HomeMy WebLinkAboutAdministrative Short Plat Report, Decision and Exhibits_Greenleaf Short Plat_ 16-000173DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTA.ADMINISTRATIVEREPORT&DECISIONCITYOF—Renton0DECISION:JAPPROVEDAPPROVEDSUBJECTTOCONDITIONSLIDENIEDREPORTDATE:April20,2016ProjectName:GreenleafIIShortPlatOwner:CHGSF,LLC,12600SE38thSt,Suite250,Bellevue,WA98006Applicant/Contact:AlisonConner,ConnerHomes,12600SE38thSt,Suite250,Bellevue,WA98006FileNumber:LUA16-000173,SHPL-A,MODProjectManager:ClarkH.Close,SeniorPlannerProjectSummary:Theapplicantisrequestingapprovalofa3-lotshortplatandastreetmodification.Thesiteis22,993squarefeet(0.58acres)andislocatedat18661108thAveSE,(APN:322305-9088),adjacenttothenewGreenleafsubdivision,andwouldbeforthefuturedevelopmentofthreenewsinglefamilyhomes.ThepropertyisintheResidential-8(R-8)zoningdistrict.Theproposedresidentiallotsrangeinsizefrom6,902SFto8,240SFinareawithanaveragelotsizeof7,348SF.Theresidentialdensityis5.9dwellingunitspernetacre.AccesstothelotswouldbefromSE188thSt.Theapplicantisalsorequestingamodificationfromstreetimprovementstoretaintheexistinghalf-streetfrontageimprovementsalong108thAveSE.Soilconsistsofsiltysandwithgravelinadenseconditionunderlainbynativeglacialtillsoil.ThesinglefamilyhomelocatedonthepropertywasrecentlydemolishedunderPermit#B15006874.Theapplicantisproposingtoremoveallsix(6)ofthesignificanttreesonsite.ProjectLocation:18661108thAveSE,Renton,WA98055(APN322305-9088)SiteArea:22,993squarefeet(0.53acres)ProjectLocationMapAdministrativeShortPlatReport16-000173
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionGREENLEAFIISHORTPLATLUA6-000173,SHPL-A,MODApril20,2016Page2of18B.EXHIBITS:Exhibit1:StaffReportExhibit2:ShortPlatPlan(Sheets1&2)Exhibit3:ExistingConditionsExhibit4:BoundaryandTopographicSurveyExhibit5:ArboristReport,preparedbyJeffVarleyLandscapeArchitect(dateJanuary20,2016)Exhibit6:LandscapeandTreeReplacementPlan(Li—L2)Exhibit7:GeotechnicalSummaryLetter,preparedbyEarthSolutionsNW,LLC(dateFebruary9,2016)Exhibit8:GeotechnicalEngineeringStudy,preparedbyEarthSolutionsNW,LLC(dateSeptember23,2013)Exhibit9:ConceptualGrading,T.E.S.C.&UtilityPlanExhibit10:TechnicalInformationReport,preparedbyESMConsultingEngineers,LLC(dateFebruary15,2016)Exhibit11:ConstructionMitigationDescriptionExhibit12:ProposedLotLayoutExhibit13:DeclarationofCovenants,Conditions,andRestrictionsforGreenleafHomeownersAssociationExhibit14:BuildingHeightCodeInterpretation(Cl-73-REVISED)Exhibit15:AdvisoryNotestoApplicantC.GENERALINFORMATION:I1.Owner(s)ofRecord:CHGSF,LLC,12600SE38thSt,Suite250,Bellevue,WA980062.ZoningClassification:Residential-8(R-8)3.ComprehensivePlanLandUseDesignation:ResidentialMediumDensity(RMD)4.ExistingSiteUse:Vacant5.CriticalAreas:None6.NeighborhoodCharacteristics:a.North:SingleFamilyResidential.R-8b.West:SingleFamilyResidential,R-8c.South:SingleFamilyResidentiaIHomeOccupationBeautySalon(BeautyWave),R-8d.East:SingleFamilyResidential,Multi-Family(MorganCourtCondominiums),R-146.SiteArea:0.53acresAdministrativeShortPlotReport16-000173—GreenleafIIShortPlot
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionGREENLEAFIISHORTPLATLUA16-000173,SHPL-A,MODApril20,2016Page3of18D.HISTORICAL/BACKGROUND:ActionLandUseFileNo.OrdinanceNo.DateComprehensivePlanN/A575806/22/2015ZoningN/A575806/22/2015BensonHillAnnexationA-06-002532703/01/2008E.PUBLICSERVICES:1.ExistingUtilitiesa.Water:WaterserviceisprovidedbytheSoosCreekWaterandSewerDistrict.b.Sewer:SewerserviceisprovidedbytheSoosCreekWaterandSewerDistrict.c.Surface/StormWater:Theexistingpropertydoesnotcontainstormwaterfacilities.2.Streets:Thesubjectpropertyfronts108thAveSE(SR515),whichisclassifiedasaprincipalarterialstreetandSE188thStreet,whichisclassifiedasaresidentialaccessroadconstructedaspartoftheGreenleafShortPlatadjacenttothesubjectproperty.3.FireProtection:CityofRentonFireDepartment.F.APPLICABLESECTIONSOFTHERENTONMUNICIPALCODE:1.Chapter2LandUseDistrictsa.Section4-2-020:PurposeandIntentofZoningDistrictsb.Section4-2-060:ZoningUseTable—UsesAllowedinZoningDesignationsc.Section4-2-110:ResidentialDevelopmentStandardsd.Section4-2-115:ResidentialDesignandOpenSpaceStandards2.Chapter4City-WidePropertyDevelopmentStandards3.Chapter6StreetsandUtilityStandardsa.Section4-6-060:StreetStandards4.Chapter7SubdivisionRegulationsa.Section4-7-070:DetailedProceduresforShortSubdivision5.Chapter9Permits-Specifica.Section4-9-250:Variances,Waivers,Modifications,andAlternates6.Chapter11DefinitionsAPPLICABLESECTIONSOFTHECOMPREHENSIVEPLAN:1.LandUseElementNH.FINDINGSOFFACT(FOF):1.ThePlanningDivisionoftheCityofRentonacceptedtheabovemasterapplicationforreviewonMarch8,2016anddeterminedtheapplicationcompleteonMarch15,2016.Theprojectcomplieswiththe120-dayreviewperiod.AdministrativeShortP/atReport16-000173—GreenleafIIShortP/at
