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HomeMy WebLinkAboutLUA17-000106Denis Law Mayor , ' City Clerk-Jason A.Seth,CMC June 23, 2017 Jamie Schroeder CPH Consultants 11431 Willows Rd NE, 120 Redmond, WA 98052 Subject: HEX's Order on Requeist for Reconsideration RE: Meadow Vue Preliminary Plat, LUA-17-000106 Dear Mr. Schroeder: Attached is the Hearing Examiner's 0 der on Request for Reconsideration. If you have any further questions, you can email Jason Seth, City Clerk, at (425) 430- 6510 or jseth@rentonwa.gov. Sincerely, f Jason A. Seth, CMC City Clerk cc: Hearing Examiner Alex Morganroth,Associate Planner Jennifer Henning, Planning Director Vanessa Dolbee,Current Planning Manager Clark Close,Senior Planner Brianne Bannwarth, Development E gineering Manager Craig Burnell, Building Official Jennifer Cisneros,Secretary, Planning Division Julia Medzegian,City Council Liaison Parties of Record(16) 1055 South Grady Way,Renton,WA 98057 • (425)430-6510/Fax (425)430-6516 • rentonwa.gov 1 2 BEFORE THE HEARING XAMINER FOR THE CITY OF RENTON 3 Emily Terrell Hearing Examiner Pro Tern 4 5 RE: MeadowVue ORDER ON REQUEST FOR RECONSIDERATION 6 Preliminary Plat LUA17-000106, ECF, PP, Requestor: DR Horton Homes,Applicant 7 MOD 8 9 INTRODUCTION 10 DR Horton received Preliminary Plat approval from the City of Renton on May 23, 2017 for a 14-lot 11 subdivision. On June 6, 2017,the applicant filed a Request for Reconsideration toward modification of Condition of Approval #4. The applicant argued the examiner had made an error of law in her 12 interpretation of RMC 4-4-070(H)(6)with respect to the decision-making authority and timing related 13 to application of RMC 4-4-070(E). The ¶pplicant argued the examiner had gone beyond her authority in prescribing the size and location of tine required perimeter landscaping surrounding the proposed 14 stormwater facility. Specifically, the applicant argued that authority rests with the Community and Economic Development Administrator(RMC 4-4-070(E)) and is subject to modification under RMC 15 4-4-070(H)(6)(c) at any time, including during the site-specific engineering review. The applicant 16 requested modification to Condition of Approval #4 to eliminate reference to the size and location of the required landscaped area and the addition of a reference to RMC 4-4-070(6)(c). 17 On June 14,2017,the City sent a response to the Order on Reconsideration. The City stated they were 18 amenable to the requested modification of Condition of Approval #4 though they wished to correct the reference to the applicable section, RMC 4-4-070(H)(6)(c). The City also argued 'that the 19 applicant's interpretation of RMC 4-4-070 and RMC 4-7-080 were incorrect. The City argued under 20 the applicant's interpretation, significant changes to the landscaping plans could occur during construction plan review rather than during the subdivision review process. If that were the case, 21 significant changes could create impacts to adjacent properties without the benefit of an opportunity for public comment. The City further'noted striking the language "fifteen-foot (15')" from the 22 condition does not change the minimum width of the required storm tract landscape buffer pursuant to RMC 4-4-070(H)(6)(c).However,the!City had no objection to the amended code language as these 23 changes do not change the process in Which a buffer reduction can be approved and instead simply 24 reflect the existing code. 25 One June 20, 2017,the applicant responded to concur with City staffs position. 26 Reconsideration- 1 1 ORDER ON RECONSIDERATION 2 As both the applicant and City staff are amenable to the proposed modification, as the 3 modification does not change the required location or dimensions of the required storm drainage perimeter landscaping, and as the requested language does not modify the process by which a 4 buffer reduction can be approved,the Examiner approves the applicant's request. Based on the above, the Examiner hereby modifies Condition of Approval #4 of the May 23, 2017 5 preliminary plat decision as follows: 6 4. The applicant shall provide a fifteen foot (15') landscaped area around the entire 7 detention pond in the Storm Tract pursuant to RMC 4-4-070(H)(6)(c). A final detailed landscape plan consistent with RMC 4-8-120 shall be submitted to and approved by the 8 City of Renton Project Manager prior to issuance of a construction permit. 9 10 DATED this 22nd day of June, 2017. 11 12 Caw. Altel 13 Emily Terr4ll City of Renton Hearing Examiner Pro Tern 14 15 Appeal Right and Valuation Notices 16 RMC 4-8-110(E)(9)provides that the final decision of the hearing examiner is subject to appeal to the Renton City Council. RMC 4-8-110(E)(9) requires appeals of the hearing examiner's decision 17 to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. A request for reconsideration to the hearing e examiner may also be filed within this 14-day appeal18 period as identified in RMC 4-8-110(E)(8) and RMC 4-8-100(G)(4). A new fourteen (14) day 19 appeal period shall commence upon the issuance of the reconsideration. Additional information regarding the appeal process may be obtained from the City Clerk's Office,Renton City Hall—7th 20 floor, (425)430-6510. 21 Affected property owners may request a change in valuation for property tax purposes 22 notwithstanding any program of revaluation.. 23 24 25 26 Reconsideration-2 Denis Law Mayor City Clerk-Jason A.Seth,CMC June 23, 2017 CERTIFICATE OF MAILING STATE OF WASHINGTON COUNTY OF KING JASON A. SETH, City Clerk for the City of Renton, being first duly sworn on oath, deposes and says that he is a citizen of the United States and a resident of the State of Washington, over the age of 21 and not a party to nor interested in this matter. That on the 23rd day of June, 2017, at the hour of 4:30 p.m. your affiant duly mailed and placed in the United States Post Office at Renton, King County, Washington, by first class mail the Hearing Examiner's Order on Request for Reconsideration RE: Meadow Vue Preliminary Plat LUA-17-000106) to the attached parties of record. Ja n A. Set , CMC, City Clerk SUBSCRIB ND SWORN TO BEFORE me this gk ilsgfiQif June, 2017 y i 1\5g10A F /, R 'p///er O N% is U o .., Cynth R. M ya AUBO 'moo , Notary Public in and for the State o 9 '''118;,27;1 ‘C Washington, residing in Renton rr'lio;`WAS\•;•- My Commission expires: 8/27/2018 1055 South Grady Way,Renton,WA 98057 • (425)1430-6510/Fax (425)430-6516 • rentonwa.gov Alex Johnson BoRaS mh CbudiaDonneliv Renton Tech College Renton Tech College 10415147thAve'SE 3000NE4th5t 3000NE4thSt Renton,VVA98OS9 Renton,VVA98056 Renton WAQOOS6 omvChavez Daniel scawilla Jamie Schroeder Renton Tech College Renton Tech College PHConou|tonts 3000NE4thSt 3000 NE 4th St 11431 Willows Rd NE, 120 Renton,WA98OS6 RentonI WA 98056 Redmond,VVA98OSZ Jason Stanford ovDu Martin Paquette 131U8 160thAveSE 3000NE4thSt Renton,VVA98OS9 3000 NE 4th St Renton,VVA98US6 xxorv8ettes None|ohdEve|vneHanson Patrick Danner 14OO91S4th Blvd SE 14024 154th Ave SE S5H|, LLCdbaDRHorton Renton,VVA9OOS9 Rentnn VVA98OS9 1291O Totem Lake Blvd NE,Suite Z20 Kirkland,VVA9DD34 RoxonneStansbenv Sam S ke Scott and Diane Christensen Renton Tech College Renton College 14O3S1S4th Ave SE 3000NE4th5t 3000N 4thySt Renton,VVA9AOS9 Renton,VVA9gOS6 Renton[VVA98OS6 Mmwt'j pv° Sharon Torres Tii nPhan Renton Tech College 210 Bremerton Ave NE 3000NE4thSt Renton[VVA98US9 Renton,VVA98OS6 Cynthia Moya From: Patrick Thomas Danner <PDanner@drhorton.com> Sent: Tuesday,June 20,12017 10:13 AM To: Alex Morganroth;(Emily@soundmunicipal.com Cc:Evanna Chariot; Duana Kolouskova;Jennifer Reiner;Vanessa Dolbee; Cynthia Moya Subject: MeadowVue RecoInsideration -Applicant's Response to Staff Attachments: DRHorton Response on Reconsideration 06-16-17.pdf Hello, Please find attached to this e-mail our response to the City's Response to Order On Reconsideration (June 15th, 2017)for the MeadowVue Preliminary Plat, City File No. LUA 17-000106.We do not wish to offer further comment, and would like to waive the remainder of our comment period in order to facilitate an expedited review of the Petition. Please let me know if this will be possible. Thanks, Patrick Danner Entitlements Analyst D.R. Horton I America's Builder 12910 Totem Lake Blvd. NE, #220 Kirkland WA 98034 Office: 425-821-3400 Ext. 5144 Cell: 425-213-2203 pdanner@drhorton.com i Robert D.Johns (Retired) Michael P.Monroe y ! ` ,, Darrell S.Mitsunaga T1S.! `. .)= 1•_r t Duana T.Kolouskova t. ! 1 i olousko a, p,,,, ' ' u t ( t .. Vicki E.Orrico Hearing Examiner June 16, 2017 c/o City Clerk 1055 S. Grady Way Renton, WA 98057 Re: MeadowVue—Preliminary Plat LUA17-000106, ECF, PP, MOD Dear Ms. Hearing Examiner: We are the attorneys for Applicant SSHI, LLC, dba DR Horton, and are in receipt of the City's Response to Order on Reconsideration. This is to advise that Applicant concurs with the City Staffs position and stipulates that the changes to the Order on Reconsideration as requested in the City's Response are acceptable. Sincerely, Vx29,,,....„..1 Duana T. Kolouskova Direct Tel.• (425)467-9966 Email:kolouskova!ajmmlaw.com P cc: Alex Morganroth, Associate Planner Vanessa Dolbee, Current Planning Manager Cindy Moya, City Clerk Specialist Patrick Thomas Danner 422-3 MeadowVue Reconsideration Response 06-16-17 T: (425)461-2812 •F:(425)451-2818 11201 SE 8th St •Suite 120•Bellevue,WA 98004 www.jmmklanduselaw.com Robert D.Johns (Retired) Michael P.Monroe Darrell S.Mitsunaga Johnsi torirou Duana T.Kolougkovd p 1 . w1..11.1 'y g K®1oUS1®Va,'1.f, L f Vicki E.Orrico Hearing Examiner June 16, 2017 c/o City Clerk 1055 S. Grady Way Renton, WA 98057 Re: MeadowVue—Preliminary lat LUA17-000106, ECF, PP, MOD Dear Ms. Hearing Examiner: We are the attorneys for Applicant SHI, LLC, dba DR Horton, and are in receipt of the City's Response to Order on Reconsideration. This is to advise that Applicant concurs with the City Staffs position alnd stipulates that the changes to the Order on Reconsideration as requested in the City's Response are acceptable. Sincerely, Duana T. Kolouskova Direct Tel: (425)467-9966 Email:kolouskova(tijmmlaw.com cc: Alex Morganroth, Associate Planner Vanessa Dolbee, Current Planning Manager Cindy Moya, City Clerk Specialist Patrick Thomas Danner 422-3 MeadowVue Reconsideration Response 06-16-17 T:(425)451-2812•F:(425)451-2818 11201 SE 8th Si. •Suite 120•Bellevue,WA 98004 www.jmmklanduselaw.com Cynthia Moya From: Emily Terrell <Emi,iy@soundmunicipal.com> Sent: Tuesday,June 20,12017 10:40 AM To: Patrick Thomas Danner;Alex Morganroth Cc:Evanna Chariot; Duana Kolouskova;Jennifer Reiner;Vanessa Dolbee; Cynthia Moya Subject: RE: MeadowVue Reconsideration -Applicant's Response to Staff I will immediately close the comment period on the reconsideration, per the applicant's request. Thank you, Emily Terrell City of Renton Hearing Examiner Pro Tern From: Patrick Thomas Danner[mailto:PDanner@drhorton.com] Sent:Tuesday,June 20, 2017 10:13 AM To:Alex Morganroth<AMorganroth@Rentonwa.gov>; Emily Terrell<Emily@soundmunicipal.com> Cc: Evanna Chariot<charlot@jmmlaw.com>; Duana Kolouskova<Kolouskova@jmmlaw.com>;Jennifer Reiner jreiner@drhorton.com>;Vdolbee@rentonwa.gov; cmoya@rentonwa.gov Subject: MeadowVue Reconsideration -Applicant's Response to Staff Hello, Please find attached to this e-mail our response to the City's Response to Order On Reconsideration (June 15th, 2017)for the MeadowVue Preliminary Plat, City File No. LUA17-000106.We do not wish to offer further comment, and would like to waive the remainder of our comment period in order to facilitate an expedited review of the Petition. Please let me know if this will be possible. Thanks, Patrick Danner Entitlements Analyst D.R. Horton I America's Builder 12910 Totem Lake Blvd. NE, #220 Kirkland WA 98034 Office: 425-821-3400 Ext. 5144 Cell: 425-213-2203 pdanner@drhorton.com 1 1 Melissa Hart From: City of Renton - PI blic Records <rentonwa@mycusthelp.net> Sent: Wednesday,June 21, 2017 9:06 AM To: smay@barghausen.com Subject: Public Records Request:: C000188-062017 Please respond above this line --- 0 RE: PUBLIC RECORDS REQUEST RECEIVED June 21, 2017, Reference#C000188-062017 Barghausen Consulting Engineers Scot May 18215 72nd Avenue South Kent, WA 98032 The City received a public records request from you on June 21, 2017. In summary,the request is for: City of Renton Short Plat 282-79 Rec. No. 79071090021 wasn't able to find the above short plat in King County online records. I'm hopeful that you or your colleagues might have it in some easily accessible place. It is an underlying short plat for the "Boeing Renton Office and Garage" off Garden Ave N,just west of Paccar. (APN.756460-0055)Thank you, Scot May" The Revised Code of Washington (RCW) requires a prompt response to all requests for public record. Within five business days,the City must: 1. Make the record available for inspection or copying; or 2. Provide an internet address and link on the agency's website to the specific records requested; or 3. Acknowledge that the request has been received and provide a reasonable estimate of when records will be available; or 4. Deny the request and provide a statutory reason as to why the request is being denied. City staff have searched City systems, and have identified records responsive to the request. The responsive records, a copy of the map from the King County Recorder's Office and a copy of the Restrictive Covenants, have been made available through the Public Records Center,where the files can be downloaded and saved to your computer system at no charge. Please verify the records have been successfully saved to your computer system. Please log in to the Public Records Center of Renton WA at the following link to retrieve the appropriate responsive documents. i Public Records Request- C000188-062017 We also have the Short Plat file SHP-282-79 (on microfilm)that is available for review. The microfilm is available between 8:00 a.m. and 4:30 p.m. Monday through Friday in the City Clerk's Office (7th Floor) at Renton City Hall. Additionally, a secret to searching the King County Recorder's site for the older records is to include the "19" before the two-digit year (you would put "20" before 00, etc.), I searched 197907109002" and located the requested record. I hope this information helps! This fulfills your public records request. If you have any questions, please do not hesitate to contact me at 425 430-6507. Thank you. Sincerely, Melissa Hart, MMC, CPRO Public Records Analyst City Clerk's Office To monitor the progress or update this request please log into the Public Records Center of Renton WA. 2 Denis Law Mayor i City Clerk-Jason A.Seth,CMC June 15, 2017 Jamie Schroeder CPH Consultants 11431 Willows Rd NE, 120 Redmond, WA 98052 Subject: City's Response to Order on Reconsideration RE: Meadow Vue Preliminary Plat, LUA-17-000106 Dear Mr. Schroeder: Attached is the City of Renton's Response to Order on Reconsideration. If you have any further questions, you can email Jason Seth, City Clerk, at (425) 430- 6510 or jseth@rentonwa.gov. Sincerely, 7ce Jason A. Seth, CMC City Clerk cc: Hearing Examiner Alex Morganroth,Associate Planner Jennifer Henning, Planning Director Vanessa Dolbee,Current Planning Manager Clark Close,Senior Planner Brianne Bannwarth, Development Engineering Manager Craig Burnell, Building Official Jennifer Cisneros,Secretary,Planning Division Julia Medzegian,City Council Liaison, Parties of Record(16) 1055 South Grady Way,Renton,WA 98057 • (425)430-6510/Fax (425)430-6516 • rentonwa.gov ii Denis Law Mayor 4- Community & Economic Development C.E."Chip"Vincent, AdministratorN 0 Hearing Examiner c/o City Clerk Office 1055 S Grady Way, Renton,WA 98057 Renton,WA 98407 Subject: CITY RESPONSE TO ORDER ON RECONSIDERATION MeadowVue Preliminary Plat, LUA14-000106 Dear Ms. Hearing Examiner, In response to your Order on Reconsideration transmitted to the City on June 8th, 2017,we request that the following comments be entered into the record for the MeadowVue Preliminary Plat(LUA17- 000106). The City of Renton is amenable to the applicant's request for reconsideration of the language in Condition 4 of the MeadowVue Preliminary Iflat decision issued on May 23, 2017. However,the code section referenced on line 2 of the revised condition is incorrect. Instead of"RMC 4-4-070(6)(c),the section referenced should be "RMC 4-4-070(H)(6)(c)". In addition, we disagree with the applicant's interpretation of RMC 4-4-070 and RMC 4-7 I080.The applicant included the following statement in their reconsideration request with regards to the DI rocess and decision-making authority for deviations from code-required landscaping: That decision may be made at any time during the subdivision review process, i.e. including during site- specific engineering. From a practical standpoint,that is logical and reasonable as the site engineering and construction plan process involves the final and detailed landscaping plans. It maybe that there is good reason to deviate from the 15 foot presumption upon final engineering". The language implies that site-specific and detailed engineering occurs as part of the subdivision review process and therefore allows for possible significant changes to the landscape plans approved as part of the preliminary plat decision. However,the construction plan review process and related site-specific engineering is not considered a part of the sdibdivision process as outlined in RMC 4-7-080"Detailed Procedures for Subdivisions".Therefore,the applicant's suggestion that changes to the landscape plan during the construction review process occurs as part of the subdivision review process is not accurate. We believe this distinction is important to note,as significant changes to the landscaping plan (such as a buffer reduction or perimeter landscaping reduction)approved as part of the preliminary plat should not happen outside of the subdivision review process as outlined in RMC 4-7-080. Deviations from the originally approved landscape plan such as bpffer reductions can have a significant impact on neighbors. Variation from the prescriptive standards should be considered during the public process to allow for consideration and comment by affected parties. In addition,the proposed striking of the language fifteen foot(15')"from the 1055 South Grady Way,Renton,WA 98057•rentonwa.gov Denis Law Mayor -÷ • 140 N10 condition does not change the minimum width of the required storm tract landscape buffer,as Section RMC 4-4-070(H)(6)(c)explicitly requires a fifteen foot(15')wide buffer around storm drainage facilities. In conclusion,the City does not take issue with the amended condition language(aside from the incorrect code section reference),as these changes do not change the process in which a buffer reduction can be approved,they simply reflect the code as it exists today. Please contact me at(425) 430-7219 ifyou have any questions. Sincerely, Alex Morganroth Associate Planner cc: Vanessa Dolbee,Current Planning Manager Cindy Moya,City Clerk Specialist 1055 South Grady Way,Renton,WA 98057•rentonwa.gov Alex Johnson BogaSinmh ClaudiaDonnelk/ Renton Tech College Renton Tech College 1O41S147th Ave SE 3000NE4thSt 3000N 4thSt Renton,VVA9DU59 Renton,VVA9QOS6 Renton!VVA9OOS6 CuevChavez Daniel Escaxvi||a Jamie Schroeder Renton Tech College Renton Tech College CPHConsu|tants 3000NE4thSt 3000N 4th3t 11431 Willows Rd NE, 12O Renton,VVA9O056 Renton]VVA9QOS6 Redmond,VVA9OU5Z Jason Stanford Jav Duni n Martin Paquette 13108 16Oth Ave SE RentonlTech College 3000NE4thSt Renton,VVA98OS9 3000N 4thSt Renton,VVA9QOS6 RentonjVVA9D0S6 yNarvBettes Norel apd Evelvne Hanson Patrick Danner 14OO91S4th Blvd SE 140 S4th Ave 5E 5SH|, LL[dboDRHorton Renton,VVA980S9 RentnnjVVA98O5g 1Zg1O Totem Lake Blvd NE,Suite ZZO Kirkland,VVA9DU34 RoxonneStansberm Sam Sprake Scott and Diane Christensen Renton Tech College Renton Tech College 14O3S1S4th Ave SE 8000NE4thSt 3000N 4thySt Renton,VVA98OS9 Renton,VVA980SG RentunJVVA98O56 Sharon Torres Tri Minh&Diep NRuvenPhan Renton Tech College 2109 BremertonAve NE 3000NE4th5t Renton, VVA9OU69 Renton,VVA98DS6 June 15, 2017 CERTIFICATE OF MAILING STATE OF WASHINGTON COUNTY OF KING JASON A. SETH, City Clerk for the City of Renton, being first duly sworn on oath, deposes and says that he is a citizen of the United States and a resident of the State of Washington, over the age of 21 and not a party to nor interested in this matter. That on the 15th day of June, 2017, at the hour of 4:30 p.m. your affiant duly mailed and placed in the United States Post Office at Renton, King County, Washington, by first class mail the City's Response to Order on Reconsideration RE: Meadow Vue Preliminary Plat (LUA-17- 000106) to the attached parties of record. 1.)1 Jason . Seth, C , City Clerk BSCRIBED AND SWORN TO BEFORE me this 15th day of June, 2017 J s m Cynthia .'. M aNotaryPublic 'n and for the State • i err'' ,, 27 jg 0 = Washington, residing in Renton I C3 """"" o 4. My Commission expires: 8/27/2018 Il'i1 ;A04``` Alex Johnson Boga Singh Claudia Donnelly Renton Tech College RentonlTech College 1O41S147th Ave SE 3000NE4th6t 3000N hSt Renton,VVA98US9 Renton,VVA9OUS6 Renton!WA 980S6 Corey Chavez Daniel Escawi|la Jamie Schroeder Renton Tech College Renton Tech College CPH Consultants 3000NE4th5t 3000N 4thSt 11431 Willows Rd NE, 12O Renton,VVA9D0S6 Renton!VVA9A0S6 Redmond,VVA9OOS2 Jason Stanford Jay Dunn Martin Paquette 13108 160th Ave 3E Renton Tech College 3000NE4th6t Renton,VVA90US9 3000N 4thSt Renton,VVA9DUS6 RentonjVVA98056 Marv8ettes Nore anson Patrick Danner 14OO91S4th Blvd SE 14024 154th Ave SE S5HI, LLCdbaDRHorton Renton,VVA9OOS9 RentonjVVA9OUS9 1291O Totem Lake Blvd NE,Suite 2ZO Kirkland,VVA98O34 Roxanne Stansberry Sam Sprake Scott and Diane Christensen Renton Tech College Renton Tech College 14O3S1S4th Ave 8E 3000NE4thSt 3000 N 4thy St Renton,VVx98OS9 Renton,VVA98O56 Renton, WA 98.056 77 Sharon Torres Tri Min6j &Diep Nguyen Phan Renton Tech College 2109 BremertonAve NE 3000NE4thSt RentnnJVVA9OOS9 Renton,VVA9gUS6 Cynthia Moya From: Alex Morganroth Sent: Wednesday,June 14, 2017 2:01 PM To: Emily Terrell'; Phil Olbrechts Cc: Vanessa Dolbee; Cynthia Maya;Jason Seth Subject: RE: MeadowVue Motion for Reconsideration Attachments: Reconsideration Response_170614.pdf Good afternoon, Please see the attached response from the City for the MeadowVue Preliminary Plat(LUA17-000106) reconsideration request. If you have any questions, please contact me at(425)430-7219. Thanks, Alex Morganroth,Associate Planner City of Renton I CED I Planning Division 1055 S Grady Way 16th Floor I Renton,WA 98057 425)430-7219 I amorganroth@rentonwa.gov From: Emily Terrell [mailto:Emily@soundmunicipal.com] Sent:Thursday,June 08, 2017 8:12 AM To: Cynthia Moya<CMoya@Rentonwa.gov>;Jason Seth<JSeth@Rentonwa.gov>; Phil Olbrechts olbrechtslaw@gmail.com> Cc: Brianne Bannwarth<BBannwarth@Rentonwa.gov>; Clark Close<CClose@Rentonwa.gov>; Craig Burnell Cburnell@Rentonwa.gov>;Jason Seth<JSeth@Rentonwa.gov>;Jennifer T. Henning<Jhenning@Rentonwa.gov>;Julia Medzegian <Jmedzegian@Rentonwa.gov>; Shane Moloney<SMoloney@Rentonwa.gov>;Vanessa Dolbee VDolbee@Rentonwa.gov>;Jennifer Cisneros<JCisneros@Rentonwa.gov>;Alex Morganroth AMorganroth@Rentonwa.gov> Subject: RE: MeadowVue Motion for Reconsideration Attached is an Order on Reconsideration. Thanks, Emily Emily Terrell,AICP Principal Sound Municipal Consultants 253.709.6044 Hearing Examiner Pro Tern City of Renton,WA From:Cynthia Moya [mailto:CMoyaPRentonwa.go v] Sent:Tuesday,June 6, 2017 2:29 PM 1 To:Jason Seth <JSeth@Rentonwa.gov>; Phil Olbrechts<olbrechtslaw@gmail.com>; Emily Terrell Emily@soundmunicipal.com> Cc: Brianne Bannwarth <BBannwarth@Rentonwa.gov>; Clark Close<CClose@Rentonwa.gov>; Craig Burnell Cburnell@Rentonwa.gov>;Jason Seth<JSeth@Rentonwa.gov>;Jennifer T. Henning<Jhenning@Rentonwa.gov>;Julia Medzegian <Jmedzegian(a@Rentonwa.gov>; Shane Moloney<SMoloney@Rentonwa.gov>;Vanessa Dolbee VDolbee@Rentonwa.gov>;Jennifer Cisneros<JCisneros@Rentonwa.gov>;Alex Morganroth AMorganroth@Rentonwa.gov> Subject: MeadowVue Motion for Reconsideration We just received the attached Request for Reconsideration from Duana Kolouskova,Attorney for SSHI, LLC. dba DR Horton. I will be mailing this out to all parties of record tomorrow. Thank you, Cindy Moya, Records Management Specialist City of Renton-Administrative Services/City Clerk Division cmoya@rentonwa.gov 425-430-6513 2 6DenisLawMayor City Clerk-Jason A.Seth,CMC June 8, 2017 Jamie Schroeder CPH Consultants 11431 Willows Rd NE, 120 Redmond, WA 98052 Subject: Hearing Examiner's Order Authorizing Reconsideration RE: Meadow Vue Preliminary Plat, LUA-17-000106 Dear Mr. Schroeder: Attached is the City of Renton's Hearing Examiner's Order Authorizing Reconsideration dated June 8, 2017, along with the Motion for Reconsideration submitted by SSHI, LLC dba DR Horton dated June 5, 2017. If you have any further questions, you can email Jason Seth, City Clerk, at (425) 430- 6510 or jseth@rentonwa.gov. Sincerely, pr-R5 Jason A. Seth, CMC City Clerk cc: Hearing Examiner Alex Morganroth,Associate Planner Jennifer Henning, Planning Director Vanessa Dolbee,Current Planning Manager Clark Close,Senior Planner Brianne Bannwarth, Development Engineering Manager Craig Burnell, Building Official Jennifer Cisneros,Secretary, Planning Division Julia Medzegian,City Council Liaison' Parties of Record (16) 1055 South Grady Way,Renton,WA 98057 • (425)430-6510/Fax (425)430-6516 • rentonwa.gov 1 2 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON 3 RE: MeadowVue Preliminary Plat 4 ORDER AUTHORIZING RECONSIDERATION 5 LUA17-000106 6 7 8 The Applicant has requested reconsideration of the Hearing Examiner's decision on the above- 9 captioned matter. Since the reconsideration request affects the City, the City will be given an opportunity to respond to the request for reconsideration before a decision on the reconsideration 10 request is issued. Any responses must be based upon evidence that is already in the record. No evidence that has not been recorded at the hearing or entered as an exhibit at the hearing will be 11 considered in the reconsideration request. 12 ORDER ON RECONSIDERATION 13 1. The City shall have until 5:00 pm, June 16, 2017 to provide written comments in response to the 14 request for reconsideration submitted by the Applicant, dated June 5,2017. 15 The Applicant shall have until June 23, 2017 at 5:00 pm to provide a written reply to the responses 16 authorized in the preceding paragraph. 17 3. All written comments authorized above may be emailed to the Examiner at Emily@soundmunicipal.com and .liklex Morganroth at AMorganroth@Rentonwa.gov. In the 18 alternative, written comments may Abe mailed or delivered to Hearing Examiner, do City Clerk 19 Office, at 1055 South Grady Way, Renton, WA 98057. Mailed or delivered comments must be received by the City by the deadline's specified in this Order. 20 21 DATED this 8th day of June, 2017. 22 23 6."-k-Ns24 Emily Terrell 25 City of Renton Hearing Examiner Pro Tem 26 Reconsideration- 1 CITY OF RENTON• i iIPm JUN 06 2017 RECEIVED CITY CLERK'S OFFICE 1 cL c L"'Y 2 c - r 3 4 5 6 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON 7 8 In re: MeadowVue NO. LUA17-000106, EFT, PP,MOD 9 Preliminary Plat MOTION FOR RECONSIDERATION 10 LUA17-000106, EFT, PP, M D 11 12 COMES NOW SSHI, LL dba DR Horton ("DR Horton") hereby submits this 13 motion for reconsideration CityoftheFinalDecisionoftheHearingExaminerofthe of 14 Renton, dated May 23, 2017, and pursuant to Renton Municipal Code 4-8-110(E)(8) and 4-8- 15 100(G)(5) and (9). 16 This reconsideration is based on what DR Horton believes to be an error of law in the 17 decision which unnecessarily and inadvertently restricts the Department's review authority 18 under Renton Code. 19 Under RMC 4-4-070(E), all landscaping plans are reviewed and approved by the 20 Community and Economic Development Administrator. For this particular project and in 21 particular related to the storm drainage facility, the landscaping requirements provide that 22 there be a minimum fifteen foot (15') wide strip outside the facility fence "unless otherwise 23 determined through the site plan review or subdivision review process." RMC 4-4- 24 070(H)(6). Under RMC 4-4-070, the decision-making authority for when to deviate from the 25 generally presumed 15' strip lies with the Department Administrator. That decision may be MOTION FOR RECONSIDERATION—PAGE 1 JOHNS MONROE MITSUNAGA KOLOUSKOVA PLLC ATTORNEYS AT LAW 11201 S.E. 8`h St.,Suite 120 Bellevue, Washington 98004 Tel:(425)451 2812/Fax: (425)451 2818 , made.at 'any time during the subdivision review process i:e including during:site.specific : engineering: From -a practical:.'Standpoint; that .is: logical and :reasonable. as the site -. engineering and:construction plan process involves the final:and detailed landscaping plans.• It' may be that there :is good .re son to deviate from-:thee'1.5 presumption .upon: final. engineering: JO addition; Renton C .de does not-specify that.the landscape.area be within the 6 storm tract; :instead -Code provides the:area be.outside the.facility:fence:.::In sum,:Renton . 7: Code's reservation i of.such authority to.the:Department :Administrator: is. appropriate:and 1• 8. should not be restricted:by the preliminary plat'decision • :. Based:on this analysi:s, DR Horton:respectfully requests•-that the Hearing:Examiner •_ reconsider'; Condition ::•4 and: revise :'-such .condition in : tlie. following .manner strtkethroughlunderline:format 12 3 4. The applicant:shall .provide.a fifteen'foot .(1.5')'landscaped:area around.the . :• :•- entire:detention pond:in the Storm Tract pursuant-to 4-4-070(6)(c): -A:final. 14 detailed.landscape.plan.:consistent .With 1RMC:'.4-8-120; shall'be submitted: to' ` : and:approved by the City of Renton:•Pr ,oject Manager:prior''to issuance of.a construction-permit... : R'ESPECTFU.LLY SUBMIT I'ED:this- day:of. '. v 2017 JOHNS'MONROB IVIiTSUNAGA'&• : .i K O LOUSKOVA:.PLLC .. :. C 21:liana Kolouskova, WSBA:#275 LC;:dba. DR;Horton :' 422-3-Motion for Reconcideration -06=05,1.7: -' ' . 25. .. MOTION FUR RECo1SIDERATION PAGE 2 OHNS:IVInNROE:VIITSUNAGA KOLUUSKOVA PLLC f ATTORNE-Y'S AT LAW gtu1201S:E.. St:;Suite-120 Belie vue, Was•hington 9800 1: Tel (425)451.2812:/Fax;(425.).451 2818' Alex Johnson 8nga3innh ClaudiaDunne|k/ Renton Tech College Renton Tech College 1O41S147th Ave SE 3000NE4thSt 3000NE4thSt Renton,VVA9OOS9 Renton,VVA98OSG Renton,VVA98OS6 CorevChovez Daniel 4cawilla Jamie Schroeder Renton Tech College Renton Tech[n||e0e CPH[nnsu/tants 3000NE4th5t 3000N St 11431 Willows Rd NE, 13O Renton,VVA9DOSG Renton,VVA980S6 Redmond,VVA9O0S2 Jason Stanford avDunh Martin Paquette 13108 1GOth Ave SE Renton Tech College 3000NE4th5t Renton,VV49DOS9 3OOONE4th3 Renton,VVA9O0S6 Renton,VVA98O56 Mary Bettes Norel and Evelvne Hanson Patrick Danner 14DO91S4th Blvd S[140241 SE 5SHLLLCdbaDRHorton Re nton,WA 980 5y Renton,VVAg8OS9 1291O Totem Lake Blvd NE,Suite 3ZO Kirkland,VVA98O]4 xA Roxanne Stansberry Sam Sprake Scott and Diane Christensen Renton Tech College Renton Tech College 14O]S1S4th Ave SE 3000NE4thSt 30010 NE 14thy St Renton,VVA98OS9 Renton,VVA98USG Renton,WA 98056 Sharon Torres Tii Minh Dlep NguVenPhan Renton Tech College 2109Br rtonAveNE 3000NE4thSt Renton,Wu9OOS9 Renton,VVA9O0SG i Denis Law MayorIR City Clerk-Jason A.Seth,CMC June 8, 2017 CERTIFICATE OF MAILING STATE OF WASHINGTON COUNTY OF KING JASON A. SETH, City Clerk for the City ofIRenton, being first duly sworn on oath, deposes and says that he is a citizen of the United States and a resident of the State of Washington, over the age of 21 and not a party to nor interested in this matter. , That on the 8th day of June, 2017, at the hour of 4:30 p.m. your affiant duly mailed and placed in the United States Post Office at Renton, King County, Washington, by first class mail Hearing Examiner's Order Authorizing Reconsideration (dated 6/8/2017) &SSHI's Motion for Reconsideration (dated 6/5/2017). RE: Meadow Vue Preliminary Plat (LUA-17-000106) to the attached parties of record. Jaso . Seth, C C, City Clerk SUBSCRIBED AND SWORN TO BEFORE me this 8th day of June, 2017 C14.; v1; 1:-;\ i "s4;;„4" 0"_ 11 V L ys i2., Cyn a R,Moya 3' ° `- 2.. _% Notary Public in and for the State of %7 i' 1%,,d.G13'-'° Washington, My Commission residing Renton expires: 8/27/2018 //.iiii WA ji \ SH04—.•F Ille\‘‘‘a‘\` 1055 South Grady Way,Renton,WA 98057 • (425)430-6510/Fax (425)430-6516 • rentonwa.gov Alex Johnson ClaudiaDonneUv Renton Tech College RentonjTech College 1O41S147th Ave SE 3000NE4thSt 3000NE4thSt Renton,VVA9DOS9 Renton,VVA98OSG Renton"VVAg8OS6 a' =^=°^==, CurevChovez Daniel iU Jamie Schroeder Renton Tech College Renton Tech College CPHCunsu|tants 3000NE4th8t 3000N 4thSt 11431 Willows Rd NE, 12O Renton,VVA98OSG Renton!VVAg8OS6 Redmond,VVAgDOS2 Jason Stanford Martin Paquette 13108 160thAveSE Renton ITech College 3000NE4thSt Renton,VVA980S9 3000N 4thSt Renton,VVA9OOS6 Renton!VVA98OS6 yNan/Bettes Norel Hanson Patrick Danner 14UO91S4th Blvd SE 14024 i54th Ave SE 5SH|, LLCdbaDRHorton Renton,VVA9OUSg RentonjVVA9O0S9 1Z910 Totem Lake Blvd NE,Suite 2ZO Kirkland,VV498O34 RoxonneStansberry 5omSpkake Scott and Diane Christensen Renton Tech College Renton Tech College 14O3S1S4th Ave 6E 3000NE4th5t 3000N 4thySt Renton,VVA98OS9 Renton,VVA98OS6 RentunjVVA9DOS6 Sharon Torres ThW1inh, &DiepNguvenPhan Renton Tech College 2lU9 Bremerton Ave NE 3000NE4thSt Renton,VVA9DUS9 Renton,VVA9OO56 tC° Y 0 Denis Law Mayor City Clerk-Jason A.Seth,CMC May 24, 2017 Jamie Schroeder CPH Consultants 11431 Willows Rd NE, 120 Redmond, WA 98052 Subject: REVISED CONTACTS: Hearing Examiner's Recommendation RE: Meadow Vue Preliminary Plat, LUA-17-000106 Dear Mr. Schroeder: The City of Renton's Hearing Examiner has issued a Final Decision dated May 23, 2017. This document is immediately available: Electronically online at the City of Renton City Clerk Division website at www.rentonwa.gov/cityclerk. Click the "Hearing Examiner Decisions" link on the right side of the screen located under the section titled, "Helpful Links." The Hearing Examiner Decisions are filed by year and then alphabetical order by project name. To be viewed at the City Clerk's office on the 7th floor or Renton City Hall, 1055 South Grady Way, between 8 am and 4 pm. Ask for the project file by the above project number; and For purchase at a copying charge of$0.15 per page. The estimated cost for the Hearing Examiner Documents is$3.15, plus a handling and postage cost(this cost is subject to change if documents are added). 1055 South Grady Way,Renton,WA 98057 • (425)430-6510/Fax (425)430-6516 • rentonwa.gov If you have any further questions, you can email Jason Seth, City Clerk, at (425) 430- 6510 or jseth@rentonwa.gov. Sincerely, Jason A. Seth, C C City Clerk cc: Hearing Examiner Alex Morganroth,Associate Planner Jennifer Henning, Planning Director Vanessa Dolbee, Current Planning Manager Clark Close,Senior Planner Brianne Bannwarth, Development Engineering Manager Craig Burnell, Building Official Jennifer Cisneros,Secretary, Planning Division Julia Medzegian,City Council Liaison Denis Law Mayor11.11Ria, City Clerk-Jason A.Seth,CMC May 24, 2017 CERTIFICATE OF MAILING STATE OF WASHINGTON COUNTY OF KING JASON A. SETH, City Clerk for the City of Renton, being first duly sworn on oath, deposes and says that he is a citizen of the United States and a resident of the State of Washington, over the age of 21 and not a party to nor interested in this matter. That on the 24th day of May, 2017, at the hour of 4:30 p.m. your affiant duly mailed and placed in the United States Post Office at Renton, King County, Washington, by first class mail Hearing Examiner's Final Decision dated May 23, 2017. RE: Meadow Vue Preliminary Plat (LUA-17- 000106)to the attached parties of record. Ja n A. Seth, CMC, City Clerk SUBSCRIBED AND SWORN TO BEFORE me this 2 k of4Nlay, 2017 CEilq sift, p y0 tq -! / U L (J Cynthia R. oya 1 Notary Public in and for the State of i/ oc'1 '+,+++H•\ ° Washington, residing in Renton llii wASH My Commission expires: 8/27/2018 1055 South Grady Way,Renton,WA 98057 • (425)430-6510/Fax (425)430-6516 • rentonwa.gov tl Alex Johnson 8onoSinnh Claudia Donnelly Renton Tech College Renton Tech College 10415 147th Ave 6E 3000NE4thSt 3000NE4thSt Renton,VVA9OOS9 Renton,VVA98OS6 Renton,VVA980S6 4, A tl' Corey Chavez Danie| EscawiUo Jamie Schroeder Renton Tech College Renton TechCo||e8e PHConsu|tants 3000NE4thSt 3000NE4thSt 11431 Willows Rd NE, 1ZO Renton,VVA98O56 Renton|VVA9#O56 9DOSZRedmond,.VW o Jason Stanford Martin Paquette 13108 1§Oth Ave SE Renton College 3000NE4thSt Renton,VVAg8DS9 3000N 4thSt Renton,VVAgOOS6 RentunjV&A98056 K8arv8ettes Nove|andEve|vneHanson Patrick Danner 14OO91S4th Blvd SE 14UZ41S4th Ave SE SSH|, LLCdbaDRHorton Renton,VVA9QOS9 Renton,VVx98U59 1291O Totem Lake Blvd NE,Suite Z20 Kirkland,VVA98034 T, Roxanne Stansberry Sam Sp'rake Scott and Diane Christensen Renton Tech College RentonTechCn||ege 14O351S4th Ave SE 3000NE4th3t 3000N 4thySt Renton,VVA98OS9 Renton,VVA9QOS6 RentonJVVA98OSG r e-=m=~^/um~,ma o« Sharon Torres Tri Minh&Diep Nguyen Phan Renton Tech College 31O9 Bremerton AaNE 3000NE4thSt Renton,VVA98OS9 Renton,VVA980S6 ADVISORY NOTES TO APPLICAI LUA17-006106 CITY OF 4 `t Renton Application Date: February 23,2017 Site Address: 13833 156th Ave SE Name:MeadowVue Preliminary Plat Renton,WA 98059-6746 PLAN - Planning Review- Land Use Version 1 I April 05, 2017 Rq r S'7 v, .:?ti c.-}•r,-. .k s-. :q. w,w 7 tiM1r' v, Mr%' „` x E+ 5 z •"Jt t?c e?'$'- ss`9 3` -!-q .`,., ^'Swra , ,ao .y., g a-e,. ENGtvEri ineerin Re 1ewIComments *-1:- 1 r'` ` . hill es : i b g.:.,...g Contact IangFt-James 1425=430=7288 I;fitzyames@rentonwa.9ov r;a...<-r-,t...... t,fL,. .<y... -..'.,.t i:.....eE:... .:.. — t...-+.,....:.. • Recommendations: DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT i MITIGATION AND ADVISORY NOTES MEMORANDUM DNS—M LUA17-000106 ADDENDUM A (4 P GS) DATE: March 31,2017 TO: Alex Morganroth,Associate Planner FROM: Ian Fitz James,Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for MeadowVue Plat LUA 17 000106 I have reviewed the application for MeadowVue Plat located at 13833 156th Avenue SE and have the following comments: EXISTING CONDITIONS The site is approximately 4.54 acres in size and is rectangular in shape. The site contains an existing single family residence and associated landscaping and lawn areas. The site is fronted by 156th Avenue SE to the east and unopened right of way to the west. The City of Renton limits coincide with the south property line. WATER: Water service is provided by King County Water District 90. SEWER: The site is in the City of Renton sewer service area. There is no existing sewer main in 156th Avenue SE east of the site or in the unopened right of way west of the site(154th Avenue SE). There is an existing 8"PVC sewer south of the site in 156th Avenue SE that flows from north to south. Reference Project File WWP2703838 in COR Maps for record drawings. There is also an existing 8"PVC sewer approximately 680'west of the site in 152nd Avenue SE that flows from north to south. Reference Project Filet WWP2702660 in COR Maps for record drawings. The existing home on the site is served by a private on site septic system. STORM DRAINGE: The majority of the site is covered by grassy areas. The site slopes moderately from the northeast corner to the southwest corner. There is no existing on site stormwater conveyance system. Drainage from the site sheet flows from northeast to southwest where it collects in the 154th Avenue SE right of way and flows south into King County to a ditch along the eastern frontage of the existing gravel road. There is no off site stormwater conveyance system in 156th Avenue SE east of the site or in the unopened right of way west of the site(154th Avenue SE). STREETS: 156th Avenue SE east of the site is classified as a minor arterial street. The 156th Avenue SE existing street section consists of a pavement width of approximately 32'with an 11'travel travel lane in each direction(north and south),a 7'paved shoulder along the western frontage,and a 3'paved shoulder along the eastern frontage! 154th Avenue SE west of the site has no existing paved roadway. There is a gravel roadway from the existing home at 13929 154th Avenue SE south to the intersection of SE 142nd Street in the 154th Avenue SE right of way. Eight homes located in King County take access from this gravel roadway including the residence at 13929 154th Avenue SE. WATER COMMENTS 1. A water availability certificate from King County Water District 90 was provided with the site plan submittal. The water availability certificate noted that a flow rate of 1,750 gallons per minute(gpm)can be provided to the site by an 8"water main extension to the site. 2. Review of the water plans will be conducted by King County Water District 90 and the Renton Regional Fire Authority. 3. Plans approved by King County Water District 90 shall be routed to the City for final review prior to permit issuance. SEWER COMMENTS 1. The preliminary utility plan submitted by CPH Consultants shows the following sections of new sewer: a. 171 LF 8"PVC sewer flowing south in 156th Avenue SE from the northern project extents to the intersection of the new internal site road Ran:April 06,2017 Page 1 of 4 ADVISORY NOTES TO APPLIC T LUA17-000106 ci,TY OF Rentoi ' PLAN - Planning Review - Land Use Version 1 I April 05, 2017- ENG-En lneerin Reviaw comments rev-?sy -Contact:wlan Flt gamesu 425-430=7288'bifitz"amegtrentonwaigov, b. 654 LF 8"PVC sewer flowing west in the internal site road from 156th Avenue SE to the 154th Avenue SE right of way. c. 164 LF 8"PVC of sewer flowing north in the 154th Avenue SE right of way. d. 653 LF 8"PVC of sewer flowing west from the 154th Avenue SE right of way to the existing 8"sewer main in 152nd Avenue SE. The proposed sewer layout is appropriate to the serve the development and conforms to requirements in City code. 2. All new side sewers shall be 6". All side sewers shall flow by gravity to the main at a minimum slope of 2%. Each lot shall have its own side sewer. 3. The existing home on the site is served by a private on site septic system. The septic system shall be abandoned in accordance with King County Department of Health regulations and Renton Municipal Code. 4. A permit from King County may be required for work outside of City limits including work in the King County right of way. Applicant shall contact King County for permitting requirements for work outside of the City of Renton. 5. Each lot is subject to a system development charge(SDC)for sewer service. The SDC for sewer service is based on the size of the domestic water service. The 2017 SDC for sewer service with a 3/4"or 1"water meter is$2,540.00. Sewer SDC fees are due at construction permit issuance. 6. Each lot is subject to a Special Assessment District(SAD)fee. The site is located in the Central Plateau Interceptor SAD. The fee associated with this SAD is$351.95 plus interest per lot. SAD fees are due at construction permit issuance. STORM DRAINAGE COMMENTS 1. A Preliminary Drainage Plan and Technical Information Report(TIR)prepared by CPH Consultants dated February 6,2017 were submitted to the City as part of the site plan submittal. The site is located in the City's Flow Control Duration Standard(Forested Site Conditions). The site is located in the Lower Cedar River drainage basin The TIR was completed in accordance with the standards found in the 2017 Renton Surface Water Design Manual(RSWDM). All nine core and six special requirements were addressed. A detention pond is proposed to meet the flow control facility requirement to satisfy Core Requirement#3. The detention pond has been sized to the City's Flood Problem Flow Control Standard(King County Level 3)using WWHM to help mitigate potential downstream drainage issues. The project matches the,pre`developed discharge rates from 50%of the-2 year peak flow up to the full 50 year peak flow and peak discharge rates for the 2 and,10 year,return periods as required in the City's Flow Control Duration Standard(Forested Site Conditions)area. In addition,the site matches the 100 year peak discharge rate to the pre developed 100 year peak discharge rate to meet the City's Flood Problem Flow Control Standard. The project is subject to Basic Water Quality treatment standards to satisfy Core Requirement#8. A permanent wetpool in the detention pond is proposed to meet this requirement. The project is subject to on site BMP requirements found in Core Requirement#9. Full dispersion and full infiltration are not feasible on site BMPs as the minimum design requirements cannot be met. Permeable pavement,bioretention,and rain gardens were deemed infeasible per the infiltration testing in the geotechnical report.Limited infiltration is deemed infeasible due to the silt in the soils. Basic dispersion may • be feasible. If feasible,basic dispersion should be implemented to the maximum extent feasible. Feasibility of on site BMPs for each lot will be reviewed at the time of single family building permit. The restricted footprint BMP can still be used-in addition to receive the-10%lot area modeling credit when sizing the detention pond. Final TIR should clearly explain how target surfaces from plat infrastructure(road and sidewalk)are mitigated by on site BMPs or how BMPs are infeasible for these surfaces. 2. A geotechnical report evaluating site soil conditions was prepared by Terra Associates Inc.dated February 2,2017. The report describes the site's erosion hazard level as low. The soils on site were described as 6"to 8"of organics over 2.5'to 3'of medium dense silty sand with gravel over dense to very dense silty sand with gravel. Terra Associates evaluated onsite soils for infiltration using the"falling head percolation test"at four locations. The falling head percolation test is an approved infiltration testing procedure per Section C.1.3 of the RSWDM. The measured infiltration rate was 0"in/hr in each location. The report concludes that infiltration of stormwater and low impact development(LID)techniques at the site are infeasible. 3. New storm drain shall be designed and sized in accordance with the standards found in Chapter 4 of the 2017 RSWDM. Storm drain with a minimum diameter of 12"is required in the public right of way. Drainage improvements along the new internal site street,156th Avenue SE,and 154th Avenue SE frontages are required to conform to the City's street standards. Ran:April 06,2017 Page 2 of 4 ADVISORY NOTES TO APPLICAI LUA17-000106 CITY OF <<+a, Renton Ar.Yt a PLAN - Planning Review - Land Use Version 1 I April 05, 2017 j S a' 'gi 7 Ahvj ','i yr .c-,, ..,.,7 r.,:c,-,a ty -xr,.,,r d rg r ta ;r:a„J;'v"R., i 1s t E: r r z vti 4'wUn T 2 `' -A:J{"r" r ., i 'i,m': ':-'£r k ' ENP. :Engl90nr.g ftevielc omments„atat Contact,lan Fitz7lamenY42§:70,9 7288?I rrriz les@rentonwa.gov 4. Each new lot is subject to a stormwater system development charge. The 2017 SDC for stormwater is$1,608.00 per lot. A credit for one lot will be issued for the existing home. Stormwater SDC fees are due at construction permit issuance. TRANSPORTATION/STREET COMMENTS 1. Each new lot is subject to a transportation impact fee. The 2017 transportation impact fee is$5,430.85 per single family home. A credit for one lot will be issued due for the existing home. The transportation impact fee is due at the time of building permit issuance for each individual home. 2. .156th Avenue SE is classified as a minor arterial. Per RMC 4 6 060,the minimum right of way width for a minor arterial with four lanes is 91'. The paved roadway section is 54'consisting of 4—11'travel lanes and 2—5'bike lanes. A 0.5'curb,8'planter,and 8'sidewalk are required along each side of the roadway. The King County Assessor's Map shows a current right of way width of approximately 60'for 156th Avenue SE. A right of way dedication of approximately 15.5'would be required along the project frontage. The City's Transportation Department has established a corridor plan for this section of 156th Avenue SE. The corridor determined by the City's Transportation Department requires a right of way width of 71'. The paved roadway section is 44'consisting of 2—11'travel lanes,1— 12'center turn lane,and 2—5'bike lanes. A 0.5'curb,8 planter,and 5'sidewalk are required along each side of the roadway. 3. The applicant submitted a street modification request dated February 3,2017 with the land use application. The street modification request is to conform to the City's adopted corridor plan for the 156th Avenue SE frontage. City staff is recommending approval of the applicant's modification request. Please see the Street Modification Criteria and Analysis for a complete summary of the request,staff analysis,and staff recommendation. 4. 154th Avenue SE is classified as a residential access street. Per RMC 4 6 060,the minimum right of way width for a residential access street is 53'. The paved roadway section is 26'consisting of 2—10'travel lanes and 1—6'parking lane. A 0.5'curb,8'planter,and 8' sidewalk are required along each side of the roadway. As no existing paved roadway exists for 154th Avenue SE,a 20'paved half roadway section is required along the frontage. The new curb line shall be set 13'east of the center of right of way. Frontage improvements per RMC 4 6 060 shall be built along the frontage. No right of way dedication is required along this frontage. 5. The new internal site road shall be designed using the residential access street section. Per RMC 4 6 060,the minimum right of way width for a residential access street is 53'. The paved roadway section is 26'consisting of 2—10'travel lanes and 1—6'parking lane. A 0.5' curb,8'planter,and 5'sidewalk are required along each side of the roadway. 6. Per RMC 4 6 060,a curb return of 35'is required to meet City standards at the intersection of the internal site road and 156th Avenue SE. A curb return radius of 25'is required at the intersection of the internal site road and 154th Avenue SE. 7. Two perpendicular curb ramps per WSDOT standards are required at each corner. A receiving ramp or area shall be provided across the street from each curb ramp. 8. Per RMC 4 4 080,the maximum width of a single loaded garage,driveway is 9'and the maximum width of a double loaded garage driveway is 16'. If a garage is not present,the maximum driveway width is 16'. Driveways shall not be closer than 5'to any property line. 9. Per RMC 4 6 060,street lighting is required as the project is larger than four residential units. A photometric study and street lighting plan per City standard shall be submitted at the time of construction permit review. 10. The project does not require a Traffic Impact Analysis as the project produces less than 20 vehicles per hour in both the AM and PM peak periods. 11. Paving and trench restoration within the City of Renton right of way shall comply with the City's Restoration and Overlay requirements. GENERAL COMMENTS 1. The fees listed are for 2017. The fees that are current at the time of the respective permit issuance will be levied. Please see the City of Renton website for the current fee schedule. 2. Retaining walls that are 4'or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. Ran:April 06,2017 I Pagee 3 of 4 ADVISORY NOTES TO APPLIC 'T LUA17-000106 CITY OF a,-— II•••Renton • PLAN - Planning Review - Land Use Version 1 I April 05, 2017 S , K., '' ` 5 t" FA H6r K Pe rM ,4 ENG Engineerng,ReiriewComments t' Contact:,aFiz-Jams1425430-72881d ;fames@retgnw gevj_ 3. All civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 4. A separate plan submittal will be required for a construction permit for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. 5. Please see the City of Renton Development Engineering website for the Construction Permit Application and Construction Permit Process and Submittal Requirements. Please contact the City to schedule a construction permit intake meeting. Y. ri'-.y.. 4...,. 17 Y- ''jj j i 7-' '4c s'fa... "e'f, , ..-- - - 41,Y - $-Y--?$..._.,•- tii: t`' zi' 3.,.z,{ x: 2 S'. 1-. A - ,tse... - J_;-„ ...r--.,.• :. b'- y.;..;..:_+c.:.' ..._.+x. ,...:-,-x:, FIre illeieF!Elul Idtrifi omments: '. rrZ= ,-i;. ,r,,.ContaC`E0prek Thomai: .425-4.30=:7024 athornle /rentonrra:or(w.r.Y<.w.+..-...a4.±s-..,. 4. r.s-e..._-....w_+..» __-. .-•---t....>.n....+....w-h.e.w.,-<+-w.7..Z......ew..a l...n•+...r....s.+tr....+sa.+,l..»sa.._..ca...aV/...,w........_ ..s+.7 Recommendations: Environmental Impact Comments: 1. The fire impact fees are applicable at the rate of$718.56 per single family unit. This fee is paid at time of building permit. Credit would be granted for one existing home. Code Related Comments: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet(including garage and basements). If the dwelling exceeds 3,600 square feet,a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirement as long as they meet current code,including 5 inch storz fittings. Existing hydrants are not within 300 feet of the furthest proposed dwellings,so new hydrants are required. A water availability certificate is required from King County Water District 90. 2. Fire department apparatus access roadways are required to be minimum 20 feet wide fully paved,with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle With'75 psi point loading. Access is required within 150 feet of all points on the buildings. Dead end streets that exceed 150 feet are required to have an approved turnaround. Dead end streets shall not exceed 700 feet. Dead end streets that exceed 300 feet require a full 90 foot diameter cul de sac type of turnaround. Fire sprinkler systems are required for all homes that are beyond 500 feet dead end,in this case that would be lot 1.' i'' .:i:,' """7^' :,_' *q'^x..t.;at'x ,,.. uS`: :fi`-.c3,.i•.<,.-F "•'l .,;'1..,,-i` itr"1,.• + sssi3 w...:-r. :: ,.s:v }..... .i7+i':i7:gg•ylannln ``view;Comen e' a ti `.. i5,"r ' k `-''Contact Alex Morganroth,l 425 304219<(amor anoth@rentonwa:gov. Recommendations: 1. RMC section 4 4 030.C.2 limits haul_hours between 8:30 am'to 3:30'pm,Monday-through Friday unless otherwise approved by the Development Services Division. 2. 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. 3. Within thirty(30)days of completion of grading work,the applicant shall hydroseed of plant an'appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur-Within ninety(90)days.Alternative measures such as mulch,sodding,or plastic covering as specified in the current Renton Surface Water Management Design Manual_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. 4. A National Permit Discharge Elimination System(NPDES)permit is required when more than one acre is being cleared. 6. The applicant may not fill,excavate,stack or'store any equipment,dispose of any materials,supplies or fluids,operate any equipment, install impervious surfaces,or compact the earth in any way within the area defined by the drip line of any tree to be retained. 7. The applicant shall erect and maintain six foot(6')high chain link temporary construction fencing around the drip lines of all retained trees,or along the perimeter of a stand of retained trees.Placards shall be placed on fencing every fifty feet(50')indicating the words,"NO TRESPASSING—Protected Trees"or on each side of the fencing if less than fifty feet(50').Site access to individually protected trees or groups of trees shall be fenced and signed.Individual trees shall be fenced on four(4)sides.In addition,the applicant shall provide supervision whenever equipment or trucks are moving near trees. 8. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S.Fish and Wildlife Service National Bald Eagle Management Guidelines(2007)and/or your U.S.Fish and Wildlife Service permit. Community Services Review Comments Contact;Leslie_Betlach(42;,A3.0:6619(1Bettiac @reatonwa,gey, Recommendations: 1.Trails should include signed shared Roadway on 156th per adopted trails plan. 2.Parks Impact fees per ordinance 5824 applies. 