FIGURE 12—Minimum Stoop Dimensions lipyrn>,E� 5'M♦in. 174 mm �W ! � F, Miuvaum Ir' ~ I Mtn. \lini��wu, k•n,ru lk,n.xuow. 111 Miu. - .- I. Doors. Design Objective. Use front doors that are integral to the character of the homes. See Figure 13, a. Standards, (l) Front doors shall face the public realm (i.e., Lots 1 and 2 towards Chelan PI NE; Lots 3 and 4 towards the NODE (west); Lots 5 through 12 towards the NGPE (east); Lot 13 towards theNGPE (south); Lots 14 and 15 towards Tract A (south); and Lot 16 towards the abutting property to the west). (2) Doors shall be made of wood, fiberglass, or metal. (3) Front doors shall be paneled or have inset windows. (4) Sliding glass doors are not permitted along frontage elevation or an elevation facing a pedestrian easement, (5) Four -inch minimum head and jamb trim is required around all doors. b Guidelines. (1) Frout doors should be a local point in small lot pedestrian -oriented neighborhoods and be in scale with the home. (2) Oversized doors should be avoided on cottage -style homes. FIGURE 13 — Doors II F heagii5le tMoty tinaa"N, D— J. Primary Windows. 1. Design Objective. Use windows that are integral to the character of the homes. See Figure 14. a. Standards. (1) Primary windows shall be proportioned vertically rather than horizontally. See I5. (2) Windows are required to have a trim on ali four sides. (3) Trim must be appropriate to the architectural character of the home and be a minimum of 3-1/2 inches wide. (4) Vertical windows may be combined together to create a larger window area. FIGURE 14— Acceptable Windows b. Guidelines. (1) Divided light windows are encouraged. They must either be true divided light or have properly proportioned mullions applied to the window. Individual panes must be vertically proportioned or square. FIGURE 15 — Primary Window Example K. Chimneys, 1. Design Objective. When used, design chimneys that reflect the architectural style of the homes. a. Standards. (1) Chimneys above the roof shall be at least 20 inches x 24 inches as measured in the plan. (2) Wood -framed chimney enclosures are permitted; however metal termination caps shall not be left exposed. These tops shall be shroud in a metal chimney surround. b. Guidelines. (1) Chimney form and shape should reflect the proportions of masonry tradition. Skinny long chimneys out of conceit with the house proportions or not naturally anchored into the roof forms and walls are unacceptable. (2) Overly stylistic chimneys are discouraged. Chimney shape and profile should appropriately reflect the stylistic direction of the rest of the house. L. Columns, Trim, and Corner Boards. 1. Design Objective. Design columns, trim work, and comer boards to add visual detail to the house. a. Standards- (]) Columns, See Figure 16. (a) Character columns shall be round, fluted, or strongly related to the home's architectural style. (b) Exposed 4 x 4 and 6 x 6-inch posts are prohibited. (2) Corners. See Figure 17. (a) Use metal comer clips or comer boards at comers where siding is used. Corner boards shall be a minimum of 2-1 2 inches in width. (b) Corner boards shall be painted or color stained to match the main massing colors of the residence. FIGURE 16 — Corner Board FIGURE 17 — Columns C.+nrer Raurt C'urner nnrrp AucWnhk C.+iln�ru [7ea.�eytRMnL:ntamn b. Guidelines. (1) Columns, aim, and corner boards should reflect the architectural character ofthe home. A4. Gutters and Downspouts. 1, Design Objective. Integrate the gutters and downspouts into the home's color scheme. a. Standards. (1) Gutters shall he painted or of an integral color to closely match the trim color. b. Guidelines. (1) Gutters and downspouts should reflect the architectural character of the home. N. Architecture Detail and Features. 1. Design Objective. l3stablish a desirable human scale next to pedestrian routes by the use of shutters, knee braces, flower boxes, and columns. See Figure 19. a. Standards. (1) At least one of the following features shall be used: (a) Shutters (b) Flower Boxes (c) Knee Braces (d) Columns (2) Shutters, flower boxes, and ornamental knee braces shall follow the home's architectural style. (3) Shutters shall be proportioned to the window size to simulate the ability to cover them. b. Guidelines. (1) Give special care in the character, detail, and finish of human scale architectural details. (2) Use a detail that is appropriate to the architectural character of the home. FIGURE 1S — Architectural Details and Features O. Mail and !Newspaper Boxes. 1. Design Objective. Place and design mailboxes to best serve the neighborhood and reflect the character of the community. a. Standards. (1) All mailboxes shall be clustered and lockable consistent with USPS standards. Clustered mailboxes shall be architecturally enhanced with materials and details typical of the homes architecture and carefully placed to not adversely affect the privacy of residents and serve the needs of the U.S. Postal Service, See Figure 19. b. Guidelines. (1) Mailbox locations should be easily accessible to each resident and architecturally compatible with the home. FIGURE 19 —Mailbox Design 10 a. Standards. Fences and hedges shall net be placed near neighborhgod streets in such a way to create a safety or entering sight distance concern. FIGURE: 18117-39 —Front Yard Decorative Fences and Hedges P. Hot Tubs and Mechanical Equipment. I - Design Objective. Minimize the impacts of hot tubs and pool equipment on surrounding properties. (1) Front Yard Decorative Fence. If used fences shall be decorative and help to define semi -private areas in the front of the home. If a split tail fence is required in the front yard, as a condition of approval, secondary front yard a_ Standards' fences shall be prohibited. (1) Ilot tubs and pools shall be located only in back yards. (a) Thy maximum height shall be 36 inches. (2) Pools and spas shall be designed to minimize sight and sound impacts to adjoining property. (b) Front yard decorative fences shall be located a minimum of 1 foot from parcel line to allow for planting (3) Pool heaters and pumps shall be screened from view and sound insulated, between edge of sidewalk or right-of-way and fence. (4) Pool equipment must comply with codes regarding fencing and screening. (c) Front yard decorative fences shall provide a balance of solid surfaces and voids, such as picket or Kentucky mil fence styles. b. Guidelines. (1) Hot tub and mechanical equipment should be placed as to not negatively impact neighbors. (d) Front yard decorative fences shall be constructed of wood, simulated wood, iron, or masonry. Solid fences and chain link shall be prohibited. Q. Accessory Structures. 1. Design Objective. Minimize the impacts of accessory structures. a -Standards. (1) No more than one accessory structure shall be permitted per lot and shall be architecturally consistent with the principal structure. (2) Greenhouses, sheds, and other accessory structures shall not exceed 12 feet to loll of roof in height or more than 150 square feet in size. (3) 'They shall be no closer than 3 feel from the interior side or rear property line. (4) Overhangs and roof drainage may not encroach over property lines. (5) Accessory structures are not allowed in front yards. (6) Accessory dwelling units (ADUs) shall be prohibited. b. Guidelines. (1) Avoid locating accessory structures in areas visible from the street. 1IL Landscape Elements. This landscape Section is essential toward enhancing the character of the Chelan Creek PUD development. Landscaping is an important aspect of the creation of space and scale when using small lots. In conjunction with architecture, landscape dasi£nr enables builders to create a transition between homes and the sweet while mitigating the impact of denser housing. A. Fences and hedges. 1. Design Objective. The incorporation of fences and hedges around a housing unit to define private spaces. See Figure 20. (2) }ledges. If used, hedges shall be continuous along the front and side property, line, and the street frontage. If a split rail fence is required in the front yard, as a condition of approval, hedges shall be prohibited in the front yard. (a) The maximum height of a hedge in a front yard shalt be 36 inches. (b) The maximum height of a hedge for the first 15 feet of the front yards or yards abutting Chelan Ave NE shall be 36 inches. The maximum height for the remaining portions of the yards shall be 6 feet. (c) Evergreen native plant material is preferred for year-round coverage. (3) Privacy Fencing. If a split rail fence is required in the front yard, as a condition of approval, privacy fencing shall be prohibited in the front yard. If used, privacy fencing shall be in character with the home's architecture. See Figure 21. FIGURE 21—Public Side of Fence eg, .1r ,b I (a) Privacy fencing in a front yard shall not be permitted. (b) For lots where the privacy fencing would be placed facing the street or access lane (Except for Duvall Ave NE), the maximum height of the first 15 feet of the fencing as measured from the front facade, shall be 36 inches. The maximum height of the remainder of the privacy fencing shall be 6 feet. i (e) For lots where the privacy fencing would be placed facing Duvall Ave NE the maximum height of the fencing shall be 6 feet. 12 (d) Privacy fencing adjacent to a public space shall be setback a minimum of I foot from the property line. (e) Privacy fencing shall be constructed of wood, simulated wood, iron, or masonry. Chain link fencing shall not be permitted. IV. Lighting. The purpose of this Section is to offer design standards for lighting that will enhance visibility and security while accenting key architectural elements and landscape features. A_ Bxlerior Lighting. I. Resign Objective. Design lighting that provides safety and character, and aesthetic benefits for the neighborhood. a. Standards. (1) The lighting for neighborhood streets and pedestrian pathway shall be low intensity and shall be from the same family of fixtures. (2) All exterior lighting shall be prevented from projecting light upward either by placement beneath building eaves or by an integral shield of the fixture's interiors as recommended by the manufacturer. (3) Street Iighting un neighborhood streets and access lanes within the boundary of a small lot neighborhood development shall be required. (a) All street lighting fixtures shall be a maximum height of t 6 feet. (4) Sidewalks and pathways not otherwise illuminated by street lighting shall be lit with ornamental lighting fixtures subject to the approval of the Current Planning Project Manager. All pedestrian lighting fixtures shall be a maximum height of 12 feet. (5) Lighting shall be limited to illumination of surfaces intended for pedestrians, vehicles, or Ivey architectural features. b. Guidelines. (1) The character of the lighting fixtures shall be appropriate for the architecture and to a human scale. (2) Spill -over lighting should be avoided. This includes light that is broadcast beyond the intended area; for example, street lights that illuminate residential windows or residential flood lights that illuminate beyond the Sot boundary. (3) Apply minimal lighting where possible to accomplish desired purpose. The selection of lights should be of appropriate height and light direction to minimize conflicts with neighbors. (4) Avoid lighting large areas with a single source. Denis Law _..__ Ciry Of _ J Mayor Department of Community and Economic Development Alex Pietsch, Adm inistrator July 25, 2011 Linda Pillo 5411 36th Ave SW Seattle, WA 98126 SUBJECT: Chelan Creek PUD LUA08-067 Dear Ms. Pillo: This office has reviewed your request (dated June 3, 2011) to extend the approved Preliminary Planned Urban Development which was set to expire on November 2, 2011. Pursuant to RMC 4-9-150G, the municipal code allows preliminary planned urban developments which have been approved concurrent with a preliminary subdivision, have their final development plan submitted within five (5) years of the effective date of action by the }searing Examiner to approve the preliminary plan. Therefore, your extension request is not needed. The Preliminary Planned Urban Development will expire on November 2, 2014. Please feel free to contact me at (425) 430-7219 should you have any further questions or comments regarding this extension. Sincerely, Roc a Timmons As ociate Planner cc: City of Renton File LUA Num08-067 Renton City Hall 9 1055 South Grady Way 9 Renton, Washington 98057 0 rentonwa.gov At�°f&e nr�rng entoll JUA 0v June 3, 2011 Rocale Timmons Associate Planner Depart. Of Community And Economic Development 1055 South Grady Way Renton, WA 98057 Dear Rocale Timmons: Thank you for returning my call today and for the notification that I need to request an extension to the PUD in writing. Please accept this letter as my request to have an extension granted for the PUD on the Chelan Creek preliminary plat design file # LUA08-067. Sincerely, Z�7�--6 _J Linda Pillo 5411 36" Ave. SW Seattle, WA 98126 (206)310-4420 CITY( ' RENTON + "R ,r h Denis Law, Mayor January 14, 2009 Fred Kaufman, Hearing Examiner City of Renton 1055 South Grady Way Renton, WA 98057 Economic Development, Neighborhoods and Strategic Planning Alex Pietsch, Administrator SUBJECT: Amended Recommendation — Chelan Creek PUD (File No. LUA08-067, PP, PPUD, ECF, CAE, CAE) Dear Mr. Kaufman, This letter is sent in response to your request to resolve several outstanding issues related to the design of the Chelan Creek PUD before the public hearing could be closed. Staff was able to meet with the applicant in order to come to an agreement for changes to the design standards and staff report to the Examiner, dated December 30, 2008. Attached you will find the revised Chelan Creek Design Standards which were agreed to by the applicant. In addition after review, staff has found that the recommendations for conditions of approval should be revised as follows: Condition 47: Staff recommended, as a condition of approval, that the applicant be required to provide shared driveway access for Lots 5 and 6. Due to the reduction of the building envelopes, caused by the condition, staff would like to retract this recommended condition of approval. Condition #12: Staff recommended, as a condition of approval, the applicant be required to restrict driveway widths to no more the 9 feet for a single lane and no more than 16 feet for double lane driveways. Due to the inability to access vehicles without stepping on adjacent landscaping, staff would like to revise this recommended condition of approval to read: Driveway widths shall be restricted to no more the 10 feet for a single lane and no more than 18 feet for double lane driveways. Condition #17: Staff recommended, as a condition of approval, the applicant be required to revise the landscape plan to include a 5-foot landscape strip along the frontage of Lots 1 through 4. The Native Growth Protection Easement that abuts Lots 3 and 4 would provide adequate vegetation to offset the need for landscaping in their front yards. Therefore staff would like to revise this recommended condition of approval to read: The applicant shall submit 1055 South Grady Way - Renton, Washington 98057 . 0TNspaWccrrtains50%rncydedmatonal,30 post oonsumer RENTON AHEAD OF THE CURVE a revised detailed landscape plan prepared by a certified landscape architect or other landscape professional to the Current Planning Project Manager prior to utility construction permit, Final Plat, or Final PUD approval; whichever comes first. The revised landscape plan should include: a 5-foot landscape strip along the frontage of Lots 1 and 2; and ornamental 10-foot landscape strip along Duvall Ave NE street frontage for Lots 1 through 4 and Lot 13; and ornamental landscaping to minor the existing frontage improvements along Duvall Ave NE, just south of the site. The revised landscape plan should also include fence detail for the entire site. Condition 419: Staff recommended, as a condition of approval, the applicant be required to provide a 25- foot radius on the northeast corner of Lot 12. Staff would like to revise this recommended condition of approval to read: The applicant shall be required to submit a revised plat plan depicting a 15-foot radius on the northeast corner of Lot 12. The revised plan would be required to be submitted prior to construction permit, Final Plat, Final PUD approval; whichever comes first. I hope this letter meets your needs and resolves the outstanding issues in order to close the public hearing for the Chelan Creek PUD. Please contact me at (425) 430-7219 should you have any questions regarding this letter. Sincerely, Ro a Timmons, Associate Planner Attachment cc: Chip Vincent, Planning Director Jennifer Henning, Planning Manager Contact Owner Parties of Record Yellow File CHELA N CREEK DESIGN STA N'DARDS 1. Site Design. Site Design objectives and standards are intended to minimize modifications to topography, preserve existing vegetation whenever possible, minimize the creation of impervious surfaces, and make appropriate provisions for vehicular and pedestrian circulation within the Chelan Creek PUD Development. A. Residential Connections and Circulation. 1. Design Objective. Create a road system that is pedestrian -friendly, contains traffic calming techniques, and minimizes the presence of the automobile. a. Standards. (1) Signage. All public roads shall have postings that clearly identify where on -street parking is prohibited. Tile developer shall be responsible to install "no parking" signs and the homeowner's association shall have the responsibility to maintain and replace the "no parking" signs. B. Sidewalks, Pathways, and Pedestrian Entry Easements. 1. Design Objective. Create a network of sidewalks and other paths throughout the neighborhood to reduce the reliance on the automobile and provide opportunities for interaction and activity. a. Standards. (1) Pedestrian Connections. A sidewalk or pathway system shall be provided throughput the development. The sidewalk or pathway system may disconnect from the road, provided the sidewalk/pathway continues in a logical route throughout the residential development. (2) Pathway. (a) A pathway shall be constructed of a porous materials such as porous paving stones, crushed gravel with soil stabilizers, and paving blocks with planted joints, and shall be a minimum of 5 feet wide. (b) In areas where pathways cross streets, parking will be eliminated to reduce crossing distance and ensure safe crossing. (3) Pedestrian Entry Easement. (a) A pedestrian entry easement shall be provided to all homes that do not front on the Native Growth Protection Easement (i.e., I,ot 16). See Figure I- (b) Pedestrian entry casements shall be a minimum of 5 feet wide with a minimum 5-foot sidewalk. FIGURE 1— Pedestrian Easement (4) Transit Standards. Transit and school bus stops shall be identified and coordinated with the local transit agency andior school district. C. Garage. 1, Design Objective. Minimize the visual impacts of the garage through the use of recessed garage doors (front loaded), and the emphasis of the porch and front door. a. Standards. (I) On -Site Garage. (a) On -site garages shall be set back a minimum of 5 feet from the building facade on which the garage is located. (2) Garage Design. (a) All garages shall follow an architectural style similar to the homes. (b) If sides are visible from streets, lanes, sidewalks, pathways, trails, or other homes, architectural details shall be incorporated in the design to minimize the impacts of the fad; tdc. (c) All garages shall be located in an area to minimize the presence of the automobile. (3) Carports. Carports are prohibited. b. Guidelines. (1) Avoid garages doors at the end ofview corridors. (2) All garages should be located in an area to minimize the prescnec of the automobile. (3) Lots that take access directly from a neighborhood street shall require it layout that lessens the visual impact of the garage doors. (4) Garages shall not be the dominant visual element in any development. D. Parking Requirements. 1. Design Objective. Provide adequate parking for each unit. a. Standards. (1) Driveways. (a) The width of the driveway curb cut shall not exceed 10 feet for single lane and IS feet for double lane. E. Utility Placement. 1. Design Objective. Minimize the impact of utility locations. a. Standards. (1) Utility boxes shall be placed away from public gathering spaces and shall be screened with landscaping or berms. b. Guidelines. (1) If possible, group utility boxes together. (2) Allow space for landscape and utility access. II. Architectural Features. The architectural feature standards are intended to allow for a diverse range of architectural styles, massing, detailing and color while creating a unified development_ A. Elevations and Models Required. 1. Design Objective. To provide a diverse streetscape and a variety of floor plans, home size, and character. See Figure 2. a. Standards. (1) Models are defined as having significant variations in the floor plans, which allows for variety in the massing of the home. 2 (2) No more than l,.k,o of the same model and elevation shalt be built on the same- block frontage_ (3) The same model and elevation shall not be built next to each other. (4) To differentiate the same modets and elevations, different colors shall be used. (5) Each model shall have at least two architectural styles and a variety of color schemes. b. Guidelines. (1) Neighborhoods shall have a variety of home size and character. FIGURE 2 — Variety of Models and Elevations B. Massing and Composition. 1. Design Objective. To rellect a clear hierarchy of forms and massing with expression of dominant and secondary forms. a. Standards. (1) Primary building forms shall be the dominating form while secondary formal elements shall include porches, principal dormers, or other significant features, See Figure 3, FIGURE 3 — Massing Examples Itinl<IuE�� I -part I'n tn.d� f�. E€ijllId .�la.�hitt� l.tansplc, C. Building Articulation. 1. Design Objective. To avoid monotonous repetition of elevations along public areas and provide pedestrian scale elements to the streetscape. See Figure 4. a_ Standards. (1) The primary building elevation oriented toward the street, access easement or NGPE shall have at least one articulation or change in plane. (2) Primary articulations shall be a minimum of 24 inches. (3) A minimum of at least one side articulation shall occur for side or rear elevations facing streets or public spaces. (4) Building elevations facing public spaces shall have a minimum articulation of 12 inches. 3 b. Guidelines. (1) Articulation may he the connection of an open porch to the building. a do>rrner fzrcin,, the street, or a Nvell- defned entry element. FIGURE 4 Building Articulation Examples D. Building Placement. 1. Design Objective. Orient homes toward the public realm. Buildings shall be designed to integrate with activities along the street frontage and the NGPE. See Figure 5. FIGURE 5 --- homes Oriented Toward the Public Realm a. Standards. (1) Each home shall have a covered porch or main entry oriented toward the public realm in the respective front yard (i.e., Lots 1 and 2 towards Chelan Pl NE; Lots 3 and 4 towards the NGPE (west); Lots 5 through 12 towards the NGPE (east); Lot 13 towards the NGPE (south); Lots 14 and 15 towards Tract A (south); and Lot 16 towards the abutting property to the west,) (2) Windows on a closed side of a unit shall not directly face a neighbor's window. b. Guidelines. (1) Architectural Elements. Homes should be sited in a logical way to maximize usable space while providing natural and architectural elements at key locations. (2) Open and Closed Building Sides. Side yards are important in the creation of private open space, particularly in homes on small lots. Care shall be taken to design homes with an open side and a closed side as appropriate. Window placernent is an essential component to achieving this relationship_ The open side is the side that is either facing a public street, access casement, or the NGPE. This elevation should have more windows and detailing. See Figures 6 and 7. 4 FIGURE 6 — Open and Closed Sides FIGURE 7 — Closed and Primary Window Locations i'brntil �iUr P:1.�. a9 ir:n E. Materials. f �9�c•n tilfA• P.Ir�:.t}nu 1. Design Objective. Require a variety of materials appropriate to the architectural character of the home. Standards. Where more than one material is used, the following techniques shall be used.- (1) Vertical Changes. Changes in materials in a vertical wall. such as from brick to wood, shall wrap the confers no less than 24 inches. The material change shall occur at an internal confer or a logical transition such as aligning with a window edge or chimney. Material transition shall not occur at an exterior corner_ See Figure S. (2) Horizontal Changes. Transition in material on a wall surface, such as shingle to lap siding, will be required to have a material separation, such as a trine bane! board. See Figure 9. (3) Acceptable Exterior Wall Material. Wood, cement fiberboard, stucco, standard -sized brick (3-1'2 x 7-1!2 inches or 3-518 x 7-5'8 inches), and stone may be used. Simulated stone, wood, stone. or brick may be used to detail hornes. (4) Trim. Trim may be wood, cement fiberboard, stucco, or stone materials. Trim is required around all doors and windows. The trim must be 3-1/2 inclies minimum and be used on all elevations. FIGURE 8 I FIGURE 9-- Vertical Alorizontal Material Changes F. Colors. 1. Design Objective. Reduce the monotony of color and tone to create a more diverse palette. a. Standards. (1) Provide multiple colors on buildings to reflect material changes and individuality of the residence. (a) Muted deeper tones, as opposed to vibrant primary colors, shall be the dominant colors. (b) Although grey and beige are not excluded, the use ofthese colors shall not be the dominant color used on hones or other structures within the development. (c) Color palettes for all new structures, coded to the horse elevations; shall be submitted for approval by the Current Planning Project Managcr along with the Final PUD application. b. Guidelines. ( l ) A diversity of color should be used on homes, as compared with monotonous shades of beige and grey, throughout the plat, G. Roofs. 1. Design Objective. Provide a variety of roof forms and profiles that add character and relief to the streetscape. a. Standards. (1) Primary Roof Pitch. Primary roof pitches shall be a ininimum of 6:12. (2) Gable Forms. See Figure 10. (a) Roof pitches for gable farms on the public sides of the buildings shall be a minimum of 8:12. (b) Exit access for a third floor must face a public right-of-way for emergency access. (3) Roof Overhangs. Roof overhangs shall be a minimum of 12 inches (excluding gutter) and a maximum of 24 inches, including gutter, downspouts, and any other omamcntal features. See Figure 11. (4) Roof Material. Roof material shall be fire retardant, such as asphalt shingle or metal. (5) Roof Color. A variety of roof colors shall be used within the development_ b_ Guidelines. (1) Avoid bright color, reflective roofing material. (2) Gravel and reel file roofs are discouraged. (3) Overhangs and caves should be detailed and proportioned to complement the architectural style of the home. FIGURE 10 —Roof Forms/ FIGURE 11 —Minimum Roof Overhang 11. Entrances to Homes. 1. Design Objective. Design entrances that become a focal point of the homes and allow space for social interaction. a. Standards. (1) Porches or stoops are required on all homes. (2) Stoops and porches shall be raised above the grade except where accessibility (ADA) is a priority_ An accessible route may also be taken from a front driveway. (3) All porches and stoops must take access from and face a street, access easement or the NGPE. (4) Porch and stoop sues sliall be: (a) Stoops. See Figure 12. MWinnum Width: 4 feet Minimum Depth: 4 feet Minimum Height: 12 inches" above grade (b) Porches (-Minimum 60 square feet) Minimum width: 10 feet Minimum Depth: 6 feet Minimum I Ieight: 12 inches above grade b. Guidelines. (1) Whcrc a home is located on a corner lot, i.e., at the intersection of two roads or the intersection of a road and common open space, a wrapped porch is preferred to reduce the perceived scale of the house and engage the street or open space on both sides. FIGURE 12 — Minimum Stoop Dimensions Min r �13n1. iu K �jlnl1n41nF sro'1P{)F111 f'il•I 'n� �'�In. -.' �Ff - Miniluwn P-nd1 DimcmiuP+ I. Doors. 1. Design Objective. Use front doors that are integral to the character of the homes. See Figure 13. a. Standards. (1) Front doors shall face the public realm (i.e., Lots 1 and 2 towards Chelan PI NE; Lots 3 and 4 towards the NGPE (west); Lots 5 through 12 towards the NGPE (east); Lot 13 towards the NGPE (south); Lots 14 and 15 towards Tract A (south), and I.,ot 16 towards the abutting property to the west). (2) Doors shall be made of wood, fiberglass, or metal. (3) Front doors shall be paneled or have inset windows. (4) Sliding glass doors are not permitted along frontage elevation or an elevation facing a pedestrian easement. (5) Four -inch minimum head and jamb trim is required around all doors. b. Guidelines. (1) Front doors should be a focal point in small lot pedestrian -oriented neighborhoods and be in scale with the home. (2) Oversized doors should be avoided on cottage -style homes. 7 FIGURE 13 — Doors kc"Plahlu Door, J. Primary Windows. C i, l=narcc��lahk• U�b��• 1. Design Objective. Use windows that arc integral to the character of the homes, Sec Figure 14. a. Standards. (1) Primary windows shall be proportioned vertically rather than horizontally. See 15. (2) Windows are required to have a trim on all four sides. (3) Trim must he appropriate to the architectural character of the home and be a minimum of 3-1;'2 inches wide. (4) Vertical windows may be combined together to create a larger window area. FIGURE 14— Acceptable Windows lt'c.°3�t;yhic' Willdov. (irltl; 1IklillwnE.trill) i 1r2, b. Guidelines. (t) Divided light windows are encouraged. They must either be true divided light or have properly proportioned mullions applied to the window. individual panes must be vertically proportioned or square. FIGURE. 15 — Primary Window Example 8 K. Chimneys. 1 . Design Objective. When used, design chimneys t}iat reflect the architectural style of the homes. a. Standards. (1) Chimneys above the roof shall be at least 20 inches x 24 inclics as measured in the plan. (2) Wood -framed chimney enclosures are permitted; however metal termination caps shrill not be left exposed. "These tops shall be shroud in a metal chimney surround. b. Guidelines. (1) Chimney form and shape should reflect the proportions of masonry tradition. Skinny long chimneys out of concert with the house proportions or not naturally anchored into the roof forms and walls are unacceptable. (2) Overly stylistic chimneys are discouraged. Chimney shape and profile should appropriately reflect the stylistic direction of the rest of the house. L. Columns, Trim, and Corner Boards. 1. Design Objective. Design columns, trim work, and corner boards to add visual detail to the house. a. Standards. (1) Columns. See Figure 16. (a) Character colurruis shall be round, fluted, or strongly related to the dome's architectural style. (b) Exposed 4 x 4 and 6 x 6-inch posts are prohibited. (2) Corners. See Figure 17. (a) Use mctal corner clips or corner boards at corners where siding is used. Corner boards shall be a ininimurn of 2-1i2 inches in width. (b) Corner boards shall be painted or color stained to match the main massing colors of the residence. FIGURE 16 — Corner Board FIGURE 17 — Columns r Cm -nu r- Roorct ,Accrr57uhEE' C himrr 1. ij�fc�x[)lahlc C.ohlmlr b. Guidelines. (1) Colunuzs, trim, and corner boards should reflect the architectural character of the home. M. Gutters and Downspouts. 1. Design Objective. Integrate the gutters and downspouts into the home's color scheme. a. Standards. (1) Gutters shall be painted or of an integral color to closely match the trim color. b. Guidelines. (1) Gutters and downspouts should reflect the architectural character of the home. N. Architecture Detail and Features. 9 l . Design Objective. Establish a desirable human scale next to pedestrian routes by the use of shutters, knee braces. flower boxes. and columns. See. Figure 18. a. Standards. (1) At ]cast one of the following features shall be used: (a) Shutters (b) Plower Boxes (c) Knee Braces (d) Columns (2) Shutters, flower boxes, and ornamental knee braces shall follow the home's architectural style. (3) Shutters shall be proportioned to the window size to simulate the ability to cover them. b. Guidelines. (1) Give special care in the character, detail, and finish of human scale architectural details. (2) Use a detail that is appropriate to the architectural character of the home, FIGURE 18 — Architectural Details and Features O. Mail and Newspaper Boxes. 1. Design Objective. Place and design mailboxes to best serve the neighborhood and reflect the character of the community. a. Standards. (1) All mailboxes shall be clustered and lockable consistent with USPS standards. Clustered mailboxes shall be architecturally enhanced with materials and details typical of the horne's architecture and carefutly placed to not adversely affect the privacy of residents and serve the needs of the U.S. Postal Service_ See Figure 19. b. Guidelines. (1) Mailbox locations should be easily accessible to each resident and architecturally compatible with the home. FIGURE 19 — Mailbox Design P. Hot Tubs and Mechanical Equipment. 1. Design Objective. Minimize the impacts of hot tubs and pool equipment on surrounding properties. a. Standards. (1) Hot tubs and pools shall be located only in back yards. (2) Pools and spas shall be designed to minimize sight and sound impacts to adjoining property. (3) Pool heaters and pumps shall be screened firorn view and sound insulated. (4) Pool equipment must comply with codcs regarding fencing and screening. b. Guidelines. (1) Hot tub and mechanical equipment should be placed as to not negatively impact neighbors. Q. Accessory Structures. 1. Design Objective. Minimize the impacts of accessory structures. a. Standards. (1) No more than one accessory structure shall be permitted per lot and shall be architecturally consistent with the principal structure. (2) Greenhouses, sheds, and other accessory structures shall not exceed 12 feet to top of roof in licight or it-iorc than 150 square feet in size. (3) They shall be no closer than 3 feet from the interior side or rear property line. (4) Overhangs and root drainage may not encroach over property lines. (5) Accessory structures are not allowed in front yards- (6) Accessory dwelling units (ADUs) shall be prohibited- b. Guidelines. (1) Avoid locating accessory structures in areas visible from the street. III. Landscape Elements. This landscape Section is essential toward enhancing the character of the Chelan Creek PUD development. Landscaping is an important aspect of the creation of space and scale when using small lots. In conjunction with architecture, landscape design enables builders to create a transition between homes and the street while mitigating the impact of denser housing. A. Fences and Hedges. 1, Design Objective. The incorporation of fences and hedges around a housing unit to define private spaces, See Figure 20. a. Standards. Fences and hedges shall not be placed near neighborhood streets in such a way to create a safety or entering sight distance conccrn. FIGURE 18117-39 — Front Yard Decorative fences and Hedges I FMA l:lyd (h'nai V111A 1-4•IIC41'rith LAMINrape (1) Front Yard Decorative Fence. If used fences shall lie decorative and help to define semi -private areas in the front of the home. If a split rail fence is required in the front yard, as a condition of approval, secondary front yard fences shall he prohibited. (a) The maximum height shall be 36 inches. (b) Front yard decorative fences shall be located a minimum of 1 foot from parcel line to allow for planting between edge of sidewalk or right-of-way and fence, (c) Front yard decorative fences shall provide a balance of solid surfaces and voids, such as picket or Kentucky rail fence styles. (d) Front yard decorative fences shall be constructed of wood, simulated wood, iron, or masonry. Solid fences and chain link shall be prohibited. (2) Hedges. If used, hedges shall he continuous along the front and side property line, and the street frontage. if a split rail fence is required in the front yard, as a condition of approval, hedges shall be prohibited in the front yard. (a) The maximum height of a hedge in a front yard shall be 36 inches. (b) The maximum height of a hedge for the first 15 feet of the front yards or yards abutting Chelan Ave NE shall he 36 inches. The maximum height for the remaining portions of the yards shall be 6 feet. (c) Evergreen native plant material is preferred for year-round coverage. (3) Privacy Fencing. If a split rail fence is required in the front yard, as a condition of approval, privacy fencing shall be prohibited in the front yard. If used, privacy fencing shall be in character with the home's architecture_ See Figure 21. FIGURE 21— Public Side of Fence 1 4 :1 F _ nn (a) Privacy fencing in a front yard shall not be permitted. (b) For lots where the privacy fencing would be placed facing the street or access lane (Except for Duvall Ave NE), the maximum height of the first 15 feet of the fencing as measured from the front faeade, shall be 36 inches. The maximum height of the remainder of the privacy fencing shall be 6 feet. (c) For lots where the privacy fencing would be placed facing Duvall Ave NE the maximum height of the fencing shall be 6 feet. 12 (d) Privacy tencirig adjacent to a public space shall be setback a mimmum of I foot ti-oin the property line. (e) Privacy fencing shall he collstrrrctcd 01'woad, simulated wood, iron, or masonry- Chain link fencHig shall not he permitted. IV. Lighting. The purpose of this Section is to offer design standards for lighting that will enhance visibility and security while accerrtirrg key architectural elements and landscape features. A. Exterior Lighting. 1. Design Objective. Design lighting that provides safety and character, and aesthetic benefits for the neighborhood. a. Standards. ( I ) The lighting for neighborhood streets and pedestrian pathway shall be low intensity and shad be from the sarne family of fixtures. (2) All exterior lighting shall be prevented from projecting light upward either by placement beneath building eaves or by an integral shield of the fixture's interiors as recommended by the manufacturer. (3) Street lighting on neighborhood streets and access lanes within the boundary oCa small lot neighborhood development shall be required. (a) All street lighting fixtures shall be a maximum height of] 6 feet. (4) Sidewalks and pathways not otherwisc illun-rinatcd by street lighting shall be lit with ornamental lighting fixtures subject to the approval of the Current Planning Project Mariager, All pedestrian lighting fixtures shall be a maximum height of 12 feet. (5) Lighting shall be limited to illumination of surfaces intended for pedestrians, vehicles, or key architectural features. b. Guidelines. (I)The he character of the lighting fixtures shall be appropriate for the architecture and to a human scale. (2) Spill -over lighting should be avoided. This includes light that is broadcast beyond the intended area; for example, street lights that illuminate residential windows or residential flood lights that illuminate beyond the lot boundary. (3) Apply minimal lighting where possible to accomplish desired purpose. The selection of lights should be of appropriate height and light direction to minimize contlicts with neighbors. (4) Avoid lighting large areas with a single source. 13 N} PUBLIC City of Renton Department of'Cosz munity and Economic Development IIEA �I PRELIMINARY REPORT TO THE HEARING EXAMINER A. SLIMMARYA;ND PURPOSE OF REQUEST: REPORT DATE: December 30, 2008 Project Name: Chelan Creek PUD Applicant/Owner: Linda Pillo, 5411 36th Avenue SW, Seattle, WA 98126 Contact: Jim Hanson, Hanson Consulting, 17446 Mallard Cove Lane File Number LUA08-067, PPUD, PP, ECF, CAE, CAE Project Manager: Rocale Timmons, Associate Planner Project Description: The applicant is requesting approval for a Preliminary Planned Urban Development (PPUD), Preliminary Plat (PP), and Environmental (SEPA) Review in addition to a critical area exemption. The proposal is for the subdivision of a 4.21 acre site into 16 lots and 2 access tracts; with a proposed density of 4.70 du/ac. 'There are two existing residences and several outbuildings. of which all are proposed for removal. The project site is located within the Residential - 8 (R-8) dwelling units per acre (du/ac) zoning designation, The proposed lots would range in size from 3,930 square feet to 7,658 square feet in area. Access to the lots would be provided via extension of existing roads, including: NE 9th Street and Chelan Place NE. The site contains a Class 4 stream and a Category 2 wetland. The applicant proposes to average the 50-foot required wetland buffer, and in no case is the buffer proposed to be less than 25 feet. As part of the Planned Urban Development (PUD), the applicant is requesting modifications from City of Renton street standards and the R-8 development standards. The applicant is proposing to provide passive recreational areas and enhancement to the critical area buffers beyond what is required by code. There are 44 protected trees onsite, of which nine are proposed to remain. Project Location: Tax ID 4102305-9106 and #102305-9440 Project Location ;Nap Cifu of llrvuo+r ( oI1I1II1oIIf. I urrci 1iro;iw iiic Dr Iwlo,prh1tvN Il(-p,zrrrur I Pia,.;mar v 16porr to thr i1parm", I,valwn"r CI V ( WILTK I Ul) LU.408-067, PPUD, FPUD, PP, L'CF PUBLIC III-ARlaG DAY 1, 30, 2008 Pugs - of 21 B. HEARING EXHIBITS: Exhibit I: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Aerial Photo Exhibit 3: Zoning Asap Preliminary Plat Plan Exhibit 4: Preliminary Plat / PPUD Plan Exhibit 5: Landscape Plan (Sheet 1) Exhibit 6: Chelan Creek Design Guidelines C. GENERAL INFORMATION: 1. Owner of'Record: Linda Pillo 5411 36th Avenue SW Seattle_ WA 98126 2. Zoning Designation: Residential — 8 du/ac (R-8) 3. Comprehensive Plan Designation: Residential Single Yamily (RSF) 4. Existing Site Use: Two existing single family residences to be removed 5. Neighborhood Characteristics: North: Single Family Residential (R-S zone) East: Single Family Residential (R-8 zone) South: Single Family Residential (R-8 zone) West: Single Family Residential & Religious Institution (R-8 zone) 6. Proposed Orientation: Lots 1 & 2: Chelan Place NE (west) Lots 3 & 4: NGPE (west) Lots 5 12: NGPE (east) Lots 13: NGPE (south) Lots 14 &, 15: Tract A (south) Lots 16: Access Easement (west) 7. Site Area: 4.21 acres (183,489 gross square feet) 8. Project Data: Existing Pudding Area: 3,130 square feet (Two existing residences to be removed) D. HISTORICALIBACKGROUND: Action Land Use File No. Ordinance No. Date Annexation NIA 5161 1 1127; 2005 Annexation Nr'A 3058 9/ 1 / 1976 Comprehensive Plan N/A 5099 11"'1 /2004 Zoning N./A 5100 1 li 1/2004 Lot Line Adjustment LUA08-066 NIA Pending ('i:.k of R oloi Uoomiiwiei crttrvunm l Rcp )a io ncc ifcar in"" L:c<rrnrrri�� (7I11,1A,(7UiFKITI) LL_rA08-067, MID, FPi;D, PP, ECt" PUBI AC AII_': I RI NG I )ATE be f o7iber 3O. 2008 Mgr 3 q/' 2 7 E. PUWLIC SER VICES: 1. Utilities: Water: There is an existing 8-inch water main in NE 9"' Street and Chelan PI NE. An additional 8-inch water main exists within the access easement extended from NE 10th St_ Sewer: There is an existing 8-inch sanitary sewer main in NF 9"' Street. Surface Water/Storm Water: There exist storm water conveyance systems within NE 9"' St and Chelan Pt NE. 2. Streets: There is currently a paved and partially improved public right-of-way along the frontage of the site (Duvall Ave NE.). 3. Fire Protection: City of Renton fire Department F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of 'Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 44-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 3. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and Plan -General Requirements and Minimum Standards Section 4-7-150: Streets -General Requirements and Minimum Standards Section 4-7-160: Residential Blocks — General Requirements and Minimum Standards Section 4-7-170: Residential Lots -General Requirements and Minimum Standards 5. Chapter 9 Procedures and Review Criteria Section 4-9-150: Planned Urban Development Regulations 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element — Residential Single Family 2_ Community Design Element ('irr i,! fer-nlnr ( 'on nnno?ir',' and L ononiir I)cvc(opnuvrt ,.,'par'Mw N Prod iiblwk Rcpori ro rlic ikfo ix" EIa liryw C'l1I=I-I.1 fTD LUA08-067, PP(-D, FPUD, PP, ECF PUNK HL:,l R C; D.I IE DcccmIr ,'i 30. UOS PcrRc d of 21 H. DEPA RTYIEYT AAIALYSIS: 1. Project Description/Background The applicant, Linda Pillo, requested Environmental (SEPA) Review, Preliminary Planned Urban Development (PPUD), Final Planned Urban Development (FPUD) and a Preliminary Plat approval for the subdivision of a 4.21 acre site into 16 lots and 2 access tracts. In addition to the formal land use applications the applicant has also requested a critical area exemption to locate the proposed pedestrian pathway in the outer portion of the wetland/stream buffer. The applicant has withdrawn their application for the FPUD application. The proposed Chelan Creek PUD would be located in northeast Renton, on the west side of Duvall Ave NE between NE I0"' Street and NE 8"' Street. A lot line adjustment (Pillo LLA — LUA08-066) is currently pending in order to adjust the lot lines of a third parcel immediately abutting proposed Lot 16 to the south with the subject property. An existing single-family residence is located on this parcel and is proposed to rernain; the lot is not part of the proposed project. The site consists of two existing tax parcels totaling 183,489 square feet (4.2 t acres) in area once the proposed LLA is recorded. There is a single-family residential structure on each of the lots, along with several outbuildings of which arc all proposed for removal. The property is in the Residential Single -Family Comprehensive Plan land use designation and the Residential 8 (R-8) zoning designation. As part of the PUD, the applicant is requesting modifications from City of Renton street standards and the R-8 development standards; including lot size, lot width, front yard setbacks, and lot depth. The proposed subdivision would result in 16 lots ranging in lot size from 3,930 to 7,658 square feet; the average lot size is approximately 4,800 square feet_ The proposed residential density would arrive at 4.70 du/ac after the deduction of right-of-way dedication, access easement, and critical areas from the gross acreage of the site. Lots 1 through 3 would gain access from a dead end access tract (Tract C) extended from Chelan Place NE, Lot 4 would gain access from a proposed access tract (Tract B); extended from proposed Tract C. Lots 5 through 12 would gain access from a proposed dead end public street extended from NE 9"' Street; proposed as Chelan Ave NE. Lots 13 through 15 would gain access from proposed access tract ('tract A); extended from proposed Chelan Ave NE. The remaining lot (Lot 16) would gain access from an existing access easement extended. from NE 10"' St. The site is vegetated primarily with grass lawns, shrubs and trees. A tree inventory indicates a total of 191 trees on the site, of which 81 percent would remain following development. There is a Class 4 stream and a Category 2 wetland located on the project site. The wetland is located within a broad swale through the central portion of the site and is associated with a small well-defined stream. Category 2 wetlands require a 50-foot buffer. A Class 4 stream is a non-salmonid bearing intermittent stream and requires a minimum 35-foot buffer. The Class 4 stream eventually drains into the Cedar River. The proposed project would reduce certain portions of the 50-foot wetland buffer to no less than 25 feet through buffer averaging. The total reduction of buffer is 11,597 square feet in area and would be replaced with 12,426 square feet of additional buffer. Buffer enhancement is proposed as part of the buffer averaging which would result in the planting of native plants and removal of invasive species. Staff has approved the buffer averaging proposal subject to conditions; dated November 12, 2008. The decision for the buffer averaging proposal was issued under a separate cover. The overall elevation change within the site is about 15 feet, sloping down from the northeast to the southwest portion of the site_ The slopes throughout the majority of the site are about 4 percent or less and ranges up to 13 percent at the northeast corner of the site. The project would result in approximately 1,000 cubic yards of grading which will be used to elevate the easterly lots. The majority of the grading required for the project would be for the construction of the proposed roads, building pads, utilities, and stonriwater detention facilities and will be balanced on -site. Approximately 250 cubic yards of additional select material will be imported for trench backfill. Cl7r of'Rcniotr Comnrrrnw_v wnl l:cvmmi;c Dal cloprrcfit lkpmr mc,il I'rc!i mil arr Rrpore to lilt, ffr° o h.:r<rmix Ii (WE1,11,N CRA'F,K I'CiO LVA08-067, PPiip, FP(;D, PP, ECF PUBLIC HEARING, DJYTi Dccclobu- 3q, 20I1N Pu,�c � of � I 2. Environmental Review Pursuant to the City of Renton's Envirornnental Ordinance and S1!PA (RCW 43.21C, 1971 as amended), on November 10, 2008, the Environmental Review Committee issued a Determination of Non -Significance - Mitigated (DNS-1v1) for the Chelan Creek PUD. The DNS-M included 6 mitigation measures. A 14-day appeal period commenced on November 17, 2008 and ended on December 8, 2008. No appeals of the threshold determination have been filed. 3. Compliance with ERC Conditions 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: 1 _ The applicant will be required to submit a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the State Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Storrnwater Management Manual. The plan must be submitted to and approved by the Development Services Division Plan Review staff prior to issuance of the utility construction and building permits and during utility and road construction. 2. A Native Growth Protection Easement shall be placed over that part of the site encompassing the stream/wetland and buffer area. Restrictive covenants shall also be placed on the site to this effect.. The easement and restrictive covenants shall be recorded prior to the recording of the final plat. 3. The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control — a.k.a. Level 2) and water quality improvements. 4. The applicant shall pay a Parks Mitigation Fee based on S530.76 per each new single family lot. The fee is estimated at $7,430.64 (14 new lots x $530.76 — 57,430.64) and is payable prior to the recording of the final plat. 5. The applicant shall pay a Traffic Mitigation Fee in the amount of $75.00 for each new net daily trip prior to the recording of the final plat. It is anticipated that the proposed pro.iect would result in the payment of $10,048.50 ($75.00 x 9.57 trips x 14 new lots = $10,048,50), 6_ The applicant shall pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the recording of the final plat. The fee is estimated at $6,832.00 ($488.00 x 14 new lots = $6,832.00). 4. Staff Review Comments Representatives from various City departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. Consistency with the Planned Urban Development Regulations a) Compliance with the Underlying Zoning Designation (Code provisions restricted from modification through the PUD process): The subject site is designated R-8 on the City of Renton Zoning Map. The proposed development would allow for the future construction of 16 new single-family dwelling units with the removal of the two existing residences. i. Use: A planned urban development may not authorize uses that are inconsistent with those uses allowed by the underlying zone. The applicant is proposing the eventual construction of single- family dwelling units which are outright permitted in the R-8 zone. H. Density: The number of dwellings units shall not exceed the density allowances of the applicable base zone. The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre. After deducting: 6,458 square feet for right-of-way dedications, 9,902 Cr{r of Rcwon C omimmiw awl liconomic l kl° lolmli' it 0,1PrrWWW l'n°liiF�t�[urs Reoorl !a MI H4 t.,ring Rvaoliily� c f�f PE D L[.A08-06?, PPUD, FPUD, PP, ECF L)AYT I)econbue30. 3018 6 of 11 square feet for private access easements, and 18,739 square feet for critical areas from the 1.83,489 gross square footage, the net square footage of the proposed development would be 148.390 square feet (3.406 net acres). With 16 lots, the proposal would arrive at a net density of 4.70 dwelling units per acre (16 units /" 3.406 acres — 4.70 du/ac), which falls within the permitted density range for the R-8 zone. h) PUD Decision Criteria: i. Demonstration of Compliance and Superiority: Applicants must demonstrate that a proposed development is in compliance with the purposes of this PUD regulations and with the Comprehensive Plan, that the proposed development shall be superior to that which would result without a planned tit -bait development, and that the development il'ill not be unduly detrimental to surrounding properties. Comment: If the conditions of approval are met, the applicant will have demonstrated compliance with the PUD regulations, Comprehensive Plan (see discussion below under Preliminary Plat review). The applicant will have demonstrated that the development is superior to that which would result without a PUD and will not he detrimental to surrounding properties. In addition, without the use of PUD it would be very challenging to meet the minimum density requirements of the zone and retain the natural features on -site to the extent proposed. ii. Public Benefit: The applicant is proposing to provide the following public benefit(s) that would have not otherwise resulted from the development of the subject site without the proposed PUD, Critical rheas: Protects critical areas that uould not he protected otherwise to the same degree as without a planned urban development,, or Natural Features: Preserve,5, enhances, or rehabilitates natural feature.