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Home My WebLink AboutVEK Aberdeen Townhomes_On Hold Letter_20201014 October 14, 2020 Nicole Mecum Encompass Engineering & Surveying 165 NE Juniper St, Suite 201 Issaquah, WA 98027 SUBJECT: "On Hold" Notice VEK on Aberdeen Townhomes Plat, LUA19-000280, ECF, MOD, PP, SA-H Dear Ms. Mecum, The Planning Division of the City of Renton presented the above reference project for review by the Environmental Review Committee on June 29, 2020. The Environmental Review Committee raised several concerns regarding the proposed project, and recommended placing the project on hold, pending additional information/revisions. The project was placed on-hold on July 8, 2020, pending the requested information below. Subsequently, you requested an extension of 30 days for the on-hold status in order to prepare the required information. In consideration of your request to extend the on-hold status of the project, City staff has determined that the following information will need to be submitted before November 13, 2020, so that we may continue the review of the above subject application: 1. The Critical Areas Study prepared by Beaver Creek Environmental Services, Inc., dated February 13, 2020, identified the streams on site as unregulated, and therefore not subject to stream buffer regulations. The project was designed based on this assumption. However, per City GIS Maps, Johns Creek is identified as a type Ns Stream. Per RMC 4-3-050E.5.a, the reclassification of a water body to a lower class requires Administrator acceptance of a stream or lake study, followed by a legislative amendment to the map in subsection E of RMC 4-3-050 prior to its effect. Therefore, while the critical area study states that the streams on site do not meet the definition of a Type Ns stream, the streams would be regulated as Type Ns streams, unless a legislative amendment was requested and approved. Therefore, please revise the submittal to reflect the accurate stream buffers and buffer setbacks applied to a Type Ns stream. Alternatively, you are welcome to peruse a legislative amendment to change the stream classification map, however please note legislative amendments requests would be consisted for advancement by the City Council in 2021, if advanced, your amendment would not be completed until the close of 2021 or early 2022. 2. The above-ground tightline system, designed to convey stormwater runoff from the developed portion of the site, over the onsite steep slopes, is proposed within the stream buffer. This above-ground tightline system is not permitted within a stream buffer, unless the installation complies with RMC 4-3-050J.2.b. In lieu of compliance with this code section the applicant could request a Reasonable Use Variance to allow for a system designed differently. Compliance with either RMC 4-3-050J.2.b or the Reasonable use Variance request criteria, a revised wetland study, a mitigation plan consistent with RMC 4-3-050L, a revised geotechnical report, and revised Civil Plans to reflect these changes and address any critical area impacts, would be required. Please note, secondary review could be required if a Reasonable Use Variance is requested. 3. A revised Density Worksheet reflecting and accounting for all critical area deductions is required. Following deduction of the on-site streams, the project may not comply with maximum density requirements. A density bonus may be granted for developments that satisfy the criteria and standards of RMC 4-9-065, Density Bonus Review. 4. Per RMC 4-3-050F.6., all geotechnical reports submitted in accordance with subsection F of RMC 4-3-050, and chapter 4-8 RMC, Permits – General and Appeals, shall be independently reviewed by qualified specialists selected by the City, at the applicant’s expense. Therefore, in order to ensure that potential for negative impacts to the geologic hazards and the proposed development is prevented, independent secondary review of any updated geotechnical reports submitted for review shall be required. Independent secondary review is completed at the applicant’s expense. Once a revised geotechnical reports are submitted, the City will begin the secondary review process. 5. The Arborist Report submitted with the application does not identify the number of trees located within the critical area buffers or provide alternatives to tree removal within the protected slope. Tree removal within protected slopes is only exempt provided the trees are identified as dangerous by a certified arborist. Please provide a revised arborist report and tree retention plan that clarifies whether tree removal is proposed within a protected slope and explains why no alternative to tree removal is feasible. In addition, please identify the number of trees located within critical area buffers and provide a revised tree retention plan that accurately reflects all deductions for calculation of tree replacement requirements. 6. Your street modification request indicated that on-site slopes and critical areas hinder the installation of code-required frontage improvements, which would include a landscape planter. Please provide further explanations that supports the argument that on-site slopes and critical areas prevent the installation of a minimum 8-foot landscape planter between the curb and sidewalk. Also, please provide street and retaining wall profiles or sectional drawings for comparison between the proposed modified street improvements and the addition of an 8-foot landscape planter. At this time, your project “on hold” status has been extended 30 days pending receipt of the requested information. Please contact me at (425) 430-7312 or aweihs@rentonwa.gov if you have any questions. Sincerely, Angelea Weihs Associate Planner cc: Nord West Properties, LLC/ Owner(s)