3.Street trees—Do not use Callery Pear,use Skyline Honeylocust,Blue Ash,or Sugar Maple on interior streets and one of these but different along 154th Ave.SE. HI policePIagteview4Comments :: , +, P-C,; ,__ _ _ Con,, ct:Cndie4F aks42,6-430 72jcparks@rento wagov Recommendations:Estimated CFS expected:14 ann Ran:April 06,2017 Page 4 of 4 LAND USE HEARIN:. SIGN-IN HEET MeadowVue Preliminary :Plat LUA17-000106, ECF, May 2017, :11:00 A.M. PLEASE PRI:NT:.LE . .IBLY--:. : ADDRESS Phone#:with area code : Email : • : NAME fincl uding:City&Zip).. : optional):: optional)_:: 04./S" /4- Gi+ : e. .Src hti 1 r.Y.e_ T.P. : . . .3 v of1/4)4ing_ :+lerain••• 140214 . (st_rik . .i.ofue. . ..sa 142.S7 :2-71 i7. S1+0-4: • j: te1 eit $ CI re 4I c. am/ . Col(zo1c SIItLcc)aA/\CAS Dr i' ,cam r-r n Tchr ic- ' v_ p g . . .. .lnar TbreS mooc . al+ h. sf x.= :K 3 C :.-i Zoe-73• f :; 0$=. 0 h (V L - 2ek,.i.: 2GG -4:7 6 U si &s 9: :. n9r c•AI Coltc E:. . ..• a 3 : a3 QI •3'-,' :D.Fj10 SAMP,c:. 1N/ Co 3CPv)(,r/-S 238 LAND USE HEARING SIGN-IN: SHEET : : : MeadowVue Preliminary :Plat y LUA17-00010•6, ECF PP MOD May :9, 2017, 11:00 A.M. PLEASE ADDRESS : a- . Phone#:with are code Email - : NAME including City&Zip). optional):• : optional) 1Uex rohs on Renton ec-h ical:. : c.ol d4 5 :5-31-.ct4ot 300C1 E: :till :Sti -oti A.vn.r-: 1( : . . a CITY OF RENTON vEJ. DEPARTMENTOF COMMUNITY&ECONOMIC DEVELOPMENT`-PLANNING-DIVISION ; `. AFFIDAVIT OF.SERVICE BY MAILING On the 5th day of May 2017, I deposited in the mails of the United States, a sealed envelope containing Report to the Hearing Examiner and Set of Attached Exhibits documents.This information was sent to: a:?•<., Y , ,. 'Name p;v;:; a ;>. ,c:M..R 11` SE rltllg;• _ Jamie Schroeder,CPH Consultants Contact Patrick Danner,SSHI, LLC dba DR Horton Applicant Tri Minh& Diep Nguyen Owners Martin Paquette Party of Record Mary Bettes Party of Record Claudia Donnelly Party of Record Norel and Evelyne Hanson Party of Record Scott and Diane Christiensen Party of Record r ` Signature of Sender): STATE OF WASHINGTON SS COUNTY OF KING I certify that I know or have satisfactory evidence that Gillian Syverson signed this instrument and acknowledged it to be-hts/atheir free and voluntary act for the uses and purposes mentioned in the instrument. Dated: s- 20(7 P ./A a` Y ft'i h.' rNoPublicinandfortheStateofW.ashi 4 Notary(Print): tdAteTc,w 0 fsMyappointmentexpires: act p( 71uz. j" 4t, ASHtt?e•` Project Marie:; . MeadowVue Preliminary Plat atin Pro Number LUA17-000106, ECF, MOD, PP 7 PLEASE SEE ATTACHED EXAMPLE ERC DETERMINATION THAT WAS POSTED AFFIDAVIT OF POSTING I, Ile?c [roil AK hereby certify that I copies of the above document were posted in "conspicuous places or nearby the described property on Date: 1 \ - l \7 Signed: ( 1j2, STATE OF WASHINGTON ) SS COUNTY OF KING I certify that I know or have satisfactory evidence that signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: Notary Public in and for the State of Washington Notary(Print): My appointment expires: CDEPMTMENTOF:COMMUNITY ".': - AND ECONOMIC D EVELOPMENT enton i: i ENVIRONMENTAL REVIEW.COMMITTEE REPORT ERC MEETING DATE: : April 10, 2017 Project Name:.: MeadowVue Preliminary Plat .. Project Number: LU:A17-000106, ECF,.PP, MOD Project Manager: • : Alex Morganroth,Associate Planner Owner:Tri Minh'Phan and Diep:Nguyen, 13833 156th Ave SE,'Renton,:WA 98059 :- Applicant%Contact:. : -. Patrick Danner,.DR Horton,.1291QTotem Lake.Blvd.NE,•Suite•220,.Kirkland,WA 98034 - Project Location: 138133 156th Ave SE,:R enton,WA 98Q59.: Project Summary:' The applicant::is requesting 'Preliminary Plat: approval and Environmental Threshold Determination (SEPA) for a proposed 14-lot subdivision. The project::. site is-197,762 square feet(4.54 acres)and is located at 13833•156th Ave SE.The ,:. project site:is located1in the:Residential-4(R-4)zoningdesignation:The proposed single-family residential..lots •range:in size.-from 9;633..square feet to 11,313.. .. square feet with an::overall proposed:density of 3.73 dwellings per acre. One: : existing Single-familydwellingwi be removed, a:ong withmultiple_associate accessory structures. Additiong proposed improvements include a'storm water - tract in the southwest corner of the site along the 154th:Ave"SE frontage. The: proposed lots will be served by:a new public residential access :st eet that will connect:15.4th Ave SE with 156th:Ave SE. Proposed lots will be sery d by sanitary sewer'along the new street that will connect to an existing main within 152nd Ave SE. Proposed lots will be served'by a new;water::main extending from 156th Ave SE :along :the new street. :Construction::of 'the proposed subdivision infrastructure improvements will result.in approximately 10,000 cubic yards of cut and 12,000 cubic yards of fill.. .. •• There are no critical areas mapped in the.area and a Critical Areas Determination report submitted by:the applicant determined that no critical areas are present: on the site or on adjacent sites.Slopes on the site generally fall to the•southwest across the property at a range of0-15%. Soils consist of Alderwood:gravelly sandy•loam (AgC). The: applicant has..proposed to retain nine (9) of the. 35 significant trees onsite. The applicant has submitted a•Technical Information Report, •Arborist Report, a Critical Areas Determination and a Geotechnical En ineerin Study with:the application... :::: Site Area: . 197,762 SF:(4.,54 acres) STAFF • Staff:•Recommends...that the Environmental Review -Committee issue •-a .. RECOMMENDATION: . Determination of Non Significance (DNS) . : ERC REPORT 17-000106 •, 6 fig . i i City of Renton Department of Community&Economic Development tnvironmental Review Committee Report MEADOWVUE PRELIMINARY PLAT LUA17-000106,ECF,PP,MOD Report of April 6,2017. . :Page 2 of 9 Project Location Map:. I a ; 0 hs rye. r r}; e 1 e ,, tt < ti ice', M yyy a Ji} o- ksa` ` x" 'a$ a 2 .. 1 ,"ns' 6 err Yr`'ra tt ,' • z e"4 "' r a ti ,4Y' ? x r '',.+" " a.. f,,y ;d -1 '*" 7 '.. i 14 a,. rk„ xt gay ,: °. ," 1 •.. 1 rf.4 `^G 41s^' -t" .., E ::-i w '*, s r „,'" :4 e i , i ra0 a ....w+r" ""`. n L'e« r4' t N i ;,,,, ' 5...ire.'"is a x '' k s , fix•, t_ F ( s1.;.. Xi7 S'*.J p^ R a., d' p fY'£.Sx `- Ii y aro t. rpit:"r.• , r 1! h1 rt r' ra*„**,`"' a *; fir' ' , g 4 s r. w .Mrs. 13''' ' e .' y5 r. + K'4 ir* M ". " 7' a# a= ..; ; if , a ", y., r , s+c s3" j::•..,, tz: as ?•! s''` A t+,,hu--`r ry• x. r'M as, a« a 4;.. ¢ui .:444irgwrawe;,; , 7Sli 4400, 1 2M Y .l.rwi""MN _..A`NF M i;pi,:tesx:::.., r f:4 1 , ' '''./ w,aapq >•_:... h kF '. J 4.4 • SB4611 w e r"' 7 s a1 '17 y', p spit A t , 4i I s' T ;t. V 1 PART ONE:: PROJECT DESCRIPTION/BACKGROUND The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of one parcel totaling 4.54-acres located at 13833 156th Ave SE, within the NE% of the SW% of Section 14, Township 23 North, Range 5 East, in King County, Washington. (Exhibit 3). The specific parcel number is _ .. 1463400060. The project site formerly consisted of one (1) single family dwelling, multiple associated accessory buildings and open space. The site is;proposed to be subdivided into 14 single-family residential .: lots, associated road and utility improvements, and a storm water tract (Exhibits 2, 6, 7, & 8). The storm water tract would consist of a detention pond with permanent wet-pool to treat runoff in the southwest corner of the site. The subject site is bordered by single-family homes around all sides of the property. Located to the north of the site is SE 3rd St, SE 142nd PI is to the south, 156th Ave SE is to the east, and 154th Ave SE is to the:west. ERC REPORT 17-000106 wi City of Renton_Department of Community&I Imic Development onmental Review Committee Report MEADOWVUE PRELIMINARY PLAT LUA17-000106,ECF,PP,MOD_ _ Report of April 6,2017 Page 3 of 9 Table 1. Surrounding Land Use and Zoning Location Comprehensive Land Use Zoning Site Residential Low Density (RLD) Residential-4 Dwelling Units Per Net Acre (R-4) North Residential Low Density (RLD) Residential-4 Dwelling Units Per Net Acre (R-4) South Residential Low Density(RLD) R-6 (King County Zoning Designation) East Residential Low Density(RLD) j Residential-4 Dwelling Units Per Net Acre (R-4) West Residential Low Density(RLD) R-6 (King County Zoning Designation) The 4.54-acre project site is located within thk Residential - 4 (R-4) dwelling units per net acre zoning classification. The net density of the project is 3.73 dwelling units per net acre (14/ 3.75 net acres = 3.73 du/acre) and the 17 lots would range in size froim 9,633 square feet to 11,313 square feet with an average lot size of 10,132 square feet (Exhibit 2). The property has one (1) existing single family'dwelling and multiple accessory buildings. The applicant is proposing the demolition of all existing buildings on the project site. Access to the site would be provided via a new road (Road A), near the north-south centerline of the site, which would extend from 156th Ave SE to 154th Ave SE. The section of 154th Ave SE ROW bordering the proposed site to the west is currently unimproved.A gravel roadway in the 154th Ave SE ROW extends from the existing property south of the site at 13929 154th Ave SE to the intersection of SE' 142nd St and 154th Ave SE. The roadway is located in King County jurisdiction and is no longer maintained by the County. The applicant is proposing 53-foot wide residential access road for Road A. Road A, meI cured from centerline of 156th Ave SE to the centerline of 154th Ave SE, measures approximately 654 feet in length. The proposed subdivision would include frontage improvements on 154 Ave SE and 156 Ave SE to add concrete vertical curb, gutter, sidewalk, and planter strip. The applicant has proposed half-street improvements with no ROW dedication for 154 Ave SE (a Residential Access Road) in order to provide a turnaround and the option for a future connection to Toledo Ave SE to the north and to the maintained portion of 154th Ave SE to the south.The applicaint has submitted a street modification request for 156th Ave SE proposing half-street improvements and a ROW dedication of 5.5 feet. The improvements and ROW dedication would add up to 31,495 square feet.The remaining 3.82 acres would be the developed site which would consist of homes, driveways, and landscaping. The developed site would provide Basic Water Quality treatment in addition to meeting the City's Flood Problem Control Standards (King County Level 3)for flow control per the 2017 Renton Surface Water Design Manual (RSWDM). Water quality storm volumes are proposed to be treated with a permanent wet pool in the detention pond located in the southwest corner of the site. The property includes 35 significant trees comprised of a mixture of native species.The site generally slopes slightly from NE to SW across the property with a total fall of approximately 15 feet(Exhibit 4).According to the Geotechnical Engineering Study prepared by Terra Associates, Inc (Exhibit 11), the native soils encountered at the test pit locations included six to eight inches of organics overlying 2.5 to 3 feet of medium dense silty sand with gravel and was consistent with the makeup of Ground Moraine Deposits. According to the study, the site possesses a low susceptibility to landslide and erosion activity. The geotechnical study found that the proposed residential development is feasible from a geotechnical standpoint. 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. ERC REPORT 17-000106 1 City of Renton_Department of Community&I mic Development anmental Review Committee Report MEADOWVUE PRELIMINARY PLAT LUA17-000106,ECF,PP,MOD Report of April 6,2017 Page 4 of 9 A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS with a 14-day Appeal Period. B. Mitigation Measures 1. The applicant shall provide an updated TIR utilizing the Level 3 Flow Control standards per the RSWDM for review and approval by the Plan Reviewer and Current Planning Project Manager at the time of Construction Permit application. 2. The applicant shall be responsible for paying their fair share of the cost of a new signal to be installed at the 156th Avenue SE/SE 142nd Place intersection. A fee in the amount of $4,961.83 13 new PM peak hour trips/1,310 total PM peak hour trips = .00992 x $500,000 = $4,961.83) shall be paid prior to the recording of the final plat. C. Exhibits Exhibit 1 ERC Report Exhibit 2 MeadowVue Preliminary Plat Plan Exhibit 3 Neighborhood Detail Map Exhibit 4 Topography Map Exhibit 5 Preliminary Landscaping Plan (Sheets 1-2) Exhibit 6 Preliminary Grading Plan Exhibit 7 Preliminary Utility Plan Exhibit 8 Preliminary Drainage Control Plan Exhibit 9 Preliminary Road Profiles Exhibit 10 Preliminary Road Sections Exhibit 11 Geotechnical Engineering Study prepared by Terra Associates, Inc (dated February 2, 2017) Exhibit 12 Preliminary Technical Information Report prepared by CPH Consultants (dated February 25, 2015) Exhibit 13 Email from Rohini Nair, Civil Engineer, City of Renton (dated September 23, 2016) Exhibit 14 Arborist Report prepared by S.A. Newman Firm (dated January 16, 2017) Exhibit 15 Critical Areas Determination Report prepared by Acre Environmental Consulting, LLC. dated September 13, 20161) Exhibit 16 Construction Mitigation Description Exhibit 17 Email from Corey Thomas, Fire Plans Reviewer, Renton Fire Authority(dated April 3, 2017) Exhibit 18 Advisory Notes to Applicant Exhibit 19 Public Comments and Responses 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 ERC REPORT 17-000106 I City of Renton Department of Community&I mic Development mmental Review Committee Report MEADOWVUE PRELIMINARY PLAT LUA17-000106,ECF,PP,MOD Report of April 6,2017 Page 5 of 9 Impacts: No geo-hazards are mapped on the site. A Geotechnical Engineering Study prepared by Terra Associates, Inc.(dated February 2,2017;Exhibit 11)was submitted with the project application. The site topography descends relatively gently from the northeast corner to the southwest corner of the site with an estimated total elevation change to be on the order of 15 feet across the site. The steepest slope identified by the applicant was approximately 15 percent. The study recommends installing perimeter foundation drains adjacent to shallow foundations due to the poor infiltration on-site. The applicant indicates that the estimated quantities for structural fill onsite would be approximately 10,000 cubic yards of cut and 12,000 cubic yards of fill. This grading would be required for the construction of required plat improvements and new single family residences. Temporary erosion and sedimentation control measures would be implemented during construction including, but not limited to, Best Management Practices (BMPs) such as site preparation and grading during the drier summer and early fall months, installing siltation control fencing around the work areas, and establishing a quarry spall construction entrances in accordance with City of Renton requirements Exhibit 16). Grading transitions throughout the site will be supported by short retaining walls or slopes. On October 28, 2015, a total of seven (7)test pits to approximate depths of six (6) to seven and one half (7.5) feet below existing site grades (TP-1 through TP-7) were excavated across the project site with a mini trackhoe. On January 25, 2017, supplemented data was gathered by excavating four infiltration test hand holes to a maximum depth of three feet below site grade. Organics were encountered within the upper 6 to 8 inches of existing grades at the test pit (TP) locations with an estimated average thickness of seven inches across the site. Conditions underlying the organics include two and one half (2.5) to three (3) feet of medium dense sand with gravel (weather till). Dense to very dense silty sand with gray I (unweathered glacial till) were encountered betwe n depths of about three (3) feet to the term nation of the test pits and hand holes. During the initi I subsurface exploration tests, groundwater seepage was not encountered. However, minor perched ground water was observed in two of the supplemental hand holes between one-half (.5) to three 3) feet below current grade. The study indicates that minor perched groundwater seepage zones should be anticipated within site excavations, especially within deeper excavations for utilities and the detention pond. Per the City of Renton (COR) Maps, the site does not contain landslide hazard potential. According to the geotechnical engineer, the site possesses a low susceptibility to landslide due to shallow site slopes of less than 15%. The provided report concludes that the construction of the proposed residential development is feasible from a geotechnical standpoint. The proposed residential buildings can be supported on conventional continuous and spread footings bearing on competent inorganic native soils or new structural fill. Pavement and floor slabs can be similarly supported. The geotechnical engineer anticipates difficulty in compacting native soils used for structural fill when wet due to the amount of soil fines present. The ability to use native soil as structural fill will ultimately depend on its moisture content and the weather conditions at the time of construction. The primary geotechnical considerations submitted geotechnical report include foundation support, slab-on-grade subgrade support,the suitability of using onsite soils as structural fill,and construction of the vault. Mitigation Measures: No further mitigation required. Nexus: Not applicable ERC REPORT 17-000106 City of Renton Department of Community&i imic Development onmental Review Committee Report MEADOWVUE PRELIMINARY PLAT LUA17-000106,ECF,PP,MOD Report of April 6,2017 Page 6 of 9 2. Water a. Wetlands,Streams, Lakes Impacts:A Critical Areas Determination Report was prepared by Acre Environmental Consulting, LLC dated September 13,2016;Exhibit 15)to perform a wetland reconnaissance within and surrounding the site. Based on a field investigation and existing available online resources, no wetlands or streams were identified by the Ecologist either within the boundary of the investigation area or on adjacent sites. According to the City of Renton COR Maps there are no onsite or immediately off-site wetlands, streams or buffers on the subject parcel. Mitigation Measures: No further mitigation required. Nexus: Not applicable b. Storm Water Impacts:The applicant submitted a Preliminary Technical Information Report(TIR), prepared by CPH Consultants (dated February 6, 2016; Exhibit 12). According to the TIR, the project is required to provide Basic Water Quality treatment in addition to Level 3 Flow Control per current City of Renton surface water standards,including recent adoption of the 2017 Renton Surface Water Design Manual RSWDM). Water quality storm volumes are proposed to be treated with a combined detention and water quality pond in the southwest corner of the site. A series of onsite catch-basin inlets and underground pipes would collect and convey surface water runoff westerly within proposed road right-of-way for the majority of the developed site to the combined detention and water quality pond for flow control. Release rates will Ibe controlled by a control riser and discharged to an existing ditch located southwest of the site, on the east of 154th Ave SE ROW. A portion of the runoff along 154th Ave SE and 156th Ave SE will be bypassed due to the existing topography and grade of the roads. To offset the detained and,untreated area,the site will be treating runoff from a portion cf previously untreated pavement along 156th Ave SE The project is subject to the on-site BMI1 requirements found in Core Requirement#9. According to the TIR, neither full dispersion nor full infiltration are feasible due to poor soil characteristics and insufficient flow paths. In addition, secondary and tertiary-level BMPs such as rain gardens, bioretention, permeable pavement, and basic dispersion were evaluated and deemed infeasible to the poor soil infiltration characteristics land the expectation of perched ground water on the site. However, according to City Staff, basic dispersion may be a viable BMP for some lots. Feasibility of on-site BMPs would be evaluated at the time of building permit review. Multiple owners of properties adjacent to or near the project site submitted comments to staff regarding the persistent drainage issues on the unimproved section of 154th Ave SE south of the project site (Exhibit 19). The neighboring property owners were concerned about the potential impacts from the proposed development as the project site slopes towards their properties. The RSWDM requires the applicant to provide Level 2 Flow Control for the proposed project. Level 3 Flow control pursuant to the RSWDM would result in the site run off matching the 100 year flood peak flows. By increasing the requirement from Level 2 Flow control to Level 3 Flow control it would insure that the new development does not exacerbate the existing flooding situation along 154th Ave. SE. As such, staff recommends as a mitigation measure that the applicant comply with Level 3 Flow control standards pursuant to the RSWDM. The submitted geotechnical report identifies the soils as 6 to 8 inches of organics over 2.5 to 3 feet of medium dense silty sand with gravel over dense to very dense silty sand with gravel not supportive of infiltration or low impact development (LID) techniques on-site. (Exhibit 11). ERC REPORT 17-000106 City of Renton Department of Community&I' :imic Development onmental Review Committee Report MGADOWVUE PRELIMINARY PLAT LUA17-0001 E06, CF,PP,MOD Report of April 6,2017 Page 7 of 9 Mitigation Measures: The applicant shall provide an updated TIR utilizing the Level 3 Flow Control standards per the RSWDM for review and approval by the Plan Reviewer and Current Planning Project Manager at the time of Construction Permit application. Nexus: SEPA Environmental Regulations; RSWDM RMC 4-6-030 3. Trees and Vegetation Impacts: The property is covered primarily with actively grazed pasture consisting of a mix of blackberry, colonial bentgrass, velvet grass tall fescue, creeping buttercup, common Tansy, purple dead-nettle, English plantain, white clover, and small patches of Himalayan blackberry. Several larger trees are located around project site, including bigleaf maple, Lombardy poplar, Western red cedar, Leyland cypress, and various fruit trees (Exhibit 5 and 14). The Arborist Report identified 35 significant trees on the parcel proposed to be developed (Exhibit 14). Seven (7) of the 35 trees were classified as poor or dangerous and twelve (12) trees were located within the proposed road network. The net number of significant itrees for this development was determined to be 16 trees. The average size of the trunk at diameter at breast height (DBH) for the 16 viable trees is 18 inches 18") with the largest tree, a Bigleaf maple at 60" DBH, located on the northwest corner of the site. The minimum tree retention requirement is thirty percent (30%) in the R-4 zone. Therefore, the applicant must retain at least five (5)trees. After street and critical area deductions, the applicant is proposing to retain nine(9) of the potential 16 healthy trees.All retained trees (i.e., protected trees) would be required to be protected durinIg construction pursuant to RMC 4-4-130. The applicant is proposing to replant the subdivision with 46 new trees including 28 aristocrat flowering pear, 11 Japanese maple, 9 alpine fir, 6 red barron crab apple, and 2 western red cedar. The proposed onsite replacement trees exceed the minimum required replacement inches, 12 inches 12") for every tree that was unable to be retained, or.36.inches (12") for this project. Where there is insufficient ROW space or no public frontage, street trees are required in the front yard(s). Community Services has requested the applicant plant specific tree species (Exhibit 18). A final detailed landscape plan must be submitted and approved prior to issuance of the street and utility construction permits. Mitigation Measures: No further mitigation required. Nexus: Not applicable 4. Transportation Impacts: Primary access to the site would be provided via a new proposed Residential Access Road from on 156th Ave SE, as shown in the preliminary site plan (Exhibit 2).The preliminary road profiles and road sections (Exhibits 9& 10) propose existing and proposed grading and road improvements within three roads; 156th Ave SE, 154 Ave SE, and Road A. 156th Ave SE is classified as a Minor Arterial Road and the existing ROW width is approximately 60 feet.To meet the City's complete street standards, RMC 4-6-060, a minimum ROW width of 91 feet for Minor Arterial Road is required. In addition to the travel lanes a Minor Arterial ROW requires 0.5- foot wide curbs,8-foot wide landscaped planters, 8-foot wide sidewalks, and 5-foot wide bike lanes. In order to build this street a dedication of 15.5 feet of ROW would be required along the project side of 156th Ave SE.The City of Renton's Transportation Department's plan for 156th Ave SE consist of a cross section with 44-foot paved width, 0.5-foot wide curbs, 8-foot wide planters, 5-foot wide sidewalks. This can be achieved in a total right of way width of 71 feet. In order to build this street section, approximately 5.5 feet of ROW would be required to be dedicated to the City along the ERC REPORT 17-000106 City of Renton Department of Community&t mic Development mental Review Committee Report M84DOWVUE PRELIMINARY PLAT LUA17-000106,ECF,PP,MOD Report of April 6,2017 Page 8 of 9 project side of 156th Ave SE. The applicant has submitted a request for a street modification to reduce the width of the ROW dedication from 15.5 to 5.5 feet. 154th Ave SE, located along the west property line, is classified as a Residential Access Road with approximately 60 feet of ROW. To meet the City's complete street standards for residential access roads,the minimum ROW width would be 53 feet, requiring no ROW dedication.As no existing paved roadway exists for 154th Ave SE, a 20-foot paved half-roadway section is required along the project side of 154th Ave SE with a new curb line set 13 feet east of the center of the ROW. Frontage improvements shall include a 0.5-foot wide curb,8-foot wide planter, and 5-foot wide sidewalk along the project side of the roadway. The applicant has proposed a new Residential Access Road through the subdivision (Road A). The applicant is proposing a cross-section that includes a ROW width of 53 feet with 26 feet of pavement, 8-foot wide landscaped planters,5-foot wide sidewalks,and 0.5-foot wide curbs.The roadway would provide two (2) 10-foot travel lanes and i ne (1) 6-foot parking lane. Gibson Traffic Consultants has calculated that the project would generate a total of 10 new vehicle trips per hour in the AM peak period and 13 new vehicle trips per hour in the PM peak period (Exhibit 13).The City does not require Traffic Impact Analyses for developments if both new AM and PM peak period vehicle trips are less than 20. Adequate sight distance would be provided at the intersection of the proposed new street and 156th Ave SE and the intersection of the proposed new street and 154th Ave SE. Multiple owners of properties adjacent tlo or near the project site have submitted comments to staff expressing concerns about the potential traffic impact (Exhibit 19). 154th Ave SE is no longer maintained by King County and resident's are concerned that traffic will use the road as a shortcut, thereby increasing the maintenance burden for the existing residents that maintain the road on their own. In 2014, City's Transportation Division conducted an independent study of the background traffic situation at the 156th Avenue SE/SE 142nd Place intersection. Based on the city's study, the existing conditions warrant the installation for a traffic signal at this intersection with or without the construction of any new subdivisions. With the installation of a permanent traffic signal at this intersection, it is anticipated that the t laffic conditions in the project vicinity would improve. The installation of a traffic signal is not included on the City's Transportation Improvement Program (TIP), therefore transportation impact fees would not fund the installation of a signal. Therefore staff recommends that as a mitigation measure that the proposed project be responsible for paying their fair share of the cost of a new permanent signal to be installed at the 156th Avenue SE/SE 142nd Place intersection. It is not anticipated that the proposed project would adversely impact the City of Renton's street system subject to the payment of code-required impact fees and the construction of code-required frontage improvements (Exhibit 18). The fee, as determined by the Renton Municipal Code at the time of building permit issuance shall be payable to the City. A concurrency recommendation will be provided in the staff report to the Hearing Examiner based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS- tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation.The development will have to meet the City of Renton concurrency requirements. Mitigation Measures: The applicant shall be responsible for paying their fair share of the cost of a new signal to be installed at the 156th Avenue SE/SE 142nd Place intersection.A fee in the amount of ERC REPORT 17-000106 City of Renton Department of Community&I rnic Development mmental Review Committee Report MEADOWVUE PRELIMINARY PLAT LUA17-000106,ECF,PP,MOD Report of April 6,2017 Page 9 of 9 4,961.83 (13 new PM peak hour trips/1,310 total PM peak hour trips = .00992 x $500,000 = 4,961.83) shall be paid prior to the recording of the final plat. Nexus: SEPA Environmental Regulations, RMC 4-6-060 Street Standards 5. Fire& Police Impacts: A variance request was submitted to the Renton Fire Authority in order to allow for the sprinkling of all proposed residential structures in lieu of providing a full 90 foot diameter cul-de-sac turnaround, as required for dead end streets exceeding 300 feet (RMC 4-6-060.H). The Renton Fire Authority approved the variance on April 3, 2017 (Exhibit 17). As such, the proposed new Road A would end at the point it intersects with 154th St. SE with no temporary cul-de-sac turn around. Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development subject to the construction of code-required improvements and the payment of code-required impact fees (Exhibit 18). Mitigation Measures: No further mitigation required. Nexus: Not applicable 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 listed under Exhibit 18 "Advisory Notes to Applicant." Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14- day appeal period (RCW 43.21.C.075(3);WAC 197-11-680). Environmental Determination Appeal Process:Appeals of the environmental determination must be filed in writing together with the required fee to: Bearing Examiner, City of Renton, 1055 South Grady Way, Renton,WA 98057,on or before 5:00 p.m. on April 28, 2017. RMC 4-8-110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall—7th Floor, (425) 430-6510. ERC REPORT 17-000106 EXHIBITS SEC. 14,:TOP 23 N, R5E W.M. N ., _% RR' =17 rq !, E,g , SURVEY DATA. w.mu iW`Ya= F::F" 1 1 i' x e, ,, !;I mod'M EADOWVU E W OlHaPOSTING BOUNDARY.TOPOGRAPHIC.AND.BASIS FOR DE INFORMATION' AND RE SHOWN ON THIS PLAN.AND i,DMiwrn T.'1 F A :' ' W•^'•' !%`I!. OTHERS IN MIS SET WERE USED AS A BASS FOR DESIGN AND REPRESENT FIELD SURVEY DATA of t rants pp v:+:,;(xi;,r T;:yam+A/'-:^'"""$"'"- J' LLf AND MAPPING PREPARED BY.AXIS SURVEY R MAPPING(AXIS JOB NO.Ie=223),AS.PROMOED BY. : .,ItR t+• µ.^,I-)i!'1 1:,7.' 'w !,;i;i''% T i;h; I ME PROECT OWNER,AND DOES NOT REPRESENT WOW BY CAN CONSULTANTS,THE-FOLLOWING • - I-"'8, %%w'1 % y'i! CITY OF RENOWN KING COUNTY,WASHINGTON: I;- w rl ' %%_ ,SURVEY DATA WAS PROVIDED NUM ME TOPOGRAPHIC MAP BY AXIS SURVEY h MAPPING: .. d,:.,iyLl,; yi!\J ,:, rl Iw. ,SITYyrDy'I,:t-, am : LEGAL DESCRIPTION F ti . v j ;`" mil `' r:.alr5.ti%u: + gt; I ill.` -{' ^9 , (E_tr: • EAYLIEVN AND LEGAL DESCRIPTION ARE BARD ON ME C0/1RTIMFNi FOR RILE INSURANCE BY FIRST .. y-['- . .`^'-.. ..17-( o ;+ tt,,+,1-I.,'_:•...',.4*tj AYFIdCAN IDLE PINRAHCC COMPANY.ORDER N4 4M6=IST6m7.DA1FD AUf915i"II."2018 AT 7:J0 '' 2 t' `' 'JAR It' 'G,iC"" "`''13 - AN. a I i Aos fast i--y rrviolroWimwiaso,s° 11f may 8 o r` 2 ' fin! hE._g LOT 4.BLOD!L CEDAR RM5R FIVE ACRE TRACTS"ACCORDING ID THE MAT*THEREOF RECORDED IN v 12 •...'rvn Av.AOrrmRsta aaAr i Z m• r S T..:. ''e ,'.";,";,"L,'-i!.`r'I -_ VOLUME IS OF RATS PAGE 62,RECORDS OF KING COUNTY,WASHINGTON. N pp s mAWM y '- •_j' Y'" '"' e:-`[+Jy'--') L^-_+-}`, + rd.g I I A yi' %+:' Lt-' SIN;rtT^ .l DANAE' C w t' .-:.• : .`icy. t'"+..'.k.-?...LC: .__i n, HEWZOUTAE DATUM NAD R3 1 PER CITY O RENTED CONTRA.POINT ILO O N•. z'%„` t, Vfl1nCAL DATW:NAVD 198 PER Off OF RENEW CONTROL POINT ILO . la lb I 40, L;l`` ORIONATNG 8910111ARM KB I,j \•'i° y i- : i • L- F`; "J.'N21C',1',A i CM'0 MIIiOFI CONTROL PENT 42/01 C - ' ,•''•"••• •. / FOUND STALL,PIECE OF GRO&BRASS SURFACE DISK IN 3.DIAMETER DONC PLOWED DRILL LADLE z 03/7)41 OI/16) y= _ .,,, 1463400058 ID ...EIEVpnaE 517.942; m.' ws yYas.a tr,trAat- 11634m05] ovO'ARYOND9uRr: 1^ °° per i`(!/_ VICINITY NOT TO SCALE t : .-INN it' .. .". . . Ind: m .... ;. te.s,aSFt aF 5E7 RAILROAD O LACE W EAST FACE O A UTILITY POE-W/LICHT LOCATED AT THE WEST SIDE O THE D-\\1 x ,. K NN.I PROJECT DATA INTERSECTION 0 SE 138TH PL!ISBTH ALE SE axi{1if4Y5%4A _„V:• c -.=' .- '\ ._ "., S!1 0.Y ABOVE RUDE e'Q iN. SBBT4YTF 59I.19' il•T I:•, ELEVATION:4ZI.81' ::.•" n- 8 }0'ROAD\ 4- - GENERAL: F,e,-wa.. , T1p) PA PARED.NO I463400060 TM B, xe ._..:,. 5. I ___ __. __ __-- 1v ` 7 AmREESS... 15623 ISOM AVE SE 1 Ism a SET RUM YIN TOP%ESTERLY FLANGE ear ON FREE'mak,'LOCATED• AT.THE NE GIAORANr O IiRE..N031DBE-3326Y ° F _ NENIOY WA 9BOS9.. T 1 `255REMi.y-fit.._-_ IINTERSECTIONOF15601AVESE&SE 139TH PL 1' eSEp 1 'i'1 I%+Zr''''''R-4 EIEVATIO`E.I1224' I." I 3B.RDAD. a. .PlESENr VISE SHOE FAMILY iBY t': I 3 \k \' l \ BS®.(M.).\ I o: I JURISo'CiIOV: OTY OF RENIAV irAbOS LN6 Y.\1I: 0. e" \ , or SITESETMINIMBOWIEINTIENWCOOK CTIOI WATER VAULT.LOCATED AT THE EAST EDLE.6•ISSM •21.y\ I tiJRAs 6 : 8' AVE SE +/-75'NORM OF ME:PiTIRSECTION OF I56TH AVE SE,S SE 5IH PL F ;{IS I\ 1,. ata SE\ , y%m 9 7 tt64Ba§J i i s t ELEVATION:40002' O, l/ V 1 •i\ \i s_ t' P.t/.. ' ~ is-AID.E0 +. IOTERmOOD LOTS 1 A' s1I49W ii L(197,4m AT D' t. O"..` .a' O PU ; `-__ l_____ '.\. Pl..-. 7, PEIMTIED SRE DENSITY:1m/A• • L FRW \\\ ! III.. L AT THE TOP POINT Cr ME WIN 10WA'STAMPED M THE BONNET O A FINE HYDRANT LOCATED AT+/- ,;;;_% TTt)\ I *\ , . PROPOSED SITE OEN9T1:SA DU/AC S ABOVE WADE CORNER 97E T. . - - :\- 1 :. - . . . w7n, J+% : ALLOWABLE LOT ' 5 ABOVE/BADE I" IMPERVIOUS AREA 402 PER R2E^OSEII COMINGS ELEVATION 385D0'. I'•• } i \ Aa., - ... f. - ION LOT SIZE 6!JSEMT5 An 1 I, K .%. I x IBME :: .'.Eu = ±:,[_-'', W C. -.-_Oo;','\ '. Y .! , r.. `I .f" c. tin.Y` f1.J15sR' oQ...."'5 i :,. \.,• ROW LOTMxcAnmLIEFSOMMESTCOREROFfYX1.2'X 16'TALL:&0IX LAIMN LOCOED AT THE NORM S W 6 .•..;i h tY %. , t. .-• 'E-:-'^-- I-- "- i= ! 1iti 3.1927 SF .. .. ME DRIVEWAY ro HOUSE NO VOID AT 154M AVE SE 1M at r STOW TRACT 21.]D SE ELEVATION:386.1H. .. O 1E@r l r Ira SDze$T1Y.V1.84•19r1 tq SETBACKS77 BASIS OF BEARING .. 3 Sromrglcr. LIT, . `L -:- - - - --- - r1 FRLNr.- 30'•l : HEED A BENONG EFNWEM m2918.EAST ALONG SINE MWBNENT°CENIETNNE CrI66M AVESF """" F ` x 2,1 -• ,T.'' I i: o T,,, REAR.- :.. 25 F.. F - I i I - n*} y\ I .;t'-0" I ;; ;, SIDE. R5(zA rosy REFERENCES:. 7.SLINT. ... \ i ,,,' 'SIDE(AT SIETE* • .TB .. KIND COMFY ASSESSORS MAP FORME SN I/4,SEC 14 TVIP,21O.,R0 ORE,WY .. . . . i 1.1 s \ ,13 -) I : \\ I r'l Y MAT-.CEDAR RIVEN FIVE ACNE 1RACiS ACLO'NJNG TO 111E PLAT.MFEEOF I . _ I i4 \4. IWP s ..Y;a3801 5 , it\ ~ r`' 10\ "9. _ gg.iI -- 6''' •• .MAX BUHDWG IR]OII:... . .TO Fr REL'ORD0 IN VOWS se OF P1AI5 PACE 5;RECORDS O KING COWRY,WASHINGTON. ate^„ 'r: a i I R'_ ." L403 Si` -.iATs601 lI •i.L„ °' No-. HIGHLAND ESTATES ACCORDING-TO-ME PAT THEREOF RECCR00 M--- : . -_mA .r___\ I._ - _--_ _._ _' _ _ - _ 'Tel SERVICE PROVIDERS MIME 212 OF POI;PAGES ID-72 RECORDS 0 KING W/NIl/WL9IINGNN ,,,,,..1a'o7 S. I :$.Lam``_ ` \\\.. V\ ,\ i:. \ i ... I- WATER WATER DISTRICT:NI 90 R2)- TREMOLO AT HIABANOS PARK(CURREIIILY MAYOR OFIOAL REVIEW) • ow t,L An , V . . tl I a _ 'y - .. g. .. $5;-,v_r•n,v l' R SANITMY SEVER • OOY 0 RFN1R1 R3)-. .BOUNDARY LANE AD.O/5T1ONT NO L09Lm17,RECOAED M M.6416 26Z - __OALW--" "'la E 4)0\ Y`' ... l.SIDEWALK I ' PAD-194 RECORDS DFXNG MINTY WASHINGTON-. : o,r.: t r rz:c :. :POWQO/ElECRI PUNT'SAIND ENERGY R4)- RECORD OF SURVEY BY C&C SDRYEVA'O RECORDED IN MUNE 64 I' b„•! St" + t: NATURAL 045 C .- :: - PUOT SOUND ENERGY PAGE TB8 RECORDS OF IOW COUNTY:W SHNGTm. t-.u:.-:,r! RS.- SHORT MAT N0.L955m20.REaHaD IN VOLUTE I O.PAID 198 • s w:,/"' \." Y` S• \ '\`.._•. Y h7.Xr? ',F3.1. ' ` v RIFPHONE/CAHE/DIIERAET • ..COMGISt,(ENTRY IA'K. . I!'' ? `' - '."::.Mr ro..,o t^•..^m' N ao.wa,::o2n-FEDRECORDSOFKINGCOUNTY.WASHINGTON. r SCHOOL G+STR1CT FENIOY/GOT R6):- RECORD OF SURVEY.9Y CONCEPT ENWNEEANG.JNV.,RECORDED N VOLUME: I • m • 1 . ' ' ' AMtl " •__.}y'o" B :-, r GARBAfE..-....WASTE MANAGEMENT-. 70 PATE I.RECORDS OF ANC COUNTY,WASHINGTON - n i` Ojp W F Y RENTQV ETY YYIIS I. 1:Y , .,,,,'R7)'- RECORD OF SURVEY BY TRIAD ASSWAIES lEQARDEDMMUNE 2m. I;,'. • - z, Nw S' my ;!;I\'155"':, .rmFt at• I + .. PACE 094 RECORDS OF TONG COUNTY WA90NGTON. IRO,- RECORD OF SURVEY BY GEODETIC SAt1ETWG'SERNLES, WAO./ ED M... ..:,;,,:,.mzF, _% N T„ N 7 DIAi. i^I, I. "'-',/g'";'' DRAWING INDEX VOLUME 253,PACE 279,RECORDS OF ONO COUNTY,WASMNGTON, ev u i I :"",s•a. R9);- RECORD OF SURVEY BY KENAEH I OTIER,•CE le LS,RCCNIDED N' • z..,,,,, t? :. T1, .x..c,.-,, nzrY -. T i46l400.tb2 •F. 1 I puv:riril.J SHEET wwME 1S PALE 274 RECORDS.OPKNG COUNTY,WASHINGTON.. . iz Y v n" DESCRIPTION RID)- ;RECORD OF SURVEY BY GAYNESS ENGNEERS MG,RECORDED M MAUVE . • • • .ma.a 14624000fi8 "$'"'yl' ` 1 PRDAONMY RAT OWG 1;PAGE 14 RECORDS C KING m11N1Y,WASHINGTON. w s+a -i . \',, ,iaG.vN?.:i.v: N I%,,1?F 'Y'. 2. PI m BOUNDARY s TOPOGRAPHIC 018/IT • EQUIPMEMNOIIS wW i K":=ros vm... Ni III "•\ ••-• .'J P2m NEIOIBf1RH000 DETAIL MAPHiw • 4 Plm PRELIMINARY GRADING MAN ROUST CONMO'PO:NS AND ACCES99E MONUMENT POSITIONS%ERE FIELD N9AARED IRIUDNG.'-- . I %/` ,< tc.;-.;„ g;!SS__-. •: 5 ' P400 DRAINAGE CONTROL PLAN GLOBAL PT. MONO SYSEW 1GP51 SURVEY TECHNIQUES USING LDCA GSI4 GPS/GNSS E4077 72 r: I.ti->i- 6 PSm PRELIMINARY.unLlrc PLAN .: .EQUIPMENT. MONUMENT PORTIONS MAi•Wf84 NOT ORECRY OBSERVE0 USING LPS SURVEY TETNMOUES L 114, .so A+a.m oK 1,K; j WERE NEC INTO THE CONTROL PANS IIM IG 1ETHI ELECTRONIC 1201 . EX STATIONS FOR ME III.+ :,:," •. OUR i ^ 7 PS01 PRELIMINARY OfF-91E UTILITY RAN AND PROVE YFASLIEYENi 0 BOTH ANTES AND DISTANCES THIS SURVEY LEES ON.IXOIDS ME STANDARDS SET ..:.ax ,i cassr. P+ a ' u' I I:^':-I! - _-s'u K' :8 PSm PMIININARY ROAD SECTIONS t•. NOTES • :. PROJECT TEAM: -W4 Ai 9 .P7.m PRELIMINARY ROAD PROFILES UTILITY LOCATIONS SHOW HEREON ARE BASED UPON AMUSE FIELD LOCNIV OF EIOSTNG STRUCTURES.. - ' ' G fI a i .. • ID • • • .. . . APPLICANT CNIL ENGINEER ARBORIST I l x7 a FIELD LO01m OF USIUTIES BASED ON LOCATON'PA0r YAJ6NGS AND LOCATIONS BASED ON UTILITY,' I t K 1 Pia1.P11ELA!rMARr MAPS ROOM CITY AND own'ORAIINGS INDICATING REPm4ED DOI M INSTALLATIONS.OMB?DOMES. •SSNILLC PADANONNN• • CPN 076IMANIS • •SANEWMAIT FIRM f . I 6.. .•YAYEOST.NO SUB-SUI3AQ DRmAnm WAS MTOEroYFWFY UTIulYRWmGS'ANO MERGInxG 'CONTACE PADUCROANNER".. CONTACT:JAMIESCHROEDER,PE - 'COMAS%PETER BIANSET'.. . 1 n;4l L0S.4 IPRELIMINARY'PLATW "O0.AE9 BUR0O'MUSES 9101LD BE CONRMED BUR ME.UBUTY PIMVERR MD:EXPOSED N AREAS - 12910 TO)EN LANE BLVD.NE • 220 11431 WLLO{YS ROAD NE STE 110 3216 WETYmE AVE SORE 205 I °•LC:--', N K§ WTIW.N DESIGN FCR HFNICMYL F`..•.•' 0® SINE TNrOixATIm DEPICTED:ON THIS MAP REPlLDENTS ME RESULTS ... REDMOND.LWWARER,WA 9259-41 AY LT N A SURVEY MADE ON NOVEAIBFR 4-14 2016 AND CAN ONLY SE CONSIDERED AS MOLTING THE ... .. - ... .. ( 423)205 '". PHONE 258-443s 11 229 GENERAL CcwATIDxs DOSING AT TNAr TINE - .. .SURVEYOR e2r-J4m LANDSCAPEARCHITECT GEOTEGHN/CAL ENGINEER •no: wTE r.. .. REYS!ON LTr 00. M" N MIDI qq L/ 1-'>::1 P Du"1 W L KE&w. SUITE i 1115 SURVEY DI50000 FACTORS OF RECORD AND ON THE GROUND AFFECTING ME SU0EC7 PROPERTY ADSFIIHEOBMAPPINO SWAM DESIGNCDNSULTAEBS 1ERRAASSOGAIES,NG •: i'. - . .1 • A 9/05/11 IPE!W!RIRYNA15UBYrOAL CM IBS 425)BIS-J186 0 BOUNOARV:BUT IT DOES NOT PURPORT TO LEGALLY RE50.VE'RELAIEO PROPERTY LINE PIGMIES.WHERE CONTACT:MUSES EVANS " .:.CONTACT:GAME CRAMER ' ' CONTACT:GNQLA QEC ER,PE S't:I Dmt[e15u707190 AsS SDRIE7I:YAPHNG . . , AMBIGUITIES ARE NOTED,ANS RECOMMENDS MOAT ME OWNER CONSULT MTN LEGAL COUNSEL TO 15241.NE BOTH STREET 1909 212101 ST SE• 12220 WIN AVE NE.5TE 130 CONSULTANTS MICH T.S EVANS PLS DETERMINE NOW BEST TO INTERPRET THEN PRO^DNi'RIGHTS AND ADDRESS ANY POTENTIAL PROERTY REDYOND,WA 98052 • BOMEIl.WA 98021 KIRKL.WD,WA 980.N S++APWm4•Call FIBxAN 15241 NE 907 SDNAT REDMOND.WA•98052 R E LINE DEPUTES.. . PHONE(425):825-57m ..PHONE(425)241-6256.. . PHONE(425)621-777] ` Iar9ts 0UN.40L•+mta45/4 mel PHONE(425)92-570 FAX(425)823-6700 8 FAN(425)823-6700 FAN(425)4Bi6062 '• FM':(425)821.4U4 IOLv•L ' eb Amur . . SLOTHwLCrna PS DD yb• m..=cxno.,.....,.u ;ow...... AS NOTED 0035,15-011 1 pi 10'. EXHIBITEXIT.2".• . SEC. 14,:TWP23N, R5E W.M. II II CITY OF RENTON KING COUNTY,WASHINGTON U 1111111k j :. 1® SE138THPLACE .... ' 4TH I - SE 5TH STREET V.'S'. - ,--: I i ... RETON aJT LIMNS SE139TH.PLACE F. I:... .: JECT SITE: yPRO 9TH PSE13LACE UP SE 140TH PLACE .. . g : :. ... SE141STPLACE . A SE142ND STREET 1. -. . .....:.:'.....:-:.' NEIGHBORHOOD DETAIL MAP B -.. noM1AEME 86PHONEEV S SURVEY 1 NAPPING RW(IER/ 5911,' y 9 SC I .. NO' 0 EVASION BY CO. RPwIDV(T iT910 t E]/Ogl Ri0.iY0.MRAi5UEVrtf W 79,.k:I RSVRVEroR CONSULTANTS' SANE YoNsBEET REDMOND,RA 90952 blo rE 2Ws N49 i d M ONE(425)BZ1 5)W FA%(425)Rt}6700 0 100 ]00 6W iau L X Snuo PROJEITNO. . SHEET P2.00 1 .._. ... 2. R . ro.em,w....m.`..`w+".... AS NOTED 0035.15-012 3 qP SO'.. 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I--,•-sE'.Lv n wF:..••Ir a ` ,Y am¢Eclat((s C YTJLY.E IE, >7"lt_r„4 ' x °'Y. • igno R a corm tY am E •. .If',w.:.: • f l '°:rem,w, wt,¢e"' a.. may a .aFal rwa,°ww \`\ ... u ax.. :,: evx - • , r:, are Bm.am twae9E.IlSk deli. 4 ' . I n ta;c I \ :f t. EL Ilan. 1;.+..%xn.+:;... .'L' r Y mxEam III'''h>=' rai,9' WATT.'sE b: \ 'vaE w/ J 1 4j..v ' le,M'wsrml°] • \ mow/ t(M 1: ta•„,.' u-,'! 125 BY 1cas OS'° "y}g T tr. s .w,.__, a w µ ax FLANGE°aT :E ^;g° 8 r— 5:< r b¢•xE - , LAIw """ .;. C a I ft,C i, e'I v IrBoxc -i]i t VITA.'err;-+ J) 1 ... Bet it sa . raw C\ ay 7'.. yy yr rox •ami axe° 9 c i 9®M1®e e'ryb lc{! . r`1°W wmm swraa xw e pw ,...1.: w.' ,<x- -'•i§--'` I ce-w-.war,I w.rwvA TLau . x r L_ t a I:./,aru ccma:xir°'ic _• ' V.. S$ sE.:/-rs:xovMo MBE.rms°rnrn e.. N VAL.. .... I.-v.v.-I.' i LkPL Q $;.: t; _ T M - tnsr mxs tom, T ra{•) su trmv_ r^t I ai> .' `tee zar j _ s[s>'ew i.,n \„S T v T:\` u ca e•.••.,oao•. Mr Usr-9.m I .d(w-1 . s;:i 8 a w..•s m x Mr BONNET w"WE. z w W'.• - "•m-aa '.' LL^ u i I ' ueIMPOSE::/-saoMrknwL.cram aPc. o,•• I(. lama rmwie .. tr. . wowssr Iv.f -.....a-ala.• r/ ' rwr 6. \ • I/I I',-„.." P ME To HOES.lw cwxw a,Eareair"ae TALL OUT cauYxTM rmg\ :\..v. r ••,COMA.. 1\r'.1ti ` eta°. 4- w sBS.ar 9E Ba v°'" 1 al>\ me mi ae -I . g r r ,`o°'M Cp taywrac¢\b ai' as fffiaasA ee> - e m . l • i 's,.VIOL at: ... wom} .-/IIID. .. \\\i•\ \Mr.B 1 . ee. \ e"M ,;°"i r 1..''t:`'i`.. III MEw,°ax s-z 9`- , II Wu ... J of / Y.r.rao.,FY \\ r +.mss y"` f ' c.a. e. m h Oka WALL • ,• }°.-'! - s.•s.'I': b.. \ `\"" wu• i 11 I I'. i COvrws I p eM _ g5y5, v Vc.aty I;r I I Iia r '.- 8: c 9YII 7 1(:: 1 .. V1-S. I I. 9w4`.. rn°aex.l l •..i„ •°//t' wWw is a- Baud• r ,..' .-. m • .. .\` .'..ter.. • Ip« v t'mos .. Oxv( ttAOAei" S- B-o.3_; ppasm't se0D.ex How-1 °•" ° s ----- — •H wxc v• 9i-vmrs\\ fE; a" tons c ice aouxmE \.- vM Men..,,,v.eevur) \\\` x Mtl:K.0.e r!•'---rk I a I' b;e9m, a unurr AaT 'S`..:? wM 6 . wo cAv r riFi cz+ia5+'S35Y5+,ii:r(i rc'KK'r<c5 i:-n`ic-r n-rfwY:"-- c=-_ - - -----------mow w`: w° voum Goss& 'eSez°-pry. s/C_ T ^ .,--7'S-,•.1-H.:+-,._,..r./yw. %5 u..,;ti' Ee{a abv ap.'y: :. a: - ..:.$ »'. ova..osss w.vawwtttcorm-"` a;• ... .:, :.::.> ",`,.."-:•--:,';ir.eP. I2"'_.,. r wwm s/c ue •x Wm wn• \ sn s°r i_« e e•.re•.a•.e•u•n 1 R'v:: h-.1 `,„ - lax•-••• 4,.z? - m a,i ` Bwo"'wi nA) a • rz 4' a. Hat os .aY LEGAL DESCRIPTION: t 1 4 v,r.osa-sB,m•• .. ( .,.'; YY,\ I I V`I`ar{.U Z. ST 1/LL a° " w •• EGURIFNr NDIES _" CIF uwuYrxr Y°0B If.` g'1'^ w.runs,r,'nTm cv!Naosa-b,.w . W b qw c ; w.on ssEarE x m° ":O:. `^fi:TA• wr.a xa. — ' TOMO .,a°.' .: .3:a„ . J 6rrr I a` l 'Yw v uNE LEGEND ODw wuE Ywwaw` SURVEY °TECHNIIMES09aa°s.THATME IIUfwiHOT 0 CONTROL° R1,03SEflalxn MOTTOors DD °....L.z,,..e avw nY:.wS T veiTcmxaxc ro:ME Tar 1-421.-www' I SI ' i ; f.ies .. 1 0.a,t.. v> • ELECT..t rmsfum s la FOR TIE alarm nis. wl OF fx MOM Mt r¢CM a wLvuE,e W MrS v"cE 5x.PfCOP05 ar xwc caM,v. E' .. • I^P . 0. l' ly2fi d Sxc®s ME ma sSr ar O,/lin°) • 111et.« V,1Yal0 E-.te,a1 1 t I oSTOMoo,.oo DMA. w °-w-m°/Ea.. w/t xc uo:+`: ii,••• a- i l9~C:.7rtco mr :m> 1' SF LLL l __ . T '' vsl a PVC iE Dana,r a a"wxUo w REFERENCES: CZC-3_._•. F-! \'E•° F"0wam°ixir.xc.°• II K ASSESSOR,YAP 1(a AE ..A...IS Ma. 7 P., am a WATER ne°q gwxAc.nw i. aw wOE asE i ai[vB T f.I•a a9a:: Y.• .• Wrm Y"rw awn, y••_ I I. : w OF tnu1cTsxiv SREONmto 112010 E.UTIMimu BnLs° HIO .• r_ ..... wi.„..1...Gr..P.L[sa ,,.. I ' v- r,IE)®1 6 we¢E9). xiJtilt'''.III W Lrwn=aa waWN, :,C. r _ am m r, N Fars.oinn0Tg"E.sa• -1g -y 1 afi yM/I : t w`. s.. uarw..1ex .oriwR OI Y".D..H vW-SURFACE L...T.w"9 IDE ro u B s"Q'"imma"'caL s ' I is(n) vi . •x r"' ":IF n I I' • w00°ra¢ui¢ Wruemmma ramM raunittwmeE w+"°°uo oronn w uvs,;let)- w" Ss irs.Aaw°xc,aMEii.r.,Erc.umimmamry 1j e eEmxoLa x•_aac.. e'= i.ee• h-.I .' ..s.txI ... .. errmTEDIT . HO1f/Oa/crx aF Burs•vwzs,o-,a iacox°s...Ha°aeeR/. x°o.,mwc If a vc' r,. .,I.°"c .,,.,A.k r s' ""°° W.s I.le e/ HATCH LEGEND I a-s/,BRASS Il' r m ME axY;ax BE"a,,,w'M Y,r > „.,r nr Lrs -( PA.(CURRENTLY..m°moon e' 0,°," •0 YP.eartr •101°O It ' ..: s . A.„ ,B" fow°,n-sax vas:. .BMW Y.aB,e` c tiLrp ° -° . . I. 00.000,E ... ,lmV`:s mum as°mu'wa-aio mzw•.°Cr M.T, ( na)- FOOD OILsa•rS ssE MOOS ae°=xa wBMEe. aa.a wwP qi Py /. ,, /'" .waNN so caca E• ars f' 0s ar.aaax.. a . .I• t5'=>:"- w (ns)- Mr CEO.mssoOva BEmt°E°M vawS tv.vAct,vath-.-ITrv,.''tE s;.s_,, E vaMo .Bar 1r°ws x°r nwwBr: ""Ls°r°> 'nrpwmxr "orwmw°.a.:RECORDED CI .. .•u/°.n0i I1e: gym. 1;r•, n•'MAR A. E°:"m"aax«w Mf) Uv,W oaLi;, , v] ,B e m Lwx 1':.;..;,. ' . .. n iTv): w wWYE vas smwr s `"- r DEE I j1,no/,e) @ 'was v wwrs uo vominu vx 1a'1iE1iS uswrB"Ss. Tf'P I F.'_"'-I" Da cY o _ .., .:. e.,::=::: z• w m.x ma 'jwet v a -/ ,. „ro R,)•-• w"`mmYtF i r. SUB.E. 0 ar maeM,L.°Bw.as.a Ls.CEcaam a: axe \\{y e VI wxasir-anx¢a„c rE ORA ACE { 11+ '+- iiV I I • N-Dtnoile). MOMS rcMaxre"`Excamrv.v._wwcrw. M°'¢xx,s(S) TT 1"10)` Ta.ucamm w vauYL e•we Y xim(s) j HI" pwB my ravels.sm,r H„ saes—IAP.BEiaxEc°`aBosa met MUMS,w:v.Ymax.. MATCHLINE-SEE LEFT SE 1/4, 1/4,SEC.19,1SNP Y RGE SEW.M. 1. OF CO TON.. RENTON, 1av/ pEsagmaMa"FE.aDN,wrE .w i, . .. . .: i... i RDA HOATON Imo,Y 1 aa a ... D" t ?Y FOR e W B f,L%Axis I6'223' 12/01/16v I w" B Y a MaPP 9 9.N e> PR ERTY •• AO.IVmn' W _ ; r,o iaa.TA 9v B r • ea„ y Is AoFlSJ.4^Q:f' sc91A smrf ...MEADOWVUE OP CEDAR 9aEa Eatc.assxs+'mO '.a30' t is ori 1 .. .. EXHIBIT 4 J AYE S i _ 1._F F tt tt ' t .• T:®" i,::..,., i r azS -ri r3 d11'iti.'"" i Y r 11,,,t .•......h...._.,•..:.„,_,...,,. •,,,. jr,•. { . " . I 1 I • 4 Pa .... yl' Sit1 .1i. .! {.• '7• .yll' 1R •7 r%////, i J11 1'YI 0I/ti %I1l Pl O/.° I'l 1 --'''-'-';_.,. A_ t Sii rti'" r,( m I,( fj SjS, .I•.i t' •'I sY.t..,ngs 16hy'.; ' u ,;,,'1 4.__ 1 I c 11 iT,1 :.P:1`- __ •r•l` ,1•1..!.1 j Alp, Esai .,,--- a ,(.., ri4i o19i Ps'ir', i 1 iiii II J/f7 r r f./ i s lik I ICI c. i N1!FTJ i ly 7A. W1rIf;1\A- (O rs , 11/LIc W I v,k 8 A,/7, ,/...--- e4,,,,,,,,,ffigapprei/s/wis 1st„..,1,,,„.,I 1 w,.!,, Y/ r t 3 !.- ` Ali rtl ei o_to, J A ire ri rN re" ;.gl 1- i1 4> f%.i€ W co NW'141i"I''''-1110k• .‘.';‘- i' J4l, 0,r,/,;g 2(I/ Z y h:: r i ni I. Iv;y/ ir i1m f III q I 1'0 0 A 1 0 A El int I. I ul11Urf ,1u 2i,, „/ r lirmr rnriIi/i aw I Ai li.i /' n H iv 4 !C. I ...,,_________fir‘aillereflaffiNSWIrditela"24 7/5-71/,( 7;, 1 o. I 1/. A_ x 0/( 2 7f/J1 rn r n FarnVrOpo ,;,, t 4 Co SI 24 44 3 5 'k dlAfkoUitegetG'edroMPAJi= :.. w.y if 2:. m J: ' I IDco 1 II ii fi -4,,liti ... \ ,i1.,. ?// P co 4% . JJJ vi' 1 N,,'. •W' r 1 , \::1'.,‘,..„ '/ /I/ /, ii, a: ix. ,ems •r.. a y . " limit . '' sAti im y P a N i'. - ,_.1mI--OP 156TH AVE SE O ri'„', 71CRAMER DESIGN CONSULTANTS L- MEADOWVUE LANDSCAPE ARCHIT x r z ra L(Ta 1909 242ND STREE0Lg9WBOTHELL,WA 9` 425241.6 m ~ H[ RENTON WASHIINGTON 1 a P J L NE 1/4, SW 1/4, SEGI4, T23N., RSE., W.M. KING COUNTY, WASHINGTON D ` -•... CVFRR Y SWQA PVMC RMILME tr11CR IERS ZPNFERRIER i//'1. IRE BSTARE PLASM TREE R6 Ar•vox,STAKE,STAKES ROAD I BE LOCATED°U E IF ROBIBA IL ABOVERCOTRARE SKALA BE MULCH u KEEP LOCATED SCORE ROO REMOVE BURLAP MULCH s BExAPRu Ei m" A 1E i I3 11111.r NAM BASH NSCAReT90E6BOTIOMDi OF ROOTBAL. LB921 GRADE ONDE SCARING PIT TO ALLOW FORfa TPa eavrL sA % N i_ ROOTDE. SIDMH IN T 1 pi F N- ST, p NM a FW 1I F E licEPIAL Il +`I' 'T MODEM 9OEN/11( e FROM eMR a KUM 1 71j BREW SIDES 6 4 dl T l EEC 11FT1 BOIT=OF RAILINGDK MI ONA NORMAL DIAMETER y,SY F ,( I-- SOTPETOTR RALLOWTQINPREVEENNT E AA{ b Tv._LANRNO BED yr M[ws. F N'3r.y ESP OOT OU E BALL TO ULCH I.ONE PE WALL NOTE LESS A.TREE STALES?ERR:OCULAR l UI 0 7 E'1 ENSURE iNAT ROOT THAN(0)TRES ROOT BALL CIA TO DIE PPEVAONO We N 4g4 Z W`V]RARE T00 NOT SEINE 2 M All TIES AID FOLD BACK BURLAP S PLANT TREES Y NONA RWl Z V(yBELOWGROUNDLOCPUNHEROFSPACINGFROMUPPER1/3 OF ROOT BALL DEMI GROAN H NURSERY R UU lVV1RELOVENIRAMCANDAWEV0OTYPICALSHRUBPLANTINGDETAILTYPICALGROUNDCOVERPLANTINGDETAILOTYPICALDECIDUOUSTREEPLANTINGDETAILOTYPICALEVERGREENTREEPLANTINGDETAILZ0 men NTS- WS Nrs u 9 I] u MC.DR7 WE PLANT SCHEDULE 1.0.7.0171197.7.717.3019171.417..17.817.00IITOREAMIEDIAFIEENt._ _A TRW DENSITY'TR . POTANICAL VAMP/Co/OWN NANO 21IC EEC v / 4077.1.77 Twnelw•T¢a.FADI a erTW D7vu¢aF m l'Abbe la•%earpa/Alpha Ph b'K.men 9 T.APa,0EalrMSTAUET 0100 Oo0Tta0 00000 mt&a VE f70 en mESPAszwD Aa.r falnctan/.Ieparw•Hapl•Vvlety Cal II 777 7 r ENTER AIamraYDEE ri END.Am¢ nE• U H..N:NNN ; D_A I-' Tu)a p11ca1a Eviceloa'/Weeferm Red Cedar 6'1.6..2 e,I( _' _` II eefw®Am TAFAemwie[ wSTTAATTE OF D pro, 1, 1 AME,E,F eow,.Dnae. P ww,EDT NTT T FrIFAMGAL NAY./,77107 N NAM 6ET•ml _ _ -^ I• t =` l y\, W I mp IACALE SIZE GQY EIVECEID I 1V EKINCI PANwmoalrAUTIe,wTNEwa ECTNIF E.D. OM. lRtgi 1 N0.031 PL: Mal.N Red Barren'/Pee Caron Gab Apple 2Y:al 6 CTU0.f EA EOISnE NTNN TE GVDPY DRP BNE-:. f1R:j PRaTECIED ROOT EawD VAOL BflvxO ORP LN[ O RENTON TREE PRESERVATION DETAIL Z 0 Fro callanpla'Mbteu[R'TM/M%teuaE Fl„earr : 'CgPe ] AI 20 LANDSCAPE NOTES: rs I. CONTRACTOR SHALL BE RESPONSIBLE FOR FAMILIARIZING THEMSELVES WITH ALL OTHER SITE IMPROVEMENTS AND CONDITIONS PRIOR TO STARTING LANDSCAPE WORK Z_ LMm95/•pulb mFA1nr,AI NAM/r0AfvTN NA, 8.9=2 2. CONTRACTOR SHALL USE CAUTION WHILE EXCAVATING TO AVOID DISTURBING ANY UTILITIES ENCOUNTERED. CONTRACTOR IS TO PROMPTLY ADVISE OWNER OF ANY DISTURBED UTILITIES. LOCATION SERVICE PHONE I-800-424-S555. Por•rofer LedxspNg WA 9,446•1 33. CONTRACTOR SHALL MAINTAIN AND WATER ALL RANT MATERIAL FOR I YEAR OR UNTIL FINAL INSPECTION AND ACCEPTANCE BY OWNER• Pervlow Mein to be La:decaped N/A 44961 of 4. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING QUANTITIES OF PLANTS THAT ARE REPRESENTED BY SYMBOLS ON THE DRAWING. ill 5. SUBGRADE 15 TO BE WITHIN Ib INCH OF I FOOT AS PROVIDED BY OTHERS. ALL PLANTING AREAS TO BE CLEARED OF ALL.CONSTRUCTION MATERIAL AND ROCKS 4 STICKS LARGER THAN Strestreet Rro.c.,'Londernp49 WA 9p DIAMETER.69 el 2 INCH 6. 4 INCH DEPTH TOPSOIL IN LANDSCAPE AREA. 0 SS 211 payiffit4> /1OKA0N N1101 SIZE SFACW6 SIX T, 2 INCH DEPTH,2 FOOT DIAMETER BARK RING AROUND BASE OF STREET TREES At•ID OTHER TREES LOCATED IN LAWN. 9 BlewNab Need Mk tya aeeed MOO of S. GROUND COVERS SHALL BE PLANTED IN AN EQUILATERAL TRIANGULAR SPACING PATTERN AT THE ON-CENTER DISTANCES SHOWN ON THE PLAN OR IN THE PLANT SCHEDULE. WHERE IIyI IN%Merkel eleyl5.ae•,20%noteel hargraee,IBA Me GROUND COVER ABUTS CURBING,SIDEWALKS,SIGNS OR POLES,MINIMUM RANTING DISTANCES MALL BE I2•FROM CENTER OF PLANT TO CURB,SIDEWALK ETC. MINIMUM PLANTING DISTANCE Male,2 Nat.ro N•cNatd w,@%Meadow barley,MPS SHALL BE 24.FROM CENTER OF TREESAND SHRUBS. NW/western NSm• 9. ALL PLANT MATERIAL SHALL BE FERTILIZED WITH AGRO TRANSPLANT FERTILIZER 4-2-2 PER MANUFACTURERS SPECIFICATIONS. fv Laren oa 11.191•I 10. ALL PLANT MATERIAL SHALL CONFORM TO AAN STANDARDS FOR NURSERY STOCK LATEST EDITION. ALL PLANT MATERIAL RRNISHED SHALL BE HEALTHY REPRESENTATIVES,TYPICAL OF THEIR SPECIES OF VARIETY AND SHALL HAVE A NORMAL GROWTH HABIT. THEY SHALL BE FULL,WELL BRANCHED,WELL PROPORTIONED,AND HAVE A VIGOROUS WELL DEVELOPED ROOT Z SYSTEM. ALL PLANTS SHALL BE HARDY UNDER CLIMATIC CONDITIONS SIMILAR TO THOSE IN THE LOCALITY OF TIE PROJECT. TREES,SHRUBS AND GROUNDCOVER OUANTITIES,SPECIES, VARIETIES,SIZES AND CONDITIONS TO BE AS SHOWN ON THE PLANTING PLAN. PLANTS TO BE FREE OF DISEASE,INJURY,INSECTS,DECAY,HARMFUL DEFECTS AND ALL WEEDS. NO 1- SUBSTITUTIONS SHALL BE MADE WITHOUT WRITTEN APPROVAL FROM LANDSCAPE ARCHITECT 0 OINTIER. ZW II. NO PERMANENT IRRIGATION SYSTEM IS PROPOSED. TEMPORARY IRRIGATION SHALL BE REQUIRED FOR THE FIRST 3 YFA#S OR UNTIL PROPOSED PLANT MATERIAL 15 ESTABLISHED. p( PLANT MATERIAL SPECIFIED TO BE NATIVE OR DROUGHT TOLERANT AS DETERMINED BY LANDSCAPE ARCHITECT. 12. THE AVERAGE SPACING FOR STREET TREES SMww Pt:40 FEET ON CENTER AND ADJUSTED TO ALLOW FOR SIGHT LINES,UTILITIES,TRAFFIC SIGNS,LIGHT STANDARDS,DRIVEWAYS AND SHEET lo ON:.I4 STREET APPURTENANCES. e 19.TREES IN THE RIGHT OF WAY MUST BE PLANTED TO THE FOLLOWING STANDARDS,PLANT'TREES IN THE CENTER OF THE PLANTING STRIP WIDTH.6 FEET FROM FIRE HYDRANTS AND L-03UNDERGROUNDUTILITIES(la>HATER,SEWER,ELECTRIC,GAS).10 FEET FROM UTILITY POLES, DRIVEWAYS,AND ALLEY MARSIN,25 FEET FROM STREET LIGHTS,40 FEET FROM THE CORNER OF INTERSECTIONS,STOP SIGNS,AND YIELD SIGNS.AT LEAST T2 HOURS BEFORE YOU PLAN TO DIG,YOU MUST CALL 611 TO RETEST THAT THE LAST LOCATION OF ANY UNDERGROUND OR OVERHEAD UTILITIES(GAS,WATER,ELECTRIC,ETC)BE MARKED ON YOUR PLANTING AREA.KNOWING THESE LOCATIONS IN ADVANCE MAY SAVE YOU TIME AND MONEY BY PREVENTING AN OF 3 SHEETS ACCIDENT. 1 r 14,:TWP23N, R5E W.M. SEC. LEGEND AAVP16 YALL ... USE NET •• fH RE KINGWASHINGTON GBT.MFLAEDTOS,EwAu. .. CITY OF NTON COUNTY, T BRAW00'Om"-',ru..'.:v e.:E' a, BLOC.:SD SERVICE CON. •.•• .. v• \ r A4NALT PAiEYENr. 1.i/ 463400058 .. l'... i CVIOEIE 9oENAUf j 146J400051 i PROPOSED PROVE Trxsr.TREE i WI J. •h 4.r ' y'::.} yl:: L. TIEE PROTECTION AREA. qq - Q j" PROTECT sr..MEs.. 1 ,• ss .:.'.ss ramie tc±.'_---Q p. _.: t-k x. h APPROX.EARTHWORK QUANTITIES y,` G I I 0 • 4, t, EANMWIW MFRE ESTIMATED USING A fid0 n)10E.191: r \`(f i0P J95 . `, J—', r f,. VOLUME 00 AUTODESX S ARE A ONl30:SOr1NARE ME FDLLOIWNG VALUES ARE APFRO.VYATE' i +i:: j1\ TOE J9`i lDE`J99 A iOP 40) AND PROVIDED TO ILLUSTRATE fS 00170 GRMWIIIK ' •Q a TI TI DATA s BASED ON AVATES- SNV AND O06 AN-i .,• I . ty TOEJ05 I:ij,. DATA ENf1UBMO EsrLVA1ES.aF Axr F011NDAD0V AA0. i r r 1 e - OBE 7 ('uif' 350.7 4.ei ` TOP 4Dre li 4EAIEN QUANTITIES 1 T J93f i:.':I PA iOM 14000 Cr e \ . `‘ q 5 5.TB NEF.:LOD3.CY(MI) 47yy4,, 2s s"' q21 1 s .. .Rma i‘ A r 9HFF737A -9sm v' 9A0H 9'.., .. I a tPT-70771c ,. MESE VALUES ARE NOT FOR CONSTRUCTION BID ilr' t ! PURPOSES,ME.CONTRACIM SHALL USE DNS OWN . Y",rt...`,, S I a; T0P 391 ,`TOP J94 I J _-____`'_ t l _- SS , =auatalms.WEANS YEMO05 TO l R°W°f°. ESTRUM EARTHWORK IB PBC 1 7M J99 l i'T•x } A TO(390 Imo:.. U tOE 9! , J98 i 4U5 i I 41; i A.tc ax s r v ROA i A it.:11°M1MIEMIMIIIIKIIIMAINUEIMMinilliiliViie TT t- wrA 9EONa.9W r t a--a,.. 