~• of the subject properiv, such as significant ivoodlands, native vegetation, topograpi(v, or noncritical area wildlife habitats, not otherwise required by other City regulations: or Comment: See discussion, on pages 15 and 16, under Preliminary Plat Criteria. 11 Public Facilities: Provides public facilities that could not he required by the City for development of the subject property without a planned urban development; or Overall Design: Provides a planricd urban development design that is superior- in one or more of the following ways to the design that would residt.from development of the subject property without a planned urban development: O en Space/Recreation: (a) Provides increased open space or recreational facilities beyond standard code requirements and considered equivalent to features that world offset park mitigation fees in Resolution 3052,- and (b) Provides a quality environment through either passive or active recreation facilities and attractive common areas, including accessibility to buildings from parking areas and public lvalkways; or I Circulation/Screenij?g: Provides superior circulation patterns or location or screening of parking facilities; or ✓Landsca in /Screenin : Provides superior landscaping, buffering, or screening in or around the proposed planned urban development; or Comment: Once the applicant has fulfilled the conditions of approval, to revise the proposed landscape plan; the applicant will have demonstrated landscaping public benefit_ See discussion below, on page 7, under Building and Site Design. Ci{v of Rcwot1 Cw+r atmi1_r fwd Economic D"I ciohrI iI Oep o IhIi i I i'+cltniipurrr Report 10 1h", Ilecuiir,, Li' I iibRT CHtl.A1 (RIJ.'K Pt'D LU408-067, PPUD, FPUD, PP, GCF l'LUil.lf' Illi.iRl,1"(; i).g71: I)i°cennc�r 3U, 1Uf1,3 Pa e 7 ol?1 VSlle and Building D s1 n: Provides slipci-Ior arel7rtectural design, placement, i"elatlonshlp or orientation of structure's, or use of Solar encrJ;.- or Comment: Once the applicant has fulfilled the conditions of approval, to comply with the attached Chelan Creek Design Guidelines; the applicant will have demonstrated site and building design public benefits. See discussion below, on page 7, under Building and Site Design. Li ALIeys: Provides alleys to at least f ftv percent (50 ) of any proposed single family detached, semi -attached, or toulihouse units. iii. Building and Site Design: Perimeter: Size, scale, mass, character and architectural design along the planned urban dc'velopmeni perimeter provide a suitable transition to adjacent or abutting loftier density/intensity zones. iaterials shall reduce the potential for light and glare. C Criteria Met V Partially Met Not Met N/A Comment: In order to ensure the size, scale, mass, character, and architectural design are superior to that which would result without a 1'UD; staff recommends, as a condition of approval, the applicant be required to comply with the attached Chelan Creek Design Guidelines (Exhibit 6) for all residences constructed on the proposed lots. The design guidelines include, but are not limited to: standards for building materials, articulation, massing, and placement of structures. The applicant will be required to, as part of the FPUD application, provide elevations and floor plans for the proposed structures. Visual and functional continuity should be maintained between housing units through similar setbacks, and/or landscape buffer. Along the west side of Duvall Ave NE just south of the subject site; modulated fencing, ornamental landscaping and a meandering sidewalk exists. Fencing, landscaping, and sidewalks to mirror the existing frontage improvements along Duvall Ave NE should be provided in order to create a suitable transition from neighboring properties. Staff recommends, as a condition of approval, the applicant submit a revised landscaping and street improvement plan depicting the following-. a meandering sidewalk; ornamental landscaping and modulated fencing, for those portions of the frontage not abutting the proposed NGPE, to the satisfaction of the Current Planning Project Manager. Modulation of the fence shall be used to transition from the proposed fence, not abutting the NGPE, to the split rail fence abutting the NGPE- In the depression of the fence, where it connects to the split rail fence, an ornamental tree shall be planted in order to conceal the transition of the fence. The revised plan trust be submitted to and approved by the Current Plarming Project Manager prior to utility construction permit, Final PUD, or Final Plat approval; whichever comes first. Once the applicant has fulfilled the conditions of approval (noted above); full compliance with the privacy and building and site design criteria will be accomplished. Interior Design: Promotes a coordinated site and building design, Buildings in groups should be related by coordinated materials and roof'styles, but contrast should be provided throughout a site by the use of varied materials, architectural detailing, building orientation or housing tvpe. LJ Criteria Met r Partially Met ✓ Not Met U NIA Comment: The applicant provided sample elevations and floor plans as part of their application. Due to the conceptual nature of the samples; staff is recommending the applicant be required to comply with the attached Chelan Creek Design Guidelines. The applicant will be required to, as part of the Final PUD application, to provide elevations and floor plan for the proposed structures. See discussion above. Div of R,,H10lI Cor+u+iu+iiIi ,arr(l Ec11)P it' I k I t4uyn1)epC rI'M X III l'rr'!in ibI(Ii r Rryrorl !o Mc Ilrari)i', I aipIIour C'lla;Y.. i;V C!{E'El' PC !) L L 9 08-067, I'1'iiD, f IT A PP, E( F !'L.RI f( flf� 4JUXL! I)Zi7h DCCL'orhrr .40. 0m I'm, ' of 11 Once the applicant has fulfilled the conditions of approval (noted above under Building and Site Design Criteria); full compliance with the interior design criteria will be accomplished. iv. Circulation. - Provides sufficient streets and pedestrian facilities; The planned urban development shall have .sufficiew pedestrian and vehicle access commensurate with the location, size and density of�the proposed development. All public: and private streets shall accommodate emcrgencv vehicle access and the traffic demand created by the development cis docurnented in a traffic and eireiadation report approved ht: the City. Vehicle access shall not be unduly detrimental to adjacent arccr.s. _1 Criteria Met ✓ Partially Met Not Met N/A Comment: The applicant has proposed the Pillo LLA (LUA08-066); a separate land use application, in order to adjust the lot lines of a third parcel abutting proposed Lot 16 on the south. Without the additional area created by the proposed LLA, the applicant would not be able to provide sufficient access to the site. Staff recommends as a condition of approval, the Pillo LLA (LUA08-067) be recorded prior to Final Plat recording or Final PUD approval; whichever comes first. The applicant is not proposing to improve Duvall Ave NE along the frontage of the site. Due to impacts of the proposed development to Duvall Ave NE and to provide pedestrian connectivity to the proposed internal pathway; staff recommends, as a condition of approval, the applicant he required to construct, to the satisfaction of the Development Services and Current Planning Divisions, street improvements along Duvall Ave NE. Street improvements include, but are not limited to: paving, sidewalks, curb, gutter, storm drain, landscape, streetlights, and street signs, Due to the location of the wetland buffer; a Critical Area Exemption is needed in order to construct a sidewalk within the existing right-ol=way. Pursuant to RMC section 4-3-050.C.5.e.iii (Utilities. I raffre Control, Walkways, Bikeways within Existing, Improved Right-of-[,V ay or Easements),- an exemption from the Critical Area Regulations has been granted, by the Development Services Director as part of the report to the Hearing Examiner, to construct street improvements along Duvall Ave NE within the existing right-of-way. Staff recommends, as a condition of approval, the applicant be required to locate the meandering sidewalk closest to the street where the NGPE abuts the right-of-way. Once the applicant has fulfilled the conditions of approval (noted above and under the Preliminary Plat review criteria); provisions for sufficient streets and pedestrian facilities will be accomplished. Promotes safety: P'rotnotes safety through sgffu:ient sight distance, separation of vehicles from pedestrians, limited eh-iveways on buxv streets, avoidance of difficar/t turning patterns, and minimization of steep gradients. "l Criteria Met ✓ Partially Met Cl Not Met I_' NIA Comment: A lighting plan was not included in the applicant's submittal packet therefore it is not clear how the proposed pedestrian pathway would be illuminated at night. Staff recommends, as a condition of approval, the applicant submit a lighting plan for review and approval by the Current Planning Project Manager prior to utility construction, Final PUD, or Final Plat approval; whichever comes first. The lighting plan shall contain pedestrian lighting on both sides of the pathway in a staggered configuration. As proposed, Dots 5 and 6, have very little street frontage along Chelan Ave NE; which provides an opportunity for shared driveway access. Staff recommends, as a condition of approval, that shared driveway access be required for Lots 5 and 6. A 20-foot wide access easement shall be Cav ofRcwon Community one/ isconomic I)wi 1k1xrrttnr171 I'rr°hmin'rry Rrifi(,rl to M1 lkc,rin LV. Imioc r C'lll:L,l;V CR 11,11" ' PL-I) _ L1,:408-067, PPUD, PPUD, PP, Eff PC�RLICHE.1Ri;V(;D.Illi Dcccmbc° 311. 2WM Pug(, I ref'I recorded for the benefit of Lots 5 and 6 prior to Final PUD, Final Plat, or utility construction approval; whichever- comes first. Once the; applicant has fulfilled the conditions of approval (noted above); the promotion of safety will be accomplished. Provision of a system of walkGs_�ys;_ YYalk nays that tic residential areas to recreational areas, transit, public vvalkivays, schools, and commercial activities. Criteria Met ✓ Partially Met '� Not Met NIA Comment: The applicant is proposing an internal pedestrian pathway abutting the NGPE. The proposed pathway extends from Chelan PI NE, and continues north along the NGPE. The pathway terminates on Duvall Ave NE, in the northern portion of the site. In order to provide better pedestrian connectivity; staff recommends, as a condition of approval, the applicant be required to extend the pedestrian pathway from where it is proposed to begin, near Chelan Place NE, east along the NGPE bordering the hammerhead turn -around and Lots 3 and 4 eventually connecting to Duvall Ave NE in the southern portion of the site. A pedestrian easement shall be recorded, for the benefit of the public, for the length of the pathway prior to utility construction, Final PUD, or Final Plat approval; whichever comes first. Due to the location of the proposed pedestrian pathway, within the outer buffer of the critical area onsitc; a Critical Area Exemption is needed, Pursuant to rMC section 4-3-050.C.7.a.i (Activities in Critical Area Barffers); an exemption from the Critical Area Regulations is hereby granted, by the Planning Director as part of the report to the Hearing Examiner, to construct the pedestrian pathway within the outer critical area buffer. Staff recommends, as a condition of approval, the applicant be required to enhance the buffer area adjacent to where the pathway is located. Where enhancement of the buffer, adjacent to the pathway, due to existing high quality vegetation, additional buffer area or other mitigation may be required. A revised wetland/stream mitigation plan shall be submitted to and approved by the Current Planning Project Manager prior to utility construction or Final Plat approval; whichever comes first. King County Metro Transit was contacted in order to coordinate future transit activity along Duvall Ave NE. There are currently no existing or proposed bus stop locations along the frontage of the property. Once the applicant has fulfilled the conditions of approval (noted above); the provisions of a walkway system will be accomplished. Provides safe, efficient access for emergency vehicles: Criteria Met ✓ Partially Met L ! Not Met F. N/A Comment: Once the applicant has fulfilled the conditions of approval (noted on page 17): to provide a 25-foot turning radius for Lot 12 and install a sprinkler system in the residence to be sited on Lot 16; safe and efficient access for emergency vehicles will be accomplished. V. Infrastructure and Services: Provides utility services, emergency set -vices, (Ind other itnproretnents, existing andproposed, vvlziclr are sufficient to serve the development. ✓ Criteria Met 2 Partially Met L Not Met -f NIA vi. Clusters or Building Groups and Open Space: An appearance of' openness created by clustering, separation of w f building groups, and through the use oell-designed open space and landscaping, or a reduction in amount of impervious surfaces not otherwise required. ✓ Criteria Met i- Partially Met U Not Met F NIA vii. Privacy and Building Separation: Provides internal privacy between dwelling units, and external privacy for adjacent dwelling units. Each residential or mixed use development shall provide C'rlcnf Rrrnton i'ormniu,iirawi!'(oinmic lk-rC Pimiina) vReporl ,o lh,r tlrnwin, Lvamiowv ('11111AA C la"I:K PUU L(A08-06?, PPUD, rPCD, PP, ECr PUB11CHLARING 0AH. Drceml;er 30, 200S Page Ill a/?1 visual and acoastic'al prlvacv fir (, wellln', Lfnils and 'sur-rounding properties. Fences, insulation. walks, harriers, and landscaping arc used, as appropriate. for the protection and aesthetic enhancement of the property, the privacy of site occupants and surrounding properties, and fbr screening of storage, mechanical or other appropriate areas, and ,for the reduction of noise. R'indoivs are placed at such a height or location or screened to provide sniff eient privacy. -5gfficient Light and air are provided to each chvelling unit. CI Criteria Met Partially Met Not Met N/A Comment, In order to provide some measure of separation; a fence, identical to the split rail fence along the NGPE, should be constructed on the residential side of the pedestrian pathway. Staff recommends, as a condition of approval, the applicant provide a split rail fence on the residential side of the pedestrian pathway idcntical to the other side pathway. The split rail fence will be required to include an entrance gate that opens out onto the pedestrian pathway for each lot. Once the applicant has fulfilled the conditions of approval, to comply with the attached design guidelines and construct a split rail fence on the residential side of the pedestrian pathway; full compliance with the privacy and building separation criteria will be accomplished. viii. Building Orientation: Provides buildings oriented to enhance views from within the site 6v taking advantage cif topography, building location and style. C Criteria Met +r Partially Met I..: Not Met _" N/A Comment: The homes are to be oriented towards the NGPE where feasible in order to take advantage of the natural features on site_ Staff recommends, as a condition of approval, the applicant be required to orient each residence as noted on page 14 of the report; under Preliminary Plat review criteria. Lots 1 and 2 shall be oriented towards Chelan PI NE; Lots 3 and 4 towards the NGPE (west); Lots 5 through 12 towards the NGPE (east); Lot 13 towards the NGPE (south); Lots 14 and 15 towards Tract A (south); and Lot 16 towards the abutting property to the west_ Once the applicant has fulfilled the conditions of approval (noted above), to orient residences as noted on page 14; full compliance with the building orientation criteria will be accomplished. ix. Parking Area Design: De_ss�i1: Provides parking areas that are complemented by landscaping and not designed in long rows. The size of parking areas is minimized in comparison to typical designs, and each area related to the group of buildings served. The design provides for• efficient use if parking, and shared parking facilities where appropriate. F. Criteria Met V Partially Met C.! Not Met C N/A Comment: The applicant is proposing to meet the driveway standards for residential lots; which would allow up to a 20-foot width for private driveways. The size of the driveway/parking areas should be reduced in order to minimize their effect on the small lot design. Due to the small nature of most lots in the proposal; staff recommends, as a condition of approval, the driveway widths be limited to no more the 9 feet for a single lane and no more than 16 feet for double lane driveways. Once the applicant has fulfilled the conditions of approval (noted above), to limit the width of residential driveways; full compliance with the parking area design criteria will be accomplished. Adequacy Provides sufficient on -site vehicular parking areas consistent with the parking demand created by the development as documented in a parking analysis approved by the City, ✓ Criteria Met 11 Partially Met l Not Met U NIA [ ill u/ Rc wmi (cmd V( og')Hlic I)rrrw/ r)/ mtc w I)cporlmcrf Pchminrro Hcpw I to the rl(oring f,:rnn�i�u r ( III.L:1.V f'RfJ I'(HJ LU1108-067, PPUD, I-PUD, IT, ECP PUBLICNF-iRIV6 30. 2I108 Pare II oJ' i Comment: See discussion, on page 15, under Preliminary Plat review. X. Phasing: Fach phase of the proposed development contains the required parking spaces, opert space, recreation spaces. landscaping and utilities nec'e.mary f )r Creating (Ind sustaining a desirable and stable environment, so that each phase, together uvith previous phases, can stand alone. Criteria Met ✓ Partially Met Not Met NIA Comment: The developer is required, within 2 years of the effective date of the approval of the preliminary plan, to submit to the Current Planning Division a final development plan. The applicant is requesting a 3-year extension, as part of their preliminary PUD application, of the preliminary approved plan. A 3-year extension would create the same time limits of an approved preliminary plat. Staff recommends that a three-year extension be approved. The applicant is required to submit a final development plan showing the ultimate design and specific details of the proposed planned urban development as part of the Final PUD. xi. Development Standards Common Open Space Standard: Open space shall be concentrated in large usable areas and may be designed to provide either active or passive recreation. Requirements for residential developments are described heloiv. P'or residential developments, open space must he equal to or greater in size than the total square .footage of the lot area reductions requested by the planned urban development. The open space shall riot include a critical area and shall be concentrated in large usable areas. Standard Met Standard Met 1 Not Met ; N/A Comment: The applicant is requesting a total of 1,971 square -feet in lot area reductions as part of the PUD. The applicant has proposed both active and passive recreation to mect the common open space standard. The passive recreation includes a pedestrian pathway, a gazebo, and a small tot lot. The location of the proposed tot lot and gazebo, abutting the hammerhead turnaround on Tract A; may cause safety concerns due to the proximity of pedestrian activity to vehicular traffic. As a result the proposed tot lot should be eliminated from the proposal and the applicant be required to relocate the gazebo, to the where the proposed pedestrian pathway either starts or terminates, in order to create an entry feature into the proposed development. Staff recommends, as a condition of approval, that the applicant submit a revised landscape plan depicting the removal of the tot lot and the relocation of the gazebo to where the proposed pedestrian pathway either starts or terminates. The revised plan shall be submitted to and approved by the Current Planning Project Manager prior to Final PUD, final Plat, or utility construction approval. In addition the plan shall note adequate square footage to comply with the open space requirement. Once the applicant has fulfilled the condition of approval (noted above), full compliance with common open space criteria will be accomplished. Private Open Space: Each residential unit in a PUD shall have usable private open space (in addition to parking, storage spacer, and corridors),for the exclusive use of the occupants of that unit. Each ground_floor unit, whether attached or detached, shall have private open space which is contiguous to the unit and shall be an area of at least 20% of'the gross square. footage of'the dwelling units. The private open .space .shall be well demarcated and at least 10' in every dimension. Decks on upper floors can substitute for some of the required private open Space for upper floor units. L; Standard Met ✓ Partially Met 1 Not Met -1 NIA Comment: The applicant has proposed to comply with the setback and lot coverage requirements of the R-8 zone. Compliance with these standards could provide adequate space to accommodate the private open space requirement. in order to ensure compliance with the private open space C'ir" of ( oomliwill- wuf I." onom+.'c fkpa) Onz W I'� .r Report 1(, llr- Hearin, i,.ranuner CIIL7..I,%CRr_t:K N 1) Uil-108-067, PPUD, FPUD, PP, ECF NC BLIC IIF.a RIV i !). J 7 F. hecer�nc� r 30. 1 Ufh5' I'a �,e 12 of ? I requirement; staff recommends as a condition of approval, the applicant be required to depict adequate area on each lot for private open space on the Parking. Lot Coverage, Landscaping Analysis to be submitted as part of the Final PUD application. Installation and Maintenance of Co_nunon Open Space: All common area and open space shall be landscaped in accordance with the landscaping plan submitted by the applicant and approved by the City. Standard Met ✓ Partially Met . ! Not Met i N/A Comment: Prior to the issuance of any occupancy permit, the developer shall furnish a security device to the City in an amount equal to the provisions of RMC 4-9-060. Landscaping shall be planted within one year of the date of final approval of the planned urban development, and maintained for a period of 2 years thereafter prior to the release of the security device_ A security device for providing maintenance of landscaping may be waived if a landscaping rrraintcnarrcc contract with a reputable landscaping firm licensed to do business in the City of Renton is executed and kept active for a 2 year period. A copy of such contract shall be kept on file with the Planning Division. Installation and Maintenance of Common Facilities: All common facilities not dedicated to the City shall be permanently maintained by the planned urban development owner by the property owners' association or the agent(s) thereof - Standard Met ✓Partially Met � - Not Met N."A Comment: Staff recommends, as condition of approval, the applicant be required to establish a homeowners' association for the development, which would be responsible f'or any common improvements and/or tracts within the PUD prior to Final Plat or Final PUD approval; whichever comes first. All common facilities, not dedicated to (lie City, shall be permanently maintained by the PUD owner or by the property owners' association. In addition, those standards included in the Chelan Creek Design Guidelines that are applicable to the maintaining the design of the PUD shall be incorporated into the homeowners' association bylaws. 6. Consistencv with Preliminary Plat Criteria Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to assist decision -makers in the review of the preliminary plat: a) Compliance with the Comprehensive Plait Designation The site is designated Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. Lands in the RSF designation are intended for use as quality residential detached development organized into neighborhoods at urban densities_ It is intended that larger subdivision, infrll development, and rehabilitation of existing housing be carefully designed to enhance and improve the quality of single- farnily living environments. The proposal is consistent with the following Comprehensive Plan Land Use and Community Design Element policies once in compliance with conditions of approval: Policy LU-147. Net development densities should fall within a range gf'4.0 to 8.0 dwelling units per acre in Residential Single Family neighborhoods. ✓ Policy Objective Met 1. Not Met ( it,v O)f 1&- lloA ('o 1R f17 i Jl i l t(11it1 a;('O 11l]1lui At 1-t"op 'IIt) I)c-pa,'lm(oII P t,IL111i/?ala Rq)7 , l to lilt, I totil' iii"' t..5-mpilic' CHELIN CLEI: Pt_y1 LU:40&-067, PPUD, FPUU, IT, ECF I1Ll13LlCfff.':1R1NCr 1),I7t= fhct-mbwrifl. 2t1(h4 Prwe I i of 2 1 Policy LU-148. A ininimunz lot sire of 5,000 SF should he allowed on in -fill parcels of less than one rrt're (43,56(1 sq. ft) in single-futnily (Iesignations. Allo)v a reduction on lot size to 4,500 SF on parcels greater than one acre to create an iiicerath�e for aggregation of land. The ininirnum lot size is riot intended to .set the stcandard.for densit-v in the designation, but to provide.&Whility in subdivision/plat design and facilitate development within the allowed density range. Policy Objective Met ✓ Not Met Comment: The applicant is requesting modifications to the lot dimensions of the R-8 zone. See discussion on page 14, under the Preliminary Plat criteria, Policy LU-152. Single-family lot sire, lot width, setbacks, and iniperilious suafacc should be sufficient to alloiv private open space, landscaping to provide buffers/pri7lcacy without extensive fencing, and sufficient area. for maintenance activities. ✓ Policy Objective Met Not Met Policy LU-154. Interpret development standards to support new plats and infill prgfect designs incorporating street locations, lot configurations, and building envelopes that address privily and quality of life for existing residents. ✓ Policy Objective Met C. Not Met Policy LU-156. interpret development standards to support projects incorporating site features such as distinctive stands of trees and natural slopes that can be retained to enhance neighborhood character and preserve property values where possible. Replanting should occur where trees are not retained due to safety concerns. Retention of unigLIC site features should be balanced with the objective of investing in neighborhoods within the overall context of the Vision Statement of this Comprehensive Plan. ✓ Policy Objective Met ' Not Met Policy CD-2: During development, effort should be made to preserve watercourses as open chami(l.s. ✓ Policy Objective Met i Not Met Policy CD-10: Sidei+,alks or ivalking paths should he provided along streets in established neighborhoods, where sidelvalks h{avc not been previous1v constructed. Sidewalk width should be ample to safely and comfortably accominodate pedestrian traffic and, where practical, match misting sidewalks. Policy Objective Met ✓ Not Met Comment: There is currently a paved and partially improved public right-of-way along the frontage of Duvall Ave NE. Staff has recominended that the applicant be required to make street improvements including; but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, streetlights and street signs along the frontage of the parcel (Duvall Ave NE), Once the applicant has fulfilled the conditions of approval to submit a revised street improvement plan, to the satisfaction of the Development Services and Current Planning Divisions; compliance with this policy will be accomplished. See discussion above, on page 7, under the PUD criteria. Policy CD-60. Criteria should be developed to locate pedestrian and bicycle connections in the City. Criteria should consider: a) Linking residential areas with employment and commercial areas; b) Providing access along arterials,- 0 Providing access within residential areas,- (1Filling gaps in the existing sidewalk system where appropriate; and e) Providing access through open spaces and building entries to shorten walking distances_ ✓ Policy Objective Met 7 Not Met C'111 uq'Hcnlon ( orrvmt ml.1� and I cowmu( Ihrelopr�rc°r�1 ikpfn'N)n'n1 I) Illrmmi v Rcpw I !o Nic Hcuriii,, L:ramriiva' ( IQ/7 ;I A, C'xt_/:K f,E D 1.UA08-067, PPL-D, FPUD, PP, EC"F 11UHIA Hf.11 HING DAYI, A'cem6c r 0. 200'8 Page 14 uJ?1 Policy CD-82: Lighting fixtures should he attractively designed to conapletnent the architecture of a developnicnt, the site, and wr fcacent buildings. Policy Objective Met ✓ Not Met Comment: Once the applicant has fulfilled the conditions of approval to submit a lighting plan to the satisfaction of the Current Planning Project Manager; compliance with this policy will be accomplished. See discussion above under the PUD criteria. Policy T-9. Streets and pedestrian paths in residcatial neighborhoods should he arranged as an interconnecting network that serves local traffic and fitcilitatcs pedestrian circulation. Policy Objective Met ✓ Not Met Comnient: Once the applicant has fulfilled the conditions of approval, to re -connect the proposed pedestrian pathway to Duvall Ave NE; full compliance with this policy will be accomplished. See discussion above under the PLJD criteria. b) Compliance with the Underlying Zoning Designation The subject site is designated R-8 on the City of Renton Zoning Map. The proposed development would allow for the future construction of 16 new single-family dwelling units with the removal of the two existing residences. Density — See discussion above, on page 5, under PUD criteria. Lot Dimensions - The miniirium lot size permitted in the R-8 zone is 4,500 square feet for parcels 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. In approving a planned urban development, the City may modify the lot dimension standards of the zone, As demonstrated in the table below the following modifications are needed as part of the PUD: twelve lots (Lots 1-3, 5-12, and 14) require a modification from the lot width standards; seven lots (Lots 1-3, 5-6, 8, and 11) require modifications fi-orn the lot size requirements; and one lot (Lot 4) requires a modification from the lot depth requirements. L,ot Net Area s . ft.)—Width 40 feet f -- Depth Front Yard Orientation 1 3,940 SF 98 feet Chelan Place NE Chelan Place NE 2 3930 SF 40 feet 98 feet 3 4,370 SF 40 feet 95+ feet NGPF (west) 4 51723 SF 80 feet 54+ feet NGPF (west) 5 4,202 SF 35 feet 96+ feet NGPF (east) 6 1 4,259 SF 20+ feet 95 feet NGPF (east) 7 6,518 SF 34+ feet 95+ feet NGPF (east) 8 4,372 SF 40 feet 112 feet NGPL (east) 9 4,605 SF 40 feet 112+ feet NGPF (east) 10 1 4,562 SF 40 feet 112 r feet NGPE (east) 11 4,456 SF 40 feet 110+ feet NGPF (east) 12 (corner) 5,438 SF 49 feet 107+ feet NGPF (east) 13 5,916 SF 83+ feet 50+ feet 104+ feet NGPF (south) 14 5.540 SF 40 feet Tract A (south) C7(r of Rr won C'nnrnurriilr :iml lirorrorxic fkl clopr oil Dgmrlm'.111 Prurminurr H, pr" 1u rlre Ih arbn Evw?iwer CIif:L.lNCRFF,KPL-h I_tA08-(16', PPtrD, FPUD, PP, FCF PUBLIC Hh-. 17F Deccwbcr 30, ?OOZY Pag:r 15 of'1 4.986 SF 52 feet 90+ feet 7,658 St' 59 feet j 98+ feet Tract A (south) Abutting property to the west Staff recommends approval of the lot dimension modifications as part of the PUD subject to the conditions of approval. See discussion above under PUD Decision Criteria. Setbacks - 'The required setbacks in the R-8 zone are as follows: front yard is 15 feet for the primary structure and 20 feet for an attached garage; interior side yard is 5 feet; side yard along a street is 15 feet for the primary structure and 20 feet for an attached garage; and the rear yard is 20 feet. The existing single-family residences and out buildings, if retained would not meet setbacks. The structures are proposed for removal. Staff recommends as a condition of' approval that the applicant obtain a demolition pen -nit and complete all required inspections for all buildings located on the property prior to the recording of the Final Plat. The portions of the lot narrower than 80 percent of the minimum permitted width, are not to be used for measurement of required front yard setbacks. Due to the proposed widths of Lots 5, 6, and 14; measurement of the front yard setback, front the portion of the lot greater than 80 percent of the minimum permitted width of 50 feet, is unreasonable. Therefore staff recommends approval of the setback modification on proposed Lots 5, 6, and 14 so that the front yard setbacks arc measured from the front property line, as part of the PUD subject to the conditions of approval. See discussion above under PUD Decision Criteria. The applicant is proposing to meet all other setback requirements of the R-8 zone. The setbacks for proposed lots would be verified at the time of building permit review. Building Standards — The applicant is not proposing to modify the building standards as part of the PUD. The R-8 zone permits one residential structure per lot. Each of' the proposed lots would support the construction of one detached unit. Accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. Building height in the R-8 zone is limited to 2 stories and 30 feet for primary structures and 15 feet for detached accessory structures. The allowed building lot coverage for lots over 5,000 square feet in size in the R-8 zone is 35 percent or 2,500 square feet, whichever is greater. The allowed building lot coverage for lots less than 5,000 square feet in size in the R-8 zone is 50 percent. Staff has recommended that the applicant be required to comply with the attached design guidelines, which include additional building standards. The applicant will be required to comply with whichever standard is the more restrictive. The building standards for proposed lots would be verified at the time of building permit review. Parking — The applicant is not proposing to modify the parking standards as part of the PUD. The parking regulations require that detached or semi -attached dwellings provide a minimum of 2 off-street parking spaces. As proposed, each lot would have adequate area to provide two off-street parking spaces. In addition, the parking regulations require that driveways be located a minimum of 5 feet from the adjoining property line. Compliance with the parking requirements will be verified at the time of building permit review. e) Community Assets The applicant is not proposing to modify the tree retention standards as part of the PUD. There are approximately 191 trees on the site. Vegetation within the wetland and the riparian corridor of the stream include red alder, salmonberry, Himalayan blackberry, evergreen blackberry; creeping buttercup and skunk cabbage. The remainder of the site consists of a mix of forested areas, lawn, and blackberry. The forested areas include big leaf maple, Douglas fir, western red cedar, western hemlock, and black cottonwood. The applicant proposes to clear most of the site outside the proposed NGPE to accommodate grading and building site preparation. "Protected" trees do not include: Poplar trees, including cottonwoods or Alnus (Alder) species; trees located in proposed right-of-way and access easements; or trees located in critical areas and their buffers. C'i� ". of Rci)IIoIi CunimIuii{r ur1,1 !:coIIonlif- I)E'rvioI)nyci 1)(pur10trnt PrcIi�nruui,r Rc°part !a ?kc iG, rrri�r,� i', OMOIO C'lIF,L:1,V uwx f:& PC -'I) LV,408-067, PPUA FPL'D, PP, UT PUBLic, ill:. RING IM i /7 DCCCQYbc•r 0. '60,B Pao-,c 1, of 2 Renton Municipal Code requires that 30 percent of the protected trees oil site be retained. Of the 191 trees that are on site; I 12 are located in the proposed public right-of-way, access easements or in the Native Growth Protection Easement, these trees are excluded from the retention rate. There are also 35 alder trees excluded from the retention rate due to the possibility of invasive root systems, weak wood prone to breakage, or varieties which tend to harbor insect pests_ Therefore, of the 44 trees remaining, 13 trees are required to be retained at the 30 percent retention rate. A tree inventory submitted by the applicant indicates 9 trees outside the Native Growth Protection Eascment (including 2 maple, 2 pine, 2 juniper, I fir, 1 cedar, and 1 hemlock) will be retained. The applicant will be required to replace the 4 protected trees not retained at a 6:1 ratio. As a note, 155 trees would remain following development. The site clearing, loss of vegetated habitat; and subsequent provision of landscaping and street trees is typical for urbanizing areas, as the resulting subdivided lots are not large enough to feasibly retain significant numbers of trees or other native vegetation while accommodating the proposed residential development. The required landscaping and streettrees will provide aesthetic appeal for the post- developtnent neighborhood and adjacent street frontages, and buffer established nearby neighborhoods from the new development. The applicant is not proposing to modify the landscaping standards as part of the PUD. The City's landscaping regulations require the installation of landscaping_ The minimurn arnount of landscaping required for sites abutting a non -arterial public street is 5 feet and 10 feet along arterial public streets. If there is additional undeveloped right-of-way in excess of 5 feet, this shall also be landscaped. A determination has been made that if no additional area is available within the public right-of-way due to required improvements, the 5-foot landscaped strip may be located within private property abutting the public right-of-way. The landscaping proposed shall either consist of drought resistant vegetation or shall be irrigated appropriately. In addition, the applicant will be required to plant two ornamental trees, a minimum caliper of 1-1/2 inches (deciduous) or 6 — 8 feet in height (conifer), within the 15-foot front yard setback area for the proposed lots. Existing landscaping may be used to augment the required landscaping. A conceptual landscape plan was submitted with the application. A 5-foot landscape strip and two street trees per lot are cicpictcd along the street frontage of Lots 5 through 15. The applicant is proposing a 10- foot landscape strip along Duvall Ave NE abutting Lots I through 4_ Two street trees and the 5-foot landscape strip were not proposed in the front yards of Lots 1 through 4 and Lot 16. In addition the applicant did not depict a landscape strip along Duvall Ave NE street frontage for Lot 13. The applicant Will be required to plant two street trees and a 5-foot wide landscape strip within the front yards of Lots 1 through 4. Due to the location of Lot 16, the proposed plantings arc sufficient to meet the landscaping standard. The applicant will be required to plant a I 0-foot landscape strip on Lot 13, along the frontage of Duvall Ave NE, consistent with landscaping along the Duvall Ave NE for Lots 1 through 4. Staff recommended ornamental landscaping, to mirror the existing frontage improvements along Duvall Ave NE just south of the site, be provided in order to create a suitable transition from neighboring properties. Due to these necessary changes, as a condition of approval, staff recommends the applicant submit a revised detailed landscape plan prepared by a certified landscape architect or other landscape professional to the Current Planning Project Manager prior to utility construction permit, Final Plat, or Final PUD approval; whichever comes first. The revised landscape plan should include_ a 5-foot landscape strip along the frontage of Lots 1 through 4; and ornamental 10-foot landscape strip along Duvall Ave NE street frontage for Lots 1 through 4 and Lot 13; and ornamental landscaping to mirror the existing frontage improvements along Duvall Ave NE, just south of the site. The revised landscape plan should also include fence detail for the entire site. An irrigation plan will be required as part of the utility construction permit, Final PUD, or Final Plat approval; whichever comes first. Ch% u/ RC'1l10f7 Offi I I? I I M i I i and EcoI7077ric /)cI chgmic�u lX pcn-II;i" ,, Prrlu»incrr.r Rcpon' I rh< Ilrcr,�bt� i:reemirxv- ClIl:L:I,�'CIZF.lih LLA08-067, PPUD, FPVD, PP. ECF f'C''HLI('Ht:•IXl1'(;U:Ill:I)r�ccnrhr'i-iU,?UIJh' 11(ge 17r)/_'! (1) Compliance with Subdivision Regulations Streets /Access: Access to the lots would be provided via extension of existing roads, including: NE 9th St and Chelan P1 NE. "There is currently a paved and partially unproved public right -of -sway along the frontage of Duvall Ave NE. The applicant is required to make street improvements including; but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, streetlights and street signs along the frontage of the parcel (Duvall Ave NE) as well as proposed internal streets. The applicant is proposing half street improvements for Chelan Ave NE. with a width of 35-feet_ The applicant is proposing a private street to access: Lots 13 through 15, via Tract A, and Lots 1 through 3, via Tract C, Tract A. extended from Chelan Ave NE, would have a width of 20-feet and terminate in a hammerhead turn -around. Tract C, extended from Chelan Pl NF,, would have a width of 25-feet and also terminate in a hammerhead turn -around. Private streets are required to be located within a 26 - foot wide easement with a 20-foot pavement width. Therefore Tract A and C require modifications from street standards as part of the PUD. In addition access to Lot 16 is proposed from an existing 12-foot wide access easement. A private driveway may be pennitted for access up to 2 lots. The private access easement shall be a minimum of 20-foot in width, with a minimum of 12-foot paved driveway. Therefore the existing access easement requires a modification from street standards as part of the PUD. Staff recommends approval of the street standard modifications as part of the PUD subject to the following conditions of approval: the applicant record access easements for each tract prior to utility construction, Final Plat, or Final PUD approval, whichever comes first; the existing access easement shall be revised to restrict access to Lot 16 only; and the residence located on Lot 16 shall include a fire sprinkler system to the satisfaction of the City of Renton Fire Department. The City's subdivision regulations (RMC 4-7-150E.5) specify that alley access is the preferred street pattern for plats. Staff evaluated an alley layout and determined that the use of an alley is not feasible in this case due to the large critical area located in the center of the site. One -tier of lots (Lots 5-12) could possibly be served by an alley; however the intent of an alley layout is lost due to the orientation of the lots towards the NGPE. The proposed preliminary plat is anticipated to generate additional traffic on the City's street system. In order to mitigate transportation impacts, the City's Environmental Review Committee is requiring the applicant pay a Transportation Mitigation Fee based on 575.00 per net new average daily trip attributed to the project. Ten new lots (credit given for the existing residences) is expected to generate approximately 9.57 new average weekday trips. The fee for the proposed short plat is estimated at $10,048.50 (575.00 x 9.57 trips x 14 new lots - 510,048.50) and is payable prior to the recording of the final plat. All wire utilities shall be installed underground per the City of Renton UnderGrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. Construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording of the short plat. Blocks: No new blocks would be created as part of the proposed short plat. Lot Arrangement: Lot lines are to be at right angles to street lines, and each lot must have access to a public street or road. Access may be by private access easement per the requirements of the Street Improvement Ordinance. As proposed, the lots appear to comply with arrangement requirements of the Subdivision Regulations and all lots have access to a public street via a private driveway or access easement. Property Corners at Intersections: All lot corners at intersections of dedicated public rights -of -way, except alleys, should have a minimum radius of 15 feet, Due to the modification to street width (71i of Rrntorr C'onwumitr and El -ono m ic l)r'ri'lohmr w lkc )arlmoru Prellmiriurr Rrport to th" Ilrarin'a 1.r�lmiiirr C111:L:IA' (Ri:6K Pul) LUA08-067, PPUD, FPVD, PP, ECF 1 t `fILIC' Ilfi,1 R1;1`G U.17F Ur crrrnc� r 3t1. 2008 1'ugr IN of ?1 standards a 25-foot radius would be required on the northeast corner of Lot 12 for emergency vehicles to make turns along- that corner. Staff recommends, as a condition of approval, the applicant be required to submit a revised plat plan depicting it 25-foot radius on the northeast corner of Lot t 2. The revised plan would be required to be submitted prior to construction permit, Final Plat, Final PUD approval; whichever comes first. e) Reasonableness of Proposed Boundaries Topography: The proposed project site is relatively flat, with slopes of 4 to 13 percent. The soils on the site are classified as Alderwood gravelly loam. The project would result in approximately 1,000 cubic yards of grading which will be used to elevate the easterly lots. The majority of the grading required for the project would be for the construction of the proposed roads, building pads, utilities, and stormwater detention facilities and will he balanced on -site. Approximately 250 cubic yards of additional select material will be imported for trench backfill. The southern portion of the project site is located within Zone 2 of Aquifer Protection Zone. The source statement described in RMC 4-8-120_D_19 is required for each source location from which imported fill will be obtained. Due to possible erosion the Environmental Review Committee imposed a SEPA mitigation measure requiring that a Temporary Erosion and Sediment Control Plan (TESCP) be provided by the applicant prior to utility construction approval. Relationship to Existing Uses: The properties surrounding the subject site are platted as detached single- family residences; located in the R-8 zone. The property to the west is currently developed with religious institution; however is still zoned R-8. Lots will be slightly smaller relative to those in the neighborhood; however, 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. f) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements. The City's Enviroivnentat Review Committee (ERC) is also requiring the applicant to pay a Dire Mitigation Fee, based on $488.00 per new single-family lot with credit given for the existing single-family residences, in order to mitigate the proposal's potential impacts to City emergency services. The fee is estimated at $6,832.00 ($488.00 x 14 new lots — $6,832.00) and is payable prior to the recording of the final plat. Recreation: The applicant had proposed to provide on -site active and passive recreation areas for future residents of the proposal plat. However the placement of the active recreation areas create a safety hazard. Therefore, staff has recommended the removal of the proposed play area and the relocation of the proposed gazebo. See discussion on, page 11, under the PUD criteria. It is anticipated that the proposed development would still generate future demand on existing City parks and recreational facilities and programs. Therefore, the City's F?RC imposed a mitigation measure requiring that the applicant pay a Parks Mitigation Fee based on $530.76 per each new single-family lot with credit given for the existing single-family residences. The fee is estimated at $7,430.64 (14 new lots x $530.76 = $7,430.60) and is payable prior to the recording of the final plat. Schools: According to the Draft Enviromnental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling. Based on the student generation factor, the proposed plat would result in 4.4 additional students (0.44 X 10 lots = 4.4 students) to the local schools. It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Highlands Elementary, McKnight Middle ,School and Hazen High School_ C'it o/ Rcnloei Conrnroniln- aiid Lvoomic A-1 clopm"n1 f)cPw.i' CW P;cjw, 7;lory R,pwIf) Mc Heoring E.Iamwe;' C7iiiLTV (7U_FKI'L'D LU1108-067, PPVD, h'PUD, PP, FCF PL3LJ RIA'G D.1 Tfi D(-e ,,mLcr 3o. 2008 Fcrgc, 19 of _' i Sul f ice Water: The site lies within the Maplewood Creek sub -basin of the Cedar River/take Washington watershed. Currently runoff sheet flows from the west towards the central portion of the site where the stream is located. The property also slopes from the cast (Duvall Ave NE) towards the central stream. The stream then flows south and leaves the property at the southwest corner. Off -site runoff from the east side of Duvall enter the on -site stream via a 24-inch cross culvert under Duvall Ave NE. The area to the east is partially developed; however there is no visible indication that the 24-inch pipe is undersized. The applicant proposes to collect storm water runoff from the proposed streets; sidewalks, homes, and lawns and covey via storm pipe into two proposed storm water vaults. One detention vault would be located in the dead end extension of Chelan Place NE_ A second detention vault would be located in the proposed dead end public street extended from NE, 9"' Street; proposed as Chelan Ave NE. The outfall of the proposed vaults would be conveyed back into the stream channel before leaving the property along is natural drainage course_ The applicant submitted it drainage report prepared by Offe Engineers, PLLC. dated May 28, 2008. The report states that the proposed project's peak 100-year event runoff would exceed the existing runoff by more than 0.5 cfs and the more than 5,000 square feet of new impervious area subject to vehicular traffic would be created. Due to potential downstream drainage problems, the City's FRC imposed a mitigation measure that would require the project to comply with the 2005 King County Surface Water Design Manual to meet both detention (Conservation glow control — a.k,a. level 2) and water quality improvements_. The Surface Water Systern Development charges are required, and based on a rate of $1,012.00 per new single-family lot (estiiwted total of $14,168.00 with credit for the existing lots). Payment of this fee will be required prior to issuance of utility construction permit. Water: the project is required to provide separate domestic water service stubs for each new lot prior to recording the plat. There is an existing 8-inch water main in NE 9"' St and Chelan PI NE. An additional 8-inch water main exists within the existing access easement extended from NE 10"' Street. Staff recommends, as a condition of approval, the applicant be required to extend the existing 8-inch water main within the access easement (extended from NE 10'1' St) to the south boundary of Lot 16 prior to Final Plat approval. Water main extensions shall also be installed for the full frontage of Lot 3. Water Systern Development charges are based on a rate of $2,236.00 per new single-family lot (with the assumption of a % -inch meter). Payment of fees is required prior to issuance of utility construction permit. All plats are required by City Code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. Any existing hydrants to be counted towards the fire flow requirements shall be field verified. The applicant will show the location and distance of all existing fire hydrants within 300 feet of the site. Existing and new hydrants will be required to be retrofitted with Storz "quick disconnect" fittings, if not already in place. Sewer: Installation of individual side sewers by the developer is required prior to recording the short plat; dual side sewers are not allowed. The minimum slope for side sewers is 2%_ Sanitary Sewer Systern Development Charges are based on a rate of S1,591.00 per new single-family lot (with the assumption of a 3/ -inch meter), Payment of this fee will be required prior to issuance of utility construction permits, and prior to recording the short plat. Cov of RCnlo1 ('omm ml7ii ar id 1:c'0PI,nP"i( Ikrrlopnx°.it OrpurinxCnr Pirlrrnorco i Rrpori io ,h,, llrori;io L%ooi,"hv CHLL.INC'RI:h:R PUD Lt'/108-0671 PPtD, FPt'D, PP, ECF PUBLIC flE.lIU,1Yr 1). f Tfi December 30. 700(hPcr,r 20 of 2! L RE,C4/11,41E?VDATIONS: Staff recommends approval of the Chelan Creek PUD. Project File No. LUA08-067, PPUD, PP, ECF, CAE, CAE subject to the following conditions: 1. The applicant shall comply with the attached Chelan Creek Design Guidelines (Exhibit 6) for all residences constructed on the proposed lots. The applicant will be required to, as part of the FPUD application, provide elevations and floor plans for the proposed structures. 2. The applicant shall submit a revised landscaping and street improvement plan depicting the following: a meandering sidewalk; ornamental landscaping and modulated fencing, for those portions of the frontage not abutting the proposed NGPE, to the satisfaction of the Current Planning Project Manager. Modulation of the fence shall be used to transition from the proposed fence, not abutting the NGPF, to the split rail fence abutting the NGPE. In the depression of the fence, where it connects to the split rail fence, an ornamental tree shall be planted iu order to conceal the transition of the fence. The revised plan must be submitted to and approved by the Current Planning Project Manager prior to utility construction permit, Final PUD, or Final Plat approval; whichever comes first. 