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionGREENLEAFIISHORTPLATLUA6-000173,SHPL-A,MODApril20,2016Page4of182.Theprojectsiteislocatedat18661108thAveSE,Renton,WA98055(APN322305-9088),adjacenttotheGreenleafPlat(AKAPantherLakePreliminaryPlat)LUA4-000190.3.Theprojectsiteiscurrentlyvacant(Exhibit3).4.AccesstothesitewouldbeprovidedfromSE188thStreet.Approximately12’-6”ofstreetfrontagewouldbededicatedalong108thAveSE.5.ThepropertyislocatedwithintheResidentialMediumDensity(RMD)ComprehensivePlanlandusedesignation.6.ThesiteislocatedwithintheResidential-8(R-8)zoningclassification.7.Thereareapproximatelysix(6)significanttreeslocatedwithintheproposeddevelopmentareaandalltreesareproposedtoberemovedaspartoftheshortplat.8.Therearenocriticalareasonsiteorwithintheimmediatevicinityoftheproperty.9.Theprojectisestimatedtostrip900cubicyards,including510cubicyardsofcutand260cubicyardsoffill,usingthematerialgeneratedbythecut(Exhibit9).10.TheapplicantisproposingtobeginconstructiononApril2016withhomebuildingfinishedbyAugust2016(Exhibit11).11.Nopublicoragencycommentswerereceived.12.Representativesfromvariouscitydepartmentshavereviewedtheapplicationmaterialstoidentifyandaddressissuesraisedbytheproposeddevelopment.Thesecommentsarecontainedintheofficialfile,andtheessenceofthecommentshasbeenincorporatedintotheappropriatesectionsofthisreportandtheDepartmentalRecommendationattheendofthisreport(Exhibit15).13.ComprehensivePlanCompliance:ThesiteisdesignatedResidentialMediumDensity(RMD)ontheCity’sComprehensivePlanMap.ThepurposeoftheRMDdesignationistoallowavarietyofsingle-familyandmulti-familydevelopmenttypes,withcontinuitycreatedthroughtheapplicationofdesignguidelines,theorganizationofroadways,sidewalks,publicspaces,andtheplacementofcommunitygatheringplacesandcivicamenities.TheproposaliscompliantwiththefollowingComprehensivePlanGoalsandPoliciesifallconditionsofapprovalaremet:ComplianceComprehensivePlanAnalysisPolicy1-3:Encourageinfilldevelopmentofsingle-familyunitsasameanstomeetgrowthtargetsandprovidenewhousing.GoalL-l:Utilizemultiplestrategiestoaccommodateresidentialgrowth,including:.Developmentofnewsingle-familyneighborhoodsonlargetractsoflandoutsideVtheCityCenter,.Infilldevelopmentonvacantandunderutilizedlandinestablishedneighborhoodsandmulti-familyareas.Goal1-55:MaintainahighqualityoflifeasRentongrowsbyensuringthatnew‘developmentisdesignedtobefunctionalandattractive.GoalL-FF:StrengthenthevisualidentityofRentonanditsCommunityPlanning“Areasandneighborhoodsthroughqualitydesignanddevelopment.Policy1-49:Addressprivacyandqualityoflifeforexistingresidentsbyconsidering“scaleandcontextininfillprojectdesign.AdministrativeShortPlatReport16-000173—GreenleafIIShortPlot
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionGREENLEAFIISHORTPLATLUA6-000173,SHPL-A,MODApril20,2016Page5of1814.ZoningDevelopmentStandardCompliance:ThesiteisclassifiedResidential-8(R-8)ontheCity’sZoningMap.DevelopmentintheR-8Zoneisintendedtocreateopportunitiesfornewsinglefamilyresidentialneighborhoodsandtofacilitatehigh-qualitymulldevelopmentthatpromotesreinvestmentinexistingsinglefamilyneighborhoods.Itisintendedtoaccommodateusesthatarecompatiblewithandsupportahigh-qualityresidentialenvironmentandaddtoasenseofcommunity.Theproposaliscompliantwiththefollowingdevelopmentstandardsifallconditionsofapprovalaremet:ComplianceR-8ZoneDevelopStandardsandAnalysisDensity:ThealloweddensityrangeintheR-8zoneisaminimumof4.0toamaximumof8.0dwellingunitspernetacre.Netdensityiscalculatedafterthedeductionofsensitiveareas,areasintendedforpublicright-of-way,andprivateaccesseasements.StaffComment:Basedonanetdensityof22,053squarefeet(22,993sfgrossdensity—940sfpublicstreets),theproposalfor3residentiallotsontheprojectsitewouldresultinanetdensityof5.93dwellingunitsperacre(3lots/0.506acres=5.93du/ac),whichmeetstheminimumandmaximumdensityrequirementsoftheR-8zone.LotDimensions:TheminimumlotsizepermittedintheR-8zoneis5,000sq.ft.Aminimumlotwidthof50feetisrequired(60feetforcornerlots)andaminimumlotdepthof80feetisrequired.ThefollowingtableidentifiestheproposeddimensionsforLots1-3.ProposedLotLotSize(sq.ft.)LotWidth(feet)LotDepth(feet)VLot16,90257.52120.04Lot26,90257.52120.04Lot38,24060.04102.41StaffComment:Theproposedlotswouldcomplywiththeminimumlotsize,width,anddepthrequirementsoftheR-8zone(Exhibit2).Setbacks:TherequiredminimumsetbacksintheR-8zoneareasfollows:frontyardis20feetexceptwhenallvehicleaccessistakenfromanalley,then15feet,sideyardis5feet,sideyardalongthestreet15feet,andtherearyardis20feet.StaffComment:TheproposedlotsareorientedsothatthefrontyardsofLots1and2wouldfacethepublicstreet(SE188thSt).Lot3wouldalsogaindrivewayaccessfromSE188thStbuttheorientationofthesinglefamilyhomewouldorienteast/westortowardsthepublicstreet(108thAveSE).TheapplicantisproposingtoorientthefrontofthehomeofLot3tothewestortowardLot2withahammerheadVturnaroundattheendofthesinglefamilydriveway(Exhibit12).Staffrecommends,asaconditionofapproval,thattheresidencetobeconstructedonLot3shallhaveitsfrontyardandentryorientedtotheeastortowards108thAveSE.Anotetothiseffectshallberecordedonthefaceoftheshortplat.Thebuildingdesignofthenewresidenceshallbereviewedandapprovedatthetimeofbuildingpermitapplication.Theproposedlotsappeartocontainadequateareatoaccommodatealltherequiredsetbackareasandprovideasufficientsizedbuildingpad.CompliancewithbuildingsetbackrequirementsfortheresidencesproposedtobeconstructedonLots1-3wouldbeverifiedatthetimeofbuildingpermitreview.ComplianceBuildingStandards:TheR-8zonehasamaximumbuildingcoverageof50%,aAdministrativeShortPlotReport16-000173—GreenleafIIShortPlot