11;St I •a :. .- I: ••TpE l9') _(,TOP 400 . - 3 i',"n' - --'. 4.-*-... ray II i .. .... 1111. 7tllrJ95__- 1 Q 9,, 1. • \ [!TOE Ir } .. wxlO PUE .. . ` A `1I f• i it I 11.!1: ..f..- B'I 1.. 38 tr . 0, (. ,,,..)• T'>. y T ( SE1TOE r406. AD(_ -. _ rr.„.......,,, i1q—_.I - 133 12_. _ 21-_10 9 i' yy, V ! 3^ E r 385') t—t _ _ _ I _ 6u t's' ii-'oaisv-~.•4 f"\ 611v 615fs • I Ii:22, OH- 1, I li ii d" W. igl.._ ' TOP 93, roe 9•"tit _--' r TOP 40 -04 ` 5.sO[W` I.., • HI P`_ _ _ `2CSS._.,<9,0,. ..Se 39r392 J9 3'• J,: • __\ J .. • L 1+ i .I ?ro59`Y,` .,i-;s;`i='s:n. Ymv.H'a£; sti-i.,.:...'"..X"A :. .:°.;>..- -- , i2; r4 1Y;.. inP JBT T¢Jer Tm3aD r,...,.,.A,.,,..;;,:..;a+wA:.";.5.`:, '—_ ^=Z: i • A•;i "iC7` eo .. µ\ cif rZ," I . oE '. i nivsH:.h ... .. APPSOK GRATING t ) gii la. TT ^,• r. i. 1, 1,0i f. toI46J400068 t e, .. .. ss 64i PRELIMINARY GRADING PLAN • 9 .. C 9' •SC,,• ND. DATE : :. ..'REVISION . .. EN CR. : .. RRR6U1I0 WA 99954.D... SIAM 220P ECT SD PNOVE:(423)ffiSJIB6 9'w .: : 0a/OYO PR¢VWAIMiSJ6Vrt1Y CM1R 116 .. CONSULTANTS" WITCH n n. ShPW h Glf Pam/ I' 15911 (425) RTAALC(42 MAC R.., yyH BIT 6 auWm:or .en:Nt s9oD ) Trb J.^ EA 0 sssT ,1• PROJECT . SHEET P3.00 GRICKS EATNo P rd rmu+nmw S AS NOTED 003SSS012 4 10' Iw FEE( c.c+exnwe......ueu.a'yr.. •.. .. .. . SEC. 14, TWP 23 N, R5E W.M. CITY OF RENTON KING COUNTY,WASHINGTON LEGEND: I .. C .. o: • .rwi 1 STOW oRAP)Afi,u1fN 9A9x 0 MT 2 STORY 9RAIxALE G)dl 9ASM b 113E 2 CAEN 6A9x,w/BROCOE00 SEE SREET.i Fdi 1 i_ __S — i 3 STORY ORAOGCE PPE 1 ' ,S J,"" SW 55 SMOTARYSDER YAM SENvt U/PR09MEMS MY ! i 146J4,00056-,i SEWER YANxdE 1463400057 4k ' n. fill `— Q 90E SEWER SSW.w/LtFM'dl!••. v/ .. ice: 1'ii : .. .. W— wA1ER YAM.. 1 3 5 WATER ..FF f$ €'wi: .. tit[. .. c 1: At FIRE roRAxr Ax SS: lk"#,h'L`) fi''`. v a.'•lss'd JSSSt't`•- yy siA Je a arAA - 54'!. a1",134+ '_.- —IL'I If N '.GTE VAIK yfla9 la Y0— 1-i wAiER YE1FR S!A 90f9I.02 afro'Ri EL 1 O r• J rl: IaaE=ioa.>I... TEAMS PAO ELEVATIONS i AY -. r i ./ 4ViC v 4213 S 8 "f03 0.aMff : ..fig NI :..v ti--.• SNI17ARY SEWER k'''' ne- I• -a:1 l 0. WATER YEIER 10'PUE 3 4TL TJ)ylI A IP ii- u.. c r"r Wa o.AW.r•Ara •p wm.r ali er a6.; .!—...__ .l r. _fir I_ wmn vn. saAxao^ Si ffi.SA64 600 RT .•ti _a jpe-.1... P"` ROAD A - i , — L Y .. tom JA, D—+. I5 NIA65,a00 RT 0. I ..it yr I: i'' mil a .. sroRM macro I,. :— o® ® ®` I-I ; : r-4®..—.9o- Jvs 3 ___Js _..''_'°'-- = w.,~. s•voEw 4 ' 77' ,, Fmil_• 5 Aaki•i2:-vm _. .... ,•, ,r, ``%F.'f.:c..-,a r3.-,,,,,,, .e.w=a- .,,.. 7:' e:, U EYsr:)Ta)• V q;.E '•d WATSF cow is-w'".'.n:r. ,N . j : ;i7..I..n t I 1: o gar': f !j; — .. I 'v w ,/ v 1463400062•i — .. r .. a 5 .. 146J40006a .r. i ... .. CHI\ 1; F-;°_,_„6 PRELIMINARY UTILITY PLAN a R .. •r i.j WA6/1i REYu ION Qlt l .... 6p,N' SUITE 2YY ...TT • MY. s BY do u.`""i 129TU MIDI LAKEI ",1 :. prttEARq WA s V VPNxIU91,,,!.MIR PxWE p2s).. CONSULTANTS'" RIIITCH is.EYAli a 37710.4$°7 50flf^71•CA f,reenn( _ 15241 NE 90M 577516 EDYdN.VA 9W52 PHONE: 423 82345700 FAX(425)923-6700IlNuel4matP:tl6,NareOmel a...:. 4. 1••` a..<.., .,„„„„ .4,`... vx Eann sx Ps.00suE •d au....n .... PA NOTED 0U3S1S032 8 T 10 NAN WTEET EXHIBI T 7 SEC. 14,:TWP 23 N, R5E W.M. NN.35.EXIST SSVN'MAD W j'.Ni CITY OF RENTON, : KING COUNTY,WASHItNGTON.• • LEGEND:: ' • SD • ; 14639W1(6 r ttVt- SS SWL4RY 9DwR YAM EXIST.SEVER 8'PYV 1\., l ( swam,PRECl61 SUER•YANHOIE • o i nV\ \_ I is SOX SEMEN 51Ya'w/arANour I012910310 I 4 M 14 INi "PoY_ 5Jn.48 .. 16J40001) i 8 k .II. Rai-3 t 4 i :w\E( J)9.11_ 0(0 9z\ : i 5a . .. \ \ ... ss.ss e • ss: 55 s\ a' 7.5u 4K I15'SAEMIT. 1072030100 I /6d.1 6 ;: . . I o.. .... l 5*`\ 1\ I W AM. EXIST SSYN2 08 V 340001 I 'iri 0r85)=A588 1 V I .\'` SBO r. - SEE SNTCS00 i J&1---: I- `• i— -1 . C 'pic_, 5 S'aww I S'JB48Y I J)8 ' }..W%BJ 13(0h37121 IEE=71l46 E(w}J)an- -', s y , J)0 I .. a cur, r{av v= n 9 pro PRELIMINARY OFFSITE UT ITY 'ti h 0+80 0+80. 1460. z+40, 3+20 4400 4+80 5+60 6+40 T+20 LIPLAN AND PROFILE: IL p P z 9ION 091E ' 6Y CK 1E 220 i4 .. OR 135C71 H 8 Iz910 TOTEM u c mw.N4 an Y n0 DATE 0Dn g90AND.YA 9803{. Jd\ 6 ST eREONIMNIMTSUSA 11 PNOYE:0251 825-3180. 9 AXIS 538E7 k YAWING 1 CONSULTANTS" 1524411 TVE59011 RENCK WA 9805z ef c. JJ610t Src PNN:M'00Fn6:NaA'{ 4€ ISYlmem$•e Ne e6m:rn' PHONE(+u)ezrs)0o Mk[.zs)ePY6ro0 ggq s/ 4a>.Fis' Mac-Mo. SHEET P5.01sc•u6 NOTED 003515012 7 e 1 SEC. 14,:TWP 23 N, R5E W.M. MEADOWVUE CITY OF RENTON: KING'COUNTY,WASHINGTON: : s ` ,: 53:,:•LEGEND n it' y;~' •"°. CI PIPE I SIDW DD6VADE GIDI RASH • 8 BP.JB°:ABO vriouw.s ' J Q TIRE 90m4 DtA91.Y£GIDI BA9R T. Ni. i •{I ` r•'' SIQdI DPANAO"PPE i•Ia6.N0005B.•i;'<II l '• i SS— SAMTMr Y11ER YAAV -•• I1 i1sJa9osT y y E. W i-.__. srArmAR9 PRELlii STxEIt YAIMDE 11 d!'QI;4i ! s9E g>rEn smea r/auvnur'... 9T4 ',I! `, '` fnY W — RATER YAW r. , PF{sHf..ititiT s 1-`aTi '_+ t I. - I ~ h:I, _ I• i.,_. may of Vt4-I i 1 ." Y • GATE VALVE ' ... • I. I. n( l ii! .' tit/ e RATER NOR _ 1 I 1' \`, \• '1 r ll (I 1} "I/ u. j . 11IB.emr Anes• \\ 4n 9 '4ArY, '•,4eg4 B'y1 1. f' 8,, rr65 ear nm-_ I;. 1 TLL. I. PEISEFAIED PIPE caWEcnOYs ARE EDDIED r,rv..x;:,\` Y 5 I9,: j{1 i FOR ANY PIPE COWECRIXI OF ROOFi111EBPP -„ 10'PVE F___ _ LA I I` :I i DDRN9'DITE W THE LOCAL-LYWNAtf SY9RW I 1 • `-° T \ 1, A _ .. f,•`S .,.: i F avl'.. RR SECTION C211 O'THE OfAP 91/3A RATER •.. ai!u:n•: ` 7 III So- DC901 YARUAL rs>.wx. S 1 1 0 • 1O" 1` a' m' s„y—'—2 A YI/dIRW Mo.pUC09 C DEPRI SHAM BEa,%a sa.r : : Th, a_ ,I a rprzar. A I I A1FR DE90!YAM/AL 0F INE CW 1i 6i r. e..f H e.,.+..`mds°`roo 7 wDrvrou LLOTAAMPS4' - rBrwO L'S%yG:a \ ems' _ e. _ 1 li tF:f..,., Jg 1°'wE y,' Iz'STORY .' N•,111`:s' y j '1 L\' 1 • , DRAW PR[. _'.M1_II;i - I r 'Pm O 529 Woa m"n°USYc PEnasOi ®IP TIPE. .. f: '!(+' - `-I.F" 1 s• yy' il:r : Y:a:. `:r 1 DBID 5905 In1 REDUCED OR SURFACE t( oL . li I t 3Z'h f I I: :Y:?:n sr 4 9916 .4938. 3966. REDURD WP.SURFACEI . I :J__ l'12; 0' G' _ i's, !':i' 6 8905 195! J96Y IEDUCEO MP.SURFACE a 7A P: la - -(e \ SIDEWALK• I Ili. 6 890I • 1951 3960 REDUCED 41P.SURFACE 1 4S j \_.-_______ J .L_.._____}____A i • A 't 7 9997 1919 J939 REDUCED M6A6E 4 • : a < YX.,,n>_ _ _ -. -_ J9, J91 1198-_,_ -f02-, gyp;40.` T- - {S• I ir 1 • ,-" Y B II6A5 SET] 16Y REDII®WP.'SURFACE r•.r:,a..•.,,n ,t.—s' ::•+-.--, F_ - -—-- - 7_'-` I ii .-e:. 9 I8ns u19 430z Rmu®Wr.sDFArr1. -+ 1 -6-60 •l-•••:-- Y`, .. :, ..• ` J88 ' n i UsI - Y IE aw IBI] ' ' .TB59 RFD/®00?'SDSACEi--i.'r141` Lne'`.'.'a Y""I ' L' '' FRO°ER7Y BDWOMY(iYP.) I i 11 9656 Ie1E JB51 REDICE0 9 911EACE Y i I +`t \ yI(Iy,- r,-'Jq% • .... I2 9G69 1820 • .6866 REDUCED 0 99SAf£ 1 { _ .,- a 9Gz I81I . 3857 REDUCED DIP.SOME S(Amy'\ COMM OEiFNi1D//AD PEA R5 8. '`5$'OiIf vl. II 9615 1823 385E REDUCED 90?91.6ACE I YAE N-c-J64W 117pp7i '' ' e'vl2 n 1i" 1 :. B T11E°L°QJiaD.. 0 9'i Y'1^ e.r., r Mr; ( ,. A -/' r u9xo9asz. ... di.:'. 1 11 ., s/.+1` lr . _.aSwAR¢FM: .. 116s10awe 4V 1 - s:,• .. I EA797.D7D1 Si `i: <it NI g of DRAINAGECON i x :: Sri .A TROL.PLAN MA41 R.UEU®EIIY 105 .. IM cit. 910E 220 . i Oman 5914-LLC®o OA YM1D! P TT N0: GATE REVISION 1z9I0 TOTED LV2 KM NI 1 D. IDRIOAAD.WA 980N. NSULTANTS' SEYANSPIS a l ., I' ' 4++u. man' avc j l 3,5785 Enruca(+z1Am ioorNE s j.. D AO' 90 ` .\ I e9eRCIAn rEEf Pa.00 g§gj1 wD,rVAI Rs T— 2.V •..• m+,..rtiq .aerr SEAS NOTED 15241 003535012 5 10 Sa W SEC. 14, TWP 23 N, R5E W.M. A D CITY OF RENTON. KING COUNTY,WASHINGTON(:' I. I.. .•. I... j.... i•• I; ..l.. j...IQT 1 I 1051.. PN.EL J67.66.... .... .. I..AMSINII ..I. i. .... .. O IBB' (as a5o 1_ W tabIbU:O.E- 1 .., I.EDST-CRAOE i. ... a. I. .m_. ..., Ai RCNPAAr. . y._ W 1":. o I. , I.. . I I 1 I f h 395 1 0 I 1. • I • I • 1::N 1:: i..: p M1 xi°' V.1 I I 1 L. j O 390 is If:': .1 __i;:... I, I • .oar tr. . i: —Q"J9B •- I . I. 393 I....: ...I.... ... I. .. .... .. ;. I SSNf6PlS -... I I.. . .. 1.. : 1 :I ssN 9362 571. c '. ri 1.... a6661 1 .. 1,. . I I...: ... ..1.... . .i.........; - I..N..... - 1' D25r.O010E1A5N4A0RAr.Q ' .;..... i.. _ I L..:•' I- • STs ..3T5 I••• ....-I I .. . I:riM19Im cti: Ar BOA,NArE , 1IIiA e'5 a r;1 nt:R m ':2 mig S mI51 m'Y mI'1 10/&1... ".11+20 11+60 12100..1If10 12+80 742I 13+60 IN00" • ROAD L___— _ —_ 300. P II II0 I • Ai ROADWAY ; . §• l._ i m.........I. AiNRa A61DFI f j I 395...I - t I SG0130 EAST.GAME AT ROADWAY F Sso I rruas+m'6Rpoe ar R r f.: I rl = $I lg I$ •PRELIMI NARY ROAD PROFILES • IN00 IIf10 I4*00 15f20 1 A I6f00 i6fM 16f60 1]f20 EY60N .. tM Q. SN 210 Sf60 ROAD 6R'I mn:uc 0 OR xmmv OiAlyli FPRYNMIMISUBNRAL •M J R P 12910 101[Y WE at9.NESC•.' 1r .( '. i NO' 0.11E R AWBAN0.1G B80]f. I2`-?. \`/ PNONE:(123)R25-]t66 C0 siv'r ESsa'sn REMIND.WA seosz 1-.p • NSULTANTS'- R' 7: latl'ecot RmPdA 6 - MOVE(I23)BTS-Sllp! 5)403-67W 0 _ 5 0 YERr FEE gyxy 20 AO00Is\AS NOTED 0035.15012 cut PROJECT lig. 6N 9 Dc 10E9HOR2--- iN FEET y, oew+emvowoweuc u'.tsu.. EXHIBIT 9 . SEC. 14, TWP 23 N, R5E W.M. CITY OF RENTON.' KING'COUNTY,WASHINGTON:' :-'• I 1. l I i I` I. I i I O is f 4y 1 f Jgp—_30 t I_. i. --- O6FYO: _— —II— 1. f 1I rw I SSYN SSMIQO : I." RIY=39560 A SOf BSh360.9z.. Leo Y(8'IYkJ90. .. , FJOST.. ,MADE AT ROADWAY( 07AS. n.- EAT 1 E)+J91d1 LPo L0+B0 61+20 .. . 61+60 91+00 .. 81+10 81+90 .. 03+10 .. 95060 .. ex+00 .- BI+40 1547HAVESE I.. ,. -.-J .... ..I...... I.. AROAD .. .I. .I I. i,. j...... _ _I__ _ 115___t____._, WAYE____ 1_______._.,__k___;-,— —__.__..—..1.__-____C— `_-1____._._{_._.'__L—_ —'.__I5. i. ..I'. 1. i t I, _1_._._ _.. I" i'" I :j .. I. I. f.. i j : I .. . .I .. .I. . .r ..f......... lc;.....:i.;l. ... .. is,:,"::,; .. . 1 ;j....I I t i nrtF. i.. .. .ice. i..-_,L;_ i 1{ 4 I... sj.ase6. 1 I 1 I.... I .i i' i".. ..I..p. .. j.:I.:... ... L: .. :1. .. .. • 1 - - . 'i• ' sYN90 .'. i. ". - -,':...;...•.1 r .. .i ^,. IE M B 1: i EUST f36 r .rnAOE1ar I... ^ I I 37+60' 39+00 38+40 36+60 39+20 • 39..60 40+00 '40+,0 :10P60 "411-20 156THAVESE.'. PRELIMINARY ROAD PROFILES • 0.00/ Mat roi uR,ni WmNE SUITE 220 N0. ORTE - : .. .,,N " .. ". 6Y CH.x1AN0,WA AKE K a_ " T,: - iA 01/Agr1T GAFLYNMVL1r919YRRL D CYf 109 Y•„.PR R lYAPAIIC I19I0pRPPNare Nn)B25y CONSULTANTS'. 0 T.S.IRN T. EVANS KS • 0`_=5- 10 . 31610 40 Om9278•CMF'r TB I5241 NE 901N SIRFEr REDMOND.WA'98052 VENT, e,, Qu 5700 Ak[4 P7D325) 6700 9 i af. aars.a.a.a•ksaasarsea PRw[cr(4lxo5)6T3- F 0 zo x P: Ao 7. _ItHOflIL IN FEET z oxnnan,...uc u.mx..... SAS NOTED 0035.15.012 10 ov 10 SEC. 14,'TWP23N, R5E W.M.' M : AD VU E 4 CITY OF RENTON KINGOOUNTY,WASHINGTON i I N. d a ROW t al 5 :. YAKS to 5' R 6 4T 9DE1rA1X - PUNitR OUASE. r ro' r.:. 156TH AVENUE SE (MINOR ARTERIAL) 154TH AVENUE SE NOT ro SCALE Nor TO SCALE q11 INST ROW 10' POE_ I I. PEE f Row 5 R'Ts' Y e i 1 NEW ON-SITE ROAD(LIMITED RESIDENTIAL ACCESS)= • NOT m SCALE' PRELIMINARY ROAD SECTIONS B 00_ ..S90'LLL®a 0R N O Rm 5 Y a C NO DATE 1 ) A P ' A cow? tauNNNNMi91BNrR V \.COONS LTANT°S an 123 EEVO NE SONE 220 Br UI. mama w1 990f{ mote(us)us-nss tp5 SURVEY aYN'PaVO srso tz NE o siREEr MIAOW. u"smsa F.1 r/ots , mtau mt ra Pa(4258zr-smo FA* ss)023-07 o a ROAM'50. MEET P8.00 4' rsa,vmt OS NOTED 0035.15012 8 OF 10y a.a aaarado-au uMeirwm. EXHIBIT 10. Entire Document.. Available:Upon Request GEOTECHNICAL REPORT MeadowVue 131333 -- 156th Avon ue:SE: ;. . Renton Was binWashington Project No. 1'-731;5 . . Terra Associates Inca Y 4i y ` 41e sell C?:'mG,nZ,.yi rv attaxa.atr,,rsna.. I.. Prepared for:_, D:R. Horton._:. . . f Kirkland,.Washington. . , February 2,:.201.7• EXHIBIT 11 Entire Document; . Available Upon.Request CONSULTANTS: Preliminary Technical Information Report MeadowVue CPH Project No. 0035- 15-012 Renton, WA Prepared for: SSHI LLC dba D.R. Horton 1.2 Blvd , ..910 Totem Lake NE ., Suite 220: Kirkland; WA 98034 r arePep dby:.:. CPH Consultants ::,.. Jamie Schroeder, PE Casey Torres, EIT 1'1431 WillowsRD:NE, Suite.120 Redmond;WA98052'.r . . : February 6, 2017 E IBIT 1 Jamie Schroeder From:. Patrick Thomas Danner<PDanner@drhorton:com> .. .. Sent:: Friday,:February 3,2017 10:30 AM To: Jamie Schroeder ... Subject ::. FW:Question parcel number is 1463400060: Hey Jamie, i i Here is the e-mail as we:discussed in the:meeting this morning: Patrick. From: Rohini:Nair(mailto:RNair@Rentonwa.gov] : Sent:-..Friday,September 30, 2016 3i40 PM' To: Edward<Edwardk@kibsontraffic.com> . Subject RE:Question parcel number is 1463400060.; Yes: From: Edward imailto:Edwardk@ gibsontraffic:com] Sent: Frida September 30, 2016 3 39 PMY:: P I : . To:Rohini Nair Subject RE: Question arcel number.is /463400060 Hi still haven':t heard anything if it gernates less than F20 PM peak trips are you saying you don't need anything? Edward Koltonowski;President I„ Gibson Traffic Consultants 1 Phone 425.339:8266 edwardk@gibsontrafhc com From:.Edward Sent:Monday,September 26,201610:24:AM TO:'Rohini Nair'<RNair@Rentonwa.gov> Subject RE:Question parcel number is 1463400069 Just following up on Fridays emails exchange_to see if the city needs anything form traffic or not? Edward Koltonowski, President Gibson Traffic Consultants Phone 425.339:8266 edwardkOgibsontraffic.com From: Edward Sent Friday,September 23,:20161416 PM EXHIBIT 13 1. To Rohini Nair'<RNair@Rentonwa.kbv. Subject:RE:Question:parcel number is 1463400060 So are you;saying as this onlygenerates 14 pm:peak hour trips that:a traffic study is NOT needed—can you also:please send a link or pdf of your latest traffic study gueleines thankyou Edward Koltonowski, President Gibson Traffic Consultants Phone 425.339.8266 edwardk@gibsontraffic.com. . . ...:. From:Rohini Nair_[mailto:RNair@Rentonwa.kovJ Sent:Friday;September 23,2016.1:07 PM To: Edward<Edwardk@eibsontrafnc.com> I Subject:RE:Question:parcel number is 1463400060 Hi Edward,: have some clarification for the traffic study. The traffic signal at:the intersection of 156thAve Se&142nd:Place:is being constructed:by the City. So, I got the clarification today that the proportional share of fee:associated with the•traffic signal is not applicable for the project:we iscusse . So;our standard guidelines of traffic study required.for projects that.generate 20 or more peak hour trips in the.AM peak and;PM peak will be applicable on this project. Sincerely Rohini Plan Rivipet*for* I4±5'•.S,Ora ' srr : flops era Pttomt:;425):4364298 Ethan:tmairdsrentonwa.gov From: Edward [mailto:Edwardk©gibsontraffic.com] Sent: Wednesday; September 21,.2016 2:15 PM . . To: Rohini Nair Subject: RE:'Question parcel number is 1463400060 14 PM peak(13 new) 10 Am peak Edward Koltonowski,President I. Gibson Traffic Consultants Phone 425.339.8266 edwardk@eibsontraffic.com From: Rohini;Nair[mailto:RNair0Rentonwa.gov].. Sent:Wednesday,September 21,20.161:59 PM 7 To:Edward<Edwardk@gibsontraffic:com> Subject: RE:Question parcel number is 1463400060 Hi Edward;. :: . What is the number of Am peak hour trips for the proposed project? Also,what is the number of PM peak hour trips for the proposed project? 4 .. . . . .:. Sincerely From: Edward [mailto:Edwardk@gibsontraffic.corn] Sent Monday, September 12, 2016 3:43:PM To: Rohini Nair . :. Subject FW: Question parcel number is 1463400060 Hi Rohini hope you are well I wanted to check that the pre ap attached is still valid for the transportation traffic study request section Please contact me as soon as you can-best wishes Edward Koltonowski, President Gibson Traffic Consultants Phone 425.339.8266 edwardk@gibsontraffic.com .. 3 Entire Document:.: Available Upon:Request Appraisal and Appraisal Review Services.; :: Forest Practices Consulting, Forest Management Timber Cruising&Marketing Services, Arboricultural:Services Established 1946 S. A NEWMAN FIRM incorporated:as S.A. Newman; Forest Engineers, Inc.) Offices: 3216 Wetmore Avenue,Suite 205 Everett, WA 98201-4368 Mail; ;:P;-O. Box 156, Everett WA 98206-0156. Phone 425-2 9-4411;:Facsimile 425-258-44:35 Web:: www.sanforest.com: Jan uary 16,:2017 SUMMARY TREE INVENTORY REPORT Meadowvue Project in a Portion: of the NE 1/ SW '/:of.Section 14, Township 23 North Range 5: East, W.M., Cityof Renton, King oun y, as ing on Overview: This report ser{es-to provide an.inventory and summary analysis of trees proposed for retention..or removal 444-130. Our client D: R. Horton provided to the:undersigned:a::copy of a Boundary& Topographic Survey map dated:December 1, : :: 2016 prepared by Axis Surveying & Mapping. This:map depicted Various_on-site trees . and was Ea:supporting reference for this .inventory. The undersigned inspected the subject property on November 16.,. 2016 and again: on January 13,: 2017. The inventory-includes all-on-site -trees Considered---to:-be potential "significant--trees" as defined Under RMC 4-11-200 (Definitions T) =:-and includes::any tree with a caliper of at least six inches (6"),-:or an alder or cottonwood tree with a caliper of at least eight inches (8"); except that trees qualified as dangerous shall not be considered: significant:. Summary qualitative and quantitative data were collected for the inventoried:trees to provide:a basis for:determining suitability for retention. Trees determined to 'be 'unsuitable for retention on-site were identified based on a visual:: assessment only, and this type of analysis is referred to as a level. 1 assessment: as . : defined in.the Tree Risk Assessment Manual©, (International Society of Arboriculture, Martin Press, 2013)::A level 1 assessment is typically used as an expeditious method to identify trees with high likelihood or imminent threat of:near-term partial:or whole tree failure: :: Upon Inspection :the undersigned :found that most:on-site trees .a:. been previously marked on-site with a ,numbered:aluminum tag, and these numbers were adopted for reporting purposes. Two trees with numbered tags were below the size threshold .to be :considered significant, but were included:, in this inventory for disclosure: A few other trees mapped on-The survey which:were not tagged and were also below the size threshold were excluded from this inventory. Also a few significant- sized trees which:were not EXHIBIT : 14 DR Hortn:Meadowvue.1701 1 . S.A. Newman Firm q4. GO CRITICAL AREAS DETERMINATION FOR D.R. Horton — Mead,owview::13833156t" Avenue SE Tax Parcel No:146340-0060 Acre Project#16048, Prepared By: Acre Environ ental Consulting, LLC. .: • 17715 28 Ave. NE • Lake Forest Park, WA 98155. 206) 450-77.46 i For: D.R. Horton 12910 Totem Lake Blvd. NE, Suite 220 Kirkland,WA 98034 September 13, 2016.. EXHIBIT 15 SITE:DESCRIPTION On September 12, 2016 Acre:Environmental Consulting, LLC visited.the.approximate::4.54-acre site located at 13833 156th Avenue SE in.the City of Renton Washington.:The. site is further. located as a portion of Section 14,:Towiship.23N, :Range SE, W.M. The parcel number for this property is 146340-0060.:The purpose'of this site::visit was to locate and assess regulated critical areas on and adjacent to the subject site. Surrounding land use is comprised of single family residential development:and pasture. There:are no wetlands.or-streams located:on or adjacent to the subject site. Acre Environmental Consulting,. LLC used the. routine methodologies 'described,..in the Washington .State Wetlands Identification. and. Delineation Manual (Washington' State Department of Ecology Publication #96- 4; March 1997)to:make a determination:regarding the • presence of regulated:wetlands on the site. In addition, Acre Environmental: Consulting, LLC' evaluated the site using the .U.S. Army Corps of Engineers Wetland Delineation Manual produced in 1987 and the U.S. Army Carps of Engineers Regional Supplement.to the Corps of Engineers Wetland Delineation Manual: :Western Mountains, Valleys, :and :Coast Region produced in.May 2010. Access to this site from the east via 156th Avenue SE located along the eastern:border of the property. This site has a gentle wet aspect:. ::A single-family:;residence and associated infrastructure are located in the east,central:part of the,property., The rest of the site is . .. . occupied by actively:graied pasture with.scattered big leaf maple (Acer macrophyllum, FacU).: Typical vegetation in the pastur : is represented: by small patches of: Himalayan bla kberry Rubus armeniacus, Fac) with .co onial bentgrass (Agrostis capillaris,:Fac), velvetgrass. Holcus lanatus, Fac), tall fescue (Schedonorus arundinaceus, Fac);..creeping buttercup (Ranunculus repens, Fac),::.common Tansy.: (Tanaeetum. vulgare, FacU); . purple dead-nettle (Lamium purpureum, No)/ UpI), English plantain (Plantago lanceolata, FacU), and white clover:(Trifolium repens, Fac). Typical soils on the site have:a Munsell color.:of dark brown (10YR 3/3), with a.. texture of sandy loam from .0 to 18 inches below the surface. Soils were dry throughout the profile during our September:12:,21016 site investigation. No wetlands or streams are located:on ithe.subject site, and there are no adjacent wetlands or streams that would extend buffers:on to the subject site. Acre.Environmental.Consulting,LLC September 13,2016. . . . Critical Areas Determination for D.R. Horton Meadowview Renton,WA Page 1 i TERMS&CONDITIONS.: The environmental consulting work conducted, including this Critical.Areas Determination letter collectively the "Services") is supplied to D.R. Horton (the "Client") as a means.of determining whether any wetlands, streams, and/or fish and::wildlife 'habitats regulated by. the City of Renton Critical:Areas Regulations exist on, or adjacent to the site. The Services are provided in accordance with the..following General.[Terms and Conditions (the "Terms"). In:accepting the. Services.proviided by Acre Environmental Consulting, LLC("Acre"), the:Client voluntarily:enters into and agrees=to the binding:effect of the following Terms. This report is: intended to provide information ,deemed relevant in the Client's attempt to comply with the regulations currently i effect.:The work for this report has conformed to the standard of care employed by professional ecologists in:the Pacific Northwest. All other :. representations or warranties, whethe I. express or implied, are hereby disclaimed concerning the work or this report. This report is based largely on readily observable conditions and;to a lesser extent on readily ascertainable (conditions. No attempt has been made to determine hidden or concealed conditions. If such conditions exist Or arise, the information contained in this report may be rendered inaccurate or incomplete based upon those conditions. Acre acts solely as an independent contractor in.providing the Services to the Client, and nothing in the provision of such; Services shall be construed as creating::an agency, partnership, joint venture_ or other similarsiMilar:legal relationship between Acre and the Client. Please note that Acre did not provide:detailed analyses:of other permitting requirements not discussed in this repo i.e. structural, drains a geotechnical, or engineering requirements):P ( .. . g , pPThe:laws a licable.to Critical Areas are'subject to varying interpretations. While Acre observed__ professional industry standards when'completing this review, the information included:in this report does not guarantee approval by any federal,, state, and/or local permitting: agencies. Therefore, all work;on this property should not commence until permits-have'been obtained from all applicable agencies. If there are any questions regarding this report,please contact me 1. at 206.450:7746. Acre Environmental Consulting, LLC. Louis Emenhiser Principal Wetland Ecologist Professional Wetland Scientist#1680 Acre.Environmental.Consulting, LLC September 13, 2016 .. .. . Critical Areas Determination for D.R. Horton=Meadowview Renton,WA Page 2 Meadowvue Construction Mitigation Description Proposed Construction Dates Grading and road construction will start upon approval of construction plans fall of 2017. Hours of Operation for Single Family Construction Site Per City of Renton: Monday—Friday: 7am—8pm Saturday:9am—8pm Sunday: None Proposed Hauling/Transportation Routes All equipment materials and laborers will enter the site off 156th Ave SE.A detailed haul route will be provided by the contractor selected to construct the improvements. It is anticipated that the haul route would be via SR-169 to 154th PI SE. Heading north on 154th PI SE the roadway turns into SE 142nd PI then to 156th Ave SE.The project site is located on the left (west) side of 156th Ave SE. Measures to be implemented to minimize dust,traffic and transportation impacts, mud, noise,and other noxious characteristics Dust: Best management practices will be used to minimize dust on the construction site. Water trucks or metered fire hoses will be used as needed Ito wet down the areas used by construction equipment. Disturbed slopes will be hydroseeded per the Erosion/Sedimentation Control Plan to control dust. Traffic: During road and building construction,the traffic entering and leaving the site will consist of subcontract rs and deliveries. When arriving for work,the subcontractor will be travelling opposite the majority of raffic leaving the Meadowvue Neighborhood, and materials are primarily delivered at off peak hours uring the day. None of these operations are anticipated to ave a significant impact on the peak or non-peak hour traffic in the area. i ' Any special hours proposed for construction or hauling There are no special hours proposed for construction or hauling without prior approval from the City of Renton. 1 Preliminary Traffic Control Plan General access to the property will be from 156th Ave SE. It is anticipated that the existing roadway will remain open during construction and access to the properties along 156th Ave SE will be maintained. Traffic Control is anticipated to consist of occasional single lane closures along 156th Ave SE.A standard one-lane,two-way traffic control with flaggers may be used similar to WSDOT Plan TC1. EXHIBIT 16 Preliminary Plat Application Page 1 of 1 CPH Project No.0035-15-012 Alex Morganroth From: Corey W Thomas ' Sent: APMonda.Yril 03, 2017 11:21 AM To: Patrick Thomas Danner :. Cc: Alex Morganroth;:'Jamie Schroeder,Jennifer Reiner Subject: RE Renton.Fire Authority(RFA):Comments; MeadowVue Prelim Plat, LUA 17-000106 Patrick, The fire marshal has reviewed and approved this variance request. All fourteen proposed homes shall be equipped with an approved residential fire sprinkler system and the requirement for acul-de-sac type turnaround has been dropped- withthe substitution of a:hammerhead t ype:turnaround instead:. Thank you forworking with us and let us know if you need anything further Corey Thomas, Lead Plans Review Inspector Renton Regional Fire Authority l:Office of the Fire Marshal 1055 S Grady Way Renton,WA 98057 425-430-7024 1425430.7722 Fax cthomas@rentonrfa:org(New Email) Professionalism.integrity.Leadership Accountability.Respect From: Pat ickThomas Danner[mailto:PDanner@drliorton.corn] Sent:Thursday, March 30,201716:34 To:Corey W Thomas<CThomas@RentonRFA.org> CC:Alex Morganroth<AMorganroth@Rentonwa.gov>; 'Jamie Schroeder'<Jamie@cphconsultants.corn>,Jennifer Reiner greener r orton.com> Subject:.RE::Renton Fire Authority(RFA)Comments; MeadowVue Prelim Plat, LUA 17-000106 Hi Corey, . Per our discussion a few minutes ago,'we propose to sprinkler all homes and use the improvements'in 154th Ave SE as an emergency vehicle turnaround as has been;previously approved;for other projects:The attached site plan:shows a 20'- ' wide paved surface within 154th Ave SE which meets the standards listed.below. Please let me know if you need any further information. .. . Thanks,. Patrick Danner Entitlements Analyst D.R. Horton 1 America's Builder 129.10 Totem Lake Blvd. NE, #220' Kirkland WA 98034: Office:425-821-3400 Ext.5144 EXHIBIT 17 1 ADVISORY.NO.TES TO APPLIC LUA1:7-000106 •• ::. : :. • '' •• . •. CITY OF 4.. .. au• Application Dater • February 23,2017. ::••: Site Address .13833 156th Ave SE ::-•: Name:.MeadowVue Preliminary Plat••• ' • • " :- •:: Renton,WA.98059=6746 PLAN - Planning Review-.Lind Use 1 Version 1 I April:ril 05 2017 ENG Engineering Review Comments_",,;''.•. ' '.:,: ,.,•"_ ?",,I•, •:?••. Contact::Ian'Fitz James'I,425-430-7288 I iititzyames@rentonwa:gov;' Recommendations: DEPARTMENT OF COMMUNITY" :• AND ECONOMIC DEVELOPMENT M E M O 'R A N D-U M . . DATE: March 31,2017 TO: Alex•Morganroth,Associate Planner FROM: Ian FitrJames,Civil Plan Reviewer SUBJECT: 'Utility and Transportation Comments for MeadowVue Plat • . LUA 17 000106 I I have reviewed-the application for MeadowVue Plat located at:13833 156th Avenue SE and have the following comments EXISTING CONDITIONS :: : • The site is approximately 4.54 acres in size-end is rectangular in•shape:.The site contains an'existing single family residence and associated landscaping and lawn areas.::The site is fronted by.156th Avenue SE to the east and unopened right of way:to:the west. The City of Renton limits coincide with the south property line.- : WATER: Water service is provided•by King.County Water'Diistrict 90. • '• SEWER: The.site_is in the City of Renton"sewer service area. There is no existing sewer main in 156th Avenue SE east of the site or in the. u iopened right of way west of the site(154th Avenue SE): There is;an existi ig 8"PVC sewer south of the site in 156th Avenue SE that flows from north to south. Reference:Project File WWP270383.8 in COR Maps for.ecord drawings. There is also an existing 8"PVC"sewer:•- approximately 680.'west of the site in 152nd Avenue SE that flows from north to south. Reference"Project Filet WWP2702660 in COR Maps. for record drawings. The existing home on the site is served by a private on site septic system. STORM DRAINGE: The majority Of the site is covered by grassy areas. The site slopes moderately from.thenortheast corner to the ::.. southwest comer. .There isno:existing on.site stormwater conveyance system.. Drainage from the site sheet:flows.from northeast to :. . southwest where.it"collects in the 154th Avenue.SE right of way and flows south into King County to a ditch along the eastern frontage of the .. : existing gravel road. There is no off sitestormwater conveyance system,in 156th Avenue SE east of the site or in the;unopened right of way west of the site(154th Avenue'SE).: STREETS: 156th Avenue SE east of the site is classified as a minor arterial street The 156th Avenue SE existing street section consists of.•• a pavement width of approximately 32'with an•11'travel travel lane in each direction(north and south),a 7'paved shoulderalong the western frontage;and a 3'paved.shoulder along the eastern.frontage.- 154th Avenue SE west of the site has no existing paved roadway. There is a gravel roadway from the existing home at 13929 154th Avenue SE south to the intersection of SE 142nd Street in the 154th Avenue•SE right of way. Eight homes located in King'County:take access from this gravel roadway including the residence at 13929 154th Avenue'SE. .. WATER COMMENTS ::. 1: Awater•availability'certificate from King.County Water District 90 was provided with the site plan submittal: The water.availability' certificate noted;that a flow rate of 1,750,gallons per minute(gpm):can be provided to the site:by.an 8"water main extension to the site. 2. Review of the water plans will be conducted by King;County Water District 90 and the Renton Regional Fire"Authority. 3. Plans approved by King County Water District 90 shall be routed to the City for final-review:prior to permit issuance. : SEWER COMMENTS - 1:•' The preliminary utility plan.submitted by CPH Consultants shows the following sections of new sewer: 171 LF 8"PVC.sewer flowing south in 156th Avenue SE from the:northern project extents to the intersection of the new.internal site road •.. EXHI.B T ••1 Ran:April 06,2017 Page 1 of 4 f.. .. ADVISORY:NOTES TO APPLIC CITY o..F .....c.tY,cL.UA17. ..000106 R enton PLAN- Planning Review- Land Use:: -: Version:1;: April 05, 2017:: ENG:=.Engmeeripg Review Comments Contact:,lan Fltz-James,i,425=430-7288I'ifitz jaine"s@rentonwa:gov. b:::•654:LF 8"PVC sewer flowing:West in the internal:site:road from 156th Avenue SE to the 154th Avenue SE right of way. :: c. 164 LF 8"PVC,of sewer flowing north in the 154th Avenue SE.nght of way. d. ..653:LF 8"PVC of sewer flowing west from the 154th Avenue SE right of way to:the existing 8"sewer main in 152nd Avenue SE.. :: : The proposed sewer layout is appropriate to:the serve the development and conforms to requirements in City code.. • -• 2. All new side sewers shall be.6". All side sewers•shall flow by gravity to.the main.at a rhinirriiam slope of 2%: Each lot shall:have•its.own• ..• • '• side sewer. 3. The existing home on the site is served:by:a private on site septic system. The septic system shall be abandoned in-Accordance with King County Department of Health regulations and Renton Municipal Code. 4: A permit from King County may be required for work outside of City limits including work in the King County right of way. Applicant shall contact King County for permitting requirements for work outside of the City of Renton. • ' • ' 5: Each lot is subject to a system development charge(SDC)for ewer'service.•.The SDCfor sewer service:is•based on the size of•the • domestic water service..The201.7 SDC for sewer_service with a 3/4''or 1"water:meter is$2,540.00. Sewer.SDC fees are due at . construction permit.issuance. .- -. 6. Each lot.is'subject to a Special Assessment District(SAD)fee The site is located in.the Central Plateau Interceptor SAD. The fee .. associated with this SAD is$351:95 plus interest per lot.. BAD fees are due-at construction permit issuance.:: : STORM DRAINAGE COMMENTS . . • .. : 1. A Preliminary Drainage Plan and Technical Information Report:(TIR)prepared by CPH Consultants dated February 6,:2017 were submitted to the City as part of thesite plan submittal. •The site is located in the City's Flow Control Duration Standard(Forested Site•, ,• Conditions). The site is located in the Lower Cedar River drainage basin. The.TlR.was completed in accordance with the standards found in the 201 T Renton.Surface Water Design Manual.(RSWDM). Al.nine,core and six special requirements•were addressed....: .. A detention pond is proposed to meet the flow control facility requirement to satisfy Core Requirement#3. The detention pond has been - sized to the City's Flood Problem Flow Control Standerd.(King County Level 3)using WWHM to help mitigate potential downstream drainage issues. The project matches the pre developed discharge rates from 50%of then year peak flow up to the full 50 year peak flow and peak discharge rates for the 2 and 10 year return periods as required in'the City's Flow Control Duration Standard(Forested Site Conditions)area.' In addition,.the.site:matches the 100 year peak'discharge rate to they pre developed 100 year peak discharge rate to meet:the City's Flood . Problem•Flow Control Standard. The project is subject to Basic Water Quality treatment standards to satisfy Core Requirement#8.• A permanent wetpool in the detention• • pond is proposed to•meet this requirement. :. :• 1 :. The project is subject to on site BMP requirements found:in Core Requirement#9. Full dispersion and full infiltration are not feasible on site BMPs as the minimum design requirements cannot be met.':Permeable pavement,bioretention,and rain gardens were deemed infeasible per the iinfiltrationtesting in the geotechnical.report.Limited'infiltration is deemed infeasible due to.the silt in the soils. Basic-dispersion may: - • be feasible. If:feasible,basic dispersion:should:be implemented to:the maximum extent feasible:•Feasibility of on site BMPs:for each lot will. be reviewed at the time of single femily'building permit. The restricted footprint BMR.can still be used in addition to receive the 10%lot_area modeling credit when sizing.the detention pond. Final TIR should clearly explain how.target surfaces from plat infrastructure(road and: .. sidewalk)•are mitigated by on site•BMPs or how BMPs are infeasible for these surfaces. 2. A geotechnical report evaluating site soil conditions was prepared by Terra Associates,Inc.dated February 2,201..7.. The report describes the site's erosion hazard level as low. The on site were described ash".to 8"of organics over 2:5.'to 3'of medium densesilty sand with gravel over dense to very dense silty sand with:gravel. Terra Associates evaluated onsite soils:for infiltration using the"falling-": head percolation-test"at four locations: The.falling head percolation test is an'approved infiltration.testing procedure per Section C.1.3 of the . - RSWDM. The.measured infiltration rate:was:0":in/hr in each location. The report concludes that infiltration of stormwater and low impact development(LID)techniques et the site are infeasible.. .. 3.• New storm drain shall be designed and sized in accordance with the standards found,in Chapter 4 of the 2017 RSWDM..Storm drain with a minimum diameter of 12"is required in the public right of way.. Drainage improvements along the new internal site street,156th Avenue SE,•end 154thAvenue SE frontages are required to conform to the City's street standards.:• ' Ran:April06,2017 Page 2 of 4 ADVISORY NOTES TO APPLICA- ; CIT. ... . . .Y OF on 0LUA1:7-000106 . . PLAN= Planning Review- Land Use:; Version:1::I April 05, 2017 ENG=Engineering Review"Comments:1'''':"-.:;?°'.42..,, ` Contact`:Ian Fitz-James: 425=430=7288 .ifltz-amen "rentonwac ov' 4: Each new lot is subject to a stormwater system development charge. The 2017 SDC for stormwater is'$1,608:00 pellet: A credit for' one lot will be issued for the,existing home. Stormwater SDC fees are due at construction permit issuance.' TRANSPORTATION/STREET COMMENTS: ..•' 1. Each new.lot is subject to a transportation impact fee. The 2017 transportation impact.fee is$5,430.85 per single family home. A credit. .:' . . . . forme lot will be issued due for:the existing home. The transportation impact fee is due at the time Of building'permit issuance for each•:- individual home. 2. 156th Avenue SE is classified as a minor arterial. Per RMC 4 6 060,the minimum right'of way width for a minor arterial with four lanes is 91'.: The paved roadway section is'54'consisting of 4-.11'travel lanes'and 2-5':bikelanes: A 0.5'curb,.8'planter;arid 8'sidewalk.are required along each side of the roadway. The King CountyAssessor's Map.shows.a current right of way_width•of approximately 60':for156th Avenue'SE. A right of.way dedication of.approximately 15.5'would be required along•the project frontage: " . . . .. . . • 'r' ' " ' ' . . . The City's Transportation Department.has established a corridor plan for.this section of 156th Avenue SE. The corridor determined by the '. City's:Transportation Department requires a right of way width of 71'1 The paved roadway section is 44'consisting of 2-11'travel lanes', 1- 12''center turn lane,and 2_5'bike lanes. A 0.5'curb;8 planter,and 5'sidewalk are required along each side of the roadway. 3. The applicant submitted a street modification request dated February 3,2017 with the land use application. The.street modification request is to conform to the City's.adopted.corridor plan for the 156th Avenue•SE frontage. "' City staff is:recommending approval of.the applicant's modification request. Please see the Street Modification Criteria andAnalysis for a . ... complete summary.of the request,staff analysis;and staff recommendation. 4. 154th Avenue SE is classified as a residential access street. Per RMC 4 6 060;the minimum right of way width for a residential access street is 53'. The paved roadway section is 26'consisting'of 2-10'travel lanes and 1:-6'parking lane. :A 0.5''curb,8'planter,and 8' :' : sidewalk are'required:along each side of the.roadway. As no existing'paved roadway exists for154th Avenue SE,:a'20'paved half roadway-section is required along:the frontage: The new-curb- • ... . . . ' . - . line shall be set 13'east of the center of right of way.:Frontage improvements per RMC 4 6 060 shall be built along the fro tage. Neright of way dedication is required along this frontage.. .. • • 5. The new internal site road shall be designed using the residential access street section.:'Per RMC 4 6 060,the minimum.right of way .:... width fora residential access street is 53'. The paved roadway section is 26'consisting of 2-10'travel lanes and 1-6'parking lane. A 0:5' curb,:8'planter,and 5'sidewalk are required along each side of the roadway. 6. Per RMC:4 6 060,a curb return-of 35'is:required to meet City:Standards at the intersection:of the internal site road and:156th Avenue ' ' SE:.Acurb return radius of•25'is:required at the'intersection of the'igtemal site road and 154th Avenue•SE:•.;;."• • -' - - - - 7:• •Two perpendicular curb ramps per WSDOT standards are,required at each comer. A receiving ramp or area shall be provided across • . .. • •• • • the street from each curb ramp. 8. Per.RMC 4 4 080,the maximum width of a single loaded garage driveway is.9'.and the maximum width of a.double loaded garage: ".. driveway,is 16'. If a garage is not present,the maximum driveway width is 16'. •Driveways shall not be closer than 5'to any property line.: 9. Per RMC:4 6:060,street lighting is required as the project is larger than four residential units: A photometric study:and street lighting . ::: plan per City standard shall be submitted at the time of construction permit review: ;:.• 110: roTheproject qjectdoes.not re uire a Traffic Impact Analysis as the project produces less than 20 vehicles per hour in both.the AM and.PM peak periods. .. .. :' 11. Paving and trench restoration within the City of Renton right of way shall comply'with the City's Restoration:and Overlay requirements. GENERAL COMMENTS :. . .. . . 1. The fees listed-are for 2017. The fees that are current at the time of.the respective permit issuance will be levied.::Please see the City . of Renton website for the current fee schedule: 2 Retaining walls that are 4'or-taller from bottom of footing and,stormwater detention vaults will require a separate building,pemiit. Structural calculations and plans prepared.by a:licensed engineer will be required as part of the building permit review... Ran:April06,?Oil, Page 3 of 4 y ADVISORY:NOTES TO APPLIC/,'- CITY OF .Yaa,,LUA'17-000106 en -on . PLAN. Planning-Review - Land Use;: •:. ... .. . Version1:1 April 05, 2017' 3 - 8 'tz-'• ey rerlton:,.a g:ENG`=:Engineiring;Review;Comments;°y:;-;; Contact:lan Fitz-James I:425=4 0 728 °ifi lam s@ n w gov•. 3. All civil plans.shall conform to the current City of Renton survey'and drafting standards::Current drafting standards can be found on the City of Renton website.: 4: -Aseparate.plan submittal will be required for a construction permit.for utility work and street.improvements.:•All.plans shall be-prepared. . ... .. by a licensed Civil.Engineer in the State of Washington. 5. . Please see the City of Renton Development Engineering website for the Construction Permit Application and Construction"Permit::••:• Process and Submittal Requirements. Please contact the City to schedule a construction permit intake meeting: 4 430-7 2 'c O as retora:orFireReview'=Buildin `Comments.;';-; '-Cortact:Core afiorrtas 25 4 0, 0 4, th m n nrf r' Recommendations: Environmental Impact Comments:. '• 1. The fire'impact fees are applicable at the rate of$718.56 per'si ggle.family unit, This feels paid at time of building permit Credit would: ' ' •. be granted for one,existing home. Code Related Comments: . ... .. "' - ' 1. --The fire flow requirement for.a'single family home is1,000 gpm minimum for dwellings up to 3,600 square feet(including garage and basements). If the dwelling exceeds 3,600 square reet,.a minimum of 1,500.gpm.fire flow would be required.::A minimum of one fire hydrant is required within.300:feet of the proposed.buildings and two hydrants;if the fire flow goes up to 1,500 gpm. Existing hydrants'can be counted toward the requirement as long:as they meet current code;including 5 inch storz fittings: Existing hydrants are not within 300 feet of : the'furthest proposed dwellings;so:new hydrants are required. A water availability certificate is required from King County Water District 90. 2:- Fire department apparatus access roadways.are:required to be minimum 20 feet wide fully paved,with 25 feet inside and 45 feet - outside turning radius. Fire access'roadways shall be constructed to support a 30 ton vehicle with 75 psi point loading.'''Access ierequired: ' ' • .. '' ' within 150 feet of all.points on the buildings. Dead end streets that:exceed 150 feet are required to:have an approved.turnaround. Dead end streets.shall not exceed.700 feet. Dead:end streets that.exceed 300 feet require.a full.90 foot diameter.cul de sac type of:turnaround. Fire ' '• sprinkler:systems are required for all homes that are beyond:500 feet dead end,in this case that would be lot 1.•- Contact:'Alex Mor anroth 25-430721;Plannin' Reyiew;Comments. ;, 9: . Y.. ; : 9..•. I a 9.`l:amo'r'ganroth@rentonwa:gov;., Recommendations: 1. ' RMC:s 'ction 4 4 030.C.2 limits:haul hours between 8:30'am:to 3:30 pm,Monday t rough Friday unless otherwise approved by the Development S rvices Division. 2. 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.Sundays. ' ' ' ' : 3, :•Within thirty(30)days of completion of 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 and where o further construction work will.occur within ninety.(90)days.'Alternative. . .,, .. .. measures such as mulch,sodding,or plastic covering as specified in the current Renton Surface:Water Management Design Manual 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: :: 4: ' A National Permit Discharge.Elimination System(NPDES)per it is required when more than one acre is being cleared. 6. The applicant may not fill,excavate,stack or store any equipment;•dispose of any materials;supplies or fluids,operate any equipment,.i. install impervious surfaces,or compact the earth in any way within the area defined by the drip line:of any tree to be retained: 7: 'The applicant shall•erect'and maintain siz foot(6')high chainlir k'temporary construction fencing:around_the drip'lines of all retained •• • '• • • . - trees;or along the perimeter of.a.stand of retained trees.Placards shall be placed on.fencing every fifty feet(50`)indicating the words, NO TRESPASSING.-Protected Trees"or on each side of-the'fencing Jf,iess than fifty feet(50').Site access to individually protected trees or'•' - . ... .. groups of trees shall be fenced and signed.Individual trees shall be fenced on four(4)sides.In addition,the applicant shall,provide supervision whenever equipment or trucks.are,moving near trees.:: !. I: ply8. This permit is shall scam with the Bald and Golden•Eagle Protection Act. The permitted is responsible for adhering to the U.S.Fish and Wildlife Service National Bald Eagle Management Guidelines(2007)and/or'your U.S.Fish and Wildlife Service permit. i 2 Community;Services:Review Comments:,::;f;;.g.;,, :'`,;n'.,a: j ,: ,,::.:.,,': '..wContact:Leslie.BetlachI 425-.430-6619 I.LBetlach@rentonwa gov.: : Recommendations: 1.Trails.should include signed shared•Roadway on 156th per adopted trails plan. 2:Parks Impact'fees.per ordinance'5824 applies. '1. .. 3.Street trees,—Do not use Callery Pear,use.Skyline Honeylocust,•Blue Ash,or Sugar Maple on interior streets and one of these but different along 154th Ave.,SE. .. „ : - PO*Plan Review.Comments;;.- Contac 91. ndie'ParKs:;425=430.-7521 c arks rent900„ oy Recommendations: Estimated CFS expected:.14 ann Ran:April 06,2017_Page 4 of 4 Alex Morganroth From: Mary Bettes <MarvBettes@centurylink.net> Sent: Tuesday, March 07,2017 6:27 AM To: Alex Morganroth Subject: MeadowVue Development March 7th, 2017 To: Renton Planning I i Renton City Hall 6th Floor 1055 South Grady Way Renton, WA 98057 I am concerned about the impact of the proposed MeadowVue development at 13833 156th Ave SE, Renton, WA. Our home is at 14009 154th Ave. S.E., just south and west of the proposed development. We live in the county and the proposed development is in the city of Renton. I very much appreciate the new neighborhood meeting process that was initiated in the last 6 months. This goes a long way toward a good dialog between the area residents and the city. I am not against this development. On the contrary I am in favor of it. I am hoping that the development will improve some of the drainage issues in the area with the addition of the retention pond. There are 3 main issues facing the residents along 154th: 1) The drainage. There is currently a ditch that was dug along 154th. At times this ditch delivers a lot of water south on 154th. The ditch starts porth of the proposed development. The ditch was dug in the 1980s by those who live north. At that time the amount of drainage sometimes overwhelmed the 12" culverts & existing ditch. The home at 15322 SE 142nd St was flooded and the gravel road (154th) just north of SE 142nd St. was flooded every year. Since then, the flow has been slowed by growth and debris in the ditch to the north. Still, we,have problems. In Feb 2017, a month with a lot of rain, the 12" culverts were overwhelmed and water ran over the driveways and flooded several areas. Water overflowed the ditch and ran down the road. The proposed project will reopen the water from the north. There will be a paved road to run along instead of an overgrown ditch. This will add to our problems even if all of the water from the project is handled on site. If you add to that the emergency overflow from the retention pond those south on 154th will have a significantly greater problem than we have to day. 2) Fees instead of improvement. In the past most of the development along 154th has been done without a requirement to improve the road, utilities, drainage, etc. Some road and utility fees have been paid in lieu of development but those fees have never been applied to the area for which they have been collected. I believe that the road and all of the utilities should be required to be completed along the frontage of the new development along 154th. Leaving this undeveloped will only push the responsibility off to others in the future. Based on the past, any funds collected in lieu of development will not be made available. EXHIBIT 19 3): . .The road..The development will provide access to the existing.gravel road which will.overtake : . . ... our:ability to maintain and use the:road. The current:12':wide gravel road:is only on the:West side of . the 60 ft., right-of-way and cannot accommodate two-way traffic: Since King County abandoned its responsibility to maintain the road the current:homes bordering:the road have:been left with that. : . responsibility. We cannot be expected:to provide the maintenance for additional through traffic. The only clear solution is:to block the new road at.the south end of the proposed.development. This will . have.to:be done with some kind of gate to:allow for temporary access from both::directions in case of emergency. Many times we have vehicles that attempt to turn around:by using our driveways or lawns doing damage to both. People:have driven.over:shrubbery and crashed into trees. When large trucks follow.their onboard maps up the road:and find out there:is no way out it would be nice to be able to allow them through without opening the road.up to daily traffic... :: .. There are two main issues this project will contribute to, but are not specific to-the:proposed project:. 1) Traffic. The east side of 156th cannot enter traffic because the traffic is backed up in:front of their access. The people that live along 154{h have a similar.problem. Due to the limits of 156th a .. .. : second arterial has been:opened up. This second arterial begins:at 142nd PI where people turn.left : onto 154th to avoid:156th Ave. Then they go left on 142"d St and wind their way through the neighborhoods to make their way:to Coal Creek Parkway. This secondary.arterial prevents those along the 154th gravel road from leaving or.getting to the gravel road becauseof:backed up traffic:::. 2) Sewer. It appears that there:are a dozen or so homes south of the development:that will be completely surrounded by sewer lines that they cannot access: This is of some concern. Both of these issue would benefi t from sonlle kind of long term plan forthe area. Are the:traffic problems with 156th being addressed by:City,:County,•or State planning agencies?.Should I be talking to King,County as well as Renton on these:issues? I remain:available to help:plan:and cooperate in ny way I canto help resolve the issues we face: I I ok forward to•the new project. Thank you,.. Mary Bettes . . . 14009 1:54th:Ave SE Renton, WA.98059 : . . .. :.. . .:. . 425-226-2104 Email: MarvBettes(a centurylink.net 2 Alex Morganroth,Associate Planner Dept of Community and Economic Development 1055 South Grady Way Renton,WA 98057 Re: MeadowVue Preliminary Plat/LUA17-000106, EFC, MOD,:PP Our home is at 14035 154th Ave. S.E., south and west of the proposed development:.We live in the:county and the proposed development is in the City of Renton. I appreciate the neighborhood meeting that allowed:us a chance for input into the Renton planning process. Our:concerns are as follows: 1) Drainage:The current:drainage ditches running north to south (direction of flow) along 154th Ave SE are minimal and maintained by the residents: An increase in:hard surface runoff added to-the ditches will increase the current flooding issues along:154 Ave SE especially the lower portion of the road towards SE 142nd St,The storm system capacity will need to be increased all the way from the new plat to the crossing of:SE 142nd St, 2): 154th Ave SE The MeadowVue Plat should not be provided access to:154 :Ave SE. The; existing12 foot wide gravel road is the responsibilityy of the current homeowners to maintain..King County:does.not maintain the road. Current traffic-must pull off the side of the road to pass and parking,on the roads grass shoulders further limits the roads operational width.The road surface will not:stand up to increased traffic: Existing::. homeowners cannot be expected to provide the maintenance for additional through traffic.The solution is to block the;new road at the south end of the proposed development.A locked gate may need to bp provided to allow emergency vehicle.i• access: Non-resident vehicles that attempt to.use 154th Ave:SE turn around by using our driveways or lawns doing damage to both. We:believe that the road:and all of the utilities should be completed along the frontage of the new development along 154th:Ave'SE by the developer.. I believe the City of Renton will ultimately be the service provider for ail utilities and roads'in the area and we will become residents of the City. It is my hope that overall planning is being done for this area as development moves forward. Roads sewer,water and:other utilities are coming and.traffic is already h.ere:.I am sure the City realizes the poor traffic planning that has been done for north-south traffic movement along the Renton-Bellevue corridor. 156th Ave SE needs to be four lanes, expensive! Regards/ 5sot nd iane ristensen 14035 154th Ave.SE Renton, WA 98059 425-228-8284 Email: cfive5@msn.com Alex Morganroth From:• :. : Alex Morganroth Sent: Friday, Maech 17, 2017 9:56 AM.: To: Cc. . . . . B b • Gas#enNoriry,, , e , Roger Subject: RE::MeadowVue Preliminary Plat_/LUA17-000106;EFC; MOD-, PP : Hi Scott,:: Thank:you for your additional.comments. I will add hemto the public-record.At this point, I cannot tell you exactly .. what will:be required with regards to access,as the:our review team has just begun the review process.As a Party of Record,you will receive a:copy of all correspondence with the applicant=Including the comments from our various plan reviewers. Please.note that we do automatically send updates to.properties.near the project,If anyone else in the area would like.to be added as.a Party of Record to the project;they will need to send me(via email or mail)a request,that includes their full name;address,and contact information. Thank you, Alex Morganroth,Associate Planner: . . . .. City of Renton I CEP: I Planning Division.:: 1055 S Grady Way 16th Floor I Renton,.WA 98057 425)430-7219 I amoreanroth@:re tonwa.eov ELECTRONIC PLAN SUBMITr. L AND.REVIEW BEGINNING ON APRIL 3RDI. .. .. For more information on Electronic Plan Review, please click here From:Scott:Christensen mai to:scottc@c sengineers.com Sent:Thursday, March 16,2017 8:48 PM. • To:Alex Morganroth<AMorganroth@Rentonwa.gov>:: Cc 'Bob ' <Bob@McCorkleCPA corn>, 'Gary'<baggy505@msn.corn>; 'Nome '<Norie48@comcast.net>; 'Roger' RogerOvera @aol.corn>; 'Scott'.