3. The Pillo LLA (LUA08-066) shall be recorded prior to Final Plat recording or Final PUD approval; whichever comes first. 4. The applicant shall be required to construct, to the satisfaction of the Development Services and Current Planning Divisions, street improvements along Duvall Ave NF. Street improvements include, but are not limited to: paving, sidewalks, curb, gutter, storm drain, landscape, streetlights, and street signs 5. The applicant shall be required to locate the meandering sidewalk closest to the street where the NGPE abuts the right-of-way. 6. The applicant shall submit a lighting plan for review and approval by the Current Planning Project Manager prior to utility construction, Final PUD, or Final Plat approval; whichever comes first. The lighting plan shall contain pedestrian lighting on both sides of the pathway in a staggered configuration. 7. Shared driveway access shall be required for Lots 5 and 6. A 20-foot wide access easement shall be recorded for the benefit of Lots 5 and 6 prior to Final PUD, Final Plat, or utility construction approval; whichever comes first. S. The applicant shall be required to extend the pedestrian pathway from where it is proposed to begin, near Chelan Place NE, east along the NGPE bordering the hammerhead turn -around and Lots 3 and 4 eventually connecting to Duvall Ave NE in the southern portion of the site. A pedestrian easement shall be recorded, for the benefit of the public, for the length of the pathway prior to utility construction, Final PUD, or Final Plat approval; whichever comes first_ 9. The applicant shall be required to enhance the buffer area adjacent to where the pathway is located. Where enhancement of the buffer, adjacent to the pathway, due to existing high quality vegetation, additional buffer area or other mitigation may be required. A revised wetland/stream mitigation plan shall be submitted to and approved by the Current Planning Project Manager prior to utility construction or Final Plat approval; whichever comes first. 10. The applicant shall provide a split rail fence on the residential side of the pedestrian pathway identical to the other side pathway. The split rail fence will be required to include an entrance gate that opens out onto the pedestrian pathway for each lot. 11. The applicant shall be required to orient each residence as noted on page 14 of the report; under Preliminary Plat review criteria. Lots 1 and 2 shall be oriented towards Chelan PI NE; Ci{r of Rcwon ("niviiiiiiilr wrd EcoivonNic lk•refo;�ruc°n. ih,�u+;vruiu f'relrr+.e..tu i Rcpor! to the flcarmg l,' xwii nrr CYIELI X C RLEK 1'C D LVA08-06 i, PPi D, M D, PP, EC F 1'UIiLIL' IIE: iHL�`G D.-130. '008 Poge ? 1 of 21 Lots 3 and 4 towards the NGPE (west); Lots 5 through 12 towards the NGPE (cast); Lot 13 towards the NGPE (south), Lots 14 and 15 towards Tract A (south); and Lot 16 towards the abutting property to the west. 12. Driveway widths shall be restricted to no more the 9 feet for a single lane and no more than 16 feet for double lane driveways. 13. The applicant shall submit a revised landscape plan depicting the removal of the tot lot and the relocation of the gazebo to where the proposed pedestrian pathway either starts or terminates. The revised plan shall be submitted to and approved by the Current Planning Project Manager prior to Final PUD, Final Plat, or utility construction approval_ In addition the plan shall note adequate square footage to comply with the open space requirement. 14. The applicant shall be required to depict adequate area on each lot for private open space on the Parking, Isot Coverage, Landscaping Analysis to be submitted as part of the Final PUD application. 15. The applicant shall be required to establish a homeowners' association for the development, which would be responsible For any conunon improvements and/or tracts within the PUD prior to Final Plat or Final PUD approval; whichever comes first. In addition, those standards included in the Chelan Creek Design Guidelines that are applicable to the maintaining the design of the PUD shall be incorporated into the homeowtiers 7 association bylaws. 16. The applicant shall obtain a demolition permit and complete all required inspections for all buildings located on the property prior to the recording of the final plat. 17, The applicant shall submit a revised detailed landscape plan prepared by a certified landscape architect or other landscape professional to the Current Planning; Project Manager prior to utility construction permit, Final Plat, or Final PUD approval; whichever comes first. The revised landscape plan should include: a 5-toot landscape strip along the frontage of hots 1 through 4; and ornamental 10-trot landscape strip along Duvall Ave NE street frontage for Lots I through 4 and Lat 13, and ornamental landscaping to minor the existing frontage improvements along Duvall Ave NE, just south of the site. The revised landscape plan should also include fence detail for the entire site. 18. The applicant shall record access easements for each tract prior to utility construction, Final Plat, or Final PUD approval, whichever comes first; the existing access easement shall be revised to restrict access to Lot 16 only; and the residence located on Lot 16 shall include a fire sprinkler systein to the satisfaction of the City of Renton Fire Department. 19. The applicant shall be required to submit a revised plat plan depicting a 25-foot radius on the northeast corner of Lot 12. The revised plan would be required to be submitted prior to construction permit, Final Plat, Final PUD approval; whichever comes first. 20, The applicant shall be required to extend the existing 8-inch water main within the access easement (extended from NE 10"' St) to the south boundary of I.ot 16 prior to Final Plat approval. Water main extensions shall also be installed for the full frontage of Lot 3 EXPIRATION PERIODS: The Preliminary Plat approval will expire five (5) years from the date of approval. An extension may be requested pursuant to RNIC section 4-7-080.M. Staff recommends the Preliminary PUD approval expire five (5) years from the date of approval. IlKwkoffs DG - 03 T23N R5E W 1/2 CA SE 11?4. 51 D6 - 03 T23N R5F W 1 /2 NE 43 I CA CA F6 - 15 T23N ZONING a 200 400 J YW TECHNIC SERVICES � Fe i 07115108 1:4.800 SE 112R, St R M-F R8 C� 4w R N u 10 EXHIBIT 3 F:6 10 T23N R5E W 1 12 5310 VOL/PC .♦ � S. LeIE n 7ry S£ 114, kK 1/1"K — -k 1 S $ CD%+FR U� fi11LE a 217' E Of PRcft r IF'E � � 5 VC N IJP _ _ _ R $' I IC 1/7 'taw.. MD ow f0(A: C FaE IT 16 CCCC i � [� '111.77 gtr! � p9�rI I o h -pa Ilq >tr ff vrff 8r e.r0P. 0' ' TAX vat Y �d pg K1yI 1 S EALCLAA7EA feww G i i I �qq 81 K J n R Q y��rIJ7 _ I rJrP3ar9305 ki N . `R, � 7M PAR?•1 LSR6F 4 ri777 a � � 7Ei L ••� -- 1r UHF. 4 c: I. ; w} FL(27[6-RAEE e-7' 1 t Td' n 6 13 E f_ An _ n 11T Q p k.'.: P1FRn' RYaER LOT f 4 B hvLl� .� - S-n10 /ffY N 10 i Ti7' ® ` (tio ufEz1 X'AP B mn. F1- R N' 6, 731 S 118_ k Sa' +y� Cr rrra£ q 52.re s¢s � �aafe3ar' <r ETD 7 Ror r W 1 a2SS Or L../ . I ■ FF.Y11d T4f A i0�6LO�T�fS r50 t3 r42 of ^� I R rw 9P- FL 1 rah I 1 .r ��37wF lmr.#7• _719 lfi d� �a4• � NOT PART OF r4i rr�� a �3+ti,��7• 'PUT 7,5w [E�GVI (E GR[R[RCK pnM.Dp TED IN THE S.E. 1/4, OF THE N.W. 114, IF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., KING COUNTY, WASHINGTON GRAPHIC SCALE 1"=40' t HOUSE W- P7. I m ," ru r - 4a 0 40 w. R1rF a a��; rse me I BASIS OF BEkRINGS: MAD B3 (1991) I I PRLFt'RTl' fId A A'ni5D1 S I- �]1J .42r BEATHG$ SNONN FKTIEOFI ARE BASED ON COY V RIYMW 1 yP GEES I^ '4 YONIrN�NrS %Ie{6 M7G j1649 BEM Rom E 20W WEST. a R47i 1 >< //f!d I RFD ALORG THE Som lF� OF THE AWTMYEST 1/4 EL-f2a, 9n Al 1 Ff..457.PP _ TRACT 4 1 I" rTt 1 S OF S£Cflpl ffl. lU/r-@� 2J No177H. 2WGE 5 EAST. PIN I Q I1u ff11 ,yam ( TAX PARCEL N(IMBFR(S): rp7ms-sim r rvl,m-"M I}} z aY mik 0FYF •A n, ��� I : A i 6 4• e:.Ir � ' � w � � TOTAL AREA TO BE PLATTED: R fAFFTR � 1 1".4e9 92. FT. (4.21 AMES) A-�---�ss'asziir�7s�r------ I Z r^ NOTES: r � i � �_- �171 16$ �n4V. Iyy� 4 r yvNleuENrs LAST n51TEv c-rl-va }' LOT I2 f7J iE5 1 p Po { w 12 s 7 ME BOUNLNRIES SHOWN ON MIS SURVEY REPRLI" A ]fl' �• SCA ),h I� I a HEED UNE,5 MLY, m ACM.I. QIWDF91fP WY onWRKSF rAr rw9CEt - �i/-Ewe SV. F7. M1 a, 176 " 7N �Tn515 R 8 eE vErE ra fWYp}97h fOP" Y r7B.rr' at o x C RI f . yL917y7. IV I/ T reb raa VERTICAL. DATUM' 12' NIX 7a47rur- IFL�; $� 1bT 7 r I 7poT� ^q Ta �1 II 4 NORTH AMERIGW rLRNC_,L PATUY OF M8 1p` AyA o MJ U_AL71Df7 IA✓xP BENCHIMARK: - ai 5114 i9 �iF s12�e � �}y 8 IQ 4 : OF E amffWrUNsr AMqEwUk /lea AT me wIL}lsEcna+ nru 5B1 T7 (� 1 ai OF ME 20H sr- iwiP 11N+OA' AVE N,E l0I 70 w� 11_-41 ,fie s Y LOT B -7 - �3 = nt 1 � o` STCE BENCHMARKS: 11p6 ^' lES r.B-Af. -A .- 70P CENTER Mr OF FINE hTDRWT ELY�434.73 4 TRAP. 'fr: Up*,Ep N. FLANGE DMT OF FIRF MDR4R &K-417.67 FRI•,S^ 1( USA' '� � '^' 7r]5 �'� r.B.Y. 'C: sov rwE SET w E FACE OF MITI` ME E1V-426.09 7 � MCC \ rfar LOT 9 z F'r / rflr gi jc g Rp y CONTOUR Ih fERYAL' d c 2.02 Us. fm \ ffo 97TH ST f4 rf' PO r105 no, nw� o � rlis rIJ4 n37 g ly (CONr01Rt5 QASED ON AORIIL LiETO su7mr.) fER7R]L[ CURB ! SBB may flf � ire _{ Tr�1i, Troy naz LOT 8£P PARCEL AREA: 1RER vRowosEO LW j Tlp, $a, Ipyl Corfurcr rBAE � �, 43'R � IS 03' r, lY rlb TAX PAFKZIF /fv7lOE-9H0 AMR FRO-EFfr UlF rIW ns _______ I rAK P,f1iCFi- /10,ZJI75-9f0a A AREA. 79.1 69 W F7 rAr vum r1 I `i+l1r`�( 1 0 7 AYirvY9110 �1 JJJ!!! '�n �' N o CRr1r AREA 06.739r SO Fr. 1 NBS Tax � m7�' ' Il �„ p7fDc,{L AAFiI xlrN IN Btn'FER.- (TOTAL) az.as! sD. FT. r2E Ounx A!A 41 MrICAL AREA BUFFER rAKE: f I,UV 50. FT. TRAET frBRl F¢ OX B,f{g, I rl! MITT x AREA BUFFED CNr: 1 }, 662 SO. FT. B I �4ve S TAKE a3f f RfI q I7 I I s30' ' LoT 7/lf7 / / WETLAND REFERENCE REFERENCE SURVEYS: rww 351Q' 1 ^Fir I ]YfTf fF r'+/ M gF44 fL 431.7 fn1} KRIG CUIW TY 61A 11L51D0`7. REC. /2vOf0/0E9OJ02G fiBRJ�$7C7: rl?s RECORDED IN VOL 169, PACE 273 Rl'PJI¢L 1 r1J6 �' FS ID� 7 (n2) KING COWnY PLAT OF W00DCREEK -0y� ; LOT 6 ,a n26 // 1 R a EtrooOOEu W VOL 192 PACE 97 nsr f„ D X f IR3) KING Comm Pu7 OF ESTATES AT HIDDEH CREEK ni21 b. I n0 IS RECORDED IN VOL 155. PAGE 53 LbT S 1 �,�� f4 S '� & IIP SRO} Ki+c cvuNrr eLJ. IfLO2L0035. ROC. /20020912V00003 �r fe f 9 RErAROED IN YPL-, 15" PAGE 46 Otl tr, FENCE ' ti ,1 f 4' �1f 6I 1 P. Vw I CURVE TABLE aorE ar 1 // f IF)i �` �$sS TTs j FRo-orrr LNE , s/ F7. '4 `, if fe M •�.I,OT Cl Fp6:9ID' A 23 A'C6i.R' TAT PMAB 1 fb nI Ti. rf4P ' N lef-0[d9 . i r6� 1� ° e l p AK SP. FT. I�rI1 R 9o'nJ9 Tlrz /`n7o 8� ca' n I a rrer 47D 4 I ME"' TTp��� Tr" Sw'xM f6W' 8- �;6 6EL �r716aT743��T3E47 a EXHIBIT 4 Mwslr. Ft. 474� , m�.r1N MOpCti~q®; ' 1 f aGNC / 919 z L0 2 q VDL FiL r130 li••f10 P Q 3DV 59, rr NI W mIC, • / i � '" i? � 1z W A' INSTRUMENT USERGEODIA(rFER SW AN0/OR TRWEILE Sff(IMP2W+ .41y 1 �• �51 I@w �712fr MAN- J.} 11ETH00: TRAVERSE E7rCfEDFNO RfOU7REATEHTS OF WAG. 732-130-040. WFTLAWDoi F WDEXIND DATA:S.E 1/4, N-W. 114. SM 70, T,23 MMK R.5 CkST- w.Y- SLOT f Grame KC►2`thW st c. $ o ar K¢E vim uE ' ; , EHD Ir FDRr c� � y � � = �, a r-r' S pF g_ f1. �-- M7 �1 31s ffi gTRACT "C� Fy "N: R ' u f Surve ors Planners A: En ineers f11fA0 I REM ---- -• - „-I% 445 N. CENTRAL SrE_ 0104, KENT,'WA saB52 1 ___ f4112[Y - _ _ -. n arS x alF� f k •�4• FIGIJff b �%ITV I'-.� (2S3}552-4850 Qocai) or 1-(800)251-0ib9 (1o11 ins) - - x m (753,e52-4955 (I.K E-MALL• cnl®crom+rnx.cem GLLiI. R CL 1 I Ir GH'3 ,y; Z /4 I F,rEeE�s r 1 1 'F <1 f/S RESaT A'O Dl" F1': ` icsi a 460Ee ! FAD srFTF¢ LS mME V s: 1 frarEO°x7riS 5CALE:1 =4o JOB NO. 2007-08$ y aVE err e.rAS `1 a ar'a. OF EAfL1AA11D Flo9laA' 1p pm 1 anD 'dF fD¢sDr► DRAWN BY: R�I.Ff. eF FTnxErrrr r+z ESTATaATtjVVWV f�C I'm vu� � ¢r• I ff1E�tfr'rDPo4a k� DATE:70/29/zoos SHEET 3 OF 3 1 YpC ftlS llfi OS F7 BS. Po6G 1 ... 701 PARn F7JfL�PO6v -' S PRO.2Gr we %L0 Dwf" r fwT...d Oet YA C Qi xf ]Pm //KO M w OCC F. IPft v:56T3 R�7MG/aRLrlAvi.cb�AOE,1 7�fFDn 9 g 1{]�� 1III , LOr 9 LOFB,I EXHIBIT 5 �5��T 1 Fi� !t 1 4 x1tiJ a s EXHIBIT 5 ,-Sr 6:-:- -r z CHELAN CREEK DESIGN STANDARDS I. Site Design. EXHIBIT 5 Site Design objectives and standards are intended to minimize modifications to topography, preserve existing vegetation whenever possible, minimize the creation of impervious surfaces, and make appropriate provisions for vehicular and pedestrian circulation within the Chelan Creek PUD Development. A. Residential Connections and Circulation. 1. Design Objective. Create a road system that is pedestrian -friendly, contains traffic calming techniques, and minimizes the presence of the automobile. a. Standards. (1) Signage. All public roads shall have postings that clearly identify where on -street parking is prohibited. The developer shall be responsible to install "no parking" signs and the homeowner's association shall have the responsibility to maintain and replace the "no parking" signs. B. Sidewalks, Pathways, and Pedestrian Entry Easements. 1. Design Objective. Create a network of sidewalks and other paths throughout the neighborhood to reduce the reliance on the automobile and provide opportunities for interaction and activity. a. Standards. (1) Pedestrian Connections. A sidewalk or pathway system shall be provided throughput the development. The sidewalk or pathway system may disconnect from the road, provided the sidewalk/pathway continues in a logical route throughout the residential development. (2) Pathway. (a) A pathway shall be constructed of a porous materials such as porous paving stones, crushed gravel with soil stabilizers, and paving blocks with planted joints, and shall be a minimum of 5 feet wide. (b) In areas where pathways cross streets, parking will be eliminated to reduce crossing distance and ensure safe crossing. (3) Pedestrian Entry Easement. (a) A pedestrian entry easement shall be provided to all homes that do not front on the Native Growth Protection Easement (i.e., Lot 16). See Figure 1. (b) Pedestrian entry easements shall be a minimum of 15 feet wide with a minimum 5-foot sidewalk. FIGURE 1— Pedestrian Easement (4) Transit Standards. Transit and school bus stops shall be identified and coordinated with the local transit agency and/or school district. C. Garage. 1. Design Objective. Minimize the visual impacts of the garage through the use of recessed garage doors (front loaded), and the emphasis of the porch and front door. a. Standards. (1) On -Site Garage. (a) On -site garages shall be set back a minimum of 5 feet from the building facade on which the garage is located. (2) Garage Design. (a) All garages shall follow an architectural style similar to the homes. (b) If sides are visible from streets, lanes, sidewalks, pathways, trails, or other homes, architectural details shall be incorporated in the design to minimize the impacts of the facade. (c) All garages shall be located in an area to minimize the presence of the automobile. (3) Carports. Carports are prohibited. b. Guidelines. (1) Avoid garages doors at the end of view corridors. (2) All garages should be located in an area to minimize the presence of the automobile. (3) Lots that take access directly from a neighborhood street shall require a layout that lessens the visual impact of the garage doors. (4) Garages shall not be the dominant visual element in any development. D. Parking Requirements. 1. Design Objective. Provide adequate parking for each unit. a. Standards. (1) Driveways. (a) The width of the driveway curb cut shall not exceed 9 feet for single lane and 16 feet for double lane. E. Utility Placement. I. Design Objective. Minimize the impact of utility locations. a. Standards. (1) Utility boxes shall be placed away from public gathering spaces and shall be screened with landscaping or berms. b. Guidelines. (1) If possible, group utility boxes together. (2) Allow space for landscape and utility access. II. Architectural Features. The architectural feature standards are intended to allow for a diverse range of architectural styles, massing, detailing and color while creating a unified development. A. Elevations and Models Required. 1. Design Ohjective. To provide a diverse streetscape and a variety of floor plans, home size, and character. See Figure 2. a. Standards. (1) Models are defined as having significant variations in the floor plans, which allows for variety in the massing of the home. (2) No more than two of the same model and elevation shall be built on the same clock frontage. (3) The same model and elevation shall not be built next to each other. (4) To differentiate the same models and elevations, different colors shall be used. (5) Each model shall have at least two architectural styles and a variety of color schemes. b. Guidelines. (1) Neighborhoods shall have a variety of home size and character. FIGURE 2 -- Variety of Models and Elevations B. Massing and Composition, 1. Design Objective. To reflect a clear hierarchy of forms and massing with expression of dominant and secondary forms. a. Standards. (1) Primary building forms shall be the dominating form while secondary formal elements shall include porches, principal dormers, or other significant features. See Figure 3. FIGURE 3 — Massing Examples Pl emnr% Kluh ing F•'rnu Prinnr+ Buikdin,t I' mi Secnndary � �-€ RuiEding F�nrn r K Re -,I, -d Garage mot. y. Massing kumpk-S C. Building Articulation. 1. Design Objective. To avoid monotonous repetition of elevations along public areas and provide pedestrian scale elements to the streetscape. See Figure 4. a. Standards. (1) The primary building elevation oriented toward the street, access easement or NGPE shall have at least one articulation or change in plane. (2) Primary articulations shall be a minimum of 24 inches. (3) A minimum of at least one side articulation shall occur for side or rear elevations facing streets or public spaces. (4) Building elevations facing public spaces shall have a minimum articulation of 12 inches. b. Guidelines. (1) Articulation may be the connection of an open porch to the building, a dormer facing the street, or a well- defined entry element. FIGURE 4 — Building Articulation Examples €harm-: Arb—Imp". Buddio; AIIKU1:11wn Building Arllcokou,n Arl cuLAnm 'i-a: ad D. Building Placement. 1. Design Objective. Orient homes toward the public realm. Buildings shall be designed to integrate with activities along the street frontage and the NGPE. See Figure 5. FIGURE 5 — Homes Oriented Toward the Public Realm Porc•he% Orit-wed Towaid the Public Realm ;...L a. Standards. (1) Each home shall have a covered porch or main entry oriented toward the public realm in the respective front yard (i.e., Lots 1 and 2 towards Chelan PI NE; Lots 3 and 4 towards the NGPE (west); Lots 5 through 12 towards the NGPE (east); Lot 13 towards the NGPE (south); Lots 14 and I5 towards Tract A (south); and Lot 16 towards the abutting property to the west.) (2) Windows on a closed side of a unit shall not directly face a neighbor's window. b. Guidelines. (1) Architectural Elements. Homes should be sited in a logical way to maximize usable space while providing natural and architectural elements at key locations. (2) Open and Closed Building Sides. Side yards are important in the creation of private open space, particularly in homes on small lots. Care shall be taken to design homes with an open side and a closed side as appropriate. Window placement is an essential component to achieving this relationship. The open side is the side that is either facing a public street, access easement, or the NGPE. This elevation should have more windows and detailing. See Figures 6 and 7. FIGURE 6 — Open and Closed Sides 4l mirn:�l N'i u.ka�n ti 'A—k — k P.... h -, 1vn in.� h rN 1)..,' ..r Ih4x �\eu•ti� 41 x ¢ Ch-ed Sid,, Elc%alien Upon tiidc Ele,.Ii.rn FIGURE 7 — Closed and Primary Window Locations nilnlnlal V1,n�i1l'♦ .� H'IINi.,N • .t I�.rrrll No IN-1, ur M. N nr D,. r A'Ce . C'I.INed Side Kle,uthln Open Side Elc%ullon E. Materials. 1. Design Objective. Require a variety of materials appropriate to the architectural character of the home. a. Standards. Where more than one material is used, the following techniques shall be used: (1) Vertical Changes. Changes in materials in a vertical wall, such as from brick to wood, shall wrap the corners no less than 24 inches. The material change shall occur at an internal corner or a logical transition such as aligning with a window edge or chimney. Material transition shall not occur at an exterior corner. See .Figure S. (2) Horizontal Changes. Transition in material on a wall surface, such as shingle to lap siding, will be required to have a material separation, such as a trim band board. See Figure 9. (3) Acceptable Exterior Wall Material. Wood, cement fiberboard, stucco, standard -sized brick (3-1/2 x 7-1/2 inches or 3-5/8 x 7-5/8 inches), and stone may be used. Simulated stone, wood, stone, or brick may be used to detail homes. (4) Trim. Trim may be wood, cement fiberboard, stucco, or stone materials. Trim is required around all doors and windows. The trim must be 3-1/2 inches minimum and be used on all elevations. FIGURE 8 / FIGURE 9-- Vertical /Horizontal Material Changes F. Colors. 1. Design Objective. Reduce the monotony of color and tone to create a more diverse palette. a. Standards. (1) Provide multiple colors on buildings to reflect material changes and individuality of the residence. (a) Muted deeper tones, as opposed to vibrant primary colors, shall be the dominant colors. (b) Although grey and beige are not excluded, the use of these colors shall not be the dominant color used on homes or other structures within the development. (c) Color palettes for all new structures, coded to the home elevations; shall be submitted for approval by the Current Planning Project Manager along with the Final PUD application. b. Guidelines. (1) A diversity of color should be used on homes, as compared with monotonous shades of beige and grey, throughout the plat. G. Roofs. 1. Design Objective. Provide a variety of roof forms and profiles that add character and relief to the streetscape. a. Standards. (1) Primary Roof Pitch. Primary roof pitches shall be a minimum of 6.12. (2) Gable Forms. See Figure 10. (a) Roof pitches for gable forms on the public sides of the buildings shall be a minimum of 8:12. (b) Exit access for a third floor must face a public right-of-way for emergency access. (3) Roof Overhangs. Roof overhangs shall be a minimum of 12 inches (excluding gutter) and a maximum of 24 inches, including gutter, downspouts, and any other ornamental features. See Figure 11. (4) Roof Material. Roof material shall be fire retardant, such as asphalt shingle or metal. (5) Roof Color. A variety of roof colors shall be used within the development. b. Guidelines. (1) Avoid bright color, reflective roofing material. (2) Gravel and red tile roofs are discouraged. (3) Overhangs and eaves should be detailed and proportioned to complement the architectural style of the home. FIGURE 10 — Roof Forms / FIGURE I — Minimum Roof Overhang Gahle & 12 Minimum Prinmry Roof Pitch 6:12 Minimum � 'A K 12" Min. �a• ref H. Entrances to Homes. 1. Design Objective. Design entrances that become a focal point of the homes and allow space for social interaction. a. Standards. (1) Porches or stoops are required on all homes. (2) Stoops and porches shall be raised above the grade except where accessibility (ADA) is a priority. An accessible route may also be taken from a front driveway. (3) All porches and stoops must take access from and face a street, access easement or the NGPE. (4) Porch and stoop sizes shall be: (a) Stoops. See Figure 12. Minimum Width: 4 feet Minimum Depth: 4 feet Minimum Height: 12 inches" above grade (b) Porches (Minimum 60 square feet) Minimum Width: 10 feet Minimum Depth: 6 feet Minimum Height: 12 inches above grade b. Guidelines. (1) Where a home is located on a corner lot, i.e., at the intersection of two roads or the intersection of a road and common open space, a wrapped porch is preferred to reduce the perceived scale of the house and engage the street or open space on both sides. FIGURE 12 — Minimum Stoop Dimensions 4' Min. �_.T {. r... a'�t� Min. Min. f e J' :linlmum tiGwp [limen.leM Alin. Acceptnhlc Tap Minimum 12- ras Accaptuhlc Poch 1 1 I Minirnum 12" 1.� -� +1 �• k y AI,(,%cfirudc Min, 1 Min. yk 10'Min.�. �a Minintum Porch Dimerv4nrn I. Doors. 1. Design Objective. Use front doors that are integral to the character of the homes. See Figure 13. a. Standards. (1) Front doors shall face the public realm (i.e., Lots 1 and 2 towards Chelan PI NE; Lots 3 and 4 towards the NGPE (west); Lots 5 through 12 towards the NGPE (east); Lot 13 towards the NGPE (south); Lots 14 and 15 towards Tract A (south); and Lot 16 towards the abutting property to the west). (2) Doors shall be made of wood, fiberglass, or metal. (3) Front doors shall be paneled or have inset windows. (4) Sliding glass doors are not permitted along frontage elevation or an elevation facing a pedestrian easement. (5) Double doors are prohibited. (6) Four -inch minimum head and jamb trim is required around all doors. b. Guidelines. (1) Front doors should be a focal point in small lot pedestrian -oriented neighborhoods and be in scale with the home. (2) Oversized doors should be avoiued on cottage -style homes. (3) Front doors should be made of wood. FIGURE 13 — Doors FJ 'rip J_ D wro ji Uneemptabie !lour J. Primary Windows. 1. Design Objective. Use windows that are integral to the character of the homes_ See Figure 14. a. Standards. (1) Primary windows shall be proportioned vertically rather than horizontally. See 15. (2) Windows are required to have a trim on all four sides. (3) Trim must be appropriate to the architectural character of the home and be a minimum of 3-112 inches wide. (4) Vertical windows may be combined together to create a larger window area. FIGURE 14-- Acceptable Windows Acecpiable. Window ';tidy Minimum Trim 3 b. Guidelines. (1) Divided light windows are encouraged. They must either be true divided light or have properly proportioned mullions applied to the window. Individual panes must be vertically proportioned or square. FIGURE 15 — Primary Window Example K. Chimneys. 1. Design Objective. When used, design chimneys that reflect the architectural style of the homes. a. Standards. (1) Chimneys above the roof shall be at least 24 inches x 24 inches as measured in the plan. (2) Wood -framed chimney enclosures are permitted; however metal termination caps shall not be left exposed. These tops shall be shroud in a metal chimney surround. b. Guidelines. (1) Chimney form and shape should reflect the proportions of masonry tradition. Skinny long chimneys out of concert with the house proportions or not naturally anchored into the roof forms and walls are unacceptable. (2) Overly stylistic chimneys are discouraged. Chimney shape and profile should appropriately reflect the stylistic direction of the rest of the house. L. Columns, Trim, and Corner Boards. 1. Design Objective. Design columns, trim work, and corner boards to add visual detail to the house. a. Standards. (1) Columns. See Figure 16. (a) Character columns shall be round, fluted, or strongly related to the home's architectural style. (b) Exposed 4 x 4 and 6 x 6-inch posts are prohibited. (2) Corners. See Figure 17. (a) Use metal corner clips or corner boards at corners where siding is used. Corner boards shall be a minimum of 2-112 inches in width. (b) Corner boards shall be painted. FIGURE 16 — Corner Board FIGURE 17 — Columns COOK! Board Corner Board Acceplable Column unucceplabie Column b. Guidelines. (1) Columns, trim, and corner boards should reflect the architectural character of the home. M. Gutters and Downspouts. 1, Design Objective. Integrate the gutters and downspouts into the home's color scheme. a. Standards. (1) Gutters shall be painted or of an integral color to closely match the trim color. b. Guidelines. (1) Gutters and downspouts should reflect the architectural character of the home. N. Architecture Detail and Features. 1. Design Objective. Establish a desirable human scale next to pedestrian routes by the use of shutters, knee braces, flower boxes, and columns. See Figure 18. a. Standards. (1) At least one of the following features shall be used: (a) Shutters (b) Flower Boxes (c) Knee Braces (d) Columns (2) Shutters, flower boxes, and ornamental knee braces shall follow the home's architectural style. (3) Shutters shall be proportioned to the window size to simulate the ability to cover them. b. Guidelines. (1) Give special care in the character, detail, and finish of human scale architectural details. (2) Use a detail that is appropriate to the architectural character of the home. FIGURE 18 — Architectural Details and Features -- Ilk l�lr . ■b mommom _. mom O. Mail and Newspaper Boxes. 1. Design Objective. Place and design mailboxes to best serve the neighborhood and reflect the character of the community. a. Standards. (1) All mailboxes shall be clustered and lockable consistent with USPS standards. Clustered mailboxes shall be architecturally enhanced with materials and details typical of the home's architecture and carefully placed to not adversely affect the privacy of residents and serve the needs of the U.S. Postal Service. See Figure 19. 10 b. Guidelines. (1) Mailbox locations should be easily accessible to each resident and architecturally compatible with the home. FIGURE 19 — Mailbox Design P. Hot Tubs and Mechanical Equipment. 1. Design Objective. Minimize the impacts of hot tubs and pool equipment on surrounding properties. a. Standards. (1) Hot tubs and pools shall be located only in back yards. (2) Pools and spas shall be designed to minimize sight and sound impacts to adjoining property. (3) Pool heaters and pumps shall be screened from view and sound insulated. (4) Pool equipment must comply with codes regarding fencing and screening. b. Guidelines. (1) Hot tub and mechanical equipment should be placed as to not negatively impact neighbors. Q. Accessory Structures. 1. Design Objective. Minimize the impacts of accessory structures. a. Standards. (1) No more than one accessory structure shall be permitted per lot and shall be architecturally consistent with the principal structure. (2) Greenhouses, sheds, and other accessory structures shall not exceed 12 feet to top of roof in height or more than 150 square feet in size. (3) They shall be no closer than 4 feet from the interior side or rear property line. (4) Overhangs and roof drainage may not encroach over property lines. (5) Accessory structures are not allowed in front yards. (6) Accessory dwelling units (ADUs) shall be prohibited. b. Guidelines. (1) Avoid locating accessory structures in areas visible from the street. III. Landscape Elements. This landscape Section is essential toward enhancing the character of the Chelan Creek PUD development. Landscaping is an important aspect of the creation of space and scale when using small lots. In conjunction with architecture, landscape design enables builders to create a transition between homes and the street while mitigating the impact of denser housing. 11 A. Fences and Hedges. 1. Design Objective. The incorporation of fences and hedges around a housing unit to define private spaces. See Figure 20. a. Standards. Fences and hedges shall not be placed near neighborhood streets in such a way to create a safety or entering sight distance concern. FIGURE 18J.17-39 — Front Yard Decorative Fences and Hedges D Front Yard Ornamental Fences wllh Landwape Fnml yard Hedge (1) Front Yard Decorative Fence. If used fences shall be decorative and help to define semi -private areas in the front of the home. If a split rail fence is required in the front yard, as a condition of approval, secondary front yard fences shall be prohibited. (a) The maximum height shall be 36 inches. (b) Front yard decorative fences shall be located a minimum of I foot from parcel line to allow for planting between edge of sidewalk or right-of-way and fence. (c) Front yard decorative fences shall provide a balance of solid surfaces and voids, such as picket or Kentucky rail fence styles. (d) Front yard decorative fences shall be constructed of wood, simulated wood, iron, or masonry. Solid fences and chain link shall be prohibited. (2) Hedges. If used, hedges shall be continuous along the front and side property line, and the street frontage. If a split rail fence is required in the front yard, as a condition of approval, hedges shall be prohibited in the front yard. (a) The maximum height of a hedge in a front yard shall be 36 inches. (b) Hedges located in a rear yard do not have a maximum height standard. (c) The maximum height of a hedge for the first 15 feet of a side yard on a corner shall be 36 inches. There is no maximum height for the remaining side yard. (d) Hedges located along an interior side yard shall be prohibited (e) Evergreen native plant material is preferred for year-round coverage. (3) Privacy Fencing. Privacy fencing shall be prohibited in those yards abutting the Native Growth Protection Easement. If used, privacy fencing shall only be permitted on back, side and portions of corner side yards and shall be in character with the home's architecture. See Figure 21. FIGURE 21— Public Side of Fence Ai planting am S' IC Side MT9 GSp c (a) The maximum height of privacy fencing in a rear yard shall be 6 feet. 12 (b) Privacy fencing in a front yard shall not be permitted. (c) For lots where the rear yard privacy fencing would be placed facing the street or access lane, the maximum height of the first 1.5 feet of the fencing as measured from the front facade, shall be 3 feet. The maximum height of the remainder of the privacy fencing shall be 6 feet. (d) Fences are prohibited along interior side yards. The perimeter of the plat is exempt from this requirement. (e) Privacy fencing adjacent to a public space shall be setback a minimum of l foot from the property line. (f) If the privacy fencing is located along the street, a gate must be provided for access to the alleyway. (g) Privacy fencing shall be constructed of wood, simulated wood, iron, or masonry. Chain link fencing shall not be permitted. IV. Lighting. The purpose of this Section is to offer design standards for lighting that will enhance visibility and security while accenting key architectural elements and landscape features. A. Exterior Lighting. 1. Design Objective. Design lighting that provides safety and character, and aesthetic benefits for the neighborhood. a. Standards. (1) The lighting for neighborhood streets and pedestrian pathway shall be low intensity and shall be from the same family of fixtures. (2) All exterior lighting shall be prevented from projecting light upward either by placement beneath building eaves or by an integral shield of the fixture's interiors as recommended by the manufacturer. (3) Street lighting on neighborhood streets and access lanes within the boundary of small lot neighborhood development shall be required. (a) All street lighting fixtures shall be a maximum height of 16 feet. (4) Sidewalks and pathways not otherwise illuminated by street lighting shall be lit with ornamental lighting fixtures subject to the approval of the Current Planning Project Manager. All pedestrian lighting fixtures shall be a maximum height of 12 feet. (5) Lighting shall be limited to illumination of surfaces intended for pedestrians, vehicles, or key architectural features. b. Guidelines. (1) The character of the lighting fixtures shall be appropriate for the architecture and to a human scale. (2) Spill -over lighting should be avoided. This includes light that is broadcast beyond the intended area; for example, street lights that illuminate residential windows or residential flood lights that illuminate beyond the lot boundary. (3) Apply minimal lighting where possible to accomplish desired purpose. The selection of lights should be of appropriate height and light direction to minimize conflicts with neighbors. (4) Avoid lighting large areas with a single source. 13 CITY OF RENTON PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 23`6 day of December, 2008, 1 deposited in the mails of the United States, a sealed envelope containing Hearing Examiner Report and Agenda documents. This information was sent to: I Contact, Owner, and Parties of Record I See Attached 0 (Signature of Send STATE OF WASHINGTON } } COUNTY OF KING } certify that I know or have satisfactory evidence that Rocale Timmons signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mer�4q"1i11 fPe instrument. Dated: 1 of �31 Notary Public in and for M Sate Washington„ �> Notary (Print): tla►WJD Q-r- 'Lin rn r-1 � MD � ir� ni My appointment expires. a -,ci _ 1 �9,d .; .:.,€ � ' UD WEr.. I Z 0. .. PP, template - affidavit of service by mailing i Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt Vernon, WA 98274 tel: (360) 422-5056 eml: jchanson@verizon.net (contact) Amy Dickau & Doug Smith 874 Bremerton Avenue NE Renton, WA 98059 tel: (206) 852-3493 (party of record) PARTIES OF RECORD CHELAN CREEK PUD LUA08-067, PPUD,FPUD, PP, ECF Linda Pillo 5411 36th Avenue SW Seattle, WA 98126 tel: (206) 310-4420 (owner) Jerry Pryor 825 Chelan Place NE Renton, WA 98059 (party of record) Shirley Goll 4124 NE 10th Street Renton, WA 98059 (party of record) !Updated: 12/29/08 (Page 1 of 1) HANSON CONSULTING 360-422-5056 December 17, 2008 Rocale Timmons City of Renton Development Services Division 1055 South Grady Way Renton WA. 98055 Subject: Chelan Creek PUD/ Final Dear Rocale: Because of the conflicting timelines for a multiple application for a Preliminary Plat and PUD and a Final PUD we must withdraw our application for the Final PUD at this time. We encourage the city to revise the PUD ordinance to no longer require a public hearing for the Final PUD application, the same as Final Plats. Please send the refund check to me made out to Linda Pillo. I will forward it to her. Thank you for your help on this project. If there is anything else you need on this issue please give me a call. 71y' lr-/- James C. Hanson r)EVELOPMENT PLANNING CITY OF RENTOAj DEC r. x tom STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Linda M Mills, being first duly sworn on oath that she is the Legal Advertising Representative of the Renton Reporter a bi-weekly newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a bi-weekly newspaper in King County, Washington. The Renton Reporter has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the Renton Reporter (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a: Public Notice was published on, November 22, 2008. The full amount of the fee charged for said foregoing publication is the sum of $122.50. lnda M. Mills Legal Advertising Representative, Renton Reporter Su bsc ibed and s orn to me this 24th day of November, 2008. 464a� Kat y Da e , Notary P lic or the State of Washington, Residing in Covin ton, Washington P. O. Number: NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE AND PUBLIC HEARING RENTON, WASHINGTON The Environmental Review Committee has issued a Determination of Non - Significance -Mitigated for the following project under the authority of the Renton Municipal Code. Chelan Creek PUD LUA08-067, PP, ECf, PPUD, FPUD Location: Tax 113#102105-9106 and 102305-9440. Applicant proposes the subdivision of 4.49 ac site into 16 lots and 2 access tracts. The project site is located in R-8 du/ac zone. Access to the lots would be provided via extension of 3 existing roads. The site contains a Class 4 stream and a Category 2 wetland. Project requires Preliminary PUD, Final PUD, Preliminary Plat and Environmental (SEPA) Review. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on December 8, 2008, Appeals must he filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-I10.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers, City Hall, on December 30, 2008 at 9:00 AM to consider the Preliminary Plat and Planned Urban Development. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Published in the Renton Reporter on ]November 22, 2008. # 149345. STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW PUBLIC NOTICE COMMITTEE AND Linda M Mills, beingfirst duly sworn on oath that she is the Legal Y g PUBLIC HEARING RENTON, WASHINGTON Advertising Representative of the The Environmental Review Committee has rescinded the Determination of Non - Significance - Mitgated for the Renton Re orter following project under the P authority of the Renton Municipal Code. Chelan Creek PUD a bi-weekly newspaper, which newspaper is a legal newspaper of LUA08-067, PR ECF, PPUD, F'PUD general circulation and is now and has been for more than six months Location: Tax ID # 102305-9106 prior to the date of publication hereinafter referred to, published in and 102305-9440. Applicant proposes the subdivision of 4-49 the English language continuously as a bi-weekly newspaper in King ac site into 16 lots and 2 access County, Washington. The Renton Reporter has been approved as tracts. The project site is located in R-$ du/ac zone. Access to a Legal Newspaper by order of the Superior Court of the State of the lots would be provided via Washington for King County. extension of 3 existing roads. The notice in the exact form annexed was published in regular issues The site contains a Class 4 stream and a Category 2wetland. of the Renton Reporter (and not in supplement form) which was Project requires Preliminary reregularly distributed to its subscribers during the below stated period. g y g h PUD, Finn] PUD, Preliminary Plat and Environmental (SEPA) The annexed notice, a: Review. Public Notice Appeals of the environmental determination must be filed in writing on or before 5:00 PM on December 1, 2008. Appeals must be filed in writing together with was published on, November 15, 2W8. the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals The full amount of the fee charged for said foregoing publication is to the Examiner are governed by the sum, f $122.50. City of Renton Municipal Code section 4-8-110.13. Additional information regarding the appeal process may be obtained from the Linda M. Mills Renton City Clerk's Office, (425) 430-6510. Legal Advertising Representative, Renton Reporter A Public Hearing will be held by Subscrib d and sworn to me this 17th day of November, 2008. `�\\��`I pALSF Ihf� the Renton Hearing Examiner in Council Chambers, City one December 9a00 ...t��nuttr / ���g14tt EX�D �E/� AM to consider the Preliminary Plat. if the Environmental Kathy Dalse tart' Public fo e State of Washington, Residing �g t1►%�Y Fs'�r, Determination is appealed, the in Covi ngto , Washington J Z appeal will be heard as part of this P. O. Number: s O r p `,� public hearing. Interested parties are to attend the public ft pU$�,u►�� ^ (9 _ tS1 fill10-1g�--' N — �,Q invited Published in the Renton Reporter �ut,�,t."��'J"N ` I f till on November 15, 2008. #146778. l��``� I � O 1\� HANSON CONSULTING 360-422-5056 December 17, 2008 Rocale Timmons City of Renton Development Services Division 1055 South Grady Way Renton WA. 98055 Subject: Chelan Creek PUD/ Final Dear Rocale: Because of the conflicting timelines for a multiple application for a Preliminary Plat and PUD and a Final PUD we must withdraw our application for the Final PUD at this time. We encourage the city to revise the PUD ordinance to no longer require a public hearing for the Final PUD application, the same as Final Plats. Please send the refund check to me made out to Linda Pillo. I will forward it to her. Thank you for your help on this project. If there is anything else you need on this issue please give me a call. " C. Hanson ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING ISSUANCE OF A CORRECTED DETERMINATION OF NON -SIGNIFICANCE - MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Chelan Creek POO PROJECT NUMBER LUA08-067, ECF, PP, PPUD, FPUD LOCATION: 860 & 928 Chelan Avenue NE ' DESCRIPTION; The applicant is requesting approval for a Preliminary Planned Urban Development (PPUD), Final Planned Urban Development (FPUD), Preliminary Plat (PP}, and Environmental {SEPAI Review. The proposal is for the subdivision of a 4.49 acre site into 16 lots and 2 access tracts- There are two existing residences and several outbuildings; of which two arc proposed for removal. The project site is localed within the Residential - 8 (RA) dwelling units per acre zornmy designation. The proposed lots would range In size from 3.930 square feet m area to 7,658 square Feet. Access to the lots would be provided via extension of existing roads, including: Chelan Ave NE. NE eth Streel, and Chelan Place NE. As part of the Planned Urban Development the applicant is requesting modifications from City of Renton street standards and the R-S development standards. The site contains a Class 4 stream and a Category 2 wetland. The appPea,t proposes to average the 50-foot required wetland buffer, and in no case is the buffer proposed to he less than 25 feel. The applicant Is proposing to provide passive recreational areas and enhancement to the critical area buffers beyond what is required by code. There are 44 protected trees onsite of which 9 are proposed to remain and the apioncani Is proposing to replant a total of 32 new trees. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT NAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed In writmg an or before 5:00 PM on December 8, 2008. Appeals must be filed in writing together with the required S75.00 application foe wilhr Nearing Examiner City of Renicn, 1055 South in Way, Renton, WA 90057. Appeals to the Examiner are governed by City of Renton Municipal Coda Section 4-8-110.8. Additional information regarding the appeal process may he obtained from the Renton City Clerk's Otfce, 1425) 430-6510, A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL. 1055 SOUTH GRADY WAY, RENTON, WASHINGTON. ON DECEMBER 30, 2008 AT 9;00 AM, IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. MAJIM"' ., SITE 10MONS FOR FURTHER 1NFORMATiON, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-720C, DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper Tile identification. CERTIFICATION w tr4•,1"tS9 c� CGk �r MM J hereby certify that copies of the above docmj$4 fir., ;_,��t�� I � 1t% l were posted by me in conspicuous places or nearby the describe p rope DATE:LQ410 SIGNED: -r v Tryry$' _ J , a [Votary Public, in and for the S ATTEST: Subscribed and sworn before me tate of Washington residi>r�f� on the Q day of ( NOTARY PU$LI SIGIVAT ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING ISSUANCE OF A CORRECTED DETERMINATION OF NON -SIGNIFICANCE - MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Chelan Creek PUD PROJECT NUMBER: LUA08-067, ECF, PP, PPUD, FPUD LOCATION. 860 & 928 Chelan Avenue NE DESCRIPTION: The applicant is requesting approval for a Preliminary Planned Urban Development (PPUD), Final Planned Urban development (FPUD), Preliminary Plat (PP), and Environmental (SEPA) Review. The proposal is for the subdivision of a 4.49 acre site into 16 lots and 2 access tracts. There are two existing residences and several outbuildings; of which two are proposed for removal. The project site is located within the Residential - 8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 3,930 square feet in area to 7,658 square feet. Access to the lots would be provided via extension of existing roads, including: Chelan Ave NE, NE 9th Street, and Chelan Place NE. As part of the Planned Urban Development the applicant is requesting modifications from City of Renton street standards and the R-8 development standards. The site contains a Class 4 stream and a Category 2 wetland. The applicant proposes to average the 50-foot required wetland buffer, and in no case is the buffer proposed to be less than 25 feet, The applicant is proposing to provide passive recreational areas and enhancement to the critical area buffers beyond what is required by code. There are 44 protected trees onsite of which 9 are proposed to remain and the applicant is proposing to replant a total of 32 new trees. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on December 8, 2008. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110,13. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. r A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON DECEMBER 30, 2008 AT 9:00 AM. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HFARINC; FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON -SIGNIFICANCE - MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OP AN ENVIRONMENTAL ACTION PROJECT NAME Chelan Creel, PVU PROJECT NUMBER, LUA08-067, I -CV. PP, PPUD, FPUD LOCATIONRSC & 928 Chelan Avenue NE DESCRIPTION: The applicant is requesting approval for a Preliminary Planned Urban ❑evelopment (PPUD), Final Planned Urban Development IFPUD). Prefiroinary Plat )PP), and Environmental ISEPA) Review. The proposal fs for the subdivision o1 a 4,49 acre site Iola 1 fi lots and 2 access tracts, There are two existing residences and several outbuildings, of which two are proposed far removal. The project site is located within the Residentiai - 8 IR-6) dweNing units per acre xurorg designation. The proposed loss would range in sfze from 3,9J0 square feet in area to 7,656 square feet. Access to the lots would be provided v extension of existing roads, including: Chelan Ave NE, Ne Sth Street, and Chelan Place NE_ As part of the panned Urban Development the applicant is requesting modifications from City of Renton street standards and the R.8 development standards. The site contains a Class 4 stream and a Category 2 wetland. The applicant proposes to average the 50-foot required Welland buffer, and in no case rs the buffer proposed to be less than 25 feet, The applicant rs proposing to provide passive recreational areas and enharimr-nl to the critical area butters bevond what is required by code. There are 44 prolecled trees ensite of which 9 are proposed io remain and the applicant is proposing to replant a total of 32 new trees. THE CITY OF RENTON ENVIRONMENTAL REVIEA! COMMITTEE (£RCj HAS DETERMINED THAT THE PRUPOSED ACTION DOES NOT HAVE A SIGNIFICANT AD',tERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determiratton must be fded in writing on or before 5:00 PM on December 1. 200S. Appeals must be filed in writing together with the required $75-90 application fee with. Nearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8.110, B, Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office.(425) 430-6510, A PUBLIC HEARING WILL BE HELD BY THE RENI'ON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1059 SOUTH GRA.DY V,'AY, fiENTON, WASHINGTON. OWN DECEMBER 30, 2008 AT 9'.90 AM. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HFGp71NY: FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OP RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT 1425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when tailing for proper File identification. CERTIFICATION hereby certify that , -J copies of the above document were pasted by mein conspicuous places or nearb e cribed property o n,`•P1t1I IIII` ` ck�. /fit SIGNED. DATE: y A ITEST. Subscribed and sworn before toe, a Notary Public, in and for the State of Washington residilTg in Vj%�.Yy1i3�.!0.V�x on the 1 day of -- NOTAR U IC SI j���,"`ty 11IIIIiv WAS ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON -SIGNIFICANCE - MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Chelan Creek PUD PROJECT NUMBER: LUA08-067, ECF, PP, PPUD, FPUD LOCATION: 360 & 928 Chelan Avenue NE DESCRIPTION: The applicant is requesting approval for a Preliminary Planned Urban Development (PPUD), Final Planned Urban Development (FPUD), Preliminary Plat (PP), and Environmental (SEPA) Review. The proposal is for the subdivision of a 4.49 acre site into 16 lots and 2 access tracts. There are two existing residences and several outbuildings; of which two are proposed for removal_ The project site is located within the Residential - 8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 3,930 square feet in area to 7,65E square feet. Access to the lots would be provided via extension of existing roads, including: Chelan Ave NE, NE 9th Street, and Chelan Place NE. As part of the Planned Urban Development the applicant is requesting modifications from City of Renton street standards and the R-8 development standards. The site contains a Class 4 stream and a Category 2 wetland. The applicant proposes to average the 50-foot required wetland buffer, and in no case is the buffer proposed to be less than 25 feet. The applicant is proposing to provide passive recreational areas and enhancement to the critical area buffers beyond what is required by code. There are 44 protected trees onsite of which 9 are proposed to remain and the applicant is proposing to replant a total of 32 new trees. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on December 1, 2008, Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON DECEMBER 30, 2008 AT 9:00 AM. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HPARINC; FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. CIT`OOF RENTON Denis Law, Mayor November 13, 2008 Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt Vernon, WA 98274 SUBJECT: Chelan Creek PUD LUA08-067, ECF, PP, PPUD, FPUD Dear Mr. Hanson: Department of Community and Economic Development Alex Pietsch, Administrator This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non - Significance -Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report and Decision, Part 2, Section B for a list of the Mitigation Measures. Appeals of the environmental determination must be tiled in writing on or before 5:00 PM on December 1, 2008. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-1103. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on December 30, 2008 at 9:00 a.m. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at (425) 430-7219. For the Environmental Review Committee, Roc e Timmons Associate Planner Enclosure cc: Linda Pillo / Owner(s) Shirley Goll, Amy Dickau & Doug Smith, Jerry Pryor / Party(ies) of Record t 055 South Grady Way - Renton, Washington 98057 R E N T O N AHEAD Or 'rHE c.i,. RvF. This paper contaf ns 50 % recycled material, 30 %post consumer Y "R" ,, Denis Law, Mayor November 13, 2008 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: Environmental Determination CIT, OF RENTON Department of Community, and Economic Development Alex Pietsch, Administrator Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on November 10, 2008: DETERMINATION OF NON -SIGNIFICANCE -MITIGATED PROJECT NAME: Chelan Creek PUD PROJECT NUMBER: LUA08-067, ECF, PP, PPUD, FPUD LOCATION: 860 & 928 Chelan Avenue NE DESCRIPTION: Applicant proposes the subdivision of 4.49 ac site into 16 lots and 2 access tracts. The project site is located in R-8 du/ac zone. Access to the lots would be provided via extension of 3 existing roads. The site contains a Class 4 stream and a Category 2 wetland. Project requires Preliminary PUD, Final PUD, Preliminary Plat and Environmental (SEPA) Review. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on December 1, 2008. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. Please refer to the enclosed Notice of Environmental Determination for complete details. If you have questions, please call me at (425) 430-7219, For the Environmental Review Committee, Roc e Timmons Associate Planner Enclosure cc_ King County Wastewater Treatment Division WDFW, Stewart Reinbold David F. Dietzman, Department of Natural Resources WSDOT, Northwest Region Duwamish Tribal Office Karen Walter, Fisheries, Muckleshoot Indian Tribe Melissa Calvert, Muckleshoot Cultural Resources Program US Anny Corp. of Engineers Stephanie Kramer, Office of Archaeology & Historic Preservation 1055 South Grady Way - Renton, Washington 98057 This paper contains 50% recycled material, 30% post consumer RENTON "HEAD OF THE CURVE CITY OF RENTON DETERMINATION OF NON -SIGNIFICANCE -MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA08-067, ECF, PP, PPUD, FPUD APPLICANT: Linda Pillo PROJECT NAME: Chelan Creek PUD DESCRIPTION OF PROPOSAL: The applicant is requesting approval for a Preliminary Planned Urban Development (PPUD), Final Planned Urban Development (FPUD), Preliminary Plat (PP), and Environmental (SEPA) Review. The proposal is for the subdivision of a 4.49 acre site into 16 lots and 2 access tracts. There are two existing residences and several outbuildings; of which two are proposed for removal. The project site is located within the Residential - 8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 3,930 square feet in area to 7,658 square feet. Access to the lots would be provided via extension of existing roads, including: Chelan Ave NE, NE 9th Street, and Chelan Place NE. As part of the Planned Urban Development the applicant is requesting modifications from City of Renton street standards and the R-8 development standards. The site contains a Class 4 stream and a Category 2 wetland. The applicant proposes to average the 50-foot required wetland buffer, and in no case is the buffer proposed to be less than 25 feet. The applicant is proposing to provide passive recreational areas and enhancement to the critical area buffers beyond what is required by code. There are 44 protected trees onsite of which 9 are proposed to remain and the applicant is proposing to replant a total of 32 new trees. LOCATION OF PROPOSAL: 860 & 928 Chelan Avenue NE LEAD AGENCY: The City of Renton Department of Community & Economic Development Planning Division MITIGATION MEASURES: 1. The applicant will be required to submit a. Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the State Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual. The plan must be submitted to and approved by the Development Services Division Plan Review staff prior to issuance of the utility construction and building permits and during utility and road construction. 2. A Native Growth Protection Easement shall be placed over that part of the site encompassing the stream/wetland and buffer area. Restrictive covenants shall also be placed on the site to this effect. The easement and restrictive covenants shall be recorded prior to the recording of the final plat. 3. The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control — a.k.a. Level 2) and water quality improvements. 4. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. The fee is estimated at $7,430.64 (14 new lots x $530.76 = $7,430.64) and is payable prior to the recording of the final plat. 5. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the recording of the final plat. It is anticipated that the proposed project would result in the payment of $10,048.50 ($75.00 x 9.57 trips x 14 new lots = $10,048.50). 6. The applicant shall pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the recording of the final plat. The fee is estimated at $6,832.00 ($488 x 14 = $6,832.00). ERC Mitigation Measures Page 1 of 1 CITY OF RENTON DETERMINATION OF NON -SIGNIFICANCE -MITIGATED ADVISORY NOTES APPLICATION NO(S): LUA08-067, ECF, PP, PPUD, FPUD APPLICANT: Linda Pillo PROJECT NAME: Chelan Creek PUD DESCRIPTION OF PROPOSAL: The applicant is requesting approval for a Preliminary Planned Urban Development (PPUD), Final Planned Urban Development (FPUD), Preliminary Plat (PP), and Environmental (SEPA) Review. The proposal is for the subdivision of a 4.49 acre site into 16 lots and 2 access tracts. There are two existing residences and several outbuildings; of which two are proposed for removal. The project site is located within the Residential - 8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 3,930 square feet in area to 7,658 square feet. Access to the lots would be provided via extension of existing roads, including: Chelan Ave NE, NE 9th Street, and Chelan Place NE. As part of the Planned Urban Development the applicant is requesting modifications from City of Renton street standards and the R-8 development standards. The site contains a Class 4 stream and a Category 2 wetland. The applicant proposes to average the 50-foot required wetland buffer, and in no case is the buffer proposed to be less than 25 feet. The applicant is proposing to provide passive recreational areas and enhancement to the critical area buffers beyond what is required by code. There are 44 protected trees onsite of which 9 are proposed to remain and the applicant is proposing to replant a total of 32 new trees. LOCATION OF PROPOSAL: 860 & 928 Chelan Avenue NE LEAD AGENCY: The City of Renton Department of Community & Economic Development Planning Division Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning: 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 a.m. to 3:30 p.m., Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. Within thirty- (30) days of completing the grading work; the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation. Where no further construction work will occur, permanent landscaping shall be installed within ninety- (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 3. Commercial, multi -family, new single-family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. Water: 1. The Water System Development Charge is $2,236.00 per new single-family residence with the assumption of a 314" meter in use. ERC Advisory Notes Page S of 2 2. In accordance with the Fire Department requirements (prior to recording the subdivision), at a minimum, one hydrant within 300 feet of any proposed single-family structure is required. Additional fire flow and hydrants are required if the total square footage of the new single-family structures are greater than 3600 square feet. Sanitary Sewer: The Sewer System Development Charge is $1,591.00 per new single-family residence per %' water meter service (more if larger sized meter is installed). This fee is due with the construction permit. 2. Separate sewer stubs are required for each new lot prior to recording of the short plat. Sanitary sewer extension is required. Minimum slope for side sewers shall be 2%. Dual side sewers are not allowed. Surface Water: 1. This project is required to comply with the 2005 King County surface water design manual. The preliminary drainage report (TIR) submitted with the project Environmental Review has addresses requirements for detention and water quality per the 1990 KCSWM, and used the 1998 KCSWDM modeling (KCRTS model) to design detention and water quality facilities. To comply with the 2005 manual will require a new analysis. Revisions to the design will be necessary. 2. The Surface Water System Development Charges (SDC) are $1,012 per new lot. These are payable at the time the utility construction permit is issued. Property Services: 1. See attached. Transportation: Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, streetlights and street signs will be required along the frontage of the parcel (Duvall Ave NE) and on the interior streets. 2. Traffic mitigation fees of $75 per additional generated trip shall be assessed per single family home at a rate of 9.57 trips. 3. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved to accommodate the development design, all existing overhead utilities shall be placed underground. Miscellaneous: 1. Construction plan indicating haul route and hours, construction hours and a traffic control plan shall be submitted for approval prior to any permit being issued. 2. Any rockeries or retaining walls greater than 4 feet in height to be built during construction of utilities requires a separate building permit. 3. Separate permits and fees for side sewer, domestic water meter, landscape irrigation meter, and any backflow devices will be required. ERC Advisory Notes Page 2 of 2 CITY OF RENTON DETERMINATION OF NON -SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA08-067, ECF, PP, PPUD, FPUD APPLICANT: Linda Pillo PROJECT NAME: Chelan Creek PUD DESCRIPTION OF PROPOSAL: The applicant is requesting approval for a Preliminary Planned Urban Development (PPUD), Final Planned Urban Development (FPUD), Preliminary Plat (PP), and Environmental (SEPA) Review. The proposal is for the subdivision of a 4.49 acre site into 16 lots and 2 access tracts. There are two existing residences and several outbuildings; of which two are proposed for removal. The project site is located within the Residential - 8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 3,930 square feet in area to 7,658 square feet. Access to the lots would be provided via extension of existing roads, including: Chelan Ave NE, NE 9th Street, and Chelan Place NE. As part of the Planned Urban Development the applicant is requesting modifications from City of Renton street standards and the R-8 development standards. The site contains a Class 4 stream and a Category 2 wetland. The applicant proposes to average the 50-foot required wetland buffer, and in no case is the buffer proposed to be less than 25 feet. The applicant is proposing to provide passive recreational areas and enhancement to the critical area buffers beyond what is required by code. There are 44 protected trees onsite of which 9 are proposed to remain and the applicant is proposing to replant a total of 32 new trees. LOCATION OF PROPOSAL: 860 & 928 Chelan Avenue NE LEAD AGENCY: The City of Renton Department of Community & Economic Development Planning Division The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on December 1, 2008. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Community Services November 15, 2008 November 10, 2008 11 r .y' % �? � - - Date' I. DavidDaniels-, Administrator Date Fire & Emergency Services DateAle)Pietsch, A ministrator Date Department of Community & Economic Development ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE November 10, 2008 To: Gregg Zimmerman, Public Works Administrator Terry Higashiyama, Community Services Administrator I. David Daniels, Fire Chief Alex Pietsch, CED Administrator From: Jennifer Henning, CED Planning Manager Meeting Date: Monday, November 10, 2008 Time: 3:00 PM Location: Sixth Floor Conference Room #620 Agenda listed below. Ravle Short Plat (Timmons) LUA08-042, ECF, SHPL-A, V-A, V-A, V-A (Variances Denied 5/28/08) Location: 168XX Block of 106th Avenue. The applicant is requesting Short Plat approval and Environmental (SEPA) Review for the subdivision of an existing 19,688 square foot parcel into 3 lots for the future construction of 3 single family residences, The applicant applied for three variances to allow for a reduction in lot width for all proposed lots. The variances were denied and the applicant submitted a revised short plat plan with all lots meeting the lot width requirements of the zone. The project site is located within the Residential - 8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 6,325 square feet in area to 7,028 square feet. Access would be gained via a new 20-foot wide private alley extending from 106th Ave SE. A 2,144 square foot Class 3 wetland is present in the southwest corner of the site. There are no proposed impacts to the wetland, however, the applicant is requesting that the wetland be exempt from critical area regulations as an unregulated wetland. Brookefield M Short Plat (Reconsideration) (Wasser) LUA08-060, ECF, SHPL-H, LLA Location: 1055 Lyons Avenue NE, 1059 Nile Avenue NE, and 1062 Ilwaco Place NE. The applicant is requesting a Lot Line Adjustment, a Hearing Examiner Review and Approval of a 6-lot Short Plat, and Environmental (SEPA) Review of a 120,540 square foot site. The proposed lots would range In size from 8,395 square feet to 13,940 square feet. The proposed project encompasses a Category 2 Wetland and a Class 4 Stream. The proposed lot line adjustment and short plat are within the Residential - 4 dwelling units per acre (R-4) zoning designation. Access to the proposed project would be via Ilwaco Place NE and Lot 15 of the Brookefield Plat which was reserved for ingresslegress for future development and is zoned Residential - 8 dwelling units per acre (R-8) and two proposed internal streets. A modification of the City of Renton street standards has been requested to allow 26 foot wide public streets within the proposed project. [Reconsideration]: The original application materials submitted for LUA08-060, LLA, SHPL-H, ECF, and the Brookefield III Short Plat project indicated that approximately 12,000 cubic yards of fill material would be needed for the project. Prior to the ERC threshold determination for the project, the applicant stated that the amount of fill needed would be 36,000 cubic yards. The current proposal is approximately 15,000 cubic yards. While the proposed amount of fill material has been reduced, staff believes that the Determination of Significance is still appropriate for this project. Additional analysis via an Environmental Impact Statement (EIS) and evaluation of a range of alternatives prior to determining appropriate mitigation measures is still recommended. ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE November 10, 2008 PAGE 2 Chelan Creek PUD (Timmons LUA08-067, ECF, PP, PPUD, FPUD Location: 860 & 928 Chelan Avenue NE. The applicant is requesting approval for a Preliminary Planned Urban Development (PPUD), Final Planned Urban Development (FPUD), Preliminary Plat (PP), and Environmental (SEPA) Review. The proposal is for the subdivision of a 4.49 acre site Into 16 lots and 2 access tracts. There are two existing residences and several outbuildings; of which two are proposed for removal. The project site is located within the Residential - 8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 3,930 square feet in area to 7,658 square feet. Access to the lots would be provided via extension of existing roads, including: Chelan Ave NE, NE 9th Street, and Chelan Place NE. As part of the Planned Urban Development the applicant is requesting modifications from City of Renton street standards and the R-8 development standards. The site contains a Class 4 stream and a Category 2 wetland. The applicant proposes to average the 50-foot required wetland buffer, and in no case is the buffer proposed to be less than 25 feet. The applicant is proposing to provide passive recreational areas and enhancement to the critical area buffers beyond what is required by code. There are 44 protected trees onsite of which 9 are proposed to remain and the applicant Is proposing to replant a total of 32 new trees. Graffiti Control Ordinance (Henninar) LUA08-135, ECF Location: Citywide. The City of Renton requests Environmental (SEPA) Review of a proposed ordinance amending Title IV (Police Regulations), regarding Graffiti Control. The ordinance would: Make unlawful the application of graffiti; make the possession of graffiti implements or paraphernalia unlawful; allow the court to order violators to make restitution to the victim; and allow for the use of public funds for graffiti removal. This proposed ordinance would assist Police and Code Compliance in reducing the incidences of graffiti and vandalism. cc: D. Law, Mayor J. Covington, Chief Administrative Officer S. Dale Estey, CED Director D. Pargas, Assistant Fire Marshall N. Watts, Development Services Director F. Kaufman, Hearing Examiner C. Duffy, Deputy Chief/Fire Marshal 0 J. Medzegian, Council P. Hahn, Transportation Systems Director C. Vincent, CED Planning Director L. Warren, City Attorney ERC City of Renton REPORT Department of Community and Economic Development ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: November 10, 2008 Project Name: Chelan Creek PUD Owner: Linda Pillo, 5411 361h Avenue SW, Seattle, WA 98126 Contact: Jim Hanson, Hanson Consulting, 17446 Mallard Cove Lane Pile Number: LUA08-067, PPUD, FPUD, PP, ECF Project Manager: Rocale Timmons, Associate Planner Project Summary.' The applicant is requesting approval for a Preliminary Planned Urban Development (PPUD), Final Planned Urban Development (FPUD), Preliminary Plat (PP), and Environmental (SEPA) Review. The proposal is for the subdivision of a 4.49 acre site into 16 lots and 2 access tracts. There are two existing residences and several outbuildings; of which two are proposed for removal. The project site is located within the Residential - 8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 3,930 square feet in area to 7,658 square feet. Access to the lots would be provided via extension of existing roads, including: Chelan Ave NE, NE 9th Street, and Chelan Place NE. As part of the Planned Urban Development the applicant is requesting modifications from City of Renton street standards and the R-8 development standards. The site contains a Class 4 stream and a Category 2 wetland. The applicant proposes to average the 50-foot required wetland buffer, and in no case is the buffer proposed to be less than 25 feet. The applicant is proposing to provide passive recreational areas and enhancement to the critical area buffers beyond what is required by code. There are 44 protected trees onsite of which 9 are proposed to remain and the applicant is proposing to replant a total of 32 new trees. Project Location: Tax ID #102305-9106 and 102305-9440 STAFF Staff Recommends that the Environmental Review Committee issue a RECOMMENDATION: Determination of Non -Significance - Mitigated (DNS-M). i 7 1 Qth Si3r r h SITE I Project Location Map ERC REPORT 08-067. doc City of Renton Department of ( iunity & Economic Development Ironmental Review Committee Report Planning Division CHELAN CREEK PUD LUA08-067, PP, ECF, PPUD, FPUD Report of November 10, 2008 Page 2 of 8 PART ONE: PROJECT DESCRIPTION / BACKGROUND The applicant, Linda Pillo, is requesting Environmental (SEPA) Review for the subdivision of a 4.49 acre site into 16 lots and 2 access tracts. In addition to the Environmental Review a Preliminary Planned Urban Development (PPUD), Final Planned Urban Development and a Preliminary Plat have also been requested. The proposed Chelan Creek PUD would be located in northeast Renton, on the west side of Duvall Ave NE between NE 10"' Street and NE 8"' Street. The site consists of two existing tax parcels totaling 195,584 square feet (4.49 acres) in area. There is a single-family residential structure on each of the lots, along with several outbuildings of which are all proposed for removal. The property is in the Residential Single -Family Comprehensive Plan land use designation and the Residential 8 (R-8) zoning designation. As part of the Planned Urban Development the applicant is requesting modifications from City of Renton street standards and the R-8 development standards, including lot size and lot width. The proposed subdivision would result in 16 lots ranging in lot size from 3,930 to 7,658 square feet. Lots l through 3 would gain access from a dead end extension of Chelan Place NE. Lot 4 would gain access from a proposed Access Tract (Tract B); extended from Chelan Place NE. Lots 5 through 12 would gain access from a proposed dead end public street extended from NE Th Street; proposed as Chelan Ave NE. Lots 13 through 15 would gain access from a proposed Access Tract (Tract A); extended from proposed Chelan Ave NE. The remaining lot (Lot 16) would gain access from an existing access easement extended from NE 10`h Street. There is a Class 4 stream and a Category 2 wetland located on the project site. The wetland is located within a broad swale through the central portion of the site and is associated with a small well-defined stream. Category 2 wetlands require a 50-foot buffer. A Class 4 stream is a non-salmonid bearing intermittent stream and requires a minimum 35-foot buffer. The Class 4 stream eventually drains into the Cedar River. The proposed project would reduce certain portions of the 50-foot wetland buffer to no less than 25 feet through buffer averaging. The total reduction of buffer is 11,597 square feet in area and would be replaced with 12,426 square feet of additional buffer. Stream buffer enhancement is proposed as part of the buffer averaging which would result in the planting of native plants and removal of invasive species. The overall elevation change within the site is about 15 feet, sloping down from the northeast to the southwest portion of the site. The slopes throughout the majority of the site is about 4 percent or less and ranges up to 13 percent at the northeast comer of the site. The project would result in approximately 1,000 cubic yards of grading which will be used to elevate the easterly lots. The majority of the grading required for the project would be for the construction of the proposed roads, building pads, utilities, and stormwater detention facilities and will be balanced on -site. Approximately 250 cubic yards of additional select material will be imported for trench backfill. The site is vegetated primarily with grass lawns, shrubs and trees. A tree inventory indicates a total of 191 trees on the site, of which 81 percent would remain following development. Staff received comments from the Muckleshoot Indian Tribe Fisheries Division concurring with the classification of the stream and recommendations for the success of the mitigation plan. PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS-M with a 14-day Appeal Period. B. Mitigation Measures 1. The applicant will be required to submit a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the State Department of Ecology's Erosion and Sediment Control ERC REPORT 08-067.doc City of Renton Department of C :unity & Economic Development ironmental Review Committee Report Planning Division CHELAN CREEK PUD LUA08-067, PP, ECF, PPUD, FPUD Report of November 10, 2008 Page 3 of 8 Requirements, outlined in Volume II of the 2001 Stormwater Management Manual. The plan must be submitted to and approved by the Development Services Division Plan Review staff prior to issuance of the utility construction and building permits and during utility and road construction. 2. A Native Growth Protection Easement shall be placed over that part of the site encompassing the stream/wetland and buffer area. Restrictive covenants shall also be placed on the site to this effect. The easement and restrictive covenants shall be recorded prior to the recording of the final plat. 3. The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control — a.k.a. Level 2) and water quality improvements. 4. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. The fee is estimated at $7,430.64 (14 new lots x $530.76 = $7,430,64) and is payable prior to the recording of the final plat. 5. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the recording of the final plat. It is anticipated that the proposed project would result in the payment of $10,048.50 ($75A0 x 9.57 trips x 14 new lots = $10,048.50). 6. The applicant shall pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the recording of the final plat. The fee is estimated at $6,832.00 ($488 x 14 = $6,832,00). C. Exhibits Exhibit I Aerial Photo Exhibit 2 Zoning Map Exhibit 3 Preliminary Plat / PUD Plan Exhibit 4 Drainage Plan Exhibit 5 Wetland Mitigation Plan Exhibit 6 Buffer Averaging Approval Exhibit 7 Correspondence from the Muckleshoot Indian Tribe Fisheries Division Exhibit 8 Property Services Comments D. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: The proposed project site is relatively flat, with slopes of 4 to 13 percent. The soils on the site are classified as Alderwood gravelly loam. The project would result in approximately 1,000 cubic yards of grading which will be used to elevate the easterly lots. The majority of the grading required for the project would be for the construction of the proposed roads, building pads, utilities, and stormwater detention facilities and will be balanced on -site. Approximately 250 cubic yards of additional select material will be imported for trench backfill. The southern portion of the project site is located within Zone 2 of Aquifer Protection Zone. The source statement described in RMC 4-8-120.D.19 is required for each source location from which imported fill will be obtained. Due to the potential for erosion to occur from the subject site, the applicant will be required to submit a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the State Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual Mitigation Measures: The applicant will be required to submit a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the State Department of Ecology's Erosion and Sediment ERC REPORT 08-067. doc City of Renton Department of ( iunity & Economic Development Ironmental Review Committee Report Planning Division CHELAN CREEK PUD LUA08-067, PP, ECF, PPUD, FPUD Report of November 10, 2008 Page 4 of 8 Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual. The plan must be submitted to and approved by the Development Services Division Plan Review staff prior to issuance of the utility construction and building permits and during utility and road construction. Nexus: SEPA Environmental Regulations; Grading, Excavation and Mining Regulations RMC 44-060 2. Water a. Wetland, Streams, Lakes Impacts: A wetland is located within a broad Swale through the central portion of the site and is associated with a small well-defined stream. The on -site portion of the stream is located wholly within the wetland. The City's Streams and Lakes Map does not classify the stream. The applicant submitted a Wetland/Stream Evaluation, by Altmann Oliver Associates, LLC (dated May 27, 2008), delineating the wetland on site and classifying the wetland as a Catergory 2 and the stream as a Class 4. A secondary study was submitted by the applicant, conducted by The Watershed Company (dated August 6, 2008), regarding the applicant's submitted analysis and the effectiveness of proposed mitigating measures and programs. The Watershed Company concurred with the classifications of the stream and wetland made by Altmann Oliver Associates, LLC and made recommendations for the success of the mitigation project. Recommendations included: the control of herbicide use; and an increase in buffer enhancement, adjacent to the southeast buffer reduction. A Class 4 stream is a non-salmonid bearing intermittent stream and requires a minimum 35-foot buffer. The standard 50-foot buffer for the Category 2 wetland is the encumbering buffer, rendering the stream buffer immaterial to the development of the site. The applicant has proposed a reduced buffer down to 25 feet for certain portions of the buffer through buffer averaging. The reduced buffer would allow larger building pads for proposed Lots 3 through 12; by using the additional space to create larger lots. The applicant indicates that approximately 11,597 square feet of buffer would be affected as a result of the proposed averaging. The applicant would create 12,426 square feet of replacement buffer and enhance 27,084 square feet of the buffer not affected by the averaging proposal. The areas proposed for buffer replacement are primarily forest or shrub patches with local clusters of invasive Himilayan and/or Evergreen blackberry. Buffer enhancement would result in the planting of native plants and the removal of dense blackberry. A conceptual mitigation plan for the proposed wetland buffer impacts was submitted with the project application. The applicant will be required to comply with RMC 4-3-050 Critical Areas regulations to mitigate for any impacts permitted to the wetland and stream buffer. Staff will be recommending approval of the buffer averaging proposal subject to conditions. In order to preserve and protect the wetland and its buffer the applicant will be required to establish a Native Growth Protection Easement over that part of the site encompassing the stream/wetland and buffer area. Conditions associated with preliminary plat/preliminary planned urban development approval will likely include wetland signs and fencing, buffer enhancement, etc., as allowed per City Code. Mitigation Measures: A Native Growth Protection Easement shall be placed over that part of the site encompassing the stream/wetland and buffer area. Restrictive covenants shall also be placed on the site to this effect. The easement and restrictive covenants shall be recorded prior to the recording of the final plat. Nexus: RMC 4-3-150.L.7 Critical Areas Regulations ERC REPORT 08-067. doc City of Renton Department of [ tunity & Economic Development ironmental Review Committee Report Planning Division CHELAN CREEK PUD LUA08-067, PP, ECF, PPUD, FPUD Report of November 10, 2008 Page 5 of 8 b. Storm Water Impacts: The site lies within the Maplewood Creek sub -basin of the Cedar River/Lake Washington watershed. Currently runoff sheet flows from the west towards the central portion of the site where the stream is located. The property also slopes from the east (Duvall Ave NE) towards the central stream. The stream then flows south and leaves the property at the southwest corner. Off -site runoff from the east side of Duvall enter the on -site stream via a 24-inch cross culvert under Duvall Ave NE. The area to the east is partially developed; however there is no visible indication that the 24-inch pipe is undersized. The applicant proposes to collect storm water runoff from the proposed streets, sidewalks, homes, and lawns and covey via storm pipe into two proposed storm water vaults. One detention vault would be located in the dead end extension of Chelan Place NE. A second detention vault would be located in the proposed dead end public street extended from NE Wb Street; proposed as Chelan Ave NE. The outfall of the proposed vaults would be conveyed back into the stream channel before leaving the property along is natural drainage course. The applicant submitted a drainage report prepared by Offe Engineers, PLLC. dated May 28, 2008. The report states that the proposed project's peak 100-year event runoff would exceed the existing runoff by more than 0.5 cfs and the more than 5,000 square feet of new impervious area subject to vehicular traffic would be created. Due to potential downstream drainage problems, staff recommends a mitigation measure that would require the project to comply with the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control — a.k.a. Level 2) and water quality improvements. Mitigation Measures: The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control — a.k.a. Level 2) and water quality improvements. Nexus: SEPA Environmental Regulations, King County Surface Water Design Manual 3. Vegetation Impacts: There are approximately 191 trees on the site. Vegetation within the wetland and the riparian corridor of the stream include red alder, salmonberry, Himalayan blackberry, evergreen blackberry, creeping buttercup and skunk cabbage. The remainder of the site consists of a mix of forested areas, lawn, and blackberry. The forested areas include big leaf maple, Douglas fir, western red cedar, western hemlock, and black cottonwood. The applicant proposes to clear most of the site outside the proposed Native Growth Protection Easement to accommodate grading and building site preparation. "Protected" trees do not include: Poplar trees, including cottonwoods or Alnus (Alder) species; trees located in proposed right-of-way and access easements; or trees located in critical areas and their buffers. Renton Municipal Code requires that 30 % of the trees on site be retained. Of the 191 trees that are on site; 112 are located in the proposed public right-of-way, access easements or in the Native Growth Protection Easement; these trees will be excluded from the retention rate. There are also 35 alder trees that will be excluded from the retention rate due to the possibility of invasive root systems, weak wood prone to breakage, or varieties which tend to harbor insect pests. Therefore of the 44 trees remaining, 13 trees are required to be retained at the 30% retention rate. A tree inventory submitted by the applicant indicates 9 trees outside the Native Growth Protection Easement (including 2 maple, 2 pine, 2 juniper, 1 fir, 1 cedar, and 1 hemlock) will be retained. The applicant will be required to replace the 4 trees not retained at a 6:1 ratio. The site clearing, loss of vegetated habitat, and subsequent provision of landscaping and street trees is typical for urbanizing areas, as the resulting subdivided lots are not large enough to feasibly retain significant numbers of trees or other native vegetation while accommodating the proposed residential development. The required landscaping and street trees will provide aesthetic appeal for the past -development neighborhood and adjacent street frontages, and buffer established nearby neighborhoods from the new development Mitigation Measures: No further mitigation recommended. Nexus: Not applicable ERC REPORT 08-067.doc City of Renton Department of C sunity & Economic Development 4ronmental Review Committee Report Planning Division CHELAN CREEKPUD LUA08-067, PP, ECF, PPUD, FPUD Report of November 10, 2008 Page 6 of 8 4. Parks and Recreation Impacts: The proposal does provide on -site recreation areas for future residents of the proposed plat. The recreational space would be located in the edge of the Native Growth Protection Easement and Tract A. However, it is anticipated that the proposed development would still generate future demand on existing City parks and recreational facilities and programs. Therefore, staff recommends a mitigation measure requiring that the applicant pay a Parks Mitigation Fee based on $530.76 per each new single-family lot with credit given for the existing single-family residences. The fee is estimated at $7,430.64 (14 new lots x $530.76 $7,430.60) and is payable prior to the recording of the final plat. Mitigation Measures: The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. The fee is estimated at $7,430.64 (14 new lots x $530.76 = $7,430.64) and is payable prior to the recording of the final plat. Nexus: SEPA Environmental Regulations, Resolution 3082 5. Transportation Impacts: Lots 1 through 3 would gain access from a dead end extension of Chelan Place NE. Lot 4 would gain access from a proposed Access Tract (Tract B); extended from Chelan Place NE. Lots 5 through 12 would gain access from a proposed dead end public street extended from NE 9" Street; proposed as Chelan Ave NE. Lots 13 through 15 would gain access from a proposed Access Tract (Tract A); extended from proposed Chelan Ave NE. The remaining lot (Lot 16) would gain access from an existing access easement extended from NE 10'b Street. It is anticipated that the proposed project would result in impacts to the City's street system. In order to mitigate transportation impacts, staff recommends a mitigation measure be placed on the project requiring a Transportation Mitigation Fee based on $75.00 per net new average daily trip attributed to the project. The 14 new lots (credit given for the two existing residences) are expected to generate approximately 9.57 new average weekday trips per lot. The fee for the proposed plat is estimated at $10,048.50 ($75.00 x 9.57 trips x 14 new lots = $10,048.50) and is payable prior to the recording of the final plat. Mitigation Measures: The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the recording of the final plat. It is anticipated that the proposed project would result in the payment of $10,048.50 ($75.00 x 9.57 trips x 14 new lots = $10,048,50). Nexus: SEPA Environmental Regulations, Resolution 3100 6. Fire & Police Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. A Fire Mitigation Fee, based on $488.00 per new single-family lot with credit given for the two existing single-family residences, is recommended in order to mitigate the proposal's potential impacts to City emergency services. The fee is estimated at $6,832.00 ($488.00 x 14 new lots = $6,832.00) and is payable prior to the recording of the short plat. The project would be subject to this fee, prior to recording of the final plat. Mitigation Measures: The applicant shall pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the recording of the final plat. The fee is estimated at $6,832.00 ($488 x 14 new lots $6,832.00). Nexus: Fire Impact Fee Resolution 2895, SEPA Environmental Regulations E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or "Advisory Notes to Applicant." ✓ Copies of all Review Comments are contained in the Official File and may be attached to this report. ERCREPORT 08-067.doc City of Renton Department of L iunity & Economic Development ironmental Review Committee Report Planning Division CHELAN CREEKPUD LUA08-067, PP, ECF, PPUD, FPUD Report of November 10, 2008 Page 7 of 8 Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing on or before 5:00 PM, December 1, 2008. Renton Municipal Code Section 4-8-110.13 governs appeals to the Hearing Examiner. Appeals must be filed in writing at the City Clerk's office along with a $75.00 application fee. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall - 7th Floor, 1055 S. Grady Way, Renton WA 98057. ERC REPORT 08-067.doe City of Renton Department of C. unity & Economic Development ironmental Review Committee Report Planning Division CHELAN CREEK PUD LUA08-067, PP, ECF, PPUD, FPUD Report of November 10, 2008 Page 8 of 8 AD VISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Planning: 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 a.m. to 3:30 p.m., Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. Within thirty- (30) days of completing the grading work; the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation. Where no further construction work will occur, permanent landscaping shall be installed within ninety- (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1 st and March 31 st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 3. Commercial, multi -family, new single-family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. Water: 1. The Water System Development Charge is $2,236.00 per new single-family residence with the assumption of a'/4" meter in use. 2. In accordance with the Fire Department requirements (prior to recording the subdivision), at a minimum, one hydrant within 300 feet of any proposed single-family structure is required. Additional fire flow and hydrants are required if the total square footage of the new single-family structures are greater than 3600 square feet. Sanitary Sewer; 1. The Sewer System Development Charge is $1,591.00 per new single-family residence per '/4" water meter service (more if larger sized meter is installed). This fee is due with the construction permit. 2. Separate sewer stubs are required for each new lot prior to recording of the short plat. Sanitary sewer extension is required. Minimum slope for side sewers shall be 2%. Dual side sewers are not allowed, Surface Water: L This project is required to comply with the 2005 King County surface water design manual. The preliminary drainage report (TIR) submitted with the project Environmental Review has addresses requirements for detention and water quality per the 1990 KCSWM, and used the 1998 KCSWDM modeling (KCRTS model) to design detention and water quality facilities. To comply with the 2005 manual will require a new analysis. Revisions to the design will be necessary. 2. The Surface Water System Development Charges (SDC) are $1,012 per new lot. These are payable at the time the utility construction permit is issued. Property Services: 1. See attached. Transportation: 1. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, streetlights and street signs will be required along the frontage of the parcel (Duvall Ave NE) and on the interior streets. 2. Traffic mitigation fees of $75 per additional generated trip shall be assessed per single family home at a rate of 9.57 trips. 3. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved to accommodate the development design, all existing overhead utilities shall be placed underground. Miscellaneous: 1. Construction plan indicating haul route and hours, construction hours and a traffic control plan shall be submitted for approval prior to any permit being issued. 2. Any rockeries or retaining walls greater than 4 feet in height to be built during construction of utilities requires a separate building permit. 3. Separate permits and fees for side sewer, domestic water meter, landscape irrigation meter, and any backflow devices will be required. ERC REPORT 08-067.doe 1] 0 I 1. " "I �-, � I T D6 - 03 T23N R5E W 1/2 rA CA CA !.... NE 5Y a R-10 I CA SE 11T� 5l VOL/PG I -•i-11 3 S LM N 7rp; SL I/4. /Dr. 1/45 ' . 73] a- FnF caa Er b - -®_ _ aT75E-� =' de. 0- 127Bw um TP I Aw RMF W rows E I.rG r rsr 1 U GFAM I I� F" L-1- x er r.ry r. IF .I~ (25, Guaan7M POV rON i - .a : � �906 a ~ l' TAX PAI{n. OR�p+G(FFMYa �� � i - , Cw hq i.TL1lS�LT`) VLJ Ll�L7IJU �QL/aDa r'xei5-Sc'e6 r O� � � LOT i4 $ E f25' L'• n Q:, ��' A 77ft, lm ��s�; m N H �7 "Q aw LOCATED IN THE S.E. 1/4, OF THE N.W. 1/4, 13' i x a'T7 x 3p S I OF SECTION 10, TOWNSHIP 23 NORTH, ^ Y RANGE 5 EAST, W.M., °rs ac 8 air ro ; ICING COUNTY, WASHINGTON rtlGwpelr lA[ Q a F.P DIES 7}7 7s 2r s a Firp1Vi Fi-rdte F _y myLOE Tv Et LOT ]d 22� LOSS NP rse ac' A h nragg 45, ms p. 4 rsr �, rWo NOT PARTIF 343-� & q�4� !r i GRAPHIC SCALE 1'=40' 5 r x mwc. _PLAT55o. Fr. IF,1 0 T197 L£-43f1.1 T Naar F8r•F777G7' _ Pre ' rre { _ 40 0 4l) A 42 ww 7}6 ,ps 4A1", -- � 5u jr1 BASIS OF BEARINGS: NAD 83 (IeSi) I PRIiPF7Tn' [AIe Ab7}N i I,� Ic•-ir, f BE4RAYLS ShlaRli NEREOr! ME 6�sfD co,, GiTY 91' FiET'RJH rBN - I LIT EAVES ff( YOkI✓Y - %fB" A40 JIG9 WNG WORIN AITZO d %ES7, IY' rn T7} I R AS &(M WED ALooc W m/w um or w NORMBESr 114 I TRACT L I' 1Rx `i rar Src?xw lo, rOBNSHIP 23 NORm. RANGE 5 Fw , w.R 5g. Fr. ' IW r7S TAX PARCEL NUMBER(S): - -- , i }� s1Jf /5 / r02305-9106 A rozw-9w lJ °7 I wxi + � �' I w' m1 TOTAL AREA TO BE PLATTED: 30, a 67!'I7' FQQ 11 �' Iai+Bv so. Fr. (4.n AMS) i I 1 I ♦♦? i �]�� Arc-m.�' � �F / I .. I ram,,_ T29 T, NOTES: P4. � � y r. vcwu%EN7S u57 w5Y7E0 5-11-07 C' LOT 72 rzs I T� F± y. T 2. THE BWNDAFIES Sh"W ON rwS WRWY fff:PREg N' P/ACQ w I Su. F7- ^ d mn6 $p l BSDETEW4VED T.AC7t.ML O%'nID75NM µAY O1NERINSE /Ifi:iffr90J5 1 T. IwBSk f10-1T' W lib J ( RR s /ry 1e9 sm VERTICAL DATUM LOT If L& I ]B7 rT' RWE 1{DIDPAI- aCai' 7gg yp +y., I u NORIIi AUERIGVf 4i(rIGV. MrW Or r968 (A51m 11161Rt �� �__ S1. fr. 7lG +>Ec. Ir•t'zo1; \ ; F2,s rsz )���� N. ,may w RkAFMIARK: rag f2 I STm R1225E TL�Af' Flm w �. f!epR OF NE BRr � TjHXWWAW ANC ME,r THE NrERSECRON Fb mi LOT B S911 s rr9 1 � �o SITE 13ENCIfWKS: ICI 191 1R V 6 T,&Y. W; Tow CE]RER Bell OF FARE NI'AOW ELY-434.73 r-&N.:e. L*'R i N FFANG'F BOOT OF FM HYDRWl ELY-4}T.67 1'uaY irs.79' _ rf.l �. \ " q l T&Y. 'C, 6Oo NAa SEr Mi E FACE OF U711TTr" PCA.E QV=12BA9 IF9fFA A$A/P17 al LOT 9 W nsz rr7o CONTOUR INTERVAL: SOU 5 Ea:T r_ - '� I'r3 � rrm sl. Pr. �p NE. 9TH ST 1p' T rrrJ Trcb ru ��/ nrz B 2.00 es. FW. Ir1AEY.P �4 1 T168� rq rfJ4 T133 il~ fC0owQl1R5 Ravm oN Acnw "Em suh- r.) 1rr'+E7A CL9lE f $BB'9�E f11 = J 174 nos I Tfas LOT 8 7141 f `^- PARCEL AREA: iPER RFr pun urJ a FF 75 a9 r. or I k $R. FT A Tffi TAN PARCEL 110230 94 0 1VJu I F1iD°FRIT [aK I - no7 rA PARCEL f102J%-SIO6 1 IAR MIRL rll 6 1 « aZ r' ----_- o .AREA- 18REA, S, fr. r95Jo9F01w 1 ' Aw'm2sx Vol-w' . f$r{f die CRmCA AREA, IB.7lRt 50. Fr. 1R 2 Y o u. G7iRN�L AREA N7Rf M1 BVFFER (TOIK) 63,891 5R. FT. _ Y S cnprG AREA BVFFER TAKE 11.6X1 SP. FT. TRACT ITBAJ t' °X �Bl p I rr] amK"Ac . BIFFFEx .w r I.669 -SO, FT, 9 I A77.fi S TA1CC PJAn+A�/. n LOT 70JP J � � � � REFERENCE SURVEYS. ' �'y f�T. I rro(Rt) KDM g7UNr'f BJJL f 103LD057. M. {2B04of06900020 rTBRJ S0. R. FI29 NECORLED IN YDL 159. PACE 273 nY PAIi$ I LOT 6 _ nJ6� r} pp I ('12) NM1G NUHrY fMT OF WDDCL'REEK i y, REOORDED IN VOL 192, PACE 57 /95fRJ4�FOP nJ7 p, 113 �n°9 Ft KM COUNTY PLAT OF ESTATES AT HIDDEN CREEK T]0 F RE4tiFtDED IN %01_ tr1e. PAGE 63 LOTS d_ o p 'R AT' + IN MC COUNTY BAL f LD=035. REC. /26G20972V00003 r - ' .A ryhi q ff f RECLROW IN Wl 155. PAGE 46 IT s $ I De o-mA L k c ] CURVE TABLE Paatxrr er¢ . swo- FT nre WEPT 4 C ct Fiat70m ' TI49 3fT3 RI w PAHH 1776 IT npx r ya ratolr�o . i 6� 65� c 1 w sy� ' S.�'�,-,pia, nn J}nm •• p�Q�.,3 In rT � n 4xo f ;6 32p416 Jkn° n EXHIBIT 3 147_ % TAKf Ur 3 a iF $%F3/ t ®o "'no� � �n44-sc. FF. �a �t � I I .Eb � 999�7fF 1Z1�'•n4dLCs'n`j� 4r2- 4 1% lBaF 44 toy YIOO KNEE; �' 7 (arc 'µw '�114� LOOT 2 VOL teLFri rr5o {E«FI ply Y>? f . / 14 WSEB 227rE 90a1- 19 I^r� INSTRUMENT USED:QEODWETER 60O FNO/9R TRBAaLE 56OXw200+ JVD WETL4HD @ A pt YETHOD:TRAVERSE EKLEIDfNC REOUfREMEWTS OF WAC. 332-130-090. Jy14i GIYF �f,yj�E �'+�� 13 a fYQ Pa INDEXING DATA:SE. 7I4• N.W. 7/4. SEC. 10. T.23 NORTR, R.5 EAST, W-M. Evi "ter rRER W' a ; ^ \° f �3 L g� s._Cramer Nort�est Inc. a p9211mT y. 3f3o' > IPTRACT �C"� 77MFi. �R R II Surveyors Planners & Engineers.11124 rtm I FrgV+ - - - ---, yY 1[n"57� - -1 ' 945H. CENTR4L STE. 4iR4, KEIAT, WA 9e0S2a x E fr'f489G (Ixol) or 1--(800)251-07e9 (toll frer) ` Rx (253)B52-4955 (tax) E-MAIL;+®wly . ' m ��� ; FDnss � SCREE: r'=t0- JDB NO. 2007-088 4awe p1�1`� 80 fY FD1Gr - J' '.OF C 10 Q osr S N f s Li 2 y OF M�Fxrc IIf oPJ.wN RY: RA.H. a, E 8Y 0.1" S ' 0.r R. E GYIEW F U ' axf°� Z" Mxfl�r, a rKclrExrr Ire ' LSTA]ESArEEDevpt®c rAx PAfEEt '' DATE: to/29/zaoa SHEET 3 OF 3 KL =Fria fL85.20--m TAX PARE /T�7-IOW PRn2cr NANE PKAD RIX.vSYAF' L.0 I°AISIYENr1101EA71 i - Ix 09:d Ym71/PREY. N r. iYk Oci 2K fnra:./o moo, Z(m r56:T2 c119AXf577�1Rv1K1.1hG1imT-0!0.°pe y Nt/ld 16L11N0:3 30b'NIVlJQ LC lsnbL 9NEnn 017Ed N30 NOR W� Wyyy��y�� w „ U L' S .r� Ji m 17 I I;r mr le -l' I % l EI r� l I I' ! I i I I i E all 5LLr bry� ' 1 � I I Sor rP - - -- l - -- I I ¢ l---- ----- - - - - I N6 8ih l .. ... -. —.I -._ -_ -- _-_---Vr l ' Ilk- l I _--------- I I i I II ii � k FRFi _•Ew, oil WWI— � rTl-_--- — W R,•1 V l l LOr ] i - �+ 7, l XHIBIT 4 Wq pwM alodJ6uyl�+gJ6o•u�ey N019N)HSVM "NO1N321 I urr,� for s prmw-moa rf LOT S,P � u cwca �rmr-ooua , 114 aura ndcnoM kM 192, ap 6� fP mC w�l f EE y,� fESG ruaAa(g At611 NfPC ff � aG N%� "a 61;pty� fi.S 1R-tnro-oOEn A F[:Ffu>•n SEr a, m auku,Gp� EXHIBIT 5 ecc � Y-Z7LAND MM0ATION I -A L1 E ((�� Altmann OI fiver Associates, i.LC AVA r — OVERVIEH PLAN =GHELAN CREEK PVD — RENTON, KASHIN6TON �Y Q CITZ OF RENTON ♦ � ♦ Department of Community and Economic Development M Denis Law, Mayor Alex Pietsch, Administrator November 12, 2008 Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, WA 98274 SUBJECT: Proposed Buffer Averaging Chelan Creek PUD (LUA08-067, PP, ECF, PPUD, FPUD) Tax ID #102305-9106 and 102305-9440 Dear Mr, Hanson, This letter is sent in response to your request made as part of the Chelan Creek PUD (LUA08-067, PP, ECF, PPUD, FPUD), dated June 25, 2008, to average buffer on the project site. Summary of Request The applicant proposes to average the wetland/stream buffer for a Category 2 and Class 4 stream. The reduced buffer would allow larger building pads for proposed Lots 3 through 12; by using the additional space to create larger lots. The proposed project would reduce certain portions of the 50-foot wetland buffer to no less than 25 feet through buffer averaging. The total reduction of buffer would be 11,597 square feet in area and would be replaced with 12,426 square feet of additional buffer. Stream buffer enhancement is proposed as part of the buffer averaging proposal which will result in the planting of native plants and removal of invasive species. RMC 4-4-050.M.6.f allows modification of standard wetland buffer zones by averaging buffer widths. Upon applicant request, wetland buffer width averaging may be allowed by the Department Administrator only where the applicant demonstrates all of the following: i. That the wetland contains variations in ecological sensitivity or there are existing physical improvements in or near the wetland and buffer; and ii. That width averaging will not adversely impact the wetland function and values; and iii. That the total area contained within the wetland buffer after averaging is no less than that contained within the required standard buffer prior to averaging; and EXHIBIT 6 OVULLI vLady Way - Renton, Washington 98057 G) This paper contains 50 % recycled material, 30% post consumer RENTON AHLAD OF THE CURVE iv. A site specific evaluation and documentation of buffer adequacy based upon The Science of Wetland Buffers and Its Implications for the Management of Wetlands, McMillan 2000, or similar approaches have been conducted. The proposed buffer standard is based on consideration of the best available science as described in WAC 365-195-905; or where there is an absence of valid scientific information, the steps in RMC 4-9-250F are followed; and v. In no instance shall the buffer width be reduced by more than fifty percent (50%) of the standard buffer or be less than twenty five feet (25) wide. Greater buffer width reductions require review as a variance per subsection N3 of this Section and RMC 4- 9-250B; and vi. Buffer enhancement in the areas where the buffer is reduced shall be required on a case -by -case basis where appropriate to site conditions, wetland sensitivity, and proposed land development characteristics. vii. Notification may be required pursuant to subsection FS of this Section. Background A wetland is located within a broad swale through the central portion of the site and is associated with a small well-defined stream. The on -site portion of the stream is located wholly within wetland. The City's Streams and Lakes Map does not classify the stream. The applicant submitted a Wetland/Stream Evaluation by Altmann Oliver Associates, LLC (dated May 27, 2008) delineating and classifying the stream on the project site as a Class 4 stream and the wetland as a Category 3 wetland. A secondary study was submitted by the applicant, conducted by The Watershed Company (dated August 6, 2008), regarding the applicant's submitted analysis and the effectiveness of proposed mitigating measures and programs. The Watershed Company concurred with the classification of the stream and the wetland made by Altmann Oliver Associates, LLC and made recommendations for the success of the mitigation project. Recommendations include: the control of herbicide use; and an increase in buffer enhancement, adjacent to the southeast buffer reduction. The applicant revised the mitigation plan to include buffer enhancement adjacent to the southeast buffer reduction area. A Class 4 stream is a non-salmonid bearing intermittent stream and requires a minimum 35-foot buffer. The standard 50-foot buffer for the Category 2 wetland is the encumbering buffer, rendering the stream buffer immaterial to the development of the site. The applicant has proposed a reduced buffer down to 25 feet for certain portions of the buffer through buffer averaging. The reduced buffer would allow larger building pads for proposed Lots 3 through 12; by using the additional space to create larger lots. The applicant indicates that approximately 11,597 square feet of buffer would be affected as a result of the proposed averaging. The applicant would create 12,426 square feet of replacement buffer and enhance 27,084 square feet of the buffer not affected by the averaging proposal. The areas proposed for buffer replacement are primarily forest or shrub patches with local clusters of invasive Himalayan and/or Evergreen blackberry. Buffer enhancement would result in the planting of native plants and the removal of dense blackberry. The request for stream buffer averaging was made as part of the application for a for a Preliminary Planned Urban Development (PPUD), Final Planned Urban Development (FPUD), Preliminary Plat (PP), and Environmental (SEPA) Review for the eventual construction of 16 single-family dwelling units on an existing 4.1 acre. The subject property is zoned Residential-8 (R-8), and is located in northeast Renton, on the west side of Duvall Ave NE between NE 10th Street and NE Bch Street. The current parcel size is 195,584 square feet square feet and contains 2,545 square feet of critical areas on -site including the Class 4 stream and Category 2 wetland. Analysis per RMC 4-3-050.M.6.f i) That the wetland contains variations in ecological sensitivity or there are existing physical improvements in or near the wetland and buffer; and ✓ Criteria Met ❑ Not Met ii) That width averaging will not adversely impact the wetland function and values; and ✓ Criteria Met ❑ Not Met iii) That the total area contained within the wetland buffer after averaging is no less than that contained within the required standard buffer prior to averaging; and ✓ Criteria Met ❑ Not Met iv) A site specific evaluation and documentation of buffer adequacy based upon The Science of Wetland Buffers and Its Implications for the Management of Wetlands, McMillan 2000, or similar approaches have been conducted. The proposed buffer standard is based on consideration of the best available science as described in WAC 365-195-905; or where there is an absence of valid scientific information, the steps in RMC 4-9-25OF are followed; and ✓ Criteria Met ❑ Not Met v) Buffer enhancement in the areas where the buffer is reduced shall be required on a case -by -case basis where appropriate to site conditions, wetland sensitivity, and proposed land development characteristics ✓ Criteria Met ❑ Not Met vi) Notification may be required pursuant to subsection FS of this Section. ✓ Criteria Met ❑ Not Met Decision: Based on staff s analysis, I have determined the proposed revisions are within the parameters defined by the Renton Municipal Code. Therefore, the proposed stream buffer averaging is approved subject to the following conditions: 1. The applicant shall be required to submit a mitigation plan per RMC 4-8-120. The mitigation plan shall include a buffer enhancement plan using native vegetation that enhances or improves the functional attributes of the buffer. A maintenance and monitoring plan for a period no less than five years shall also be provided in the mitigation plan. The final mitigation plan must be submitted to and approved by the Current Planning Division project manager prior to the issuance of construction permits. 