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionGREENLEAFIISHORTPLATLUA6-000173,SHPL-A,MODApril20,2016Page6of18notyetmaximumimpervioussurfacecoverageof65%,andamaximumbuildingheightofdemonstratedtwo(2)storieswithawallplateheightof24feet.StaffComment:Buildingheight(asdescribedbyExhibit14),buildingcoverage,andimpervioussurfacecoverageforthenewsinglefamilyresidenceswouldbeverifiedatthetimeofbuildingpermitreview.Landscaping:TheCity’slandscaperegulationsfRMC4-4-070)requirea10-footlandscapestripalongallpublicstreetfrontages.AdditionalminimumplantingstripwidthsbetweenthecurbandsidewalkareestablishedaccordingtothestreetdevelopmentstandardsofRMC4-6-060.Streettreesand,ataminimum,groundcover,aretobelocatedinthisareawhenpresent.SpacingstandardsshallbeasstipulatedbytheDepartmentofCommunityandEconomicDevelopment,providedthereshallbeaminimumofone(1)streettreeplantedperaddress.Anyadditionalundevelopedright-of-wayareasshallbelandscapedunlessotherwisedeterminedbytheAdministrator.Wherethereisinsufficientright-of-wayspaceornopublicfrontage,streettreesarerequiredinthefrontyardsubjecttoapprovaloftheAdministrator.Aminimumoftwo(2)treesaretobelocatedinthefrontyardCompliantifpriortofinalinspectionforthenewSingleFamilyResidence.conditionsofapprovalareStaffComment:AConceptual•LandscapePlan,preparedbyJeffVarleyLandscapemetArchitect(Exhibit5),wassubmittedwiththeshortplotapplicationmaterials.A10-footonsitelandscapestripisproposedalongthestreetfrontagesofSE188thStand108thAveSE.APlantSchedulewasincludedontheLandscapePlan,thefollowingtreesandplantsareproposedwithintheonsitelandscapestrip:maple,dwarfburningbush,davidbiburnum,redleafbarberry,kinnikinnick,anddunestrawberry.Inaddition,totheonsitelandscapeplanterstripplants,five(5)westernredcedartreeswereincludedintheconceptualplantschedule.Landscapingisalsorequiredwithintheplanterstripalong108thAveSE.StaffrecommendsthatafinaldetailedlandscapeplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoconstruction.AcontinuationoftheGreenleafPlatlandscapingschedulewouldberequiredwithinthe±17.5feetofright-of-waybehindtheexistingsidewalk.TreeRetention:TheCity’sadoptedTreeRetentionandLandClearingRegulationsrequiretheretentionof30percentoftreesinaresidentialdevelopment.Significanttreesshallberetainedinthefollowingpriorityorder:PriorityOne:Landmarktrees;significanttreesthatformacontinuouscanopy;significanttreesonslopesgreaterthantwentypercent(20%);Significanttreesadjacenttocriticalareasandtheirassociatedbuffers;andSignificanttreesoversixtyCompliantiffeet(60’)inheightorgreaterthaneighteeninches(18”)caliper.conditionofPriorityTwo:Healthytreegroupingswhoseassociatedundergrowthcanbeapprovalispreserved;othersignificantnativeevergreenordeciduoustrees;andOthermetsignificantnon-nativetrees.PriorityThree:Aldersandcottonwoodsshallberetainedwhenallothertreeshavebeenevaluatedforretentionandarenotabletoberetained,unlessthealdersand!orcottonwoodsareusedaspartofanapprovedenhancementprojectwithinacriticalareaoritsbuffer.Aminimumtreedensityshallbemaintainedoneachresidentiallyzonedlot.Fordetachedsinglefamilydevelopment,theminimumtreedensityistwo(2)significanttreesforeveryfivethousand(5,000)squarefeet.ThetreedensitymayconsistofAdministrativeShortPlatReport16-000173—GreenleafIIShortPlot
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionGREENLEAFIISHORTPLATLUAI6-000173,SHPL-A,MODApril20,2016Page7of1$existingtrees,replacementtrees,treesrequiredpursuanttoRMC4-4-070F.1,StreetFrontageLandscapingRequired,oracombination.StaffComment:AnArboristReport(Exhibit5),ConceptualLandscapeandTreeReplacementPlan(Exhibit6)weresubmittedwiththeprojectapplicationmaterials.AccordingtotheArboristReport,atotalofsix(6)significanttreesarelocatedwithinthevicinityofthedevelopableportionoftheprojectsite.Oftheexistingsix(6)trees,noneofthetreesweredeemeddangerousorunhealthyandnoneofthetreeswerelocatedwithintheproposedpublicstreetright-of-ways.Ofthesix(6)significanttrees,30%ortwo(2)treesarerequiredtoberetained.Asaresult,theproposedretentionofzerotreesislessthantheminimumtreeretentionrequirementoftwo(2)treesor30%.Compliancewiththisrequirementmaybeachievedthroughtheinstallationofadditionaltrees,retentionofexistingtrees,oracombinationthereofTomeetthetreereplacementrequirement,theapplicantisproposingtoplantseven(7)mapletreesat2inchcaliperwithinthe10-footonsitelandscapestripsandfive(5)westernredcedartreesat2inchcaliperatthebackofthelotsforatotalof24caliperinches.However,staffisrecommending,asaconditionofapproval,thattheapplicantsatisfythethirtypercent(30%)treeretentionrequirementbyretainingtwo(2)trees(TreeNos.005and006)onthesouthportionofLot3.TheexistingtreesserveasanestablishedlandscapebufferbetweentheresidentialdevelopmentandtheHomeOccupationBeautySalon(BeautyWave)tothesouth.ADetailedLandscapePlanthatcomplieswithRMC4-8-120D.12shallbesubmittedatthetimeofUtilityConstructionPermitApplicationtotheCurrentPlanningProjectManagerforreviewandapproval.TheDetailedLandscapePlanshalldemonstratecompliancewiththethirtypercent(30%)treeretentionrequirement,theminimumonsitetreedensityrequirementandright-of-waylandscapingrequirementwithinthestreetfrontageareas.TheonsitetreesshallbeinstalledpriortoFinalOccupancyforthenewhomes.Inaddition,tocomplyingwiththeminimumtreedensityrequirements,theapplicantisrequiredtoretainorplanttwo(2)significanttrees,orgrossequivalentcaliperinches,per5,000squarefeetoflotarea.Basedonthelotareasproposed,theapplicantwouldberequiredtoprovideaminimumofthree(3)treesonLots1and2andtwo(2)treesonLot3providedtrees005and006areretained.Thedetailedlandscapeplanshalldemonstratecompliancewithminimumtreedensityandtreeretentionrequirementsofthezone.On-sitelandscapingshallbeinstalledpriortoFinalOccupancyfortheindividualhomes,landscapingwithintheright-of-wayshallbeinstalledpriortoshortplatrecording.Parking:Parkingregulationsrequirethataminimumoftwo(2)parkingspacesbeprovidedforeachdetacheddwelling.Drivewaycutsarerequiredtobeaminimumof5feetfrompropertylinesandnewdrivewaysmaybeamaximumof16feetinwidthatthepropertyline.MaximumCompliancedrivewayslopesshallnotexceedfifteenpercent(15%);provided,thatdrivewaysnotyetexceedingeightpercent(8%)shallprovideslotteddrainsatthelowerendwithdemonstratedpositivedrainagedischargetorestrictrunofffromenteringthegarage/residenceorcrossinganypublicsidewalk.StaffComment:Parkingrequirementsanddrivewaygradesforthenewresidencesproposedwouldbeverifiedatthetimeofbuildingpermitreview.Drivewaycutslocationsandwidthwouldbeverifiedatthetimeofconstructionpermitapplication.AdministrativeShortP/atReport16-000;73—GreenleafIIShortPlot
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionGREENLEAFIISHORTPLAYLUA6-000173,SHPL-A,MODApril20,2016Page8of18FencesandRetainingWalls:Inanyresidentialdistrict,themaximumheightofanyfence,hedgeorretainingwallshallbeseventytwoinches(72”).ExceptinthefrontyardandsideyardalongastreetsetbackwherethefenceshallnotexceedfortyN/Aeightinches(48’)inheight.Thereshallbeaminimumthree-foot(3’)landscapedsetbackatthebaseofretainingwallsabuttingpublicrights-of-way.StaffComment:Nofencesorretainingwallsareproposed.15.DesignStandards:ResidentialDesignandOpenSpaceStandardsfRMC4-2-115)areapplicableintheR-8zone.TheStandardsimplementpoliciesestablishedintheLandUseElementoftheComprehensivePlan.CompliancewithSiteDesignStandardsmustbedemonstratedpriortoapprovalofthesubdivision.CompliancewithResidentialDesignStandardswouldbeverifiedpriortoissuanceofthebuildingpermitforthenewsinglefamilyhomes.Theproposalisconsistentwiththefollowingdesignstandards,unlessnotedotherwise:LotConfiguration:Oneofthefollowingisrequired:1.Lotwidthvariationof10feet(10’)minimumofoneperfour(4)abuttingstreet-frontinglots,or2.Minimumoffour(4)lotsizes(minimumoffourhundred(400)grosssquarefeetsizedifference),or3.Afrontyardsetbackvariationofatleastfivefeet(5’)minimumforatleasteveryfour(4)abuttingstreetfrontinglots.StaffComment:Thelotsizesareashighas8,240squarefeetandaslowas6,902squarefeetwithdifferencesofmorethan400grosssquarefeetsizewithintheR-8zone.Asproposed,theshortplatwouldcomplywithlotconfigurationrequirement#2.Garages:Oneofthefollowingisrequired;thegarageis:1.Recessedfromthefrontofthehouseand/orfrontporchatleasteightfeet(8’),or2.Locatedsothattheroofextendsatleastfivefeet(5’)(notincludingeaves)beyondthefrontofthegarageforatleastthewidthofthegarageplustheporch/stooparea,or3.AlleyaccessedorCompliancenotyet4.Locatedsothattheentrydoesnotfaceapublicand/orprivatestreetorandemonstratedaccesseasement,or5.Sizedsothatitrepresentsnogreaterthanfiftypercent(50%)ofthewidthofthefrontfacadeatgroundlevel,or6.Detached.Theportionofthegaragewiderthantwentysix-feet(26’)acrossthefrontshallbesetbackatleasttwofeet(2’).StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.CompliancePrimaryEntry:Oneofthefollowingisrequired:notyet1.Stoop:minimumsizefourfeetbysixfeet(4’x6’)andminimumheightAdministrativeShortP/atReport16-000;73—GreenleofIIShortPlot
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionGREENLEAFIISHORTPLATLUA6-000173,SHPL-A,MODApril20,2016Page9of18demonstratedtwelveinches(12”)abovegrade,or2.Porch:minimumsizefivefeet(5’)deepandminimumheighttwelveinches(12”)abovegrade.Exception:incaseswhereaccessibility(ADA)isapriority,anaccessibleroutemaybetakenfromafrontdriveway.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.Aspreviouslyrecommendedbystaffasaconditionofapproval,theresidencetobeconstructedonLot3shallhaveitsfrontyardandentryorientedtotheeasttowards108thAveSE.FaçadeModulation:Oneofthefollowingisrequired:1.Anoffsetofatleastonestorythatisatleasttenfeet(10’)wideandtwofeetCompliance(2’)indepthonfaçadesvisiblefromthestreet,ornotyet2.Atleasttwofeet(2’)offsetofsecondstoryfromfirststoryononestreetdemonstratedfacingfaçade.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.ComplianceWindowsandDoors:Windowsanddoorsshallconstitutetwenty-fivepercent(25%)notyetofallfaçadesfacingstreetfrontageorpublicspaces.demonstratedStaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview;N/AScale,Bulk,andCharacter:N/ARoofs:Oneofthefollowingisrequiredforalldevelopment:1.Hiporgabledwithatleastasixtotwelve(6:12)pitchfortheprominentform•oftheroof(dormers,etc.,mayhavelesserpitch),orCompliancenotyet2.Shedroof.demonstratedAdditionally,forsubdivisionsgreaterthannine(9)lots:Avarietyofroofformsappropriatetothestyleofthehomeshallbeused.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.Eaves:Bothofthefollowingarerequired:1.EavesprojectingfromtheroofoftheentirebuildingatleasttwelveinchesCompliance(12”)withhorizontalfasciaorfasciagutteratleastfiveinches(5”)deeponnotyetthefaceofalleaves,anddemonstrated2.Rakesongableendsmustextendaminimumoftwoinches(2”)fromthesurfaceofexteriorsidingmaterials.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.ArchitecturalDetailing:Ifonesidingmaterialisusedonanysideofthedwellingthat.istwostoriesorgreaterinheight,ahorizontalbandthatmeasuresatleasteightCompliance.