<ScottC@chsengineers.corn>' Subject: RE: MeadowVue Preliminary Plat/LUA17-000106,EfC,;MOD, PP Alex, I have done a quick review of the Preliminary T ethnical Information for the proposed referenced plat. It would appear that the proposed release of storm water from the new plat is less than what:is:currently flowing off the property. Correct me if I am wrong please: I believe the biggest concern of the people on:the current privately maintained gravel road is going.to be thru traffic. My suggestion would be a chain link fence enclosing the paved portion of:154th Ave SE closing:off any access to the gravel portion of 154th:Ave SE . If this does not happen there will be peoplei from.the plat and people cutting thru the plat from 156th Ave:SE:and then blasting down the gravel road to cut around the new stoplight on 156th Ave•SEand SE 142 Place: Not an acceptable situation.As stated earlier by one of the.. • residents we are:already subjectto.random:drivers turning around in our drive:ways.and destroying our.property: The chain link fence would still allow the most northerly of the current property owners to use the west side of the right of way as it.is his current driveway:: 1 Would pleaselease.let.the.seven currentgravelyouresidentsoftheprivately.maintained gravel.portion of 154th Ave SE know if the . . . ... City intends to block:access to 154th Ave SE atthis location? . Thank you,. • Scott C ristensecit: From: Alex Morganroth [mailto:AMorganroth@Rentonwa.gov] Sent: Tuesday, March:14, 2017 8:35 AM To: 'Scott Christensen' Subject: RE: MeadowVue Preliminary Plat/LUA17 000106, EFC, MOD,PP Hi Scott, Thank you for your comments:You have officially been added as a "Party of Record"for the MeadowVue project andin the future will receive:copies of all reports/decisions. A hardcopy letter will go out in the mail today confirming the receipt of your comments. Feel free to let me know if you have any questions. Thank you, :: Alex Morganroth,Associate Planner : City of Renton: CED I Planning Division 1055.S Grady Way 16th Floor I Renton,WA 98057_ 425)430-7219 I amorganroth@rentonwa:gov ELECTRONIC PLAN SUBMITTAL AND REVIEW:BEGINNING ON APRIL 3RD!: For more information on Electronic Plan Review; please click here From:Scott Christensen fmailto:scottc@chsengineers:com] Sent:Tuesday, March 14;2017 6:59 AM To:Alex Morganroth<AMorganroth@Rentonwa.gov>.. Cc: 'DIANE'and.SCOTT CHRISTENSEN'<CFIVE5@msn.corm> Subject:MeadowVue Preliminary Plat/LUA17-000106, EFC,MOD, PP Alex, please:see attached letter concerning the plat:of;MeadowVue.'Let me know if you would like it snail mailed to you. Thank you, Scott Christensen Alex Morganroth From: :: norie48@comcastjnet . Sent: Tuesday, March 21, 201710:42:AM To Alex Morganroth. . .. .. :. . :. Subject..; MeadowVue PrelimPreliminary Plat/LUA17-000106, EFC, MOD, PP' Norel and:Evelyne Hanson 14024.154th Ave SE Renton, Wa 98059 email: norie48@comcast.net .::. Phone: (425)271-5404 Please include us as a party of record on the above proposed MeadowVue project: Our home is located in King County on the border of the City of Renton and MeadowVue.project. I have some concerns'about:the impact of • the project Off our section of 154th Ave SE Which:is currently a dead,end single lane gravel road and non- maintainedby King County but by our neighborhood.: I have not seen anything in the proposals if access to the, county section of 154th Ave SE will be accessible to the south of the projector:some sort of barrier will be placed to limit access. I also have some concerns:about the use of the current ditches along our section of 154th Ave SE.: As I watch the current ditches fill to-capacity with water:from the northern.City of Renton section of 154th Ave SE I question how the increased drainage from this project will impact our current ditches. These ditches as stated in the proposal:are shallow sloping.grass ditches with 12" culverts at most driveways: These culverts:are sometimes over filled to capacity and:spill out onto the gravel road and cause flooding at the_end of the road. i hope we will not:be:left with the impact of excessive traffic.on a county non-maintained road and drainage problems•from excess water diverted along our street from this project: I am hoping that the City of Renton and Project Deli elopers will take our'concerns into consideration:to helpfind:a workable solution for us all. Is there any coordination between King County Roads and SWM c cerning this project? If so,who are the contacts?. :. Thank.You:for adding us to your party of record. Norel and Evelyn Hanson 1: l March 8, 2017 Mary Bettes 14009 154th Ave SE Renton,WA 98059 SUBJECT:MEADOWVUE PRELIMINARY PLAT COMMENT RESPONSE LETTER LUA17-000106 Dear Mr. Bettes: Thank you for your comments received March 7,2017 related to the MeadowVue Preliminary Plat wherein you raised concerns regarding the proposed project.Your email will be added to the public record for consideration by the reviewing official and you have been added as a party of record. To address your drainage, road improvements, t-affic and sewer concerns the applicant will be required to demonstrate compliance with the City's development regulations as well as Washington State's Environmental Policy Act (SEPA) which include requirements for mitigation for impacts caused by the developmenit. The City will provide analysis of the proposal in three upcoming documents:the Environmental Review Committee Report,the Staff Recommendation to the Hearing Examiner, and the Hearing Examiner Decision (Final Decision). You will receive copies of all correspondence. Thank you for your interest in this project and if you have any further questions please contact me at 425-430-7219 or at amorganroth@rentonwa.gov. Sincerely, Alex Morganroth Associate Planner cc: File LUA17-000106 r; March 22,2017 Norel and Evelyne Hanson 14024 154th Ave SE Renton,WA 98059 SUBJECT:MEADOWVUE PRELIMINARY PLAT COMMENT RESPONSE LETTER LUA17-000106 Dear Mr. and Mrs. Hanson: Thank you for your comments received March 21, 2017 related to the MeadowVue Preliminary Plat wherein you raised concerns regarding the proposed project.Your comments will be added to the public record for consideration by the reviewing official and you have been added as a party of record. To address your drainage, road impr vements, traffic and sewer concerns the applicant will be required to demonstrate compliance with the City's development regulations as well as Washington State's Environmental Policy Act (SEPA) which include requirements for mitigation for impacts caused by the development. The City will provide analysis of the proposal in three upcoming documents:the Environmental Review Committee Report,the Staff Recommendation to the Hearing Examiner, and the Hearing Examiner Decision (Final Decision). You will receive copies of all correspondence. Thank you for your interest in this project and if you have any further questions please contact me at 425-430-7219 or at amorganroth@rentonwa.gov. Sincerely, Alex Morganroth Associate Planner cc: File LUA17-000106 1 March 14,2017 Scott and Diane Christensen 14035 154th Ave SE Renton,WA 98059 SUBJECT:MEADOWVUE PRELIMINARY PLAT COMMENT RESPONSE LETTER LUA17-000106 Dear Mr. and Mrs. Christensen: Thank you for your comments received March 14, 2017 related to the MeadowVue Preliminary Plat wherein you raised concerns regarding the proposed project.Your email will be added to the public record for consideration by the reviewing official and you have been added as a party of record. To address your drainage, road improvements, traffic and utility concerns the applicant will be required to demonstrat compliance with the City's development regulations as well as Washington State's Envir nmental Policy Act (SEPA) which include requirements for mitigation for impacts caused by the development. The City will provide analysis of the proposal in three upcoming documents:the Environmental Review Committee Report,the Staff Recommendation to the Hearing Examiner, and the Hearing Examiner Decision (Final Decision). You will receive copies of all correspondence. Thank you for your interest in this project and if you have any further questions please contact me at 425-430-7219 or at amorganroth@rentonwa.gov. Sincerely, Alex Morganroth Associate Planner cc: File LUA17-000106 CIT.,, _iF • v0 0.enton '} IN.1 ir,! OF ENVIRONMENTAL;DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -.MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: MEADOWVUE PRELIMINARY PLAT PROJECT NUMBER: LUA17-000106, ECF,PP,MOD LOCATION:13833 156th Ave SE, Renton WA 98059-6746 DESCRIPTION: The applicant is requesting Preliminary Plat approval and Environmental Threshold Determination(SEPA)for a proposed 14-lot subdivision.The project site is 197,762 square feet 4.54 acres)and is located at 13833 156thI Ave SE.The project site is located in the Residential-4(R-4) zoning designation.The proposed single-family residential lots range in size from 9,633 square feet to 11,313 square feet with an overall proposed density of 3.73dwellings per acre.One existing single-family dwelling will be removed,along with the associated accessory structures.;Additional proposed improvements include a storm drainage tract along the 154th Ave SE frontage.The proposed lots will be served by a new•public residential access street that will connect 154th Ave SE with 156th Ave SE. Proposed lots will be served by sanitary sewer along the new street that will connect to.an existing main within 152nd Avenue.SE.;Proposed lots will be served by a new water main extending from 156th Ave SE along the new street.Construction of the proposed subdivision infrastructure improvements will result in approximately 10,000 cubic yards of cut and 12,000 cubic yards of fill. There are no critical areas located . . on the project site. The applicant has submitted a Technical Information Report,Arlior.ist Report and a Geotechnical Engineering Study with the application. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE(ERC)HAS DETERMINED THAT THE PROPOSED ACTION HAS PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES. i Appeals of the environmental determination must be filed in writing on or before 5:00 p.m.on April 28, 2017 together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA:98057. Appeals to. the Hearing Examiner are governed by RMC4-8-110 and more information may be obtained from the Renton City Clerk's Office,(425)430-6510. 1 THE ENVIRONMENTAL DETERMINATION DECISION WILL BECOME FINAL IF THE DECISION IS NOT APPEALED WITHIN THE 14-DAY APPEAL PERIOD(RCW 43.21.C.075(3); WAC 197-11-680). IF THE ENVIRONMENTAL DETERMINATION IS APPEALED,A PUBLIC HEARING WILL BE SET AND ALL PARTIES NOTIFIED: I 1 L74) L ir . R] A4f : SITE Mr gin . . .. . r M tiles:f I-r :467 FOR FURTHER INFORMATION; PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY& ECONOMIC DEVELOPMENT AT(425)430 200. • DO.NOT REMOVE THIS NOTICE WITHOUT.PROPER AUTHORIZATION II PLEASE INCLUDE THE'PROJECT NU.MBER'WHEN'.CALLING FOR PROPER.FILE'IDENTIFIC ATION.. Denis Law Mayor April 12, 2017 Community&Economic Development C.E."Chip"Vincent,Administrator Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: ENVIRONMENTAL(SEPA)THRESHOLD DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on April 10, 2017. SEPA DETERMINATION: Determination of Non Significance-Mitigated (DNS-M) PROJECT NAME: MeadowVue Preliminary Plat PROJECT NUMBER: LUA17-000106, ECF, PP, MOD Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on April 28, 2017,together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the 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, Alex Morganroth, Associate Planner Enclosure CC: Shirley Marroquin,King County Wastewater Treatment Division Ramin Pazooki,WSDOT,NW Region Boyd Powers,Department of Natural Resources Larry Fisher,WDFW Karen Walter,Fisheries,Muckleshoot Indian Tribe Duwamish Tribal Office Melissa Calvert,Muckleshoot Cultural Resources Program US Army Corp.of Engineers Gretchen Kaehler,Office of Archaeology&Historic Preservation KC Dept of Permitting&Environ.Rev/SEPA Doug Corbin,Municipal Liason Mgr,Puget Sound Energy Jack Pace,City of Tukwila Charlene Anderson,City of Kent Tim McHarg,City of Newcastle Gary Kriedt,Metro Transit Jalaine Madura,Seattle Pub Utilities WA Department of Natural Resources/SEPA Center Department of Ecology,Env.Review 1055 South Grady Way,Renton,WA 98057• rentonwa.gov Denis Law Mayor April 13, 2017 Community&Economic Development C.E."Chip"Vincent,Administrator Jamie Schroeder CPH Consultants 11431 Willows Rd NE Redmond, WA 98052 SUBJECT: ENVIRONMENTAL(SEPA)THRESHOLD DETERMINATION MeadowVue Preliminary Plat, LUA17-000106, ECF, PP, MOD Dear Mr. Schroeder: 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, for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on April 28, 2017, together with,the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City Clerk's Office,'(425) 430-6510. The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11680). If the Environmental Determination is appealed, a public hearing will be set and all parties notified. If you have any further questions, please call me at (425) 430-7219. For the Environmental Review Committee, i Alex Morganrot , Associate Planner Enclosure cc: Tri Minh&Diep Nguyen/Owner(s) Patrick Danner,SSHI,LLC dba DR Horton/'Applicant Martin Paquette,Party of record Mary Bettes,Party of record Norel and Evelyne Hanson/Party of record Scott and Diane Christensen/Party of Record 1055 South Grady Way,Renton,WA 98057• rentonwa.gov CITY OF DEPARTMENT OF COMMUNITY Renton +QFN or* AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE MITIGATED (DNS-M) PROJECT NUMBER: LUA17-000106, ECF, PP, MOD APPLICANT: Patrick Danner,SSHI, LLC dba DR Horton PROJECT NAME: MeadowVue Preliminary Plat PROJECT DESCRIPTION: Thee applicant is requesting Preliminary Plat approval and Environmental Threshold Determination(SEPA)for a proposed 14-lot subdivision.The project site is 197,762 square feet(4.54 acres)and is located at 13833 156th Ave SE.The project site is located in the Residential-4(R-4)zoning designation.The proposed single- family residential lots range in size from 9,633 square feet to 11,313 square feet with an overall proposed density of 3.73 dwellings per acre. One existing single-family dwelling will be removed, along with the associated accessory structures. Additional proposed improvements include a torm drainage tract along the 154th Ave SE frontage.The proposed lots will be served by a new public residential access street that will connect 154th Ave SE with 156th Ave SE. Proposed lots will be served by sanitary sewer along the new street1that will connect to an existing main within 152nd Avenue SE. Proposed lots will be served by a new water main extending from 156th Ave SE along the new street. Construction of the proposed subdivision infrastructure improvements will result in approximately 10,000 cubic yards of cut and 12,000 cubic yards of fill. There are no critical areas located on the project site. The applicant has submitted a Technical Information Report,Arborist Report and a Geotechnical Engineering Study with the application. PROJECT LOCATION: 13833 156th Ave SE, Renton,WA 98059-6746 LEAD AGENCY:City of Renton Environmental Review Committee Department of Community& Economic Development 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 riitigation measures by the Environmental Review Committee under their authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14)days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on April 24, 2017. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, (425)430-6510. PUBLICATION DATE: APRIL 14, 2017 DATE OF DECISION: APRIL 10,2017 SIGNATURES: P4 Y Jr ll/l - i' Ib 1 G egg Z6irrym ,Administrator ick arshall, ,d ,inistrator Public Works D artment Date Are& ergency '-rvi•es Date A714 Yi 1 0 ( ?--thiL_ __ 1__=___ Kelly Beymer Admi strator C.E. "Chip"Vincent, Administrator Community Services Department Date Department of Community& Date Economic Development DEPARTMENT OF COMMUNITY CITY OF AND ECONOMIC DEVELOPMENT Renton DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBER:LUA17-000106 I APPLICANT: Patrick Danner, SSHI, LLC dba DR Horton PROJECT NAME: MeadowVue Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval and Environmental Threshold Determination (SEPA) for a proposed 14-lot subdivision. The project site is 197,762 square feet (4.54 acres) and is located at 13833 156th Ave SE. The project site is located in the Residential-4 (R-4) zoning designation. The proposed single-family residential lots range in size from 9,633 square feet to 11,313 square feet with an overall proposed density of 3.73 dwellings per acre. One existing single-family dwelling will be removed, along with the associated accessory structures. Additional proposed improvements include a storm drainage tract along the 154th Ave SE frontage; The proposed lots will be served by a new public residential access street that will connect 154th Ave SE with 156th Ave SE. Proposed lots will be served by sanitary sewer along the new street that will connect to an existing main within 152nd Avenue SE. Proposed lots will be served by a new water main extending from 156th Ave SE along the new street. Construction of the proposed subdivision infrastructure improvements will result in approximately 10,000 cubic yards of cut and 12,000 cubic yards of fill. There are no critical areas located on the project site. The applicant has submitted a Technical Information Report,Arborist Report and i Geotechnical Engineering Study with the application. PROJECT LOCATION: 13833 156th Ave SE, Renton, WA 98059-6746 LEAD AGENCY: TheICity of Renton Department of Community& Economic Development Planning Division MITIGATION MEASURES: 1.) The applicant shall provide an updated TIR utilizing the Level 3 Flow Control standards per the RSWDM for review and'approval by the Plan Reviewer and Current Planning Project Manager at the time of Construction Permit application. 2.) The applicant shall be responsible for paying their fair share of the cost of a new signal to be installed at the 156th Avenue SE/SE 142nd Place intersection. A fee in the amount of $4,961.83 (13 new PM peak hour trips/1,310 total PM peak hour trips = .00992 x 500,000=$4,961.83) shall be paid prior to the recording of the final plat. ADIVISORY NOTES: Please see Advisory Notes marked "Addendum A" attached,4 pages total. CITY OF ::: . •. ntGil MR + IN: 1. 11 : ' .: lik 0 i OF ENVIRONMENTAL DETERMINATION 1 ISSUANCE OF A :: DETERMINATION OF NON SIGNIFICANCE: MITIGATED (DNS—M) . POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION:: PROJECT NAME .:MEADOWVUE PRELIMINARY PLAT PROJECT NUMBER:LUA17-000106, ECF, PP,MOD LOCATION: 113833 156th Ave SE, Renton,WA 98059-6746 DESCRIPTION::: The applicant is requesting Preliminary Plat approval and Environmental:.. Threshold Determination(SEPA)for a proposed 14-lot subdivision.The project site is 197,762 square feet 4.54 acres)and is located at 13833 156th Ave SE The project site is located in the Residential-4(R-4) zoning designation.The proposed single-family residential lots range insize from 9,633"square feet to 11,313 square feet with an overall proposed:density of 3.73 dwellings per acre.One existing single-family dwelling will be removed,along with the associated accessory structures.Additional proposed: improvements include a storm drainage tract along the 154th Ave SE frontage;The proposed.lots will be served by a new:public residential access.street that will connect 154th Ave SE with:156th Ave SE. Proposed lots.will be served by sanitary sewer along the new street that will connect to an existing main_ within.152nd Avenue SE..Proposed lots will be:served'b a new water main extending from 156th Ave SE along the new street.Construction of the proposed sub ivision infrastructure improvements will result in approximately 10;000:cubic yards of cut and:12,000 cu is yards of fill. There are no critical areas located on the project site. The applicant has submitted a Technical Information Report Arborist:Report and a Geotechnical Engineering Study with the akrplication.: THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE(ERC)HAS DETERMINED THAT THE PROPOSED ACTION HAS PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES.::: : Appeals of the environmental determination must be filed in writing on or before5:00 p.m.on April 28, 2017 together:with the required fee with: Hearing Examiner; City of Renton; 10 5 South Grady Way, Renton, WA 98057. Appeals to the Hearing Examiner are governed by' RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office,(425)430-6510. THE ENVIRONMENTAL DETERMINATION:DECISION WILL BECOME FINAL IF THE DECISION IS NOT APPEALED WITHIN THE 14-DAY.APPEAL PERIOD (RCW1.43.21.C.075(3);:WAC 197-11-680).: IF THE.ENVIRONMENTAL. DETERMINATION IS APPEALED',A PUBLIC HEARING WILL BE SET AND ALL PARTIES NOTIFIED. r : ,_ 15 t. s J e i SITEit i. -__ -- u ' III u,, i , %-• vex ' , - FOR.FURTHER INFORMATION, PLEASE CONTACT THE CITY OF:RENTON DEPARTMENT OF COMMUNITY& ECONOMIC DEVELOPMENT AT(42S) 430-7.200.:. DO NOT REMOVE THIS.NOTICE WITHOUT PROPER AUTHORIZATION I''DUCNCC11\I ell iirwTI:lt,;DDAi f'TKIIGIRA D;.\AIW Itiei i`1'.Ifll'r. Mb DINIORR,c II!F'i LIP niTIPICATIIT IL =1 .. .. : CITY OF G0Y o rv - enton NOTICE OF APPLICATION A Master Application has been filed-and accepted with the Department of Community'&Economic Development CED)—Planning Division of the City of Renton.1The'following,briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: March 9,-2017 PROJECT NAME/NUMBER: MeadowVue Preliminary Plat/LUA17-000106,ECF,MOD,PP PROJECT DESCRIPTION' The'applicant is requesting Preliminary Plat approval and Environmental Threshold Determination(SEPA)for a proposed 14-lot subdivision.The project Site is 197,762 square feet(4.54 acres)and is located at 13833 156th Ave SE.The project site is located in the Residential-4,(R-4)zoning designation.The proposed single-family residential lots range'in size frorn 9,731 square feet to 11,944 square feet with an overall proposed density of 7.18 dwellings per acre. One existing single-family dwelling will be removed, along with the associated accessory structures. Additional proposed improvements inclpde a storm drainage tract along the 154th Ave SE frontage. The proposed=lots w.ill'be served by:anew-public=residential access-street-that-will:connect-154th-Ave:SE=and-156th=AveaSE,= Proposedlots will be served by sanitary sewer and water mains that will extend from 156th Ave SE along the new street. Construction of.the proposed subdivision infrastructure improvements will result in approximately 10;000 cubic yards-of cut and 12;000'cubic yards of fill. The applicant-has,submitted a Technical Information'Report, Arborist Report and a Geotechnical Engineering Study with the application. PROJECT LOCATION:N-SE,142nd PI on*-Side 156th Ave SE PERMITS/REVIEW REQUESTED: Preliminary Plat Approval;Construction Permit;Building-Permits for Walls; Building Permit for Individual Homes;General Storm water Permit(WDOE) APPLICANT/PROJECT.CONTACT PERSON: Applicant: Patrick Danner,DR Horton,12910'Totem Lake Blvd NE,Suite 220,,Kirkland,WA 98034 Contact: Jarhie Schroeder,CPH Consultants,11431'Willows Rd NE,Suite 120,Redmond,WA 98052 PUBLIC HEARING: Public hearing is tentatively scheduled for May 9,20171before the Renton Hearing Examiner_at 11:00 a.m.,in Renton Council.Chambers on the 7th floor of Renton City Hall. If you are interested in attending the hearing, please contact the Planning DiVisionto ensure that the hearing has not been rescheduled at(425)430-6578. If comments cannot'be submitted in writing by the date indicated above,you may still appear at the hearing and present your comments on the proposal before the.Hearing Examiner. Comments on the above application must be submitted,in writing to Alex Morganroth,Associate Planner,Department of Community&Economic Development;1055 South Grady Way,Renton,WA 98057,by 5:00 p.m.on March 23,2017. 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,projeet., A. PLEASE INCLU.D'E THE_PROJECT NUMBER_WHEN,C,ALLING.,FOR:P:ROPER-F!LE-IDENTIFICATION r- - DATE OF APPLICATION: FEBRUARY 23,2017 , NOTICE OF•COMPLETE APPLICATION: MARCH 9,2017 k H S x 1 T If you would like to be made a party of record to receivefurther information on this proposed project,complete this form and return to: 'City ofRenton,CED,Planning Division,1055 South Grady Way,Renton,WA 98057. File Name: MeadowVue Preliminary Plat No: /LUA17-000106,ECF,MOD',PP NAME: MAILING'ADDRESS: - - CITY/STATE/ZIP: TELEPHONE'NO.: Community&Economic Development Department CITY OF As.TESPOq F Renton c:150 j'ii - re ba.rp r r. `. 7Narzurarrzr PITNEY BOWES 1055 South Grady Way T o It 53RentonWA98057-3232 w k •:4• • 0 2 421M Q®401tip{ 0004276220 MAR 10 201 7 a_u_ rz. • MAILED FROM ZIP CODE 98057 SWANSON JOSHUA+RUSERT CAROL 10760 NE 29 ST#172— BELLEVUE, WA 98004 ivi E, 980 DE ID3Ee•0003W i9„t` V R.ETU.R. TO SENDER D NOT DEL I VE'R A13 L E AS ADD,RES'5E`is 7 s TN lt'.Ct S F-sx xe:-c;.r.; T r R m¢!AF',D S . ee.es.r y 3x -x a x.e- 2.6 2 fl 1 5 n, 1n..rw •'i U T r"@ 4,.. ®ft.J L 4 r"J tS 3 G-GF&G5.'.,.. ""G ry,.:y, 90 (.:;I l'R v 4't..j i..J x t, ..xx v n n wu a x"xxa9 ' ' 33ia `f41i4 'Il' i (ii :si #o Ji. `€. i: a31 DEPARTMENT OF COMMUNITY CITY OF AND ECONOMIC DEVELOPMENT Renton • A. REPORT TO THE HEARING EXAMINER HEARING DATE:May 9, 2017 Project Name: MeadowVue Preliminary Plat Owner: Tri Minh Phan and Diep Nguyen, 13833 156th Ave SE, Renton, WA 98059 Applicant/Contact: Patrick Danner, DR Horton, 12910 Totem Lake Blvd NE,Suite 220, Kirkland, WA 98034 File Number: LUA17-000106, ECF, PP, MOD Project Manager: Alex Morganroth,Associate Planner Project Summary: The applicant is requesting Preliminary Plat approval, SEPA Environmental Review, and a street modification in order to subdivide a 4.54 acre property into 14 lots for the future construction of single-family residences. The project site is located in the Residential-4 R-4) zoning designation. The proposed single-family residential lots range in size from 9,633 square feet to 11,313 squar e feet with a proposed net density of 3.73 dwellings per acre. One existing single-family dwelling will be removed, along with the associated accessory structures.Additional proposed improvements include a storm water tract in the southwest corner of the site along the 154th Ave SE frontage.The proposed lots will be served by a new public residential access street that will connect 154th Ave SE with 156th Ave SE. A Modification from the City's street standards (RMC 4-6-060) is requested to reduce the required ROW dedication from 15.5 feet to 5.5 feet. No critical areas have been mapped on the project site. Project Location: 13833 156th Ave SE, Renton, WA 98059 Site Area:197,762 SF (4.54 acres) 114iii 1,, 1 j mac:_11s 1 I i i t 3 9 t y ` , ii Itr 1 e OE1103 41. 1A . 1 SE ;At ry J. Project Location Map HEX Report LUA17-000106 FINAL City of Renton Department of Comp -ity&Economic Development firing Examiner Recommendation MEADOWVUE PRELIMINARY PLA 1 - LUA17-000106,,ECF,MOD,PP HEX Report of May 9,2017 Page 2 of 17 B. EXHIBITS: Exhibit 1-19: Identified in the Environmental Review Report Exhibit 20: Hearing Examiner Staff Recommendation (dated May 2, 2017) Exhibit 21: Public Comment—Bettes(dated March 9, 2017) Exhibit 22: Public Comments—Christensen (dated March 14, 2017; March 17, 2017;April 24, 2017) Exhibit 23: Public Comment—Hanson (dated March 21, 2017) Exhibit 24: Public Comment—Donnelly(dated April 24, 2017) Exhibit 25: Environmental "SEPA" Determination, ERC Mitigation Measures and Advisory Notes Exhibit 26: Traffic Concurrency Test for the MeadowVue Plat: Bannwarth Exhibit 27: Affidavit of posting and mailing Exhibit 28: King County Water District No. 90 Water Availability Certificate Exhibit 29: Renton School District Correspondence C. GENERAL INFORMATION: 1. Owner(s)of Record: Tri Minh Phan and Diep Nguyen, 13833 156th Ave SE, Renton,WA 98059 2. Zoning Classification: Residential—4 du/ac(R-4) 3. Comprehensive Plan Land Use Designation: Residential Low Density(RLD) 4. Existing Site Use: A single family residence with associated out- buildings and pasture areas. 5. Neighborhood Characteristics: a. North: Residential Low Density(RLD)Comprehensive Plan Land Use Designation; Residential-4 DU/AC(R-4)zone b. East: Residential Low Density(RLD)Comprehensive Plan Land Use Designation; Residential-4 DU/AC(R-4)zone c. South: Residential Low Density(RLD) Comprehensive Plan Land Use Designation and King County R-6 zone d. West: Residential Low Density(RLD) Comprehensive Plan Land Use Designation and King County R-62one 6. Site Area: 4.54 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Trace Hill Annexation A-13-006 5722 09/24/2014 Hex Report City of Renton Department of Corn yty&Economic Development 7ring Examiner Recommendation MEADOWVUE PRELIMINARY PLAT - LUA17-000106,ECF,MOD,PP HEX Report of May 9,2017 Page 3 of 17 E. PUBLIC SERVICES: 1. Existing Utilities a. Water:Water service will be provided by King County Water District No. 90. b. Sewer:Sewer service will be provided by the City of Renton. c. Surface/Storm Water:There is an existing 12 inch diameter storm water main on 156th Ave SE.There is no existing stormwater infrastructure on 154th Ave SE. 2. Streets: 156th Ave SE is a minor arterial road and 154th Ave SE is a residential access road. Proposed Road A will be residential access road. 3. Fire Protection: Renton Fire Authority F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060:Zoning Use Table L Uses Allowed in Zoning Designations c. Section 4-2-110A: Residential Development Standards for Residential Zoning Designations d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 3 Environmental Regulations a. Section 4-3-050: Critical Area Regulations 3. Chapter 4 City-Wide Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations 6. Chapter 9 Permits—Specific a. Section 4-9-250:Variances,Waivers, Modifications,and Alternates 7. Chapter 11 Definitions 8. CI-104,Recessed Garage and Primary Entry 9. CI-105, Roof Pitch Design G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT(FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on February 23,2017 and determined the application complete on March 9,2017.The project complies with the 120- day review period. 2. The project site is located at 13833 156 Ave SE, Renton,WA 98059. 3. The project site is currently developed with a single family residence with associated out-buildings and pasture areas. The parcel also includes landscaped lawn areas surrounding the home and a concrete driveway. Hex Report City of Renton Department of Corn < jty&Economic Development wring Examiner Recommendation MEADOWVUE PRELIMINARY PL41 - LUA17-000106,ECF,MOD,PP HEX Report of May 9,2017 Page 4 of 17 4. Primary access to the site would be provided via a new residential access road (Road A)off 156th Ave SE, running east/west across the project site. 5. The property is located within the Residential Low, Density (RLD) Comprehensive Plan land use designation. 6. The site is located within the Residential-4 Dwelling Units per Net Acre(R-4) zoning classification. 7. There are no critical areas mapped on the project site. 8. There are approximately 35 significant trees locatedon the project site. The applicant is proposing to retain a total of nine(9)trees. 9. Approximately 10,000 cubic yards of material would be cut on-site and approximately 12,000 cubic yards of fill is proposed to be brought into the site. 10. The applicant is proposing to begin construction in Fall of 2017. 11. Staff received four(4) public comments via email and five(5) requests to become a party of record Exhibit 21,22,23,24). 12. No agency comments were received. 13. Pursuant to the City of Renton's Environmental Ordinance and SEPA(RCW 43.21C, 1971 as amended),on April 14, 2017 the Environmental Review Committee issued a Determination of Non-Significance - Mitigated (DNS-M) for the MeadowVue Preliminary Plat (Exhibit 25). The DNS-M included two (2) mitigation measures.A 14-day appeal period commenced on April 14,2017 and ended on April 28,2017. No appeals of the threshold determination have been filed. 14. Based on an analysis of probable impacts from the proposal,the Environmental Review Committee(ERC) issued the following mitigation measu 9es with the Determination of Non-Significance—Mitigated: a. The applicant shall provide an I pdated TIR utilizing the Level 3 Flow Control standards per the RSWDM for review and approval by the Plan Reviewer and Current Planning Project Manager at the time of Construction Permit application. b. The applicant shall be responsible for paying their fair share of the cost of a new signal to be installed at the 156th Avenue SE/SE 142nd Place intersection. A fee in the amount of$4,961.83 13 new PM peak hour trips/1,310 total PM peak hour trips=.00992 x$500,000=$4,961.83)shall be paid prior to the recording of the final plat. 15. 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 ERC report(Exhibit 18). 16. Comprehensive Plan Compliance: The site is designated Residential Low Density (RLD) on the City's Comprehensive Plan Map. The purpose of the RLD designation is to provide a transition to the rural area in lands constrained by sensitive areas and that are appropriate for larger-lot housing. The proposal is compliant with the following Comprehensive Plan Policies: Compliance Comprehensive Plan'•Analysis Policy L-3:Encourage infill development of single-family units as a means to meet growth targets and provide new housing. Goal L-H:Plan for high-quality residential growth that supports transit by providing urban densities,promotes efficient land utilization,promotes good health and physical activity, Hex Report City of Renton Department of Com F ity&Economic Development aring Examiner Recommendation MEADOWVUE PRELIMINARY PLA'._ LUA17-000106,ECF,MOD,PP HEX Report of May 9,2017 Page 5 of 17 builds social connections, and creates stable neighborhoods by incorporating both built amenities and natural features. Goal L-I: Utilize multiple strategies to accommodate residential growth, including: Development of new single-family neighborhoods on large tracts of land outside the City Center,and Infill development on vacant and underutilized land in established neighborhoods and multi-family areas. Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past practice where feasible, through leadership, policy, regulation, and regional coordination. Policy L-33: Emphasize the use of open ponding and detention, vegetated swales, rain gardens, clean roof run-off, right-of-way landscape strips, open space, and stormwater management techniques that mimic natural systems, maximize water quality and infiltration where appropriate,and which will not endanger groundwater quality. Goal L-BB: MaintainLa high quality of life as Renton grows by ensuring that new development is desigl ed to be functional and attractive. Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. Policy L-49:Address privacy and quality of life for existing residents by considering scale and context in infill project design. Policy L-51:Respond to specific site conditions such as topography,natural features,and solar access to encourage energy savings and recognize the unique features of the site through the design of subdivisions and new buildings. 17. Zoning Development Standard Compliance:The site is classified Residential-4(R-4) on the City's Zoning Map. Development in the R-4 Zone is intended to promote urban single family residential neighborhoods serviceable by urban utilities and containing open space amenities, and serves as a transition between rural designation zones and higher density residential zones.The proposal is compliant with the following development standards if all conditions of approval are met: e;D "Oki Sfandards and Ana sisCom`liance R=4 Zon evy- rj9pp Density:The allowed density range in the R-4 zone is a maximum of 4.0 dwelling units per net acre with no minimum density requirements. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment:After factoring in all density deductions(public streets,private access easements, critical areas), the site has a net square footage of 163,579 square feet or 3.75 net acres. Specifically, the applicant is proposing 33,827 square feet of road for public right-of-way dedications(197,406 sf—33,827 sf=163,579 sf). The 14-lot proposal would have a net density of 3.75 dwelling units per acre (14 lots/3.75 acres =3.73 du/ac), which falls within the permitted density range for the R-4 zone. Lot Dimensions: The minimum lot size permitted in the R-4 zone is 9,000 sq. ft. A minimum lot width,of 70 feet is required (80 feet for corner lots) and a minimum lot depth of 80 feet is required. Hex Report City of Renton Department of Corn r ity&Economic Development 7ring Examiner Recommendation MEADOWVUEPRELIMINARYPL.4 -LUA17-000106,ECF,MOD,PP HEX Report of May 9,2017 I Page 6 of 17 The following table identifies the proposed approximate dimensions for Lots 1-14: Proposed Lot ' Lot Size(sq.ft.)Lot Width(feet) Lot Depth (feet) Lot 1 111,810 84 142 Corner) Lot 2 j 9,916 70 142 Lot 3 I 9,912 70 142 Lot 4 I 9,908 70 142 Lot 5 9,905 70 142 Lot 6 9,901 70 142 Lot 7 I 9,897 70 142 Lot 8 11,645 84 142 Corner) Lot 9 10,755 84 138 Corner) Lot 10 I 9,633 70 138 Lot 11 j 9,636 70 138 Lot 12 9,639 70 138 Lot 13 j 9,642 70 138 Lot 14 j 9,645 70 138 Storm Tract 21,737 134 112 Staff Comment: As demonstrated in the lot dimensions table, all lots meet the requirements for miI imum lot size, width and depth. Setbacks:The required setbacks in the R-4 zone are as follows:front yard is 30 feet,side yard is combined 20 feet with not less than 7.5 feet on either side,side yard along the street is 30 feet, and the rear yard is 25 feet. Compliant if Staff Comment:The setback requirements for the proposed lots would be verified at the condition of time of building permit review. The proposed lots appear to contain adequate area to approval is provide all the requ;red setback areas. Staff recommends, as a condition of approval, met that a demolition permit be obtained and all required inspections be completed for the removal of the existing single family residence and accessory structures prior to Final Plat recording, as these structures would not comply with setbacks if permitted to remain on the site. Building Standards:IThe R-4 zone has a maximum building coverage of 35%,a maximum impervious surface coverage of 50%,and a maximum building height of 3 stories with a wall plate height of 32 feet. Staff Comment:Building height,building coverage, and impervious surface coverage for the new single family residences would be verified at the time of building permit review. Landscaping: The City's landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip Compliant if widths between the curb and sidewalk are established according to the street condition of development standards of RMC 4-6-060.Street trees and,at a minimum,groundcover, approval is are to be located in this area when present. Spacing standards shall be as stipulated by met the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address.Any additional undeveloped right-of- way areas shall be; landscaped unless otherwise determined by the Administrator. Where there is insufficient right-of-way space or no public frontage, street trees are Hex Report i City of Renton Department of Corn ' fty&Economic Development gyring Examiner Recommendation MEADOWVUE PRELIMINARY PLA1 LUA17-000106,ECF,MOD,PP HEX Report of May 9,2017 Page 7 of 17 required in the front yard subject to approval of the Administrator. A minimum of two 2)trees are to be located in the front yard prior to final inspection for the.new Single Family Residence. Staff Comment: The applicant has submitted a preliminary landscape plan (Exhibit 5). The proposed landscape plan includes an 8-foot wide planting strip between the sidewalk and curb along Road A,an 8-foot wide planting strip between the sidewalk and curb along 154th Ave SE, and an 8-foot wide planting strip between the sidewalk and curb along 156th Avle SE. In addition, 10 feet of on-site landscaping along all street frontages and 15 feet of landscaping around the perimeter of the Storm pond is required. The conceptual landscape plan does not fully comply with the City's landscape regulations. For example, the east side of the storm tract does not have the required 15 foot landscaping buffer and details of buffer landscaping and on-site landscaping were not provide. Therefore,staff recommends as a condition of approval that a final detailed landscape plan shall be submitted compliant with RMC 4-8-120 and RMC 4-4-070 and approved by the Current Planning Project Manager prior to issuance of the construction permits. The landscaping plan proposes 47 new deciduous street trees including Aristrocrat Flowering Pear and Red Barron Crab apple. In addition to the deciduous trees, the applicant is proposing to plant 9 small Alpine Fir trees. As proposed the Storm Tract perimeter landscaping would be required to be maintained by the subdivision. As such, staff recommends as a condition of approval, the applicant shall create a Home Owners Association ("HOA") that maintains all landscaping in the Storm Tract and any and all other common improvements.A draft of the HOA documents shall be submitted to, and approved by,the City of Renton Project Manager and the City Attorney prior to Final Plat recording.Such documents shall be recorded concurrently with the Final Plat. Tree Retention: The City's adopted Tree Retention and Land Clearing Regulations that require the retention of 30 percent(30%)of trees in a residential development(RMC 4- 4-130). Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on lopes greater than twenty percent(20%);Significant trees adjacent to critical areas and their associated buffers;and Significant trees over sixty feet(60')in height or greater than eighteen inches( 18")caliper. Compliant if Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; condition of other significant native evergreen or deciduous trees;and Other significant non-native approval is trees. met Priority Three:Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. A minimum tree density shall be maintained on each residentially zoned lot. For detached single family development, the minimum tree density is two (2) significant trees for every five thousand (5,000) square feet. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street Frontage Landscaping Required,or a combination. Hex Report City of Renton Department of Community&Economic Development I 'ng Examiner Recommendation MEADOWVUE PRELIMINARY PLAT _ LUA17-00010.6,ECF,MOD,PP HEX Report of May 9,2017 Page 8 of 17 Staff Comment:The property is covered primarily with actively grazed pasture consisting of a mix of blackberry, colonial bentgrass, velvet grass tall fescue, creeping buttercup, common Tansy,purple dead-nettle, English plantain, white clover, and small patches of Himalayan blackberry. Several larger trees are located around project site, including bigleaf maple, Lombardy poplar, Western red cedar, Leyland cypress, and various fruit trees(Exhibit 5 and 14). The Arborist Report identified 35 significant trees on the parcel proposed to be developed(Exhibit 14). Seven (7)of the 35 trees were classified as poor or dangerous and twl lye(12)trees were located within the proposed road network. The net number of significant trees for this development was determined to be 16 trees. The average size,of the trunk at diameter at breast height(DBH)for the 16 viable trees is 18 inches(18")with the largest tree, a Bigleaf maple at 60"DBH,located on the northwest corner of the site. The minimum tree retention requirement is thirty percent(30%)in the R-4 zone. Therefore, the applicant must retain at least five (5) trees. After street and critical area deductions, the applicant is proposing to retain nine(9)of the potential 16 healthy trees.All retained trees(i.e.,protected trees)would be required to be protected during construction pursuant to RMC 4-4-130. The applicant is proposing to replant the subdivision with 47 new trees including 28 Aristocrat Flowering Pear, 11 Japanese Maple, 9 Alpine Fir, 6 Red Barron Crab Apple, and 2 Western Red Cedar. Where there is insufficient ROW space or no public frontage, street trees are required in the front yard(s). Aristocrat Flowering Pear often has problematic qualities related to whole tree failure (Exhibit 18). The use of species such Skyline Honeylocust, Blue Ash, or Sugar Maple would provide a larger tree canopy and increase the likelihood of survival during harsh weather. According to the preliminary landscape plan submitted by the applicant, no lots in the plat would be in compliance with the minimum tree density requirement. The applicant should add additionlal trees to each lot in order to meet the minimum tree density requirement. The minimum tree density would be verified at the time of the final detailed landscape plan. Parking: Parking regulations require that a minimum of two (2) parking spaces be provided for each detached dwelling. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 16 feet in width at the property line. Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent(8%)shall provide slotted drains at the lower end with positive drainage discharge tl restrict runoff from entering the garage/residence or crossing any public sidewalk. Staff Comment:Sufficient area exists, on each lot, to accommodate off-street parking for a minimum of two (2) vehicles. This is typically achieved by providing a two (2) car garage for each single family home. In addition, the new residential access street(Road A) will provide one (1) 6-foot parking lane. Compliance with individual driveway requirements would be reviewed at the time of building permit review. 18. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R- 4 zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the building permit for the new single family homes.The proposal is consistent with the following design standards, unless noted otherwise: Hex Report City of Renton Department of Community&Economic Development I' ng Examiner Recommendation MEADOWVUE PRELIMINARY PLAT LUA17-000106,ECF,MOD,PP HEX Report of May 9,2017 Page 9 of 17 Garages: If an attached garage is wider than twenty six feet(26'), at least one garage door shall be recessed a minimum of four feet(4')from the other garage door. Additionally,one of the following is required: 1. The front pc rch projects in front of the garage a minimum of five feet(5', and is a minimum of twelve feet(12')wide,or 2. The roof extends a minimum of five feet(5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area,or 3. The garage is alley accessed, or 4. The garage entry does not face a public and/or private street or an access Compliance easement, or not yet 5. The garage width represents no greater than fifty percent(50%)of the width demonstrated of the front facade at ground level,or 6. The garage is detached, or 7. The garage doors contain a minimum of thirty percent(30%)glazing, arachitectural detailing(e.g.trim and hardware),and are recessed from the front facade a minimum of five feet(5'),and from the front porch a minimum of seven feet(7'). The portion of the garage wider than twenty-six feet(26') across the front shall be set back at least two feet(2'). Staff Comment: Building plans, which would be used to determine visual impact of garages, have not been submitted. Compliance for this standard would be verified at the time of building permit review(compliance not yet demonstrated). Primary Entry: One of the following is required: 1. Stoop: minimum size four feet by six feet(4'x 6') and minimum height twelve inches(12") above grade, or Compliance 2. Porch: minimum size five feet(5')deep and minimum height twelve inches not yet 12")above grade. demonstrated Exception: in cases where accessibility(ADA) is a priority,an accessible route may be taken from a front idriveway. Staff Comment:Building designs, which would be used to evaluate design of entrances,have not been submitted. Compliance for this standard would be verified at the time of building permit review. Façade Modulation: One of the following is required: 1. An offset of at least one story that is at least ten feet(10')wide and two feet Compliance 2')in depth on facades visible from the street,or not yet 2. At least two feet(2')offset of second story from first story on one street demonstrated facing facade. Staff Comment:Building designs, which would be used to evaluate façade modulation,have not been submitted. Compliance for this standard would be verified at the time of building permit review(compliance not yet demonstrated). Compliance not yet Windows and Doors: Windows and doors shall constitute twenty-five percent(25%) demonstrated of all facades facing street frontage or public spaces. Hex Report City of Renton Department of Community&Economic Development I rng Examiner Recommendation MEADOWVUE PRELIMINARY PLAT LUA17-000106,ECF,MOD,PP HEX Report of May 9,2017 Page 10 of 17 Staff Comment: Building designs, which would be used to evaluate design of windows and doors, have not been submitted. Compliance for this standard would be verified at the time of building permit review(compliance not yet demonstrated). Scale, Bulk,and Character:A variety of elevations and models that demonstrate a variety of floor plans, home sizes, and character shall be used. Additionally, both of the following are required: Compliance 1. A minimum of three(3) differing home models for each ten (10)contiguous not yet abutting homes,and demonstrated 2. Abutting houses must have differing architectural elevations. Staff Comment: Bu ilding designs, which would be used to evaluate scale, bulk and character,have not been submitted. Compliance for this standard would be verified at the time of building permit review(compliance not yet demonstrated). Compliance Roofs: A variety of roof forms appropriate to the style of the home shall be used. not yet Staff Comment: Building designs, which would be used to evaluate design of roofs, demonstrated have not been submitted. Compliance for this standard would be verified at the time of building permit review(compliance not yet demonstrated). Eaves: Both of the1following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches 12")with horizontal fascia or fascia gutter at least five inches(5")deep on Compliance the face of aI ll eaves, and not yet 2. Rakes on gable ends must extend a minimum of two inches(2")from the demonstrated surface of exterior siding materials. Staff Comment: Building designs, which would be used to evaluate design of eaves, have not been submitted. Compliance for this standard would be verified at the time of building permit review(compliance not yet demonstrated). Architectural Detailing: If one siding material is used on any side of the dwelling that is two stories or greater in height,a horizontal band that measures at least eight inches(8") is required between the first and second story. Additionally,one of the following is required: Compliance 1. Three and one half inch (3 1/2 ) minimum trim surrounds all windows and not yet details all doors, or demonstrated 2. A combination of shutters and three and one half inches(3 1/2") minimum trim details all windows,and three and one half inches (3 1/2") minimum trim details all doors. Staff Comment: Building designs, which would be used to evaluate architectural detailing, have not1 been submitted. Compliance for this standard would be verified at the time of building permit review(compliance not yet demonstrated). Materials and Color: For subdivisions and short plats, abutting homes shall be of Compliance differing color. Color palettes for all new dwellings, coded to the home elevations, not yet shall be submitted for approval. demonstrated Additionally, one of the following is required: 1. A minimum of two(2)colors is used on the home (body with different color trim is acceptable),or Hex Report City of Renton Department of Community&Economic Development I ng Examiner Recommendation MEADOWVUE PRELIMINARY PLAT LUA17-0001.06,ECF,MOD,PP HEX Report of May9,2017 Page 11of17 2. A minimum of two (2) differing siding materials(horizontal siding and shingles,siding and masonry or masonry-like material,etc.) is used on the home. One alternative siding material must comprise a minimum of thirty Percent(30%) of the street facing facade. If masonry siding is used, it shall wrap the corners no less than twenty-four inches (24"). Staff Comment:Building designs, which would be used to evaluate materials and color, have not been submitted. Compliance for this standard would be verified at the time of building permit review(compliance not yet demonstrated). 19. Compliance with Subdivision Regulations:Chapter 4-7 RMC provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Sub,div<.:+,;.Compliance ision Regulationsj and Analysis Access:Each lot mist have access to a public street or road.Access may be by a shared driveway per the requirements of the street standards. The maximum width of single loaded garage driveways shall not exceed nine feet(9') and double loaded garage driveways shall not exceed sixteen feet(16'). Staff Comment:Each lot would have access to a public street. Road A is a Residential Access Road that would run east/west and connect 156th Ave SE to 154th Ave SE. All proposed lots in the plat would use new Road A for access. N/A Blocks: Blocks shad be deep enough to allow two tiers of lots. Staff Comment:Depth of property limits this requirement. Lots:The size,shape,orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-4 zone and allow for reasonable infill of developable land. All of the proposed lots meet the requirements for minimum lot size, depth, and width. Width between side lot lines at their foremost points(i.e.,the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of(1)pipestem lots,which shall have a minimum width of twenty feet(20') and (2) lots on a street curve or the turning circle of cul-de- sac(radial lots),which shall be a minimum of thirty five feet(35'). Staff Comment: The lots are generally rectangular in shape with minimal variations in size. The lots are designed to maximize the buildable area while providing enough space for a variety of interior landscaping elements.All lots are oriented to Road A. The building design of the new residences would be reviewed and approved at the time of building permit application. Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Staff Comment: 1?rimary access to the site would be provided via a new proposed Compliance if Residential Access',Road from on 156th Ave SE, as shown in the preliminary site plan modification (Exhibit 2). The preliminary road profiles and road sections (Exhibits 9& 10)propose approved existing and proposed grading and road improvements within three roads; 156th Ave SE, 154 Ave SE, and Road A. 156th Ave SE is classified as a Minor Arterial Road and the existing ROW width is approximately 60 feet. To meet the City's complete street standards, RMC 4-6-060, a minimum ROW width of 91 feet for Minor Arterial Road is required. In addition to the Hex Report 1 City of Renton Department of Community&Economic Development ing Examiner Recommendation MEADOWVUE PRELIMINARY PLAT LUA17-000106,ECF,MOD,PP HEX Report of May 9,2017 Page 12 of 17 travel lanes a Minor Arterial ROW requires 0.5-foot wide curbs,8-foot wide landscaped planters,8-foot wide sidewalks,and 5-foot wide bike lanes. In order to build this street a dedication of 15.5 feet of ROW would be required along the project side of 156th Ave SE. The City of Renton's Transportation Department's plan for 156th Ave SE consist of a cross section with 44-foot paved width, 0.5-foot wide curbs, 8-foot wide planters, 5- foot wide sidewalk's. This can be achieved in a total right of way width of 71 feet. In order to build this street section, approximately 5.5 feet of ROW would be required to be dedicated to the City along the project side of 156th Ave SE. The applicant has submitted a request for a street modification to reduce the width of the ROW dedication from 15.5 to 5.5 feet,see FOF 21. 