2. After the approval of the final mitigation plan, a performance surety per RMC 4- 1-230 must be paid to the City of Renton for the maintenance and monitoring period prior to th8 issuance of construction permits. 3. The applicant will be required to comply with the recommendations found in the Wetland/Stream Study Mitigation Plan, Peer Review prepared by The Watershed Company, dated August 6, 2008, during site clearing, grading, utility and building construction. Appeal Process: Appeals of this administrative decision must be filed in writing on or before 5:00 p.m. November 26, 2008. Appeals must be filed in writing, together with the required $75.00 application fee, with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. Should you have any questions regarding this determination or the requirements discussed in this letter, please contact Rocale Timmons, Associate Planner, at (425) 430-7219. Sincerely, ? i - C.E. Vincent Planning Division Director cc: Jennifer Henning, Planning Manager Rocale Timmons, Associate Planner Owner Party of Records Yellow File ale Timmons RE: Chelan Greek P"0 ri_UA08-067) Stream Information and Mi':--t,-d Determination of Nan Signific„ Page_ 1 From: "Karen Walter" <Karen.Waiter@muckleshoot.nsn.us> To: "Rocale Timmons" <RTimmons@ci.renton_wa.us> Date: 09/17/2008 2:52:47 PM Subject: RE: Chelan Creek PUD (LUA08-067) Stream Information and Mitigated Determination of Non -Significance [Scanned] Rocale, Thank you very much for sending the Stream Studies and Secondary Reports for the above referenced project. They facilitated our review immensely. We have reviewed the reports, the threshold determination and the environmental checklist and offer the following comments in the interest of protecting and restoring the Muckleshoot Indian Tribe's fisheries resources 1. Based on the previous survey conducted of Maplewood Creek (east and west forks) by Carl Hadley, Cedarock Associates, we concur with the water typing of this section of stream as Class 4 water. Please note that since the stream is not mapped on the City's current stream map, it should be added to this map as soon as possible. 2. The proposal to average the wetland (and consequently the stream) buffer and enhancing this buffer beyond a 1:1 ratio is acceptable; however, the City should require that all invasive plants be removed until the native tree and plant species are large enough to shade these species out, which may take longer than 5 years. 3. The averaged and enhanced buffer areas should be placed into a Native Growth Protection Easement or other long term mechanism to ensure their protection over time. 4. The plat mitigation measures should specify that the recommendations from the Watershed Company's peer review letter dated August 6 2008 should be followed, not an unspecified stream study as described in the "proposed mitigation measures" section of the threshold determination. 5. The City should require that Low Impact Development (LID) techniques be applied to this plat to treat and keep as much stormwater onsite as possible and provide enhanced treatment for stormwater that will be discharged to this portion of Maplewood Creek. EXHIBIT 7 aRocaie Timmons - RE: Chelan Creek PUD -'-i_11A08 Ofi7) Stream Information and MitioatPd Determinatcon of fVon 8inific Page 2 We appreciate the opportunity to review and comment on this proposal. Please let me know if you have any questions. Thank you again, Karen Waiter Watersheds and Land Use Team Leader Muckleshoot Indian Tribe Fisheries Division 39015 172nd Ave SE Auburn WA 98092 253-876-3116 � 1 0 PUBLIC WORKS DEPARTMENT M E M O R A N D U M DATE: October 16, 2008 TO: Rocale Timmons FROM: Sonja J. Fesser + � SUBJECT: Chelan Creek PUD Plat, LUA-08-067, PP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments - Comments for the Applicant: A lot line adjustment (LUA-08-067-LLA, Pillo Lot Line Adjustment) on the subject plat property, must be recorded by the city before approval of this plat can occur. After the recording of the lot line adjustment, the legal description for this plat will change accordingly. The legal description currently shown on Sheet 1 of 3 of the preliminary plat submittal is incorrect. Said legal does not match the legal description noted in the title report (Pacific Northwest Title Company, Order No. 675117, dated April 18, 2008). A new, updated title report will be needed before the City Council approves this plat. Said title report needs to be dated within the 45-day time period r�ior to Council approval of the plat. Information needed for final plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-XX-XXX-FP and LND-10-0471, respectively, on all the drawing sheets. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number for the final plat will be different from that currently noted for the preliminary plat- The final plat number is unknown as of this date. Show two ties to the City of Renton Survey Control Network with published values. The geometry will be checked by the city when the ties have been provided. Provide final plat and lot closure calculations. Indicate what has been, or is to be, set at the corners of the proposed lots. \14AFile Sys"D - Land Subdivision & Surveying RecordslLNID-10 - P1uLA047ARV08101Idoc EXHIBIT 8 10/ 16/2008October 008 Page 2 Note all easements, covenants and agreements of record on the drawing. Pacific Northwest Title Company Plat Certificate, Order No. 675117, dated April 18, 2008 includes under "General Exceptions" several exceptions that should be referenced under "NOTES" (Sheet 1 of 3). There is a road maintenance and use agreement recorded under Rec. No. 8704170496, and a declaration of sewer covenant agreement recorded under Rec. Nos. 9811042041 and 9812I72579. Have the title company remove them from the title report if they are not exceptions at this time. If some of the exceptions cannot be plotted on the drawing, then note as "insufficient data to plot" on the final plat submittal. Note the plat name and lot numbers of the properties to the north and west of the subject parcel. Those properties not platted should be identified as UNPLATTED- Tax Lot Numbers are not sufficient. The city will provide addresses for the proposed lots as soon as possible- Note said addresses on the final plat drawing. On the final plat submittal, remove all references to topog lines, trees and other vegetation, concrete, utilities facilities, rockery, decks and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Do note encroachments. Because a portion of the subject property falls within Zone 2 of the City of Renton Aquifer Protection Area, the Aquifer Protection Notice needs to be noted on the drawing. See the attachment. Required City of Renton signatures for plat approval, includes the Administrator of Public Works, the Mayor and the City Clerk. Note that the title of the Administrator has changed. All vested owners of the subject plat need to sign the final plat drawing. Linda M. Pillo may need to sign as her separate estate and as Trustee of THE VIOLET D. PILLO DECEDENT'S TRUST U/T/A DATED 11/4/99 and Linda M. Pillo, Trustee of THE BEN PILLO SURVIVOR'S TRUST U/T/A DATED 1 1/4/99. Include notary blocks as needed (a corporate format may be needed). Eliminate the "NOTES" block in the upper left corner of Sheet 1 of 3 and add the information within said block, to the "NOTES" block on the right hand side of Sheet 1 of 3- Remove all references to zoning, density, allowable building height, proposed building height, building setbacks and parking analysis (Sheet 2 of 3). Remove the "DEVELOPER/OWNER INFORMATION" block, the "LEGAL DESCRIPTION(S) block and "ENGINEER INFORMATION" block from Sheet 2 of 3. Eliminate the "REFERENCE SURVEYS" block (Sheet 2 of 3), since it is repeated on Sheet 3 of 3. Note the scale for the "VICINITY MAP" and remove the shading of said map if possible. Shading that diminishes the clarity of text is not acceptable for recording purposes. HAFile Sys\LND - Land Subdivision & Surveying Rccords�LND-10 - Y1ats104711RV081013.docleor 10/16/2008October 16, Page 3 Eliminate the instrument used, method and indexing data shown in the lower right-hand corner of Sheet 2 of 3. The same information is noted on Sheet 3 of 3. The indexing information can be removed from Sheet 3 of 3. Remove the "VERTICAL DATUM", "SITE BENCHMARK", "CONTOUR INTERVAL" and Item No 2 from the "NOTES" block (all on Sheet 3 of 3). What is the meaning of "WETLAND GIVE A", "WETLAND GIVE 13", etc. on Sheet 3 of 3? Ls wetland mitigation being performed? Sheet 3 of 3 needs a "LEGEND". ALL lots and tracts are to be fully dimensioned for the final submittal. Show boundary measurements from BLA (Rec. No. 20040406900020) that differ from measurements on the preliminary plat submittal_ Reference the Declaration of Protective Covenants, Conditions, Easements & Restrictions for Chelan Creek on the final plat submittal and provide a space for the recording number thereof. Note that if there are easements, restrictive covenants or agreements to others (City of Renton, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawing and the associated document(s) are to be given to the Project Manager as a package. The associated document(s) are to be referenced on the plat drawing, with spaces provided for the recording numbers thereof. Since the new lots are prohibited from access via Duvall Avenue NE, how is Lot 4 accessed`? There appears to be an easement on Lot 3, but nothing is identified. Also, how are Lots 13, 14 and 15 accessed? There is a 30' wide ingress, egress and utility easement (Rec. No. 20040406900020) that said lots might use, but said easement does not appear to connect with any viable street. Show all private and public easements needed for this plat on the drawing submittal. Add the following Declaration of Covenant language on the face of the subject drawing, if there are private ingress, egress and utilities easements, as mentioned in the previous paragraph: DECLARATION OF COVENANT: The owner of the land embraced within this plat, in return for the benefit to accrue from this .subdivision, by signing hereon covenants and agrees to convey the beneficial interest in the new easements shown on this plat to any and all future purchasers of the lots, or of any subdivisions thereof. This covenant shall run with the land as shown on the plat_ New private ingress, egress and utility easements require a "New Private Easement for Ingress, Egm ress and Utilities Maintenance Agreement" statement. Note the attachment on the drawing. See the attachments for circled items that need additional edits. I1AFile Sys1LND - Land Subdivision & Surveying RecordslLND-IiI - Ftats10471\RV08IW3.doc%cor 10/16/2008October 16 18 Page 4 Fee Review Comments - The Fee Review Sheet for this review of the preliminary short plat is provided for your use and information. HAFile Sy%1LND - Land Subdivision & Surveying RecordslLND-10 - Plats1047ITV081013.docicar AQUIFER PROTECTION NOTICE THE LOTS CREATED HEREIN FALL WITHIN ZONE 2 OF RENTON' S AQUIFER PROTECTION AREA AND ARE SUBJECT TO THE REQUIREMENTS OF THE CITY OF RENTON ORDINANCE NO. 4367 AND AS AMENDED BY ORDINANCE NO. 4740_ THIS CITY'S SOLE SOURCE OF DRINKING WATER IS SUPPLIED FROM A SHALLOW AQUIFER UNDER THE CITY SURFACE. THERE IS NO NATURAL BARRIER BETWEEN THE WATER TABLE AND GROUND SURFACE. EXTREME CARE SHOULD BE EXERCISED WHEN HANDLING OF ANY LIQUID SUBSTANCE OTHER THAN WATER TO PROTECT FROM CONTACT WITH THE GROUND SURFACE. IT IS THE HOMEOWNER'S RESPONSIBILITY TO PROTECT THE CITY' S DRINKING WATER_ Title for both of the followiu paragraphs: NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT Use the. following paragraph if there are two or more lots participating in the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNERS OF LOTS SHALL HAVE AN EQUAL AND UNDIVIDED INTEREST IN THE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS_ MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. Use thefollowing paragraph if there is one lot subject to the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNER OF LOT SHALL HAVE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS, MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIIITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. E4 EC PNUMCr]_ �, OF THE N.W. ORTH, RANGE 5 IASHINGTON 1 /4, EAST, W.M., a KING COUNTY FINANCE EIMSION CERTIFICATE HEREBY CERTIFY THAT ALL PROPERTY TAXES ARE PAID, THAT THERE ARE NO DELINQUENT SPECIAL ASSESSMENTS CERTIFIED TO THIS OFFICE FOR COLLECTION AND THAT ALL SPECIAL ASSESSMENTS CERTIFIED TO THIS OFFICE FOR COLLECTION ON ANY OF THE PROPERTY HEREIN CONTAINED, DEDICATED AS STREETS, ALLEYS OR FOR ANY OTHER PUBLIC USE, ARE PAID IN FULL THIS __ _ DAY OF 20 _ MANAGER, KING COUNTY FINANCE DIVISION DEPUTY KING COUNTY DEPARTMENT OF ASSESSMENTS EXAMINED AND APPROVED THIS _ _ DAY OF _._.., 20 KING COUNTY ASSESSOR DEPUTY KING COUNTY ASSESSOR ACCOUNT NUMBER(S): __ �1 O2305-910 & 102305-9440 NOTES: 1. CONTROLLING BOUNDARY DATA WAS OBTAINED BY DIRECT FIELD MEASUREMENTS EMPLOYING CONVENTIONAL TRAVERSE PROCEDURES USING A GEODIMETER 600 AND/OR TRIMBLE 5603DR200+ --AFIELD WORK BY CRAMER NORTHWEST, INC. SUREMENTS ARE 1N U.S. SURVEY FEET. y.:.-...»tee.—,-..'a'_..f-. 2. ExC D P ca I DIVISI NUM RIDER DAT.. (A) A ENT AFFECTING THE PORTIO AID PREMISES AND FOR THE PURPOSES STATED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: IN FAVOR OF: NOT DISCLOSED PURPOSE: ROAD -WAY AREA AFFECTED: WESTERLY 12 FEET OF SAID PREMISES DISCLOSED BY INSTRUMENT: RECORDED: JUNE 29, 1945 pFrnpnlhlr MllLJMr77- IA01Sn7z 7(GR i tl N70T MtTl=� —T-HE FGL-LOWTN UA�f"EI-: PUGET SOUND POWER A LIGHT COMPANY, A — _ MASSACH iS�S_£-01R RATION 13uR05E: TO CONSTRUCT, ERECT, ALTER, IMPROVE, REPAIR, OPERATE AREA AFFECTED: WESTERLY PORTION OF SAID PREMISES RECORDED: JULY 5, 1945 RECORDING NUMBER: 3483193 (C) EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, nUT NOT LIMITED TO, THE FOLLOWING: C RANI EE, PURPOSE: AREA AFFECTED; RECORDED: RECORD;NG NUMBER: KING COUNTY WATER DISTRICT #90, A MUNICIPAL CORPORATION WATER PIPES WITH THE NECESSARY APPURTENANCES THL WESTERLY 30 FEET OF SAID PREMISES AUGUST 6, 1958 4929604 AND 4929607 (D) COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS CONTAINED IN LOT I_INF ADJUSTMENT, COPY ATTACHED. RECORDED: RECORDING NUMBER: APRIL 6, 2004 20040406900020 3. TRAVERSE CLOSURES FOR THIS SUBDIVISION EXCEED THE REQUIREMENTS OF WAC 332--130---090. F-.SYABLISHMENT OF LOT CORNERS IS BY RADIAL SURVEY PROCEDURE, WITH INDEPENDENT MEASUREMENTS. [RECORDING CERTIFICATE RECOR f_ FILED FOR RECORD AT THE REQUEST 0 THE —THIS DAY OF , 20 , AT MINUTES PAST M. AW6 RECORDED IN VOLUME __ OF PLATS, PAGE(S RECORDS OF KING COUNTY, WASHINGTON. SUPERINTENDENT OF RECORDS .AND SURVEYOR'S CERTIFICATE OWEN a. HILL1E§Vfflj5';,,,,PROFESSIONP HEREBY CERTIFY THAT TH P NNED UNIT DEVELOPMENT IS BASED UPON AN ACTUAL CERTIFICATEANO. 4 011W p L LAND ��FArrC iRVEY AND SUBDIVISION , E SECTION 10 , TOWNSHIP 23 NORTH, RANGE _5 EAST, CRAMER NORTHWEST, �IsIQ C ry M., THAT THE COURSES DISTANCES ARE SHOWN CORRECTLY THEREON; 945 NORTH CENTRAL, SUITE �11 42008 PHONEW253.85x 48>3{Td�r� � ' Cramer Northwest Inc. Surveyors Planners & Engineers 945 N. CENTRAL, STE. #104, KENT, WA 98032 (253)852-4880 (local) or 1—(800)251-0189 (toll free) (253)852-4955 (fax) E—MAIL: cniC cramernw.com JOB NO, 2007--088 DRAWN 8Y:R.A.N. DATE:6/24/2008 SHEET 1 OF 3 v v L/ F V rn I f w ca ti 8 r r 42' i w 4 o I 6C,IC��GJ C�G3C�C�C3 1PC3Ut3M)t3 LOCATED IN THE S.E. 1/4, OF THE N.W. 1/49 OF SECTION 14, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., ING COUNTY, WASHINGTON GRAPHIC SCALE I" =40' '� 24" cONc. f.E.�430. i 40 0 40 BASIS OF BEARINGS: NAD 83 (1991) BEARINGS SHOWN HEREON ARE BASED ON C17Y OF R,ENTON MONUMENTS #1848 AND #1849 BEING NORTH 88'20'00" WEST, AS MEASURED ALONG THE SOUTH LINE OF THE NORTHWEST 114 OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. TAX PARCEL NUMBER{S}: 102305-9106 & 102305-9440 TOTAL AREA TO BE PLATTED: 183,489 50. FT. (4,21 ACRES) lY O 1 G►7. 1. MO�1 UM€NT- 2. THE BOUNDARIES SHOWN ON THIS SURVEY RE1'RESI=N HEED LINES ONLY, ACTUAL OWNERSHIP MAY OTHERWISE 4 BE DETERMINED. _.� BENCHMARK: CITY OF RENTON BENCHMARK #1848 AT THE INTERSECTION CIF N.F. RTH 5'T. ANO 11N)ON AVF, N.F. t* S. LINE, N. 210', S.E. 114, N.W. 114,kaSEC 10 4. -5E. CORNER OF FENCE 1S 2.0' E OF PROPERTY LINE ^ - - ^ - - - � - _ _ - _ _ _ S. LINE, N. 230' 77. cw, L�, E. UNE,�W. 162' CRr4V L : ! o i 12'�RE84R AND CAP FOUND ! a ° �, L S. r I JJ2 B&H` r r39 1 w w I o TO 8E 0.02' N. BY 0.10' W. OF TAX PARE7a o CALCULATED POSMON 1 • Z N 11023D5-93+ �,. o T37 E r. `W. LINE, TAX PA1�'EL CORNER QF FENCE TS � , w 3 i102305-9288 0. i' if! 1.5' N. of E. r 25 PROPERTY CORNER LOT 14 : 735 N HOUSEl,54o (NO EAI2�SJ '�+, ; 50. FT. K °3 `. T34 � LINE, N. 308' D t n 4u LINE, NC p S. T36 �'i 8 "� T38 . 310' GIVE 98 04 ' '.------------ r5r 52.02' SHEps 5B8 29 25'E' 9- I,>..y I. END OF FENCE ' � END OF FENr o l 'LVp !S a6' N OF I HOUSE (TB.R. 58 PROPERry L1NE 1.0' E4i T57 1S 2.2' S. 01 F,F•=434.8 PROPERTY L11 ! LOT 16 LOT 15 ag.� -�--__ Z656 CaNC. � ��•� ° 43 T42 Z11t 1: T60 so. FT. �; So. FT. A 1.: T6r --- - w T52 LOT I T4 T62 o V16 �' `: s 29 �5`E 110.04' T` 5 r53 r48 46 r� � 43$9 430 fJ T55 I4NR - ` OF T47� T49 � NOT PARTn� sl �' PLAT '� saz� 2� �" �, a e� 1I J 75 SQ. FT. ,� 4 T6 I! I HOUSE T64 y' T66 t.. r y Rad-- 100.00 r I W. FACE Is ��ay '" 1 T5 F� 1 26.2' E OF i ;� � �0O'1 s TBM C' - . I PROPERTY LINE ; fE I EL =428. a9 1 2A' EAVES 430" I • r ,ir I F.F.=43200 I t T72 T75 z 1 TRACT A 7071 SO, FT. I � m I n + ®Q` 1 CO CAE TE w In"1 !' T63 T7$ Q I a s WETLAND cs T79 nee -a25 W 101.44' a GIVE A ! o'r '.01' I 66.43' tA 25,3 00'! 25.a0' Tfi5 cn . i I I g 4' P.Y.C. Za'a3' J0. � wz Il I pc�75, ti d 4331'47" ca 1 I f:APPID T68 Arc=18.99' 6 1 lY@9 1 "N 17F7-1-AW 771 +!�` T74 T69 781 2 1 m LOT 12 T73 3 ' 1 5438 TAX PAR%CEL I I S0. FT. � TL T76 o� T84 i ` o102305--9075 I A'86 2925W 110.17' w , 426 (J 1.1 1 798 T97 T89 r8b LOT 11 � T87 12' WDE ROADWAY � � ^ 1 a 4452 o T99 � o T90 EASEMENT UNDER S19. FT, REC. 13482033 W j ¢26 c d T92 S8S 29 25 E ii2.44' T 1 as T93 I -� r �, - - `L T.a.M. "A": TOP. z �ME HivsNr[ u3_4.73 w T.B JWft 4 GE BOLT NT EL-w437.67 (JAIL SET IN E. FACE OF UTILITY IDOL -- �fl a CONTOUR =RVAL: G 2.00 U.S. FEET. (CONTOURS BASED ON ACTUAL FIELD SURVEY.) 4 no PARCEL AREA: (PER PROPOSED LLA) FIVII _1 I TAX PARCEL #102305-9440 AND TAX PARCEL J102305-9106 f AREA= 183.489 SQ. FT. - - - - - - N o CRITICAL AREA: 18, 739f SQ, FT. 42' �y CRITICAL AREA WITH IN BUFFER: (TOTAL) 82,893 S0. FT. r CRITICAL AREA BUFFER TAKE: 11,620 Sp, FT. CRITICAL ARE4 BUFFER GIVE: 11,669 SO. FT l REFERENCE SURVEYS: TRM "A" E'L.-434.73 (R1) KING COUNTY B.L.A. # L03L0057, REC. #20040406900020 RECORDED IN VOL. 169, PAGE 273 (R2) KING COUNTY PLAT OF WOODCREEK RECORDED IN VOL. 192, PAGE 87 (R3) KING COUNTY PLAT OF ESTATES AT HIDDEN CREEK u 4a RECORDED IN VOL. 188, PAGE 63 q (R4) KING COUNTY B.L.A. # 1-421-0035, REC. #20020912900003 �v RECORDED IN VOL. 155, PAGE 46 rn CURVE TABLE Cl: l��0.00' A 73101 '15 ` Arc�33.72 ' # 1 6 Q Cramer No west Inc. Surveyors Planners _ & , Engineers 945 N. CENTRAL, STE. # 104, KENT, ' WA 98032 (253)852--4880 (local) or 1—(800)251 —0189 (toll free) (253)852-4955 (fax) E—MAIL: cniOcramernw.com SCALE::1"=40° JOB NO. 2007-088 DRAWN BY: R.A.H. neTr. r,/-),i/7nn.q U H F FT -� n F 0EVEL0PM&,,T PLAfVrjj CITY OF HFNTr7tLr G JUIV 2 5 2008 NEG&VhL E 5603DR200+ WORTH, ` R.5 EAST, W. M r 'o FYpiRFC n7/7?/?nnR .. I Sa. FT. c; $ T94 c c &W 29 25'H 115.79' �T135 S :"�' .. •.. 'ro ns cn ;v VERTICAL ASPHALT LOT 9 '" T132 g CURB I d T101 4. SO. F k1 % FT. l/ \N.F.PUBLIC ST.4 1 TF03 T105 T106 T108.� �kzT112 T134 SPA VERTICAL CURB N T109 I T102 LOT 5 4 CORNER OFCL T104 FENCE I 4372 CIO, c, 1S 0.3' W. OF o, , p PROPERTY LINE 1 v 3 p - FT T 107 $ �' TAX PARCEL T1f 1951094-0110 0 o I f 1 A68 29 251*' ; 107 36' w tr TRACT �:, CTBRJ 1. ' 08 � 3 CRITMAL AREA F.F=4pBLFFER 76 TAKE CAS AE A , T137 1011 , QNG 5.: , -,— 0lL �7LL A 422 SO. Fr. , -- LOT 7 w WErLar 3O �, 6518 T113 G1VE , .02 , 1 R S0. FT, 114 7430 CT9 RJ ter` Sri. FT. TAX PARCH I LOT 6 ` 16 T136 K` J f5 �a { rr28 001094-0100 T1251 R r1421 rr37��,4: gp• , ,r L0r 5 i � �� �'� o� `�� o ��ok rizr 126 T124"' END OF FENCE 15 0.4' E. OF , 2 1 0 4 �° T 130 PROPERTY LINE i T118 LOT 1 ! T116 T149 572I TAX PARCEL i #951094-0a90 a T11 T122 ' I A6 4 �� �' TISO, Fi 420 I SA S r � � p ,01, T1 1 418 I Va� T138 a <$-' S%'2221'E 95.66' a �3 I - Tj-41 T140 'c� TAKE.`• T145 40T j T147 , 416 G N� 11 ` �16 .� 8i 43370 414 W � t T143 T1�'S0. FT. 148 I / See 22 21'E 123.35 T 14i �Aro� � �I LOT 2 � 12" VOL ioz PG. 87 lb0 1.E=410.80 30 1 LE=411.22 :' I �'' ,�j'j Kr' k, S68 22 21'L 98.24' .� WETLANDs68 2221'E ' 30' i�` 4 GIVE 11.93' �''' o T3 y END OFFENCE ' 30 WINE WATER LINE � I C37� � . D� �. � o � �, g3TQ � TI EASEMENT PER ': 1 1S 1.1' S. OF S0. FT. o P „ 2831 S9. FT. ..REC. 149296.07 �y ,; PROPERTY LINE h TRACT CSO. FT. 1.30' 1 77.89' �y 24 FOUND 1 2" REBAR -- - - --- -_--, NIBB 21iV -- W/CAP 'LS. 30937 01_ __ 1 ----- 262,67' A VES 0.03' S. X 0,15' E OF 4 �' HOUSE r �! 6 r N HOUSE cal c'D. PasrTloN eW 1.2' EAVEs �ti4' z = m 1.2' �a I J 1/x- REBAR AND CAP FOVN J 4i. a , ' FENCE ENDS a.3' S. END OF FENCE is �* L.S. "30937' TO 8E 0.96' S. & r c Z �, I OF PROPERTY LINE I 0.5' E. BY 0.1' S. 0.1' W. OF CALCULATED POSITION Z U v m ` I INTERSECTION OF FENCE IS 0.6' W, �f OF PROPFRTY I /Mr 4 MA TM Arwrirw-arl nAfW-M I 7 W != � f . w & 0. V S. OF PROPERTY CORNER y. VLGl\IL LYLIN. V L>—LO I GG LVL V L G V V LYV. LVVV' _ �Z c O DIST. PARCEL. No. OF h) b No. No. METHOD OF ASSESSMENT UNITS AMOUNT r4SAD ❑ LATECOMER IF4A ❑ ` ❑ d �tO. % ULIJ S !� �y,. 5 o6 .90 ❑ SAD LATECOMER ❑ ❑ ❑ ❑ SAD ❑ LATECOMER ❑ ❑ ❑ ❑ SAD ❑ LATECOMER ❑ ❑ ❑ SAD ❑ LATECOMER ❑ ❑ ❑ JOINT USE. AGREEMENT (METRO) n ❑ ❑ WAI"ER3 WASTEWATER' METER SIZE Water Service Fee Amount Fire Service Fee Amount" Wastewater Fee Arriount 5/8" x 3/a" $2,236 $292 $1,591 1'" $5,559 $729 $3,977 1' ," $11.,179 $1,458 $7,954 2" $17,886 $2,332 $12,726 3' $35,711 $4,665 $25,452 4" $55,893 57,288 $39:768 ti" _ $111,786 $14,577 $79,537 8" 5178,857 $23,323 $127,258 a Actual fee will be based on total of new meters minus total credit cf existing meters b Based upon the size of the fire service (NOT detector bypass teeter) c Unless a separate fire service is provided, the System Development Charge(s) shall be based upon the size of the meter installed and a separate fire service fee will not be charged. LAND USE TYPE No. OF UNITS/ SQ. FTG. SDC FEE Netia, Single Family Residential (SFR) ° $1,012/unit x Addition of L 500 sf to existing SFRIP $0A05/sq ft of new impervious area x All Other Uses" $0.405/sq ft of new impervious area x a ]ndudes mobile home di-vetlings and manufactured homes (j Fee slial) not be greater than 51,M y Fee shall not be less than $1,012 lo/i 3 viewing Authority D to • It is the intent 4f this development fee analysis to put the developerlowner on notice, that the quoted fees may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the en -site and off -site improvements (i.e. underground utilities, street improvements, etc,) Triggering mechanisms for the SDC. fees will be based on current City ordinances and determined by the applicable Utility Section. • The quoted fees do NOT include inspection fees, side seiner permits, r/v: permit fees, the cost of water meters, or traffic benefit fees. • If subject property is r+'itliin an LID, it is the devclopet's responsibility t,j check with the Finance Dept. for paid?un-paid status. + Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of requirement to pay Per Ordinance. EFFECTIVE; January 14, 2008 P:',,Administrative' Forms\FeeRevievv't200SFecRvw doc CITN ]F RENTON ru Denis Law, Mayor November 12, 2008 Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt, Vernon, WA 98274 Department of Community and Economic Development Alex Pietsch, Administrator SUBJECT: Proposed Buffer Averaging Chelan Creek PUD (LUA08-067, PP, ECF, PPUD, FPUD) Tax ID 9102305-9106 and 102305-9440 Dear Mr. Hanson, This letter is sent in response to your request made as part of the Chelan Creek PUD (LUA08-067, PP, ECF, PPUD, FPUD), dated June 25, 2008, to average buffer on the project site. Summary of Request The applicant proposes to average the wetland/stream buffer for a Category 2 and Class 4 stream. The reduced buffer would allow larger building pads for proposed Lots 3 through 12; by using the additional space to create larger lots. The proposed project would reduce certain portions of the 50-foot wetland buffer to no less than 25 feet through buffer averaging. The total reduction of buffer would be 11,597 square feet in area and would be replaced with 12,426 square feet of additional buffer. Stream buffer enhancement is proposed as part of the buffer averaging proposal which will result in the planting of native plants and removal of invasive species, RMC 4-4-050.M.6.f allows modification of standard wetland buffer zones by averaging buffer widths. Upon applicant request, wetland buffer width averaging may be allowed by the Department Administrator only where the applicant demonstrates all of the following: i. That the wetland contains variations in ecological sensitivity or there are existing physical improvements in or near the wetland and buffer; and ii. That width averaging will not adversely impact the wetland function and values; and iii. That the total area contained within the wetland buffer after averaging is no less than that contained within the required standard buffer prior to averaging; and 1055 South Grady Way - Renton, Washington 98057 eThis paper conlains50% recycled material, 30%post oonsumer RENTON AHEAD OF THE CURVE N iv. A site specific evaluation and documentation of buffer adequacy based upon The Science of Wetland Buffers and Its Implications for the Management of Wetlands, McMillan 2000, or similar approaches have been conducted. The proposed buffer standard is based on consideration of the best available science as described in WAC 365-195-905; or where there is an absence of valid scientific information, the steps in RMC 4-9-250F are followed; and v. In no instance shall the buffer width be reduced by more than fifty percent (50%) of the standard buffer or be less than twenty five feet (25) wide. Greater buffer width reductions require review as a variance per subsection N3 of this Section and RMC 4- 9-250B; and vi. Buffer enhancement in the areas where the buffer is reduced shall be required on a case -by -case basis where appropriate to site conditions, wetland sensitivity, and proposed land development characteristics. vii. Notification may be required pursuant to subsection F8 of this Section. Background A wetland is located within a broad swale through the central portion of the site and is associated with a small well-defined stream. The on -site portion of the stream is located wholly within wetland. The City's Streams and Lakes Map does not classify the stream. The applicant submitted a Wetland/Stream Evaluation by Altmann Oliver Associates, LLC (dated May 27, 2008) delineating and classifying the stream on the project site as a Class 4 stream and the wetland as a Category 3 wetland. A secondary study was submitted by the applicant, conducted by The Watershed Company (dated August 6, 2008), regarding the applicant's submitted analysis and the effectiveness of proposed mitigating measures and programs. The Watershed Company concurred with the classification of the stream and the wetland made by Altmann Oliver Associates, LLC and made recommendations for the success of the mitigation project. Recommendations include: the control of herbicide use; and an increase in buffer enhancement, adjacent to the southeast buffer reduction. The applicant revised the mitigation plan to include buffer enhancement adjacent to the southeast buffer reduction area. A Class 4 stream is a non-salmonid bearing intermittent stream and requires a minimum 35-foot buffer. The standard 50-foot buffer for the Category 2 wetland is the encumbering buffer, rendering the stream buffer immaterial to the development of the site. The applicant has proposed a reduced buffer down to 25 feet for certain portions of the buffer through buffer averaging. The reduced buffer would allow larger building pads for proposed Lots 3 through 12; by using the additional space to create larger lots. The applicant indicates that approximately 11,597 square feet of buffer would be affected as a result of the proposed averaging. The applicant would create 12,426 square feet of replacement buffer and enhance 27,084 square feet of the buffer not affected by the averaging proposal. The areas proposed for buffer replacement are primarily forest or shrub patches with local clusters of invasive Himalayan and/or Evergreen blackberry. Buffer enhancement would result in the planting of native plants and the removal of dense blackberry. le The request for stream buffer averaging was made as part of the application for a for a Preliminary Planned Urban Development (PPUD), Final Planned Urban Development (FPUD), Preliminary Plat (PP), and Environmental (SEPA) Review for the eventual construction of 16 single-family dwelling units on an existing 4.1 acre. The subject property is zoned Residential-8 (R-8), and is located in northeast Renton, on the west side of Duvall Ave NE between NE IOth Street and NE 8th Street. The current parcel size is 195,584 square feet square feet and contains 2,545 square feet of critical areas on -site including the Class 4 stream and Category 2 wetland. Analysis per RMC 4-3-050.M.6.f i) That the wetland contains variations in ecological sensitivity or there are existing physical improvements in or near the wetland and buffer; and ✓ Criteria Met ❑ Not Met ii) That width averaging will not adversely impact the wetland function and values; and ✓ Criteria Met ❑ Not Met iii) That the total area contained within the wetland buffer after averaging is no less than that contained within the required standard buffer prior to averaging; and ✓ Criteria Met ❑ Not Met iv) A site specific evaluation and documentation of buffer adequacy based upon The Science of Wetland Buffers and Its Implications for the Management of Wetlands, McMillan 2000, or similar approaches have been conducted. The proposed buffer standard is based on consideration of the best available science as described in WAC 365-195-905; or where there is an absence of valid scientific information, the steps in RMC 4-9-25OF are followed; and ✓ Criteria Met ❑ Not Met v) Buffer enhancement in the areas where the buffer is reduced shall be required on a case -by -case basis where appropriate to site conditions, wetland sensitivity, and proposed land development characteristics ✓ Criteria Met ❑ Not Met vi) Notification may be required pursuant to subsection F8 of this Section. ✓ Criteria Met ❑ Not Met Decision: Based on staff s analysis, I have determined the proposed revisions are within the parameters defined by the Renton Municipal Code. Therefore, the proposed stream buffer averaging is approved subject to the following conditions: 1. The applicant shall be required to submit a mitigation plan per RMC 4-8-120. The mitigation plan shall include a buffer enhancement plan using native vegetation that enhances or improves the functional attributes of the buffer. A maintenance and monitoring plan for a period no less than Eve years shall also be provided in the mitigation plan. The final mitigation plan must be submitted to and approved by the Current Planning Division project manager prior to the issuance of construction permits. 2. After the approval of the finial mitigation plan, a performance surety per RMC 4- 1-230 must be paid to the City of Renton for the maintenance and monitoring period prior to the issuance of construction permits. 3. The applicant will be required to comply with the recommendations found in the Wetland/Stream Study Mitigation Plan, Peer Review prepared by The Watershed Company, dated August 6, 2008, during site clearing, grading, utility and building construction. Appeal Process: Appeals of this administrative decision must be filed in writing on or before 5:00 p.m. November 26, 2008. Appeals must be filed in writing, together with the required $75.00 application fee, with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. Should you have any questions regarding this determination or the requirements discussed in this letter, please contact Rocale Timmons, Associate Planner, at (425) 430-7219. Sincerely, ? �C V C.E. Vincent Planning Division Director cc: Jennifer Henning, Planning Manager Rocale Tinunons, Associate Planner Owner Party of Records Yellow File `S �> PLANNINGIBUILDINGI # ,���;� ♦ PUBLIC WORKS DEPARTMENT `�NT4r M E M O R A N D U M DATE: November 6, 2008 TO: Rocale Timmons, Planner FROM: Rick Moreno, Plan Reviewer SUBJECT: Chelan Creek PUD/ Short Plat LUA-08-067 The following Utility and Transportation comments concern the Environmental and Development .Application review for the subject project. EXISTING CONDITIONS WATER The site is within the City of Renton water service area. There is an 8-inch water main within the existing roadway (NE 9`t' Street). And an 8-inch water main with an access easement to 922 Chelan and an 8-inch water main within Chelan Place NE The project site is located in the 565-water pressure zone. The site is within zone 2 of the Aquifer Protection Area. Fire Flow available to the site is approximately 1,250 gpm. Static water pressure is approximately 61 psi. SEWER There is an 8-inch sewer main within NE 9"' Street. STORM The surface water drains to the Mt. Olivet sub -basin. STREET No current street improvements to the proposed lots. CODE REQUIREMENTS WATER 1. In accordance with the Fire Department requirement (prior to recording the subdivision), at a minimum, one hydrant within 300 feet of any proposed single- family structure is required. 2. 8" water main extension to south boundary of lot 16 via utility easement. 3. Install new fire hydrants, per city standards. 4. Water main extension of full frontage shall be installed to lots 3, 4, and 16 is required for meter services. 5. Lot 16 shall require a fire sprinkler system, or access easement be recorded with a minimum of a 20 ft. asphalt drive be installed in addition to fire hydrant 300 ft distance requirement. RM OS-041-doc Page 2 of 4 6. `Elie Water System Development Charge is $2,236.00 per new single-family residence with the assumption of a 3/4" meter in use. 7. Where water pressure is 80 psi or above, Uniform Plumbing Code requires a pressure reducing .al. c be installed "downstream" of the water meter. The PRV shall be installed, operated and maintained at the owner's cost and expense. 8. All short plats sliall provide a separate water service to each building lot prior to recording ol'plat. 9. This development will require a new 8" water main extension along a proposed public riglit-of-way fiom NE 9tn Street, which terminates in front of Lot 13 and through a utility easement connecting the new 8" water main into the existing 12" water main within Duvall Ave NE. As well as extend an 8" water main within Chelan Placc NE fronting lots 1 through 3, which will also serve lot 4. 10. No building or planting shall be allowed along utility easement between Lot 13 and Duvall Ave NE. 11. The new water service for lots 5, 6, and 7 shall be from a new 4" extended water main along private drive. 12. Proposed water mains shall not encroach onto proposed storm water detention vaults. 13. Install an in -line gate valve cast of meter services for lots 13 and 14. 14. 3-valves tit connection with Duvall Ave NE. 15. Service meter connection to 922 Chelan Ave NE, per Recorded Temporary service connection contract. 16. Install 2-inch permanent blow -off assemblies at all terminated water mains, as noted in (3) locations. SANITARY SEVER 1. The Sewer System Development Charge is S1,591.00 per new single-family residence per 3/4" water meter service (more if larger sized meter is installed). This fee is due with the construction permit. 2. All short plats shall provide a separate side sewer to each building lot prior to recording the short plat. 6-inch Sewer cleariout will be required for side sewer if it is in excess of 100 ft from existing or new sewer main within this development. 3. No duel side sewer is allowed. 4. Side sewer shall be a minimum of 2% slope. 5. No pumps shall be allowed for side sewer use. 6. The proposed sanitary sewer main shall not encroach onto proposed storm water detention vaults. RM 08-04 l .doc Page 3 of SURFACE WATER 1. Surface Water System Development Charge is $1,012.00 per new dwelling unit. This fee is due with the construction permit_ 2. The project is required to do a drainage analysis and meet the design criteria in accordance with the 1990 King County Surface Water Design Manual with conservation flow control criteria. The 2005 KCSWDM criteria may be required subject to submitted calculations by the engineer. 3. A detail -A table identifying the pollution generating square footage of impervious surface of the project is required within the Technical Report. TRANSPORTATION The traffic mitigation fee of $75 per additional generated trip shall be assessed per additional single farnily home at a rate of 9.57 trips per day. All fees are payable at ime ofrccord,ng the plat. 2. All new electrical, phone and cable services must be underground. Construction of these franchise utilities must be inspected and approved by a City of Renton Public Works Inspector prior to recording of the plat. 3. Street improvements including curb, gutter and sidewalk will be required along new right-of-way fronting lot 6, 7,8,9,10,11, and 12 abutting the property to be subdivided. 4. Street inipr,ovemcnts including curb, gutter and sidewalk will be required along new right-of-way fronting lots 1, 2, and 3 abutting the property to be subdivided. 5. No parking allowed on private drive(s). 6. The proposed sidewalk along Duvall Ave NE shall be non -linear and allow for bus pad(s). 7. Radius of proposed right-of-way fronting lot 12 shall maintain a minimum of a 25 ft. radius. FIRE DEPARTAIF.NT 1. A fire hydrant with 1.000 GPM fire flow is required within 300 feet of all new single-family structures. Available fire low is limited to 1250 GPM. 2. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structures. 3. A Eire mitigation fee of $488.00 is required for all new single-family structures. 4. Fire department tuniarounds are required for roads over 150-foot in length. 5. All building addresses shall be visible from a public street. 6. Uriforn; Fire Code i eduires minimum of 20-ft. width of asphalt private drive. 7. A new fire hydrant shall be installed within 300 ft. of lot 16, and the single-family home on lot 16 sliall be sprinkled if access drive is not 20 ft. wide. RM 08-04Ldoc Page 4 of d CONDIT[ONS 1. Temporary Erosion Control shall be installed and maintained in accordance with the Department of Ecology Standards and staff review. 2. Access to the new lots will be limited to NE 9`}' Street and Chelan Place NE. With the exception of lot 16. This should be identified in the language on the recorded plat. 3. Fire department access roadways require a minimum 20-foot wide paved roadway. RM 08-041.doc Y CITY 7T RENTON .,u f)eniI Law, ivtayor October 23, 2008 Jim Hanson Hanson Consulting 17446 Mallard Cove Ln Mt. Vernon, WA 98274 SUBJECT: Chelan Creek PUD LUA 908-067 ECF, PP, PPUD, FPUD "Off Hold" Notice Dear Mr, Hanson: 1 Department of Community and Economic Development Alex Pietsch, Administrator Thank you for submitting the additional materials requested in the on hold letter from the City (dated September 22, 2008). Your project has been taken off hold and the City will continue review of the Chelan Creek PUD project. The Chelan Creek PUD is scheduled to be reviewed by the Environmental Review Committee on November 10, 2008. A public hearing is tentatively scheduled for December 16, 2008 Please contact me at (425) 430-7219 should you have any questions. Sincerely, Roc le Timmons As ociate Planner cc: Jennifer Henning, Current Planning Manager Linda Pillo / Owner(s) Parties of Record Yellow File 1055 South Grady Way - Renton, Washington 98057 ® This paper contains 50°,, recycled r iatei ial. 30 % past consumer RENTON' AHFAD Of' THE CURVE PUBLIC WORKS DEPARTMENT �L ♦. + M E M O R A N D U M DATE: October 16, 2008 TO: Rocale Timmons FROM: Sonja J. Fesser SUBJECT: Chelan Creels PUD Plat, LUA-08-067, PP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant: A lot line adjustment (LUA-08-067-LLA, Pillo Lot Line Adjustment) on the subject plat property, must be recorded by the city before approval of this plat can occur. After the recording of the lot line adjustment, the legal description for this plat will change accordingly. The legal description currently shown on Sheet I of 3 of the preliminary plat submittal is incorrect- Said legal does not match the legal description noted in the title report (Pacific Northwest Title Company, Order No. 675117, dated April 18, 2008). A new, updated title report will be needed before the City Council approves this plat. Said title report needs to be dated within the 45-day time period prior to Council approval of the plat. Information needed for final plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-XX-XXX-FP and LND-10-0471, respectively, on all the drawing sheets. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number for the final plat will be different from that currently noted for the preliminary plat. The final plat number is unknown as of this date. Show two ties to the City of Renton Survey Control Network with published values. The geometry will be checked by the city when the ties have been provided. Provide final plat and lot closure calculations. Indicate what has been, or is to be, set at the corners of the proposed lots. n\File Sys1LND - Land Subdivision & Surveying Records\LND-10 - Plata1047I\RV081013,doc 10/ 16/20080ctober 16, 2008 Page 2 Note all easements, covenants and agreements of record on the drawing. Pacific Northwest Title Company Plat Certificate, Order No. 675117, dated April 19, 2008 includes under "General Exceptions" several exceptions that should be referenced under "NOTES" (Sheet 1 of 3). There is a road maintenance and use agreement recorded under Rec. No. 8704170496, and a declaration of sewer covenant agreement recorded under Rec. Nos. 9811042041 and 9812172579. Have the title company remove them from the title report if they are not exceptions at this time. If some of the exceptions cannot be plotted on the drawing, then note as "insufficient data to plot" on the final plat submittal. Note the plat name and lot numbers of the properties to the north and west of the subject parcel - Those properties not platted should be identified as UNPLATTED. Tax Lot Numbers are not sufficient. The city will provide addresses for the proposed lots as soon as possible. Note said addresses on the final plat drawing. On the final plat submittal, remove all references to topog lines, trees and other vegetation, concrete, utilities facilities, rockery, decks and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Do note encroachments. Because a portion of the subject property falls within Zone 2 of the City of Renton Aquifer Protection Area, the Aquifer Protection Notice needs to be noted on the drawing. See the attachment - Required City of Renton signatures for plat approval, includes the Administrator of Public Works, the Mayor and the City Clerk. Note that the title of the Administrator has changed. All vested owners of the subject plat need to sign the final plat drawing. Linda M. Pillo may need to sign as her separate estate and as Trustee of THE VIOLET D. PILLO DECEDENT'S TRUST U/T/A DATED 11/4/99 and Linda M. Pillo, Trustee of THE BEN PILLO SURVIVOR'S TRUST U/T/A DATED 11/4/99, Include notary blocks as needed (a corporate format may be needed). Eliminate the "NOTES" block in the upper left corner of Sheet 1 of 3 and add the information within said block, to the "NOTES" block on the right hand side of Sheet I of 3. Remove all references to zoning, density, allowable building height, proposed building height, building setbacks and parking analysis (Sheet 2 of 3), Remove the "DEVELOPER/OWNER INFORMATION" block, the "LEGAL DESCRiPTION(S) block and "ENGINEER INFORMATION" block from Sheet 2 of 3. Eliminate the "REFERENCE SURVEYS" block (Sheet 2 of 3), since it is repeated on Sheet 3 of 3. Note the scale for the "VICINITY MAP" and remove the shading of said map if possible. Shading that diminishes the clarity of text is not acceptable for recording purposes. HAFfle Sys1LND -Land Subdivision & Surveying Records%LND-10 - P1ats104711RV081013.docicor 10/ 16/20080ctober 16, 2008 Page 3 Eliminate the instrument used, method and indexing data shown in the lower right-hand corner of Sheet 2 of 3. The same information is noted on Sheet 3 of 3. The indexing information can be removed from Sheet 3 of 3. Remove the "VERTICAL DATUM", "SITE BENCHMARK", "CONTOUR INTERVAL" and Item No 2 from the "NOTES" block (all on Sheet 3 of 3). What is the meaning of "WETLAND GIVE A", "WETLAND GIVE B", etc. on Sheet 3 of 3? Is wetland mitigation being performed? Sheet 3 of 3 needs a "LEGEND". ALL lots and tracts are to be fully dimensioned for the final submittal Show boundary measurements from BLA (Rec. No. 20040406900020) that differ from measurements on the preliminary plat submittal. Reference the Declaration of Protective Covenants, Conditions, Easements & Restrictions for Chelan Creek on the final plat submittal and provide a space for the recording number thereof. Note that if there are easements, restrictive covenants or agreements to others (City of Renton, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawing and the associated document(s) are to be given to the Project Manager as a package. The associated document(s) are to be referenced on the plat drawing, with spaces provided for the recording numbers thereof. Since the new lots are prohibited from access via Duvall Avenue NE, how is Lot 4 accessed? There appears to be an easement on Lot 3, but nothing is identified. Also, how are Lots 13, 14 and 15 accessed? There is a 30' wide ingress, egress and utility easement {Rec. No. 2004(406900020) that said lots might use, but said easement does not appear to connect with any viable street. Show all private and public easements needed for this plat on the drawing submittal. Add the following Declaration of Covenant language on the face of the subject drawing, if there are private ingress, egress and utilities easements, as mentioned in the previous paragraph: DECLARATION OF COVENANT. - The owner of the land embraced within this plat, in return for the benefit to accrue from this subdivision, by signing hereon covenants and agrees to convey the beneficial interest in the new easements shown on this plat to any and all future purchasers of'the lots, or of any subdivisions thereof. This covenant shall run with the land as shown on the plat. New private ingress, egress and utility easements require a "New Private Easement for Ingress, Egress and Utilities Maintenance Agreement" statement. Note the attachment on the drawing. See the attachments for circled items that need additional edits. H:Wile Sys\LND -Land Subdivision & Surveying Rccords\LND- l0 - P1ats1047ARV0810t3.doc%cor 10/16/20080etober 16, 2008 Page 4 Fee Review Comments: The Fee Review Sheet for this review of the preliminary short plat is provided for your use and information. H1File Sys\LND -Land Subdivision & Surveying Records\LND-10 - P1ats104711RV0810 13.docicor AQUIFER PROTECTION NOTICE THE LOTS CREATED HEREIN FALL WITHIN ZONE 2 OF RENTON' S AQUIFER PROTECTION AREA AND ARE SUBJECT TO THE REQUIREMENTS OF THE CITY OF RENTON ORDINANCE NO. 4367 AND AS AMENDED BY ORDINANCE NO, 4740, THIS CITY'S SOLE SOURCE OF DRINKING WATER IS SUPPLIED FROM A SHALLOW AQUIFER UNDER THE CITY SURFACE. THERE IS NO NATURAL BARRIER BETWEEN THE WATER TABLE AND GROUND SURFACE. EXTREME CARE SHOULD BE EXERCISED WHEN HANDLING OF ANY LIQUID SUBSTANCE OTHER THAN WATER TO PROTECT FROM CONTACT WITH THE GROUND SURFACE. IT IS THE HOMEOWNER'S RESPONSIBILITY TO PROTECT THE CITY'S DRINKING WATER. Title for both of the following paragraphs: NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT Use the following paragraph if there are two or more lots participating in the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNERS OF LOTS SHALL HAVE AN EQUAL AND UNDIVIDED INTEREST IN THE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. Use the following paragraph if there is one lot subject to the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNER OF LOT SHALL HAVE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. VOL/PG 49 OF THE N.W. 1 /4, FORTH, RANGE 5 EAST, W.M., NASHINGTON { KING COUNTY FINANCE DIVISION CERTIFICATE I HEREBY CERTIFY THAT ALL PROPERTY TAXES ARE PAID, THAT THERE ARE NO DELINQUENT SPECIAL ASSESSMENTS CERTIFIED TO THIS OFFICE FOR COLLECTION AND THAT ALL SPECIAL ASSESSMENTS CERTIFIED TO THIS OFFICE FOR COLLECTION ON ANY OF THE PROPERTY HEREIN CONTAINED, DEDICATED AS STREETS, ALLEYS OR FOR ANY OTHER PUBLIC USE, ARE PAID IN FULL THIS _ DAY OF __, 20__ MANAGER, KING COUNTY FINANCE DIVISION DEPUTY (KING COUNTY DEPARTMENT OF ASSESSMENTS EXAMINED AND APPROVED THIS _ _ DAY OF 20 KING COUNTY ASSESSOR DEPUTY KING COUNTY ASSESSOR ACCOUNT NUMBER(S): T 02305- 9 9 06 & 1 02305 =94 40 NOTES: 1. CONTROLLING BOUNDARY DATA WAS OBTAINED BY DIRECT FIELD MEASUREMENTS EMPLOYING CONVENTIONAL TRAVERSE PROCEDURES USING A GEODIMETER 600 AND/OR TRIMBLE 5603DR200-+- t,FIELD WORK BY CRAMER NORTHWEST, INC. SUREMENTS ARE IN U.S. SURVEY FEET. 2. EXC D C _L_s4m8ofVISl NUM RDER DA (A) A ENT AFFECTING THE PORTIO AID PREMISES AND FOR THE PURPOSES STATED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: IN FAVOR OF: NOT DISCLOSED PURPOSE: ROAD —WAY AREA AFFECTED: WESTERLY 12 FEET OF SAID PREMISES DISCLOSED BY INSTRUMENT: RECORDED: JUNE 29, 1945 brr'nonlAir ►JI Iaioro. iACIfn TV (8) EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, - BEST NOT LIMITED THE FOLLOWING: - 1 GRANTEE: PUGET 5OUND POWER Ah19-LIGHT COMPANY, A MAS SA C H U S€TTS- -CORFC) RATIO N PURPOSE: TO CONSTRUCT, ERECT, ALTER, IMPROVE, REPAIR, OPERATE AREA AFFECTED: WESTERLY PORTION OF SAID PREMISES RECORDED: JULY 5, 1945 R1:CORDING NUMBER: 3483193 (C) I ASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, IIUE NOF LIMITED TO. THE FOLLOWING: GRANIFE:: I N JRPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: KING COUNTY WATER DISTRICT #90, A MUNICIPAL CORPORATION WATER PIPES WITH THE NECESSARY APPURTENANCES THE WESTERLY 30 FEET OF SAID PREMISES AUGUST 6. 1958 4929604 AND 4929607 (D) COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS CONTAINED IN LOT LINE ADJUSTMENT, COPY ATTACHED: RECORDED: RECORDING NUMBER: APRIL 6. 2004 2OO4O4O690002O 3. TRAVERSE CLOSURES FOR THIS SUBDIVISION EXCEED THE REQUIREMENTS OF WAC 332-130--090. ESTABLISHMENT OF LOT CORNERS IS BY RADIAL SURVEY PROCEDURE, WITH INDEPENDENT MEASUREMENTS. RECORDING CERTIFICATE RECOR — FILED FOR RECORD AT THE REQUEST 0 THE HIS DAY OF 20 , AT MINUTES PAST M AN6 RECORDED IN VOLUME _ OF PLATS, PAGES RECORDS OF KING COUNTY, WASHINGTON. SUPERINTENDENT OF RECORDS LAND SURVEYOR'S CERTIFICATE HEREBY CERTIFY THAT THVDISTANCES NNED UNIT DEVELOPMENT IS BASED UPON AN ACTUAL'URVEY AND SUBDIVISIONE SECTION f0 , TOWNSHIP � NORTH, RANGE 5 EAST, I.M., THAT THE COURSES ARE SHOWN CORRECTLY THEREON; OWEN B. HILL1E�Vffl!�� PM CERIFIS ATEANO. 4401LANDSu FT Q CRAMNORTH CENTRAL. DUI E21 t4�� 945 KENT, WASHINGTON PHONE: 253.852.48 I Q o Cramer Northwest Inc, Surveyors Planners & Engineers 945 N. CENTRAL, STE. #104, KENT, WA 98032 4O016 (253)852--4880 (local) or 1—(800)251-0189 (toll free) Grs (253)852-4955 (flax) E—MAIL: cni®cramernw.com ,JOB NO. 2007--088 EXPIRES 07/22/2008 DRAWN BY:R.A.H. DATE:6/24/20O8 SHEET 1 OF 3 24 CONC. I I.E=427. I I .. o 3 o b :i Lu x 0- V) ICE VOL/PG � cmrR� cmmmm uDu.[u). LOCATED IN THE S.E. 1/49 OF THE N.W. 1 /4, OF SECTION 10, TOWNSHIP 23 NORTH, - RANGE 5 EAST, W.M., co�U ING COUNTY, WASHINGTON GRAPHIC SCALE Ipo =40' 24 CONC. r.E -43Q.1 40 0 40 BASIS OF BEARINGS: NAD 88 (1991) BEARINGS SHOWN HEREON ARE BASED ON CITY OF RENTON MONUMENTS 111848 AND # 1849 BEING NORTH 88'20'00" WEST, AS MEASURED ALONG THE SOUTH LINE OF THE NORTHWEST 114 OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. 1 W TAX PARCEL NF MBER(S): 102305-9106 & 102305-9440 TOTAL AREA TO BE PLATTED: 183,489 SQ. FT. (4.21 ACRES) NOTES: 1. M9NUMENTTS LAST-0590 2. THE BOUNDARIES SHOWN ON THIS SURVEY REPRESEN DEED LINES ONLY, ACTUAL OWNERSHIP MAY OTHERWISE o BE DETERMINED. �5W 007 BENCHMARK: CITY OF RENTON BENCHMARK #1848 AT THE INTERSECTION CIF N.F. RTH ST. ANT) lJNInN AVF. N.F. 1 I 1 3. S. LINE, N. 210 ; S.E. 114, N.W. 1/4,,SEC 10-. ,,V.--5f:. f.33 rry _ _ _ _ ^CORNER OF FENCE IS 2.0' E OF PROPERTY LINE - , - ` _ - ' - - - - 7-7 SHED � S. LINE, N. 230' 1/2' REBAR AND CAP FOUND E. LINE, W 162'-�� ... � LS. "I B& TO BE 0.02' N. BY 0.10' W. OF CALCULATED POSILTON TAX PARCE 1102305-93i N o TAX AALTCEL CORNER OF FENCE IS T37 — W. LINE, 4i �E 0102305-9288 0.3' W. & 1.5' H OF � � E. 125' T35 PROPERLY CORND? HOUSE I ' o (NO EAVES) hLr • LINE N. 308' I.i`r 96.04' _ 1. T511,5d ND OF N OF S0.6 I .. 1 •. .` �', PROPD? Y LINE , LOT`1s I.'.:1:: T60 50.' T61 T62 MAlk -' 7° pp W46 580 NOT PART OF PLAT HOUSE W FACE IS q r' .01' 1 t„ (3 U iA � I TAX PARCa I 010230,9075 26.2' E. OF fig PROPERTY LINE ' :r 2.0' EAVES L.F. 432.00 i 0 B 129 25IN 101.44' Q 66.43' 0 g 4- P.Y.C. a] LOT 14 0 �§ 4�2 -�540 50. FT. � S, LINE, Ak T36 T38N. 310' f HOUSE 1.0' EAV£5 ` F.F.=434.8 i0' 4986 So. FT. f T45 T5 T5� T47 - T49 A 75'48 V2' Rad=100.001 A 42'S940r Arr=75.04'1 1 4� I TRACT A I 7,071 SO. FT. �• 91 WETLAND I GIVE W � 7 p ,�25.00 , A 20'09 13 i�99 6 2i 78.71 it!'>/ LOT 12 5438 ^ SO. FT. ;:. 1 LOT 11 12' WIDE fiWWAY I Q 4452 EASE1W&T UNDE1? �� STD. FT, REC.134820M :.;..Li I-t7n 42s 1 S86'29 25'E 112.44 a ry+' HC NC to ' _-=7 END OF FEN IS 2.2' S. 01 PROPERTY LIL *43 T42 LOT 1 5416 T4O SQ. FT, �•�".. A32 T59 430 �°' T64 T66 I T56 * 05?, o is r K T6 I iz i70 T74 T8 " Tar 8z T73 3 m � ,T77 776 184 426 n � 788 797 v T99 10 8�T100 r� Trz T75 I I 778 r!j T63 R�6 T79 !T T65� 25.O0 -� d 43 3147 TIC* I. Arc=1L3.99' 6 T69 1 Tf g T&6 T87 790 T92 a T93 I �UZ T.B.M. "A*, TOP _q&tW.T€l w,.._ T.B.M..:R6" UP�R =N—FtAuG T: 'A "C" =f'SOD NAIL SET IN CONTOUR INTERVAL: 2.00 U.S. FEET. (CONTOURS BASER ON ACTUAL FrELB SURVEY.) © PARCEL AREA: (PER PROPOSED LLA) PV TAX PARCEL J102305-9440 AND I , TAX PARCEL #102305-9106 f AREA= 1834489 SQ. FT. - - - - - - - Q CRITICAL AREA: 18, 739f SQ. FT. 42' �ti (y CRITICAL AREA WITH IN BUFFER: (TOTAL) 82,893 SQ, FT. ► t CRITICAL AREA BUFFER TAKE. 11,620 SQ. F7 ' CRITICAL AREA BUFFER GIVE. 11,669 SO. FT. I REFERENCE SURVEYS: TBM "A" EL.-434.73 (R1) KING COUNTY B.L.A. # 1-031-0057, REC. #20040406900020 RECORDED IN VOL. 169, PAGE 273 l 89 (R2) KING COUNTY PLAT OF WOODCREEK v RECORDED IN VOL 192, PAGE 87 (R3) KING COUNTY PLAT OF ESTATES AT HIDDEN CREEK RECORDED IN VOL. 188, PAGE 63 KING RECORDED 035, COUNTY B55,4 REC. #2002091290Ei003 a N VOL PAGE egg rn E. � 2 CL CURVE TABLE Cl., Rad--50.00' A 73'01'15` Anc--63.72' a _ - DEVELOPAAENi P CITY OF I�FN� JIV1NG UIV 2008 RECEIVEL � b;� � - IN$T�,U,I�[1t;�fS�i7:`laEOf�ffGlR E00 ANl7 OR TRIMBLE 56030R200-f- t w �HO11) MIKE iSE 'XCEEDIN MENTS Ole WA C 332--�f -090. NORTH, R.5 EAST, w. M Cramer Northwest Ira.c. r Surve ors Planners & Engineers �JF945 N. CENTRAL, STE. #104, KENT, -WA 98032 (253)852-4880 (local) or 1-(800)251--0189 (toll free) (253)852-4955 (fax) E-MAIL: cni@cramernw.com c T c; SCALE:1"=40' JOB NO. 2007---088 DRAWN BY: R.A.H. 'i•...�p�40016 .......... rymoCC n7 /9'1 /9nnf2 LOT B -4562 - I� l d I S9. FT. I m F T94 �\ I � Am 29 25'x 115.79' r ' ' p r135 vERITcaL ASPx,4LT, LOT 9 T132 / CURB 0 4605 / a ! EDGE F a Tt01 T105 S0. FT. / u (PUBLIC) 5r r4 I TrO 7tos r108,q 3 / Ti12 Tr34 VERTICAL CURB 1 2 I I 588'2925'E' 111.9 F- T109 I T102 LOT 8 ►�. CORNER OF OF FENCE 1 W 4372 T104, IS 0.3 W. OF I a 4 S0. FT. $ cn PROPERTY LINE E 3 p -TAX Tr07 a •• W $ r�-0i � T11 t 1 ', 1+` . 107 36'� �' v TRACT %� 1F� y BLFFM CRITICAL AREA z7s' T�iKE, 1;aav AAEA '- ---_, � T137 1017 CQ C.4.. �--OIL RLL A � 422 SO. Fr. , _-=- --- LOT 7� WETLAA '9- 6518 r113 ° LfA2' I ` � S0. FT. 114 ., G7430 ! (TB.Ra S9. FT. TAX PARCEL TIJ6 T 115 , 651094-0100 LOT 6 � 2 a T128 I � r137 � ���. � r125 T1421 � LOT 5 1 S9 FT. kl2 � � T127128 T124 > END OF FENCE 0 IS 0.4' E OF 402 1 .Dtip T130 PROPERTY LINE i SO.': FT. T118 N LOT TAX PARM i T1T116 1 T11 T122 ` T149 572I #951094-0090 PL I A6 6'� i9�,4�# w T12 �'' Slt. F) r� �143k Tt39 ri17 `� T120 4 � � �pp T121 f �,% a� 418 � I �1� �` i' Ti3$ �1 c$. � S8B 2221'1n 95.68' 416 4 141 Tt40TAKE ivti T145 LOT 3 T147 414 'M , T143 T14 ,1S0, FT. I ` I'm V22! E 123.35'T146 Tr4� 412- I �°c 98.24 - .01-201 H .tl 1 CONS6 �'�1 9 rn. LOT 2 VOL. W Fa 87 50 t -410 8v t p 3930 1 �• o 0 SET. FT. 1 LE-411.22 I '• .�:o w SM 211E 98.24' WETLAND' GIVESea221'E, ." t1.93'3 T3 30' WIDE WATER LINE ' � I END OF FENCE C3766 � , pop,`��'�' $ m LOT 1 EA &ENT PER ', , rS 1.1' S. OF FT. A �' �, „ 2831 ° 30 T1 REC.4929607 '`1.30' I PROPERTY LINE r. c� Th'ACT C S0. FT. � 77.89' FOUND r 2' REBAR L L 24, W CAP LS 30937-------------� 1�82211V I cn _ Rfi2.67' 0.03' S. X 0.13' E. OF ' hHOUSENam; HOUSE C4LC'D. POSITION f 1.2' EAIrFS �ry4 I u �6 `* 1.2 , EAVES ' ; 112' REW AND C 4P FENCE ENDS 0.3' S. END OF FENCE 1S a L.S. 30 r TO BE 0.96' S. do 1 U Z lu I OF PROPERTY LINE 0.5' E. BY 0.1' S. 0.1' W. OF CALCULATED POSITION a U m ',. f INTERSECTION OF FENCE IS 0.6' W. OF PROPERTY flMF MTdTMArjwtivwfw=v rAv n�rrn�, ! U _ k fl ?' S f)r DDf)Dr'ury-ADAira tPERTY SERVICES FEE RFviFw NO. 2008- [j This fee review supersedes an , an.cels feereview no ..... _ dated APPLICANT: �I1 1 r-s U� ��5, RLCLIV DFROM: ,_ .�. W- JOB ADDRESS: !gr-.-, c-r an r,u=7-t A IT= NATURE. OF WORK: LND No. 14 — OW7I SUIiIFCI'PROPERTY PARENT PID No(s): 10z30e5 - q low -91 19 , q 44 0 AS5$15Y8I1+l:ENT D-ISTRICFS a u�i W cn w F O DIST. No_ PARCEL. No. METHOD OF ASSESSMENT No. OF UNITS AMOUNT SAD ❑ LATECOMER t 6 0C;c:)2 ❑ SAD LATECOMFR ° ❑ ❑ ❑ SAD ❑ LATECOMER ❑ ❑ ❑ ❑ SAD ❑ LATECOMER ❑ ❑ ❑ ❑ SAD ❑ LATECOMER ❑ ❑ ❑ JOINT USE AGREEMENT (METRO) ❑ ❑ ❑ 5f T11wi I iiC9 li i ,W Bz WAA�r S A�rER WATERa W ASTEWATERa METER SIZE Water Service Fee Amount Fire Service Fee Amountbc Wastewater Fee Amount 5/8" x 3/a" $2,236 $292 $1,591 1" $5,589 $729 $3,977 1'/i" $11,179 $1,458 $7,954 2" $17,886 $2,332 $12,726 3" $35,711 $4,665 $25,452 4" $55,893 $7,288 $39,768 6" $111,786 $14,577 $79,537 8" $178,857 1 $23,323 1 $127,258 a Actual fee will be based on total of new meters minus total credit of existing meters b Based upon the size of the fire service (NOT detector bypass meter) c Unless a separate fire service is provided, the System Development Charge(s) shall be based upon the size of the meter installed and a separate fire service fee will not be charged. ON LAND USE TYPE NO. OF UNITS/ SQ. FTG. SDC FEE New Single Family Residential (SFR) $1,012/unit x ICa i j C],e .Cie Addition of ? 500 sf to existing SFRaP $0.405/sq ft of new impervious area x All Other Uses'' $0.40.5/sq ft of new impervious area x a includes mobile home dwellings and manufactured homes Fee shall not be greater than $1,012 Y Fee shall not be less than $1,012 Authority -��a locn • It is the interh-4 this development fee analysis to put the developer/owner on notice, that the quoted fees may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on -site and off --site improvements (i.e. underground utilities, street improvements, etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances and determined by the applicable Utility Section. • The quoted fees do NOT include inspection fees, side sewer permits, rlw permit fees, the cost of water meters, or traffic benefit fees. • If subject property is within an LID, it is the developer's responsibility to check with the Finance Dept. for paid/un-paid status. • Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of requirement to pay per Ordinance. EFFECTIVE: January 14, 2008 P: \Administrative\Forms\FeeReview\2008FeeRvw.doc City of Renton Department of Community 8, Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT' COMMENTS DUE: SEPTEMBER 17, 2008 APPLICATION NO: LUA08-067, ECF, PP, PPUD, FPUD DATE CIRCULATED: SEPTEMBER 3, 2008 APPLICANT: Linda Pillo PLANNER: Rocale Timmons PROJECT TITLE: Chelan Creek PUD PLAN REVIEWER: Mike Dotson SITE AREA: 4.1 acres EXISTING BLDG AREA (gross): NIA LOCATION: 860 Chelan Avenue PROPOSED BLDG AREA(gross) NIA WORK ORDER NO: 77923 �. PLEASE RETURN TO ROCALE TIMMONS IN CURRENT PLANNING 6T" FLOOR SUMMARY OF PROPOSAL: The applicant is requesting approval for a Preliminary Planned Urban Development (PPUD), Final Planned Urban Development, Preliminary Plat, and Environmental (SEPA) Review for the eventual construction of 16 single-family dwelling units on an existing 4.1 acre. There are two existing residences; of which both are proposed for removal. The project site is located within the Residential - 8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 3,930 square feet in area to 7,658 square feet. Access to the lots would be provided via extension of existing roads, including; Chelan Ave NE, NE 9th Street, and Chelan Place NE. As part of the Planned Urban Development the applicant is requesting modifications from City of Renton street standards and the R-8 development standards. The site contains a Class 4 stream and a Category 2 wetland. The applicant proposes to average the 50 -foot required wetland buffer and in no case is the buffer proposed to be less than 25 feet. The applicant is proposing to provide passive recreational areas and enhancement to the critical area buffers beyond what is required by code. There are 44 protected trees onsite of which 9 are proposed to remain and the applicant is proposing to replant a total of 32 new trees. A. ENVIRONMENTAL IMPACT (e.g. Non -Cade) COMMENTS Element of the Environment Probable Minor impacts Probable Major impacts More Information Necessary Earth Air Water Plants Land/Shorelim Use Animals Environmental Health Energy/ Naturai Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housing Aesthetics Light/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10, 000 Feet 14,090 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additicXal klormation is needed to properly assess this proposal. Signature of Director or Authorized Representative Date le Timmons RE: Chelan Creek Pl rj � 11.U,408-067) Stream Information and Mitigated Determination of Non-Signific,,. Page 1 From: "Karen Walter" <Karen.Walter@muckleshoot.nsn.us> To: "Rocale Timmons" <RTimmons@ci.renton.wa.us> Date: 09/17/2008 2:52:47 PM Subject: RE: Chelan Creek PUD (LUA08-067) Stream Information and Mitigated Determination of Non -Significance [Scanned] Rocale, Thank you very much for sending the Stream Studies and Secondary Reports for the above referenced project. They facilitated our review immensely. We have reviewed the reports, the threshold determination and the environmental checklist and offer the following comments in the interest of protecting and restoring the Muckleshoot Indian Tribe's fisheries resources 1. Based on the previous survey conducted of Maplewood Creek (east and west forks) by Carl Hadley, Cedarock Associates, we concur with the water typing of this section of stream as Class 4 water. Please note that since the stream is not mapped on the City's current stream map, it should be added to this map as soon as possible. 2. The proposal to average the wetland (and consequently the stream) buffer and enhancing this buffer beyond a 1:1 ratio is acceptable; however, the City should require that all invasive plants be removed until the native tree and plant species are large enough to shade these species out, which may take longer than 5 years. 3. The averaged and enhanced buffer areas should be placed into a Native Growth Protection Easement or other long term mechanism to ensure their protection over time. 4, The plat mitigation measures should specify that the recommendations from the Watershed Company's peer review letter dated August 6 2008 should be followed, not an unspecified stream study as described in the "proposed mitigation measures" section of the threshold determination. 5. The City should require that Low Impact Development (LID) techniques be applied to this plat to treat and keep as much stormwater onsite as possible and provide enhanced treatment for stormwater that will be discharged to this portion of Maplewood Creek. Rocale Timmons - RE: Chelan Creek PI ID fi_UA08-067 Stream Information and Mitinatpd Determination of Nan -Si nific.. Pa e 2 We appreciate the opportunity to review and comment on this proposal. Please let me know if you have any questions_ Thank you again, Karen Walter Watersheds and Land Use Team Leader Muckleshoot Indian Tribe Fisheries Division 39015 172nd Ave SE Auburn WA 98092 253-876-3116 -----Original Message ----- From: Rocale Timmons[mailto:RTimmons@ci.renton.wa.us] Sent: Thursday, September 04, 2008 5:30 PM To: Karen Walter Subject: Chelan Creek PUD (LUA08-067) Stream Information [Scanned] Hello Karen, Attached you will find the Stream Study and Secondary Review Letter (issued by one of the City's approved Biologist) for a proposed project in the City of Renton. The NOA and the SEPA Checklist were mailed out yesterday; on the projects acceptance date. Below you will find a brief description of the proposal and site. If you need additional information or if you have questions feel free to let me know. Thank you PROJECT DESCRIPTION: The applicant is requesting approval for a Preliminary Planned Urban Development (PPUD), Final Planned Urban Rocale Timmons RE: Chelan Creek P"D rWA08-067) StreamI Information and Mi` �atPd Determination of Non-Signific.- Page 3 Development, Preliminary Plat, and Environmental (SEPA) Review for the eventual construction of 16 single-family dwelling units on an existing 4.1 acre. There are two existing residences; of which both are proposed for removal. The project site is located within the Residential - 8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 3,930 square feet in area to 7,658 square feet. Access to the lots would be provided via extension of existing roads, including; Chelan Ave NE, NE 9th Street, and Chelan Place NE. As part of the Planned Urban Development the applicant is requesting modifications from City of Renton street standards and the R-8 development standards. The site contains a Class 4 stream and a Category 2 wetland. The applicant proposes to average the 50 -foot required wetland buffer and in no case is the buffer proposed to be less than 25 feet. The applicant is proposing to provide passive recreational areas and enhancement to the critical area buffers beyond what is required by code. There are 44 protected trees onsite of which 9 are proposed to remain and the applicant is proposing to replant a total of 32 new trees. Rocale Timmons City of Renton Development Services 1055 S_ Grady Way Renton, WA 98057 (425) 430-7219 (425) 430-7300 rtimmons@ci.renton.wa.us Y CIT' OF RENTON # Denis Law, Mayor September 22, 2008 Jim Hanson Hanson Consulting 17446 Mallard Cove Ln Mt. Vernon, WA 98274 SUBJECT: Chelan Creek PUD LUA #08-067 ECF, PP, PPUD, FPUD "On Hold" Notice Dear Mr. Hanson: Department of Community and Economic Development Alex Pietsch, Administrator The Planning Section of the City of Renton accepted the above master application for review on September 3, 2008. During our review, staff has determined that additional information is necessary in order to proceed further. The following information will need to be submitted before October 17, 2008 so that we may continue the review of the above subject application: According to City code (Renton Municipal Code Title IV Development Regulations Chapter 6 Street and Utility Standards, 4-6-010 General Standards Applicable to Developers Extensions to the Utility System, B. Mains to extend the full width of the property), water and sewer mains are required to be extended to the extreme property boundary. This was not accomplished in the utility plans submitted with the environmental application. Provide plans with the code required extensions, or justification for not extending. The project is required to comply with the 2005 King County surface water design manual for both detention and water quality. Although the Drainage Report (TIR) submitted with the proposal indicates that it will comply with the requirements, it did not provide preliminary drainage calculations. It was therefore not possible to verify the size of the detention/water quality facilities. Provide a complete TIR with an analysis and sizing calculations. • It appears that the location of the north detention vault is in direct conflict with water and sewer utilities, Please provide a composite utility plan. + The southerly detention vault is located in an proposed Native Growth Protection Easement. Locating a vault in a Native Growth Protection Easement requires a Hearing Examiner Variance from City of Renton code requirements. Street improvement plans were not included with the submittal. Provide plans indicating areas of paving, sidewalks, curb and gutter, storm drain, street 1055 South Grady Way - Renton, Washington 98057 MThis paper contains 50 % recycled material, 30% post consumer RENTON AHEAD Of THE CURVE landscape, streetlights and street signs that are required along all frontage (including Duvall Ave NE) of the parcel and on the interior streets. These plans should also incorporate the Fire Department comments in a memo dated September 9, 2008 (see attached). At this time, your project has been placed "on hold" pending receipt of the requested information. Please contact me at (425) 430-7219 if you have any questions. Sincerely, Roc le Timmons As ociate Planner cc: Jennifer Henning, Current Planning Manager Linda Pillo / Owner(s) Parties of Record Yellow File Y� FIRE DEPARTMENT ++) M E IVM 0 R. A N D U M DATE: 09/09/08 TO: Mike Dotson, Plan Reviewer CC: Rocale Timmons, Planner FROM: Bill Flora, Deputy Chief/Fire Marshal SUBJECT: LUA08-067, ECF, PP, PPUD, FPUD Chelan Creek PUD Review of current plans and material, previous pre -application material and. on site review have disclosed additional Fire Code and Policy related issues and concerns that need to be addressed far approval to be granted. Renton Fire & Emcrgency Services comments: Items and concerns that were raised during the pre-app period per the Fire Department Memorandum dated 3/11/08 still apply. 1. Fire Apparatus Access: 1. In addition, there is a question regarding access to Lot 13 as well as Lot 15. Fire apparatus access roads shall extend to within 150 feet of all portions of the exterior walls of the building as measured by an approved route around the exterior of the building. 2. The access for Lots 8 — 16 appears to be substantially less than 20 feet wide and not a paved surface. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet, and of a surface capable of sustaining the weight of a fire apparatus. 2. Ladder Access: Ladder access for a 35 foot extension ladder at a 70 degree angle shall be provided on all 4 sides of a building 2 stories and greater. 3. Fire Mitigation Fees : Fire mitigation fees shall be $488,00 per unit and shall be paid prior to Final Plat recording. Credit shall be given for any existing single family structure. Bill Flora Deputy Chief/Fire Marshal 425-430-7061 iAercichelan creek pud - erc conunents.doc A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $536.76 per each new single family lot to address these potential impacts." City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ?a ri[S COMMENTS DUE: SEPTEMBER 17, 2008 APPLICATION NO: LUA08-067, ECF, PP, PPUD, FPUD DATE CIRCULATED: SEPTEMBER 3, 2008 APPLICANT: Linda Pillo PLANNER: Rocale Timmons PROJECT TITLE: Chelan Creek PUD PLAN REVIEWER: Mike Dotson SITE AREA: 4.1 acres EXISTING BLDG AREA (gross): NIA LOCATION: 860 Chelan Avenue NE PROPOSED BLDG AREA(gross) NIA WORK ORDER NO: 77923 SUMMARY OF PROPOSAL: The applicant is requesting approval for a Preliminary Planned Urban Development (PPUD), Final Planned Urban Development, Preliminary Plat, and Environmental (SEPA) Review for the eventual construction of 16 single-family dwelling units on an existing 4.1 acre. There are two existing residences; of which both are proposed for removal. The project site is located within the Residential - 8 (R-8) dwelling units per acre zoning designation, The proposed lots would range in size from 3,930 square feet in area to 7,658 square feet. Access to the lots would be provided via extension of existing roads, including; Chelan Ave NE, NE 9th Street, and Chelan Place NE. As part of the Planned Urban Development the applicant is requesting modifications from City of Renton street standards and the R-8 development standards. The site contains a Class 4 stream and a Category 2 wetland. The applicant proposes to average the 50 -foot required wetland buffer and in no case is the buffer proposed to be less than 25 feet. The applicant is proposing to provide passive recreational areas and enhancement to the critical area buffers beyond what is required by code. There are 44 protected trees onsite of which 9 are proposed to remain and the applicant is proposing to replant a total of 32 new trees. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major impacts More Information Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources Element of the Environment Probable Minor impacts Probable Major Impacts More Information Necessary Housing Aesthetics Li hUGlare Recreation Utilities Trans ortatioa Public Services HlstorfclCultural Preservation Airport Environment 10.000 Feet 94.000 Feet TI.GC�x- s.Uc_ ,nor B. POLICY -RELATED COMMENTS yam_ a4X A-0 /6 Ar ,f . C. CODE -RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to property assess this proposal. Signature of Director or Authorized Representative Date y_�X FIRE DEPARTMENT M E M O R A N D U M DATE: 09/09/08 TO: Mike Dotson, Plan Reviewer CC: Rocale Timmons, Planner FROM: Bill Flora, Deputy Chief/Fire Marshal SUBJECT: LUA08-067, ECF, PP, PPUD, FPUD Chelan Creek PUD Review of current plans and material, previous pre -application material and on site review have disclosed additional Fire Code and Policy related issues and concerns that need to be addressed for approval to be granted. Renton Fire & Emergency Services comments: Items and concerns that were raised during the pre-app period per the Fire Department Memorandum dated 3/11/08 still apply. 1. Fire Apparatus Access: 1. In addition, there is a question regarding access to Lot 13 as well as Lot 15. Fire apparatus access roads shall extend to within 150 feet of all portions of the exterior walls of the building as measured by an approved route around the exterior of the building. 2. The access for Lots 8 16 appears to be substantially less than 20 feet wide and not a paved surface. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet, and of a surface capable of sustaining the weight of a fire apparatus. 2. Ladder Access: Ladder access for a 35 foot extension ladder at a 70 degree angle shall be provided on all 4 sides of a building 2 stories and greater. 3. Fire Mitigation Fees : Fire mitigation fees shall be $488.00 per unit and shall be paid prior to Final Plat recording. Credit shall be given for any existing single family structure. Bill Flora Deputy Chief/Fire Marshal 425-430-7061 i:%erc%chelan creek pud - erc comments.doc City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICAT10rN--RE-VT�WSItE E T- REVIEWING DEPARTMENT: �� COMMENTS DUE: SEPT CK 17, ZOUS APPLICATION NO: LUA08-067, FCF, PP, PPUD, FPUD DATE CIRCULATED: SEP1fEMB1=R 8- 3 70 OLi - APPLICANT: Linda Pillo PLANNER: Rocale Timmons PROJECT TITLE: Chelan Creek PUD PLAN REVIEWER: Mike Dotson SITE AREA: 4.1 acres EXISTING BLDG AREA (grass : NiA LOCATION: 860 Chelan Avenue NE PROPOSED BLDG AREA(gross) NIA WORK ORDER NO: 77923 SUMMARY OF PROPOSAL: The applicant is requesting approval for a Preliminary Planned Urban Development (PPUD), Final Planned Urban Development, Preliminary Plat, and Environmental (SEPA) Review for the eventual construction of 16 single-family dwelling units on an existing 4.1 acre_ There are two existing residences; of which both are proposed for removal. The project site is located within the Residential - 8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 3,930 square feet in area to 7,658 square feet. Access to the lots would be provided via extension of existing roads, including; Chelan Ave NE, NE 9th Street, and Chelan Place NE. As part of the Planned Urban Development the applicant is requesting modifications from City of Renton street standards and the R-8 development standards. The site contains a Class 4 stream and a Category 2 wetland. The applicant proposes to average the 50 -foot required wetland buffer and in no case is the buffer proposed to be less than 25 feet. The applicant is proposing to provide passive recreational areas and enhancement to the critical area buffers beyond what is required by code. There are 44 protected trees onsite of which 9 are proposed to remain and the applicant is proposing to replant a total of 32 new trees. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major impacts More Information Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Nalurai Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housing Aesthetics Li hUGlare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 1 0. 000 Feet 14.000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date City of Renton Department of Community & Economic Devepment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Fl , crdil COMMENTS DUE: SEPTEMBER 17, 2008 APPLICATION NO: LUA08-067, ECF, PP, PPUD, FPUD DATE CIRCULATED: SEPTEMBER 3, 2008 APPLICANT: Linda Pillo PLANNER: Rocale Timmons PROJECT TITLE: Chelan Creek PUD PLAN REVIEWER: Mike Dotson SITE AREA: 4.1 acres EXISTING BLDG AREA (gross): NIA LOCATION: 860 Chelan Avenue NE PROPOSED BLDG AREA(gross) NIA WORK ORDER NO: 77923 SUMMARY OF PROPOSAL: The applicant is requesting approval for a Preliminary Planned Urban Development (PPUD), Final Planned Urban Development, Preliminary Plat, and Environmental (SEPA) Review for the eventual construction of 16 single-family dwelling units on an existing 4.1 acre_ There are two existing residences; of which both are proposed for removal. The project site is located within the Residential - 8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 3,930 square feet in area to 7,658 square feet. Access to the lots would be provided via extension of existing roads, including; Chelan Ave NE, NE 9th Street, and Chelan Place NE. As part of the Planned Urban Development the applicant is requesting modifications from City of Renton street standards and the R-8 development standards. The site contains a Class 4 stream and a Category 2 wetland. The applicant proposes to average the 50 -foot required wetland buffer and in no case is the buffer proposed to be less than 25 feet. The applicant is proposing to provide passive recreational areas and enhancement to the critical area buffers beyond what is required by code. There are 44 protected trees onsite of which 9 are proposed to remain and the applicant is proposing to replant a total of 32 new trees. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housing Aesthetics Li hUGlare Recreation utilities Transportation Pubfic Services Historic/Cultural Preservation Airport Environment 10.000 Feet 14.000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. re of Doctofor Authorized Representative glotn Dat City enton Department of Community & Econom, �velopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIFWING DEPARTMENT: COMMENTS DUE: SEPTEMBER 17, 2008 APPLICATION NO: LUA08-067, ECF, PP, PPUD, FPUD DATE CIRCULATED: SEPTEMBER 3, 2008 APPLICANT: Linda Pillo PLANNER: Rocale Timmons PROJECT TITLE: Chelan Creek PUD PLAN REVIEWER: Mike Dotson a `➢ ri EG SITE AREA: 4.1 acres EXISTING BLDG AREA (gross): NlA LOCATION: 860 Chelan Avenue NE PROPOSED BLDG AREA(gross) N/A I WORK ORDER NO: 77923 BU)LDAG DN161u�, SUMMARY OF PROPOSAL: The applicant is requesting approval for a Preliminary Planned Urban Development (PPUD), Final Planned Urban Development, Preliminary Plat, and Environmental (SEPA) Review for the eventual construction of 16 single-family dwelling units on an existing 4.1 acre. There are two existing residences; of which both are proposed for removal. The project site is located within the Residential - 8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 3,930 square feet in area to 7,658 square feet. Access to the lots would be provided via extension of existing roads, including; Chelan Ave NE, NE 9th Street, and Chelan Place NE_ As part of the Planned Urban Development the applicant is requesting modifications from City of Renton street standards and the R-8 development standards. The site contains a Class 4 stream and a Category 2 wetland. The applicant proposes to average the 50 -foot required wetland buffer and in no case is the buffer proposed to be less than 25 feet. The applicant is proposing to provide passive recreational areas and enhancement to the critical area buffers beyond what is required by code. There are 44 protected trees onsite of which 9 are proposed to remain and the applicant is proposing to replant a total of 32 new trees. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Envrronment Probable Minor Impacts Probable Major Impacts More Information Necessary Earth Air Water Plants Larxd/Shoreline Use Animals - Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS b/Cr 1'r(E C. CODE ELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housing Aesthetics Li ht/G1are Recrvotion Utilities Transportation Public Services Histori&Cultural Preservation Airport Erivirooment 10,000 Feet 14,000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas4wre additional information is needed to properly assess this proposal. /j ignature of Direc or Authori Representativ Date NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE -MITIGATED (DNS-M) DATE 9eprember 3, 2006 LAND USE NUMBER: LGA08.057. ECF. PP, PPUD. FaUU PROJECT NAME_ Chetah Creek PUD PROJECT DESCRIPTION: The applicant is requesting approves for a PreAminary Planned Urban Developrnerl (PPUO), �mal Planned Urban Development, Preliminary Plat, and Environmental (SEFA) Review for Ilia vantual don' buctlon of 16 singe -firmly dwelling uals on an existing 4.; a There are two existing resldences. of which bath are proposed for renuo,al- The prolect site is localad within the Re idential - 5 (Rr81 dwelling units per sae zoning designation. The proposed lots wculc range in size (min 3,930 square tee! In area to 7,5.;8 square feet. Access In the lots would be 7rovided is es!eosion of exstirg roads. induding, Ghelan Ave NE, NE 9th Street, and Chelan Place NE. .As part of the Planned Urban Cevelopment the applicant is requesting modifications from City of Renton street standards and the RA development standards The site contains a Class 4 stream and a Galegory 2 wetland. The applil proposes to average the 50 -foot required wetland buffer and in no case is the buffer proposed to be less than 25 feel. The applicanl is proposing to provide psssrae recreational areas and enhancement to the critical area buffers beyond what is required by code. There are 44 prolecled trees onsite of welch 9 are prupnsed In :.main and the applicant is proposing to replant a total of 32 new :reel. PROJECT LOCATION: 860 Chelan Aver,— NE OPTIONAL DETERMINATION OF NON -SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant envronmenlai ImpacCs are unlikely to result from the propesad protect. Therefore, as permitted under the RCW 43.21 C.110, the City of Renton is using the Oplional DNS-M process to give notice that a DNS- h1 i. likely to be issued. Commen! perirws for :he project and fire proposed DNS-M are integrated into a single comment period. There wilt be no comment period follaving the issuance of the Threshold Determination of Non-Blgmficaunn- Mitigated (DNS NJ), A 14-day appeal period w31 follow the issuance of the DNS-M- PERMIT APPLICATION GATE. ..ore 25, 20CP. NOTICE OF COMPLETE APPLICATION: September A. 2008 APPLICANTIPROJECT CONTACT PERSON Jim Hanson, Hanson Consulting; TO: (3601 422-5056; Emir jchansonwerizan.nel Permi1WReview Requested: EnWranmental ISb PA) Review. Preliminary Plat, Preliminary Planned Urban Development, and Final Planned Urban Development approvals Other Permits which may be required: Building and Utility Construction Requested Studies: Stream Study. Welland Study, and Drainage Report Localian where application may be reviewed: Department of Community & Economic Development ICED: - Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 PUBLIC HERRING: Public hearings lenlalivajv scheduled for October 28. 2008 before the Renlon Hearlrg Examiner in R n on Council Cha lbers. Hearings begin at 9:30 AM on ire llh floor of the new Renton City Hall located at 145E South G,.J-p Way. CONSISTENCY OVERVIEW, ZoningfLand Use: The subject site is rly iyIad Residenlial Single Femriy (HSF) on the City of Rehioo Comprehensive Land Use Map and Residential -8 (R 8) on the Cily's Zoning Map. Environmental Documents that Evaluate the Proposed Project: Enuronmental (Sl Checklist Development Regulations Used For Protect Mltigalioro The project wd be s,Q: ! to the City SEPA ordinance, RMO 4-U-I 10A, RMC 4- 9-15CE and other applicable codes and regulations as appropriate. Proposed Mitigation Measures: The fciluwing 'Atioalier tdeasures will likely be mpnsed on the pruposed project. These recommended 0.4ibgatinn Feasures address project impact: not covered ay e•isfinq codes and reyrJetions as cited shove, • Tire appiican7 volt be: e 'o red to Pay Me appopriate 7ransAorfaS)n Mi:4gafien Foe' • The appiibar�r w111 be 9qp e(! to pay rho appropr;are Fira 7.�it+yaoen Fee; and 'i he aGplrcaol IX bs ,.q.o d in pay the 3pproprrare Parts bAGgatr'mo car. The applirnr w` he required to follow Nis of the srr^am s!ody sobmNred with the apbfi j, Erasion cnnirol Shati he r Wiee and "inlained during construction m aaaordance with the Cepa,rmani of Ecniogy's Erosion ono SvdimeN Gcntrei Requirements es oulAned in (de 2p05 Slorofwater Managemeni alarrual. Comments on the above application must be suhrnined in writing 10 Rocale Timmons, Associate Planner, CEO - Planning Olvision, 1055 South Grady Way, Renton, WA 98057, by S:aa PM on September 17, 2008, This matter is also tentatively scheduled for a public hearing on October 28, 2000, at 9'eu AM, Court li Chamber., Sev rth Floor, Renton City Hall, 1055 South Grady Way. Renlon. II -;- are mleresled In alleig the hearing, please contact the Development Services Division to ensure that the heanog has not been rescheduled al (425; ring pl, II comments not be sobrnllted In wlaing by the date indicated ahove, you may st,li appear at t`re hearing and present yu r comments onr the propose: before the Hearing Examiner. If yoi have queti about this p'oposal, or wish to be made a party of cord and receive sddltioral information by malt lilease contact the prolect manager. Anyone who sudmds written comments v 11 aulomatically become a party of record and will be mArfied of any decision on this protect. CONTACT PERSON: Rocaie Timmons, Associate Planner; Tel: {425) 430-7219; Ernl: rtimmons@ci.renton.wa.us PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be made a pwly of record to receive lurther infarrnaiian an this propcsad project Complete this farm and return to. Oily of Renton, CID - Planning Division, 1055 So. Grady Way. Renton, VVA 98057. Name/Fife No : Ohelan ,",reek P JUILUA09-007, ECF PP. pi FrUU NAME MAILING Al TELEPHONE NO CERTIFICATION I, 7 r p� f e� 2 hereby certify that — - copies of the above document were posted b mein conspicuous places or nearby the described property on r�if z DATE: ✓� U� SIGNED:���: ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing in on the day of 60A` ' NOTA Y PfJBLIC SIGN 1�� O,���1� t 1I'li li m 'IF CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT - PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 3rd day of September, 2008, 1 deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, NOA, Environmental Checklist, PMT documents. This information was sent to: Name Representing Agencies — NOA, Env. Checklist, PMT See Attached Linda Pillo Owner Jim Hanson Contact Shirley Goll Party of Record Surrounding Property Owners - NOA only See Attached (Signature of Sender)_ STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary purposes mentioned in the instrument. = Dated: o Notary Public in and Notary (Print): C My appointment expires: a -1 9 - ) a Project Name: Chelan Creek PUD Project Number: LUA08-067, ECF, PP, PPUD, FPUD pf Was Orton=o` .p template - affidavit of service by mailing AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept_ of Ecology * WDFW - Larry Fisher* Muckleshoot Indian Tribe Fisheries Dept. ' Environmental Review Section 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer PO Box 47703 Issaquah, WA 98027 39015 — 172nd Avenue SE OI m p ia, WA 98504-7703 Auburn, WA 98092 WSDOT Northwest Region ' Duwamish Tribal Office Muckleshoot Cultural Resources Program " Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert King Area Dev. Serv., MS-240 Seattle, WA 98106-1514 39015 172nd Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers * KC Wastewater Treatment Division * Office of Archaeology & Historic Seattle District Office Environmental Planning Supervisor Preservation* Attn: SEPA Reviewer Ms. Shirley Marroquin Attn: Stephanie Kramer PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98124 Seattle, WA 98104-3855 Olympia, WA 98504-8343 Boyd Powers * Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv, City of Newcastle City of Kent Attn: SEPA Section Attn. Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev_ Director Renton, WA 98055-1219 13020 SE 72"d Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Municipal Liaison Manager Steve Lancaster, Responsible Official Gary Kriedt Joe Jainga 6200 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01 W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities State Department of Ecology Real Estate Services NW Regional Office Title Examiner 3190 1601h Avenue SE 700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452 PO Box 34018 Seattle, WA 98124-4018 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, Site Plan PMT, and the notice of application. template - affidavit of service by mailing m-OL�j 143765025000 951094005000 143765012008 BOSANCU IOSIF BUI VY BUZA SHARON L+PETER M 11811 139TH AVE SE 850 BREMERTON AVE NE 813 DUVAL PL NE RENTON WA 98059 RENTON WA 98059 RENTON WA 98059 951094019001 951094013004 951094006008 CHANG KING H & KATHERINA CHAPIN TYSON+AMY CHEUNG FUND KIU 4540 NE 8TH ST 861 BREMERTON AVE NE 856 BREMERTON AVE NE RENTON WA 98059 RENTON WA 98059 RENTON WA 98059 102305928800 951094007006 238520001005 CHEVAOSOT VECHAYANT CHOW STEPHEN DIAZ LIANA G+GABRIEL 3 11610 137TH AVE SE CHOW FAMILY TRUST 800 CHELAN PL NE RENTON WA 98056 862 BREMERTON AVE NE RENTON WA 98059 RENTON WA 98059 951094009002 238520010006 951094003005 DICKAU AMY R+SMITH K DOUGLAS DINH ANTONY+NGOC B DURANTE LARRY T 874 BREMERTON AVE NE 801 CHELAN PL 816 BREMERTON AVE NE RENTON WA 98059 RENTON WA 98059 RENTON WA 98059 951094017005 238520009008 238520003001 EWING BRET W+MOLLIE S FRANCISCO AARON GUEGOUSKOV ATANAS 4457 NE 9TH ST 807 CHELAN PL NE 812 CHELAN PL NE RENTON WA 98059 RENTON WA 98059 RENTON WA 98059 238520008000 102305912903 951094014002 GUTIERREZ DELIA+RAMIREZ JOR HERITAGE HOMES INC KELLER JORI A 813 CHELAN PL NE 4325 SE 323RD ST 867 BREMERTON AVE NE RENTON WA 98059 FEDERAL WAY WA 98023 RENTON WA 98059 102305930509 143765027006 238520004009 KIHLMAN ROBERT C+SHERI L KING COUNTY LAM HUOR & CHANG 11608 137TH AVE SE 500 KC ADMIN BLDG 818 CHELAN PL NE RENTON WA 98059 500 4TH AVE RENTON WA 98059 SEATTLE WA 98104 951094002007 951094010000 951094020009 LISSER KEVIN LLAMAS FERNANDO G+CORAZON M MANZIN TYSON 808 BREMERTON AVE NE 880 BREMERTON AVE NE 2044 23RD AVE E RENTON WA 98059 RENTON WA 98056 SEATTLE WA 98112 102305916805 951094004003 238520007002 MARTIN LUTHER KING JR NG DIANA P NGUYEN AN+DUNG NGOC MEMORIAL BAPTIST CHURCH 826 BREMERTON AVE NE 819 CHELAN PL NE PO BOX 2145 RENTON WA 98056 RENTON WA 98059 KENT WA 98055 951094016007 238520005006 238520002003 NGUYEN HUNG T+HA THI NGOC VU OKINO JOYCE PHAN DUC 887 BREMERTO AVE NE 2814 NE 23RD PL PHAM TAM RENTON WA 98056 RENTON WA 98056 806 CHELAN PL NE RENTON WA 98059 951094011008 PHAN HUNG M+HUONG T NGUYEN 886 BREMERTON AVE NE RENTON WA 98056 951094008004 PULIDO JOSEFINA T+PULIDO CATALINA H 868 BREMERTON AVE NE RENTON WA 98059 143765023005 SIA RAYMOND HUANG SHULING PO BOX 20805 SAN JOSE CA 95160 143765013006 WHITE CONNIE V 809 DUVALL PL NE RENTON WA 98059 143765014004 ZABLE JOHN L 11835 139TH AVE SE RENTON WA 98055 102305911905 238520006004 PILLO LINDA PRYOR JERRY 5411 36TH AVE SW 825 CHELAN PL NE SEATTLE WA 98126 RENTON WA 98059 102305911202 102305910808 REDDEKOPP AARON J ROBERTS DIANA K 13725 SE 116TH ST PO BOX 3415 RENTON WA 98059 RENTON WA 98056 951094015009 951094012006 TACACA BENEDICTO T+NIKKA J TAV SOTHY 4307 NE 20TH ST 855 BREMERTON AVE NE RENTON WA 98059 RENTON WA 98059 143765015001 951094018003 WHITTAKER STUART D+SUSAN D WOOD MARK 11827 139TH AVE 5E 4451 NE 9TH ST RENTON WA 98056 RENTON WA 98059 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE -MITIGATED (DNS-M) DATE: W_1►11111121►0lrril-.14 l PROJECT NAME: September 3, 2008 LUA08-067, FCF, PP, PPUD, FPUD Chelan Creek PUD PROJECT DESCRIPTION: The applicant is requesting approval for a Preliminary Planned Urban Development (PPUD), Final Planned Urban Development, Preliminary Plat; and Environmental (SEPA) Review for the eventual construction of 16 single-family dwelling units on an existing 4.1 acre. There are two existing residences: of which both are proposed for removal. The project site is located within the Residential - 8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 3,930 square feet in area to 7,658 square feet. Access to the lots would be provided via extension of existing roads, including; Chelan Ave NE, NE 9th Street, and Chelan Place NE As part of the Planned Urban Development the applicant is requesting modifications from City of Renton street standards and the R-8 development standards. The site contains a Class 4 stream and a Category 2 wetland. The applicant proposes to average the 50 -foot required wetland buffer and in no case is the buffer proposed to be less than 25 feet. The applicant is proposing to provide passive recreational areas and enhancement to the critical area buffers beyond what is required by code. There are 44 protected trees onsite of which 9 are proposed to remain and the applicant is proposing to replant a total of 32 new trees. PROJECT LOCATION: 860 Chelan Avenue NE OPTIONAL DETERMINATION OF NON -SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21CA10, the City of Renton is using the Optional DNS-M process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non -Significance - Mitigated (DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: June 25. 2008 NOTICE OF COMPLETE APPLICATION: September 3, 2008 APPLICANT/PROJECT CONTACT PERSON: Jim Hanson, Hanson Consulting; Tel: (360) 422-5056; El jchanson@verizon.net PermitslReview Requested: Environmental (SEPA) Review, Preliminary Plat, Preliminary Planned Urban Development, and Final Planned Urban Development approvals Other Permits which may be required: Building and Utility Construction Requested Studies: Stream Study, Wetland Study, and Drainage Report Location where application may be reviewed: Department of Community & Economic Development (CED) — Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 95057 PUBLIC HEARING: Public hearing is tentatively scheduled for October 29, 2008 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renlon City Hall located at 1055 South Grady Way, CONSISTENCY OVERVIEW: Zoning/Land Use: The subject site is designated Residential Single Family (RSF) on the City of Renton Comprehensive Land Use Map and Residential - 8 (R-8) on the City's Zoning Map. Environmental Documents that Evaluate the Proposed Project: Environmental (SEPA) Checklist Development Regulations Used For Project Mitigation: The project will be subject to the City's SEPA ordinance, RMC 4-8-110A, RMC 4- 9-150E and other applicable codes and regulations as appropriate. Proposed Mitigation Measures: The fallowing Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. • The appiicant will be required to pay the appropriate Transportation Mitigation Fee; • The applicant MY be required to pay the appropriate Fire Mitigation Fee; and • The applicant will be required to pay the appropriate Parks Mitigation Fee. ■ The applicant wX be required to follow the recommendations of the stream study submitted with the application. ■ Erosion control shalt be instalfed and maintained during construction in accordance with the Department of Ecology's Erosion and Sediment Control Requirements as outfined in the 2005 5tormwater Management Manual. Comments on the above application must be submitted in writing to Rocale Timmons, Associate Planner, CED — Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on September 17, 2008, This matter is also tentatively scheduled for a public hearing on October 28, 2008, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Development Services Division to ensure that the hearing has not been rescheduled at (425) 430-7282. If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Rocale Timmons, Associate Planner; Tel: (425) 430-7219; Eni rtimmons@ci.renton.wa.us PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be made a party of record to receive Further information on this proposed pro;ect, complete this form and return to: City of Renton, CED — Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Chelan Creek PUDILUA08-067, ECF, PP, PPUD, FPUD MAILING ADDRESS: TELEPHONE NO.: Y CIT- OF RENTON ♦ ,� + 45, Denis Law, Mayor September 3, 2008 Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt Vernon, WA 98274 Subject: Chelan Creek PUD LUA08-067, ECF, PP, PPUD, FPUD Dear Mr. Hanson: Department of Community and Economic Development Alex Pietsch, Administrator The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted. for review. It is tentatively scheduled for consideration by the Environmental Review Committee on September 29, 2008, Prior to that review, you will be notified if any additional information is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on October 28, 2008 at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. Please contact me at (425) 430-7219 if you have any questions. Sincerely, Roc e Timmons As ciate Planner cc: Linda Pillo / Owner(s) Shirley Golf / Party(ies) of Record 1055 South Grady Way - Denton, Washington 98057 R E N T O N This paper contains 50%reeycQedmaterial, 30%post consumer AHEAD OF THE CURVE Y Q� CIT OF RENTON s T Department of Community and tia +Economic Development Denis Law, Mayor Alex Pietsch, Administrator September 3, 2008 Michael Fortson Department of Transportation Renton School District 1220 N 4th Street Renton, WA 98055 Subject: Chelan Creek PUD LUA08-067, ECF, PP, PPUD, FPUD The City of Renton's Department of Community and Economic Development (CED) has received an application for a 16-lot single-family subdivision located at 860 Chelan Avenue NE. Please see the enclosed Notice of Application for further details. In order to process this application, CED needs to know which Renton schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention, City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, Washington 98057 by September 17, 2008. Elementary School: Middle School: High School: Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes No Any Comments: Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7219, Sincerely, Ro le Timmons Associate Planner Encl. 1055 South Grady Way - Renton, Washington 98057 RE N T N This a ercontains 50% re cled material, 30% AHEAD OF THE C U Rv E p p cy past consumer r HANSON CONSULTING 360-422-5056 August 19, 2008 City of Renton Development Services Division 1055 South Grady Way Renton WA. 98055 Subject: Chelan Creek PUD modification Dear Development Services Staff: This letter outlines a modification request from the City of Renton Zoning Standards. The request is to modify the lot width and minimum lot size from a 50 foot width to a 40 foot width and from the minimum 4500 square feet to 3930 square feet. The average lot size is over the 5000 square foot minimum but a few are less than 4500 square feet. The project site has considerable physical conditions that impact the location of lots and new streets. An unnamed creek runs across the property from the northeast to the southwest with associated wetlands. Duvall Ave runs along the east side. Considerable buffers are needed adjacent to the creek and wetlands. The developable portion of the property lies west of the creek and wetland buffers with a small area to the north and south. Demonstration of Compliance and Superiority: We are requesting a modification in lot width and size to allow additional lots to be located to the west of the buffers. No access to Duvall Ave NE is being proposed. We are also proposing to average the buffer width in some areas. The reduced buffer areas will be enhanced (see enhancement plan). The buffers near Duvall Ave NE will be increased in width to provide additional buffer protection from this major arterial. Allowing additional lots to the west will allow the plat to not need to access Duvall Ave as a regular plat may need to do and to provide this additional buffer protection. The reduction of the lots in width and size will also allow the plat to meet the minimum density required by the zoning code of 4 units per acre in the R-8 zone. Public Benefit: a. Critical Areas: Increased critical area protection by increasing the buffer width along Duvall Ave NE and enhancing the buffer in areas of buffer reduction. The critical area buffer now overgrown with blackberries and lawn will be enhanced with natural plantings. (See enhancement plan) Non-native invasive species such as Himalayan Black Berry will be remoyFc ,;and -replaced with a variety of trees, shrubs and ground cover appropriate for stream/wetland environments. Once plants are established it is expected that the critical area functions and values will significantly increase over existing conditions even with the development of the property. This will be attributed to not only buffer enhancement but also storm water controls and improvements. On proposed Lot Number 4, and additional 10 feet along the north property line will be adjusted and added to Wetland Give B. This will equate to approximately 540 square feet of additional buffer, protecting the wetland from future development, while maintaining a buildable lot. b. Natural Features: The wetland and stream buffer will be enhanced and will provide a much higher value buffer than what now exists. The buffer will be increased in size along Duvall Ave NE adding addition protection to the stream and wetland. c. Public Facilities: New water and sewer mains will be extended into the plat and the water main will connect to Duvall Ave NE allowing the City of Renton to serve the area rather than the Water District 40 which now serves the area with undersized water lines. A soft trail will connect Duvall Ave NE with the plat and extend to Chelan P1 NE. providing a connection for foot travel. d. Overall Design: i. Open Space/Recreation: Provides a soft trail within the buffer which will enable the residents to experience the stream and wetland areas, provide passive recreation and provide access to Duvall Ave NE. Play equipment and a gazebo will be provided in Tract A. ii. Circulation/Screening: The design of the plat is superior to that of a standard plat in that additional lots will be located to the west of the buffer and not along Duvall Ave NE. In fact additional buffer width will be provided along Duvall Ave NE adding protection to the stream and wetland. iii. Landscaping / screening: As stated above the buffer along Duvall Ave NE will be increased in width. The buffer on the west side of the wetland behind the lots 5 thru 12 will be enhanced. It is now either blackberries or lawn area of little buffer value. The buffer width near Chelan PI NE will also be increased in width providing additional buffering from the street and existing houses. iv. Site and Building design: Access to the site will be from a new city street which is residential in nature and from Chelan Pl NE which is a dead end residential street. No access will be from the Major Arterial, Duvall Ave NE. Building design will be in character with other housing in the area. The lots proposed are a minimum of 40 foot wide. The houses will meet the setbacks required in the R-8 zone and will be in scale with the lot size. (See examples provided) Pitched roofs, varying siding materials, articulated facades will be used. Private recreational space is provided on each lot in the rear yards many of which face the enhanced buffer of the wetland. Additional Review Criteria: a. Building and Site Design: The mass, scale, size, and architectural design will be in character with houses in the general area. Each lot will contain a detached single family residence. Front and rear yards will be landscaped along with the landscape strips along the adjacent streets. b. Circulation: Each lot will be provided access by a public street or easement off of a residential character street. Emergency access will be provided according the Fire Department requirements. Sidewalks will be provided on the new city street Chelan Ave NE and connected to the existing NE 9'h PL. In addition a soft trail will be provided connecting Duvall Ave to the plat and Chelan PI NE. No driveways will access Duvall Ave NE. c. Infrastructure and Services: All required utility services will be provided including water, sewer, storm sewer, electric, Gas, phone and cable, A new water main will be constructed connecting to the main in Duvall Ave NE which will allow the city to serve the area rather than Water District 90 which now serves the area with substandard water lines. d. Clusters and Open Space: Each of the lots will contain a detached single family residence separated by the required side yards. The front yard and rear required by city code will also be provided. In addition open space behind 50% on the lots will be provided in the wetland/stream and buffer area. Impervious surfaces are kept to a minimum while providing adequate and safe access to all lots. e. Privacy and Building Separation: All of the units will be detached single family residences separated by the required side yards. Most of the lots will either face or back up to an open space area rather than another house providing a level of increased privacy over the traditional subdivision where houses back onto one another. E Building Orientation: See above. g. Parking Area Design: Each of the residences will have parking for four cars. Two in the garage and two on the driveway in front. h. Phasing; No phasing is proposed. The plat will be constructed and recorded. The individual houses will be constructed at a later time. L Neighborhood Compatibility: The Chelan Creek PUD has been designed with consideration of adjacent subdivisions that were approved by the City within the past 5 years. The adjacent lots range in size between 5,000 and 6,000 square feet, with no common open space or neighborhood amenities. The proposed PUD will include lots that range in size slightly less than adjacent existing neighborhoods but will also include lots over 7,600 square feet, averaging over 5,000 square feet in size. The proposed PUD is designed with usable open space and significantly enhanced critical area buffers providing a passive open space for the residents which will also benefit adjacent neighborhoods as well that abut against the creek and its associated wetland. The proposed PUD design has avoided development activities within the stream/wetland corridor except to incorporate said natural features into an open space plan. The enhanced buffer will incorporate a trail system linking one end of the project area (south end) to the north at Duvall Ave. The trail will be open to the public and connects the neighborhood to the south through the proposed PUD, creating a safe pedestrian connection. Future homes will be buffered from high traffic volurnes associated with Duvall Ave. A 10 foot wide landscape buffer which includes a number of existing significant trees will abut the lots backing on to Duvall Ave. Future home design will be compatible with adjacent neighborhoods, and exceed design elements that currently exist. Where garage doors front the street, accent trellises will adorn the garage fagade and all windows will incorporate accent trim and decorative framework to pronounce the front facade of the home. Additionally, each lot will be completely landscaped. Landscape plans will be designed with beauty and practicality in mind. Front, rear and side yards will be landscaped with an assortment of native and evergreen shrubs, plants, grasses, trees and groundcover. Private outdoor areas will include decks, patios, and walkways and professionally designed landscaping in designated areas, along with the neighborhood play area/park, buffers and traits to promote visual interest and provide a sense of residential pride and ownership. The PUD regulations require that any reduction in lot size be made up by providing common open space. A total of 1685 square feet is being reduced from lot size. Common area is made up of active and passive recreational areas totaling 4023 square feet plus the large common wetland buffer areas totaling 83,624 square feet. The active common space consists of a tot lot play equipment in tract A. Passive recreation consists of a gazebo area near tract A in the increased buffer area and a soft trail connecting; Duvall Ave to the plat and to Chelan Place NE. (see wetland enhancement and Landscape plan) We appreciate the city's review and approval of this modification request if there are any questions please contact me at 360-422-5056. Sin rely, 4 ames C. Hanson '0 VOO�-') `r' eli Department of Community and Economic Development ' s Denis Law, Mayor Alex Pietsch, Administrator r` July 23, 2008 Jim Hanson Hanson Consulting 17446 Mallard Cove Ln Mt. Vernon, WA 98274 RE: Chelan Creek PUD Notice of Incomplete Application Renton File No. LUA08-067, ECF, PP, PPUD, FPUD Dear Mr. Hanson: After reviewing the materials submitted for the Chelan Creek PUD application, staff has determined that the application is incomplete_ The following information is required in order to accept the application as complete: Secondary wetland review. The wetland report submitted with the project application was prepared by Altmann Oliver Associates, LLC and is dated May 27, 2008 with a preliminary site evaluation, prepared by AlderNW, dated April 19, 2007. The delineation identifies an on -site wetland on the subject property. Per RMC 4-3-050177, when appropriate due to the type of critical areas, habitat, species present, or project area conditions; the Reviewing Official may require the applicant to fund analyses including evaluation by an independent qualified professional regarding the applicant's submitted analysis and the effectiveness of any proposed mitigating measures or programs, and to include any recommendations as appropriate. This review would be paid at the applicant's expense. Due to the project area conditions, secondary review of the submitted wetland report prepared by Altmann Oliver Associates, LLC is required. Attached is a list, compiled by the City of Renton, of Wetland/Stream Consultants that are pre -qualified to: conduct a secondary review of wetland/stream studies; supplemental stream studies; and mitigation plans for the City. The applicant must use a Consultant from this roster to conduct the required secondary review. The review shall be submitted to the City by August 15, 2008, 1055 South Grady Way - Renton, Washington 98057 Please submit 3 copies of the results of the secondary wetland review to the City prior to August 15, 2008. Once the above requested information is received, review of your application will begin. Feel free to contact me with any questions at (425) 430-7219. Sincerely, Rocale Timmons Associate Planner Cc C.E. Vincent, Planning Director Jennifer Henning, Current Planning Manager Linda Pillo, owner Yellow File City of Renton LAND USE PERMIT MASTER APPLICATIONx.' PROPERTY OWNER(S) NAME: Linda Pillo ADDRESS: 55411 36th Ave SW CITY: Seattle WA ZIP:981126 TELEPHONE NUMBER: 206-310-"20 APPLICANT (if other than owner) NAME: Same COMPANY (if applicable): ADDRESS: CITY: ZIP: TELEPHONE NUMBER CONTACT PERSON NAME: Jim Hanson COMPANY (if applicable): Hanson Consulting ADDRESS: 17446 Mallard Cove Ln CITY: Mt Vernon WA 98274 TELEPHONE NUMBER AND E-MAIL ADDRESS: 360-422- 5056, jchanson@verizon.net PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: Chelan Creek PUD PROJECTIADDRESS(S)/LOCATION AND ZIP CODE: 922 Chelan Ave NE KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): iO2-%&--t t9,102305-9440,102305-9106 EXISTING LAND USE(S): Two single family residences PROPOSED LAND USE(S): Single family residential EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Single Family PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): NA EXISTING ZONING R-8 PROPOSED ZONING (if applicable): NA SITE AREA (in square feet): ME" / F3,'Wj SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: 6,458 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: 9,902 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): 4W 417 NUMBER OF PROPOSED LOTS (if applicable): 16 NUMBER OF NEW DWELLING UNITS (if applicable): NA C:1Ducuments and Settingsl0wncrlMy Documenlslhanson consulOnglpillo app.doc- 1 - 08/07 PRI .CT INFORMA NUMBER OF EXISTING DWELLING UNITS (if applicable): 3 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): NA SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NA SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): NA SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NA NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): NA NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): NA TION contin PROJECT VALUE: IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): ❑ AQUIFER PROTECTION AREA ONE ❑ AQUIFER PROTECTION AREA TWO ❑ FLOOD HAZARD AREA sq. ft. ❑ GEOLOGIC HAZARD sq. ft. ❑ HABITAT CONSERVATION sq_ ft. ❑ SHORELINE STREAMS AND LAKES sq. ft. ❑ WETLANDS 18, 739 _ sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE _NW QUARTER OF SECTION _10, TOWNSHIP 23N, RANGE_5E, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. Preliminary Plat 3. Environmental Review 2. Preliminary Planned Urban Development 4. Final Planned Urban Development Staff will calculate applicable fees and postage: $�4,000.00_ AFFIDAVIT OF OWNERSHIP 1, (Print Namels) James C. Hanson , declare that I am (please check one) _ the current owner of the property involved in this application or X_ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. of Owner/Representative) (Signature of Owner/Representative) I certify that I know or have satisfactory evidence that \ ) t- S (' - f1 Ct{q 'nil signed this instrument and acknowledged it to be his/heritheir free and voluntary act for the uses and purposes mentioned in the instrument. Notary (Print) My appointment expires: 1 2- 1 I� L�! 1 FWVt ry Ipt&A ft to of wa t nilton !FORA V 3*W MY ApPowmerlt Dims Dec 10, 201 C:Dmumcnts and SettingslOwnerWly Documents%anson consultinglpillo app.doc- 2 - 08107 May 27, 2008 City of Renton Development Services Division 1055 South Grady Way Renton Wa. 98055 Subject: Chelan Creek Preliminary Plat, PUD & LLA applications, Lot A and B King County Boundary Line Adjustment, L03LO657 Dear Development Services Staff: This letter authorizes Jim Hanson to apply fbr a Preliminary Plat, PUD and a LLA on my behalf. I am the owner and Trustee for the owner of the properties and the applicant. Jim Hanson should be the contact person and serve as my agent on this matter as well. I appreciate the city's review and approval 4this application for a Preliminary Plat, PUD and LLA. If you have any questions please contact Jim Hanson, 17446 Mallard Cove Lane, Mt. Vernon Wa. 98274 phone 360-422-5056. Sincerely, Linda M, o NOTARY ATTESTED: Subscribed and sworn before me, a Notary Public, in and for the State of Washington, residing at r�3 m JCV14 on the 'G day of 2008 _ Signed L (Notary Public) 4o' ; �. � P ",•. f't ��Q.. ,rn Nj 1 2 3� 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 I 19 20 rTTz Vs U jt t " f . In Kim._ ._. .�5�••.>�C.c-i ._ 207 •.d�fS.t?f 5�t•'afl gu riar Gpurk CIO', SUPERIOR COURT OF WASHINGTON FOR KING COUNT 4- -040 In the Matter of the Estate Cause No.: - of DECLARATION AND OATH OF NOTICE AGENT BENNY PILLO, Deceased. I, Linda M. Pillo, hereby declare under penalty of perjury under the laws of the State of Washington, that the following is true and correct I believe in reasonable good faith that I am qualified under RCW 11.42 to act as the notice agent, and I solemnly declare that I will faithfully execute the duties of the notice agent as provided in RCW 11 A2. L---' Linda M. Pillo, Successor Trustee Notice Agent SUBSCRIBED AND SWORN to before me this 30 day of July, 2007. DECLARATION AND OATH OF AANSON BAKER LUDLOW DRUMHELLER P.S. NOTICE AGENT - 1 300 Surrey Building 10777 Main Street C%Dmuments and SettingslOwner.-YOUR- Bellevue, Washington 98004 F64D8351EEIt.oW SettinplTeropormy lnterreet {425) 454-3374 FileslCmtattlE5T3LGRCFRIDECLARATCON AND OATH (BODOM D)DOC 1 � 2 3 4 5 G 7 8� 9 10 11 i 12 13 14 15 16 17 18 19 20 DECLARATION AND OATH OF NOTICE AGENT - 2 C_ts and Sctirigsr_vOUR- F54D$351 EEU )cW SettingslTenWonuy bAcrnet Fil-s Content.[F.51B3l.GRCFRU)ECL ARAnON AMl OATH (B0008400).DOC t N e: 4 ;NOTARY PUBLIC in and for the State of Washington, residing at My commission expires _ ,,My 240 I{ANSON BAKER LUDLOW DRUMHELLER P.S. 300 Surrey Building 10777 Mann Street Bellevue, Washington 98004 (425)454-3374 DEVELOPMENT SERVICES DIVISION j WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS . . . . . . . . . . . . . Calculations v ac? A4) id R E IV "M Construction Mitigation Description 2AN04 -0 Density Worksheet 4 .... .. ... .. . . .... Drainage Report 2 .......... .. ..... ... ........ . . . . . . . . . . . . . . . . xk - 1 1 "84" MR , 9 *00~ W 0, M, M Environmental Checklist. x,... WON. �Existjng Easements (Recorded Copy). M Floor Plans 3AN04 -Ni Grading Plan, Conceptual 2 ZW � Habitat Data Report 4 :X rrigation Plan 4 .andscape Plan, Conceptual. 77 m egal Description 4 .. . - . 1-0.02 0 M........ lailing Labels for Property Owners 4 x :x . . .. ... .. ... aster Application Form 4 . . . . . . . . . . . aighborhood Detail Map 4 its requirement may be waived by: Property Services Section Public Works Plan Review Section Building Section Development Planning Section PROJECT NAME: 71ad Ro lile" DATE: �J- ITJ Q:1WEB\PMDEVSER\AFormslPlanninakwaiverofsubmittalre(3s 9-06.xis (Nins DEVELOPMENT SERVICES DIVISIOI& WAIV..,. OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS . ....... .......... .......... A W �.7 ON Parking, Lot Coverage & Landscaping Analysis 4 x W.E,NM E Plat Name Reservation 4 co a Preapplication Meeting Summary 4 '*771771�,O',701 MOM Rehabilitation Plan 4 Wl."N M, O Site Plan 2 AND 4 X� K .'W4 --MO 3 Stream or Lake Study, Supplemental 4 . ........... ......... ....... ... gm.' " ffinffla W--,— A"11 M Street Profiles 2 g. X, v.Wkz-�. N Topography MOP 3 g;*W Wi Tree Cutting/Land Clearing Plan 4 X., Utilities Plan, Generalized 2 NO Wetlands Mitigation Plan, Preliminary 4 ou g,�-."g n N ... M Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND a Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND 3 Photos imulationS 2AND3 phis requirement may be waived by: 1. Property Services Section PROJECT NAME: R"o PaD !. Public Works Plan Review Section 1. Building Section DATE: Development Planning Section Q:\WEBTWV)EVSERVTorms\Planning\waiverofsubmittaireqs�_9-06.xLs 09M VELOPMENT SERVICES DIVISION WAIVER uF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS .... . . . . . . a kN Calculations i .. ... ..... .. -L, Construction Mitigation Description 2 AND 4 D" Density Worksheet - - - - - - - - - - - Drainage Report 2 Environmental Checklist 4 . .. ..... ... . Existing Easements (Recorded COPY) 4 9oor Plans 3 AND 4 3rading Plan, Conceptual 2 '-�-'V "N labitat Data Report 4 . . . . . . . . . . . . . . .... .... . .. f.4 M ..... .. ... U ItAt rrigation Plan Z� xk -andscape Plan, Conceptual~ ..... . .. . .............. .egal Description 4 ... .. .......... .. .... N., Railing Labels for Property Owners 4 K _0 4aster Application Form 4 feighborhood Detail Map 4 his requirement may be waived by: -T), //0 T:L� Property Services Section , PROJECT NAME: Public Works Plan Review Section Building Section DATE: 713 LQ 7 Development Planning Section Q:1WEB1PVADEVSERVIForrnslPlanning%waiverofsubmittaireqs_9-06.xls 09106 1EVELOPMENT SERVICES DIVISION WAIVEk OF SUBMITTAL REQUIRr-nAENTS FOR LAND USE APPLICATIONS N PRO Mff�g 00ya Parking, Lot Coverage & Landscaping Analysis 4 'N� gg ?Mg NQ . . . . . . . . . . . . . . . . . . ...... Plat Name Reservation 4 Preapplication Meeting Summary 4 Rehabilitation Plan Site Plan 2 AND 4 WR✓ . . .............. Stream or Lake Study, Supplemental 4 Street Profiles 2 Z -P . . . . . . . . . . . . . . Topography Map 3 Tree Cuffing/Land Clearing Plan 4 U Utilities Plan, Generalized 2 ----------- Netlands Mitigation Plan, Preliminary 4 ..................... ..... ................... -R r- 10 " 654 A.0W 01�0 Nireless: Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area ZAND 3 Photosimulations 2 AND 3 his requirement may be waived by, Property Services Section PROJECT NAME: RLI) 7K11 Public Works Plan Review Section '7 /II 1 -510-7 Building Section DATE: Development Planning Section Q:kWEBIPWNDEVSERVIFormsTiann'tnglwaiverofsubmittaireqs_9-06.xis 09106 ?EVELOPMENT SERVICES DIVISION ' WAIVEm OF SUBMITTAL REQUIRcMENTS FOR LAND USE APPLICATIONS This requirement may be waived by: 1. Property Services Section PROJECT NAME: IGLU aa 2. Public Works Plan Review Section 3. Building Section DATE: % /093 4. Development Planning Section Q:1WESNPMDEVSERVIForrns%Planninglwaiverofsubmittalregs_9-06.xis 09106 DEVELOPMENT SERVICES DIVISION , WAIVE. _ DF SUBMITTAL REQUIF .. VENTS FOR LAND USE APPLICATIONS ]Parking, Lot Coverage & Landscaping Analysis 4 ] ] ] ] Plat Name Reservation 4 IPreapplication Meeting Summary 4 ] + 1 ] Rehabilitation Plan 4 Site Plan 2AND4 Stream or Lake Study, Supplemental 4 ] I ] I Street Profiles 2 'Topography Map Tree Cutting/Land Clearing Plan 4 1 1 1 j i Utilities Plan, Generalized 2 ] Wetlands Mitigation Plan, Preliminary 4 ] ] ] 1 Applicant Agreement Statement 2,wo 3 Inventory of Existing Sites 2AND3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 ANo 3 Photosimulations 2AND 3 This requirement may be waived by: I n 1. Property Services Section PROJECT NAME; LG� al 2. Public Works Plan Review Section 3. Building Section DATE: 4. Development Planning Section Q:\WE6\PW\DEVSERV\Forms\Planning\waiverofsubmittalregs_9-06.xis 09106 S C I E N C E & D F 5 1 (, N WATERSHED August 6, 2W8 Linda Pillo 922 Chelan Avenue Renton, WA 98059 C/o Jim Hanson Via email: jchanson@verizon.net Re: Chelan Creek PUD Wetland/Stream Study and Mitigation Plan Peer Review TWC Project ## 080716 Dear Ms, Pillo: Thank you for the opportunity to review the project named above. This letter shall serve as our environmental review of the wetland delineation flagging, mitigation plan, and related documents. In addition to a site visit on July 29, 2008, documents reviewed for the project include the following: l) Wetland/Stream Study for Chelan Creek PUD, Renton ("Report"), Parcels t02305-9440 and -9106 by Altmann Oliver Associates, LLC, dated May 27, 2008, 2) Preliminary Site Evaluation, Pillo Property by AlderNW, dated April 19, 2007. 3) Wetland Mitigation Plan, Overview Plan by Altmann Oliver Associates, LLC, dated May 28, 2008. Findings Wetland & Stream Study The current report by Altmann Oliver Associates (AOA) confirms the wetland and stream delineation study that was completed by AlderNW in April 2007. According to the AlderNW report, the wetland flags are fluorescent orange. During my field review I found most of the wetland flags numbered as described in the AlderNW report; these flags are fluorescent pink. Several fluorescent orange flags were also found, but these flags were not numbered and are outside the wetland. The mapped delineation appears to correspond to the pink flagging. I found no inaccuracies in the delineated boundaries. I concur with the wetland and stream classifications. The on -site portion of the Class 4 stream is wholly within the wetland. Therefore, the stream was not delineated. The standard 50-foot buffer for the Category 2 wetland is the most encumbering buffer, rendering the stream buffer immaterial to development of the site. 750 Sixth Street South Kirkland, WA 98031 425,822.5242 ! 425.827.8136 w,rzershedco.Coin Pillo, L_ August 6, 2W8 Page 2 of 3 Mifi anon ,flan The proposed buffer averaging and enhancement plan generally meets the conditions detailed in RMC 4-3-050M.6f. Per the plan, the buffer will not be reduced to less than 25 feet at any given point. The total buffer area after averaging will be 268 square feet greater than the standard buffer area. The areas proposed for buffer replacement are primarily forest or shrub patches with locally dominant clusters of invasive Himalayan and/or Evergreen blackberry. Regarding buffer enhancement, RMC 4-3-050M.6f(vii) states: Buffer enhancement in the areas where the buffer is reduced shall be required on a case -by -case basis where appropriate to site conditions, wetland sensitivity, and proposed land development. The site, which currently contains three houses, would be divided into 16 residential lots. The proposed site plan encroaches into the standard wetland buffer. According to the Washington State Department of Ecology (Ecology) publication, Wetland Buffer; Use and Effectiveness (Ecology, Pub. #92-10), impacts to wetlands typically include refuse dumping, trampling of vegetation, noise, and use by pets. Ecology found that disturbance levels doubled at sites with narrow buffers (less than 50 feet). Wetland buffer reductions also impact habitat functions and values that support birds, amphibians, and small mammals. Since the buffer reductions will result in narrow buffers directly adjacent to residential lots, enhancement is needed to maintain buffer functions. The proposed enhancement adjacent to the western buffer reduction is appropriate given the reduction, proposed lot density, and lack of trees and shrubs in this area. The addition of large woody debris will increase the habitat value of the reduced buffer. The enhancement plan is well designed with appropriate performance standards and maintenance requirements. The planting area just needs to be expanded to address the functional impacts in the southeast corner, which are described below. No enhancement is proposed adjacent to the southeast buffer reduction area. The proposed site plan is expected to effect wetland and wetland buffer functions through increased runoff, sedimentation, pollutants. Densely planted trees and shrubs would improve water quality by reducing soil erosion and filtering pollutants from stormwater runoff. Native deciduous trees with a thick understory of Himalayan blackberry dominate the buffer adjacent to the proposed reduction. The existing blackberry patches perform these functions to a lesser degree. Given the stressors associated with the proposed land use, invasive removal and in -fill plantings adjacent to the southeast buffer reduction are warranted. This would maintain buffer functions despite the width reduction. Weed control measures listed in the mitigation plan include a general list of weedy species and maintenance procedures. 1 would add that if herbicide use is deemed necessary it must be an aquatic safe herbicide and the applicator must be licensed. Pillo, L. August 6, 2008 Page 3 of 3 Please call if you have any questions or if you need further assistance on this project. Sincerely, Nell Lund Ecologist PREAPPLICATION MEETING FOR PILLS PUDJPLATJLLA DEv onE=�!','`'{�' 860 CHELAN AVE NE 5 00b CITY OF RENTON EIEL. Department of Community and Economic Development Current Planning Division PRE08-026 March 13, 2008 Contact Information: Planner Rocaie Timmons Phone: 425.430.7219 Public Works Reviewer Mike Dotson Phone: 425.430.7304 Fire Prevention Reviewer: Dave Pargas Phone: 425.430.7023 Building Department Reviewer. Craig Burnel Phone; 425.430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre -application meeting is informal and non -binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Zoning Administrator, Development Services Director, Department of Community _Economic Development Administrator, Public Works Administrator and City Council). 'y o FIRE DEPARTMENT G$ +, M E M O R A N D U M DATE: 3/1 I//08 TO: Mike Dobson, Plan Reviewer CC: Rocale Timmons, Associate Planner OM-1 David.Pargas, Assistant Fire Marshal STAFF CONTACT: David Pargas — 425430-7023 SUBJECT: PRE-APPOS-026 PILLO PUD PLAT Review of the plans and material regarding the Pillo PUD Plat has been conducted and completed. As a result of this review I have determined that the following noted Fire comments, and concerns need to be addressed. The Fire comments, concerns, codes and standards are as follows: 1. FIRE FLOW: Fire flow information is similar as to that noted in the 2/23/07 memo. Structures up to 3600 square feet (including garage and basement areas) shall require a minimum fire flow of 1000 gallons per minute for 2 hours. Structures in excess of 3600 square feet shall meet a minimum fire flow of 1500 gallons per minute for 2 hours. Additional Fire Flow requirements may be required as noted in Appendix B — Table B of the 2006 International fire code. A water availability certificate shall be required from your local water purveyor. 2. REQUIRED HYDRANTS: The number of required hydrants are similar as to that noted in the 2/23/07 memo. As in accordance with Renton Fire Department standards, one (1) hydrant shall be required for structures up to 3600 square feet and that require a minimum fire flow of 1000 gallons per minute. The number is also subject to meeting installation spacing requirements that are in accordance with sound engineering practices. Structures over 3600 square feet and having a minimum fire flow requirement of 1500 gallons per minute or more shall require a minimum of two (2) hydrants. The number of hydrants for structures over 3600 square feet shall also be based on spacing, which shall be in accordance with sound engineering practices. Hydrants shall be equipped with 5-inch Storz fittings on the main ports- iAcity memos108 pre app reviews\pre-app08-026 pillo pud plat.doc 3. HYDRANT SPACING: Residential Spacing — A) Hydrants shall be no greater than 300 feet to the front of any structure. B) Hydrant spacing shalt also be in accordance with Appendix C, Table C105.1 of the 2006 International Fire Code. Maximum spacing is approximately 600 feet. Spacing ranges are based on fire flow requirements. 4. FIRE APPARATUS ACCESS: 12, A) The minimum Fire Apparatus Road Access- shall be no less than 20 feet kLo wide and on a surface capable of sustaining the weight of a Fire r) Apparatus. B) Fire Lane signage — Shall be required along one side of the road where the road width is 20 to 28 feet wide. Signage shall be placed on the same side in which the hydrants are located. Signage shall be as in accordance with section 503 of the 2006 International Fire Code and City of Renton Ordinance 4-4-80-6 A-G. 5. DEAD END STREETS: Street Standards Section 4-6-060-G A) Access of Dead End Streets from 150 to 300 feet in length - Shall require a dedicated Hammerhead Turnaround or a Cul-de-Sac. See attached standards for a Hammerhead Turnaround. B) Access of Dead End Streets from 300 to 500 feet in length — Shall require a Cul-de-Sac. See design requirements below. C) Cul-de-Sac Design Requirements: Cul-de-Sacs shall have a minimum paved radius of forty-five feet (45') with a right —of-way radius of fifty- five feet (55') for the turnaround. The Cul-de-Sac turnaround shall have a design approved by the Administrator of the Bureau of Fire Prevention. D) Hammerhead Turnarounds as noted in Lot # 13 area and in the Lot #1 &2 areas shall meet the standards as set forth in the City of Renton Building and Fire Prevention Standards. See attached Hammerhead Standards. E) There is a question on how lots 15 and 17 are to be accessed. It appears the access to these lots including Lot # 14 may be in excess of 300 feet and therefore a Cul-de-sac may be required. 6. FIRE SPRINKLER REQUIREMENTS: At this time Residential Fire Sprinklers are not applicable to this project. 7. LADDER ACCESS: Ladder access for a 35-foot ladder at 70-degree angle shall be provided on all 4 sides of a building 2 stories or greater. 8. FIRE MITIGATION FEES: Fire mitigation fees shall be $488.00 per unit and shall be paid prior to Final Plat recording. There shall be credit granted for any existing structure 9. ADDITIONAL COMMENTS: _Please feel free to contact the Assistant Fire Marshal if you have any further questions or comments regarding the pre - application review comment for this project. 7ROc7 iacity memosl08 pre app reviewslpre-app08-026 pillo pud plat.doc �y DEPARTMENT OF COMMUNITY AND Ups o'� ECONOMIC DEVELOPMENT A- M E M O R A N D U M DATE: March 12, 2008 TO: Rocale Timmons, Planner ll FROM: Mike Dotson, Utility Plan ReviewP,h/'' SUBJECT: Utility and Transportation Comments for Pillo PUD Pre 08-026 - 860 Chelan Ave NE NOTE: The applicant is cautioned that information contained in this summary is preliminary and non -binding and may be subject to modification and/or concurrence by official city decision -makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. We have completed a preliminary review for the above -referenced development proposal. The following comments are based on the pre -application submittal made to the City of Renton by the applicant. WATER 1. There is an 8" waterline stubbed to the property on both Chelan Place NE and NE 9t' Street. 2. The modeled fire flow available at the site is over 1000 gpm. Static Water pressure is approximately 60psi. 3. The proposed project is located within the 560-water pressure zone. 4. All new single-family construction must have a fire hydrant capable of delivering a minimum of 1,000 gpm and must be located within 300 feet of the structures. There are existing fire hydrants in the vicinity that can be counted toward the fire protection for portions of this project. Any existing sub -standard hydrants will need to be replaced and/or retrofitted with a quick disconnect Storz fittings. 5. Water mains are required to be extended along the frontage and within the internal roadways constructed to serve the plat (including along Duvall Ave NE). 6. If the new home square footage is greater than 3600, then minimum fire flow increases to 1500 gpm, and additional hydrants may be required 7. A Water System development Charge is based on the size of the Water meter needed to service the lot (See Water and Wastewater System Development Fee Sheet included with the packet). iaplan reviewlplan review 200Kpillo pre-app 08-026.doc Page 2 of 2 03/ 12/2008 8. All short plats shall provide a separate water service to each building lot prior to recording of the chart plat. 91 cro, F,c-,a-T/aAJ . tic � I TRANSPORTATION 1. City Code requires street impjmayaMents, which include: paving sidewalA�curband gutter, storm drainag street lighting d landscape along the -street on age (both 5 existing and new interns roads). 2. The roadway extensions as shown on the proposal are acceptable. 3. Traffic mitigation fees of $75 per additional generated trip shall be aas�sessed per single family home at a rate of 9.57 trips. Gntr9/t 3 }Ie>..V4ff +' - 4. All wire utilities shall be installed underground per the City of Renton Ordinance. SANITARY SEWER 1. There are existing 8-inch sewer main(s) stubbed at NE V, street and Chelan Ave NE available to serve this property. 2. All short plats shall provide separate side sewer stubs to each building lot prior to recording of the short plat. No dual side sewers are allowed. Side sewer shall be a minimum 2% slope. 3. The Sanitary Sewer System Development Charges (SDC) is based on the size of the Water meter needed to service the lot. SURFACE WATER The project is required to do a drainage analysis and meet the design criteria in accordance with the 2005 King County Surface Water Design Manual. 2. The Surface Water System Development Charge (SDC) is $1,012 per building lot. These are payable at the time the utility construction permit is issued. GENERAL COMMENTS All utility and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. If fire -sprinkler systems are necessary, then a separate fire sprinkler permit will be required. 3. If you have any questions please call me at 425-430-7304. G tl A ,., '6'), (�e benw,,ea A-)Vwo' I:1PIan Review\Plan Review 20081Pillo pre-app 08-026_doc CITY OF RENTON Department of Community & Economic Development MEMORANDUM DATE: March 13, 2008 TO: Pre -Application File No. PRE 08-026 FROM: Rocale Timmons, Associate Planner (425) 430-7219 SUBJECT: Pillo PUD/Plat/LLA — 860, 922, 928 Chelan Ave NE General We have completed a preliminary review of the pre -application for the above -referenced development proposal. The following comments on development and permitting issues are based on the pre -application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Community & Economic Development Administrator Zoning Administrator, Development Services Director, Public Works Administrator, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall or on the City's website wwwxentonwa, r� Project Proposal The subject property is located on the west side of Duvall Avenue NE at 860 Chelan Place NE. Pending a Lot Line Adjustment the applicant is proposing a 17 Iot Planned Urban Development. An existing single family home is planned to be retained. The subject site totals 4.49 acres. The proposed Iots would range in size from 3,900 square feet up to 12,000 square feet. Access for the proposed lots would be provided via existing access easements and extensions of NE 9`1' Street and Chelan Place NE. Both street extensions would terminate in a hammerhead turn -around. A wetland and stream are located on the south central portion of the site. Current Use: The property currently has three single-family residences, of which one will remain on proposed Lot 13. Planned Urban Development There are two principal purposes of the planned urban development regulations. First, it is to preserve and protect natural features of the land. Second, it is to encourage innovation and creativity in the development of residential, business, manufacturing, or mixed use developments by permitting a variety in the type, design, and arrangement of structures and improvements. Planned Urban Development Standards RMC 4-9-150 states that in approving a planned urban development, the City may modify any of the standards of chapters 4-2, 4-4, and 4-7 RMC and RMC 4-6-060, except as listed in subsection B3 of this Section. All modifications to lot size, width, depth, building standards and setbacks will be considered simultaneously as part of the planned urban development. Zoning/Density Requirements — RMC 4-9-150B3 states that the number of dwellings units shall not exceed the density allowances of the applicable base or overlay zone or bonus criteria in chapter 4-2 or 4-9 RMC. The subject property is located within the Residential - 8 dwelling units per acre (R-8) zoning designation. The density range required in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre Pillo PUD/Plat/LLA March l l , 2008 Page 2 of 6 (du/ac). The area of public and private streets and critical areas would be deducted from the gross site area to determine the "net" site area prior to calculating density. Since the area of the access easements on site were not provided with the pre -application request, the density cannot be calculated. This information must be provided with a formal land use application. Common 0 en S — Open space shall be concentrated in large usable areas and may be designed to active or passive recreation. Open space must be equal to or greater in size than the total square footage of the lot area reductions requested by the planned urban development. The open space shall not include a critical area and be concentrated in large usable areas. The proposed lots would range in size from 3,900 square feet to 12,000 square feet in size. Areas are to be provided for the portions of lots narrower than the 80% of the minimum permitted width of 50 ft with a formal application. Private Open Space — Each residential unit in a planned urban development shall have usable private open space (in addition to parking) for the exclusive use of the occupants of that unit. Each detached unit s have private open space which is contiguous to the unit and shall be an area of at least twenty percen (20%) of the gross square footage of the dwelling units. The private open space shall be well demarcated an least ten feet (10') in every dimension. Installation and Maintenance of Common Open 5pace — All common area and open space shall be landscaped in accordance with the landscaping plan submitted by the applicant and approved by the City; provided, that common open space containing natural features worthy of preservation may be left unimproved. Prior to the issuance of any occupancy permit, the developer shall furnish a security device to the City in an amount equal to the provisions of RMC 4-9-060. Landscaping shall be planted within one year of the date of final approval of the planned urban development, and maintained for a period of two (2) years thereafter prior to the release of the security device. A security device for providing maintenance of landscaping may be waived if a landscaping maintenance contract with a reputable landscaping firm licensed to do business in the City of Renton is executed and kept active for a two (2) year period_ A copy of such contract shall be kept on file with the Development Services Division. Landscaping shall be maintained pursuant to requirements of RMC 4-4-070_ Decision Criteria The City may approve a planned urban development only if it finds that the following requirements are met. Demonstration of Compliance and Superiority Required — Applicants must demonstrate that a proposed development is in compliance with the purposes of the Planned Urban Development and with the Comprehensive Plan, that the proposed development will be superior to that which would result without a planned urban development, and that the development will not be unduly detrimental to surrounding properties. Public Benefit — In addition, applicants shall demonstrate that a proposed development will provide specifically identified benefits that clearly outweigh any adverse impacts or undesirable effects of the proposed planned urban development, particularly those adverse and undesirable impacts to surrounding properties, and that the proposed development will provide one or more of the following benefits than would result from the development of the subject site without the proposed planned urban development: 1, Critical Areas: Protects critical areas that would not be protected otherwise to the same degree as without a planned urban development; or 2. Natural Features: Preserves, enhances, or rehabilitates natural features of the subject property, such as significant woodlands, native vegetation, topography, or noncritical area wildlife habitats, not otherwise required by other City regulations; or 3. Public Facilities: Provides public facilities that could not be required by the City for development of the subject property without a planned urban development; or Pillo PUD/Plat/LLA March 11, 2008 Page 3 of b 4. Overall Design: Provides a planned urban development design that is superior in one or more of the following ways to the design that would result from development of the subject property without a planned urban development: a. Open Space/Recreation: i. Provides increased open space or recreational facilities beyond standard code requirements and considered equivalent to features that would offset park mitigation fees in Resolution 3082; and ii. Provides a quality environment through either passive or active recreation facilities and attractive common areas, including accessibility to buildings from parking areas and public walkways; or b. Circulation/Screening: Provides superior circulation patterns or location or screening of parking facilities; or c. Land scaping/Screening: Provides superior landscaping, buffering, or screening in or around the proposed planned urban development; or d. Site and Building Design: Provides superior architectural design, placement, relationship or orientation of structures, or use of solar energy; or e. Alleys: Provides alleys to at least fifty percent (50%) of any proposed single family detached, semi -attached, or townhouse units. Additional Review Criteria — A proposed planned urban development shall also be reviewed for consistency with all of the following criteria: 1. Building and Site Design: a. Perimeter: Size, scale, mass, character and architectural design along the planned urban development perimeter provide a suitable transition to adjacent or abutting lower density/intensity zones. Materials shall reduce the potential for light and glare. b. Interior Design: Promotes a coordinated site and building design. Buildings in groups should be related by coordinated materials and roof styles, but contrast should be provided throughout a site by the use of varied materials, architectural detailing, building orientation or housing type; e.g., single family, detached, attached, townhouses, etc. 2. Circulation: a. Provides sufficient streets and pedestrian facilities. The planned urban development shall have sufficient pedestrian and vehicle access commensurate with the location, size and density of the proposed development. All public and private streets shall accommodate emergency vehicle access and the traffic demand created by the development as documented in a traffic and circulation report approved by the City_ Vehicle access shall not be unduly detrimental to adjacent areas. b. Promotes safety through sufficient sight distance, separation of vehicles from pedestrians, limited driveways on busy streets, avoidance of difficult turning patterns, and minimization of steep gradients. c. Provision of a system of walkways which tie residential areas to recreational areas, transit, public walkways, schools, and commercial activities. d_ Provides safe, efficient access for emergency vehicles. Infrastructure and Services: Provides utility services, emergency services, and other improvements, existing and proposed, which are sufficient to serve the development. Pillo PUDIPlas/LLA March 1 I , 2008 Page 4 of 6 4. Clusters or Building Groups and Open Space: An appearance of openness created by clustering, separation of building groups, and through the use of well -designed open space and landscaping, or a reduction in amount of impervious surfaces not otherwise required. Privacy and Building Separation: Provides internal privacy between dwelling units, and external privacy for adjacent dwelling units. Each residential or mixed use development shall provide visual and acoustical privacy for dwelling units and surrounding properties. Fences, insulation, walks, barriers, and landscaping are used, as appropriate, for the protection and aesthetic enhancement of the property, the privacy of site occupants and surrounding properties, and for screening of storage, mechanical or other appropriate areas, and for the reduction of noise. Windows are placed at such a height or location or screened to provide sufficient privacy. Sufficient light and air are provided to each dwelling unit. 6. Building Orientation: Provides buildings oriented to enhance views from within the site by taking advantage of topography, building location and style. 7. Parking Area Design: a. Design: Provides parking areas that are complemented by landscaping and not designed in long rows. The size of parking areas is minimized in comparison to typical designs, and each area related to the group of buildings served. The design provides for efficient use of parking, and shared parking facilities where appropriate. b. Adequacy: Provides sufficient on -site vehicular parking areas consistent with the parking demand created by the development as documented in a parking analysis approved by the City. Parking management plans shall ensure sufficient resident, employee, or visitor parking standards, and there shall be no reliance on adjacent or abutting properties unless a shared parking arrangement consistent with RMC 4-4-080 is approved. Phasing: Each phase of the proposed development contains the required parking spaces, open space, recreation spaces, landscaping and utilities necessary for creating and sustaining a desirable and stable environment, so that each phase, together with previous phases, can stand alone. Access: Access for the proposed lots would be provided via existing access easements and extensions of NE 9's Street and Chelan Place NE. Both street extensions would terminate in a hammerhead turn -around. ignificant Tree Retention• A tree inventory and a tree retention plan along with a tree retention worksheet s a e provided with the formal land use application. The tree retention plan must show preservation of at least 30 percent (30 %) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. If the trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a rate of six to one. Critical Areas Critical areas have been identified on the subject property. A wetland and stream report delineating and classifying the wetland and stream on site is required to be submitted with the formal land use application. In addition, as there are proposed impacts to the wetland and/or stream, a mitigation plan should also be submitted. City staff may require secondary review of the wetland and/or stream report, at the expense of the applicant. Enclosed is a list of City -approved biologists for secondary review. If secondary review is required, the applicant may choose from this list of biologists. RMC 4-3-050M.6.f states that standard wetland buffer zones may be modified by averaging buffer widths. Upon applicant request, wetland buffer width averaging may be allowed by the Department Administrator only where the applicant demonstrates all of the following: Pillo PUD/Plat/LLA March 11, 2008 Page 5 of 6 i. That the wetland contains variations in ecological sensitivity or there are existing physical improvements in or near the wetland and buffer; and ii. That width averaging will not adversely impact the wetland function and values; and iii. That the total area contained within the wetland buffer after averaging is no less than that contained within the required standard buffer prior to averaging; and iv. A site specific evaluation and documentation of buffer adequacy based upon The Science of Wetland Buffers and Its Implications for the Management of Wetlands, McMillan 2000, or similar approaches have been conducted. The proposed buffer standard is based on consideration of the best available science as described in WAC 365-195-905; or where there is an absence of valid scientific information, the steps in RMC 4-9-250F are followed. v. In no instance shall the buffer width be reduced by more than fifty percent (50%) of the standard buffer or be less than twenty five feet (25') wide. Greater buffer width reductions require review as a variance per subsection N3 of this Section and RMC 4-9-25013; and vi. Buffer enhancement in the areas where the buffer is reduced shall be required on a case - by -case basis where appropriate to site conditions, wetland sensitivity, and proposed land development characteristics. vii. Notification may be required pursuant to subsection F8 of this Section. Environmental Review The proposed project would be subject to Washington State Environmental Policy Act (SEPA) review due to the number of proposed lots (ten or more lots or tracts) and the presence of critical areas. Therefore, an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. Permit Requirements The project would require Preliminary Approval of a Planned Urban Development, Preliminary Plat review, a Lot Line Adjustment and Environmental (SEPA) Review and may require critical area exemptions or variances. A preliminary planned urban development may be considered simultaneously with any other land use permit required for a proposal, including preliminary plats, environmental review, critical area modifications and variances, or other applications. Where merged, the review criteria for all of the applications shall be considered simultaneously with the planned urban development criteria. With concurrent review of these applications, the process would take an estimated time frame of 16 weeks. After the required notification period, the Environmental Review Committee would issue a Threshold Determination for the project. When the required two -week appeal period is completed, the project would go before the Hearing Examiner for a recommendation to the City Council on the Preliminary Planned Urban Development and the Preliminary Plat. The Hearing Examiner's recommendation, as well as the decision issued by the City Council, would be subject to two -week appeal periods. The application fee would be $2,000.00 for the Preliminary Planned Urban Development and % of full fee for the Preliminary Plat ($1,000.00), SEPA Review ($500.00) and the Lot Line Adjustment ($225.00) if done concurrent with the Preliminary Planned Urban Development process. The cost for the Final Planned Urban Development is $1,000.00 and if done concurrent with the Final Planned Urban Development the Final Plat would be '/z of a full fee ($500.00.) The applicant will be required to install a public information sign on the property. Detailed information regarding the land use application submittal requirements is provided in the attached handouts. Once Preliminary Planned Urban Development and Preliminary Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Plat review. The Final Plat process also requires City Council approval. Pillo PUD/PlavLLA March 11, 2008 Page 6 of 6 Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. Fees In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the recording of the plat (the project will be credited for the existing home). A Transportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project; and, A Fire Mitigation Fee based on $488.00 per new single-family residence. Parks Mitigation Fee based on $530.76 per new single family lot. A handout listing all of the City's Development related fees in attached for your review. Jun 18 08 09:31a Qfte Engineers 425-98M292 p.1 City of Renton Mw TREE RETENTION WORKSHEET C t4 E��AJQ 6f 4aEAC- 1. Total number of trees over 6" in diameter' on project site: ) . I (:� I trees 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dead, diseased or dangerous2� trees Trees in proposed public streets trees Trees in proposed private access easements/tracts trees Trees in critical areas and buffers trees AWEA TREES (251 Total number of excluded trees: 2. trees 3. Subtract line 2 from fine ?: 3. _ _ -!�L}- trees 4_ P;ext a etermine the n r of trees that must be retained, multiply line 3 by: Q3 inR- 4.7 in all Omer, residentla zones 0.05 in aH commercial and industrial zones 4. trees 5. List the number of 6" or larger trees that you are proposing5 to retain: 5. trees 6. Subtract fine 5 from line 4 for trees to be replaced: B. trees of line 6 is less than zero, slop hare. No replacernenf trees are required). 7. Multiply line 6 by 12" for number of required replacement inches. z i. inches r 8. Proposed size of trees to meet additional planting requirement: (minimum Z" ralipertrees required) 8. �,� inches per tree 9. Divide line 7 by line 8 for number of replacement trees: Of rernakrder is .5 or greawir. round up to the next whole number) 9. trees luleastired -at chest height Dead, diseased or dangerous trees nest be oer'tifieti as such by afoiorester, negistesred landscape or Certified arborig. and approved by the clltY (Dn> , ( z * (6 1, -P' ' Critical Areas, such as waltarids, streams. floodplains and preleeled slopes, aie defined in Section 4-3-050 of the Renton Murrfcipal Code (RMC). fr a ', Count only those trees to be retained ouWde of a tica.l areas and buffers. s. The City may require modification of the free retention plan to ensure relen6on of the rna)drnum numt)er of trees per RMC 4-4-130ri7a F Inches of street trees, incises of trees added to critical areasfbuffer% and inches of trees retained on site that are less than 6" but are greater than 2" can be used to meet the tree replacement tequWNiV rtt H-.division)Fa ms/TrwRelentionWorkshxt 1 l/07 DENSITY WORKSHEETA.- 4: %a4a3 LL y City of Renton Development Services Division 1055 South Grady Way -Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. 1�30 square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets" Private access easements" Critical Areas" Total excluded area: 3. Subtract line 2 from line 1 for net area: 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: 6. Divide line 5 by line 4 for net density: Gam`' S-'k square feet PC zsquare feet square feet 2. S�7 7 square feet 3. dquare feet 4. acres 5. 