..inches(8”)isrequiredbetweenthefirstandsecondstory.notyetdemonstratedAdditionally,oneofthefollowingisrequired:1.Threeandonehalfinch(31/2”)minimumtrimsurroundsallwindowsanddetailsalldoors,orAdministrativeShortPlotReport16-000173—GreenleafIIShortP/at
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionGREENLEAFIISHORTPLATLUAI6-000173,SHPL-A,MODApril20,2016Page10of182.Acombinationofshuttersandthreeandonehalfinches(31/2”)minimumtrimdetailsallwindows,andthreeandonehalfinches(31/2”)minimumtrimdetailsalldoors.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.MaterialsandColor:Forsubdivisionsandshortplats,abuttinghomesshallbeofdifferingcolor.Colorpalettesforallnewdwellings,codedtothehomeelevations,shallbesubmittedforapproval.Additionally,oneofthefollowingisrequired:1.Aminimumoftwo(2)colorsisusedonthehome(bodywithdifferentcolorCompliancetrimisacceptable),ornotyet...2.Aminimumoftwo(2)differingsidingmaterials(horizontalsidinganddemonstrated...shingles,sidingandmasonryormasonry-likematerial,etc.)isusedonthehome.Onealternativesidingmaterialmustcompriseaminimumofthirtypercent(30%)ofthestreetfacingfacade.Ifmasonrysidingisused,itshallwrapthecornersnolessthantwentyfourinches(24”).StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.16.CriticalAreas:Projectsites,whichcontaincriticalareas,aterequiredtocomplywiththeCriticalAreasRegulations(RMC4-3-050).AGeotechnicalSummaryLetter(Exhibit7)andaGeotechnicalEngineeringStudy(Exhibit8)waspreparedbyEarthSolutionsNW,LLCandsubmittedwiththeshortplatapplication.Accordingtothesubmittedreports,nocriticalareaswereidentifiedontheprojectsite.17.CompliancewithSubdivisionRegulations:RMC4-7Providesreviewcriteriaforthesubdivisions.Theproposalisconsistentwiththefollowingsubdivisionregulationsifallconditionsofapprovalarecompliedwith:ComplianceSubdivisionRegulationsandAnalysisAccess:Eachlotmusthaveaccesstoapublicstreetorroad.Accessmaybebyashareddrivewaypertherequirementsofthestreetstandards.Themaximumwidthofsingleloadedgaragedrivewaysshallnotexceedninefeet(9’)anddoubleloadedgaragedrivewaysshallnotexceedsixteenfeet(16’).StaffComment:AccesstothesiteisproposedfromSE188thStorviatheexistingemergencyaccesseasementfromtheprimaryintersectionofSE187thP1and108thAveSE.6.The27.5-footemergencyaccesseasementwasrecordedwiththeGreenleafPlatCompliantanddidnotincludedirectaccessfromtheeasementtoGreenleafII.Asaresult,staffisifconditionrecommending,asaconditionofapproval,thatapplicantobtainaningress/egressofapprovalpublicaccesseasementfromparcelno.6623400050inordertogainaccesstoGreenleafismetIILot3.Alternatively,ifanaccesseasementisunabletobeattained,accesstoLot3shallbeobtainedfromSE188thSt.Thismayrequireareconfigurationoftheproposedlotsorasharedaccesseasement/shareddrivewaybetweenLots2and3.Approximately75feetofthesitefronts108thAveSE.Theprojectisproposingtodedicate12.Sfeetofright-of-wayalong108thAveSE(75feetx12.5feet=937.5squarefeet).TheapplicantisrequestingamodificationfromRMC4-6-060F.2“MinimumDesignStandardsTableforPublicStreetsandAlleys”inordertomodifytherequirementfromhalf-streetfrontageimprovementsduetotheshortnatureofthefrontageandthe_
_
_
_
_
_
_
_
_
_
_surroundingdevelopmentsinordertomaintaintheexistingstreetconfiguration.AdministrativeShortP/atReport16-000;73—GreenleafIIShortPlat
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionGREENLEAFIISHORTPLATLUA16-000173,SHPL-A,MODApril20,2016Page11of18Existingimprovementsconsistoffourtravellanes,acenterturnlane,5-footsidewalkslocatedagainstthecurb,and5-footwideplanterstripsonbothsides.ThismodificationrequestisthesameastheapprovedrequestsubmittedfortheGreenleafP/atadjacenttothesubjectproperty.Staffisrecommending,asaconditionofapproval,thattheexistingdrivewaysfronting108thAveSEshallberemovedandreplacedwithverticalcurbandsidewalktomatchtheexistingfrontageimprovementslocatedalong108thAveSE.TheproposedprojectfrontsSE188thSt(aresidentialaccessroad),whichwasconstructedaspartoftheGreenleafPlatadjacenttothesubjectproperty.Thefullstandardroadwaywidth(53feetROW)ofSE188thStreetendsapproximatelyattheeastpropertylineofLot2beforetaperingtoadedicated27.5-footemergencyaccesseasement,createdaspartofthe34-lotGreenleafPlotforsecondaryfireemergencyaccesstothe108thAveSE.TheprojectwouldcompletehalfstreetfrontageimprovementsalongSE188thStwhichincludes,butisnotlimitedto,a0.5-footwidecurb,a0to8-footwideplantingstrip,anda5-footwidesidewalkalongtheprojectfrontage.Staffisrecommending,asaconditionofapproval,thatthefrontageimprovementsextendfromtheterminationpointofexistingfrontage,installedaspartoftheGreenleafP/atadjacenttothesubjectproperty,andendattheeastpropertylineofLot3.VehicularaccesstoeachofthelotsshallbefromSE188thStoranaccesseasementfromparcelno.6623400050.Theutilityplan(Exhibit9)indicatesthatthepublicsidewalkwouldencroachintoaportionofthefrontofLot2;therefore,apublicaccesseasementwouldberequiredwherethesidewalktapersandcontinuesintotheareaofthelotorbededicatedaspublicright-of-way.Inaddition,thepedestriansidewalkmustalsocontinueacrossthefrontofLot3totheeastpropertyline.Portionsofwhichfronttheemergencyaccesseasement.Staffisrecommending,asaconditionofapproval,thatthesidewalkfrontageimprovements(fivefoot(5’)widesidewalk,verticalcurb,anddrivewayapproach)beconstructedalongthefullfrontageofLot3.Aminimum20feetofasphaltforsecondaryfireemergencyaccessshallberetainingwithinthe27.5-footwideemergencyaccesseasementlocatedonparcelno.6623400050.Inaddition,aseparaterecordedeasementoradditionalright-of-waydedicationalongSE188thStshallberequiredifthesidewalkencroachesintotheareaofthelot(s).DrivewaysshallbedesignedinaccordancewithCitystandardplans104.1and104.2(RMC4-4-080).Aconstructionpermitforfrontageimprovementswouldberequired.N/ABlocks:BlocksshaHbedeepenoughtoallowtwotiersoflots.StaffComment:Noblocksareproposed.Lots:Thesize,shape,orientation,andarrangementoftheproposedlotscomplywiththerequirementsoftheSubdivisionRegulationsandtheDevelopmentStandardsoftheR-8zoneandallowforreasonableinfillofdevelopableland.AlloftheproposedlotsCompliantmeettherequirementsforminimumlotsize,depth,andwidth.ifconditionStaffComment:AsdiscussedaboveunderFOF14alllotsmeettheminimumlotofapprovaldimensionalrequirementsintheR-8zone.TheproposedlotsareeitherrectangularorismetL-shaped.OrientationofLots1and2havetheirfrontyardsfacingtheirrespectivepublicstreet(SE188thAveSE)andstaffisrecommendingthattheresidencetobeconstructedonLot3haveitsfrontyardandentryorientedto108thAveSE.Thebuildingdesignofthenewresidenceswouldbereviewedandapprovedatthetimeofbuildingpermitapplication.CompliantStreets:TheproposedstreetsystemshallextendandcreateconnectionsbetweenAdministrativeShortP/atReport16-000173—GreenleafIIShortP/at
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionGREENLEAFIISHORTPLATLUA16-000173,SHPL-A,MODApril20,2016Page12of18ifconditionexistingstreetspertheStreetStandardsoutlinedinRMC4-6-060StreetStandards.ofapprovalStaffComment:Theproposedprojectfrontsboth108thAveSE(aprincipalarterialismetstreet)andSE188thSt(aresidentialaccessroad).Theminimumtight-of-waywidthforaprincipalarterialstreetis5travellanesat103feet.Theexistingright-of-waywidthon108thAveSEisapproximately82feet.TomeettheCity’scompletestreetstandards,streetimprovements,includingapavementwidthof27feetfromthecenterline,curb,gutter,and8footplanterstrip,8footsidewalk,andstormdrainageimprovementsintheright-of-wayfrontingthesite(RMC4-6-060).Therefore,approximately10.5feetofright-of-waydedicationwouldberequired.Theapplicanthasrequestedamodificationfromstreetimprovementstonotonlydedicatetherequired10.5feetright-of-waybutalsotwo(2)additionalfeetforatotaldedicationof12.5feetalong108thAveSE.ThismodificationrequestmatchestheapprovedrequestsubmittedfortheGreenleafPlotadjacenttothesubjectpropertyandwouldretaintheexistingconfigurationofthegutter,sidewalkandplanterstrip.Thefullstandardroadwaywidth(53feetROW)ofSE188thStreetendsapproximatelyattheeastpropertylineofLot2,andthentaperstoadedicated25-footemergencyaccessentrance(20feetpaved)installedaspartoftheGreenleafPlot.StreetfrontagealongSE188thStreetwouldinclude0.5footcurb,0to8footlandscapestripanda5footsidewalk.Frontageimprovementswouldextendfromtheterminationpointofexistingfrontage,installedaspartoftheGreenleofPlot,throughthepropertyfrontagetotheendofthepropertyatthewestpropertylineofLot1.Theapplicantsubmittedoformalmodificationrequest(datedMarch1,2016)fromRMC4-6-060F.2inordertomodifytherequirementfromhalf-streetfrontageimprovementson108thAveSEduetotheshortnatureofthefrontageandthesurroundingdevelopmentstomaintaintheexistingstreetconfiguration.Seetheformalresponsetothemodificationrequestformoreinformation(FOF18StreetModificationAnalysis).AlleyaccessisthepreferredstreetpatternforallnewresidentialdevelopmentexceptintheResidentialLowDensitylandusedesignation(RC,R-1,andR-4zones).TheCityusesthefollowingfactorstodeterminewhethertheuseofalleysisnotpractical,includingsize:a)Size:Thenewdevelopmentisashortp/at;b)Topography:Thetopographyofthesiteproposedfordevelopmentisnotconduciveforanalleyconfiguration;c)EnvironmentalImpacts:Theuseofalleyswouldhavemoreofanegativeimpactontheenvironmentthanastreetpatternwithoutalleys;d)Ifsitecharacteristicsallowfortheeffectiveuseofalleys(RMC4-7-150E.5).TheshortplothaspublicfrontagetoSE188thAveSEandtheuseofalleyswouldnotbecharacteristicoftheneighborhoodorpractical.Paymentofthetransportationimpactfeeisapplicableontheconstructionofthesinglefomilyhousesatthetimeofapplicationforthebuildingpermit.Thecurrentrateoftransportationimpactfeeis$2,951.17pernewsinglefamilyhouse.Theprojectproposestheadditionof(2)newsinglefomilyresidences(3newsinglefamilyhomes,1existinghomeremoved).Trafficimpactfeeswouldbeowedatthetimeofbuildingpermitissuance.BasedontheCity’scurrentfeeschedule,estimatedtrafficimpactfeesfortheproposeddevelopmentwouldbe$5,902.34.Thetransportationimpactfeethatiscurrentatthetimeofbuildingpermitapplicationwouldbelevied.RelationshiptoExistingUses:Theproposedprojectiscompatiblewithexistingsurroundinguses.‘StaffComment:Theproposedshortplatissurroundedbyexistingdetachedsinglefamilyresidencesnorthandwestof108thAveSElocatedwithintheR-8zone.TotheeastissinglefamilyresidencesandcondominiumprojectlocatedwithintheR-14zone.AdministrativeShortP/atReport16-000173—GreenleafIIShortPlat