154th Ave SE,located along the west property line,is classified as a Residential Access Road with approximately 60 feet of ROW. To meet the City's complete street standards for residential access roads, the minimum ROW width would be 53 feet, requiring no ROW dedication.As no existing paved roadway exists for 154th Ave SE,a 20foot paved half-roadway section is required along the project side of 154th Ave SE with a new curb line set 13 feet east of the center of the ROW. Frontage improvements shall include a 0.5-foot wide curb,8-foot wide planter,and 5-foot wide sidewalk along the project side of the roadway. The applicant has proposed a new Residential Access Road through the subdivision Road A). The applicant is proposing a cross-section that includes a ROW width of 53 feet with 26 feet of pavement,8-foot wide landscaped planters,5-foot wide sidewalks, and 0.5-foot wide curbs. The roadway would provide two (2) 10foot travel lanes and one(1)6-foot parking lane. Multiple owners of properties adjacent to or near the project site have submitted comments to staff expressing concerns about the potential traffic impacts(Exhibit 19). 154th Ave SE is no longer maintained by King County and residents are concerned that traffic would attempt to use the road as a shortcut, thereby increasing the maintenance burden for the existing residents that maintain the road on their own.As depicted on the Plat Plan(Exhibit 2),the proposed improvements on 154th Ave SE would end at the boundary between the City of Renton and incorporated King County near the southwest corner of the project site. An area of existing grass and concrete driveway lies between the un-maintained gravel section of 1546 St Ave SE and the proposed new improvements on the project site. As part of the construction permit review process, staff will evaluate the appropriateness of installing a Type 3 traffic barricade at the southern terminus of the section of 154th Ave SE located on the project site, in order to prevent traffic from driving over the landscaped area between the gravel section in King County and the future paved section on the project site. Gibson Traffic Consultants has calculated that the project would generate a total of 10 new vehicle trips per hour in the AM peak period and 13 new vehicle trips per hour in the PM peak period(Exhibit 13). The City does not require Traffic Impact Analyses for developments if both new AM and PM peak period vehicle trips are less than 20. Adequate sight distance would be provided at the intersection of the proposed new street and 156th Ave SE and the intersection of the proposed new street and 154th Ave SE. It is also anticipated that the proposed project would result in impacts to the City's street system. In order to mitigate transportation impacts, the applicant would be required to meet code-required frontage improvements, City of Renton's transportation con'currency requirements(Exhibit 26)based upon a test of the citywide Transportation Plan and pay appropriate Transportation Impact Fees. Currently, this Hex Report City of Renton Department of Community&Economic Development F ng Examiner Recommendation MEADOWVUEPRELIMINARYPLAT LUA17-000106,ECF,MOD,PP HEX Report of May 9,2017 Page 13 of 17 fee is assessed at$5,430.85 per net new single family home. The fee, as determined by the Renton Municipal Code at the time of building permit issuance shall be payable to the City. Street lighting is required per RMC 4-6-0601. In general, pedestrian lighting for sidewalks and pathways shall be installed between intersections along streets and at intersection corners for residential streets. Arterial lights would also be required on 156th Ave SE. A liglhting plan shall be submitted to, and approved by, the Current Planning Project Manager and the Plan Reviewer prior to construction permit approval. It is not anticipated that the proposed project would adversely impact the City of Renton's street system subject to the payment of code-required impact fees and the construction of code-required frontage improvements (Exhibit 18). The fee, as determined by the (Renton Municipal Code at the time of building permit issuance shall be payable to the City. In addition, a final detailed road plan and landscape plan must be submitted and approved prior to issuance of a construction permits. Relationship to E isting Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The subject site is bordered by single-family homes around all sides of the property. The properties surrounding the subject site are residential low density and are designated R-4 on the City's zoning map (north and east) or R-6 on King County's zoning mc1p(south and west). 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. 20. Availability and Impact on Public Services: nd`Im `act on Public`Sery ices Anal sis'°`Compliance `Availabil'ity,a p, Police and Fire:A variance request was submitted to the Renton Fire Authority in order to allow for the sprinkling of all proposed residential structures in lieu of providing a full 90 foot diameter cul-de-sac turnaround, as required for dead end streets exceeding 300 feet(RMC 4-6-060.H).The Renton Fire Authority approved the variance on April 3, 2017 Exhibit 17).As such,the proposed new Road A would end at the point it intersects with 154th Ave SE with no temporary cul-de-sac turn around. Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development;subject to the condition that the applicant provides Code required improvements and fees. Fire impact fees are applicable at the rate of$718.56 per single family unit. Credit would be granted for the one (1) existing home to be removed.This fee is paid at time of building permit issuance(Exhibit 18). Schools:It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: McKnight Middle School and Hazen High School. The elementary school students in the area typically attend, Maplewood Heights,is currently at capacity.The school district intends to use dispersion i of students in order to accommodate new development in the area. In addition, the opening of the Sartori Elementary School in the fall of 2018 may open up additional spots at Maplewood Heights Elementary School (Exhibit 29). Any new students from the proposed development would be bussed to their schools. The stop is located directly across the street from the proposed development at the corner of 156th Ave SE and SE 5th PI. Students would cross 156th Ave SE via the existing crosswalk if the bus is travelling Hex Report City of Renton Department of Con pity&Economic Development acing Examiner Recommendation MEADOWVUE PRELIMINARY PLA. LUA17-000106,ECF,MOD,PP HEX Report of May 9,2017 Page 14 of 17 north,and would be able enter or exit the bus directly in front of the development if the bus is travelling south. Students would have safe walking conditions to or from the bus stop regardless of the direction of travel. A School Impact Fee,based on new single-family lots,will be required in order to mitigate the proposal's potential impacts to the Renton School District.The fee is payable to the City as specified by the Renton Municipal Code.Currently the fee is assessed at$5,543.85 per single family residence. Parks: A Park Impact Fee would be required for the future houses. The current Park Impact Fee is assessed at$2,740.07 per single family residence.The fee is payable at the time of building permit issuance. Storm Water:An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: The applicant submitted a Preliminary Technical Information Report TIR),prepared by CPH Consultants(dated February 6,2016;Exhibit 12).According to the TIR, the project is required to provide Basic Water Quality treatment in addition to Level 3 Flow Control per Current City of Renton surface water standards, including recent adoption of the 2017 Renton Surface Water Design Manual (RSWDM). Water quality storm volumes are proposed to be treated with a combined detention and water quality pond in the southwest corner of the site. A series of onsite catch-basin inlets and underground pipes would collect and convey surface water runoff westerly within proposed road rightlof--way for the majority of the developed site to the combined detention and water quality pond for flow control. Release rates would be controlled by a control riser and discharged to an existing ditch located southwest of the site, on the east of 154th Ave SE ROW.A portion of the runoff along 154th Ave SE and 156th Ave SE will be bypassed due to the existing topography and grade of the roads. To offset the detained and untreated area, the site would be treating runoff from a portion of previously untreated pavement along 156th Ave SE. The project is subject to the on-site BMP requirements found in Core Requirement#9. According to the TIR, neither full dispersion nor full infiltration are feasible due to poor soil characteristics and insufficient flow paths. In addition, secondary and tertiary-level BMPs such as rain gardens,bioretention,permeable pavement,and basic dispersion were evaluated and deemed infeasible to the poor soil infiltration characteristics and the expectation of perched ground water on the site. However, according to City Staff, basic dispersion may be a viable BMP for some lots. Feasibility of on-site BMPs would be evaluated at the time]of building permit review. The applicant has proposed Level 3 Flow control pursuant to the RSWDM that would result in the site run off matching the 100 year flood peak flows'; The storm water pond and pond access should be provided as per the City Amendments. The final plans and drainage report, based on the requirements mentioned in the City of Renton Amendments to the 2017 RSWDM, are required to be submitted with the utility construction permit. A Construction Stormwater General Permit from Department of Ecology will be required. A Storm water Pollution Prevention Plan(SWPPP)is also required for this site. Water: A water availability certificate from King County Water District 90 was provided V at the time of application submittal (Exhibit 28).The approved water plans from SCWSD should be provided to the City at the utility construction permit stage.Any new hydrants shall be installed per Renton's fire department standards to provide the required Hex Report City of Renton Department of Con' Pity&Economic Development aring Examiner Recommendation MEADOWVUE PRELIMINARY PIA ' I LUA17-000106,ECF,MOD,PPP HEX Report of May 9,2017 Page 15 of 17 coverage of all lots. An approved water plan from King County Water District 90 should be provided to the City at the utility construction permit stage. Sanitary Sewer: The proposed sewer layout is appropriately designed to serve the development and conforms to all requirements in City code. The on-site septic system serving the existing home should be abandoned in accordance with King County Department of Health regulations and Renton Municipal Code. 21. Modification Analysis: Pursuant to RMC 4-9-250D the applicant is requesting an Administrative Modification from RMC 4-6-060F.2 "Minimum Design Standards Table for Public Streets and Alleys" to utilize a modified minor arterial street standard, thereby allowing for a smaller ROW dedication. Whenever there is a practical difficulty involved in carrying out the provisions of this Title IV,the applicant may request a modification of the standards, provided the Criteria for modification identified in RMC 4- 9-250D.2 is satisfied. The proposal is in compliance with the modification criteria; therefore, staff is recommending approval of the requested modification, per the following: Yd<90 'la`ce'°'y5treet'IVlodification Criteria and'Arial' s s> 0.".y. a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: The Comprehensive Plan Land Use Element has applicable policies listed under a separate section labeled Promoting a Safe, Healthy, and Attractive Community. These policies address walkable neighborhoods,safety and shared uses. The intent of the policies are to promote new development with walkable places that support grid and flexible street and piathway patterns, and are visually attractive, safe, and healthy environments. The requested street modification is consistent with these policy guidelines. b. Will meet the objectives and safety,function,appearance,environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The City's Public Works Transportation Section and Economic Development Division have reviewed the 156th Avenue SE corridor and the surrounding area and have determined that a modified minor arterial street section is suitable for the section of 156th Avenue SE adjacent to the site. The roadway section in front of the proposed development is directly adjacent to existing single family residences. Staff determined that insufficient space exists between the ROW and existing homes to expand the roadway section Ito meet the minor arterial street standards. The modified street section would meet the objectives of safety,function and appearance as intended by the code and sound engineering judgment. c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: There are no identified adverse impacts to other properties from a modification of the minor arterial street standards. d. Conforms to the intent and purpose of the Code. Staff Comment:See comments under criterion 'b'. e. Can be shown to be justified and required for the use and situation intended;and Hex Report City of Renton Department of Corr ity&Economic Development aring Examiner Recommendation MEADOWVUE PRELIMINARY PLC LUA17-000106,ECF,MOD,PP HEX Report of May 9,2017 Page 16 of 17 Staff Comment:See comments under criterion 'b'. f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment:See comments under criterion 'c'. L CONCLUSIONS: 1. The subject site is located in the Residential Low Density (RLD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 16. 2. The subject site is located in the Residential—4(R-4)zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval,see FOF 17. 3. The proposed plat complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval,see FOF 18. 4. There are no critical areas located on ti a project site,see FOF 19. 5. The proposed plat complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with,see FOF 20. 6. The proposed plat complies with the street standards as established by City Code for Road A and 154th St, provided the project complies with all advisory notes and conditions of approval,see FOF 20. 7. The analysis of the proposed street modification for 156th St was evaluated per the street modification comply with all six modification criteri if all conditions of approval are met, see FOF 22. 8. There are safe walking routes to the schools and/or the school bus stops,see FOF 21. 9. There are adequate public services and facilities to accommodate the proposed plat,see FOF 21. J. RECOMMENDATION: Staff recommends approval of the MeadowVue Preliminary Plat, File No. LUA17-000106,as depicted in Exhibit 2,subject to the following conditions: 1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non- Significance Mitigated, dated April 14, 2017. 2. The applicant shall obtain.a demolition permit and complete all required inspections for the removal of the existing single family residence and accessory structures prior to Final Plat recording. 3. The applicant shall provide a minimum of ten feet(10') of on-site landscaping along all public street frontages.A final detailed landscape plan consistent with RMC 4-8-120 shall be submitted to and approved by the Current Planning Project Manager prior to issuance of a construction permit. 4. The applicant shall provide a fifteen foot(15') landscaped area around the entire detention pond in the Storm Tract.A final detailed landscape,plan consistent with RMC 4-8-120 shall be submitted to and approved by the City of Renton Project Manager prior to issuance of a construction permit. 5. The applicant shall comply with the minimum tree density requirements on all lots. A final detailed landscape plan shall be submitted identifying compliance with tree density requirements for review and approval by the City of Renton Project Manager prior to issuance of a construction permit. 6. A street lighting plan shall be submitted at the time of construction permit review for review and approval by the City's Plan Reviewer prior to issuance of a construction permit. Hex Report City of Renton Department of Con aity&Economic Development raring Examiner Recommendation MEADOWVUE PRELIMINARY PLA,-- LUA17-000106,ECF,MOD,PP HEX Report of May 9,2017 Page 17 of 17 7. The applicant shall ensure the installation of sprinkler systems in all future homes on the plat, as conditioned in the variance granted by the Renton Fire Authority on April 3, 2017, and shall record this condition on the face of the final plat. 8. The applicant shall create a Home Owners Association ("HOA")that maintains all improvements and landscaping in the Storm Tract and anY and all other common improvements.A draft of the HOA documents shall be submitted to, and approved by,the Current Planning Project Manager and the City Attorney prior to Final Plat recording.Such documents shall be recorded concurrently with the Final Plat. Hex Report n(%, Ira EXHIBITS Project Name: : Project Number:: MeadowVue:Preliminary Plat.• :. : . . LUA17-000106, ECF, MOD, PP Date of Hearing Staff Contact Project Contact/Applicant Project Location 05/09/17:: Alex Morganroth Patrick Danner 13833 156th Ave:SE;.: Associate Planer D.R.Horton Renton WA98058: The following exhibits were entered into the record: Exhibit 1 ERC.Report Exhibit 2 MeadowVue Preliminary Plat Plan Exhibit 3 Neighborhood Detail Map Exhibit 4 Topography Map Exhibit 5 Preliminary Landscaping Plan (Sheets 1-2) Exhibit.6 Preliminary:Grading Plan Exhibit 7 Preliminary Utility Plan Exhibit 8.. .. Preliminary Drainage Control Plan . .. . Exhibit:9 : PreliminaryRoad:Profiles Exhibit 10 Preliminary Road Sections Exhibit 11.::. Geotechnical Engineering Study prepared by Terra:Associates, Inc(dated February 2, 2017) Exhibit 12 1 Preliminary Technical Information Report prepared by CPH Consultants(dated February.25,2015.) Exhibit 13:• Email from Rohini Nair, Civil Engineer; City of Renton:(dated September 23,2016) Exhibit 14 Arborist Report prepared:by S.A. Newman Firm;(dated January 16, 2017) Exhibit 15.::. Critical Areas Determination Report prepared by Acre Environmental Consulting; LLC. (dated September 13,2016) Exhibit 16 Construction Mitigation Description Exhibit 17 :: Email from Corey Thomas; Fire Plans Reviewer; Renton Fire Authority(dated April 3, 2017) Exhibit 18 Advisory Notes to Applicant Exhibit 19 :: Public Comments and Responses Exhibit 20: . Hearing Examiner.Staff Recommendation (dated May 2, 2017) Exhibit 21: Public Comment—Bettes.(dated March 9, 2017) Exhibit 22: Public Comments:-Christensen (daated.March 14,2017; March 17, 2017;April 24, 2017) Exhibit 23: Public Comment—Hanson (dated March 21,2017) Exhibit 24: Public Comment-Donnelly(dated April 24, 2017) Exhibit 25: Environmental Determination, ERC Mitigation Measures and Advisory Notes Exhibit 26: Traffic ConcurrencyTest forthe MeadowVue Plat: Bannwarth Exhibit27: Affidavit of posting and mailing Exhibit 28: King County Water District No.90 Water Availability Certificate p CITY OF.Exhibit 29: School District Corresondence r'Renton DEPARTMENT OF.:COMMUNITY CITY OF AND ECONOMIC DEVELOPMENT en tonon ENVIRONMENTAL REVIEW COMMI TTEE REPORT Entire Document Available UponRequest ERC MEETING DATE: .. April.10, 2017 Project Name: . MeadowVue Preliminary Plat .. Project Number: LUA17-000106, ECF,PP: MOD Project Manager: Alex Morgan roth,Associate Planner Owner:Tri Minh Phan and Digp:Nguyen, 13833 156th Ave SE, Renton,WA 98059 : Applicant/Contact: :. Patrick Danner, DR Horton, 12910 Totem Lake Blvd NE, Suite 220, Kirkland, WA 98034 .. • Project Location: 13833 156th Ave SE; Renton,WA 98059 Project Summary: The applicant is requesting.; Preliminary Plat..approval and Environmental Threshold Determination (SEPA) for:a proposed 14-lot subdivision. The project:..; site:is:197,762 square feet(4.54 acres)and is located at 13833 156th Ave SE.The: project site is located in the Residential-4(R-4)zoning desi nation.The:Pro osed single-family residential .lots range:in size from 9;633 .square feet to 11,313 : .. square feet with an:overall proposed density of 3.73 dwellings per acre: One: existing single-family dwelling will:be removed, along with multiple:associated accessory structures Additiong proposed improvements include a storrm water . tract in the southwest corner of the site along the 154th Ave SE frontage. The: proposed lots will be served by:a new public residential access street that will connect 154th Ave SE with 156th:Ave SE. Proposed lots will be served by sanitary sewer along the new street that will connect to an existing main within 152nd .. Ave SE'. Proposed lots will be served by a new water main extending from 156th Ave SE along the new street. Construction: of the proposed: subdivision infrastructure improvements will result in.approximately 10,000 cubic yards of:: cut and:12,000 cubic yards of fill, There are no critical areasmapped.in the area and a Critical Areas Deterrriination., report submitted by the applicant determined that no critical areas are present: on the site or on adjacent sites:Slopes on the site generally fall to the southwest across the property at a range:of 0-15%. Soils consist of Alderwood gravelly sandy loam (AgC). :Tlh:e, applicant has. proposed to retain nine (9) of the: 35 significant trees onsite. The applicant has submitted a Technical Information : Report, Arborist Report, a Critical Areas Determination and a Geotechnical Engineering Study with the application. . :. Site Area: 197,762 SF (4;54 acres) STAFF Staff Recommends 1 that the Environmental Review Committee issue a • RECOMMENDATION: Determination of Non-Significance-(DNS): ERC REPORT 17-000106 EIBIT 1XH SEC. 14,1WP 23 N, R5E W.M. rLwe Ja, w®`m.•P.A4m` a € i>;:r,'li4y'r' :'':U,Ii7 i' 'SURVEY DATA P wMEADOWVUE.a l 'GE I.•k -:,k,l•COSTING BOUNDARY,TOPOGRAPHIC AND PLANIYETTIC INFORMATION SHOWN ON THIS RAN AND u eT Li aa'a' a;ml , I ICI k..., ,I DRIERS W THIS SET HERE USED AS A BASS FOR OE9a AND REPRESENT FIELD SURVEY DATA Asm P7 i;., . T", v-r,-`rG'),Y' e::`ti•i. AND MAPPING PREPARE)BY,AXIS SURVEY A•MAPPING(OARS JOB NO.I6-223),AS.PROVIDED BY: : rn.u.. .. U .•,4:„. _;,-r; 4' ..`; i:,?aE"1'' . THESURVEY ATA WASP MID DOES NOT REPRESENT WORK BY CPH RONOEO'INIH THE TDPO(WM YAP B AILS CONSULTANTS.THE MAPPING: .. CITY OF RENTON KING COUNTY,WASHINGTON. _ y,•.V, ry, yt ;', s LEGAL DESCRIPTION, F ram'• C-' :un. EASEMENTS AND IOCA1 OWOMPAN ARE BASED a THE courariMFAT FOR TITLE INSURANCE BY FIRST d,.-,' AMERICAN RILE WSURANfi COMPANY,ORDER Na 4265,2535097.EATEN AUGUST 1E20/8 AT K30 I.K. Y\ 13113-. 11;; Fri {1 AM. I Na Avu memr. .. i ,3 .j i`s" i`'^yI '?u a i::ra; Jr P ma LOT 1,BL0CK 2®AR RIVER FOE ACRE TRACTS ACCORDING TO THE PLAT THEREOF RECORDED IN 40 Z w, r I' n ., ee., an,.' ,N "'" j'4:i ~=4_ ,,i,-'t' VOLUME I6 a PLUS PAGE 52 RECORDS OF TONG COUNTY,WAWLVGION: 2 Z R U% -u^.n' r HORIZONTAL'DATUM MAD 03 1 PER OTT OF RENTON LORIRGX'PONT f03 .. I-O I ' Tj D 11 ', .".'. tJ:.:. • r-M .:tv, c:- Eg R ga L ' ' I'"`7' .„' erg- VERTICAL DATUMWO Be PM OTY O¢RENTON Canto.POINT RI03 is .;. ;:,•%.f-[. /,. 4-fjh'H ' OlOfiNA1NG BENCHMARK: I-. .'_-?.. Y.' 1.LI'L.c - Oft O-RENTON CONTROL POINT 12103 21 r.c- FOLIOS SMALL RECE(i BROKEN BRASS SURFACE DISK IN 3'DIAMETER COVE PLUGGED DRILL HOLE 2 lT83/07).B(11/16) 2 .. \.)'. . 145340005/3. I EEEVATIOH 5/].942. . . m.' S•I \--'- ,'•'I. K warm. d.02 -1463400051 B. .. .. PN VICINITY MA GALEaoalrNOTTO TEMPORARY BENOWARK -2. m. ma awe AM Now Y' !I !.:ilii i i P TWIa I 1 MANY i .... PROJECT DATASETRAILROADSETTLEW'EAST FACE OR A UTILITY POE W/LIORi LOCATED AT THE REST SIDE OF ME '' '! a • x n x WRRSECiIa OR SE 135W PL 8156n1 AVE SE A4 I044 4 '- E`, ._ ._ 1 ar ABOW GLIDE f.__ e( D s'. s •. .W M : l^ yp6'Ip1E 59L19•' ' \ j era GENERAL f1EVAnDIG 42194 :.. o.r ,_ H', R D ROAD\. I .. - _• n•w'.', -_r e. "I. B )i r m'- i-e7-' •' PARCEL TIES]/OOOfiO1, •,--,,-IDP. \ ADDRESS 13815 156 W AVE SE g-T Elm?'W TOR MESIAYY FLANGE ear a FIRE HYDRANT LOCATED AT.THE NE QUADRANT OF THE N0SIIIBT.x12.6Y ,: 'i _ _, ` \ ' `0;.4EAR•y - r--\---___ ________ RENIOV,WA 9405TI 6 4 IMERSCOa O¢156R1 AVE SE 8 SE 13909 Pt. 41.1 ` .II • rz ZOVWG EEEVATIO`E_41224'y ' I :` i ` ry \ ten w ROAD; I ! / ,,. ,' a;V. ..PRESENT USE 9NfXE'FANM1Y4I'SI'• j3g•el ` i\ ` V ` 2:\i' \\? IN !f ' v Off OF SET DOSEIID SOUARE IN THE NW COWER fM A WATER VAULT LOCATED AT THE EAST ENO O'156/N i ` i,s'.. qRe s 1: qyT y 5 9'-, \`Tom i\ \ ] \I. I..'. A SITE DEVELOPMENT ... . Rm l i Ri AVE 9: 4/-75 NORTH OF RIE:WTERSECTION OF 156M AVE SE,S SE 5 W PL 4I IC li\ - i 4aW a\ * A 1.2 4 9: y= SF •_ `1r,Ru 31` tl 1', q TOTAL SITE AREA 451 AC(191,406 ST) ELEVATOR:40002' 1 it \`\, .2 \ jl - PECFOSDI0'LO1S f4 IBM b' ... I \+` -. ___u 1 \ I` 1 55 R a,W PERMITTED SITE DENSITY-4 DU/AC f • iOWi00. AT THE TOR POWs O THE A'IN TOWA•STAMPED W THE BONNET O;A FIRE HYDRANT LOCATED AT+I- rxt "I ,•```-- y l 1 1G PUki J _'-'__y s; \ }\-_--;_`___ _ L_ J J ¢m". 91EOEN90O 1]]DU/AC - SOUTHWESTERLY COWER SITE: r r^. I..-, L __5• ; i 1 Fn" u,: ALLOWABLE LDi 5 ABOVE IRATE 17 M, \ r 1% I IMPERNOIS AREA 40X PER PROPOSED COVNANTS ELEVATES*385.00'. i. f•j, ..I.'.._A I (+°.t. f_44 ll > D' c ' T4 1 a :( , l Dom." y-_E\ -k it-,L\ R'" D%.. - a MA LOT.9IE 9.831SE i n . r.r YAX LOT THE I1. TEN E- .. o ti •,':>1. . -'^. e.- 1 a0o:,.ri:_,..,1, I Tr SOUTHWEST GORIER O-12'X1.2'X 16'TALL BKIX.COIWN LOCAIID.AT RR NORTH SSE OF -••.$, y••\y.:...., ` i,%I-.,..-..fi11-T-""---f:=• t^- '- T._.- „-+ 1 . R{^~ ',:* i ROW OEOGRa 31827SF DE DRIVEWAY ID NDIR9:Na Ib10 AT I.HW AVE SE I . •,..: _ \ r-T-i-. SRREI TRACT 21.]Jl SF ELEVATION: OM( . . . P J _ d 1 • I :i:Y_'} SDs6snY.ll.6. it ct„, - -,=__ E-'". - j_. -- _Y__}..Y I _ _F_ L SETBACKS 945150FBFARINC SIT - , h.MAIM; \ L.IG ME. . \ 11' -`\ \\ -- - r--r- EINACK JO' H000 A BEARWC O NORR(DD2BYB'FAST ALONG WE M222494TED CENIEIWNE 6 156 W AVE SE 4 20'".. I., s \+ `\. ' "( • y ________, . i. I. I ,:- y.20 MW'TSP.- 1 1 REAR .25 i-- I ii ! 1! : 1 I\ \ I :1. .I, 1" ODE - ZS(20'TOTAL) REFEREN CES:. i - Li.ze-MIN.,TI(f, i, w • \ I 7ss•' DE(AT SITU* 0, KING COUNTYASSESSOES YAP FOR;THE SW 1/I,SEE 11,SNP,211.'.,RLF 050.Wx 1 i. ! a.' ii\, 1\\y' • 33 \22 Y.., yy\ c,- \ 1 I::.- r„y r" MAX MONO DOVERAOE 35X 1.:A• h: 6,ss SDI 1, PUT-•CEDAR RAM EYE ACE RAGS ACCORDING TO DE RECORDS EEO¢ ... ' \•. I i.(Au:s 'y,t i, 4Nq s.iSILL h' , •`:,.% ...MAXM0.0 BUILDING NEIOR: JO R.. rr. .. I' S\ 1 s..;et"1'46M s 'k.-'/••,s S' SERVICE PROVIDERSRECDIdlEEFEACREn16°PLATS PACE 52, OF KING COUN/Y,:WASMNGTOV. K,\\ i . 30' r i I 5-:} t.•. RI)- HIGHLAND ESTATES ACCORDING./0.THE PLAT THEREOF RECORDED IN I' \\+ VOLUME 212 OR PLATS PAGES WAX RECORDS OF MC COMITY,WA9GNGTa e.'z".®w.. \ + y I. r'... F.' ": r is` WATER WATER DISTRICT,NO 90 R2)- REEF ROWS AT HIGHLANDS PARK'(GVRREN'RY UNDER OFFICIAL RENETT) .- m I ' r- ii 1 .. Y N +4 I ,, „.,,'' :• . : SANITARY SEVER ON Of FENTO R3)- BOUNDARY ERE AOUSOaNi Na IDSDDi],RECORDED W VOLUME I61 - nc: \ SOLNA. vY" f" ° ppµER/EECTRIC PUGET SOU.ENENCY PACE I9l,RECORDS a'IORC COINJY WASHWCTa.: ot - ,,,,. q,,;,,,,",,, "us:n \ 1 Ix:-Y"'I-•ewrx NATURAL CAS PUQT SOUND ENERGY •R4)- REMO OF SURVEY BY C h C SURVEYING.RECCROD3 W 400UME 8Q r,.i-.'' u. . , w y`\ y A^'•,.,..,(,(,L.,(.(,.,.,.,...,fi, • PAGE IB8 RECORDS OR KING COUNTY.NA90NCia. Wiz'% 1+g-45?. N: '.`: • TELEPHONE/CABLE/WIERNET • - CaCAST.CENTURY LINK • TES).- SHORT PLAT NO 19550020.RECORDED W VOLUTE HIS PAGE 1%i. K. ;,a'.,y.'- Y ': weo wWr 2 -® - _ 6',-,.(' SCHOOL DISTRICT RENTON/FORT RECORDS OF KING COUNTY,WASHINGfa.P li i i p.11 \ . Ra..e w. . _ ... ^ m MN Y`/, TSB):- RETORT O`SURVEY BY CONCEPT FNGNEERIK.WY.RECORDED W WWII&. a....; WASTE MANAGDFENT . ..• GARBAGE... 714 PACE 1,RECORDS OF KING COUNTY WASHINGTON. • I e I % \`,pAO w J: RENTON art LIMOS U',( ,(. / RT):- RECORD OF SRVEY BY ROAD ASSOCIATES RECORDED W 4001194E 20S . ' I'i ' n r'.rO Yl'' > "o. PAGE 5 CBS,RECORDS OR IORC COUNTY WA911NGia I • g i .uy, '` .-.:.:• 1 .. mlrv°D' , rt -. DRAWING INDEXR8)._ RECORD O'SURVEY BY GEODETIC SRVEYWG'SERVOS RECORDED IN•'•' r.. - • I /:''"'\\\ D v.I:. N VOLUME 251 PAGE 279,RECORDS OF KING COUNTY,WASHINGTOR. - -• u / 1 a I'ki {: R9)- RECORD OR SURVEY BY KENNETH J ONFR,.CE 1 LS,RECORDmW• ° i•""". ^-::' "°""{ T.I ,, ,,n,,.,.,I SHEET DWG DESCRIPTION ' VOLUME 1R PAGE 2.RECORDS OF KING COUNTY,WASHINGTON. I Y !.'(.u r'"'. 1;63,p0062 1,; 1 PREUMINMY PUT RID)- :RECORD OF SURVEY BY CAVNESS ENGINEERS INC,RECORDED IN VOWYE ov. .::A1 1 .' 14634000fiB !iX RICO 12 PAD-14 RECORDS O'RING COUNTY,WA911NCf0M S° i yr l ae A.x ,n 2 BIXIADARY!RfA°0(RAVHIC SURVEY' Q 010 ro. .. I: : i • J P2DD NEIORBIXWdp DETAIL YM EQUIPMENT v.,c 1• PSDD PM1B10lARY GRADING EY,VR .. . PRIMARY Ca7RO'POPl15 AND ACCESSIBLE MONUMENT POSITIONS MOTS FIELD MEASURED'OBLONG - ,''-' . ,x,.,;,,y,__ -_ ."_ 5 PLOD aMNAOE Emma PLAN CORAL POSITIONING SYSTEM(CPS)SURVEY TECHNIQUES USING IEIOA 0574 ORS/GISS EOUI o. rz A B. vsaO PRFI/NWARr uDUiY RAN .. EOUIPYENE YaULIERT POSITIONS THAT AVE NOT DIRECTLY OBSERVED USING 1A5 SURVEY R0WWE5 "F\`v,+ M'o..°. '' i I / SS sn MERE 7®INTO THE CONTROL FONTS UIWIMVC IDEA ELECTRONIC I20I TOTAL STATIONS Fa THE •..""• 71p/,• ^' P501 PELIMOWRY 0E-91E UTILITY RAN AND PROFILE - YEASURD ENT OF BOTH ANGLES MID DISTANCES DNS SURVEY MEETS OR EXCEEDS IRE STANDARDS SET ;= ro.., OWAO®. s a:'' C• i e n.¢_*s s.•y BY WAGS 132-I30-080/ .. fi" //" a•"'... j BAT S i-is-1 a(n.. .B PB00 PRELIMINARY ROAD gowns NOTES PROJECT TEAM:. 1 o ROADv. 0% - 9 P1.00 P EUMINARY ROAD PRORLS 1{ P7,0•PAELMINARY 'PROFILES' UnMY LOCATIONS SHOWN HEREON ARE BASED UPON AMUSE FIELD LOCATION OF EWING STRUCTURES.: I FIELD LOCATION OF LITANIES BASED ON LOCATOR'PAINT MARKINGS AND LOCATIONS BAND OR UTum.''APPLICANT ,''' • CIVIL ENGINEER ARBORIST 1Q11CCMAPSH1W0TYANDUTILITYORAMNGSIN0CAM'G REPORTED MET INSTALLATIONS OTHER UTOJT/ES. •ESWLL095aDANORTON•CPISCONSULTANIS SAN0YMANDRM . P I.T2 S MAY EOST.NO SUB-SURFACE DOEORATION WAS MADE TO VERIFY UTILITY Ram7WCS AND THE ROUTING -CONTACT PATOLCN DARNER CONTACT NWIIESCHROEDER,PE :CONTACT:PETERBLANSETT' ' ;T-' ,r70255,s i PRELIMINARY PLAT I .Lf ALL BARED UT7IDES 91OU0 6E COB9RMW YM TITS.UTILITY OURVEY R AND EXPOS°84 AREAS' •12910 TOTEM LAKE BLVD NE/STE 220 11431 WILLOWS ROAD NE STE 120 J216 WETMOR E AVE STE 205 0U4W.2. ,.; CRITICAL TO DE5OR FOR V36RCAKXL NPo(LAND,WA 9803I REDMOND.RFDNORO WA 98052 EYFRETT.WA SHIRES. •---' -"•' S`"y REPO RIOTS:(425)821-3400 PHONE:(429 285-2390 PHONE 5)( 425)1SE59-4I11 KAN IN FEET LE A SURVEY MACEDEW D:ay THIS MAP R06 400 TS'TNE IESATS .. FAY: 4 2389 FAX- IS -4435. OWmW 2570 TO D.R. LORASURVEYMACEONNOVEMBERh14,2015 ARO CAN ONLY BE memo.AS INDICATING WE M0.04T 10 TO TARE B SURE 220 GENERAL CONDITIONS EXSnNG Ar THAr m,IE:' SURVEYOR lANDSCAPEARCNRECT GEOTEGHNII;AL ENGINEER rigl'4: D NO: DATE .. ., NE... . .. . WY CK • •ARMAND,WA 980N•• a:1 PxONE(425)825-n663TFOSS/RIEI'0150095 FACRARS OR RECORD ARO a 11R ROLA ARECTINC TIE SUBJECT PRO245 AOSBUIHEI'EMAP. 00 CMRIEADFSIDNCONSUlTAN15 IFARAASSOCIATES,DIE. IV OT/08/I1 PPLUVRUYMTSIRVICM L' BOONARY,BUT Ri DOES NOT PURPORT TO LEGALLY RESOLVE RELATED PR0°FRTY IRE DEPUTES M14ERE CONTACT;MACOTS,EVANS ':,:CONTACT:CAYIE CRAMER: :.: CONTACT:UARI/TN°ECU%PE p R MIA SU.N.E&RAPPING ' ...-.PROIFLTSDIIVLYPEAM90UMESARCNOTED,ADS RECOMMET/DS THAT RR OWNER CONSULT NM LEGAL COA'SEL TO' 15241 NE 90W STREET 1909 242ND ST.SE• 12220 113TH AVE NE,STE I30 C0NSULTANTS'' E PL5. OETEWINE NOW BEST TO INRIBRET THER PROPERTY RCHTSMND ADDRESS ANY POTENTIAL PROPERTY RED1CR4 ym 98052 FII HELL WA 98021 KIRKIANO,WA 9B03I Se NtV.1•CO00,,M:q - • 15241 NE 90TN'SREET REDMOND.WA 93052 IRE DISPUTES. 415 2823-5700 .PHONE(425)241.6258 PHONE:(425)821-7171 UMLse AKI,•, 11V4.men PHONE(425)823,51(10 FAX:(425)823-6700 PHONE, ) ggy(; FAX(425)821-6700 FAX:(425)484052 FAX:025)821-4334 ALOW.19' VI 1.4.4y" vx,[er xa. BxEG P1.00 7, y` I a,.,,.xnw,o-...ue.ew ELAN NOTED 00035.15012 1 aF 30' SSS.S EXHIBIT.2 SEC. 14, TWP 23 N, R5E W:M. • ' . M EADOWVU E CITY OF RENTON KING COUNTY,WASHINGTON:' . ' HU IIIII- -... _Iiii___ 7H7.:::.: iuI SE 13STH PLACE SE4a THPLACE... y r SE 5TH STREET I SE139TPACE •. .I PROJECT S TE_ h. ... 2 I go . ..SE 140TH PLACE z • . Lu • x . 6 . . . SE141STPLCE . I. 1. SE142NDSTRET.. Aliiii :..:„ NEIGHBORHOOD DETAIL MAP ION .. .. UITE 220 osot S9q-LLC®0 V.a X[KIDV 12910 Torte 980 4: NE8•SC :( P '. NO' GATE REVS BY co.CK pRq.1NU XA Q• !( C.PHONE:(125)92r,JIB6 Q .. Oy06 li gVELIV0.l4YMi5U3tlRfN. CM IBi 3333 T,,.,. mwrn_YT.E.R ,WS SURVEY&WOR'M 1 % rfS • ISNISkVeWa g L,No;al{tr meni 5700REDMOND,425)523-0700 000 hl Pa SXOT P2.00 62 YOCN 25.EVAN$PLS 1521I NE 90TX.5R3Ef w`Ecrxo BTJ- 0 10D _' u..,Amnr....nucay.r.r GIS 7 V N`"`. • s. OS NOTED 003515012 3 or 10• PLNV iN FEEI EEXHIBIT.3 arm a,i Ix•aA NE BOUNDARY & TOPOGRAPHIC SURVEY an am nP a MATCXYNE•SEE ti1GHT GE nnei` tij b I _} „„, .. avx MI TCMLINE-.-E8LE<;T-sn I a11. wEiECYu i• y "`' A 1 is` .,.rhi•. ..CON WSW . : e' I• wwanOaT usr 0'eo aa%MBAR Wes" LARGE..AT I OrOEP..CP£ s-srxAW •bym dGEp"rjp,r L6M:\ • m aexG • E;/aen 1•T AGRODWArE LOCATION OF p Salim Ex0 K[4N]li iuL cq I L• • 18 e x ' t Y.a PROPERTY r s N.G.sa.wns) No ro ` w e mxw°w r.,ro s 1m VEa: a.it;IA,. I ? 1I° ' '• GHAPIDCSCME - w'". si •/,' (/ dne) ewwOARr Inu- Wy wa' ' 1. a a-,n'.ra M .au-,. ws¢a,jT gyp : .xzr 1.,.•'/,r ADS E A,Laz(s) . 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COWAVE 2.4 esT R- AI iY m"m`,o a 6.66 Pi) E3 ;II oo,rcwc vAmran.zr @E-x°.r,• 1. a xv. 1 "' a• .: r-?/ , I{ A F , woof "` I ar'r• ..,,i`aa'. e sa ...a..w I mill d d• jU9 iav ....f : r I' {.Ll. `\\ \ .• . .a..\ .. sti-a. ...r'- a--, £ [gF. eq ie(S) r I !,.er.r.,O.,w \ .. \ N. z•S ..rysPre a O` er`\ ... sI a,Lmv,rAos a, h, aaE t tom-• s, \ Yr -'°" Alt .i ` i _ •, I•• e1... 9e_N ,•• /-ww ve -.3a• _ .m;s. mW \ . . aRW f":,-').:'''',/-''.i..: Io" .I .mr roam®iTam `''r cvruiE.``• s:' I lE-.o".•.. I nmmae n mr.. I a..#. a -j - •sP Ar SE GE/ '` i/ c W/ rs II,.°°mExc wi r-Pads•:• N Dm-n' . y J • • " m, rsw. arm°Anx"W;.^. r N.°a 000000.Mn v s c°ma s asmsstr a>_e' \ IlI,1' ,,.. \'.snS ENO Or emnr PANT S ../ y .0000 st +d r- -.:y"".-+-r=.- + -. -- . "1 -,Is onI _ j \ O°TNOOONOBOToNNo FOUND I `•iZT av1, •9- xA wv lAWLv,fws IE-na.xR rni sir rAu aa«. . . m0L pgN1$ SUR.°fflErE _ z. •Ow awsm,0 n¢. CMG . ire 2 I .. 11: I _ lJ m YEAmnm a u rs, Oa,r°ormo s,s,ul AalraeOYaArrc CMG x0. FOR T m-.q._ itcig0. v 4;' 0^.. /L v°EOW r-SAW/LANE Iffd?U xo,a55AEc° P" iL maxn I"m a'asreoa°°Wwnn°O°rn n m e f0um e/e'saAR Aw ew. n ( I ' . R•-e• II"..... Ona ira°uaas YicTienmE vax,s vmrmo WAGS i4c, pav"wr`'"INE"a ACRE a:w"cwxi.. E,n:nei 0.' 114i•rmYrYI.IEI '%:: a E a,u n aR, I WA R, : ... R m Prrva°Avas,R-IN0 iEaoaw a A REFERENCES: I Lion u0..:' zfr.L' 'ewe. emT :>i'•• ? 'il DEAD m0' J I I B'fA> u - PMm uxE' E 90. 1 D1. ;= -- C L2aP°_°3arzr Noes 00) 7. oa(n'. Gft-Yti ,. , r- n Asses nRS YAP as nE SW,/A xa,,.T .DANN R......: g•- e'['_,a' _. # ., Ir..,.Is sti>Lawirc Raw' 11/ s cv' sslmw nElaa+ARE BA.UPON Ase m ii•ox¢iaaxo(sl3saza, vix mxe E"=3e°a'"sx v .d I I W WAim L. .UTILITY OFOrins,x10 51.11.S.n.LOGIEN OF Onams RASED a 7 cLqY. y::,_- s.a. II• I, S _ Wt4unw3RA0aw"m„rY.ema RAi-® ACNE TRACTS. e4m,HEPLA0000 I:. r t EPTEEai.e.NW IN AREA YiiTE'Pm.;;"GEca', ®Y@> x r;1:5 ' II'''''i'irffA • A'>P. :hi I I 1_ e / r uux LRrc rdcE r 'A"Oimii am+s c•nxc Rm"Rim wum xsrauiwxz-- s is PA...Reams a HNC Cann. Z. 307.55(7x) G4z- L •,,:;,2„. ':i`,45 4 I, ad¢IYis° E VERI TTRIO O li mE °Yn,C0'"aw4.7,O wGE..1.()- PAGES s.a,a 3e SEAD QV 0 mC]uRDS.C4M RECORDED IN F.•:t ram. . - EN r R nE Ya,i I E a NATOi LEGEND• a.iarCA4 • m 1HIGIN P¢ro-,3 MG .I. Mo pAam, 110 AIF I W J6:'•...I"..S4.091 W. W. za ca • s' 'raN INO s vPpEPRrsmis ua RESILis (RR)- Ann(.1.11.1.40.aa nwwi zex rpa 8t - I • .. I aA s° A° iR.f;"uinc a r"ww.ffw-.,'c...Arm tax aa.eE :(R3)- N.. DN.' nc YmnEINi 4.: IZI IT' n•xw PEs:. v e•wcTM nL q 1° • iup1E°'ED As omlwmc nE aRERu m,anws szmnxc Ar,x.,: n e•ss.DN.auuai3v R.,_ e R a aYYEm 0.,e1.GE w.Ia. II,e eDrc key}, , h-txr;'•• V._'.4 As+Yt GR.. ("e)- nIRT°su,a Nwo x20 OwwRDED IN GA.i14 PAGE,aa a H.110 0. arnT.u" •Y t 1_, •". . r. I. ' NrSp`,• Wlo,%•RMBAR A,m , .U- `Cr';,• sue""' :Ie= " AFFECIT.1.SUBJECT PROPER. .1111 BUT IT HO RIRP"Rr . @°)- o xEmN4 xv-REm+ao x wLYK owoo) 6 r ? : y,••I 4' - w.w 3wia Etom OF PA.nG.aa.....-. cs mmrt PR® asW WEIR 'r iRn- F.OROAa-m''RECORDSaR.A SOC....... pINvowsZ. JI 6pqq r aeis , ... a,S'.me x Rm.rs Aro Axr PO x" sEnnrpHrx.E_ I mwEO'''' 4 , I. .-„,.,:' 4'. : YPP i PAw+O sumcY ev mlAa Asses ES.RECORDS OF. YYY. CafOR GE NINe CwxiY WA91aama ...III . mIWE•- f__) RAGE EOEnCwKde_ s.R dSm:•: i E one =..aM1 -iLLVzwaeS/,DRONES O.YE. L.r•.L•.•,, auva snsAa:. @°) a PACE, qA pECOROs s Rug woxtt.WAsulsw. t I R --S7 ro .;'.' IR"-.".mm 0.s RYnwxrn,L4nm.tE.: REEDaIa1. I _ tlaamR. {I 0. 5".. 1al1rE,nane) aw E Pun!Y•Rx ._, 2 taP EaeO' AtE,4 RECm05 d iv,WASNxaio'a C.ePLeE a 3m,Y ••Gie • a of: fecam s svR.n'eru Ess wmuEms ae-REcarmm N wwxEI ...MATCNLINE-SEE LEFT --• x P.2 N.SE 1/9,NW 1/9,SEC:19,TWP.23N.,RGE SE,W.hL CITY RENTON,KING COUNTY,WASHING P .: DR HORTON Mir AL.., I Srn o- ..: 1/ 1\ls zz3' 12/01/16 SURVEY N zuza,OZFN 0YESBIR '• Burvey.6 Mapping s z•l xeso,xn DA(Bf 0 FOR BY MEADOWVUE:PROPERTY PI RPLw01m,NAOPYII p iAIF.RN:°';P` • - sers-snn so sfm.7' EXHIBIT 4 .: . . av- nT E \w _w —rr— —154' AVE S i1fi: 3..;i*:;Arc t.::a2 ,.z .• r::;., 9 y t .r•, .c.r .:a.- .ti: •.vr. ,Y=i,,. . 0 ,._B 7..or-.. +t-, t{. _ •,, ` I. LI I :$ ict . 1 Sit{ (S f S 1l i C` T9( S r } t,,, }9 ty(ry t}(,,, } f{} ;,n 1111Tn3t} iv l 1-- _zat• il, 14;:I :j ''•-•'-•'y: fIIII Y, s% ,,, 4.d Ii 1/LL., i a J li•. 1•.: I I i4!. iy111 •{` 11{{ b •J• •k.` F P i/(0,1 t J r 1 I M o t,, a•I mi ::•: 11- i-._-.- - ,2<. •;',',.1.• •/•; I• •1, r 1 •'., • 414. AIL 0. _o_ 40 tit 0. ii.„ AN ilt„ 3` cif 1-- 0 1 l i t a T1iF UJII "JI s I. _, Fps gt///J € ri b 1. 1 612 0 4 Yl: y I 1_.`.•: w /// r Ili I m I 1riy co n I 4 ps.4.2 W I( f'; cn YI( a I friogttnIiiiWI Ili I Z CO i*7 4. Lii 0 II i.1rnIp LWo D w Wr7 1R11‘I-- I / i::".'ise.s« z N 1 . z P. a . . a x . ^:% I -A .,,, / ri il r,- 7 7-, I Z fUTi n ' /e i '2 /P/17 G-pad _ ,_ I I ": C( /,. i 1 R iii,,,„m 4,,,/ to I: ..,.;.,—,_,__-,,,, fr , co x 1": 1(13o 13 0 I I _ t.a.. li e L/iAii_ti, ///G!/i/ni l•/2//( /-. N ii o 1 Q a7 1 s ;2, 5 i r t/iirr r Z fIT i i I e i S -I------. CO ril d I t i j / I i iA4,,,, c,Illic, L,_1 1 t< s R 3 i ? I i l 1 i ''' . G 2 ?' I fri,—,—„,,r -I Lq 1 Y lligi a/ A[r,ii D 4 ..411 1 k , 0 co p, I 0. a i.et 6 1 .7,02OiA4?D/140fU 0il0///l//d/D 11 + I 19;1 W.901.19.M.MlieeffeeM9gOR' 1114 lL O/dwoR1/IOwsozk i„:•'~j , ''I': Q //l/A/////dlr// At co to I `l 1 i I rnii pl% 0 II co fj ihi,i4 .:.. 4.IF m 00 1SfsL WAv,-s " *' ii*, N %l yl j/ / ni,„p „ ,,r ) 9_,k.r• }f Gl ;_i • P L-q c, r4 _._.r', -v`i s 1,'.. Il91 OP 156111AIyE SE CRA MER DESIGN CONSULTANTS.INC. p OF r MEADOWVUE g Rei A'U 09242NDSTREETT=—i B11 BOTELL,WA 98- 42E 2416: RENTON WASHIINC': _,', J II— NE NE I/4, SW 1/4, SEGI4, T23N., R5E., W.M. KING COUNTY, WASHINGTON AS SPECIFIEDIFIED OYERS 1R ORFSSRO iFA111ID1 PREVAILING iRUNN AS SPUSIED AS SPEDRm s' a TUE srA hv IAOL AETGY SAUCER i PLASM TREE OM 11111b A MOD STARE,STARES SHOULD A. ! .•BE LOCATED OUTSIDE 6 ROOM. MT'.1T ' I ' I'g ROOT RARE SX.VL BE LOCATED rit IMIIMIr ABOVE CROWD IRE 3.YUTAI LAN.KEEP AWAY aip,yya 4o OALY¢9 SiWRE RONAAOggI ,TM TUNUCRy"WILDER IIII PRPI TOME TRUKK a,e• wvdnxAFYOLEBURLAPkN'W101 OFP APPR vLLED T 91L r WATER BASK b aLYREOFTTOP1nfAl _ SCMDY SIDE k BOTTOM EC a ems." m>N.aAcm OF ROOM. iPd91 OtADE DUDE PLANING RT N ALLOW FOR d'S Vime p+ P- t, ROOT KNEADER Y+c 1 l , r w cGLatTE sDEWAix e 5.F, 1 ' y;1 AA ewe m Mau BREW SEES k uvct. _._I inkIII 6 T DOTTING K PLANTING 3N MINIMUM ROOTS DIAMETER r F y' L:. PIT 10 ALLOW FOR RELRIPAR GISGPAOE MaltROOTPFNEIRATOVPUNTINGBEDMM. U PREVENT SETTING aTAM F N REWPAM SUBO. YAM 2' sAA'''i .o al. J YUL. 1.TREE PR SWLL NOT BE LESS 4.TREE STAKES PERPENDICU A.R 7 0 FNSRE TNAEUNITBAILTO T ROM THAN(D)INES ROM BALL PA TO THE PREALING M D 111 Z W TURF NU.NOT SETTLE L OJT ALL AND FOLD RAM BURLAP S.PUNT TREES r NICER? 0 l0] BLOW GROUND UNE PUN WEN OF SPAONG FROM UPPER 1n 6 ROOT BALL OPTN GROWN R NURSERY l', 1 MOVE AIL PLASTIC AND TWNE O TYPICAL SHRUB PLANTING DETAIL O TYPICAL GROUNDCOVER PLANTING DETAIL O TYPICAL DECIDUOUS TREE PLANTING DETAIL O TYPICAL EVERGREEN TREE PLANTING DETAIL z 0 0REII 0 MS NTS NTS N 0 yya'' 4111.' 1 j __ uPLANTSCHEDULERDRE 0.09' IR<T GaV4ITY'800" gaiAMr•M NAF@/GCaa•CN NAW' SISE QT, v / / vWITON WT. Is¢ m.. a. t%Abbe Iml0carpa/Alp,Pr a HL Me 9 Migille mOFIEWNoTRESPASS.PRCRECTRO TREE Awr PalmvWm/Japanese Mole Variety Gal II N Poste,DERV SO TFf(.11.11111 OFa). DE Tufa plmam Excelea'/Keetarn Rea Coda, 6'NL.. e,l? ' 11,. oE,ANcm AHoe Pn.m 80 10 180 STATEWASIDN OF I` R1.7r6 IL BETA / i it .--I ___— ,Y nu0(.11.OP, M.. N.Deuwn BTA,E GF F AMUR OF te NA Ire k REGISTERED TaffF EGA-NAME/Lr,>9/fN NAP, SIZE QM e y LAN WWc Il u COMM C01.6.1£1.090 mmmamuuTwxvmememcma,crara ovuotMxcl oum EVIAN POSTS cumnrz NO.Da 4l=Malmo x TRe0 Barren'/PEE Farm Gab le Pal b WNNR 15E ouNOPY OP UR- 4 PP Amu.PROTEAN rs DREAD wELL BEYOND ORTP U. 0 O RENTON TREE PRESERVATION DETAIL Fos calleyma'Iritsvet'TM/Aristocrat Ple8min5 Pee ]°Gal 26 LANDSCAPE NOTES: RS v." I. CONTRACTOR SHALL BE RESPONSIBLE FOR FAMILIARIZING THEMSELVES WITH ALL OTHER SITE IMPROVEMENTS AND CONDITIONS PRIOR TO STARTING LANDSCAPE WORK.Z 1...KG,w0b PnVNIOPl DAD./09Ma,N NAM SIZE SMOLA QM 2. CONTRACTOR SHALL USE CAUTION WHILE EXCAVATING TO AVOID DISTURBING ANY UTILITIES ENCOUNTERED. CONTRACTOR IS TO PROMPTLY ADVISE OYWER OF ANY DISTURBED UTILITIES. 1 LOCATION SERVICE PHONE I-600-424-5555. Per>mtm L000100 p1g WA 6.446 sl 5. CONTRACTOR e+4.1 MAINTAIN AND WATER ALL PLANT MATERIAL FOR I YEAR OR UNTIL FINAL INSPECTION AND ACCEPTANCE SY OWNER Perilous AAA to W Lmtlecq+W WA 4406T of 4. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING QUANTITIES OF PLANTS THAT ARE REPRESENTED BY SYMBOLS ON THE DRAWING. III 5. SUB6RADE IS TO BE WITHIN 6INCH OF I FOOT AS PROVIDED BY OTHERS. ALL PLANTING AR PAS TO BE Cl PAPPr)OF ALL CONSTRUCTION MATERIAL AND ROCKS k STICKS LARGER THAN StreetFrontagewta9eLandsplrg W RA9pbsel 2 INCH DIAMETER. 6. 4 INCH DEPTH TOPSOIL IN LANDSCAPE AREA. 0 SOD/s FQTANIGAL NAME/ bs0 GOHD4]N NAM' SIZE RdAGIN0 pLE T. 2 INCH DEPTH,2 FOOT DIAMETER BARK RING AROUND BASE OF STREET TREES AND OTHER TREES LOCATED IN LAWN. 7 0ale MxSeed lyresee0 OAR or 6. GROUND COVERS SHALL BE PLANTED IN AN EQUILATERAL TRIANGULAR SPACING PATTERN AT HE ON-CENTER DISTANCES SHOWN ON THE PLAN OR IN THE PLANT SCHEDULE. Na ERE 1`II I0 A ar¢ar,alas/woos,DOR TWte0 Narryoee,IAA e8le GROUND COVER ABUT"CURBING,SIDEWALKS,SIGNS OR POLES,MINIMUM PLANTING DISTANCES SHALL BE 12'FROM CENTER OF PLANT TO CURB,SIDEWALK,ETC. MINIMUM PLANTING DISTANCE MA,.stern Notma Re redPWean,IA MoadoM ba1o5,IA SHALL BE 24'FROM CENTER OF TREES AND SHRUBS. Northw*" Z.,..,„:,;- Law mod N,'r 1 sl 4. ALL PLANT MATERIAL SHALL BE FERTILIZED WITH AGRO TRANSPLANT FERTILIZER 4-2-2 PER MANUFACTURERS SPECIFICATIONS. C?+^ 10. ALL PLANT MATERIAL SHALL CONFORM TO AAN STANDARDS FOR NURSERY STOCK LATEST EDITION. ALL PLANT MATERIAL FURNISHED SHALL BE HEALTHY REPRESENTATIVES,TYPICAL OF THEIR SPECIES OF VARIETY AND SHALL HAVE A NORMAL GROWTH HABIT. THEY SHALL BE FULL,NVELL BRANCHED,WELL PROPORTIONED,AND HAVE A VIGOROUS WELL DEVELOPED ROOT Z SYSTEM. ALL PLANTS SHALL BE HARDY UNDER CLIMATIC CONDITIONS SIMILAR TO THOSE IN THE LOCALITY OF THE PROJECT. TREES,SHRUBS AND 6ROUND0OVER QUANTITIES,SPECIES,0 VARIETIES,SIZES AND CONDITIONS TO BE AS SHOWN ON THE PLANTING PLAN. PLANTS TO BE FREE OF DISEASE,INJURY,INSECTS,DECAY,HARMFUL DEFECTS AND ALL WEEDS. NO F SUBSTIMIONS SHALL BE MADE WITHOUT WRITTEN APPROVAL FROM LANDSCAPE ARCHITECT 0 OWNER Z II. NO PERMANENT IRRIGATION SYSTEM 15 PROPOSED. TEMPORARY IRRIGATION SHALL BE REQUIRED FOR THE FIRSTS YEARS OR UNTIL PROPOSED PLANT MATERIAL 15 ESTABLISHED. Of. PLANT MATERIAL SPECIFIED TO BE NATIVE OR DROUGHT TOLERANT AS DETERMINED BY LANDSCAPE ARCHITECT. 12. THE AVERAGE SPACING FOR STREET TREES SHOULD BE 40 FEET ON CENTER AND ADJUSTED TO ALLOW FOR SIGHT LINES,UTILITIES,TRAFFIC.SIGNS,LIGHT STANDARDS,DRIVEWAYS AND SHEET OTHER STREET APPURTENANCES. 15.TREES IN THE RIGHT OF WAY MUST BE PLANTED TO THE FOLLOWING STANDARDS,PLANT TREES IN THE CENTER OF THE PLANTING STRIP WIDTH.6 FEET FROM FIRE HYDRANTS AND L-03 UNDERGROUND UTILITIES Oa>WATER,SEWER,ELECTRIC,GAS).10 FEET FROM UTILITY POLES, DRIVEWAYS,AND ALLEY MARGIN,25 FEET FROM STREET LIGHTS,40 FEET FROM THE CORNER OF INTERSECTIONS,STOP SIGNS,AND YIELD SIGNS.AT LEAST 72 HOURS BEFORE YOU PLAN TO DIG,YOU MUST CALL 61l TO REQUEST THAT THE LAST LOCATION OF ANY UNDERGROUND OR OV ERHEAD UTILITIES(GAS,WATER ELECTRIC,ETC)BE MARKED ON YOUR PLANTING AREA.KNOWING THESE LOCATIONS IN ADVANCE MAY SAVE YOU TIME AND MONEY BY PREVENTING AN OF 3 SHEETSr SEC. 14, TWP 23 N, R5E W.M.LEGE•ND M EADOWVU E Tre/mE ELEVATION Ammar 18 RETA0040 MIL CITY OF RENTON KING COUNTY,WASHINGTON. ter° 'A`° MIL i I 1 n— SiOnl DRAIN fl ePsEA I b ''t g 93 GTd BA901 GIaeP.'AaaO'Qa'- ..«-•, an0 s0 saWrE Mel n • 1.•u.$ I\ (<. I ASPHALT PAVEMENT I u 146J400050 i I CQIOCIE E"AU! 1;, r46J400037 .... 1/ .. PFO°D4D COVrDIW .. PROTEO0 COST..BOX j{. 11 W _ j : , N - y .. n PR01EC000 AREA. v Vii f PROTECT Elfl9 TREES ii ' ,' t N -my H= '5 ' 1`!"or : Rr , I ='! APPROX.EARTHWORKQUANTITIES t.. r u u• W' ' a III 11 EARMI"YO(ODANnrIES"ERE ESIWAim NC A f,AN vn.. _ J9: r t'' 00 AND DING VALUESAUIOGO ONCTO: 1: 9t 04W _Q A:} I 1..1--n_ 6 ANY FOUNDATION AND_ s ^ Y i. .. SailLARS AND PREMEDEir1roAL s iklYiE ppRl(YA1E y 79 jr I ` E7TOTTs BASED ON AVMABIE SURVEY AND DEMON N I . II :,: A ' DA7A EJ(CI.UOINC ESTIMATESIraPJ91ilOP]9e.r I Y 7` I i, PAVflBNT QUANTITIES ptaF:r90.,, • r'D Jvar V \ „do".40zs ae) TO'a1B • ` I,S' TOE]97. rOf 104.5';e I MI.:Ez.000 Li'. e 1 e \\I Y \\ 3 d B- 6• z LDi.Tg000 DY ARINDORKINNS :o ? aw sF \ \®: '® :® .,' ".:. ... I- rr ARE 9N oc NOR OAN .... s3 N TO E010108 rr„;c• C U 91 -`-- - "] A ----__`__ MOWS MD ME•THODS - r:ry TD E 90- :!, 9] Y .ro'wr nTTpo Jg9y4'. r htiI i i' I ROOM OCD. I ESTIMATE ME I mac dy I 'r i 1 RGADA •J 44 d Avs A+aAvir N r aoywq. li J9J,1 . s a P i T. li roP w . arre RW" -.. k i,4. t o r -. ' y, l r0E 405, T+ :• .:: D'PUE I, III j i ' :-' ._ M J" \•!''?a.17si 0.i0 i.,` r'' 14 13 12 Q. 0.N 46r9• I ,._, TOP J93. J .!,OP .. y T 4^,yG1 P' 9 J9z n a isle' I I' .e4:'ft' -'f j r -a:; iaz.- E-: x-r aNkarm r.4..:,l"rn,`v,i-::+'^:;," ..:;i;,': ,-.u;•- r I' '. j r- r i% ttvJ90 can,...-r..'„'-,.`',cv:.,,;...` ¢ '('z 7t, II`A.]94 Jrr ]es .rr ]ar i q,;; v'('1. a R t1(" TD7387 ... BD.1 .. APPBOL a940600 ..,.....`• is rItI i'` Pr. 0 r• 384 DATllOI011NE it n; i i„ t7 r M` 7 1 I'rr .. 46N0006R ll t{{T t \\' t ' I} I It . 1 I I46]400068 . I l i•l Y';'r, , ti1 i it I 1i:1I { T ' s55f '. su I .. PRELIMINARY GRADING PLANI ''g o g.SC 01EY4L KM NE,SUITE 220 a['- may. ..R, 0. ONTE .. REVISION .. BY CK 9 .: mint Es EVAMS PIS i I:•Ni„,-.0l/04rET IRD:YANNNAr9.9470410 NIT 1B9RHO6M(475 R7SJIB6. A SURVEYOR A10S SURVEY 40 MATTING ux GP d CONSULTANTS' SOtt NOATFAn<1:eNNg E NE M]nair REDYRO.M WW2 ieatzO10209 MM*50 WC(425)623-57LO FAX(425)Bz}700 EXHIBIT 6 sa nv'O° Ao n MOVE PROJEcIx4 P3.00 6 U r(,• • f6.'n e+ -SAS NOTED 003515-012 4 ,10' 7 Pun IN f£ET ws.es„mm.,__o rgvsrr do SEC. 14, TWP 23 N, R5E W.M. M EADOWVU E CITY OF RENTON KING COUNTY,WASHINGTON LEGEND 18 O PIPE I SIOeI ORAa'AQ EARN BA9N F.-.0 rN£2 STOW DRAINAGE GiOI BAYN 8 YAO1 r..v, [w•L,Y m;,n,' \ I\ O. DrE2Glml SAWN M/mROC4 LID SO STOW mfNNAfE EWE 3E:gREr.p FOR I i/',' . x S/J SVJ —SM- I{.. ss— SANITARY SEVER YAM r.:. e wi.e. E SANITARY L 146J40005) i I I\ SIM®AR9 p,ow,sr Bow,YM'NOIFSENENWPRONJEENIS 1463400057 • .•.G!. I II 1 - SaE sMER SOMA N/LIFiWpR ice.. I is I w RA1rY YAN iI.. 7'II S IGiW SWNS IPOrE)1 ititiT'{'.^'.t'•.TP, {' r I{ N NE NNNAN,NIOKY.Y>:• 'UhfiiiJ,d>lr.(;j¢t3' Air •eC _ •_ iI srA Je.aas3 a RrSi+` :' "',gwc:..• l i G1E vuK Mmr uEmrat`«A.•/: , ' 4`' ma -^ 0. i/2--• 01!'I l .:i• x mtWlO PAO FEMAmTS_ pul I I5!A R0191.02a,r R! E t F iW OK FI, ri / /I :14Lr0 Y. I 4$ 1 4 t4 A9 GY AOMY 6 Y A•Y9Y lid i 4 e i • { I SM'/7ARY SEMER 5.5 R0t'OEA Ih I\ wAER YE/ER ______- 4TLL__ / I 1;_ - t f` N I— i n:rcaAl,x •I mom Ae Mrm`vAMr+orxsawr=rar ar• qil AI u, w ter ,A -\ e r1 .. F) ARE\1 6hbr q , N >oe mMva aA dsY IwYaoenav EIVG(T sr• mA azsaa a•,Rr Ipig ———— —7 -- i ROAD'S — a 1 i sre o aa a„RE 4 • LJ— 9 JJ.19.65 300 RI' 5 1 : I''• it f J7t:. I I itfl: 27. 7 r^•• ere,:.•-i.•i P - EXIST.!,,„ _^ g I I e.• J elI7_ :' \; - :ic=; < :..,...::i ---z II 9t-: ss u9'-. rao- r _a.oos-_ s ssEw 1. r•, etl r6-- R n"'•CEI YrZ 3:2tC^ _. [:a- n {;tx—`c 3`-tmrk.A..p.:,. '., _ Yn`; yry, I.;vnu .,. xsY i ' aR`., rrl F F . V V\ R• I463100062 v e u6JAao9u 5 ^jai : A•R 1 coop,;: ws ; °: jg PRELIMINARY UTILITY PLAN r:.; . h . i t ; : Y 001E .. 910N 9Y -. N SVIIE 220 yob(1 xARIRAISP@ARk OR NS PSIT y9q'EEC NCo O.R.NORNN APPL:G I2910 mum LAKE®.W. [ NO: REVISION CK pR10N'0,NA 960.H.P o r R3N PNaN^(25)e25JIea CONSULTANTS RVE4smmR Ans sRnruAPAxc 15.ENAN R'' 9m Rdn 4•Cw EKE'+:! ISTI NE 9001SiFEEf REDMOND,WA 98052 a N fie® L.A...4•PN OMBNS::NE PHONE:(12s)B2,r:5700 FAX(t23)8716)00 tf _-_AO aD 4Ar4tft FSf' AI1 scuE PNNEerxa LONE,P5.00 I yV • P'•'milb'w R` m AS NOTED 0[135-15-012 6 oP 10 PLAN :IN FEET ty,.oarrmrw,•ou¢u.r"+ EXHIBITEXHIB SEC. 14,'TWP 23 N, R5E W.M. 4014r6J.E105r Sel•' NEE-J6z2e CITY OF RENTON KING COUNTY,WASFiINGTON. LEGEND so i 56— SYdrARI'SE1wR YAM 1 I 9R' \• ry t I ,\ STAMAM MEM,SLIER YANMaE EJ05i.SEVER r PVC SOIE SEER SMILE w/arAHour I ' z•ale\ I w— WADS?MAIN I>n, ',EMT- IS6J4°°°n \ ;\ \ e1\ s PoSSYH]q N/'• I SSN616,'ISM\` I.. i .. IE/61149.21 0Y0395.60• Il s=aous6 ; v IEl6tY824.Y vnr PLC\ \\',• • aYes(-Jeaez l__„-mil- T'sZ -- vaaa°D\.. .\ let?-Jeaez ._. .. s 1 ss 1' 6.1/ t 15 SEM?EDIT_-_-'- I i i qNC m 1022030100 .. 1 i 60" 1 1 Na 20160T 6T6 1:.- 2 \\ YNI7si cos,SSYN I\ Rut=l650B. I 1 __l_1 i EJOST.CRAM.. ..k i • .I • I/ i S•EESMT La III. I i r iJ121E 8'P1C 7.117.. x7s .. z 1---.--,J._-_ 1 _- - ' -_-1,. ..-_I__ /r ___--L__--Ly • _ . -_ -__-.-t_ '-Jn- ... 1'., .. m....,... alE)=Jn.46-- t.— 'i -Ir/whJI9.t1 .. I k'' a. VEaT. w EE RE ITYFP:PRELIMINARY OFFSITE UT 8 P LI IL OY, 6060, 1+60 2+40 3+20 4+00 •... 4+80 ... 3+60 6+40 7+20 PLAN AND PROFILE SUM h: CY RAI6°wAIOLL ION O6IL IS SLRI 6° 6 220 ..• YY PH:. N AI05 YAPPING SSN A 0(1*97 12910 iDiEY Ipl83AN0.MA i05247 I( 25)62J-054 6 AA'.(0,WA 980526e2}]60 CONSULTANTS" MON A,WOW v0.uar rs p s P9rcee•oarK408cF' wweer pgY IN mrEn.°•.wm"aa°° t 1,..le: '!'. ie:r::. 1:o rr SE AS NOTED MOM" 0 03 5-15,012 sx¢r T oo 10 SEC. 14,:TWP 23 N, R5E W.M. MEAD WVU E CITY OF RENTON KING'COUNTY,WASHINGTON: LEGEND li P:;' 5 82400.Obtln',r:rc:ax.-.....0 p. n '} i¢\,A ' i."/- , o TYPE 1 STORY aWNAfZ GTOI BASM P9E a SIOIM ORAM.If£CATCH BASAV i f /. •x SNM CRAPIA.POE .. y - us]9000sa:: I\y}+'''•• II ss SALIVARY SERER MAW t i STANDARD PRECAST SOOT YANIIOIE fit f\ A l 5X:I! 'i a WOE YJYR SEANCE w/arAvt r i xz u;Vic. n.. J r, 1A - c PE, 5- ate-SS .' A .res xmuxr(rxJ. i.,•' i 9: r ,}_ -- --i09' 1 li i i • GIE VAL4f ....I` .' r `' 0 wA7FR YETFR g. I' i l Y - I ' I. t:7 RaD•DRAM PIPE mo Si w.s \ 1 A:ff 4mal r ,m e 1,01.....,•\ 1. I' 4..' ME 1__________ il.•1. PEWOYAIED PIPE CRINECRONS ARE RE0MRE0 rN=s,,::\ti„I.ti , LB TYPE _ \Id PUE'. -`--5. i3 mo DG1/IPEIO E(OGL SYSIFL '1 iw:rns"•7_ \ v'. ,.•IL`:n+?-e .. 1- RIE RN wA ex II G__ J 6`-I.i. y,roar 7_-__ __-__ HR gCRp!G211 0 A//SAOE iFR zxs vi.. Ar-1 r cla®ne Y-!. .. L.\ .1. -•++ a r ' 1 /2 AYtMYW SOLL Q/AUrY AAD IXPM SIWI.BC r G•,,a,.- t r rI A i ` na.w.•Ip,., 1 /' ESTAHI9RD RB sEclJw czu o nY:C0R n ti ® i® _ NM eii®EAIQ CO Arr WATER l q.J1 L'\Q I, 91fS DESIGN MANUAL. V I y 1!t" i 7s 1i 7/1M\OISI UEl7qaffIr -- 1 MOMOUALl0]BMPS 0 a aM RPC. f r.J' •I• Lis' LOT evP r1PE4h352:-` t r 1 .ro -_- I „ Iow"zu°vC PER(RNars w t=1. I.. ` frc Y. "+- I - °'( 7 1 IIBIO 5005 4724 REDUCED MP.SURFACE .. i ky s. a .y.I ... s4- I I z B91B wse .vse.. REDUCED MP.SURFACE aae ff ss*.ss'ss. Ca, u a 99tz' 495e 3965 REDUCED MP SURFACE @" I Sroa6rV I' • t \ " Latff .4Sf9Y •Y 9 .. I I •L' N.]Aff II r t 0.W'ff !4»4 1. M,+.. ...," wn•. 9908 4951 ]%I REDUCED MP.SURFACE X fr ( u .. e'/ 1.t.4. B 8965 {95] ]96] REW O MP.SURFACE f.. '- m` ZJ•t5 i I ;\- \ • L S•SIOE(AtX' J'1: i 6 8901 {851 ]960 I>FDUCFD 00'.Slll w emu'N;,.7 J w. ,:.,1 ' v _1.. 6 •1 rP 8891 99{9 ]959 IrEDUCFD BIP.5ll1' t+. aCN -' - - - - aa.. ] 94--.-.-.._ ']98-- 'IDD y_``_ ._---' t B IIOIS 5B]] .. .{BSD MDUCm MP.SUI'_ /{ w..'.H,,r0v- 1^, 'I L. -_ 1_` C1 9 10]SS Slle 9.T0/ REYULED MP.SUA.' y SOElOA `'rYg:.\SYn '•,<. it - I. v^ JT': j.`'I'T.K`.,4., ilfn'. { ii'4. r.n cnl,n,.. .. 7-1 u-.,a a Nmt.r i, _ eve r-e`ml r....... m BGSI IBn .... .>851 RmuCED IYP.SVRFA t 1I 9615 {BIB JBa1 ....REDUCED OU+.SURFACE1, AWRY'',BQINDARr"(OP.) Ii: 7 ryvu''v/ • I n T \ ,..k r? r lz BO.r9 18N ]856 REDIIQD MP.9/•ACE I : n• 3 a - ry _ '• r .... ..:r I 3.4j f,ou . 14 9545 IB1] - _ ]fl5B REDUCED MP.SURFACE i ..I,i:•a BIM P010 U J75.00, t -!a 1 I ' ,I aaaAlxr ro ... 1 ua]{urosN tt" i' `,c0• 'oi,''". I I I«; • • - 4jI .to r: ••,- 1,,ra,>;A). ss- ss may{ _ xw6Af; I a:: DRAINAGECONTROLPLAN n: max s. As mmLu ar Rm,mYwnmR RENSIDN BY CJl 220 .. gym:1 . CP H °R7 q.a L M E b IO 9R SURVEY R.YAPPWc d\ RtvYugrwaau JBY rs 1 CONSULTANTS LS EVANS,PLS t / 3]6l9•a Src Rd'va 6•CLa U'Imr+'l ISNI NE 25) SD7EEr I VASE 10,WA 9852N. f' -. LLf•* 010 l•P'a,OW:•IemM PxONL({15)H21-5700 PAIL(425)B7S6]00 raa 1 w 698064 aXFET Pa.00 0 y`.` .a'°."' `yAAS NOTED 0035.15-012 5 0r 10• RAN M0EET EXHIBIT 8. .. SEC• 14,:TWP 23 N, R5E W.M. :•. . M.EADOWVU E CITY OF RENTON KING COUNTY,WASHINGTON. I 103 1 lDW PT STA.II+26]9 .. j I:.. ... PWST 10.02... i... .I.. 1 j. .. 10p PN A2 6. .. FA1 fRAOE' .. 100 - w Ar€- 395 i....`4:_•i...$ .. .......i.. ....—_.._..—_. t- — —r._....... i fRAdE 1^ —_-- 1`yJ95 —. I r. i;.:is ... i i:_:--< .i j. .1 .. 4 '. ... ;. i."..... _Imo:... 45. I'__ Z ... . .;. ;...__.'---. 1 -.• - 1 . ce i.........I.. 2511E 8 P 1' ... ... I. .... 1......... .... ... : JBS r- ---`-T; .----t-----. yO.UT25. ----------- f:----- ---`---i."""--------f"""------ r""---':----Y-:'-----t---- ---=..1----- • 380.: .._ ..... •.I. :. .... .; 1..4..2.1, 1,•_ 1. _ 1 . ...:...1 ;.. ...' : I.:..:..... .;I.... ...j:.._... • Jgp__ I Nz16 71 I:...... I.. .I.. .. I .. .... 4 :1 ... ..I.. .... 375 I- FINISHED GRADE-AT ROADWAY€: 1. J75__--_- _ a) 4_ r,' r sr.o'rADEurROADiiar.¢. r. li le ml' yl n;' n' y • n!.. m16.. - a424 'N e^,'g ^l m;,s m; ql mla. mil~ I0+80""11+20 11+60 12+00''IZ+40.. ..12+80""13+20'.13460 N00. ROAD A vzo fiTA:-15l580B-.. P IX0w 1 1_ - +I5-_-. ElOSE(BADE Ii I I t .1 .:.r 1:..:;..FINS F 1: .. 1 I. 1 I I . Aim WAY 4'' IDS W. — 1— .: _ --i- —t _ _ i 100Z i • • • i a I I •... 5=O.ONJ_ r: SW30.:. 395 V' I !: I" .... ! ! J95 - 6:(A91 01.18.. c¢.C 1 ! .. FINISIEO GRADE AT Y E' ••' •'390 LUST. 21 l . . a. . =,. a ' ' - . a'' s . q. a$ . e =j : "si: ' -.PRELIMINARY ROAD PROFILES g • 11+00 14+40 14+80 15+20 15+60 16+00 16+40 16+80 .17+20 A WTf .. 8 N BY Ca. lE 220 ROAD MOW Ssr0.'IEC+So D.R.HORTOV sc1 rz91D 701111u fi w.N[,sn C. 437,:: REV D 411DVE.'(Iu)625i3166 1'..I`. 1ovaYlr rn¢unuWcurwavrtu a,0 les FliniEcTslxvEmN MS SURVEY tr YAPPING Ili. ` CONSULTANTS" u177H ES.EVANS 45 e o s 70 l > TN 15241 NE 901N STREET REDMOND,WA'08052 Fi- f_ 0 PROVE:(425)823,5700 FAX(425)823-6700I37610y9hfljmrR•LM FrBramg g VERI. IN FEET F2 LB> Ia'-''°sN55•PokV.NVN ne 601FATNa ON 0 20 0 , Fqy, 41f' ., Fn PTAO HOSES - IN FEET • Z•` m,.e,vmnmm.,.