4. units/lots 6. = dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the Clty's Critical Areas Regulations Including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deductedlexcluded. ** Alleys (public or private) do not have to be excluded. R:1PwOF-V-% tVTvr Tl="gWmity.doc Last updaed: 1 JAWMa I PLAT NAME RESERVATION CERTIFICATE TO: JIM HANSON 17746 MALLARD COVE LANE MOUNT VERNON, WA 98274 PLAT RESERVATION EFFECTIVE DATE: May 15, 2008 The plat name, CHELAN CREEK PUD has been reserved for future use by LINDA PILLO. I certify that I have checked the records of previously issued and reserved plat names. The requested name has not been previously used in King County nor is it currently reserved by any party. This reservation will expire May 15, 2009, one year from today. It may be renewed one year at a time. If the plat has not been recorded or the reservation renewed by the above date it will be deleted. Deputy (L a- Y ,j c b' h-"Ji C- J HANSON CONSULTING 360422-5056 May 23, 2008 City of Renton Development Services Division 1055 South Grady Way Renton WA. 98055 Subject: Chelan Creek PUD modification Dear Development Services Staff: aH� This letter outlines a modification request from the City of Renton Zoning Standards. The request is to modify the lot width and minimum lot size from a 50 foot width to a 40 foot width and from the minimum 4500 square feet to 3930 square feet. The average lot size is over 5000 square foot minimum but a few are less than 4500 square feet. The project site has considerable physical conditions that impact the location of lots and new streets. An unnamed creek runs across the property from the northeast to the southwest with associated wetlands. Duvall Ave runs along the east side. Considerable buffers are needed adjacent to the creek and wetlands. The developable portion of the property lies west of the cheek and wetland buffers with a small area to the north and south. Demonstration of Compliance and Superiority: We are requesting a modification in lot width and size to allow additional lots to be located to the west of the buffers. No access to Duvall Ave NE is being proposed. We are also proposing to average the buffer width in some areas. The reduced buffer areas will be enhanced (see enhancement plan). The buffers near Duvall Ave NE will be increased in width to provide additional buffer protection from this major arterial. Allowing additional lots to the west will allow the plat to not need to access Duvall Ave as a regular plat may need to do and to provide this additional buffer protection. The reduction of the lots in width and size will also allow the plat to meet the minimum density required by the zoning code of 4 units per acre in the R-8 zone. Public Benefit: a. Critical Areas: Increased critical area protection by increasing the buffer width along Duvall Ave NE and enhancing the buffer in areas of buffer reduction. The critical area buffer now overgrown with blackberries and lawn will be enhanced with natural plantings. (See enhancement plan) b. Natural Features: The wetland and stream buffer will be enhanced and will provide a much higher value buffer than what now exists. The buffer will be increased in size along Duvall Ave NE adding addition protection to the stream and wetland. c. Public Facilities: New water and sewer mains will be extended into the plat and the water main will connect to Duvall Ave NE allowing the City of Renton to serve the area rather than the Water District 90 which now serves the area with undersized water lines. A soft trail will connect Duvall Ave NE with the plat and extend to Chelan PI NE. providing a connection for foot travel. d. Overall Design: i. Open Space/Recreation: Provides a soft trait within the buffer which will enable the residents to experience the stream and wetland areas, provide passive recreation and provide access to Duvall Ave NE. Play equipment and a gazebo will be provided in Tract A. ii. Circulation/Screening: The design of the plat is superior to that of a standard plat in that additional lots will be located to the west of the buffer and not along Duvall Ave NE. In fact additional buffer width will be provided along Duvall Ave NE adding protection to the stream and wetland. iii. Landscaping / screening: As stated above the buffer along Duvall Ave NE will be increased in width. The buffer on the west side of the wetland behind the lots 5 thru 12 will be enhanced. it is now either blackberries or lawn area of little buffer value. The buffer width near Chelan PI NE will also be increased in width providing additional buffering from the street and existing houses. iv. Site and Building design: Access to the site will be from a new city street which is residential in nature and from Chelan PI NE which is a dead end residential street. No access will be from the Major Arterial, Duvall Ave NE. Building design will be in character with other housing in the area. The lots proposed are a minimum of 40 foot wide. The houses will meet the setbacks required in the R-8 zone and will be in scale with the lot size. (See examples provided) Pitched roofs, varying siding materials, articulated facades will be used. Private recreational space is provided on each lot in the rear yards many of which face the enhanced buffer of the wetland. Additional Review Criteria a. Building and Site Design: The mass, scale, size, and architectural design will be in character with houses in the general area. Each lot will contain a detached single family residence. Front and rear yards will be landscaped along with the landscape strips along the adjacent streets. b. Circulation: Each lot will be provided access by a public street or easement off of a residential character street. Emergency access will be provided according the Fire Department requirements. Sidewalks will be provided on the new city street Chelan Ave NE and connected to the existing NE 9'b PL. In addition a soft trail will be provided connecting Duvall Ave to the plat and Chelan Pl NE. No driveways will access Duvall Ave NE. c. Infrastructure and Services: All required utility services will be provided including water, sewer, storm sewer, electric, Gas, phone and cable. A new water main will be constructed connecting to the main in Duvall Ave NE which will allow the city to serve the area rather than Water District 90 which now serves the area with substandard water lines. d. Clusters and Open Space: Each of the lots will contain a detached single family residence separated by the required side yards. The front yard and rear required by city code will also be provided. In addition open space behind 50% on the lots will be provided in the wetland/stream and buffer area. Impervious surfaces are kept to a minimum while providing adequate and safe access to all lots. e. Privacy and Building Separation: All of the units will be detached single family residences separated by the required side yards. Most of the lots will either face or back up to an open space area rather than another house providing a level of increased privacy over the traditional subdivision where houses back onto one another. f. Building Orientation: See above. g. Parking Area Design: Each of the residences will have parking for four cars. Two in the garage and two on the driveway in front. h. Phasing: No phasing is proposed. The plat will be constructed and recorded. The individual houses will be constructed at a later time. The PUD regulations require that any reduction in lot size be made up by providing common open space. A total of 1685 square feet is being reduced from lot size. Common area is made up of active and passive recreational areas totaling 4023 square feet plus the large common wetland buffer areas totaling 83,084 square feet. The active common space consists of a tot lot play equipment in tract A. Passive recreation consists of a gazebo area near tract A in the increased buffer area and a soft trail connecting Duvall Ave to the plat and to Chelan Place NE. (see wetland enhancement and Landscape plan) We appreciate the city's review and approval of this modification request if there are any questions please contact me at 360-422-5056. Sin y, 7es C. Hanson �s� fl CHRANCREEIICPLAT 922 8 928 Chelan Aivenue NE King CO a ty Tax number 1023M-9.106 & 9440 16 Singlle Family ReSOer ore P. CL PRQ7ECT NARRATIVE The proposal is to subdivide 4.1 acres of land into 16 single-family residential building lots. A Preliminary Plat and a PUD is being proposed to in order to reduce the lot width, lot size and at the same time meet the minimum density required by the City of Renton and to provide increased buffer enhancement and protection along with community amenities. The wetland/stream buffer will be enhanced in areas of buffer averaging. See enhancement plan. Community amenities such as soft trails and gazebos are proposed within the plat and buffer. The property Is located between NE 7"' and NE 10'h Street and west of Duvall Avenue NE. The proposed 164ot plat would take access from three existing roads: Chelan Avenue NE, NE 9`h Street, and Chelan Place NE. The property sheet flows from the west towards the central portion where a class 4 stream Is located. The property also slopes from the east (Duvall) towards the central stream. The stream then flows south and leaves the property at the SW comer. The proposal would be to collect storm water runoff from the streets, sidewalks, homes, and lawns and convey via storm pipe into two proposed stonh, water vaults (one — near the SW corner; second — near the end of Chelan Place NE. The vaults would be sized per the Icing County 2005 Drainage Manual. Permits required: Land Use Action permit, utility permit and building permits Code Modi ication Request: A PUD is proposed to reduce the lot width and lot size to allow for minimum density. (See modificatkm justification) Zoning designation: The property is zoned Single Family Residential R-8. The surrounding area is zoned single-family residential (R-B). Developed parcels surround the property. to the south, west, and north are single-family detached housing; to the east is Duvall Avenue NE. Along the northwest is an existing church. Current Use: There are two residences on the project together with undeveloped woods. The residences will be removed. Special Features: There is a Category 2 wetland and a Cuss 4 stream located on the property. See the proposed wetland studies and mitigation plans. Soil Type/Drainage: The site is underlined with dense Aiderwood series soils that has been covered with trees, blackberries, and shrubs. The drainage design for the proposed plat would be to collect the storm water from the driveway and house and convey the flow into vaults and discharge back into the stream at the SW corner of the property. Proposed use: 16 single family (detached) residences Access: Access to the project would be from three existing roads: Chelan Avenue NE, NE 9' Street, and Chelan Mace NE. A one half street is proposed for Chelan Ave NE 35 feet in width with a sidewalk on the east side. Lots 1 thru 4 and 13 thru 15 will be served by private streets. Sanitary sewer and a new Water main will be constructed to serve the site. Proposed Off site improrements: None Total estimated cost / Fair market value: Estimated cost $950,000; Market value (completed homes) $5,600,000 Estimated quantities: Approximately 1,000 cu yd of material will be excavated to provide for the infrastructure improvements. The material will be used to elevate the easterly lots. Approximately 250 cu. yds. of select material will be imported for trench backfill. Trees renxmW-. Several trees will be removed to construct the roads, access tract, and storm water facilities. There will be trees left after construction located within the Sensitive Areas and buffers. 35 trees will be removed from the lot areas. 9 trees will be saved. 2 new trees per lot will be planted totaling 32 new trees. 24 trees is required. (See tree worksheet, tree retention plan and landscape plan) Landscape Plan: A five foot landscape strip will be provided along Chelan Ave NE. A ten foot strip will be provided along Duvall Ave NE adjacent to the new kits. Two new trees will be planted on each lot. The buffer areas along Duvall Ave NE will be left in the natural state. The wetland buffer that is being reduced in with by averaging will be enhanced per the wetland enhancement plan submitted. A soft trail will connect Duvall Ave NE and Chelan PI to the south running thru the site at the rear of many of the new lots. A small gazebo will be constructed in Tract A in a newly landscaped area (See Landscape Plan) A Play structure will also be constructed In bad A along with a bench nearby. Dedication to the Gty: The extension of NE SO Street and Chelan Avenue NE will be dedicated to the city of Renton. Proposed size, number and range: The lots range from 3930 to 7,600 square feet. There are 16 proposed lofts. Sob shacks sales trailers, and model home: No proposal at this time CHELAN CREEK 16-LOT PLAT SUBMITTAL CONTRUCTION MITIGATION Proposed Construction Dates (begin and and dates): Proposed construction start of Mid -May 2009, and completing September 2009 for road improvements; house construction would start after improvements are completed. Hours and days of operation: 7:00 am to 3:30 pm, Monday through Friday Proposed Hauling/ Transportation routes: Materials and labor to the proposed site would be from NE 9t' Street and Chelan Place NE into the property. Hauling of materials to the site would be from Duvall Ave. to either Chelan Place or to NE 9a' Street. All excavated materials are proposed to stay on site. Measures to minimize construction activities: Slit fences, temporary ponds, straw roles, and water trucks will be used to minimize dust and runoff during construction activities. Sped hours: No additional hours are needed to construct this project. Preliminary Traffic Control Plan: Utility connections within Duvall Avenue NE will require traffic control during these limited activities. Coordination with the City Engineer and Inspectors will be critical, Once a contractor is selected, a traffic control plan will be provided to at the pre -construction meeting with the City of Renton. The sanitary sewer for the project is on site. The storm system is proposed to discharge into the existing stream. The water mains are located at in Duvall Ave, NE YI Street and Chelan Place NE. Actual construction within the existing city streets will be at a minimum EXCEPT where utility connections are made within Duvall Ave. VIR NM EKAL Q1 ECKUST Purpose of checddist: ;i iN 5ui] The State Environmental Act (SEPA), chapter 43.21C RCW, requires all goverrimental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact went (EIS) must he prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checidist is o provide information to help you and the agency identifies impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. A. Background 1. Name of proposed project, if applicable: Chelan Creek 2. Name of applicant: Ben Pillo Living Trust 3. Address and phone number of applicants and contact person: Applicant: Contact: Ben Pillo i_i dnngg Trust Linda Pillo Attn: Lis Pillo 206-310-4420 541136 Avenue SW Seattle, Washington 98126 4. Date checklist prepared: May 23, 2008 S. Agency requesting checklist. City of Renton 6. Proposed timing or schedule (including phasing, if applicable): Preliminary Plat and PUD Approval Fall 2008 Engineering Construction Document approval Sprang 2009 Improvement Construction starting Summer 2009 7. Do you have any plans for future additions, expansions, or further activity related to or connected with this proposal? If yes explain: No 8. List any environmental inforn tion you know about that has been prepared, or will be prepared, directly related to this prol7osai: Wetland/Stream Study for Chelan Creek PUD dated Ma 27 2008 Wetland Mitigation Plan (Sheets W1.1, W2.1, and W3.15 dated May 27, 2008 9. Do you know whether applications are pending for ovemment approvals of other proposals directly affecting the property covered by your proposal. If yes explain: No 10. List any government approvals or permits that will be needed for your proposal, if known: City of Renton approval of platting and PUD applications, demolition permits, engineering plan approval, utility construction permits, and building permits. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. Lead agencies may modify this form to include additional specific infiomiation on project description.) The proposal is to subdivide C49 acres of land into 16 single-family residential building lots. A PUD is being proposed to in order to reduce the lot width and at the same time meet the minimum density required by the t ity of Renton. The wetland/stream buffer will be enhanced in areas of buffer averaging. See enhancement plan. Community amenities such as soft trails and gazebos are proposed within the plat and buffer. 12. Location of the proposal. Give sufficient information fora person to understand the precise location of your proposed project, including street adress, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range of boundaries of the site(s). Provide a legal description, site plan. Vicinity map and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist The proposed pro ct is located In the east hill of Renton between NE e Street and NE 1 Street on the west side of Duvall Avenue NE. The property has two exiting residences — both of which will be removed as -ppaart of this appppl�ication. The IGng County flax parcels are:1023OS-9106 and i02305-9440-all in the SW GIs of Section 10, Township 23 North, Range S East, W.M B. Environmental Elements 1. Earth a. General description of the site (circle one) Flat, rolling, hilly, portion steep, slopes, mountainous. other b. What is the steepest slope on the site (approximate percent slope)? The steepest slope on the property is 30% c. What general types of sal are found on the site (fbr example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland: Glacial Till d. Are there surface indications of or history of unstable soils in the immediate vicinity? If so, describe: No e. Describe the pur ose, type and approximate quantities of any filling or grading proposed. Indicate source of fill: Approximately 1,000 cu yd of material will be excavated to provide for the infrastructure improvements. The material will be used to elevate the easterly k*L Appro imatelly 250 cu. yds. of select material will be imported for trench ba icl�ll2 x f. Could erosion occur as a result of clearing, construction or use? If so, generally describe: Yes, erosion could occur during construction. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 6O% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Slit fabric tencin% sedimentation ponds, and swales will be utilized during construction. 2. Air a. What types of emissions to the air would result from the proposal (i.e., dust, automobile odors, and industrial woad smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known: Emissions from constriction equipment, dust during construction. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe: No c. Proposed measures to reduce or control emissions or other impacts to air, if any: Construction equipment will meet current State and Federal emission requirements; dust control (water) will be provided during construction. 3. Water a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year- round and seasonal strearns, saltwater, lakes, ponds and wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into: There Is a Category 2 wetland and an associated Class 4 stream located on the project. The pass 4 stream eventually drains Into the Cedar Rimer. 2) Will the project require any work over, in or adjacent to (within 200 fleet) the described waters? If yes, please describe and attach available plans: yes, see the preliminary grading and utility plans 3) Estimate the amount of fill and dredge material that would be laced in or removed from surface waters or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material: No fill or dredging is proposed in or near the wetland or stream 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known: No. 5) Does the proposal Ile within a 100-year floadplain? If so, note location on the site plan: No 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge: No. b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known: No. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any for example: Domestic sewage: industrial. containing the following chemicals...: agricultural: etc). Describe the general size of the system, the number of such systems, and the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to sere: N/A c. Water runoff (including storm water); 1) Describe the source of runoff (including storm water) and method of collection and disposal, i any include quantities, if known). Where will this water flaw? Will this water flaw into other waters If so describe: The property sheet flows firm the west towards the central portion where the stream is located. The property also slopes from the east (Duvall) towards the central stream. The stream then flows south and leaves the property at the SW corner. The proposal would be to collect storm water runoff from the streets sidewalks, and lawns and convey via storm pipe into two proposed storm water vaults one — near the SW corner, second — near the end of Chelan Place NE. The vaults would be sized per the King County 2005 Drainage Manual. 2) Could waste materials enter ground or surface waters? If so, generally explain: No, Household spills could enter the storm system. d. proposed measures to reduce or control surface, ground and runoff water impacts. If any: Storm water BMP's (Best Management Practice) will be incorporated into the project to minllmimi surface and ground water impacts during and after construction. City of Renton standards for BMP's will be incorporated and shown on the utility plan. 4. Plants a. check or circle types of vegetation found on the site: XXX deciduous tree: UW leaf maple black cottonwood MUeyerg Breen tree: �r r western hemlock shrub grass: miscellaneous unidentifled grasses and fgrbs. i000 pasture crop or grain wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other water plants: water lily, eelgrass, milfoil, other other types of vegetation b. What land and amount of vegetation will be removed or altered? All vegetation within road rights -of -way will be removed. Approximately 50% of the site will be cleared and graded, c. List threatened or endangered species known to be on or near the site: None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: A portion of the development is pro to retain existing trees and vegetation, Landscaping will be prov old along street frontage by the developer addkk na1l landscaping will be provided as part of the home constructkon by the builders. S. Animals a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: birds: hawk heron, eagle other mammals: bear, elf, ver, er fish: bass, salmon, trout, herring, shellfish, er b. List any threatened or endangered or endangered species known to near or on the site: None known. c. Is the site part of a migration route? If so, explain: No. d. Proposed measures to preserve or enhance wildlife, if any: None. 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, woad stove, solar) will be used for heating, manufacturing, etc.: Electricity and natural gas will be used to meet the project's energy needs. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe: No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Homes will be constructed to Washington State energy code requirements. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste that could occur as a result of this proposal? If so, describe: Unknown at this time 1) Describe special emergency services that might be required. N/A 2) Proposed measures to reduce or control environmental health hazards, if any: N/A b. Noise 1) What types of noise exist in the area which may affect your project (for example: Traffic, equipment, operation, other)? Trafflc — from Duvall Arne NE 2) What types and levels of noise would be created by or associated with the project on a short-term or a kxV-term basis (for example: traffic, constriction{ operation, other)? Indicate what hours noise would come from the site. Short-term noise associated with construction equipment. Long-term noise associated with 69 new single-family homes. 3) Proposed measures to reduce or control noise impacts, if any: Construction equipment will meet State and Federal noise regulations. S. Land and Shoreline Use a. What is the current use of the site and adjacent properties? All surrounding property Is single-family residential. b. Has the site been used for agriculture? If so, describe: NO c. Describe any structures on the site: There are three (2) existing residence located on the project boundaries. All our owned by relatives. Bath houses will be removed. d. Will any structures be demolished? If so, what? yes, all buildings and structures on the project EXCEPT the residence (922 Chelan Ave.) will be removed. e. What is the current zoning classification of the site: R-8 Single Family f. What is the current comprehensive plan designation of the site? Medium Density - Residential g. If applicable, what is the current shoreline master program designation of the site? N/A h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify: Yes, Environmentally sensitive areas include Category 2 wetland and a Class 4 stream L Apprvodmately how many people would reside or work in the completed project? 45 j. Approximately how many people would the completed project displace? 0 k. Proposed measures to avoid or reduce displacement impacts, if any: N/A I. Proposed measures to ensure the proposal are compatible with eAsting and projected land uses and plans, if any: Proposal conforms to Comprehensive Plan and Zoning Code and the residential development occurring In the area. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing: 16 new middle income homes. b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income housing: 2 — middle income c. Proposed measures to reduce or control housing impacts, if any: Mitigation Fees. 10. Aesthetics a. What is the tallest height of any proposed structure(s). Not including antennas: what is the principle exterior building material(s) proposed? 35 foot Wood, concrete, wood products 7 b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any: None. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Light and glare associated with new homes plus proposed street lighting meeting City of Renton design guidelines. b. Could light or glare from the finished project be a safety hazard or interfere with views? No c. What existing off -site sources of light or glare may affect your proposal? None. d. Proposed measures to reduce or control light and glare impacts, if any: None. 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Coal Creek Park, Gene Coulon Party Sierra Heights Park, Honey Creek Greenway, Hazen High School, Honey Dew Elementary School b. Would the proposed project displace and existing recreational uses? If so, describe: No c. Proposed measures to reduce or control impacts on recreational opportunities to be provided by the project or applicant, if any: Pay City of Renton Park mitigation fees 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe: None known. b. Generally describe any landmarks or evidence of historic, archaeological, scientfic, or cultural importance known to be on or next to the site: None known. c. Proposed measures to reduce or control impacts, if any: N/A 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing system. Show on site plans, if any: The awtion of the property (11.lots) would access from the easterly end of NE 9 Street and the other portion of the project (4 lots) would access frorp the northerly end of Chelan place NE. One lot will continue to access NE 10 St. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Yes — KC Metro Route *908 provides transit service from NE 8v' and Duvall. c. How many parking spaces would the completed project have? How many would the project eliminate? Two parking spaces per lot plus the garage. d. Will the proposal esquire any new roads or streets, or improvements to eAsting roads or streets, not including driveways? If so, generally describe (indicate whether public or private). Yes. The project will be required to provide frontage imp—remerAs along Duvall Avenue ME; street improvements will be provided a nlO g NE 9 Street; the extension of Chelan Place NE. e. Will the use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur: 14 additional single-family houses wound generate 135 additional trips per day. Those trips wound be split between the Z access point. g. Proposed measures to reduce or control transportation impacts, if any: None 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, Dice protection, health care, schools, other)? if so, generally describe: The project will result in an Increased need for all public services. b. Proposed measures to reduce or control direct impacts on public services, if any: Increased tax base Rays for services. Parks, fire, sewer and storirn water mitigation fees will also be paid. 9 Jun 06 48 11,38a Offe Engineers 16. Ufflues 425-988-0292 p.1 a. Circle utilities currently available at the site: naaiyraf septic system, ottier. b. Describe the utilities that are proposed fnr the project, the udiity providing the service and the general c onstniction ac�lvities on the site or in the immediate Vicinity which might be Sewimr and PWdite AC== - Oty of Rerndovr Wafr — CA Of ROW& n PowarandAbtural Gbs--PagetSbw2dEnergy FAMMT QMWW QMe er — Qt DMarnet'A z ess — Cbwm= r C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to, make a decision. Signature: Name Printed: Of a fieers PLLC Da Mr; iple , Date Submitted: 1a t 1] ITun 29 45 34820.E r Jun 27 :5 0800.00,-$1.10irs, #1.00st Manuel merry, a widower to -Marvin B. Thompson, a single man Fp g b n oys Cad afs unto DIP, hxa h a, the folg traot,lot or parcel of land, At, lying and boing ix► the county of k1ag, 8t of (rash, and particularly bounded and d f: Beg at the NA corner of the gj of the Wj of the SHk of the NW* of sea., 10+ tw : 25, ur 5 ew.w; th 8 660 ft; th A 330 ft; th N k30 ft; th B 210 ft; th N 210 A; th E 120 ft; to the pob; ooutaining four I i4f.,, m. or 1, t l0 ft off the north end and 12 ft of the crest si%-%o reserved fd-we►�t. :>u good and lawful rt to poll and convey sane; ffi, and that h" b-V warrants and will defend the Hams fa all 1Awful alma Yeunusl Terry r 7 45 b Y uaduol Terry, a single pan, bf ALS Orook, J :: re�edt Renton no Dec 9 46 (NI pp, 12823 - 35 80). ,3 a 4 i i 1 Z 190-2 City & Oo of Sail k'ranalauo,GeLif JUM-45 by Lei) +..Yerian,,4zxtR6gnl Treau of last 'id oorp(of)bef .Arthur LT-healy Court `'ommsr for the Sup Ovurt of the Mate of Uslif in aM for the Uity a Co of Lion Franoiseo rusa't Ian Nx ®isoo ka= (Oom=E deal) o:,iL i %. pre at U e viill of tim Superitr Court Wito earl j>.'Arakera'-h 651 Lex Lor Bldg.-i ty (2630437) (a 6 PA Ju15-0 ..p 3483191 hr' 2-�� Aubrey Greer Olds `- t to TM Thomas M. 01d s The. fp does make,canstitUte end appoint sp any true eni lawfulattyScr me and in my name,place and ateau,and z'or my use sad 1�cinsfit to tran- sast ando nduet eny matter of business in vvLoh 1 may have an intkrest and to aslk,demernd,sue for--emas Gant295599)-- Aubrey fuser olds koa JanN-M4 b,-' .br5y Grew k.,lda,bef F.J.wettriek npror'Wnreaet S (no Sep 9-45) I::lsu Aubrey career Ulds 5312 5th :v6,V1ty5 (,b PA lt,15-45 Goo AS'j 192 � y Oat 29-43 y Thomas M.Olds 1 to Aubrey Career Olds The fp does make,Donaritute and appoint sip ai ksasi nis trt%e and le wfni Ma etty for him and in his name, place and stead .and for Us of her use and benefit to ask,demand,sue for --sines Ge4k2955993-into ded any at eve alley place may or park ror public uses-- geet-Met-M9s Thomas -A. Olds kow Oct 29-43 byThomes M.Olds,bef F'.u.Bsimis npforiVrresat3(n9 Fab 6-44) iYjltoTha as M.Olds �312 5th NB,City5 saint �-ul 5-45 3483193 i`-------� Jun 25-45 fl.&ova Q C Vanuel Terry,a widover,and tG.E,Thompson,a ea to Puget Souad Power & Li�;ht Company, a PrCisetts , p cep The rpm onvy & grant tosp its 9&s ,the right,privilege and authority to oonetruot,ereat,a;.ter,improve,repair, operate --same as file l:o. 2970090--single line--kow: mho A o+ the Wi of thy; bEr, of tb0 NW; 71f dea IOTA 23 N H 5 $WU Laws the N 210 f t of the W 210 f t tho f; aild 496 the 8 660 f t thof The center line of ad trnsmn and distribution line to be loe ssf's: Along the N side of the road alS the W side of ad traot. Tgw the right--iomit per tc blast,)-- M.&.Thompson Maas! Terry kow Jun25-45 byManuel Terry a ivido wer snd M.' . nccmpson,a beoh bef Edvtord le-ftk ThvU4 npXor.:rwesat5(n9 Feb 3-47) Ulto ap Uty $smt Jul 5-45 Sao 34$3194 :n 21-45 U.&ovc ,....�� U J. L. Gash and Clovis Mey 'Gash, kmf to rugs; Sound 66a a'awai & Light l:..;.^er,`r.,a Ve,!P (1ntr The fp does hrby o4vy & grant to spits a�e,the ,right,--Smasf ietio. 2970090--single line--kdw: `"hat par of the sik or the It Lu SMs 6 Tp 23 N H o 4rifA9 1yag PE a of Sunset higbmey a-d N of Gtees trenamissionLins r/vy ,fte on'tr--In a NwLr direo tion approx 900 ft Wof the N 1P of 4d soo 6 'xgw therighv- J.L.Oash viofis amyGeah kow Jua2l-12_ by J.L,Gash and Clovis MsyGash,bef k4wer3 r.Thwing npforWnresat 8(ng Fab :-47) Mto sp City v Is co. •L t r 1 D� Cat 21 37 `` 2970090 SeP �'4 57 -, 1. end r-rQ r y Mayrus G -,c iIs , a wid ane, hUT1a 3 Grain and Naxie Crni�* hLvif;.'vra da to ru•Sc : Dolmd :eoY.171r awi ` tr: Gampi Y i, a mass ooip, 3rtee 2-Mat tha rgantorz for s r& ihi Con utfi,��-rx as -above re opt o .L ti4bic h to hereb dada ?ledged, hereby] oaarveys Liid grant3 to the �g gtantee its ri prtiFi`s.eie and autvority to c0s�,ruct, erect' ' altot. improve, Upair,- aparAto and 3auii twin an ala tr10 trnnacin and dlgU-ibutfon jive, 00=1st;na of a sinE.,,e In o 49 ne¢asssr,�raaes, grys and Unchors, €end to pi&co uban or stispand. from. S+Ieh po3:aa trammissio#, diBt-ribirAoxx aDd signal Wtrea# i. ulatore, maw croea--arm b tr2zaf'ormers and other necessary or _ aonv6ni6n•t appurtemnoes, across over and upon, the Sfto.' end 'Sit. in .. kow : .e; •' - • S" half Of thO 9Va of the = Of the S�z of eea 7twp P.1 N R 4 : s ; 4 coritg: 5 acres ; x The ,o�atar Una of, ad.traaa si.on. a�r.d distribution line to bed���= 3+at 00i.d as fls: . - now stal:sd'out•, loaf ted and eatab.11shad eorose, 016r' th4--abv digood tt., 3nal the ilt to aztennd, ad Line. !cross zd.. tt *I*"' p ay+-'. t�, . Ali Ms : sd eatn; o f . this, line on my Pp ty t o 'gib In °'A' 1,s• ,_ T "'r 4k11-times-tQ the�grwntee, Ita.ba, of Ingreips�tc�'ar� frosi'; nds aarobs ad ont, lands' or .the grantor iCm- •-the ooiirc t;s.rg; rscopx�struat;t �.ape�i�+i.r rQ.xwin,, a�.aring:� .c pa; 11:ing and opera UuS sd I Dine ,-• an-d the rt at -ally ti=4 ta,,-, .. sd -1a8 ;..'* res• rind �-apnnrt ;arc& Ind laildo. the ''right: to the grantee, it Asa,.• at all- tunes 'i&4_ a�:lu }iah iLna titn3�er, and t$im all txaab stgndin� -vr grow. in -the ol�itl oa o f •thp. gr.a+a , conk ti.t=A7 d to ad ie•.gr to `their heir$;zac or cssi,ns, dRY e;; aura... Will, -Aot . doOL4y ble-sting or l dischurge any s5[rlosf q;� of~--�00'-ft of •sd.•line'wlthwia ' �,ivi.ng reasonabi:e•unto . n_.w ' ggr , � , Of i:iMantionl � t��:'- � is s,,, fl to too � r -Tha, rts,' title, prXvi1690s and uth hrby grant ad and be....1- a 'fo-rce until. such 'orris as the grtee, : its . Na #- 3h�l�' #rR, • pezm dnontly remo- e• sd. pglaA, miris and appur-t ftc; 's nhall 0thertviee ptwta outly- aubandon sd 1n, at whidh -1�1*6. ' .priv and auth-•hrby, rantad sha11 -tormi.nato.., ..r IV.gy tills i•nst' has " bean Axe. � I by Claude S3arlcer, :her -, 0harles Craig King �Z=zg� co l'rn bent 30 37 wy rCrgrle Croix and .arse Craig bf .:a1t � S vei'teon np for l:n rea at i 'rn (ns Jun 26 jcaVseptSb 59 by. a-za Claudd, a BarXer, if sor IrYrti.� U a bf V:sl%ar Svanaon 1119 for 3;' r ;a at r ;.lbiirn (as Jun 28 /;A,) f1 dby moil fp 0 .rjP4,a '.an r, r, ry.. • y i .ram..... _ ro • qq TKIS AQRBVNW soft this ZL' ay of, by "d betv"JI, Be X PiiIQ 94 -a" his wits, parties *9 Mw ftrat part. and KING COUNTY WATER r' ISTRICT. 090. a =mLcLjqmI corpornIon a KIND Camty, state of vAdUj*- - too, party of the second Party XTY956mg That said pactLes of the !lest put, fm and I is aestisLdw*Uan og i the am of 01-00 to tbom in hand paid by the said party of tke seaced part, and Other v wbla ammidkmation, vomLpt vbmweof is bw4W avftw- lodgad, do by assess presents grant, barvaLs' SoU, conir v, sadman= zk' =to the MALd party 09 the $soma Part a rift-Ot-way or ememmat ftv eve Water Pipes )"I the 04100440407 44PjIO&*AIU- totuft" d4weribed prepefty situated 92M Una -2U "ft v*z=wwIY - IF =Ibod as ftliefte Thit part of Section 10, Township 23 North. Ram" 5 Cast W.M.. described as foXiows The Westerly 30 ft. of the Worth 330 ft, of the South 660 ft. of the A at the WIS of the gmix of the M%. � �..- r • -- ZYN �'.st y. e 'A. F� • k toil. I f y� fir. a • a�•' -. � �.*�l�F-�'4.yB�t#�{ � (� tea- .. �.J - x1° i. L•'sY'�I ��k�N. x�_w.1 Y,� i<: �' - � '.r �, _ 'r:r` �i .. - r �= : �-. , ,ter . ".'l'c" P`3.',-yr ,�,•++. i s .. �+, r to �k r ° Or 5 r rra �♦ Vi S � d NOW s • r � � i •4t[ � ,?" r Ot ��d irk � i � �+:4. .� T.- • .� : -�..�� .^�r.r {.._,-_-I.�..•. .�-_r_....-m r.��.w..�.^�.- ram___.__ _�_ -_- _.. .. OF I 1 s; I aaaaa as spas 11f01 :.nds tug of v/ K-.y •� Ili ,1 • by and bstrsan W/ pwrtlee of the ,Gast pert. and as wl `w�i.�ni�� a a�a� ps»porati m *4 xLd4 ■ w - I Rats e= taxi, Dam of the meomd psstt '=@a m# '#bat asid pastLes of the first post# aW ad is of the sm of i*.00 to Una in bMG pate br MW said VWW pat Me BOW" past, sad other VS&UN&W aoasiastatiaae seseu* wber"t is baaaft WNW- 104rd# de by tome psese u gemLe bulls a. OQU# 4mvel# "a 61PNttsw ante the sai*d party of the asomd past a VL§M-"-"y os SMOkOt IM Ak .._.,.._.... Watl. er pig nth !is ses"#ay gvAckda- snoM aver, tb oup. aum" and up= the Soi md" devarlbsd pa+o Wtr situated sa •...�.._,.....0,.A." �iL... - C w wpl . pveRiastas do- facund as f umme That part of 60atioa 10, Tommkip 23 Worth, range S sast M.x., described as follorss The Westerly 30 ft. of the south 450 ft. of the Worth 660 ft. of the A of the Wk of the =* of the 0*0 11 '3�wz i M; JA jv-.my of �-.Evuwrcf J, I n;;t-Jtuinn of cny ouit or iwoueedim, c i- I i,.n . W-or, noon -q.jd pro-urLy for 'Am caid ;sr' np. - z,ny co nn ;,,t1oY4 * rA i farovitl t Q:lb., t it j, ric, wrl. n: r y -irri W i -,foji iubj- lity . th..'r("for; i-oviied th. t :such Construr ctine, op., 1, 1w 0 pa at r Pis he zxcv- OPM1 tied 931 ItA-h ', mr-ri-jer Qj,!t the vivate fi jjr,!%fefj-rjtj., O.CiBtingr In this right -a: f. ij!?� I' nest ')c eiaturbed or deetroyod, -Fx�,;A eveilt tfict they distiu,' frl c- J(�f7t-royed they w112 bn rfy,_r Ced fills good u acildition as they wave Ii.-imeditcly tin -fore the pronarty w;. a (Mtoy, upon by the party of the second part. LA-i011 GVN SO COUPTY not; for the Mt,-,te ividersigned, n .ryr 'PlablIc III /Pr h-reb--j cartify tbat on this day of .-,ppcavcd before ir, de-,cjribed n &nd who executed the foroo Ilff. rvm that they signed r:wl sealed the aamlv ra"theie free ta load for the usea and vurpoaes thorqln AbbfiniRod. 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CAN 0.4 irPCmImPe t+0 P Nt1f rr14'[ � �I (J/•ifNCORPORATED ^1 ( d+a+AL _?7•r Kll* COUNY _ I I/ 11► P LINE GiTY OF' RENTOH r I, JNr B c fiMJN Llot Lr.[ !w I atoll JI, EQpI atge. :►N.L '• e ' _■ - rgwf rpraNiwT r0 .ngl N r rof. JEC a,LOT 8 r1. �. ,+'r I• I[C x N13lI 10 r f ME) JJ ILA 199 AW Ax. A l.Ji l.rT. N$am l�T 1�q�Ir�L �r 17 i a411Z ILIZ ' 3 1Y x 1 11WIY�t.Fi'JIiIJWL♦YN � �Ip 1 if, "m _r4N LIM r1low wc.�W.AMMOR 11 JOM or .E.I.Lr cI � 7/n.4 rru O1 { pW�l'RlDNOP� 11 rx JN.rlrfo.0 .V� wnwr � 'J i Pr tL . r+ Rr rw c Y+ITL(•NL/A< tAMRT. tJP.NT+(Mr JTL9 ra0L1C •fJt Ito a!-Rrrlr nrl.r r Ir Ig: Y JP I11 wL +NDYlrrrt1 14 '.7r .r[A lafw r Ir.Y:paarnNlao rNIS TFf P tf-T °rK.INrfOr r IF rrare ofWw rvrn QI+ j ltypNaIercNr. t -IF Ji1 rErr FAL" or- CJv7L0 +N pLFRM fir•• raLar;rrr. blNrrH. 1s Ya .J 1rAr.rlws •a ZPWWAT � [ m m Liar + Aa.rrr YQL :ail . so M0400 QiFA RWY. lAmrRG+IENtArlaw Pool TNIS ft*wy If+a + GCOOlme-Ere 400 S, ELECTMWiC DIST4WE REAAIlNS LWIr, 'IMEOWN YSEO i"+' ._ SURVEY WAS J CLOUD TRNJrEW r(ETING OR ERCEERIMG STaNOAAOS MY aY NAC 338-130-090 JNrf Yf1E Clr" RI NENTOI+I. ! — JT' -wpl • r.LC a 1 *$VRNE1'#*XWE 'r !pV•10.LY• ilif JO.AJS'NVIT .N OX.!•• J_ �J{IE 76a V -%:T 7 .00OCAEEN Pt VOL. M, .r JIGE a'. . 31 a!_: ;v _SrJ'Ef I -fWFj CaEE+ in JT -.•+E E: ' h:' 'r r;SVWF GALS It+ .'OL..'a . :r+aJ,E 3. !I 4 .r -.r :Sk =ACQj 111C0 ' .Q:. Si9. J 7J r _E IM3NE 127MSWEE ,. REDMOM, WA 9". wrt, i�21 a J FAX (A26/vLr(.-1`KAJ K ® C.OVNT 80LNCARVLffA U1ai6dElffN0. LWLQQAZ SHEET2 OF 2 -bcz/69 1 o-3oUa6-Ma170-7100Z E I i ROAUNAY MAX11M LICK ASID US6 AGREEWT r ` a For valuable consideration. the receipt whereof is hereby i a acknowledged, the following parties, owners of parcel ;f lang 4 adjacent to property being u..Red ror ingtreas and egress ioudr ` residences, do hereby desire to enter into an agreement to share the cast of the maintenance of the following dasaribed easement under the terms and conditions of this Agreementt 874me 17 RC49b 8 RMW P 3,0� Lp CASW.P- flow, t erarore, in consideration of mutual covenants, i� agreements and undertaidingrs of the parties, it is hereby agreed as rollowsl 3. Each of the rties shall be responsible i'ar 25$ of o the costs zAipair and imintance expense to said roadway, and that they shall all share In said expenses cooperatively, and that slid agreement to share it the maintenance and reppaair of sate roaduray shall run with the land and be of benefit to and bindings upon all subsequent owners or successors in Ui interest of the parties hereto. �2. If any party hereto shall default in any of their obligations } under this apraement or fail to make any contribution toward the cost of maintenance called for herein, the injured party F" to, or parties may eases the easement to.be repaired and charge the deRpltings party for their share of the cost thereofl and it is weed that the cost thereof shall be and become a a valid lien upon the parced so Chargsedl and if an action is camqenced to enforce the collection of the said contribution F� and/or a foreclosure of the said lien, the defaulting party t shall be liable, in addition to all remediao. for all costs sstd _yeas ble attorneys fees rr+r in *.ho sa ac#ion. goat/ d-Z bir) STATE OF WASHINGTOH. Roaaid L. Cray County ar Panalu D. Cray TIIiG 8aa Pill* Oo And ay penarully iPMffd bernar me Ellen A. fleedetta Andra L. Anetil to we known to be 91k Amduals dambed to ad who eaeeuted the Ig'an-,fa � lnstivnxnl.+ndaeknowledg,tdih+t that' ugWedtlleaan7t7f their fatif « "l and deed. far the utet and purpates Ihere�a Itkntianed. ,: �� .. � s4 GIVEN under mf hied sad official seal Ihn 14th day o pr1l �/ 4. ' 0 H [,sy►r ,tea ' ! i -i AMH KCJ:.twlfj I ;TURN Lr w CD ti 0 I r ,91 e I I AIN RE CEIVEb HoL PArmrTiOR77ialEji I71SB C,.fw.&..V— iw TO: Hanson Consulting 215 Columbia Street 17449 Mallard Cove Lane Seattle, Washington Mt. Vernon, WA 98274 98104 Attn: Jim SUPPLEMENTAL REPORT # 1 PNWT Order Number: 675117 Owner: Linda Pilio The following matters affect the property covered by this order: 0 A Full Update of the Short Plat Certificate from April 18, 2008 through May 23, 2008 at 8.00 a.m, has disclosed the following: 0 The following paragraph has been amended to read as follows: 9. GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1, IF UNPAID. SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID: YEARS 2008 TAX ACCOUNT N011MRRs 102305-9119-05 LEVY CODE: 2146 AFFECTS: Lot A CURRENT ASSESSED VALUE: Land: $161,000.00 Improvements: $281,000.00 AMOUNT BILLED GENERAL TAXES: $4,337.13 SPECIAL DISTRICT: $10.57 $2.25 $9.98 TOTAL BILLED: $4,359.93 PAID: $$2,179.97 TOTAL DUE: $2,179.96 10. GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1, IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID: YSAR: TAX ACCOUNT NWWZR3 LEVY CODE: AFFECTS: 2008 102305-9106-00 2145 Portion of Lot B CURRENT ASSESSED VALUE: Land: $556,000.00 Improvements: $147,000.00 (continued) SUPPLEMENTAL TITLE REPORT Page 2 Order No. 675117 AMOUNT BILLED GENERAL TAXES: $6,873.60 SPECIAL DISTRICT: $2.40 $9.99 TOTAL BiLLSDs $6,885.99 PAID: $3,443.00 TOTAL DUB: $3,442.99 11. GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1, IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID: YZAR : TAX ACCOUNT NUNBsR: LEVY CODE: AFFECTS: 2008 102305.-9.440- 05 2146 Remainder of Lot B CURRENT ASSESSED VALUE: Land: $355,000.00 Improvements: $114,000.00 AMOUNT BILLED GENERAL TAXES: $4,602.07 SPECIAL DISTRICT: $10.57 $2.40 $9.99 TOTAL BILLED: $4,625.03 PAID: $2,312.52 TOTAL DUB: $2,312.51 • Except as to the matters reported hereinabove, the title to the property covered by this order has NOT been re-examined Dated as of June 2, 2008 at 8:00 a.m. PACIFIC NORTHN ST TITLE COMPANr By: Curtis Goodman Title Officer Phone Number: 206-343-1327 JMB PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. •fia�(,�t 215 Columbia Street Seattle, Washington 98104-1511 ¢'Vp Title Officer, Curtis Goodman (curtisgoodman@pnwt.com) Assistant Title Officer, Rob Chelton(robchelton@pnwt.com) Assistant Title Officer, Charlie Bell (charliebell@pnwt.com) Unit No. 12 FAX No. (206)343-1330 Telephone Number (206)343-1327 Hanson Consulting Title Order No. 675117 17446 Mallard Cove Lane CERTIFICATE FOR Mt. Vernon, Washington 98274 FILING PROPOSED PLAT Attention: Jim Hanson Your Ref.: Pillo PLAT CERTIFICATE SCHEDULE A GENTLEMEN: In the matter of the plat submitted for your approval, this Company has examined the records of the County Auditor and County Clerk of King County, Washington, and the records of the Clerk of the United States Courts holding terms in said County, and from such examination hereby certifies that according to said records the title to the following described land: As on Schedule A, page 2, attached. IS VESTED IN: LINDA PILLO, also appearing of record as LINDA M. PILLO, as her separate estate, as to Lot A and LINDA M. PILLO, Trustee of THE VIOLET D. PILLO DECEDENT'S TRUST U/T/A DATED 11/4/99 and LINDA M. M. PILLO, Trustee of THE BEN PILLO SURVIVOR'S TRUST U/T/A DATED 11/4/99, as their interests may appear, as to Lot B SUBJECT TO THE FOLLOWING EXCEPTIONS: As on Schedule B, attached hereto. CHARGE: $250.00 TAX: $ 22.50 TOTAL CHARGE: $272.50 RECORDS EXAMINED TO: April 18, 2008, at 8:00 a.m. A NORTHWEST OR � EST T E COMPANY OF WHI T Title Officer Unit No. 12 Order No. 675117 PLAT CERTIFICATE SCHEDULE A Page 3 The land referred to in this certificate is situated in the State of Washington, and described as follows: Lots A and B of King County Building Line Adjustment L03L0057, recorded under Recording Number 20040406900020, being a portion of the east half of the west half of the southeast quarter of the northwest quarter of Section 10, Township 23 North, Range 5 East, W.M., in King County, Washington. END OF SCHEDULE A E L PLAT CERTIFICATE Schedule B GENERAL EXCEPTIONS: Order No. 675117 1. Rights of claims of parties in possession not shown by the public records. 2. Public or private easements, or claims of easements, not shown by the public record. 3. Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey or inspection of the premises. 4. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records, or Liens under the Workmen's Compensation Act not shown by the public records. 5. Any title or rights asserted by anyone including but not limited to persons, corporations, governments or other entities, to tide lands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or sound, or lands beyond the line of the harbor lines as established or changed by the United States Government. 6. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water. 7. Any service, installation, connection, maintenance, capacity, or construction charges for sewer, water, electricity or garbage removal. 8. General taxes not now payable or matters relating to special assessments and special levies, if any, preceding the same becoming a lien. 9. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including, but not limited to, easements or equitable servitudes. Order No. 675117 PLAT CERTIFICATE SCHEDULE B Page 2 SPECIAL EXCEPTIONS: 1. AN EASEMENT AFFECTING THE PORTION OF SAID PREMISES AND FOR THE PURPOSES STATED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: IN FAVOR OF: Not disclosed PURPOSE: Road -way AREA AFFECTED: Westerly 12 feet of said premises DISCLOSED BY INSTRUMENT RECORDED: June 29, 1945 RECORDING NUMBER: 3482033 2. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: Puget Sound Power & Light Company, a Massachusetts corporation PURPOSE: To construct, erect, alter, improve, repair, operate AREA AFFECTED: Westerly portion of said premises RECORDED: July 5, 1945 RECORDING NUMBER: 3483193 3. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: King County Water District #90, a municipal corporation PURPOSE: Water pipes with the necessary appurtenances AREA AFFECTED: The westerly 30 feet of said premises RECORDED: August 6, 1958 RECORDING NUMBER: 4929604 and 4929607 (continued) . Order No. 675117 PLAT CERTIFICATE SCHEDULE B Page 3 4. COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS CONTAINED IN LOT LINE ADJUSTMENT, COPY ATTACHED: RECORDED: April 6, 2004 RECORDING NUMBER: 20040406900020 5. ROADWAY MAINTENANCE AND USE AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY: Ronald L. Gray, Pamela D. Gray, Ben Pillo, Ellen A. Bendetto and Andre L. Anetil RECORDED: April 17, 1987 RECORDING NUMBER: 8704170496 6. DECLARATION OF PUBLIC SEWER COVENANT AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY: Linda Pillo and City of Renton, a municipal corporation RECORDED; November 4, 1998 and December 17, 1998 RECORDING NUMBER: 9811042041 and 9812172579 AFFECTS: Portion of said premises 7. AGREEMENT FOR TEMPORARY WATER SERVICE CONNECTION AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY: Linda Pillo and City of Renton, a municipal corporation RECORDED: February 8, 1999 RECORDING NUMBER: 9902082449 AFFECTS: Portion of said premises 8. AFFIDAVIT REGARDING ACCESSORY DWELLING UNIT AND THE TERMS AND CONDITIONS THEREOF: RECORDED: November 4, 1998 RECORDING NUMBER: 9811042040 AFFECTS: Portion of said premises (continued) Order No. 675117 PLAT CERTIFICATE SCHEDULE B Page 4 9. GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1, IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID: YEAR: 2008 TAX ACCOUNT NUMBER: 102305-9119-05 LEVY CODE: 2146 AFFECTS: Lot A CURRENT ASSESSED VALUE: Land: $161,000.00 Improvements: $281,000.00 AMOUNT BILLED GENERAL TAXES: $4,337.13 SPECIAL DISTRICT: $10.57 $2.25 $9.98 TOTAL BILLED: $4,359.93 PAID: $0.00 TOTAL DUE: $4,359.93 10. GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1, IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID: YEAR: 2008 TAX ACCOUNT NUMBER: 102305-9106-00 LEVY CODE: 2145 AFFECTS: Portion of Lot B CURRENT ASSESSED VALUE: Land: $556,000.00 Improvements: $147,000.00 AMOUNT BILLED GENERAL TAXES: $6,873.60 SPECIAL DISTRICT: $2.40 $9.99 TOTAL BILLED: $6,885.99 PAID: $0.00 TOTAL DUE: $6,885.99 11. GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1, IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID: YEAR: 2008 TAX ACCOUNT NUMBER: 102305-9440-05 LEVY CODE: 2146 AFFECTS: Remainder of Lot B CURRENT ASSESSED VALUE: Land: $355,000.00 Improvements: $114,000.00 (continued) • • PLAT CERTIFICATE SCHEDULE B Page 5 AMOUNT BILLED GENERAL TAXES: $4,602.07 SPECIAL DISTRICT: $10.57 $2.40 $9.99 TOTAL BILLED: $4,625.03 PAID: $0.00 Order No. 675117 TOTAL DUE: $4,625.03 12. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: TRUSTEE: BENEFICIARY: AMOUNT: DATED: RECORDED: RECORDING NUMBER: Linda M. Pillo, who acquired title as Linda Pillo, an unmarried individual Transnation Title & Escrow - King, a Arizona corporation Washington Mutual Bank, a Washington corporation $119,500.00 April 17, 2003 April 23, 2003 20030423003066 The amount now secured by said Deed of Trust and the terms upon which the same can be discharged or assumed should be ascertained from the holder of the indebtedness secured. 13. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: Linda Pillo TRUSTEE: Group 9, Inc., a Pennsylvania corporation BENEFICIARY: Washington Mutual Bank, a federal association AMOUNT: DATED: RECORDED: RECORDING NUMBER: $250,000.00 June 22, 2006 July 18, 2006 20060718001116 The amount now secured by said Deed of Trust and the terms upon which the same can be discharged or assumed should be ascertained from the holder of the indebtedness secured. (continued) Order No. 675117 PLAT CERTIFICATE SCHEDULE B Page 6 14. Terms and Conditions of the Trust under which title is vested. A copy of the instrument creating the Trust, and any amendments thereto, must be submitted to the Company for examination. END OF SCHEDULE B Title to this property was examined by: Jim Isom Any inquiries should be directed to one of the title officers set forth in Schedule A. JHC/9807211703 • • I • PORTION OF SE/NW OF 10-23-5 rfi\*6t PACIFIC NORTHWEST TITHE Order No . �J�,11 % Company of Washington, Inc. IMPORTANT: This is not a Plat of Survey. It is furnished as a convenience to locate the land indicated hereon with reference to streets and other land. No liability is assumed by reason of reliance hereon. AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055'vA;'AI Phone: 425-430-7200 Fax: 425430-7231 AI STATE OF WASHINGTON ) COUNTY OF KING ) �5 , being first duly sworn on oath, deposes and says: 1. On the 1] day of J20.��, 1 installed public information sign(s) and plastic flyer box on the property located at 4 u for the following project: Project name / AuG] 'Ar- 'P/ Owner Name _ 2. 1 have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter i Title 4 of Renton Municipal Code. i Installer Signature SUBSCRIBED AND SWORN to before me this day of _lea , 20 G1 NgWY PUBI C 'n a l for the Stat4 of Washington, lMalC residing at �- Waftoon K* mv 1� � 10, 20t t My commission expi son j =� I t_ � G_Torms\Planninglpubsign.doc 08/31 i 04 Printed: 06-25-2008 Payment Made: CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA08-067 06125/2008 12:04 PM Total Payment: 4,000.00 HANSON Current Payment Made to the Following Items: 5 20�� Receipt Number: R0803314 Payee: HANSON CONSULTING JAMES Trans Account Code Description Amount 5010 000,345.81.00.0007 Environmental Review 500.00 5011 000.345.81.00.0008 Prelim/Tentative Plat 1,000.00 5013 000.345.81.00.0010 PUD 2,500.00 Payments made for this receipt Trans Method Description Amount Payment Check 4558 3,500.00 Payment Check 2313 500.00 Account Balances Trans Account Code Description Balance Due 3021 303.000.00.345.85 Park Mitigation Fee .00 5006 000.345.81.00.0002 Annexation Fees .00 5007 000.345.81.00.0003 Appeals/Waivers .00 5008 000.345.81.00.0004 Binding Site/Short Plat .00 5009 000.345.81.00.0006 Conditional Use Fees .00 5010 000.345.81.00.0007 Environmental Review .00 5011 000.345.81,00.0008 Prelim/Tentative Plat .00 5012 000.345.81.00.0009 Final Plat .00 5013 000.345.81.00.0010 PUD .00 5014 000.345.81.00.0011 Grading & Filling Fees .00 5015 000.345.81.00,0012 Lot Line Adjustment .00 5016 000-345-81-00.0013 Mobile Home Parks .00 5017 000.345.81.00.0014 Rezone .00 5018 000.345.81.00.0015 Routine Vegetation Mgmt .00 5019 000.345.81.00.0016 Shoreline Subst Dev .00 5020 000.345.81.00.0017 Site Plan Approval .00 5021 000.345.81.00,0018 Temp Use, Hobbyk, Fence .00 5022 000-345-81-00.0019 Variance Fees .00 5024 000.345.81.00.0024 Conditional Approval Fee .00 5036 000.345.81.00.0005 Comprehensive Plan Amend .00 5909 000,341,60.00.0024 Booklets/EIS/Copies .00 5941 000.341.50.00.0000 Maps (Taxable) .00 5954 650,237.00.00.0000 DO NOT USE - USE 3954 .00 5955 000.05.519.90.42.1 Postage .00 5998 000.231.70.00.0000 Tax .00 Remaining Balance Due: $0.00