•:u m.,.e..m. - 6 A5 NOTED 0035.15-012 9 or 10' . EXHIBIT SEC. 14, TWP 23 N, R5E W.M. M•EA D O WV CITY OF RENTON' KING COUNTY,WASHINGTON.' G I I I w 9 q i j 1.. I.. _ :... ._ t , AlR0A0WAii :.. .. r:...1 i I I. i A15L:OIAU... .. ... ..I `,. H.—...:-:.; 5 I s J8 I O as - i.. . . .I. - 9D4. :.: .:i.. , ADEIAT 375 ml ¢( I rTuu'iEo 20AOE AiW WAY f. i I J75 I —1_ _1I _t - I - __— _F _ _ j--__—^ • N'F --^ i -_— ' In mik e - ^ lo n -— - - 00+80 81+20 81+60 - 02+00 82+40 2+60 6J+20 83460 8l+W 8Ht0 154TH AVE SE: L; L____1_ J—---_ tlF-_ ---_I..15 I _ w—____ _____ _ —l____ ---_ _l --__I______1-115 1 4 1 I00 1 I O% i- 1. 1 i 1 'j i I 100_ 41)348i&, sr.IFAOEIAT ROAOWAYif._., ..... l H- . I. mi w: BI oI J95 J7t60' 39sW 38+10 Jfif80 J9+20 - • 39460 -0I00 M!4.0 'IDI60 ' • 41420 ; HAV ....156T ESE' PRELIMINARY ROAD PROFILES Fl : . .." Y sON 9Y 84564 5,WA 94034Oa NE sex- PHONE 3188,C,"A 01/0!/1 BvrtN AIDS SURVEY f YAWOl6 6 B's NO' GATE REV CN. A , I _• . C P ® >AF1YNNiYiNl91 ffi 1 _ CONSULTANTS" RR uPLS R: 10 Ak1 @I T.S.EYAN VERT. ..IN FEET e28 5700 2000 . IW,,y+,0NF 08 I5241 NE 9011150.)23-57OEUIO(O•WA•98052 g i9• Im0150y..CosMAMPQ¢4 Fm1 PHONE(t25)BTJ- FAX(!25)82J-6 Kg' gi0p !o T Je m,. tmlANN.M,A,4., x+.... sauE wwtxrxo. exm P7A1 I. AS NOTED 0035.15012 10 of 10- NORQ. IN FEET SEC. 14, TINP 23 N, R5E W;M. M EADOWVU E CITY OFRENTON. KING'COUNTY,WASHINGTO N. t' PUE II I 30- VARIES 5.5 I ROW OEo.... PVC RaW f SNEWAX Puw 1 5 B' B' 22'_ . I I• Er I PIANiFR 50EWA1X' I ., I 1 A' t Illl r r 6 I r 2I VAPoFS. 1 DRIVEWAY YELL E OST 1a h, v.)•- - J Go J:rrz-rRtr_:a________ s.,. ,„A. ' ,,, \ , j API Y. 156TH AVENUE SE (MINOR ARTERIAL) 154TH AVENUE SE NOT TO SCALE NOT TD SCALE d I to, I. SY ROW PUE f Raw' 1 1 1 2L CURB AND..2 . GUM 26 21E l / NEW ON-SITE ROAD(LIMITED RESIDENTIAL ACCESS) Nor TO SCALE PRELIMINARY ROAD SECTIONS 5 t 2E tea LAKE BLVD.NE SLATE 220sox .. cR. Ot/pyli PAELWANW PUTSWEVRAL 1E6 • B 1 .. NO' GATE REV BY IA .ULT ANT fK. 610 0 • Co P6nrSsg.ooO n6s• 5Ef102W RI A- TO,'.0R, latl 0>r d•P'peo4ale s ( 425)3- 0 orteESVEUEva WIDE iS EVANS Ply P Tun NE BE ANS.RFIT REO.V @ Z CAV094Ci..+.ouc awrvw.... NOTED 12 5 10. S mm,:v7,lvtr,n; ' SAS 0635.15-0 B of 10' EXHIBIT 10 Entire Document:,. Available':Upon Request . T 5„GEO E 1-lNIcAL REPC?T s,; MeadowVue 13833.- 156th ;Avenue.SE • :: ,., i. Renton Was.. in on Project No. T-731:5' ;; t; a.:".' t ':. ,,,,,, s1v&\..„ ..i : Terra Associates; Inc I Prepared for.-, t R."Horton Kirkland, Washington Fe• bruary 2, .2017. E Entire Document Available Upon Request CP CONSULTANTS Preliminary Technical Information Report MeadowVue CPH Project No. 0035- 15-012 Renton, WA Prepared for: SSHI LLC dba D.R. Horton 12910 Totem Lake Blvd NE, Suite 220 Kirkland, WA 98034 Prepared by: CPH Consultants Jamie Schroeder, PE Casey Torres, EIT 11431 Willows RD NE, Suite 120 Redmond, WA 98052 February 6, 2017 EXHIBIT 12 Jamie Schroeder From; Patrick Thomas Danner<PDanner@drhorton.corn>. .. Sent Friday, February 3,2017 10:30 AM To: Jamie Schroeder Subject : _ FW:Question parcel number is 1463400060 Hey Jamie, Here is the e-mail as we discussed in the meeting this morning, Patrick From: Rohini Nair Imailto:RNair@:Rentonwa.gov] Sent Friday,September 30, 2016 3i40 PM To: Edward<Edwardk@gibsontraffic.com> Subject RE:Question parcel number is 1463400060.. Yes. From: Edward [mailto:Edwardk(&gibsontraffic:corn] Sent Friday,September 30, 2016 3 39 PM To:Rohini Nair Subject RE: Question parcel number is 1463400060 Hi still haven't heard anything if it gernates less than 20 PM peak trips are you saying you don't need anything? Edward Koltonowski, President Gibson Traffic Consultants .. .. Phone 425.339.8266 edwardk@gibsontraffic.com From:Edward Sent::Monday,September 26,201610:24:AM To:'Rohini Nair'<RNair@Rentonwa.gov> Subject:RE:Question parcel number is 1463400060 Just following up on Fridays emails exchange to see if the city needs anything form traffic or not? Edward Koltonowski, President Gibson Traffic Consultants Phone 425.339.8266 edwardk@gibsontraffic.coni From: Edward Sent Friday,September 23,:201610.6 PM EXHIBIT 13 To;'Rohini Nair'<RNair@Rentonwa.Iov>. ,. .. Subject:RE:Question:parcel number.is 1463400060 So are you saying as this only generates 14 pm:peak hour trips that:a traffic study is NOT:needed—can you also please send a link or pdf of:your latest traffic study gueleines thankyou" Edward Koltonowski, President .. Gibson Traffic Consultants Phone 425.339.8266 edwardk@gibsontraffic.com From:Rohini Nair mailto:RNair@Rentonwa:govi Sent:Friday,September 23,2016.1:07 PM To:Edward<Edwardk(c@gibsontraffic.cor'n> • Subject:RE:Question:parcel number is 1463400060 Hi Edward,': have some clarification for the traffic study. The traffic signal at the intersection of 156thAve Se&142"d Place:is being constructed:by the City.:So; I got the clarification today that the proportional share of fee associated with•the traffic signal is not applicable for the project:we discussed. So,our standard guidelines of traffic study required for projects that.generate 20 or more peak hour trips in the AM peak and,PM peak will be applicable on this project. Sincerely Rohini 4ter Ran Go*Ww Gib goat s p+aa /+y y / p,y /y4iRalrrentogw4.gai From: Edward [mailto:EdwardkOgibsontraffic.corn] Sent:Wednesday; September.21, 2016 2:15'PM To: Rohini Nair Subject: RE: Question parcel number.is 1463400060 14 PM peak(13 new) 10 Am peak Edward Koltonowski,President Gibson Traffic Consultants Phone 425339.8266 edwardk@kibsontraffic.com From: Rohini Nair(mailto:RNair@Rentonwa.govJ Sept:Wednesday,September 21,20161:59 PM 7 To::Edward'<Edwardk@gibsontraffic:corn> Subject RE:Question parcel number is 1463400060 Hi Edward, What is the number of Am peak hour trips for the proposed project? Also,what is the number of PM peak hour trips for the proposed project? Sincerely.. :: .. iRohini From: Edward [mailto:Edwardk@gibsontraffic.coin] Sent Monday, September 12, 2016 3:43 PM To: Rohini Nair Subject FW: Question parcel number is 1463400060 Hi Rohini hope you are well I wanted to check that the pre ap attached is still valid for the transportation traffic study request section Please contact me as soon as you can—best wishes Edward Koltonowski, President Gibson Traffic Consultants Phone 425.339.8266: . . edwardk@gibsontraffic.com 3 Entire Document. Available Upon Request Appraisal and Appraisal Review Services :: Forest Practices Consulting, Forest Management Timber Cruising &Marketing Services, Arboriculture' Services Established 1946 S: A: ..NEV4IMAN FIRM incorporated:as S.A. Newman,; Forest Engineers; Inc.) : Offices 3216 Wetmore ivenue,Suite 205; Everett,WA 98201-4368 Mail: :P: O. Box 156, Everett WA 98206-0156 Phone 425-259-4411 Facsimile 425-258-4435 Web:: www.sanforest.com January 16, 2017 SUMMARY; TREE INVENTORY REPORT 1 ueinaMea,dowv ProjectPortion of the NE '/ SW '%_of Section 14, Township 23 North Range 5:East, W.M., City•of Renton, King County, Washington Overview This report serves to provide an inventory and summary analysis of trees proposed for retention: or removal on the Meadowvue project site and to comply with standards established: under RMC: 4-4-130. Our client D. R. Horton:provided to the undersigned a:copy of a Boundary& Topographic:Survey map;dated:December 1, .. 2016prepared-by:Axis Surveying & Mapping. This map depicted various on-site trees:. :: . and was a supporting reference [for this inventory. The undersigned inspected the subject property on November 16:, 2016 and again on January 13, 2017: The inventory includes all ,on-site -.trees-Considered to-be,:potential "significant-trees"::as ----_. - defined under RMC 4-11-200 (Definitions T) and includes'any tree with a caliper of at least..six inches (6"), or an alder or cottonwood tree with:a caliper of at least eight inches (8"); except that trees:. qualified as dangerous shall :.not be considered significant: Summary qualitative and quantitative data were collected for the inventoried:trees to provide: a basis for:determining suitability for retentions :Trees determined to be: unsuitable for retention on-site were identified based on a visual : : assessment only,:and this type Of analysis is referred to as a levee:I assessment as:. . defined in.the Tree Risk Assessment Manual°, (International.Society of Arboriculture, Martin Press, 2013)::A level 1 assessment is typically used as an expeditious method to : identify trees with:high likelihood or imminent threat of-near-term partial:or whole tree failure. Upon Inspection :the undersigned _found that most:on-site trees had been previously.marked on-site:with a numbered aluminum tag, and these numbers.were adopted for reporting purposes. .Two trees with numbered tags :were below the size threshold.,.to be considered significant, but were included: in this inventory for disclosure: A few other trees mapped on the survey which were not tagged:and were also below the size threshold were excluded from this inventory. Also_a'few significant- sized trees which:were not EXHIBIT 14 DR Hortn:Meadowvue.1701 1 S.A.Newman Firm i• .ra,, .. „0, eta, .• eta R'r VO NT . .: w S 4 G CRITICAL . REAS DETERMINATION'FOR D.R.. Horton- Meadowview 13833156 th Avenue. SE Tax Parcel No. 146340-0060 Acre Project#16048 Prepared By: .. Acre Environmental Consulting, LLC. 17715 28th Ave. NE Lake Forest Park, WA 98155. 206).450-7746 For:. D.R. Horton 12910 Totem Lake Blvd._NE, Suite 220 Kirkland,WA 98034 September 13, 2016• EXHIBIT 15 SITE DESCRIPTION On September 12, 2016 Acre Environmental Consulting, LLC visited the.approximate 4.54-acre site located at 13833 156th Avenue SE{in.the City of Renton, Washington...The site is further located as a portion of Section 14, Township.23N, Range 5E, W.M. The parcel"number for this property is 146340-0060.:The purposei of this site .visit was to locate and assess:regulated critical areas on and adjacent to the subject site. Surrounding land use is comprised of single7. family residential development and pasture. There;are no wetlands.or.streams located:on or adjacent to the:subject site: Acre Environmental Consulting, LLC used the routine methodologies described in the Washington State Wetlands Identification and Delineation Manual (Washington State Department of Ecology Publication #96- 4; March 1997)to make a determination regarding the presence of regulated wetlands on the.site. In addition, Acre Environmental. Consulting, LLC evaluated..the.,site using .the .U.S. Army Corps of: Engineers..Wetland Delineation Manual produced in 1987 and the U.S: Army Corps of Engineers Regional Supplement:to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys; and :Coast Region produced In May 2010. Access to this site from the east via: 156th Avenue SE located along the eastern:border of the property: This::site has a gentle west aspect. :A: single-family :residence and associated infrastructure are located in:the: east-central part of the property: The rest of the site is occupied by actively grazed pasture:with::scattered big leaf maple (Acer macrophyllum, FacU). Typical vegetationp p.represented:by small patches:of: Himalayan blackberryTicalinthepasture: is re rese Rubus armeniacus, Fac) with:.colonial lent rass (Agrostis ca illaris,:Fac , velvet rass. (Holcus lanatus, Fac), tall fescue (Schedonorus arundinaceus, Fac),..creeping buttercup (Ranunculus repens; Fac),:..common Tansy_ :(Tanacetum. vulgare, FacU); . purple dead-nettle (Lamium purpureum; Nol/ Upl), English:plantain iPlantago lanceolata, FacU), a-nd white clover:(Trifolium repens, Fac). Typical soils on the site have:a Munsell color of dark brown (10YR 3/3), with a. texture of sandy loam from 0.to 18 inches below the surface. Soils were dry throughout the profile during:our September 12:,2016 site investigation. No wetlands or streams are located on the subject site, and t ere are no adjacent wetlands or: streams that would extend buffers:on to the subject site. Acre.Environmental.Consulting,LLC September 13; 2016 Critical Areas Determination for D.R. Horton Meadowview Renton,WA Page 1 TERMS&CONDITIONS The environmental consulting work conducted, including this Critical.Areas Determination letter collectively the "Services") is supplied.to D.R. Horton (the "Client") as a means:of determining whether any, wetlands, streams;.:end/or'fish and::wildlife 'habitats .regulated by. the City of Renton Critical Areas Regulations exist on, or adjacent to the site.:The Services are.proviided in accordance with the following General:Terms and Conditions (the "Terms"). In:accepting the Services provided Acre Environmental Consultin LLC ("Acre"), the:Client voluntarilyby I g, enters into and agrees:to the bindiing:effect of the following Terms. I . pprovideThisreportisintendedtorovide information deemed relevant in the Client's attempt to comply with the regulations currently in effect The work for this report has conformed:to the standard of care employed by professional ecologists in the Pacific Northwest. All other representations or warranties, whether express or implie:d,:are hereby disclaimed concerning the work or this report. This report is based largely on readily observable conditions and, to a lesser extent on readily ascertainable 'conditions: No attempt has been made to determine hidden or concealed conditions. If such conditions exist or arise, the information contained in ' this report May rendered inaccurate or incomplete based upon those conditions. Acre acts solely as an independent contractor in providing the Services to the Client, and nothing in the - -. provision of such Services shall be construed as creating an agency, partnership, joint venture , or other similarSirriilarlegal relationship between Acre andt h e Client. Please note that Acre did not provide detailed analyses:of other permitting requirements not : discussed in:this.report (i.e., structural, drainage, geotechnical, or engineering requirements). The laws applicable.to Critical Areas aresubject to varying interpretations.While:Acre observed professional industry standards when completing this review, the information included:in this report does not guarantee approval by any federal, state, and/or local permitting agencies. Therefore, all work on this property should not commence until .permits have been obtained from all applicable agencies. If there are any questions regarding this report, please contact me at 206.450:7746. Acre Environmental Consulting, LLC. 1 to*.0 Louis Emenhiser Principal Wetland Ecologist Professional Wetland Scientist#1680 Acre.Environmental Consulting, LLC September 13; 2016 Critical Areas Determination for D.R. Horton-;Meadowview Renton,WA Page 2 i Meadowvue Construction Mitigation Description Proposed Construction Dates Grading and road construction will start upon approval of construction plans fall of 2017. Hours of Operation for Single Family Construction Site Per City of Renton: Monday—Friday: 7am 8pm Saturday:9am—8pm Sunday: None Proposed Hauling/Transportation Routes All equipment materials and laborers will enter the site off 156th Ave SE.A detailed haul route will be provided by the contractor selected to construct the improvements. It is anticipated that the haul route would be via SR-169 to 154th PI SE. Heading north on 154th PI SE the roadway turns into SE 142nd PI then to 156th Ave SE. The project site is located on the left(west) side of 156th Ave SE. Measures to be implemented to minimize dust,traffic and transportation impacts, mud, noise, and other noxious characteristics Dust: Best management practices will be used to minimize dust on the construction site. Water trucks or metered fire hoses will be used as needed to wet down the areas used by construction equipment. Disturbed slopes will be hydroseeded per he Erosion/Sedimentation Control Plan to control dust. Traffic: During road and building construction,the traffic entering and leaving the site will consist of subcontractors and deliveries. When arriving for work,the subcontractors will be travelling opposite the majority of traffic leaving the Meadowvuel Neighborhood, and materials are primarily delivered at off peak hours during the day. None of these operations are anticipated to have a significant impact on the peak or non-peak hour traffic in the area. Any special hours proposed for construction or hauling There are no special hours proposed for construction or hauling without prior approval from the City of Renton. Preliminary Traffic Control Plan General access to the property will be from 156th Ave SE. It is anticipated that the existing roadway will remain open during construction and access to the properties along 156th Ave SE will be maintained. Traffic Control is anticipated to consist of occasional single lane closures along 156th Ave SE.A standard one-lane,two-way traffic control with flaggers may be used similar to WSDOT Plan TC1. EXHIBIT 16 Preliminary Plat Application Page 1 of 1 CPH Project No.0035-15-012 Alex Morganroth From: Corey W Thomas . • Sent: MOnday,April 03,2017 11:21 To: Patrick Thomas Danner'' • Cc Alex Morganroth;:'Jamie Schroeder,Jennifer Reiner Subject RE:.Renton.Fire Authority(RFA):Comments; MeadowVue Prelim Plat, LUA 17-000106 Patrick, The fire marshal has reviewed and approved this variance request: All fourteen proposed homes shall be equipped with an approved.residential fire sprinkler system and the requirement for a cul-d.e-sac type turnaround has been dropped with:the substitution of a;hammerhead type:turnaround instead. Thank you for working with us and let us know if you need anything further Corey Thomas,Lead planS Review Inspector.. Renton Regional Fire Authority l Office of the Fire Marshal 1055 SGrady Way Renton,WA 98057 425-430-7024 1425-430.7722 Fax cthomas@rentonrfa:org New Email) Professionalism.Integrity.Leadership.Accountability..Respect From: Patrick Thomas Danner[mailto:PDanner@drhorton.com] Sent:Thursday, March 30,2017 16:34 To: Corey W Thomas<CThomas@RentonRFA.org> Cc:Alex Morganroth<AMorganroth@Rentonwa.gov>; 'Jamie Schroeder'<Jamie@cphconsultants.corn>;Jennifer Reiner jreiner@drho.rton.com> Subject: RE::Renton Fire Authority(RFA)Comments,MeadowVue Prelim Plat, LUA 17-000106 Hi Corey, Per our discussion a few minutes ago;we propose to sprinkler all homes and use the improvements in 154th Ave SE as an' emergency vehicle turnaround as has been previously approved for other projects:The attached site plan shows a 20'- wide paved surface within 154th Ave SE which meets the standards listed.below. Please let me know if you need any : further information. Thanks.. Patrick Danner Entitlements Analyst D.R. Horton I America's Builder 12910 Totem Lake Blvd: NE, #220 Kirkland WA 98034 Officer 425-821-3400 Ext. 5144 EXHIBIT 17 1 ADVISORY•NOTES TO APPLICAI' LUA1;7-000106 en i :. CITY OF ' , ton Q = Application;Date:;: February 23,2017 : Site Address: 13833 156th Ave SE :: ': Name::MeadowVue Preliminary Plat Renton,WA.98059-6746 PLAN - Planning Review- Land Use Version 1 I April 05. 2017 s er. st'rer onwa ov.Yeevie".Cbmments: :':Contactlan Fit =James' a<: 425;=430:7288°.:ifitz-'ame, tENG?=:Engine rmgR . . w a: Recommendations: DEPARTMENT OF COMMUNITY. AND ECONOMIC DEVELOPMENT • - : MEMORANDUM. DATE: March 31,2017 TO: AIex.Morganroth,Associate Planner FROM: Ian Fitz James,Civil Plan Reviewer: : SUBJECT: Utility and Transportation Comments for MeadowVue Plat LUA 17 000106 1. I have reviewed:the application for MeadowVue Plat located at 13833 156th Avenue SE and have the following comments:: EXISTING CONDITIONS : The site is approximately 4.54 acres in size and is rectangular inshape: The site contains an existing single family residence and - associated landscaping and lawn areas.:The site is fronted by 156th Avenue SE to the east and:unopened right of way to the west. The City. . of Renton limits coincide with the south•property line. - • WATER: Water service is provided by King County Water Diistrict 90. _ - ' • • .. SEWER: The s nite:is in the City of Renton:sewer service area. There is no existing sewer main i 156th Avenue SE east of the site or in the • : unopened right of way west of the site(154th Avenue SE): There is ian existing 8"PVC sewer south of the site in 156th Avenue SE that flowsfromnorthtosouth. Reference Project File WWP2703838 in COR Maps for record.drawings. There is also an existing 8"PVC:sewer : approximately 680'west of the site in 152nd Avenue SE that flows from north to south. Reference.Project Filet WWP2702660 in COR Maps • for record drawings.•'The existing home on the site is served by a private:on site septic system. : STORM.DRAINGE: The majority of the site is covered bygrassy areas. The site slopes moderately from the northeast comer to the' '. southwest comer. There is no existing on site stormwater conveyance system Drainage from the.site sheet flows from northeast to southwest where.it.collects in the 154th Avenue.SE right of way and flows south into King County to a ditch along the eastern frontage of the . existing gravel:road. There is no off sites_tormwater conveyance system in 156th Avenue:SE east of the site or in the unopened right of way. • : • west of the site(154th Avenue SE)..: STREETS: 156th Avenue SE east of the site is classified as a minor arterial street. The 156th Avenue SE existing street section consists of. a pavement width of approximately 32'with on 11'travel travel lane In each direction(north and south),a 7'paved shoulder-along the western frontage,and a 3'paved,shoulder along the eastern frontage.'• • 154th Avenue SE west of the site has no existing paved roadway. There is a gravel roadway from the existing home at 13929 154th Avenue SE south to the intersection of SE 142nd Street in the 154th Avenue SE right of way. Eight hom:es located in King County take access from' this gravel roadway including the residence at 13929 154th Avenue SE. .: WATER'COMMENTS 1. A water availability certificate from King County Water District 90 was provided with the site plan submittal: The water availability certificate noted-that eflow rate of 1,750.gallons per minute(gpm)can be provided to the site by an 8"water main extension to the site. 2, Review of the water plans will be conducted by King.County Water District 90 and the Renton Regional Fire Authority. 3. Plans approved by King County Water District 90 shall be routed to the City for final review•prior to permit issuance. :' , SEWER COMMENTS 1. The preliminary utility plan.submitted by CPH Consultants shows the following sections of new sewer a. ' 171 LF 8"PVC sewer flowing south in 156th Avenue SE from the northern project extents to the intersection of the new internal site road EXH I.BIT : 18 Ran:April 06,2017 page 1 of 4 ADVISORY NOTES TO APPL:ICAN' `, r.. CIT.YOF : .sae°?. LUA17000106 en on- # Version1: Aril 05, 2017PLAN- PlanningReview - Land Use.] ': P a - ,., _ t: a ± m , 2.. gv -„E G, Eng eerng,RvewCmmens . -a,: :',- ., : .<er -' n• >'.tC nac .a ;F . J s. `4. 5-. 0 V288Iflz.=tims. rn n,w 9o ,... . b; 654'LF 8"PVC sewer flowing-west in the internal•site:road from 156th Avenue SE to the 154th Avenue SE right of way. •• • . c. 164 LF.8"PVC of sewer flowing.north'in the 154th Avenue SE•.right of way. d. . 653:LF 8"PVC of sewer flowing west from the 154th Avenue SE right of way to:the existing 8"sewer main in 152nd Avenue SE. The proposed sewer layout is appropriate to the serve the development and conforms to requirements in City code: ': 2. All new side sewers•shall be.6". All side sewers shall flow by gravity to the main at a miriinium slope of 2%: Each lot shall.have•its own side sewer. 3. The existing home on the site is:served:by'a private on site septic system. The septic system shall be abandoned in accordance with King County Department of Health regulations and Renton Municipal Code. 4: A permit from King County may be required for work,outside of City limits including work in the King:County right of way. Applicant shall contact King County for permitting requirements for work outside of the City of Renton. 5. Each lot is subject to a system development charge(SDC)for sewer service. The SDC for sewer service is•based on the size of•the domestic water service. The 2017 SDC for sewer service with a 3/4"or 1"water meter is$2,540.00. .Sewer:SDC fees are due.at construction permit.issuance: - - 6. Each lot is subject to a Special Assessment District(SAD)fee..The site is located in•the:Central Plateau Interceptor SAD. The fee associated with this SAD is$$51.95 plus interest per lot. SAD fees are due at construction permit issuance. STORM DRAINAGE•COMMENTS 1. A Preliminary Drainage Plan and Technical Information Report(TIR)prepared by CPH Consultants dated February 6;:2017 were submitted to the C ty as part of the site plan submittal. The site is located in the City's Flow Control Duration Standard(Forested Site • Conditions). The site is located in the Lower Cedar River drainage basin. The.TlR:was completed in accordance with the standards found in the 2017 Renton:Surface Water Design Manual:(RSWDM).•All nine score and six special requirements'were addressed... . . A detention pond is:proposed to meet•the flow control facility q uirere mentto satisfy Core Requirement#3. The detention pond has been sized to the City's Flood Problem Flow Control Standard(King County Level 3)using WWHM to help mitigete:potential downstream drainage issues.The project matches the pre developed discharge rates from 50%of the 2 year peak flow up to the full 50 year peak flow and peak discharge rates for the 2 and 10 year return'periods as required in the City's Flow Control.Duration Standard(Forested Site:Conditions)area. In addition,the site.matches the 100 year peak discharge rate to the pre developed 100 year peak discharge rate to m_eet:the City's Flood • . . Problem Flow Control Standard.:: ' The project is subject to•Basic Water Quality treatment-standards to satisfy Core•Requirement#8. A permanentwetpool in the detention pond is proposed to meet this requirement. : The_project is subject to on site:BMP requirements found:in Core Requirement#9..Full dispersion and full infiltration are not feasible on site BMPs as the minimum design requirements cannot be met. Permeable pavement,:bioretention,and rain gardens were deemed:infeasible per the infiltration testing in the geotechnical.report.Limited infiltration is deemed infeasible due to.the silt in the soils. Basic.dispersion may ... be feasible:-If:feasible,basic dispersion:should:be implemented tothe-maximum extent feasible. Feasibility of on site BMPs for each lot will : be reviewed at the time of single family building permit.-The_restricted'footprint BMP.pan still be used in addition to receive the 10%lot area modeling credit when sizing the detention pond. Final TIR should clearly explain how target surfaces from plat infrastructure(road.and: . sidewalk)-are mitigated by on site.BMPs or how BMPs are infeasible for these surfaces. 2. A geotechnicai report evaluating site soil conditions was prepared:by Terra Associates Inc.dated February 2,2017. The report describes the site's erosion hazard level as low. The soils on site were described ash"to 8"of organics over 2:5'to 3'of medium dense silty sand with gravel over dense to very dense silty sand with:gravel. Terra Associates evaluated onsite soils for infiltration using the;"falling , head percolation test"at four locations. The falling head percolation test is an approved infiltration testing procedure per Section C.1.3 of the RSWDM. The.measured infiltration rate:was;0"in/hr in each location.'The report concludes that.infiltration of stormwater:and low impact development(LID)techniques et the site are infeasible. 3. New storm drain shall be designed and sized in accordance with the standards found in Chapter 4 of the 2017 RSWDM. Storm drain with a minimum.diameter of 12"is required in the public right of way.. Drainage improvements along the new internal site street,156th Avenue SE,and,154thAvenue SE frontages are required to conform to the City's street standards.: Ran:April 06,2017, Page 2 of 4 ADVISORY NOTES TO APPLICA CITY OF ,arras.LUA1:7-000106 .L---- -. ' ' ... -• •••• -•:. en io n , u * - • PLAN- Planning Review- Land Use i Y1 Version 1::I April 05, 201T:: r. ENG'=.En`ineerin -ReviewcComments 9Contact::IaryFitz-James 425-430-7288. I. ifilz-'ames rentonwa ov: 4. Each new lot is subject to a stormwater system development charge. The 2017 SDC for stormwater is$1,608.00 per A credit for one lot will be issued for the-existing home. Stormwater SDC fees are due at construction permit issuance: . TRANSPORTATION/STREET COMMENTS; . 1. Each new lot is subject to a transportation impact fee. The 2017 transportation impact fee is$5,430.85 per single family home. A credit for one'lot will be issued due for the existing home. The transportation impact fee is due at the time Of building'permit issuance for each : individual home. 2. 156th Avenue SE is classified as a minor arterial. Per RMC 4 6 060,the minimum right'of way width for a minor arterial with four lanes • is 91'. The paved roadway section is 54'consisting of 4•-11'travel lanes and 2—5':bike lanes: A 0.5'curb;.8!planter,•and 8'sidewalk are required along each side of the roadway. The King County Assessor's Map shows current right of way,width of approximately 60'for 156th Avenue SE..A right of way dedication of approximately 15.5'would be required along•the.project.frontage. The City's Transportation Department has established a corridor plan for this section of 156th Avenue SE. The corridor determined by the •' • City's Transportation Department requires a right of way width of 71'. The paved roadway section is 44'consisting of 2—11'travel lanes; 1.— 12':center turn lane,and 2-5'bike lanes. A 0.5'curb,8 planter,and 5'sidewalk are required along each side of the roadway. ' • . • 3. The applicant submitted a street modification request dated February 3,2017 with the land use application. Thestreet modification request is to conform to the City's.adopted corridor plan for,the 156th Avenue SE frontage. City•staff is recommending approval of the applicant's modification request. Please see the Street Modification Criteria and Analysis for a • .. .. . • - complete summary.of the request,staff analysis,and staff recommendation. 4. 154th Avenue SE is classified as a residential access street. Per RMC 4 6 060,the minimum right of way width for a residential access street is 53'. The paved roadway:section is 26'consisting of:2—10'travel lanes and 1:—6'parking lane. :A 0i5':curb,8'planter,and 8' • : sidewalk arerequired;along each side of the roadway. As no existing paved roadway exists for 154th Avenue SE,a 20'paved half roadway:section is required along.the frontage: The new•curb line shall be set 13'east of the center of right of way..Frontage improvements per RMC 4 6 060 shall be built along the frontage. No right of way dedication is required along this frontage. , 5. The new internal site road shall be designed using the residential:access street section. Per RMC 4 6 060,the minimum right of way : width fora residential access Street:is 53'. The paved roadway section is 26'consisting of 2—10'travel lanes and 1—6'parking lane..A 0.5' curb,8'planter,and 5'sidewalk are required along each side of the 1oadway: 6. Per RMC:4 6:060 a curb return of 35'is:re' uired to meet City Standards at the intersection of the internal site road and•156th Avenue SE. Acurb return radius of 25'is required at the intersection of the internal site road and 154th Avenue SE. 7: Two perpendicular curb ramps per WSDOT standards are required at each corner. A receiving ramp or area shall be provided across the street from each curb ramp. 8. PerRMC 4 4 080,the maximum width of a single loaded garage driveway is 9':and the maximum width of a.double loaded garage: driveway.is 16'. If a garage is not present,the maximum driveway width is 16'.:'Driveways shall not be closer•than 5'to any property line:: 9. Per RMC:4 6:060,street lighting is required as the project-is larger than four residential units. A photometric study:and street lighting • . plan per City standard shall be submitted at the time of construction permit review. : 10. The project does not require a•Traffic Impact Analysis as the project produces less than 20 vehicles per hour in both the AM and PM ' peak periods. 1 . 11. Paving and trench restoration within the City of Renton right of way shall comply with the City's Restoration.and Overlay requirements. GENERAL COMMENTS • • • - 1. The fees listed are for 2017. The fees that are current at the time of the respective permit issuance will be levied.•Please see the City of Renton website for the current fee schedule: 2. Retaining walls that are 4'or taller from bottom of footing and stormwater detention vaults will require a separate building permit. • Structural calculations•and plans prepared by a licensed engineer will be required as part of the building permit review. Ran:April 06,2017 Page 3 of 4 ADVISORY NOTES TO APPLICAN'° CIT:Y OF LUA1:7-000106 YO en on u p :. PLAN - Planning•Review - Land Use: Version.1:: April 05, 2017 0= Lt.z. ` ENGEngineerlpgReevii:Cormen , n;, y, '7 :• Conta IanFz;lmes•.I 425-437288 ifi -james@rentonwa. ov1. 3. All civil;plans shall conform to the current City of Renton survey and drafting standards;•Current drafting standards can'be found on the: •• City of Renton website. . 4: ••A separate plan submittal Will be required for a construction permit.for utility work and street improvements, All plans shall•be prepared .. .. .. •' • by a licensed Civil Engineer in the State of Washington. city DevelopmentEngineering5. Please see the of Renton En ineerin website for the Constriction Permit Application land Construction Permit •-:- Process and Submittal Requirements. Please contact the City to schedule a construction permit intake meeting: Fire`Re-view-Building°Comments. , • Contact Core'Thomas 4704t425- 30- 2 I'chomas@rentonrfa.org Recommendations: Environmental Impact Comments: : 1, The fire'impact:fees are applicable at the rate of$718.56 per single family unit, This fee is paid at time of building permit Credit would. be granted for:one existing home. Code Related Comments: . . ' 1, The fire flow requirement for a single family home is:1,000 gpm minimum for dwellings up to 3,600 square feet(including garage and' basements). If the dwelling exceeds 3,600 square feet,a minimum of 1,500 gpm.fire flow would be requiired:.A minimum of one fire:hydrant is required within.300 feet of the proposed buildings and two hydrants;if the fire flow goes up to 1',500 gpm. Existing hydrants can be counted toward the requirement as long has they meet current code,including 5 inch storz fittings Existing hydrants are not within 300 feet of the furthest proposed dwellings,SO'new hydrants are.required. A water availability certificate is required from King County Water District 90. 2: . Fire department apparatus access roadways are required to be minimum 20 feet wide fully paved,with 25 feet inside and 45 feet._ outside turning radius:'Fire access roadways shall be constructed to support a 30 ton vehicle with.75 psi point loading. ' Access is required within 150 feet of all points on the buildings,:Dead end streets that exceed 150 feet are required:to:have an approved:turnaround. Dead end streets shall not exceed 700 feet. Dead end streets that.exceed 300 feet require a full 90•foot diameter.cul de sac type of turnaround, Fire ' ' sprinkler:systems are required for all homes that are beyond:500 feet dead end,in this case that would be lot 1. Planning Review Comments;,?'_-.,`';, , k`; Contact:Alex Morganroth,1425-430-7219.I amorgenroth@rentonwa.gov Recommendations: 1. • RMC section 4 4 030.C.2 limits:haul hours';between 8:30:am to 3:30 pm,Monday through Friday unless otherwise approved•by the Development Services Division, 2. 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. 3,. Within thirty(30)days pf completion of 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 and where nofurther construction work will.occur within ninety(90)days,Alternative.. measures such as mulch,sodding,or plastic covering as specified in the current Renton Surface Water Management DesigriManual may be proposed between the dates of November 1st 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 :• 4:'' A National Permit Discharge:Elimination System(NPDES)permit is required when more than one acre is being cleared, 6. The applicant may not fill,excavate,stack or store any equipment,dispose of any materials;supplies or fluids,operate any equipment, install impervious surfaces,or compact the earth in any way within the area defined by the drip line:of any tree to be retained:. 7. The applicant shall erect and maintain siz foot(6')high chain link temporaryconstruction fencing.around the drip lines of all retained. trees,or along the perimeter of a.stand of retained trees.Placards shall be placed on fencing every fifty feet(50')indicating the words,"NO TRESPASSING-Protected Trees"•or on each side of the fencing if less than fifty feet(50').Site access to:individually protected"trees or groups of trees shall be fenced and signed.Individual trees shall be fenc ed on four(4)sides,In addition,the applicant shall provide supervision whenever equipment or truck§are moving near trees, 8. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S..Fish' and Wildlife Service National Bald Eagle Management Guidelines(2007)and lor'your U.S.Fish and Wildlife Service permit. : Community'Services.Revrew-Comments Contact:;.Leslie::Betlach 1'425-430-6019.,I;LBetlach@rentonwa.gov:, Recommendations: 1.Trails should include signed shared'Roadway on 156th per adopted trails plan: ' ' 2.Parks Impact fees per ordinance 5824 applies. 3.Street trees.=Do not use Gallery Pear,use Skyline Honeylocust,Blue Ash,or Sugar Maple on interior streets and one of these but different along 154th Ave..SE. . Police Plan Review Comments_.' , Contacts-.Cyrdie=Parks'I'425-430'-7521 I,cparks@rentonwa.gov Recommendations' Estimated CFS expected:14 ann I Ran:April 06,2017 Page 4 of 4 Alex Morganroth From: Mary Bettes <MarvBettes@centurylink.net> Sent: Tuesday, March 07,2017 6:27 AM To: Alex Morganroth Subject: MeadowVue Development March 7th, 2017 To: Renton Planning Renton City Hall 6th Floor 1055 South Grady Way Renton, WA 98057 I am concerned about the impact of the proposed MeadowVue development at 13833 156th Ave SE, Renton, WA. Our home is at 14009 154th Ave. S.E., just south and west of the proposed development. We live in the county and the'proposed development is in the city of Renton. I very much appreciate the new neighborhood meeting process that was initiated in the last 6 months. This goes a long way toward a good dialog between the area residents and the city. I am not against this development. On the contrary I am in favor of it. I am hoping that the development will improve some of the drainage issues in the area with the addition of the retention pond. There are 3 main issues facing the residents along 154th: 1) The drainage. There is currently a ditch that was dug along 154th. At times this ditch delivers a lot of water south on 154th. The ditch starts north of the proposed development. The ditch was dug in the 1980s by those who live north. At that time the amount of drainage sometimes overwhelmed the 12" culverts & existing ditch. The home at 15322 SE 142nd St was flooded and the gravel road (154th) just north of SE 142nd St. was flooded every year. Since then, the flow has been slowed by growth and debris in the ditch to the north. Still, weihave problems. In Feb 2017, a month with a lot of rain, the 12" culverts were overwhelmed and water ran over the driveways and flooded several areas. Water overflowed the ditch and ran down the road. The proposed project will reopen the water from the north. There will be a paved road to run along instead of an overgrown ditch. This will add to our problems even if all of the water from the project is handled on site. If you add to that the emergency overflow from the retention pond those south on 154th will have a significantly greater problem than we have to day. 2) Fees instead of improvement. In the past most of the development along 154th has been done without a requirement to improve the road, utilities, drainage, etc. Some road and utility fees have been paid in lieu of development but those fees have never been applied to the area for which they have been collected. I believe that the road and all of the utilities should be required to be completed along the frontage of the new development along 154th. Leaving this undeveloped will only push the responsibility off to others in the future. Based on the past, any funds collected in lieu of development will not be made available. EXHIBIT 19 P provide3 . .. The road. The development wiii access to the existing gravel` road which will.overtake our:ability to maintain and use the road. The current.12'':wide gravel road:is only on the:West side of the 60 ft. right-of-way and cannot accommodate two-way traffic: Since King County abandoned its responsibility to maintain the road the current:homes bordering the road have been left with that. responsibility.:We.cannot be expected to provide:the.maintenance:for additional through traffic. The at.the south end of the proposed.development. This will ..only clear solution is to block the new road have to:be-done with some kind of gate to:allow for temporary;access from both:directions in case of emer ency. Manytimes we have vehicles that attem t to turn around by usingour driveways or9Y• R Y lawns doing damage:to both. People:have driven over shrubbery and crashed into trees. When large trucks follow their onboard maps up the road;and find out there:is no way out it.would be nice to be: able to allow them through without opening the road up to daily traffic... There are two main issues this project will contribute to; but are not specific to the:proposed project: 1) Traffic. The east side of 156th cannot enter traffic:because the traffic is backed up ih front of their access..The people that live along 154th have a similar problem. Due to the-limits of 156th a second:arterial has been:opened up. This second arterial begins at 142nd PI where people turn,left onto 154th to avoid 156th Ave. Then they go left on 142N St and wind their way through the neighborhoods tp make their way to Coal Creek Parkway. This secondary arterial prevents those along.the 154th gravel road from leaving or getting to the gravel:road because of backed up traffic.. 2). Sewer. It appears that there are a dozen or so: homes south of the development:that will be completely surrounded'by sewer lines that they.:cannot access. This is of some concern. Both of these issues would benefit from some kind of long term plan for the area. Are the:traffic problems.with 156th being addressed by City,.County, or State planning agencies?.Should I be talking to King:County as well as Renton on these issues? I remain available to help plan:and cooperate:in. any way I can to help resolve the issues we face. I look forward to the new project. Thank you, Mary Bettes 14009 154th Ave SE Renton, WA 98059 425226-2104.. ..:. Email: MarvBettes(acenturylink.net 2 Jf Alex Morganroth,Associate Planner Dept of Community and Economic Development 1055 South qrady Way Renton,WA 98057 Re: MeadowVue Preliminary Plat/LUA17-00:0106, EFC, MOD,,PP Our home is at 14035.154th Ave. S.E., south and west of the proposed development.We live in the county and the proposed development is in the City.of Renton. I appreciate the neighborhood:meeting that allowed;us a chance:for input into the Renton planning process. Our:concerns are as follows: 1) Drainage:The current drainage ditches running north to south (direction of flow) along 154th Ave SE are miniinal and maintained by the residents.An increase in hard surface runoff added to-the ditches will increase the current flooding issues along154th Ave SE 1 . especially the lower portion of the road towards SE 142nd St The storm system:capacity will need to be increased all the Tway from the new plat to the crossing of SE 142nd St. 2), 154th Ave SE::The:MeadowVue:Pilat should not be provided access to 154th:Ave SE. The existing 12 foot wide gravel road is the responsibility of the current homeowners to maintain. King County does not maintain the road. Current traffic must pull offf:the side of the road to pass and parking on the roads grass shoulders further limits the roads operational width: The road surface will not:stand up to increased traffic: Existing .: homeowners cannot be expected to provide the maintenance for additional through traffic.The solution is to block the new road at the south end of the proposed development:A locked gate may need to be:provided to allow emergency vehicle:. access. Non-resident vehicles that attempt to use 154th Ave SEturn around by using our driveways or lawns doing damage:to:both. We.believe that the road and all;of the utilities should be completed along the:frontage of the new development along 154th;Ave SE by the developer: I believe the City of Renton will Ultimately be the service provider for all utilities and roads in the area and we will become residents of the City: It is my hope that overall planning is being.. . _ done for this area as development moves forward. Roads,sewer,water and other utilities are : coming and traffic is already here: I am sure the City realizes the poor traffic planning that has been done for north-south traffic movement along the Renton-Bellevue corridor. 156th Ave SE needs to be four lanes, expensive! Regar Ssot nd iane ristensen 14035 154th Ave SE Renton, WA 98059 425=228-8284 Email: cfive5@msn.com it Alex Morganroth From: - : Alex Morganroth Sent: Friday, March 17,2017 9;56 AM • To: Scott Christensen'. .. . Cc: Bob '; 'Gary, 'None'; 'Roger' Subject:RE:.MeadowVue Preliminary Plat,/LUA17-000106, EFC, MOD, PP Hi Scott, Thank you.for your additional comments: I will add them to the public record.At this point, I cannot tell you exactly_: what will be required with regards to access,as theour review team has just:begun the review process.As a Party of Record,you will receive a copy of all correspondence with the applicant=including the comments from our various plan reviewers. o Please note that we do automatically send updates to properties near the project.If anyone else in the area would like to be added as a Party of Record to.the project,they will need to send me(via email or mail)a request that includes their full name;address,:and contact information: Thank you, Alex Morganroth,Associate Planner . City Of Renton I CED l:Planning Division: 1055 S Grady:Way 16th Floor I Renton,WA 98057 425)430:7219 I amorganroth@.rentonwa.gov. ELECTRONIC PLAN SUBMITTAL AND REVIEW BEGINNING ON APRIL 3RD! For more information on Electronic Plan Review, please click_here From:Scott Christensen [mailto:scottc@chsengineers:corn] Sent:Thursday, March 16,2017 8:48PM To:Alex Morganroth<AMorganroth@Rentonwa.gov>. Cc: 'Bob'<Boli@McCorkleCPA.com>, 'Gary'<baggy505@msn.corn>;'Norie':<Norie48@comcast.net>, 'Roger' RogerOvera@aol.com>; 'Scott'<ScottC@chsengineers.com> Subject: RE: MeadowVuePreliminary=Plat/LUA17-000106, EFC,:MOD, PP Alex, I have done a quick review of the Preliminary Technical Information for the proposed referenced plat. It would appear that the proposed release of storm;water from the new plat is less than what;is;currently flowing off the property. Correct me if I am wrong please. I believe the biggest concern of the people on the current privately maintained gravel road is going to be thru traffic. My suggestion would be a chain link fence enclosing the paved portion of 154th Ave SE closing off any access to thegravel portion of 154th:Ave SE . If this does not happen there will be people from the plat and people cutting thru the plat from 156th Ave SE and then blasting down the gravel road to.cut around the new stop light on 156th Ave SE.and SE 142 Place. Not an acceptable situation.As stated earlier by one of the residents we are already subject to random drivers turning around in our driveways and destroying our property. The chain link fence would still allow the most northerly of the current property owners to use the west side of the right of way as it is his current driveway: 1 • y p ents of the privately maintained gravel.poriiWouldouPleasecurrentresla on of 154th.Ave.SE know if the City intends to block:access to 154th Ave SE at:this location? : : Thank:you, Scott Christensen From:Alex Morganroth [mailto:AMorganroth@Rentonwa.gov] r Sent: Tuesday, March 14, 2017 8:35 AM To: 'Scott Christensen Subject: RE: MeadowVue Preliminary Plat/LUA17-000106, EFC, MOD, PP Hi Scott, Thank you for your comments.You have officially been added as a "Party of Record".for the MeadowVue project and in the future will receive copies of all reports/decisions. A hardcopy letter will go out in the mail today confirming the receipt of your;comments. Feel free to let me know if you have any questions. Thank you, Alex Morganroth,Associate Planner: City of Renton I CED I Planning Division 1055S Grady Way 16th Floor I:Renton,WA 98057 425)430-7219 I..amorganroth@rentonwa:gov ELECTRONIC PLAN SUBMITTAL AND REVIEW:BEGINNING ON APRIL 3RD! For more information on Electronic Plan Review;:please click here From:Scott:Christensen [mailto:scottc@chsengineers:com] Sent:Tuesday, March 14; 2017 6:59 AM To:Alex Morganroth<AMorganroth@Rentonwa.gov>. Cc: 'DIANE and.SCOTT CHRISTENSEN' <CFIVES@msn':corn> Subject: MeadowVue Preliminary Plat/LUA17-000106, EFC,MOD, PP Alex, please see attached letter concerning the plat cif MeadowVue. Let me know if you would:like it snail mailed to you. Thank you, Scott Christensen 2 Alex Morganroth From: norie48@comcat!riet . Sent: Tuesday, March 21, 201710:42 AM To: Alex Morganroth i.. .. . Subject MeadowVue Preliminary Plat/LUA17-000106, EFC, MOD, PP • Norel and Evelyne Hanson 14024i-154th Ave SE Renton,Wa 98059 email: norie48@comcast.net :. Phone: (425)2,71-5404 Please include us as aparty of record on:the above proposed MeadowVue project: Our home is located in King County on the border:of the City of Renton and MeadowVue.project. I have:some concerns about the impact of the project On our section of•154th Ave SE which is currently a dead end single lane gravel road and non maintained by King County but by our neighborhood. I have not seen anything;in the proposals if access to the county section of 154th Ave SE will be accessible to the south of the project or some sort of barrier will bep placed to limit access. I also have some concerns:about the use of the current ditches along our section of 154th Ave SE. As I watch the current ditches fill to.capacity with water from the northern.City of Renton section of 154th Ave SE I question how the increased drainage from this project will impact our current ditches. These ditches as stated in the proposal are shallow sloping grass ditches with 12" culverts at most driveways. These culverts:are;sometimes over filled to capacity and spill out onto the gravel road and:cause flooding at the end of teroa . I hope we will not be:left with the impact of excessive traffic:on a county non-maintained road and drainage problems froth excess water diverted along our treet from this project..I am hoping that the City of Renton;and Project Developers will take our concerns into consideration:to help find a workable-solution for us all. Is there any coordination between King:County Roads and SWM concerning this project? If so,Who are the contacts? Thank You for adding us to your party of record. Norel and Evelyne Hanson March 8, 2017 Mary Bettes 14009 154th Ave SE Renton,WA 98059 SUBJECT:MEADOWVUE PRELIMINARY PLAT COMMENT RESPONSE LETTER LUA17-000106 Dear Mr. Bettes: Thank you for your comments received March 7,2017 related to the MeadowVue Preliminary Plat wherein you raised concerns regarding the proposed project.Your email will be added to the public record for consideration by the reviewing official and you have been added as a party of record. To address your drainage, road improvements, traffic and sewer concerns the applicant will be required to demonstrate compliance with the City's development regulations as well as Washington State's Environmental Policy Act (SEPA) which include requirements for mitigation for impacts caused by the development. The City will provide analysis of the proposal in three upcoming documents:the Environmental Review Committee Report,the Staff Recommendation to the Hearing Examiner, and the Hearing Examiner Decision (Final Decision). You will receive copies of all correspondence. Thank you for your interest in this project and if you have any further questions please contact me at 425-430-7219 or at amorganroth@rentonwa.gov. Sincerely, Alex Morganroth Associate Planner cc: File LUA17-000106 I March 22, 2017 Norel and Evelyne Hanson 14024 154th Ave SE Renton,WA 98059 SUBJECT:MEADOWVUE PRELIMINARY PLAT COMMENT RESPONSE LETTER LUA17-000106 Dear Mr. and Mrs. Hanson: Thank you for your comments received March 21,2017 related to the,MeadowVue Preliminary Plat wherein you raised concerns regarding the proposed project.Your comments will be added to the public record for consideration by the reviewing official and you have been added as a party of record. To address your drainage, road improvements, traffic and sewer concerns the applicant will be required to demonstrate compliance with the City's development regulations as well as Washington State's Environmental Policy Act (SEPA) which include requirements for mitigation for impacts caused by the development. The City will provide analysis of the proposal in three upcoming documents:the Environmental Review Committee Report,the Staff Recommendation to the Hearing Examiner, and the Hearing Examiner Decision (Final Decision). You will receive copies of all correspondence. Thank you for your interest in this project and if you have any further questions please contact me at 425-430-7219 or at amorganroth@rentonwa.gov. Sincerely, Alex Morganroth Associate Planner cc: File LUA17-000106 March 14, 2017 Scott and Diane Christensen 14035 154th Ave SE Renton,WA 98059 SUBJECT:MEADOWVUE PRELIMINARY PLAT COMMENT RESPONSE LETTER LUA17-000106 Dear Mr.and Mrs. Christensen: Thank you for your comments received March 14,2017 related to the MeadowVue Preliminary Plat wherein you raised concerns regarding the proposed project.Your email will be added to the public record for consideration by the reviewing official and you have been added as a party of record. To address your drainage, road improvements, traffic and utility concerns the applicant will be required to demonstrate compliance with the City's development regulations as well as Washington State's Environmental Policy Act (SEPA) which include requirements for mitigation for impacts caused by the development. The City will provide analysis of the proposal in three upcoming documents:the Environmental Review Committee Report,the Staff Recommendation to the Hearing Examiner, and the Hearing Examiner Decision (Final Decision). You will receive copies of all correspondence. Thank you for your interest in this project and if you have any further questions please contact me at 425-430-7219 or at amorganroth@rentonwa.gov. Sincerely, Alex Morganroth Associate Planner cc: File LUA17-000106 Alex Morganroth From: Mary Bettes <MarvBettes@centurylink.net> Sent: Tuesday, March 07, 2017 6:27 AM To:Alex Morganroth Subject: MeadowVue Development March 7th, 2017 To: Renton Planning Renton City Hall 6th Floor 1055 South Grady Way Renton, WA 98057 I am concerned about the impact of the proposed MeadowVue development at 13833 156th Ave SE, Renton, WA. Our home is at 14009 154th Ave. S.E., just south and west of the proposed development. We live in the county and the proposed development is in the city of Renton. I very much appreciate the new neighborhood meeting process that was initiated in the last 6 months. This goes a long way toward a good dialog between the area residents and the city. I am not against this development. On the contrary I am in favor of it. I am hoping that the development will improve some of the drainage issues in the area with the addition of the retention pond. There are 3 main issues facing the residents along 154th: 1) The drainage. There is currently a ditch that was dug along 154th. At times this ditch delivers a lot of water south on 154th. The ditch starts north of the proposed development. The ditch was dug in the 1980s by those who live north. At that time the amount of drainage sometimes overwhelmed the 12" culverts & existing ditch. The home at 15322 SE 142nd St was flooded and the gravel road (154th) just north of SE 142nd St. was flooded ever year. Since then, the flow has been slowed by growth and debris in the ditch to the north. Still, we have problems. In Feb 2017, a month with a lot of rain, the 12" culverts were overwhelmed and water ran over the driveways and flooded several areas. Water overflowed the ditch and ran down th'e road. The proposed project will reopen the water from the north. There will be a paved road to run.along instead of an overgrown ditch. This will add to our problems even if all of the water from the project is handled on site. If you add to that the emergency overflow from the retention pond those south on 154th will have a significantly greater problem than we have to day. 2) Fees instead of improvement. In the past most of the development along 154th has been done without a requirement to improve the road, utilities, drainage, etc. Some road and utility fees have been paid in lieu of development but those fees have never been applied to the area for which they have been collected. I believe that the roadand all of the utilities should be required to be completed along the frontage of the new development along 154th. Leaving this undeveloped will only push the responsibility off to others in the future. Based on the past, any funds collected in lieu of development will not be made available. EXHIBIT 21 3) The:road. The development will provide access to the existing gravei road which will.overtake our:ability to maintain and use the road. The current:12':wide gravel road:is only on the.West side of g y date two-way traffic: Since King County abandoned its .:the 60 ft. ri ht-of-wa and cannot accommodate responsibility to maintairf the road the current-homes bordering:the road have been left with that. responsibility. We cannot be expected to provide:the maintenance;for additional through traffic. The only clear solution is to block the new road at the south end of the proposed.development. This will .. '• have to:be:done with some kind of gate to:allow for temporary access fromg both directions in case of emer g enc- Manytimes we have vehicles that attempt to turn around by usin our driveways or9Y9Y•I R : . lawns doing damage:to both.People have driven;over:shrubbery and:crashed into trees. When large:: trucks follow their onboard maps up the road:and find out there is no way out it would be nice to be. able to allow them through without opening the road up to daily traffic... There are:two main issues this project will contribute to; but are not specific to the proposed project:: 1) : : Traffic. The east side of 156th cannot enter traffc:because the traffic is backed up in front of their access. The people that live along 154th have a similar problem. Due to the:limits of 156th a second:arterial has been opened up. This second arterial begins at 142nd PI where people turn left onto 154th to avoid:156th Ave: Then they god left on 142nd St and wind their way through the neighborhoods to make their way to Coal Creek Parkway. This secondary arterial prevents those along the 154th gravel road from leaving or getting to the gravel'road because of backed up traffic:: 2): : Sewer. It appears that there are a dozen or so homes south sof the development:that will be completely surrounded by sewer lines that they cannot access: This is of some concern. Both of these issues would benefit from some kind of long term plan for the area. Are t h a traffic problems with 156th being addressed by:Ci ty, County, or State planning agencies'? Should I be talking • to King:County as well as Renton on these issues? I remain available to help plan and cooperate in' any.way I can help:resolve the issues we face: I look forward to the new project. Thank you;:::. Mary Bettes 14009 154th Ave SE Renton, WA 98059 425:-226-2104 Email: MarvBettes@centurylink.net 2 Alex Morganroth From:: • Alex Morganroth Sent: Friday,March 17, 2017 9;56AM; To:• Scott Christensen'.. . _ Cc:Bob '; 'Gary; 'Norie: 'Roger' Subject: RE::MeadowVue Preliminary Plat;/LUA17-000106, EFC, MOD; PP Hi Scott, Thank.you for your additional comments: I will add them to the public record.At"this point, I cannot tell you exactly:: .. what will be required with regards to access,as the:our review team has just begun the review:process:As a Party of Record,you will receive a copy of all correspondence with the applicant=including the comments from our various plan reviewers. Please note that we do automatically send updates to.properties near the project.If anyone else in the area Would like:to be added as.a Party of Record to the project,they will need to send me(via email or mail)a request that includes their full name;address,:and contact information: Thenk you, Alex Morganroth,Associate Planner. City:of Renton I CED: I Planning Division 1055 S Grady:Way j 6th Floor I Renton,WA 98057 :: . 425)430-7219 I amorganroth@.rentonwa.gov ELECTRONIC PLAN SUBMITTAL AND REVIEW BEGINNING ON APRIL 3RD! For more information on Electronic Plan Review, please click here From::Scott:Christensen [mailtoacottc@chsengineers:corn] Sent:Thursday, March 16,2017 8:48PM g gTo:Alex Mor anroth<AMor anroth@Rentonwa.golv Cc: 'Bob '<Bob@McCorkleCPA:com>, 'Gary'<baggy505@msn.corn>; 'Norie '.<Norie48@comcast.net>; 'Roger' RogerOvera@aol.corn>; 'Scott'<ScottC@chsenginieers.corn> Subject: RE: MeadowVue Preliminary;Plat/LUA17-000106, EFC, MOD, PP Alex, I have done a quick review of the Preliminary Technical Information for the proposed referenced plat. It would appear that the proposed release of storm water from the new plat is less than what is:currently flowing off the property. Correct me if I am wrong please: I believe the biggest concern of the people on the current privately maintained gravel road is going to be thru traffic. My suggestion would be a chain link fence enclosing the paved portion of 154th Ave SE closing.off any access to the gravel portion of 154th Ave SE . If this does not happen there will be people from the plat and people cutting thru the plat from 156th Ave SE.and then blasting down the gravel road to cut around .. : the new stoplight on 156th Ave SE,and SE 142 Place. Not an acceptable situation.As stated earlier by one of the residents we are,already subject to random drivers turning around.in our driveways and destroying our property. The chain link fence would still allow the most northerly of the current property owners to use the west side of the right of way as it is his current driveway. EXHIBIT 22 Would you please let the seven current residents of the privately maintained gravei.portion of 154th Ave SE know if the . . City intends to block:access to 154th Ave SE at:this location? Thank you, Scott Christensen. From:Alex Morganroth [mailto:AMor anrothOlkento nwa.gov] Sent: Tuesday, March 14, 2017 8:35 AM To: 'Scott Christensen' Subject: RE; MeadowVue Preliminary Plat/LUA17-000106, EFC, MOD, PP Hi Scott, Thank you for your comments.You have officially been added as a "Party of Record",for the MeadowVue,project and in: the future will receive_copies of all reports/decisions. A hardcopy letter will go out in the mail today confirming the receipt of your:comments. Feel free to let me know if you have any questions. Thank you, Alex Morganroth,Associate Planner City of Renton CED I Planning.Division 1055 S Grady Way 16th Floor" Renton,WA 98057 - 425)430-7219 I..amorganroth@rentonwa:gov ELECTRONIC PLAN SUBMITTAL AND REVIEW:BEGINNING ON APRIL 3RD! For more information on Electronic Plan Review;:please click here From:Scott Christensen [mailto:scottc@chsengineers:corn] Sent:Tuesday, March 14; 2017 6:59 AM .. To:Alex Morganroth<AMorganroth@Rentonwa.gov>. .. Cc: 'DIANE and SCOTT CHRISTENSEN'<CFIVE5@msn:corn> Subject:MeadowVue Preliminary Plat/LUA17-000106, EFC; MOD, PP Alex, please see attached letter concerning the plat of MeadowVue. Let me know if you would:like it snail mailed to you. Thank you, Scott Christensen 2' . Alex Morganroth From: Scott Christensen<scottc@chsengineers.corn> Sent: :Monday;April 24,2017:7:35 PM.. To: I Alex Morganroth Cc Theresa Bagneli';Thomas Bagnell';'mathewbagnell;'Gary Bagnell',•'Bob;'None'; Roger;'Jef';'Scott';MARVIN BETTES Owner Subject:. fspam]FWi MeadowVue Preliminary Plat/LUA17 700 010 6,EFC MOD,PP Attachments: . 20170314070105839.pdf Alex;It would appear that the City of Renton:is.going to.do nothing to stop traffic coming through and out.of the MeadowVue plat and onto 154th Ave SE unless I am reading your information incorrectly.Again 154th Ave SE is a one : lane gravel road that is maintained by the 7 local residents that live on the street.Although we pay taxes like any other property owner in King County,the County does not maintain our street.I realize that this street is pot in:the City and consequently you are not responsible for its maintenance,however it seems very irresponsible;to allow an increased traffic load on a Privately maintained road.surfacePY Incidentally trips generated'by the people living i n the:plat(less than 13 per hour)has little in common with people that are backed up from the new stop light at 156`h Ave SE and SE 142 Place and will be turning down Road:A and then down 154th Ave SEto get around that intersection. Your help would be appreciated, Scott Christensen From;:Scott Christensen[mailto:scottc@chsengineer5.com] Sent:Tuesday,March 14,2017 6:59 AM To: 'AMorganroth@Rentonwa.gov' Cc:'DIANE arid.SCOTT CHRISTENSEN'' Subject: MeadowVue Preliminary Plat/LUA177000106,EFC,MOD,PP Alex;please see attached letter concerning the plat Of MeadowVue.Let me know if you would like it snail mailed to you.; Thank you, Scott ChristenSen Alex Morganroth;Associate Planner Dept: of Community and Economic Development 1055 South Grady Way Renton,WA 98057 Re: MeadowVue Preliminary Plat/LUA17-000106, EFC, MOD,:PP Our home is at 14035.154 Ave. 5.E., south and west of the proposed development We live in the county and the proposed development is in the City:of Renton. I appreciate the neighborhood:meeting that allowed us a chance:for:input into the Renton : planning process.. Our concerns are as follows: 1) Drainage:The current drainage ditches running north to south (direction of flow) along 154th Ave SE are minimal and maintained by the residents: An increase in-hard surface hrunoffaddedto:the ditches will increase the current flooding issues along:154t Ave SE especially the lower.portion of the road towards SE 142nd St,The storm system capacity will need to be increased all the way from the new plat to:the crossing of:SE 142nd St. 2) 154th Ave SE::The:MeadowVue:Plat should not be provided access to.154th:Ave SE. The: : :. existing:12 foot wide gravel road is the responsibility.of the current homeowners to maintain. King County does not maintain the road. Current traffic must pull off the side of the road to pass and parking on:the roads grass:shoulders further limits the roads operational width: The road surface will not stand up to increased traffic: Existing : homeowners cannot be expected to provide the maintenance for additional:through traffic.The sokition is to blo0 e new road at the south end of the proposed de elopment I A locked gate may need to be provided to allow emergency vehicle . access: Non-resident vehicles that attempt to:use 154th AveSEturn around by using our driveways orl:awns doing damage to:both. We:believe that the roacl and all of the.utilities should be completed along the frontage of the new development along 154th.Ave SE by the developer. I believe the City of Renton will ultimately be the service provider for. all:utilities and roads in the.area and we will become residents of the City: It is my hope that overall planning is being done for this area as development moves forward. Roads;sewer,water and:other utilities are • coming and traffic is already here: I am sure the City realizes the:poor traffic planning that :as been done for north-south traffic movement along the Renton—Be!!evue corridor. 156th Ave SE needs to be four lanes, expensive! Regar Ssot nd iane ristensen 14035 154th Ave.SE Renton,:WA 98059 425-228-8284 Email: cfive5@msn.com Alex Morganroth . From:.: . :. :: . .norie48@comcast;net . Sent: Tuesday, March 21,2017.10:4?AM To: Alex Morganroth Subject MeadowVue Preliminary Plat/LUA17-000106, EFC, MOD, PP' Norel and Evelyne Hanson 14024 154th Ave SE Renton, Wa 98059 email: norie48@conicast:net Phone: (425)271-5404 Please include us as a party of record on the above proposedMeadowVue project: Our home is located in King County on the border of the City of Renton and MeadowVue.project. I have:some concerns:about:the impact of the project On our section.of:154th Ave SE which:is currently a dead end single lane gravel road and non- maintained by King County but by our neighborhood.: I have not seen anything:in the proposals if access to the: county section of.154th Ave SE will be accessible to the south of the projector some sort of barrier will be placed to limit access. I also have some concerns:about the use of the current ditches along our section of 154th Ave SE As I watch the current.ditches fill to.capacity with water from the northern City of Renton section Of 154th Ave SE I question how the increased drainage from this project will impact our current ditches. These ditches as stated in the proposal:are shallow sloping grass ditches with 12" culverts at most driveways. These culverts:are sometimes over filled to capacity and,spill out onto:the gravel road and:cause flooding at the end of the road. I hope we will not be left with the impact of excessive:traffic on a county non-maintained road and drainage problems from excess water diverted along our.street from this project: I am hoping that the City of Renton and Project Developers will take our concerns into consideration:to help find a workable solution for us all. Is there any coordination between King County Roads:and SWM concerning this project? If so,who are the contacts?. Thank You for addingus:toyourof recordparty Norel and Evelyne Hanson EXHIBIT 23 J Alex Morganroth. . From: Claudia'Donnelly<thedonnellys@oo:net> ••.:: ' Sent. Friday.April 14.:20172:03 PM Toe Alex Morga . : '. Subject.. Re:comments about MeadowVue.. Hello: . You can tell the hearing examiner:that:Renton planners required developers to"save"so many trees,yet in reality,:once•. clearing starts,all the trees are taken down—'and the;developer is not held accountable. He can look at"Piper's Bluff' • where there was clear cutting,the same goes forWindstone—Division.5 and Martens Place. The big evergreen trees are gone-to be replaced by 1-2 caliperinch flowering cherry trees'etc. Why cant developer use evergreen trees.: to replace the ones that are rep oiled. If you want other lo:cations,•look no further than:the East Renton Plateau area all of the big developements.have no evergreen treesstandng—i they.were clear cut during clearing and the developers • • •" weren't fine or punished: They just had more lots to put flowering trees on. : • have told the Hearing Examiner this:many times. It will be'interesting to see what clear cut is like on this property: '' Maybe a complaint"can be filed•with DOE over:a lack of:enferceriientoftheir SEPA'document.• : Thank you. . ..: .. . .. Claudia Donnelly •" On Apr 14,2017,at 1:53.PM,-Alex Morganroth.<AMorganroth@Rentonwa.govi wrote: Hi Claudia, Thank you for your comments: Would you like me to•addyou as a Party of Record for the project?You:virould receive copies of all future written.reports/correspondence that we have with the applicant. If you don't mind,can you elaborate on your comments in:the context of the MeadowVue project? It will be helpful ' to the Hearing Examiner to have public comments that are as specific as possible when reviewingthe plat.' I. Lastly,l've attached'a copy of the•arborist's report submitted by the applicant,in case you:like:some additional info on the trees located'on the project site. If you'd like to discuss this:project specifically,or our tree.policy in generally,'feel " free.to'give me a call:or email:me: ' • •• •' ' ' . . . Thankyou, ' : . Alex Morganroth,Associate Planner City of Renton.I CEO I Planning Division 1055 5 Grady Way I 6th Floor I Renton;WA 98057 425)430-7219 I amorganroth@rentonwa.gov Original Message-- From:Claudia Donnelly[mailto:thedonnellys@oo:net] Sent:Friday,April 14,2017:1:25 PM I EXHIBIT To:Alex Morganroth<AMorganroth@Rentonwa.gov> Subject:comments about MeadowVue Dear Ms.Morganroth:. I would like to submit this note as some of my comments for MeadowVue. The main comment is that Renton makes developers"save trees,but then in reality,the trees are clear cut with no accountability put on the developer. . Thank you. Claudia Donnelly 10415-147th.Avenue SE Renton,WA 98059 Exhibit 14 Arborist Report.pdf> 1 DEPARTMENT OF COMMUNITY CITY OF AND.ECONOMIC DEVELOPMENT ::."n on Q.rvro: DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) MITIGATION MEASURES AND ADVISORY.NOTES PROJECT NUMBER: LUA17-000106 APPLICANT: Patrick Danner, SSHI; LLC dba DR Horton: PROJECT NAME: MeadowVue Preliminary Plat PROJECT DESCRIPTION: ; The applicant is requesting Preliminary Plat: approval and Environmental Threshold Determination (SEPA) for a proposed 14-16.t=subdivision:The project site is.197;762 squarefeet:(4.54:acres) and is located at 13833 156th Ave $E. The project site is . .. .. located in the Residential-4 (R-4) zoning designation. The proposed single-family residential lots range in size from 9,633 square feet to 11,313 square feet with an overall proposed density of 3.73 dwellings per acre. One existing single-family dwelling. will.be removed, along with the associated accessory structures. Additional proposed improvements include a storm drainage. tract along the.: 154th Ave'SE frontage. The proposed lots will be: served by a: new;public residential access street that'will connect 154th:Ave SE with 156th:Ave SE. Proposed lots will be served by sanitary sewer along the new street that will: connect to an existing main within 152nd Avenue SE Proposed lots will be'served by a new water main extending from 156th Ave SE along the new street. Construction of the proposed subdivision infrastructure improvements will result in approximately 10,000 cubic yards of cut and 12,000 cubic yards of fill. There are no critical areas located on the project-site. The. applicant has submitted a Technical: Information Report,Arborist Report and a Geotechnical Engineering Study with the application. PROJECT LOCATION: 13833'156th Ave.SE, Renton, WA 98059-6746 LEAD AGENCY: The City of Renton Department of Community& Economic Development Planning Division MITIGATION MEASURES: 1.) Theapp:licant shall provide an updated TIR.utilizing the Level.3 Flow Control standards per the RSWDM for review and approval by the Plan.Reviewer and Current Planning Project Manager at the time of:Construction Permit application. 2.) The applicant shall be responsible for paying their fair share of.the cost of a new signal to be installed at the 156th Avenue SE/SE 142"d Place.intersection. A fee in the amount of $4,961,83 (13 new PM peak hour trips/1,310:total PM peak hour trips = .00992 x 500,000=$4,961.83) shall be paid prior to:the recording of the final plat. ADIVISORY NOTES:: Please see Advisory Notes marked "Addendum A" attached;4 pages total. EXHIBIT 25 ADVISORY:NOTES TO APPLICAN'` ' : vw-- , CIT.- H :. . en soi . Y OF : o,ry tie LUA17=000106 . i. :: Application;Dater February 23,2017 :: : Site Address: 13833 156th Ave SE • •: Name::MeadowVue Preliminary Pla# Renton,WA.98059-6746 : " " " PLAN - Planning Review Land Use Version 1 I ApriI.05;:-2017 on a:gov 'iftz='times rent w=Ja es•••425=430 7288" iCenor` "i:t'` `Contacts°aan`Fitz mENG'=:Engl eering'Review o'mm ts . ... r' . .. .f 1 1 ... @ .9 Recommendations: DEPARTMENT OF COMMUNITY : AND ECONOMIC DEVELOPMENT : MITIGATION AND ADVISORY NOTES M E :M O R A N .D U M. DNS-M LUA17-0001.06 ADDENDUM:A (4 P GS): DATE: March 31,2017 i ; TO: Alex Morganroth,Associate Planner I FROM: Ian Fitz James,Civil Plan Reviewer- SUBJECT:- Utility and Transportation Comments for MeadowVue,Plat . LUA 17 000106 I have reviewed:the application for MeadowVue Plat located at 13833 156th Avenue SE and have the following comments: • EXISTING CONDITIONS I The site is approximately 4.54 acres in size and is rectangular in-shape. The site contains an existing single family residence and associated landscaping and lawn areas..The site is fronted by-156th Avenue SE to the east,and unopened right of way:to'the west. The City of Renton limits coincide with the,south property line. WATER: Water service is provided by King County Water District 90, SEWER: The:site_is in the City of Renton sewer service area.:There is no existing sewer main in 156th Avenue SE east of the site or in the - unopened right of way west of the site(154th Avenue SE). There istan existing 8"PVC sewer south of the site in 156th Avenue SE that flows from north to south. Reference Project File WWP2703838 in COR Maps for record drawings. There is also an existing 8"PVC sewer approximately 680'.west of the site in.152nd Avenue'SE that flows from north to south. Reference?reject Filet WWP2702660 in COR Maps: for record drawings. The existing home on the site is served by a private on site septic system.:•• • STORM DRAINGE: The majority of the site is covered by-grassy areas. The site slopes moderately from the northeast corner to the : • southwest comer.. .There is no existing on-site stormwater conveyance system. Drainage.from the_site sheet flows from northeast to . southwest where it collects in the 154th Avenue.SE right of way and flows south into King County to a ditch along the eastern frontage of the : : Yexistingliter(154th Avenue SE siteatormw_ titer conveyance sy tem In 156th Avenue SE;east of the site or in the unopened right of way:: :. west i STREETS:: 156th Avenue SE east of the site is'clessified as a minor arterial street. The:156th Avenue SE existing street section consists of: a pavement width of approximately 32'with an 11'travel travel lane in each direction(north and south),a 7'paved shoulder along the western frontage,and a 3'.paved shoulder along the eastern frontage. 154th Avenue SE west of the site has no existing paved roadway. There is a gravel roadway from the existing home at 13929 154th Avenue SE south tO the intersection of SE 142nd Street in the 154th Avenue SE right of way. Eight homes located in King County take access from this gravel roadway including the residence at 13929 154th Avenue SE. WATER COMMENTS 1. A water:availability certificate from King.County•Water District 90 was provided with the site plan submittal: The water.availability certificate noted-that a flow rate of 1,750 gallons per minute(gpm).can be provided to the site;by en 8"water main extension to the site. 2. Review of the water plans will be conducted by King:County Water District 90 and the Renton Regional Fire Authority. 3. Plans approved by King County Water District 90 shall be routed to the City for final•review:prior to permit issuance.ance. : SEWER CCOMMENTS 1: The preliminary utility plan_submitted by CPH Consultants shows the following sections of new sewer: a. 171 LF 8"PVC sewer flowing south in 156th Avenue SE from the:northern project extents to the intersection of the new internal site road •• : Ran:April 06,2017 Page 1 of 4 ADVISORY•NOTES TO APPLICA - CITY OF :_ , LUA1:7-000106 en on Version.1:: A ril 05, 2017PLANPlanningReview - Land Use:. P r- .,.+, ..s, ,err.. ,, f,:'-,_, e•ef,;, esa:4.?04. =7288' 'if'tz-'times` renfonwa. o..ENG En meenn ReviewComments go-.r.;,a 4 ;' C.ontact `lan'Fitz=Jam.., „1,. .: ,. , . .,.I<,. ..J,.m ,.,@,-.., .. .,9 . . b:': 654:LF 8"PVC sewer flowing:west in the internal site road from 156th Avenue SE to the 154th Avenue SE'right of way. c. 164 LF 8°PVC of sewer flowing north in the 154th Avenue SE right of way. d. 653:LF 8"PVC of sewer flowing west from the 154th Avenue SE right of way to:the existing 8"sewer mein'in 152nd Avenue SE.. :: : The proposed sewer layout is appropriate to the serve the developnentand conforms to requirements in City code. 2. All new side sewers shall be 6".•All side sewers shall.flow by gravity to the main at a minimum slope of 2%. Each lot shalt have its own. side sewer. 3. The existing home on the site is served by a private on site septic system. The septic system,shall be abandoned in accordance with King County Department of Health regulations and Renton Municipal Code. 4: A permit from King County may be required for work outside of City limits including work in the King.County right of way. Applicant shall contact King County for permitting requirements for work outside of the City of Renton. 5. Each lot is subject to a system development charge.(SDC)for biker Service. The SDC for sewer service:is based on the size of the: domestic water service._The201.7 SDC for sewer with a 3/ "or 1"water:meteris$2,540.00. Sewer fees are due.at.• • • construction permit.issuance. • ' 6. Each lot is subject to a Special Assessment District(SAD)fee. The site is located in the:Central Plateau Interceptor SAD. The fee associated with this SAD is$351:95 plus interest per lot. SAD fees are dueat construction permit issuance. STORM DRAINAGE COMMENTS 1. A Preliminary Drainage Plan and:Technical Information Report(TIR)prepared by CPH Consultants dated February.6;:2017 were submitted to the C ty as part of the site plan submittal. The site is located in.the City's Flow Control Duration Standard(Forested Site ..: Conditions). The site is located in the Lower Cedar River drainage basin. The.TIRwas completed in accordance with the standards found in the 2017 Renton Surface Water Design Manual(RSWDM). All nine core and six special requirements were addressed. . • - A detention pond is proposed to meet the flow control facility requirementto satisfy Core Requirement#3. The detention pond has been :. . sized to the City's Flood Problem Flow Control Standard(King County Level 3)using WWHM to help mitigate'potential downstream drainage issues. The project matches the pre developed discharge rates from 50%of the 2 year peak flow up to the full 50 year peak flow and peak discharge rates for the.2 and 10 year return periods as required in the City's Flow Control Duration Standard'(Forested Site:Conditions)area. " :: In addition,the site:matches the 100 year:peak discharge rate to the pre developed 100 year peak discharge rate to meet the City's Flood Problem'Flow Control Standard.:: •• The project is subject to:Basic Water Quality treatment standards to satisfy Core Requirement#8. A permanent wetpool-in the detention - pond is proposed to meet this requirement. :. The.project is subject to on siteBMP requirements found:in Core Requirement#9. Full dispersion and full infiltration are not feasible on site BMPs as the minimum design requirements cannot be met Permeable pavement,:bioretention,and rain:gardens were deemed:infeasible per the infiltration testing in the geotechnical:report..Limited infiltration is deemed infeasible due to the silt in the soils. Basic.dispersiion may: be feasible. If feasible,basic dispersion should:be implemented to the maximum extent feasible.: Feasibility of on site BMPs for each lot will 9familybereviewedatthetimeofsingle building permit The•restricted footprint BMP;can still be used in addition to receive the 10%lot area- modeling credit when sizing.the detention pond. Final TIR should clearly explain how.target surfaces from plat infrastructure(road:and . sidewalk)'are bymitigated on site BMPs or how BMPs are infeasible for these surfaces. . .9. 2. A geotechnical report evaluating site soil conditions was prepared:by Terra Associates Inc.dated February 2,2017. The report describes the site's erosion hazard level as low. The soils on site were described as 6".to 8"of organics over 2.5'to 3'of medium dense silty sand with gravel over dense'to very dense silty sand with:gravel. Terra Associates evaluated onsite soils:for infiltration using the"falling head percolation'test"at four locations: The.falling head percolation test is an approved infiltration testing procedure per Section C.1.3 of the RSWDM. The measured infiltration rate:Was:0"in/hr in each location. The report concludes that infiltration of stormwater and low impact development(LID)techniques atthe site are infeasible. i 3. New storm drain shall be designed and sized in accordance with the standards found in Chapter 4 of the 2017 RSWDM. Storm drain with a minimum diameter of 12"is required in the public right of way. Drainage improvements along the new internal site street, 156th Avenue SE,:and 154th Avenue SE frontages are,required to conform to the City's street standards,. Ran:April 06,2017, page 2 of 4 ADVISORY:NOTES TO APPLICAN•: CITY OF •usrv,,, LUA1:7-000106 en on - ,+ • Version.1:: April 05, 2017PLAN- PlanningReview - Land Use::: p onwa: .v,,,e'•' nts:-===;.,.r Contact:•Ian,:F;.iti.Janies. 425 30:7288' ifitz'ames rent o ,ENG;Engineering;Revi, w`Cornme .. ......... . . w ..... .. I..._,. . . ,. . . I. .1 .... @ . ... 9 , 4. •Each new lot is'subject to a stormwater system development charge. The 2017 SDC for storm ater is$1,608.00 Per lot. A credit for one lot will be issued for the•existing home. Stormwater SDC fees are due at construction permit issuance. TRANSPORTATION/STREET COMMENTS 1. Each new lot is subject to a transportation impact fee. The 2017 transportation impact fee is$5,430.85 per single family home. A credit: . for one'lot will be issued due for:the existing home. The transportation impact fee is'due at the time Of building'permit issuance for each :- individual home. 2. 156th Avenue SE is classified as a minor arterial. Per RMC 4 61060,the minimum right of way width for a minor arterial with four lanes is 91'..•The•paved roadway section is 54'consisting of 4-:11'travel lanes and 2—5'bike'lanes:'A 0.5'curb;.8'planter,and 8'sidewalk are • required along each side of the roadway. The King County Assessor's Map-shows.a current right of way-width of approximately 60'-for 156th Avenue SE. A right of way ded cation of approximately 15.5'would be required along the project frontage. The City's Transportation Department:has established a corridor plan for this section of 156th Avenue SE. The corridor:determined by the :. ' : City's;Transportation Department requires a right of way width of 71'. The paved roadway section is 44'consisting of 2—11'travel lanes 1- 12'center turn lane,and 2-5'bike lanes. A 0.5'curb,8 planter,and 5'sidewalk are required along each side of the roadway. :: 3. The applicant submitted a street modification request dated February 3,2017 with the land:use application. The:street modification request is to conform to the City'sadopted corridor plan for the 156th Avenue SE frontage. City staff is.recommending approval of.the applicant's modification request. Please see the Street Modification Criteria and Analysis for a . . complete summary of the request,staff analysis;and staff recommendation. 4. , 154th Avenue SE is classified,as a residential access street. Per RMC 4 6 060,•the minimum right of way width for a residential access street is 53'. The paved roadway section is 26'consisting of:2—10'travel lanes and'1 6'parking lane. :A 0:5''curb,8'planter,send 8' . sidewalk are'required:along each side of the roadway. As no existing paved roadway exists for 154th Avenue SE;:a'20'paved half roadway:section is required along.the frontage. The new curb line shall be set 13'east of the center of right of way.:Frontage improvements per RMC 4 6 060 shall be built along the frontage. No right of way dedication is required along this frontage. 5. The new internal site road shall be designed using the residential access street section. :Per RMC 4 6 060,the minimum right of way : width fora residential access street is 53'. The paved roadway section is 26'consisting of 2—10'travel lanes and 1—6'parking lane. A 0.5' curb,8'planter,and 5'sidewalk are required along each side of the iroadway. 6. Per RMC:4.6:060,a curb return of 35'is:required to meet City•standards at the intersection:of the internal site road and 156th Avenue SE. A curb'return radius of 25!is.required at the intersection of the internal site road and 154th Avenue•SE. ;:, - • I 7: Two perpendicular curb ramps per WSDOT standards are required at each comer. A receiving ramp or area shall be provided across the street from each curb ramp. 8. Per.RMC 4 4 080,the maximum width of a single loaded garage driveway is 9'and the maximum width of a-double loaded garage• driveway.is 16'. If a garage is not present,the maximum:driveway width is 16'.:Driveways shall not be closer than 5'to any property line.. 9. Per RMC.4 6.060,street lighting is required as the project'is larger than four residential units.-A photometric study:and street lighting plan per City standard shall be submitted at the time of construction permit review. , 10.: The project does not require a Traffic Impact Analysis as the project produces less than 20 vehicles per hour in both the AM and PM peak periods. . 11. Paving and trench restoration'within the City''of Renton right of way shall comply with the City's Restoration and Overlay requirements. GENERAL COMMENTS 1. The fees listed are for 2017. The fees that are current at the:time:of:the respective permit issuance will be levied. Please see the City , of Renton website for the current.fee schedule. 2. Retaining walls that:are 4'or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a:licensed engineer will be required as part of the building permit review. . Ran:April 06,20.17 . Page 3 of 4 ADVISORY NOTES TO APPLICA' CITY OF . . e. 0. Renton-9H : PLAN - Planning Review- Land'Use.* Version :1:_I-A. pril 05, 2017 _: ENG-Engineering'.Review,Comments:• .• i:'`; ' Contact: IanFitz-James' 425-430-7288 ifitz-james rentonwa. ov,, 3. All civil plans shall conform to the current City of Renton survey and drafting standards;•Current drafting standards can be found on the• City of.Renton website. . ' 4. A separate plan submittal will'be required fora construction,permit for utility work and.street.improvements..'All.plans shall be prepared: . by a licensed Civil Engineer in the State of-Washington. 5. ,.Please see the City of Renton Development Engineering website for the Construction Permit Application:and Construction'Permit •••:• Process and Submittal Requirements. Please contact the City to schedule a construction permit intake meeting: Fire•Review-Building-Comments : . 4, f-,'-'-,' Contact Corey Thomas I425-430-7024I cthomas@rentonrfa.org Recommendations: Environmental Impact Comments: 1. The fire impact fees are applicable at the rate of$718.56 per single family unit. This fee is paid at time of building permit Credit would. be granted for one existing home. Code Related Comments: . . . .. •. . -. 1, The fire flow requirement for a'single family home is1,000 gpm minimum for'dwellings up to 3,600 square feet(including garage a•nd: basements). If the dwelling exceeds 3,600 square.feet,.e minimum of 1,500 gpm fire flow would be required.::A minimum of one fire:hydrant is required within 300:feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants-can be counted toward the requirement as long:as they meet current code,including 5 inch storz:fittings: Existing hydrants are not within 300 feet of the furthest proposed dwellings,so:new hydrants are required. Awater availability certificate is required from King County Water District 90. 2: Fire.department apparatus access roadways are required to be minimum 20 feet wide fully paved,with 25 feet inside and 45 feet • outside turning radius: Fire access roadways shall be constructed to support a 30 ton vehicle with.75 psi point loading. • Access is required. • • . within 150 feet of all points on the buildings. Dead end streets thatexceed 150 feet are required.to:have an approved:turnaround. Dead end : streets shall not exceed.700 feet.•Dead end streets that.exceed 300 feet require a full.90 foot diameter.cul de sac type of turnaround.. Fire sprinkler:systems are required for all homes that are beyond:500 feet dead end,in this case that would be'lot.1.: • lannin Review Comments Contact:Alex,Mor anroth 425-430-721P 9. ,amor anroth' rentonwa. ov: Recommendations: 1. • RMC_section 4 4 030.C.2 limits haul hours between 8:30 am:to 3:30 pm,Monday through Friday unless otherwise approved by the Development Services Division. .. 2. 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 bepermitted on Sundays. ' 3. 'Within thirty(30)days of completion of 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 and where no further construction work will.occur within ninety(90)days.Altemative measures such as mulch,sodding,or.plastic covering as specified in the current Renton Surface Water Management Design Manual 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: . 4. - A National Permit Discharge Elimination System(NPDES)permit is required when more than one acre is being cleared. 6. The applicant may not fill,excavate,stack or store any equipment,dispose of any materials;supplies or fluids,operate any equipment,' install impervious surfaces,or compact the earth in any way within the area defined by the drip line:of any tree to be retained. 7. 'The applicant shall:erect and maintain six foot(6')high chain lihktemporary construction fencing:around the drip lines of all retained, • • trees,;or along the perimeter of e stand of retained-trees.Placards shall be placed on fencing every fifty feet(50')indicating the words,:"NO TRESPASSING-Protected Trees"or on each side of the fencing ifless than fifty feet(50').Site access'to•individually protected:trees Or •• . groups of trees shall be fenced and signed.Individual trees shall be fenced on four(4)sides.In addition,the applicant shall provide supervision whenever equipment or trucks.are moving near trees. : . 8. This permit is shall-comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S.Fish and Wildlife Service National Bald Eagle Management Guidelines(2007)and/or your U.S.Fish and Wildlife Service permit. :: : Community Review Comments' . :; •• Contact:Leslie'Betlach I:425=430:6619 I LBetlach@rentonwa:gov Recommendations: 1.Trails.should include signed shared Roadway on 156th per adopted trails plan. 2.Parks Impact fees per ordinance 5824 applies.• 3.Street trees—:DO not use Callery Pear,use Skyline Honeylocust,;Blue Ash,or Sugar Maple on interior streets and one of these but different along•154th Ave.,SE.. Police Plan Review Comments ' 'Contact Cyndie.Parks 142,5=430-7521;I.cparksi©rentonwa.gov • Recommendations: Estimated CFS expected:.1.4 ann Ran:April 06,2017 • page 4 of 4 DEPARTMENT OF:COMMUNITY AND ECONOMIC DEVELOPMENT en ton v«.+ MEMORANDUM DATE: April 28,.2017 TO: Alex Morganroth,Associate Planner FROM: Brianne Bann arth, Development Engineering Manager SUBJECT: I Traffic:Concurrency Test-MeadowVue; • LUA17-000106, ECF, PP, MOD The applicant is requesting Preliminary Plat approval, SEPA Environmental Review, and a street modification in order to subdivide.a:4.54 acre property into 14 lots.for the future construction of single-family residences.: The project site is: located in the Residential-4 (R-4) Zoning j. designation. The proposed single-family residential lots range in size from 9,633 square feet to 11,313 square.feet with a proposed net density of.'3.73 dwellings per. acre. One existing single- family.dwelling will be removed; along with multiple associated accessory structures. Additional proposed improvements include a storm water tract in the:southwest corner of the site along the 154th.Ave SE frontage. The:proposed lots will be served by a new public residential access street:that will connect.154th Ave SE with.156th Ave SE. A Modification:from.the City's Street standards (RMC 4-6-0601 is requested.to reduce the required ROW dedication from 15.5 feet:to:. 4 feet. No critical areas have been mapped on the project site. The:proposed development would generate approximately 123 net new average weekday'daily trips. During the weekday AM peak hour, the project would generate approximately 10net new trips (3 inbound and .Outbound). During the weekday PM peak hour,:the project would generate approximately 13 net:new trips (8 inbound:and 5 outbound),: The proposed project passes.the City of Renton Traffic Concurrency Test per RMC.4-6-070:D as follows: EXHIBIT 26 Transportation Concurrency Test-MeadowVue Page 2 of 3 April 28,2017 Traffic Concurrency Test Criteria Pass Implementation of citywide Transportation Plan Yes Within allowed growth levels Yes Project subject to transportation mitigation or impact fees Yes Site specific street improvements to be completed by project Yes Traffic Concurrency Test Passes Evaluation of Test Criteria Implementation of citywide Transportation Plan: The City's investment in completion of the forecast traffic improvements is 130% of the scheduled expenditure through 2017. Within allowed growth levels: As shown on the attached citywide traffic concurrency summary, the calculated citywide trip capacity for concurrency with the city adopted model for 2017 is 1,995 trips, which provides sufficient capacity to accommodate 13 trips from this project. A resulting 1,982 trips are remaining. Project subject to transportation mitigation or impact fees: The project will be subject to transportation impact fees at time of building permit for the project. Site specific street improvements to be completed by project: The project will be required to complete all internal and frontage street improvements for the building prior to occupancy. Any additional off-site improvements identified through SEPA or land use approval will also be completed prior to final occupancy. Background Information on Traffic Concurrency Test for Renton The City of Renton Traffic Concurrency requirements for proposed development projects are covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement is covered in RMC 4-6-070:D, which is listed for reference: D. CONCURRENCY REVIEW PROCESS: 1. Test Required: A concurrency test shall be conducted by the Department for each nonexempt development activity. The concurrency test shall determine consistency with the adopted Citywide Level of Service Index and Concurrency Management System established in the Transportation Element of the Renton Comprehensive Plan, according to rules and procedures established by the Department. The Department shall issue an initial concurrency test result describing the outcome of the concurrency test. 2. Written Finding Required: Prior to approval of any nonexempt development activity permit application, a written finding of concurrency shall be made by the City as part of Transportation Concurrency Test-MeadowVue Page 3 of 3 April 28,2017 the development permit approval. The finding of concurrency shall be made by the decision maker with the authority to approve the accompanying development permits required for a development activity. A written finding of concurrency shall apply only to the specific land uses, densities,, intensities, and development project described in the application and development permit. 3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project fails the concurrency test, the project application shall be denied by the decision maker with the authority to approve the accompanying development activity permit application. The Concurrency Management System established in the Transportation Element on page XI-65 of the Comprehensive Plan states the following: Based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site (specific mitigation, development will have met City of Renton concurrency requirements. jai" YF'IT1(: F.REN ON'.C O DEPARTMENTI.OF'.COMMUNITY,:&'ECONOMICsDEVELOPMENT=iPiANNINGiDIVISION',. AFEIDAI%I. RnTOFSERVICE'BY'_MAILING °{x On the 9th"d day of March 2017, I deposited in the mails of the United States,a sealed:enveiope containing Notice of Application and Acceptance of documents.This information was sent-to: t+.I w I esen i':"= 3,Re'r t nmega Jamie Schroeder,CPH Consultants Contact 300'Surrounding Properties ..See Attached Patrick Danner,DR Horton Applicant Tri Minh&Diep,Nguyen Owner Mary 8ettes• Party of Record Signature of Sender): STATE OF WASHIN 0 SS COUNTY OF KING I certify that I know or have satisfactory evidence that Gillian Syverson is signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated:. ::'fl 'ju q ..ao.t T d6 vOOLL:fj, ifed®s8cinoState sNotaryPiandfrtheofashing3p II NOT E. Notary(Print): VL b l la% o My:appointment expires: :k a o a ',., gis v-roAN R 71oject Name:% MeadowVue Preliminary Plat Project Number• ; LUA17=000106, ECF, MOD, PP EXHIB 4. JENSE:N`iSTIN+COLLEEN- :• LEVACK MORRIS R+VERNA M BETTES MARVIN . 6518 SE 5TH P..L. , :: 13815154TH.AVE SE ••• . . 14009154.TH AVE SE RENTON,:WA• 98059 RENTON,WA 98059 RENTON, WA 98056 r HENRY STEVEN J:& BRENDA L 1 DOWNS BARBARA L HARSCH PATTI J 13801:156TH•AVE SE PO:BOX 2139 • HARSCH FAMILY TRUST RENTON, WA 98059 RENTON, WA 98056 : PO BOX 2344:: - S RENTON,:WA 98059 MC:ASKILL DENNIS:., •CEREAN IONEL M+LEIA 15618 SE 138TH PL 15621 SE 138TH PL RENTO.N, WA 98059 RENTON, WA 98059 :: WILLETT CAROL+DAVID NIPERT:SALLY•LOU FATTO.RE ROBERT+DEB.ORAH' 13922156TH AV SE 14004 156TH AVE SE 13810 152ND AV.SE RENTON.,WA,98059 ••• .RENTON, WA. 98059 RENTON, WA 98059 BAGNELLTHERESA;; BILL RUTH BILL RUTH 13929 154TH AVE-SE 104 BURNETTE AVE S#101 •• : • 104.BU.RNETTE AVE S#101- RENTON,WA 98059 ..,-:-RENTON, WA •98057 .:: • RENTON, WA: 98057 DONNELLY KEITH E+SHIRLEY C FLORESCU IONUS+VASILICA 138051:56TH AVE SE 13806 156TH AVE SE RENTON,WA 98059 RENTON;WA 98059 GONZALEZ-RIGATTO LEILA+GONZ HANSON STEPHEN M+YVONNE M CLEMENT,MICHAEL • - 6514 SE 4TH PL 15611 SE:138TH PL 6505:SE 4TH PL RENTON, WA 98059 RENTON, WA 98056 RENTON, WA:98059:: FATTORE ROBERT L& DEBORAH CHRISTENSEN SCOTT+DIANE L DOWNS-HENRY L Lc, 13810:152ND AVE SE. 1403.5 154TH AVE SE 22227 76TH AVE S RENTON, WA-98059 RENTON,.WA .98059 KENT,WA:.98032 PHAN TRI SWANSON,,JOSHUA+RUSERT CAROL• 10760 NE2 :S2109.BR.ENIERTON AVE NE . 9 T#172. . . RENTON, WA 98059 : . . BELLEVUE, WA 98004 ZHEN.MIEILING HARDEBECKJACLYN:ANNE+DUCHE WILLOUGHBY.NANCY 6523 SE 4TH PL 13928'156TH:AVE SE 6512 SE 5TH::PL RENTON, WA 98059 RENTON, WA.98059 RENTON, WA 98059 :. MISHLEt 13RIAN DAVID: :•OVERA RO GER+LINDAJ-- FRANKFURTH ANTHO:NY D 13908 156TH AVE.SE 14010154TH.AVE SE 14009 156TH AV SE . . .. . RENTON, WA 98059 RENTON,:WA 98059 RENTON,WA 98059 HANSON NOREL & EVELYN:E D DENADEL GARY L+BRENDA D. 14024:154TH AVE•SE 14013 156TH AVE SE .:: RENTON, WA 98059 : RENTON,WA 98056 • FEROGLIASYDNIE M .•• 6513SE5THPL : :• RENTON,:WA-98059 PLEASE SEE:ATTACHED EXAMPLE'ERC DETERMINATION THAT:WAS POSTED . AFFI1DAVIT OF POSTING : Or g. . 1itY here y certify that :: - copies of the above document:. were posted in j conspicuous places or nearby the described property on t 1 1 C Signed: Date: STATE OFWASHINGTON ) SS COUNTY.OF.KING I certify that I know or have satisfactory evidence that sighed this instrument_and acknowledged it to be his/her/their free and voluntary act for the. uses and purposes mentioned in the instrument. Dated: .. :. .' Notary Public:in and for the State of Washington Notary'(Print): My appointment expires:: CITY no OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT-NAME: MEADOWVUE PRELIMINARY PLAT . PROJECT NUMBER:LUA17-000106,ECF,PP,MOD . LOCATION:•13833156'h Ave SE,Renton,WA 98059-6746 DESCRIPTION: = • The appli ant i5 requesting Preliminary Plat approval and Environmental Threshold Determination(SEPA)for a prop sed14-lot subdivision.The project site it 197,762 square feet :: 4.54 acres)and is located at 13833 156th Ave SE.The project site is located in the Residential-4(R-4) zoning designation.The proposed single-family residential lots range in size:from 9,633 square feet to• 11,313 square feet with an overall proposed density of 3.73 dwellings per acre.One existing single-family dwelling will be removed,along with theassoeiated accessory structures.Additional proposed 1improvementsincludeastormdrainagetract along the 154th Ave SE frontage.The proposed lots will be served by a new public residential access st-eet that will connect 154th Ave SE with 156th Ave SE. :. Proposed lots will be served by sanitary sewer along the new street that will connect to an existing main within 152nd Avenue SE.Proposed lots will'be served by a new water main extending from 156th Ave SE. along the new street.Construction of the proposed subdivision infrastructure improvements will result iri approximately 10,000 cubic yards of cut.and 12,000 cubic yards of fill There are no critical areas located on the project site.:.The applicant has submitted a Technical Information Report,Arborist Report and a Geotechnical Engineering Study with the application. THE CITY.OF RENTON ENVIRONMENTAL REVIEW COMMITTEE(ERC)HAS DETERMINED THAT THE :. :: . . PROPOSED ACTION HAS PROBABLE SIGNIFICANT IMPACTS THAT.CAN BE MITIGATED THROUGH MITIGATION MEASURES:. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m.on:April 28, i2017togetherwiththe.required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Hearing Examiner :are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office,(425)430-6510. THE.ENVIRONMENTAL DETERMINATION DECISION'WILL BECOME FINAL IF THE DECISION IS NOT APPEALED WITHIN THE 14-DAY APPEAL PERIOD (RCW•43:21.C.075(3); WAC:197-11-680). IF THE:ENVIRONMENTAL DETERMINATION.IS APPEALED,A PUBLIC HEARING WILL BE SET AND ALL PARTIES NOTIFIED. 1; 3. y, ; 3 t'i•,. e F .r .xS; ax.... ' w& .F s.^' t r +, .• µ 3 l .:• y:Y' t .« sfi'""" X, n. Tf • E A ° q .S" s 7 xw,. ^-rr. t t s, Wit t s a . ..«d.snas^aa-a• R co,r_,,••r Af p j+ .. T*y7'6 4 _`i '' Nrr.. 1. 7. M N,FOR FURTHERPLEASE CONTACT THE CITY OF RENTON;DEPARTMENT OF COMMUNITY&ECONOMIC DO NOT REMOVE THIS NOT DEVELOPMENT AT 425)_(. 430-7200. ..::... ICE.WITHOUT PROPER AUTHORIZATION KingCounty This.certificate provide.,, 'i Seattle King • t ••. . l :: . . County Department of rtitiiic Health and H. ttiOESthe Department of Development and i Environmental Services with information DEPARTMENT OF DEVELOPMENT AND . . . necessary'.to.evaluate development.. .. ... .. . .. .. . .• ENVIRONMENTAL SERVICES proposals.: .. 900 Oakesdale Avenue Southwest Renton;Wa 98055-1219• • County e ificate of Water Avai a i ity Do not write,in this box number • . .. I•: ::• • • • name 0•Building Permit i] Preliminary Plat or KID 0 Short Subdivision O Rezone brother l Applicant's name SSHI;LLC.dba.DR Horton (Contact::Patrick Danner 425-82173400 x5144) Proposed use:Single Family Residences—15 Lots(Meadow Vue) Location: 13833 156 Ave SE•.Renton,WA 98059 r • • •- •- attach map and legal description,if necessary) Water purveyor information: 1. 0 a. Water will be provided by service:connection only to an existing(8")water main that is fronting the site. ' OR/AND i] b. Water service Mill require an improvement to the water system of: 0(1) feet of water main to reach the.site;and/or ID.(2) The construction of a distribution system on the site,and/or • CI.(3) Other(describe)Developer Extension Required. System requirements-will be determined at pre.design meeting. District will require Developer Extension Agreement and Deposit,:Certificate of Insurance, Performance:Bond(if necessary)and all related easements priorto.construction.See Comments. Preliminary Review:Install 8"DI Water main on 154th Ave SE along entire site frontage(330.LF+/-)and to the.north(340 LF+ an ,/-), d connect to:both existing 8'water mains..8"DI water main loop.required onsite 2. l : a: The,water system is in conformance with a County approved'water comprehensive plan.:: • OR .. . . 0 b. The water.system improvement is not in.conformance with a County approved water comprehensive- :-..- plan and will.require a water comprehensive plan amendment.(This may cause a delay in issuance of a:permit or approval). 3 .. .O' a. • The proposed project is within the corporate limits of'the district,or has been.granted•Boundary Review Board approval ' , _ . for extension of.service outside the district or.city,or is within the County:approved service area of a.private water purveyor.: OR .::... b:, Annexation or Boundary Review Board(BRB)approval.will be necessary to provide service._ 4i.• :El a. Water available at the rate of flow.and,duration indicated below at no less than 20 psi measured:at:the nearest fire ' hydrants Within,300 feet from all buildingsfproperty(or .k n :1 ..:i. r_ rLL. Rate of flow at PeakDemand Duration less than 500 gpm.(approx. 'gpm) less than 1 hour 1• 500 to 999.gpm . . .. .. . . . 1 hour.to.2 hours • • 0 1000 gpm or more 2 hours or more 0 flow test of : gpm - O other calculation of 1;750 .::.• grim Note: Commercial building permits which includes multifamily structures require flow test or calculation.)- .::.- •• • .. .. OR b. Water system is not capable of.providing fire flow.- 5. ©: a: Water system has certificates of water right or water right claims sufficient to provide service. OR 0b. Water.system does not currently have necessary water rights or water-right claims. Comments/conditions:WAC @$300.00=initial deposit Fees per lot WAG @$125,GFC @$5500,SPUFC:@$936,5/8" Meter Drop@.$500:=Total fees per lot:$6936.00.. FEES SUBJECT TO CHANGE WITHOUT:PRIOR NOTICE. Paving plus 20%to be billed separately where applicable. I Ceitify.that the above water purveyor Information is true: This certification shall be-valid for 1 year.from date of signature.- .-: KING COUNTY WATER DISTRICT#.90 jloshua Deraitus • RENEWAL FEES:WI IN.1 YEAR$50.00 .. Agency name'. .Sig. name AFTElt:1.YEAR$125.00 Operations Manager . . Title : •• .: •••• •. • Signature Date kcivd90.locandata\CompanyData\Engineering\Water Availability Certificates\Water Availability\Meadow Vue\Mcadow Vue DE WAC.doc •' . FXI-I.I.RIT 7St' Alex Morganroth From::: :. : . .Randy Matheson:<randy.matheson@rentonschools.us>.: . :. :: Sent: Tuesday,:May 02,2017 11:56 AM To: Alex Morganroth Subject:. . RE: MeadovVue :: Yes. Randy Matheson,Executive Director,Community Relations Renton School District 1300 SW 7th Street,Renton WA 98057 1425.204.2345 I randv:matheson@rentonschools.us I www.rentonschools.us 41, Flt entot1 From:Alex Morganroth [mailto:AMorganroth@Rentonwa.gov] Sent:Tuesday,May 02;.201711:57 AM To:Randy Matheson<randy.matheson@rentonschools.us> Subject: RE: MeadovVue Okay,thank you for the clarification.Am I correct t say that dispersion of students is the plan the School District has for. new development in the area? Thanks, Alex Morganroth,Associate Planner City of Renton I CED-I Planning Division 1055 S Grady Way. 16t!'.Floor I Renton,WA:98057 425)430-72:19 I amorkanroth@rentonwa:>;ov From: Randy Matheson.[mailto:randy.matheson@rentonschools.us] Sent:Tuesday;May 02;2017 11:46 AM To:Alex Morganroth<AMoriganroth@Rentonwa.gov> Subject: RE: MeadovVue. Ma lewood Eementary School is currently at capacity;itY,With the oPeningqf the new Sartori Elementary School in the fall of.20.18,some families from Maplewood could choose to attend.ther new school opening up space at Maplewood;or families in the new:MeadowVue homes could.choose to attend the new elementary school. Randy Matheson;Executive Director,Community Relations Renton School District I:300 SW 7th Street,Renton WA 98057 1425.204.2345 I randy.mathesonPrentonschools.us I www.rentonschools.us I fl en on From:Alex Morganroth [mailto:AMorganroth@Rentonwa.gov] Sent:Tuesday,May 02,201711:44 AM To: Randy Matheson<randy.matheson@rentonschools.us> Subject: MeadovVue Hi Randy, EXHIBIT 29 We've received your response on MeadowVue.Can you clarify your answer with regards to whether or not Meadow Crest Elementary can handle the additional students?This development will contain 14 single-family homes. Thanks, Alex Morganroth,Associate Planner City of Renton I CED I Planning Division 10.55 S Grady Way 16tn Floor I Renton,WA 98057 425)430-7219 I amorganroth@rentonwa.gov I .: 2 t_ Alex Morganroth From•:: .Gillian Syverson- Sent• Tuesday, May 02,y 2017 11:25 AM To Alex Morganroth . . .. Subject: .• : FW: Planning Dept.:Letter From: Randy Matheson [mailto:randy.matheson@rentonschools.us] Sent:Tuesday,'May 02, 201:7.10:45:AM TO:Gillian Syverson<GSyverson@Rentonwa.gov>; Michael (Mike):Ingham <Michael.:Ingham@rentonschools.us> Subject: RE: Planning Dept, Letter. . Answers in red below.: :. Randy Matheson;:Executive Director,Community Relations Renton School District 1300 SW 7th Street,Renton WA 98057 1425.204.2345 1 :: randy.matheson@rentonschools:us 1 www.rentonschools:us l ig .. rtI/ enOff. From: Gillian Syverson [mailto:GSyverson@Rentonwa.gov] Sent:Tuesday, May 02,201710:34 AM To: Randy:Matheson<randy.matheson@rentonschools.us>; Michael (Mike) Ingham Michael.Ingham@rentonschools.us> : Subject: RE: Planning Dept. Letter :: ;: H Would you please respond to this school request ASAP for MeadowVue Preliminary.Plat ASAP as it was originally sent 4- 4:: SCHOOL INFORMATION:REQUEST' Subject: MeadowVue Preliminary Plat LUA17-000106,ECF; PP The:City of Renton's Department of Community and Economic Development (CED) has received an application for a preliminary planned urban development located at ADDRESS::.13833 SE 156th Ave;Renton,WA 98059=6746 Parcel: 1463400060;_ 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 n, 1055 South GradyRenton,:Washington:98057'or fax to (425)my attention, City of Renton, CEO, Planning Division,Way, 430-7300, by April 12,2018. . .. Elementary School:Maplewood Heights.Elementary School Middle School:McKnight Middle.School High School; Hazen 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 . (Depending on the size of the development, Meadow:Crest Elementary may..not beable to accommodate students..Middle and High school would be able to:accommodate.students:) Any Comments: .. . Thank you for providing regarding l e this important information.. If you have any questions t is project, please contact me at(425)430-7289. Sincerely, Gi< .+:a vSyversory Administrative Secretary I City of Renton ICED Planning Division 1055 S Grady Way I 6th Floor I Renton,WA 9805• 7 Phone:.425.430,65781 Fax:425.430.7300 gsvverson Casrentonwa.gov Renton ., From:Gillian Syverson Sent:Tuesday,'April 04,.20171229 PM To:'Randy Matheson'<randy.matheson@rentonschools.us> Subject: RE: Planning Dept: Letter:. Hi:Randy, I just sent you.2 new school information requests for new subdivisions. If you have any questions or need further information about either one of those,please let me know. And, I apologize I overlooked your request on the last one for more information and although for that one I did not:use the same format you requested, but I did the most recent 2,following is.information you've.asked for on the last•. request: MeadowVue:Preliminary Plat.• LUA17=0001'06, ECF, PP:. ADDRESS: 13833 SE 156th Ave, Renton,WA 98059'6746 :. Parcel: 1463400060 If you haven't gotten the information.over tothe Planner,would you please do so at your earliest convenience. Again, I: a olo ize for overlooking that part of Your'request. Gi2Z4a wSyverso i.v Administrative Secretary City of Renton. I CED I Planning Division 1055 S Grady Way I 6th Floor I Renton,WA 98057 Phone:425.430.6578 i Fax 425.430.7300 I gsvverSon@rentonwa.gov 2 1 2 3 4 5 6 7 8 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON 9 RE: MeadowVue 10 FINAL DECISION 11 Preliminary Plat LUA17-000106,ECF,PP, MOD 12 13 14 SUMMARY 15 16 The applicant requests preliminary plat approval for a 14-lot residential subdivision on 4.54 acres of land located at 13833 156th Avenue SE with a street modification. The preliminary plat is approved 17 with conditions. 18 TESTIMONY 19 Note: The following is a summary of testimony provided for the convenience of the reader only 20 and should not be construed as containing anyfindings offact or conclusions of law. The focus upon or exclusion of any particular testimony or hearing evidence in this summary is not 21 reflective of the priority or probative content of any particular hearing evidence and no 22 assurance is made as to accuracy. 23 Staff Testimony 24 Alex Morganroth, Associate Planner, City of Renton described the project. In response to examiner questions,Mr.Morganroth stated the City's recommended condition of approval regarding landscaping 25 would not reduce the proposed number of lots.He stated the adjacent unincorporated King County land 26 was within the City's Urban Growth Area and would eventually be annexed. He noted the proposed jersey blocks at the terminus of the newly paved portion of 154th Avenue SE should block commuter PRELIMINARY PLAT - 1 1 traffic. The Fire Department has granted a variance to the emergency access requirements in lieu of sprinkler systems in each of the houses.The proposed street modifications for 156th Avenue SE meet 2 the existing profile and have been approved by Public Works. 3 Mr. Morganroth described the nature of the public comments received by the City. Comments were 4 related to the potential for cut through traffic going around the jersey barriers at the end of the paved portion of 154th Avenue SE and across the site to 156th Avenue SE, the need for a signalized 5 intersection, drainage from the site along the culvert on the unpaved portion of 154th Avenue SE and tree retention. 6 7 Applicant Testimony 8 Matt Hough, CPH Consultants, stated -ie thought the applicant had responded to all of the City's concerns and approved of the City's recommended conditions of approval. 9 10 Public Testimony 11 Claudia Donnelly expressed concerns regarding the number of retained trees and stated she felt the City did not properly enforce tree retention provisions during or after the construction phases. She 12 presented a series of photos from developments around Renton(Ex. 33). Ms. Donnelly also expressed concern about the design and adequacy of the proposed stormwater treatment facility. Ms. Donnelly 13 was concerned about construction activities taking place after hours. Finally, Ms. Donnelly stated the 14 City does not enforce its silt fencing provisions. 15 Marvin Bettes lives southwest of the proposed subdivision. He expressed concerns 154th Avenue SE would be used as a cut through route. He stated the jersey barriers would not keep people from driving 16 around them and then using Road A through the new subdivision to get to 156th Avenue SE. 156th Avenue SE has a lot of congestion.He noted his home had flooded a couple of times due to sheet flow 17 from the project site. He hopes the new stormwater pond will alleviate this issue.He stated the County 18 does not maintain the pavement or drainage swale for 154th Avenue SE. If the project worsens existing conditions, what recourse will the neighbors have? He asked where the water from the paved portion 19 of 154th Avenue SE will go. The road was constructed to code in 1977 but then never maintained. 20 Diane Christenson agreed with Mr. Bettes. She'd like to see a jersey barrier blocking Road A to effectively cut off commuter traffic. ' 21 22 Norel Hansen agreed with Mr. Bettes and Ms. Christenson. His home currently floods and he's also concerned about storm drainage. He is concerned about where the water draining from the new 23 pavement on 154th Avenue Se will go. The existing culvert is getting filled. Water from the new road may exacerbate an existing problem. 24 25 26 Staff Response PRELIMINARY PLAT- 2 1 Mr. Morganroth stated the transportation division is fine with a full blockade of 154th Avenue SE, however, they want to make sure they don't block the driveway to the south. The applicant will be 2 required to work with the surrounding property owners during civil review. 3 Vanessa Dolby stated a full barricade would not be a standard practice and reiterated the City does not 4 want to block access for 13929 154th Avenue SE. In response to the examiner, Ms. Dolby stated the City had never used an electronic gate to block traffic before. 5 Ms. Dolby stated the culvert off unpaved portion of 154th Avenue SE is in need of repair but that this6isnotwithintheCity's jurisdiction. According to Mr. Bettes, King County has declared they will not 7 maintain the road or the ditch and, in fact,never has. There is no official agreement for maintenance at this point. 8 With respect to tree retention, Ms. Dolby noted the plat is currently in compliance with City code and 9 will not be granted final plat approval until the landscaping has been installed and inspected. 10 Ms.Dolby stated the City has a hotline to report violations of code, including after-hours construction. 11 Enforcement is compliant driven. The applicant will be required to comply with RMC 4-4- 030(C)(3)(b). Ms. Dolby read the complaint line phone number into the record. 12 Jennifer Henning listed the approved construction hours. She stated the applicant will be required to 13 post bonds to ensure the stormwater fac'lities are constructed and operated properly. She also further 14 described the street modification which will include construction of a center turn lane on 156th Avenue SE at a later date when the overall corridor is completed. The modified street width anticipates future 15 planned improvements. 16 Ian Fitzgerald stated the project will be required to meet Level 3 stormwater controls rather than the more standards Level 2 requirements. This was a SEPA mitigation measure. The increased stormwater 17 control will be at a 100-year flood level 'or forested conditions rather than a 50-year level. As the site 18 is currently cleared pasture,the new forested conditions requirement should alleviate the current sheet flow issue. Storm water from new frontage improvements along 154th Avenue SE will be routed to the 19 project's stormwater pond. Water from he new asphalt will bypass the pond and go into the existing culvert. The current proposed complies with the City's stormwater regulations.Additional review will 20 occur at the construction permit phase. 21 Applicant Response 22 Jennifer Reiner of DR Horton stated they will coordinate with the neighbors to find an agreeable 23 solution to the issue of potential cut through traffic on 154th Avenue SE. 24 EXHIBITS 25 Exhibits 2-29 listed on page 2 of the May 9, 2017 Staff Report, in addition to the Staff Report itself 26 (Ex. 1), were admitted into evidence the public hearing. Additional exhibits admitted during the PRELIMINARY PLAT- 3 1 hearing include: 2 Ex. 30—City of Renton PowerPoint 3 Ex. 31 —Google Maps Ex. 32—City of Renton Maps 4 Ex. 33—Donnelly Exhibits a) Email and handwritten statement, 4/28/17 5 b) Letter response from Attorney General, Ecology Division, 5/3/17 c) Newspaper letter to the editor, Renton Reporter, 3/24/17 6 d) Photographs, undated 7 8 FINDINGS OF FACT 9 Procedural: 10 1. Applicant. DR Horton, 12910 Totem Lake Boulevard NE, Suite 220, Kirkland, WA 98034. 11 2. Hearing. The Examiner held a hearing on the subject application on May 9, 2016 in the City 12 of Renton Council Chambers. 13 3. Project Description. The applicant is requesting Preliminary Plat approval, SEPA 14 Environmental Review, and a street modification in order to subdivide a 4.54-acre property into 14 lots for the future construction of single-family residences. The project site is located in the 15 Residential-4 (R-4)zoning designation. The proposed single-family residential lots range in size from 16 9,633sf to 11,313sf feet with a proposed net density of 3.73 dwellings per acre. One existing single- family dwelling will be removed, along with the associated accessory structures.Additional proposed 17 improvements include a storm water trait in the southwest corner of the site along the 154th Ave SE frontage. The proposed lots will be served by a new public residential access street that will connect18 154th Ave SE with 156th Ave SE.A Modification from the City's street standards (RMC 4-6-060) is 19 requested to reduce the required ROW dedication from 15.5 feet to 5.5 feet. 20 No critical areas have been mapped on the project site. 21 There are approximately 35 significant trees located on the project site. The applicant is proposing to 22 retain a total of nine(9)trees. Approximately 10,000 cubic yards of material would be cut on-site and approximately 12,000 cubic yards of fill 1is proposed to be brought into the site. 23 The project site is completely surrounded by low density single family development. Properties on all 24 sides, including the subject, have a Residential Low Density Comprehensive Plan Land Use 25 Designation.Properties to the north and east are zoned Residential-4 du/ac(R-4) in Renton.Properties to the south and west are zoned King County R-6. 26 PRELIMINARY PLAT -4 1 4. Adequacy of Infrastructure/Public Services. The project will be served by adequate 2 infrastructure and public services as follows: 3 A. Water and Sewer Service. 'water service will be provided by King County Water District No. 90.The Applicant provided a Certificate of Water Availability(Ex.28). Sewer will be 4 provided by the City of Renton. The proposed sewer layout is appropriately designed to 5 serve the development and conforms to all requirements in City code. The on-site septic system serving the existing ome should be abandoned in accordance with King County 6 Department of Health regula ions and Renton Municipal Code. 7 The approved water plans from SCWSD should be provided to the City at the utility 8 construction permit stage.Any new hydrants shall be installed per Renton's fire department 9 standards to provide the required coverage of all lots. An approved water plan from King County Water District 90 should be provided to the City at the utility construction permit 10 stage. 11 B. Police and Fire Protection. Police and Fire Prevention staff indicate that sufficient 12 resources exist to furnish services to the proposed development; subject to the condition 13 that the applicant provides code required improvements and fees. Fire impact fees are applicable at the rate of$718.56 per single family unit. This fee is paid at time of buildingI 14 permit issuance. Credit will be granted for the one existing home, which is slated to be 15 demolished. 16 A variance request was subn itted to the Renton Fire Authority in order to allow for the 17 sprinkling of all proposed resdential structures in lieu of providing a full 90-foot diameter cul-de-sac turnaround, as required for dead end streets exceeding 300 feet (RMC 4-6- 18 060.H)..The Renton Fire Authority approved the variance on April 3, 2017 (Ex. 17). As 19 such,the proposed new Road A would end at the point it intersects with 154th Ave SE with no temporary cul-de-sac turn around. 20 C. Drainage.Drainage will be adequately addressed.According to staff and public testimony,21 there is currently a flooding issue to the southwest of the subject site. This flooding may 22 be caused by sheet flow froml the subject site, which is currently cleared pasture land. The MDNS condition requiring Level 3 Flow Control standards for flow control equivalent to 23 a 100-year flood in pre-development forested conditions should improve drainage over 24 existing conditions. 25 The applicant submitted a Preliminary Technical Information Report (TIR), prepared by 26 CPH Consultants (dated February 6, 2016; Ex. 12). According to the TIR, the project is PRELIMINARY PLAT- 5 1 required to provide Basic Water Quality treatment in addition to Level 3 Flow Control per 2 current City of Renton surface water standards, including recent adoption of the 2017 Renton Surface Water Design Manual (RSWDM). Water quality storm volumes are 3 proposed to be treated with al combined detention and water quality pond in the southwest 4 corner of the site.A series of onsite catch-basin inlets and underground pipes would collect and convey surface water runoff westerly within proposed road right-of-way for the 5 majority of the developed site to the combined detention and water quality pond for flow 6 control. Release rates would be controlled by a control riser and discharged to an existing ditch located southwest of the site, on the east of 154th Ave SE right of way. A portion of 7 the runoff along 154th Ave SSE and 156th Ave SE will be bypassed due to the existing 8 topography and grade of the roads.To offset the detained and untreated area,the site would be treating runoff from a portion of previously untreated pavement along 156th Ave SE. 9 The project is subject to the on-site Best Management Practices(BMP)requirements found 10 in Core Requirement#9. According to the TIR, neither full dispersion nor full infiltration 11 are feasible due to poor soil characteristics and insufficient flow paths. In addition, 12 secondary and tertiary-level BMP such as rain gardens,bioretention,permeable pavement, and basic dispersion were evaluated and deemed infeasible due to the poor soil infiltration 13 characteristics and the expectation of perched ground water on the site. However, according to City Staff,basic dispersion may be a viable BMP for some lots.Feasibility of 14 on-site BMP would be evaluated at the time of building permit review. The applicant has 15 proposed Level 3 Flow control pursuant to the RSWDM that would result in the site run off matching the 100-year flood peak flows. 16 17 The stormwater pond and po id access should be provided as per the City Amendments. The final plans and drainage report, based on the requirements mentioned in the City of 18 Renton Amendments to the 2017 RSWDM, are required to be submitted with the utility 19 construction permit. 20 A Construction Stormwater General Permit from Department of Ecology will be required. 21 A Stormwater Pollution Prevention Plan (SWPPP) is also required for this site. 22 D. Parks/Open Space.A Park Impact Fee would be required for the future houses. The current 23 Park Impact Fee is assessed at$2,740.07 per single family residence. The fee is payable at the time of building permit issuance. As conditioned, the proposed plat complies with the 24 Residential Design and Open Space Standards. 25 E. Streets.The proposed development fronts 156th Avenue SE,a minor arterial road and 154th 26 Avenue SE, a residential access road that is discontinuous adjacent to the subject site. PRELIMINARY PLAT - 6 1 Primaryaccess to the site would beprovided via a new proposedpoposed Residential Access Road 2 from on 156th Ave SE(Ex. 2). 3 156th Ave SE is classified a a Minor Arterial Road with an existingright of way(ROW)g 4 width of approximately 60 feet. RMC 4-6-060 requires a minimum ROW width of 91 feet for a Minor Arterial Road. Therefore, in order to construct the standard road profile with 5 travel lanes, curb, landscaping, sidewalks and a bike lane, the applicant would need to 6 dedicate an additional 15.5 feet and construct half street improvements.However,the City of Renton Transportation Department's plan for 156th Ave SE does not conform to the 7 standard Minor Arterial Road profile and instead only requires a total right of way width 8 of 71 feet, which would only require only a 5.5-foot dedication from the applicant. The applicant has submitted a request for a street modification to reduce the width of the ROW 9 dedication from 15.5 to 5.5 feet. 10 The City's Public Works Transportation Section and Economic Development Division 11 have reviewed the 156th Avenue SE corridor and the surrounding area and have determined that a modified minor arterial street section is suitable for the section of 156th Avenue SE 12 adjacent to the site. The roadway section in front of the proposed development is directly 13 adjacent to existing single family residences. Staff determined that insufficient space exists between the ROW and existing homes to expand the roadway section to meet the minor 14 arterial street standards. The modified street section would meet the objectives of safety, 15 function and appearance as intended by the code and sound engineering judgment. Additionally, no adverse impacts to other properties are anticipated from approval of the 16 modification request. 17 154th Ave SE, located alon the west property line, is classified as a Residential Access 18 Road with approximately 60 feet of ROW. The minimum ROW width for this road 19 classification is 53 feet, therefore there is no need for additional ROW dedication. As no existing paved roadway exists for 154th Ave SE, a 20-foot paved half-roadway section is 20 required along the project side of 154th Ave SE with a new curb line set 13 feet east of the 21 center of the ROW. Frontage improvements will include a 0.5-foot wide curb, 8-foot wide planter, and 5-foot wide sidewalk along the project side of the roadway. 22 23 The applicant has proposed anew Residential Access Road through the subdivision(Road A). The applicant is proposing a cross-section that includes a ROW width of 53 feet with 24 26 feet of pavement, 8-foot wide landscaped planters, 5-foot wide sidewalks, and 0.5-foot 25 wide curbs. The roadway would provide two (2) 10-foot travel lanes and one (1) 6-foot parking lane. 26 PRELIMINARY PLAT - 7 1 Street lighting is required per RMC 4-6-060I. In general,pedestrian lighting for sidewalks 2 and pathways shall be installed between intersections along streets and at intersection • corners for residential streets. Arterial lights would also be required on 156th Ave SE. A 3 lighting plan shall be submitted to,and approved by,the Current Planning Project Manager 4 and the Plan Reviewer prior to construction permit approval. 5 F. Tree Retention. The applicant is retaining an appropriate number of significant trees. The 6 property is covered primarily with actively grazed. Several larger trees are located around the project site, including 35 IsIignificant trees(Ex. 5 and 14). Seven(7)of the 35 trees were 7 classified as poor or dangeroi s and twelve(12)trees were located within the proposed road 8 network.The net number of significant trees for this development is 16 trees.The minimum tree retention requirement is thirty percent (30%) in the R-4 zone, or five trees for this 9 property. After street deductions, the applicant is proposing to retain nine (9) of the potential 16 healthy trees. Al retained trees (i.e., protected trees) would be required to be 10 protected during construction pursuant to RMC 4-4-130. 11 The applicant is proposing to replant the subdivision with 47 new. Where there is 12 insufficient ROW space or no public frontage, street trees are required in the front yard(s). 13 According to the preliminary landscape plan submitted by the applicant,no lots in the plat would be in compliance with the minimum tree density requirement. A condition of 14 approval will require the applicant to add additional trees to each lot in order to meet the 15 minimum tree density requirement.The minimum tree density would be verified at the time of the final detailed landscape plan. 16 17 G. Landscaping. As proposed, the conceptual landscape plan does not comply with the required 15-foot perimeter landscaping around the storm detention facility (Ex. 5). The 18 proposed landscape plan incudes an 8-foot wide planting strip between the sidewalk and 19 curb along Road A, an 8-foot wide planting strip between the sidewalk and curb along 154th Ave SE,and an 8-foot Wide planting strip between the sidewalk and curb along 156th 20 Ave SE. In addition, 10 feet of on-site landscaping along all street frontages and 15 feet of 21 landscaping around the perimeter of the Storm pond is required.As proposed,the east side of the storm tract does not halve the required 15-foot landscaping.A condition of approval 22 will require the applicant to submit a final detailed landscape plan demonstrating 23 compliance with RMC 4-8-120 and RMC 4-4-070.The landscaping plan shall be approved by the Current Planning Project Manager prior to issuance of the construction permits. 24 25 As proposed the Storm Tract perimeter landscaping would be maintained by the subdivision. A condition of approval will require the applicant to create a Home Owners 26 Association ("HOA") that maintains all landscaping in the Storm Tract and any and all PRELIMINARY PLAT - 8 1 other common improvements. A draft of the HOA documents shall be submitted to, and 2 approved by,the City of Renton Project Manager and the City Attorney prior to Final Plat recording. Such documents s all be recorded concurrently with the Final Plat. 3 4 H. Parking. Sufficient area exists, on each lot, to accommodate off-street parking for a minimum of two (2)vehicles. This is typically achieved by providing a two (2) car garage 5 for each single-family home. In addition, the new residential access street (Road A) will 6 provide one (1) 6-foot parking lane. Compliance with individual driveway requirements would be reviewed at the time of building permit review. 7 8 I. Schools. The Renton School District can accommodate any additional students generated by this proposal at the following schools: McKnight Middle School and Hazen High 9 School. The elementary school students in the area typically attend, Maplewood Heights, is currently at capacity. The School District intends to use dispersion of students in order10 to accommodate new development in the area. In addition, the opening of the Sartori 11 Elementary School in the fall of 2018 may open up additional spots at Maplewood Heights Elementary School (Ex. 29). Any new students from the proposed development would be 12 bussed to their schools. The stop is located directly across the street from the proposed 13 development at the corner of 156th Ave SE and SE 5th Pl. Students would cross 156th Ave SE via the existing crosswalk if the bus is travelling north, and would be able enter or exit 14 the bus directly in front of the development if the bus is travelling south. Students would 15 have safe walking conditions to or from the bus stop regardless of the direction of travel. 16 A School Impact Fee,based on new single-family lots,will be required in order to mitigate 17 the proposal's potential impacts to the Renton School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at$5,543.85 18 per single family residence. 19 5. Adverse Impacts. There are no adverse impacts associated with the proposal. As discussed in 20 Finding of Fact No. 4, the proposal provides for adequate infrastructure and is served by adequate 21 public services. There are critical areas on and near the subject site. The project complies with tree retention requirements. Specific areas of concern expressed in the public testimony are discussed 22 further below. 23 A. Traffic. No impacts to traffic are anticipated. Multiple owners of properties adjacent to or 24 near the project site have submitted comments to staff expressing concerns about the potential traffic impacts (Ex.119). 154th Ave SE is no longer maintained by King County 25 and residents are concerned that traffic would attempt to use the road as a shortcut,thereby 26 increasing the maintenance burden for the existing residents that maintain the road on their own. As depicted on the Plat Plan (Ex. 2), the proposed improvements on 154th Ave SE PRELIMINARY PLAT- 9 1 would end at the boundary between the City of Renton and incorporated King County near 2 the southwest corner of the project site. An area of existing grass and concrete driveway lies between the un-maintained gravel section of 154th St Ave SE and the proposed new 3 improvements on the project site. As part of the construction permit review process, staff 4 will evaluate the appropriateness of installing a Type 3 traffic barricade at the southern terminus of the section of 154th Ave SE located on the project site, in order to prevent 5 traffic from driving over the landscaped area between the gravel section in King County 6 and the future paved section on the project site in order to access 156th Avenue SE. 7 Gibson Traffic Consultants has calculated that the project would generate a total of 10 new 8 vehicle trips per hour in the AM peak period and 13 new vehicle trips per hour in the PM peak period(Ex. 13). The City does not require Traffic Impact Analyses for developments 9 if both new AM and PM peak period vehicle trips are less than 20. Adequate sight distance would be provided at the intersection of the proposed new street and 156th Ave SE and the10 intersection of the proposed new street and 154th Ave SE. 11 It is also anticipated that the proposed project would result in impacts to the City's street12 system.In order to mitigate transportation impacts,the applicant would be required to meet 13 code-required frontage improvements, City of Renton's transportation concurrency requirements (Ex. 26) based upon a test of the citywide Transportation Plan and pay14 appropriate Transportation Impact Fees. Currently,this fee is assessed at$5,430.85 per net 15 new single family home. The fee, as determined by the Renton Municipal Code at the time of building permit issuance shall be payable to the City. 16 17 It is not anticipated that the proposed project would adversely impact the City of Renton's street system subject to the payment of code-required impact fees and the construction of 18 code-required frontage improvements (Ex. 18). The fee, as determined by the Renton 19 Municipal Code at the time of building permit issuance shall be payable to the City. In addition, a final detailed road plan and landscape plan must be submitted and approved20priortoissuanceofaconstructionpermits. 21 Conclusions of Law 22 23 1. Authority. RMC 4-7-020(C)and 4-7-050 D provide that the Hearing)(5) Examiner shall hold 24 a hearing and issue a final decision on preliminary plat applications.Preliminary plat review is a Type III decision subject to hearing examiner approval. 25 26 PRELIMINARY PLAT- 10 1 2. Zoning/Comprehensive Plan Designations. The subject property is zoned Residential-4 2 dwelling units per net acre (R-4). The comprehensive plan map land use designation is Residential Low Density. 3 3. Review Criteria. Chapter 4-7 RMC governs the criteria for subdivision review. Applicable 4 standards are quoted below in italics an applied through corresponding conclusions of law. 5 Preliminary Plat 6 RMC 4-7-080 B : A subdivision shall be consistent with the followingprinciples ofacceptability:p P p h': 7 1. Legal Lots: Create legal building sites which comply with all provisions of the City Zoning 8 Code. 9 2.Access: Establish access to a public road for each segregated parcel. 10 3. Physical Characteristics: HavlIe suitable physical characteristics. A proposed plat may be 11 denied because of flood, inunllanon, or wetland conditions. Construction of protective improvements may be required as a condition of approval, and such improvements shall be 12 noted on the final plat. 13 4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, 14 water supplies and sanitary wastes. 15 4. As conditioned,this criterion is satisfied,as detailed by staff at pages 11-15 of the Staff Report, 16 which is adopted and incorporated by this reference as if set forth in full. There are no critical areas on site. As noted in Finding of Fact No. 4(G), conditions of approval will require the applicant to 17 submit a final detailed landscape plan demonstrating compliance with RMC 4-8-120 and RMC 4-4- 070 and the creation of a Home Owners Association ("HOA") that maintains all landscaping in the 18 Storm Tract and any and all other common improvements.With respect to street layouts and pedestrian 19 amenities, conditions of approval will require a street lighting. With respect to tree retention and density(FOF No. 4(F)), the proposal will retain an adequate number of significant trees. A condition 20 of approval requires the applicant to pr Ivide a final detailed landscape plan identifying compliance 21 with tree density requirements. Primary access to the development would be via a managed public road access from 156th Avenue SE with secondary, but blocked, access from 150 Avenue SE. As 22 noted in Finding of Fact No. 5, no adverse impacts are anticipated. As determined in the Finding of 23 Fact No.4, and as conditioned,the proposal makes adequate provision for drainage, streets,water and sewer. 24 RMC 4-7-080(I)(1): ...The Hearing Examiner shall assure conformance with the general purposes25 of the Comprehensive Plan and adopted standards... 26 PRELIMINARY PLAT - 11 1 5. The proposed preliminary plat is consistent with the Renton Comprehensive Plan as outlined 2 on pages 4-5 of the staff report,which is incorporated by this reference as if set forth in full. 3 RMC 4-7-120(A): No plan for the replotting, subdivision, or dedication of any areas shall be approved by the Hearing Examiner unless the streets shown therein are connected by surfaced road 4 or street(according to City specifications) to an existing street or highway. 5 6. Primary access to the development would be via a new residential access road intersecting 6 156th Avenue SE. 7 RMC 4-7-120(B): The location of all streets shall conform to any adopted plans for streets in the City. 8 9 7. The internal road, Road A will connect to 156th Avenue SE on the east and 154th Avenue SE on the west. Access from the west would be blocked to discourage cut through traffic over the 10 unmaintained portion of 154th Avenue SE. As noted in Finding of Fact No. 4(B), the Renton Fire Department has approved a modification to allow the applicant to install fire sprinklers in each home 11 in lieu of the required fire access turnaround. 12 RMC 4-7-120(C): If a subdivision is located in the area of an officially designed[sic]trail, 13 provisions shall be made for reservation of the right-of-way or for easements to the City for trail 14 purposes. 15 8. The staff report and administrative record do not identify any officially designated trail in the vicinity. 16 RMC 4-7-130(C): A plat, short plat, subdivision or dedication shall be prepared in conformance 17 with the following provisions: 18 1. Land Unsuitable for Subdivision: Land which is found to be unsuitable for subdivision 19 includes land with features likely to be harmful to the safety and general health of the future residents(such as lands adversely affected byflooding, steep slopes, or rockformations). Land 20 which the Department or the Hearing Examiner considers inappropriate for subdivision shall 21 not be subdivided unless adequate safeguards are provided against these adverse conditions. 22 a. Flooding/Inundation:If any portion of the land within the boundary of a preliminary plat is subject to flooding or inundation, that portion of the subdivision23 must have the approval of the State according to chapter 86.16 RCW before the 24 Department and the Hearing Examiner shall consider such subdivision. 25 b. Steep Slopes:A plat, short plat, subdivision or dedication which would result in the 26 creation of a lot or lots that primarily have slopes forty percent (40%) or greater as PRELIMINARY PLAT - 12 1 measured per RMC 4-3-050J1a, without adequate area at lesser slopes upon which 2 development may occur, shall not be approved. 3 4 3. Land Clearing and Tree Retention: Shall comply with RMC 4-4-130, Tree Retention and Land Clearing Regulations. 5 4. Streams: 6 7 a. Preservation:Every reIasonable effort shall be made to preserve existing streams, bodies of water, and wetland areas. 8 b. Method:If a stream passes through any of the subject property, a plan shall be 9 presented which indicates how the stream will be preserved. The methodologies used 10 should include an overfcw area, and an attempt to minimize the disturbance of the natural channel and stream bed. 11 c. Culverting: The piping or tunneling of water shall be discouraged and allowed 12 only when going under streets. 13 d. Clean Water:Every effort shall be made to keep all streams and bodies of water 14 clear of debris and pollutants. 15 9. As discussed in Conclusions of Law No.4,the land is suitable for development. The property is not designated as a floodplain and no adverse impacts to critical areas are anticipated. 16 17 As discussed in Finding of Fact No. 4(F), the City's adopted Tree Retention and Land Clearing Regulations require the retention of 20 percent of trees in a residential development. The site contains 18 16 significant trees, of which the applicant proposes to retain nine, exceeding the City's requirement. 19 RMC 4-7-140: Approval ofall subdivisions located in either single family residential or multi family 20 residential zones as defined in the Zoning Code shall be contingent upon the subdivider's dedication of land or providing fees in lieu of dedication to the City, all as necessary to mitigate the adverse 21 effects of development upon the existing park and recreation service levels. The requirements and 22 procedures for this mitigation shall be per the City of Renton Parks Mitigation Resolution. 23 10. The developer will pay the City's required Park and Recreation Impact fees.The fee is payable at the time of building permit issuance. 24 RMC 4-7-150(A): The proposed street system shall extend and create connections between existing 25 streets unless otherwise approved by the Public Works Department. Prior to approving a street system 26 that does not extend or connect, the Reviewing Official shall find that such exception shall meet the PRELIMINARY PLAT - 13 1 requirements of subsection E3 of this Section. The roadway classifications shall be as defined and 2 designated by the Department. 3 11. The internal road, Road A will connect to 156th Avenue SE on the east and 154th Avenue SE on the west. The applicant will pave a discontinuous portion of 154th Avenue SE. 4 RMC 4-7-150(B): All proposed street names shall be approved by the City. 5 12. As conditioned. 6 RMC 4-7-150(C): Streets intersecting with existing or proposed public highways, major or secondary arterials shall be held to a minimum. 8 13. As proposed,there will be a single street intersection with 156th Avenue SE. 9 RMC 4-7-150(D): The alignment of all streets shall be reviewed and approved by the Public Works 10 Department. The street standards set by RMC 4-6-060 shall apply unless otherwise approved. Street 11 alignment offsets of less than one hundred twenty-five feet (125) are not desirable, but may be approved by the Department upon a showing of need but only after provision of all necessary safety 12 measures. 13 14. As discussed in Finding of Fact 4, the Public Works Department has reviewed and approved 14 the street alignment. 15 RMC 4-7-150(E): 16 1. Grid:A grid street pattern shall be used to connect existing and new development and shall be the predominant street pattern in any subdivision permitted by this Section. 17 18 2. Linkages:Linkages, including streets, sidewalks,pedestrian or bike paths, shall be provided within and between neighborhoods when they can create a continuous and 19 interconnected network of roads and pathways. Implementation of this requirement shall comply with Comprehensive Plan Transportation Element Objective T-A and Policies T-9 20 through T-16 and Community Design Element, Objective CD-Maud Policies CD-50 and CD-60. 21 22 3. Exceptions: 23 a. The grid pattern may be adjusted to a `flexible grid" by reducing the number of linkages or the alignment between roads, where the following factors are present on 24 site: 25 i. Infeasible due to topographical/environmental constraints; and/or 26 ii. Substantial improvements are existing. PRELIMINARY PLAT- 14 1 4. Connections: Prior to adoption of a complete grid street plan, reasonable connections that2linkexistingportionsofthegrid)system shall be made. At a minimum, stub streets shall be 3 required within subdivisions to allow future connectivity. 4 5. Alley Access:Alley access is the preferred street pattern except for properties in the Residential Low Density land us+designation. The Residential Low Density land use 5 designation includes the RC, R-. and R-4 zones. Prior to approval of a plat without alley access, the Reviewing Official shall evaluate an alley layout and determine that the use of6alley(s) is not feasible... 7 6.Alternative Configurations: Offset or loop roads are the preferred alternative 8 configurations. 9 7. Cul-de-Sac Streets: Cul-de-sac streets may only be permitted by the Reviewing Official 10 where due to demonstrable phys"cal constraints no future connection to a larger street pattern is physically possible. 11 15. The project provides a grid connection by connecting the internal road,Road A to 156th Avenue 12 SE and 154th Avenue SE. South of the project, 154th Avenue SE is unmaintained and substandard. 13 North of the project, 154th Avenue SE is discontinuous. The applicant will be required to install pavement and half street improveme is to 154th Avenue SE along the project frontage. The 14 unmaintained existing portion is located in unincorporated King County in the Renton UGA.At some 15 point in the future, 154th Avenue SE nay be completed and brought up to current standards. The provision of half street improvements byll the proposal allows for future road connections.As this road 16 is currently unmaintained and discontinuous,the City will require the developer to block access to the 17 newly paved portions of 154th Avenue SE until the road is ready to be completed and connected to the City's existing street network.The proposed project includes the installation of frontage improvements 18 along the public street frontages, including sidewalks. 19 RMC 4-7-150(F): All adjacent rights-of-way and new rights-of-way dedicated as part of the plat, 20 including streets, roads, and alleys, shall be graded to their full width and the pavement and sidewalks shall be constructed as specified in the street standards or deferred by the Planning/Building/Public 21 Works Administrator or his/her designee. 22 16. As discussed in Finding of Fact No. 4(E), the applicant has requested a street modification to 23 reduce the width of the ROW dedication adjacent to 156th Avenue SE from 15.5 to 5.5 feet.The City's Public Works Transportation Section and Economic Development Division have reviewed the 156th 24 Avenue SE corridor and the surrounding area and have determined that a modified minor arterial street 25 section is suitable for the section of 156th Avenue SE adjacent to the site as it conforms to future plans for the corridor. The modified street section would meet the objectives of safety, function and 26 appearance as intended by the code and sound engineering judgment.Additionally,no adverse impacts PRELIMINARY PLAT - 15 1 to other properties are anticipated from approval of the modification request.No additional dedication 2 is needed to construct half-street improvements at 154th Avenue SE to comply with City development standards. 3 RMC 4-7-150(G): Streets that may be extended in the event offuture adjacent platting shall be 4 required to be dedicated to the,plat boundary line. Extensions of greater depth than an average lot 5 shall be improved with temporary turntrrounds. Dedication of a full-width boundary street shall be required in certain instances to facilitate future development. 6 17. There are no further street extensions possible for the proposed subdivision. 7 RMC 4-7-170(A): Insofar as practical, side lot lines shall be at right angles to street lines or radial 8 to curved street lines. 9 18. The lots are generally rectangular in shape with minimal variations in size.All lots are oriented 10 to Road A. The building design of the new residences would be reviewed and approved at the time of building permit application.11 12 RMC 4-7-170(B): Each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the street standards. 13 19. As previously determined, each lot has access to a public street or road. 14 RMC 4-7-170(C): The size, shape, and orientation of lots shall meet the minimum area and width 15 requirements of the applicable zonin classification and shall be appropriate for the type of 16 development and use contemplated Further subdivision of lots within a plat approved through the provisions of this Chapter must be consistent with the then-current applicable maximum density 17 requirement as measured within the pla I as a whole. 18 20. As previously determined,the proposed lots comply with the zoning standards of the R-4 zone, 19 which includes area,width and density. 20 RMC 4-7-170(D): Width between side lot lines at their foremost points(i.e., the points where the side 21 lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of(1)pipestem lots, which shall have a minimum width of twenty 22 feet (20') and(2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be 23 a minimum of thirty-five feet(35). 24 21. As shown in Ex. 2,the requirement is satisfied. 25 RMC 4-7-170(E): All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius offfifteen feet(15). 26 PRELIMINARY PLAT - 16 1 22. As proposed. 2 RMC 4-7-190(A): Due regard shall be shown to all natural features such as large trees, 3 watercourses, and similar community assets. Such natural features should be preserved, thereby adding attractiveness and value to the poperty. 4 23. As discussed in Finding of Fact No. 5 there are no critical areas on site.There are no significant 5 natural features community assets. There are no streams on-site. Significant trees are proposed for 6 retention, where feasible on-site. 7 RMC 4-7-200(A): Unless septic tanks are specifically approved by the Public Works Department and the King County Health Department, sanitary sewers shall be provided by the developer at no 8 cost to the City and designed in accordance with City standards. Side sewer lines shall be installed 9 eight feet (8') into each lot if sanitary sewer mains are available, or provided with the subdivision development. 10 11 24. As proposed. The proposed sewer layout is appropriately designed to serve the development and conforms to all requirements in City code. The on-site septic system serving the existing home 12 should be abandoned in accordance with King County Department of Health regulations and Renton Municipal Code. 13 14 RMC 4-7-200(B): An adequate drainage system shall be provided for the proper drainage of all surface water. Cross drains shall be provided to accommodate all natural water flow and shall be of 15 sufficient length to permit full-width roadway and required slopes. The drainage system shall be 16 designed per the requirements of RMC 4-6-030, Drainage (Surface Water) Standards. The drainage system shall include detention capacity,for the new street areas. Residential plats shall also include 17 detention capacity for future development of the lots. Water quality features shall also be designed to 18 provide capacity for the new street paving for the plat. 19 25. The proposal, as conditioned, provides for adequate drainage that is in conformance with applicable City drainage standards as determined in Finding of Fact No. 4(C). The final plans and 20 drainage report, based on the requirements mentioned in the City of Renton Amendments to the 2017 21 RSWDM, are required to be submitted with the utility construction permit. 22 A Construction Stormwater General Permit from Department of Ecology will be required. A Stormwater Pollution Prevention Plan(SWPPP) is also required for this site. 23 RMC 4-7-200(C): The water distribution system including the locations offire hydrants shall be 24 designed and installed in accordance with City standards as defined by the Department and Fire 25 Department requirements. 26 PRELIMINARY PLAT - 17 1 26. As proposed (Ex. 7). As noted in Finding of Fact No 4(B), the applicant has requested a 2 variance to allow for the sprinkling of all proposed residential structures in lieu of providing a full 90- foot diameter cul-de-sac turnaround, as required for dead end streets exceeding 300 feet (RMC 4-6- 3 060.H). The Renton Fire Authority approved the variance on April 3, 2017 (Ex. 17). 4 RMC 4-7-200(D): All utilities designed to serve the subdivision shall be placed underground. Any 5 utilities installed in the parking strip shall be placed in such a manner and depth to permit the planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all service 6 connections, as approved by the Department. Such installation shall be completed and approved prior 7 to the application of any surface material. Easements may be required for the maintenance and operation of utilities as specified by the Department. 8 27. A condition of approval will require all proposed utilities will be underground(Ex. 7) and 9 constructed in a manner which will permit the planting of trees. 10 RMC 4-7-200(E): Any cable TV conduits shall be undergrounded at the same time as other basic 11 utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line by subdivider as to obviate the necessity for disturbing the street area, including sidewalks, or alley 12 improvements when such service connections are extended to serve any building. The cost of 13 trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and/or land owner. The subdivider 14 shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to final 15 ground elevation and capped. The cable TV company shall provide maps and specifications to the subdivider and shall inspect the conduit and certtb,to the City that it is properly installed 16 28. As conditioned. 17 18 RMC 4-7-210: 19 A. MONUMENTS: 20 Concrete permanent control monuments shall be established at each and every controlling corner of the subdivision. Interior monuments shall be located as determined by the Department. All surveys 21 shall be per the City of Renton surveying standards. 22 B. SURVEY: 23 All other lot corners shall be marked per the City surveying standards. 24 C. STREET SIGNS: 25 The subdivider shall install all street name signs necessary in the subdivision. 26 PRELIMINARY PLAT - 18 1 29. As conditioned. 2 Street Modification 3 RMC 4-9-250(D)(2): Whenever there are practical difficulties involved in carrying out the provisions 4 of this Title, the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reasonl makes the strict letter of this Code impractical, that the 5 intent and purpose of the governing la Jnd use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of this Code, and that such modification: 6 7 a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is 8 the minimum adjustment necessary to implement these policies and objectives; b. Will meet the objectives and safety, function, appearance, environmental protection and 9 maintainability intended by the Code requirements, based upon sound engineering judgment; c. Will not be injurious to other property(ies) in the vicinity; 10 d. Conforms to the intent and purpose of the Code; 11 e. Can be shown to be justified and required for the use and situation intended; and f Will not create adverse impacts to other property(ies) in the vicinity. 12 30. The criterion above are met for the requested modification to RMC 4-6-060 for the reasons 13 identified in Finding of Fact No. 4(E). The City can create adequate right of way, sidewalks, landscaping and curbs with the reduced right of way dedication. The City's Public Works14TransportationSectionandEconomicDevelopmentDivisionhavereviewedthe156thAvenueSE 15 corridor and the surrounding area and have determined that a modified minor arterial street section is suitable for the section of 156th Avenue SE adjacent to the site. The roadway section in front of the 16 proposed development is directly adjacent to existing single family residences. Staff determined that insufficient space exists between the ROW and existing homes to expand the roadway section to meet 17 the minor arterial street standards. Thel modified street section would meet the objectives of safety, function and appearance as intended by the code and sound engineering judgment. Conditions of18approvalwillrequiretheundergroundingofutilitiesandcompliancewithCitystandardsforallstreet 19 lighting.No adverse impacts are anticipated from the proposed modification. 20 DECISION 21 The proposed preliminary plat is approved, subject to the following conditions:22 23 1. The applicant shall comply with',the mitigation measures issued as part of the Determination of Non-Significance Mitigated, dated April 14,2017. 24 2. The applicant shall obtain a demolition permit and complete all required inspections for the 25 removal of the existing single family residence and accessory structures prior to Final Plat recording. 26 PRELIMINARY PLAT- 19 1 3. The applicant shall provide a minimum of ten feet(10') of on-site landscaping along all public street frontages. A final detailed landscape plan consistent with RMC 4-8-120 shall be 2 submitted to and approved by the Current Planning Project Manager prior to issuance of a 3 construction permit. 4 4. The applicant shall provide a fifteen foot (15') landscaped area around the entire detention pond in the Storm Tract. A final detailed landscape plan consistent with RMC 4-8-120 shall 5 be submitted to and approved by the City of Renton Project Manager prior to issuance of a construction permit.6 7 5. The applicant shall comply with the minimum tree density requirements on all lots. A final detailed landscape plan shall i be submitted identifying compliance with tree density 8 requirements for review and approval by the City of Renton Project Manager prior to issuance of a construction permit. 9 10 6. A street lighting plan shall be submitted at the time of construction permit review for review and approval by the City's Plan Reviewer prior to issuance of a construction permit. 11 7. The applicant shall ensure the installation of sprinkler systems in all future homes on the plat, 12 as conditioned in the variance granted by the Renton Fire Authority on April 3,2017,and shall record this condition on the face'of the final plat. 13 14 8. The applicant shall create a Home Owners Association ("HOA") that maintains all improvements and landscaping in the Storm Tract and any and all other common 15 improvements. A draft of the HOA documents shall be submitted to, and approved by,,the Current Planning Project Manager and the City Attorney prior to Final Plat recording. Such 16 documents shall be recorded concurrently with the Final Plat. 17 9. All proposed street names shall be approved by the City. 18 10. In compliance with RMC 4-7-200(E), cable TV conduits shall be undergrounded at the same 19 time as other basic utilities are installed to serve each lot. 20 11. The applicant shall conform to the surveying, monument and street signage requirements of RMC 4-7-210. 21 22 12.All proposed utilities shall be underground and constructed in a manner which will permit the planting of trees. 23 24 25 26 PRELIMINARY PLAT - 20 1 DATED this 23rd day of May 2017. 2 L 4 Emily Ten 11 5 City of Renton Hearing Examiner Pro Tern 6 Appeal Right and Valuation Notices 7 8 RMC 4-8-110(E)(9) provides that the final decision of the hearing examiner is subject to appeal to the Renton City Council. RMC 4-8-1 i10(E)(9) requires appeals of the hearing examiner's decision 9 to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. A request for reconsideration to the hearing examiner may also be filed within this 14-day appeal 10 period as identified in RMC 4-8-110(E)(8)and RMC 4-8-100(G)(4).A new fourteen(14)day appeal period shall commence upon the issuance of the reconsideration. Additional information regarding 11 the appeal process may be obtained from the City Clerk's Office,Renton City Hall—7th floor, (425) 12 430-6510. 13 Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation. 14 15 16 17 18 19 20 21 22 23 24 25 26 PRELIMINARY PLAT -21