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionGREENLEAFIISHORTPLATLUA16-000173,SHPL-A,MODApril20,2016Page13of18Theproposalwouldbeinharmonywiththeexistinguses.TheproposedlotsaresimilarinsizeandshapetotheexistingsurroundingdevelopmentpatternintheareaandwouldbeconsistentwiththeComprehensivePlanandZoningCode,whichencouragesresidentialinfilldevelopment.Compatibility:Ifasubdivisionislocatedintheareaofanofficiallydesignedtrail,provisionsshallbemadeforreservationoftheright-of-wayorforeasementstotheCityfortrailpurposes.StaffComment:TheCityofRentonCommunityServicesDepartmenthasreviewedtheproposalandhasdeterminedthesiteislocatedalongaproposedbicyclelanepertheadoptedTrailsandBicycleMasterPlanforBensonDriveS/SR515(aka108thAveSE)whichextendsfromSGradyWaytoSE192ndSt.Theapplicanthasappliedforastreetmodificationthatwouldwaivestreetfrontageimprovementsalong108thAveSE,seeFOF18.TheshortplatfrontageimprovementswouldprovideorimprovepedestrianconnectionalongSE188thStandexistingdrivewaysfronting108thAveSEwouldberemovedandreplacedwithsidewalkandcurbtomatchtheexistingimprovements.18.StreetModificationAnalysis:TheapplicantisrequestingamodificationfromRMC4-6-060F.2“MinimumDesignStandardsTableforPublicStreetsandAlleys”inordertomodifytherequirementfromhalf-streetfrontageimprovementsduetotheshortnatureofthefrontageandthesurroundingdevelopmentsinordertomaintaintheexistingstreetconfiguration.Existingimprovementsconsistoffourtravellanes,acenterturnlane,5-footsidewalkslocatedagainstthecurb,and5-footwideplanterstripsonbothsides.TomeettheCity’scompletestreetstandards4-6-060.F.2,streetimprovementsincludingan8-footplantingstripbehindtheexistingcurb,a12-footsidewalk(sharedbike/pedestrian),a2-footstripbackofsidewalk,stormdrainage,andstreetlightingwouldberequired.Inordertoconstructthisstreetsection,approximately12.5feetofright-of-waywillberequiredtobededicatedtotheCityalongtheprojectsideof108thAveSE.Theproposaliscompliantwiththefollowingmodificationcriteria,pursuanttoRMC4-9-250D,ifallconditionsofapprovalaremet.Therefore,staffisrecommendingapprovaloftherequestedmodification,subjecttoconditionsasnotedbelow:ComplianceStreetModificationCriteriaandAnalysisa.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElementandtheproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives.StaffComment:TheCommunityDesignElementhasapplicablepolicieslistedunderaseparatesectionlabeledStreets,SidewalksandStreetscapes.Thesepoliciesaddresswalkableneighborhoods,safetyandshareduses.Twospecificpoliciessupportthedecisiontomodifythestreetstandardsinordertoextendtheexistingsidewalkatawidthofsevenfeetandeliminatetheneedforthelandscaperequirementbetweenthecurbandthesidewalk.ThesepoliciesarePolicyCD-102andPolicyCD-i03whichstatethatthegoalistopromotenewdevelopmentwith“walkableplaces,”“supportgridandflexiblegridstreetandpathwaypatterns,”and“arevisuallyattractive,safe,andhealthyenvironments.”Therequestedstreetmodificationisconsistentwiththesepolicyguidelines.b.Willmeettheobjectivesandsafety,function,appearance,environmental_
_
_
_
_
_
_
_
_
_
_protectionandmaintainabilityintendedbytheCoderequirements,baseduponAdministrativeShortP/atReport16-000173—GreenleofIIShortPlat
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionGREENLEAFIISHORTPLATLUA6-000173,SHPL-A,MODApril20,2016Page14of18soundengineeringjudgment.StaffComment:ThemodifiedstreetimprovementswouldmeettheobjectivesofasafewalkableenvironmentintendedbytheCoderequirements.Theimprovementsprovideforaplantingstripofsufficientsize(5feet)forlandscapingonthebacksideofthesidewalk.Thefivefootwidesidewalkatthislocationmeetstheneedsoftheresidentsrelyingonthissidewalkforaccesstothegreaterneighborhood.c.Willnotbeinjurioustootherproperty(ies)inthevicinity.StaffComment:Thenewimprovementswouldmeetthestandardsforsafevehicularandpedestrianusewithinthecurrentroadwayimprovements.d.ConformstotheintentandpurposeoftheCode.VStaffComment:Seecommentsundercriterion‘b’.e.Canbeshowntobejustifiedandrequiredfortheuseandsituationintended;andStaffComment:Therevisedstreetstandardsprovideasafedesignforvehiclesandi”pedestrians,andwouldenhancetheattractivenessofthenewdevelopment.Maintainingaconsistentappearancealongthestreetfrontagewouldbebeneficialtothesubjectpropertyandsurroundingpropertyowners.f.Willnotcreateadverseimpactstootherproperty(ies)inthevicinity.StaffComment:Therearenoidentifiedadverseimpactsfromthismodificationofsidewalkwidthandplantingstripwidthforthisarea.19.AvailabilityandImpactonPublicServices:ComplianceAvailabilityandImpactonPublicServicesAnalysisPoliceandFire:PoliceandFirePreventionstaffindicatesthatsufficientresourcesexisttofurnishservicestotheproposeddevelopment;subjecttotheconditionthattheapplicantprovidesCoderequiredimprovementsandfees.Fireimpactfeesareapplicableattherateof$495.10persinglefamilyunit.Thisfeeispaidattimeofbuildingpermitissuance.Schools:ItisanticipatedthattheRentonSchoolDistrictcanaccommodateanyadditionalstudentsgeneratedbythisproposalatthefollowingschools;BensonHillElementary(0.68milesfromthesubjectsite),NelsenMiddleSchool(1.72milesfromthesubjectsite),andLindberghHighSchool(2.54milesfromthesubjectsite).RCW58.17.110(2)providesthatnosubdivisionbeapprovedwithoutmakingawrittenfindingofadequateprovisionmadeforsafewalkingconditionsforstudentswhowalktoandfromschool.Whilethedesignatedschoolsarelocatedwithinacloseproximityofthesubjectsite,futurestudentsaredesignatedtobetransportedtoschoolviabus.,/AccordingtotheonlineRentonSchoolDistrictbusroutesWebQuery,thebusstopislocatedattheintersectionof108thAveSE&SE186thStor108thAveSE&SE184thLane.A5-footsidewalkexistsalong108thAveSEandSE180thStbetweenthesubjectsiteandthedesignatedbusstops,whichwouldprovideasafewalkingroutefromtheproposedsubdivisiontothebusstop.Aspartoftheproposedproject,sidewalksimprovementswouldbeconstructedalongonsiteroadways.Theadditionoffrontageimprovementsincludea5-footsidewalkontheresidentialaccessstreetsconstructedasapartoftheGreenLeafPlatandadequateprovisionshavebeenmadeforsafewalkingconditionsforstudentswhowouldwalknorthtothepick-upanddropoffbusstoplocationsprovidedbytheRentonSchoolDistrict(approximately0.1miles).AdministrativeShortPlatReport16-000173—GreenleofIIShortP/at
CityolRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionGREENLEAFIISHORTPLAYLUA6-000173,SHPL-A,MODApril20,2016Page15of18ASchoolImpactFeewouldbecollectedonbehalfoftheRentonSchoolDistrictforthenewresidenceatthetimeofbuildingpermitissuance.ThecurrentRentonSchoolDistrictfeefornewsinglefamilydwellingis$5,643.00perunit.Parks:AlthoughtherewouldbenosignificantimpactstotheCityofRentonParkSystemanticipatedfromtheproposedproject,aParkImpactFeeisrequiredofallnewresidentialdevelopment.ThecurrentParkImpactFeeis$1,887.94pernewresidenceandispayableatthetimeofbuildingpermitissuance.StormWater:Anadequatedrainagesystemshallbeprovidedfortheproperdrainageofallsurfacewater.StaffComment:ATechnicalInformationReport(Exhibit10),preparedbyESMConsultingEngineers,LLç,datedFebruary15,2016wassubmittedwiththesiteplanapplication.BasedontheCityofRenton’sflowcontrolmap,thissitefallswithintheFlowControlDurationStandardforForestedConditions.TheredevelopmentissubjecttoFullDrainageReviewinaccordancewiththe2009KingCountySurfaceWaterDesignManualfKCSWDM)andtheCityofRentonAmendmentstotheKCSWDM.Allcoreandspecialrequirementshavebeendiscussedintheprovideddrainagereport.Runofffromtheexistingsitepreviouslyincludesonesinglefamilyresidencewherenostormwaterconveyancesystemexists.Runofffromthesitesheetflowsintotheyardsofneighboringproperties.TheprojectproposestotieintotheexistingstormwaterdetentionpondandwaterqualitytreatmentfacilitythatwasdesignedandinstalledaspartoftheGreenleofPlatlocatedadjacenttothesubjectproperty.Thedetentionpondissetinthesouthwestportionoftheoverall“Greenleaf”siteandwasdesignedinaccordancewiththe2009KingCountySurfaceWaterDesignManual(KCSWDM)andtheCityofRentonAmendmentstotheManual.TheoriginalGreenleafPlatprojectCompliantimprovementscontainaKirstarPerkFilterVaultfollowingthedetentionpondtoifconditionprovidewaterqualityfortheoriginalprojectpriortodischargetoPantherCreek.TheofapprovalcalculationsprovidedwiththedrainagereportincludetheoriginalGreenleafprojectismetareaandtheareaoftheproposed3lotaddition.ThecalculationsconfirmtheexistingdetentionpondandPerkFilterwouldprovidesufficientcapacitytoaccommodatetheproposedadditiontothedevelopment.The3lotadditiontotheexistingstormwaterconveyancesystem,ascurrentlydesigned,doesnotproducemorethan5,000squarefeetofneworreplacedimpervioussurface.Assuch,additionalwaterqualitytreatmentwouldnotberequiredfortheproposal.DuetosharedcommonimprovementsbetweenGreenleafIIShortPlatandGreenleafPlat,staffisrecommending,asaconditionofapproval,thattheapplicantincorporatetheGreenleafIIShortPlotintotheestablishedGreenleofHomeownersAssociationandassumesharedresponsiblefortheownershipandmaintenanceofallcommonimprovementspriortorecordingoftheshortplat.HOAdocuments(Exhibit13)shallbeapprovedbytheCurrentPlanningProjectManagerandtheCityAttorneypriortoshortplatrecording.Asurfacewaterdevelopmentfeeof$1,485.00pernewdwellingunitwouldapply.Theprojectproposestheadditionoftwo(2)newsinglefamilyresidences(3newsinglefamilyhomes,1existinghomeremoved).Thetotalfeewouldbe$2,970.00.Thissurfacewaterdevelopmentfeewouldbepayablepriortoissuanceoftheutilityconstructionpermit.Water:WaterserviceisprovidedbytheSoosCreekWaterandSewerDistrict.TheapplicantshallprovideawateravailabilitycertificatefromSoosCreekWaterandSewer_
_
__
_
_
_
__
_
_District.AcopyoftheapprovedwaterplanfromSoosCreekWaterandSewerDistrictAdministrativeShortPlotReport16-000173—GreenleafIIShortP/at
CityofRentonDeportmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionGREENLEAFIISHORTPLATLUAI6-000173,SHPL-A,MODApril20,2016Page16of18shallbeprovidedtotheCitypriortoapprovaloftheUtilityConstructionPermit.SanitarySewer:SewerserviceisprovidedbytheSoosCreekWaterandSewerDistrict.,,-TheapplicantshallprovideaseweravailabilitycertificatefromSoosCreekWaterandSewerDistrict.AcopyoftheapprovedsewerplanfromSoosCreekWaterandSewerDistrictshallbeprovidedtotheCitypriortoapprovaloftheUtilityConstructionPermit.I.CONCLUSIONS:1.ThesubjectsiteislocatedintheResidentialMediumDensity(RMD)ComprehensivePlandesignationandcomplieswiththegoalsandpoliciesestablishedwiththisdesignationofallconditionsofapprovalaremet,seeFOF13.2.ThesubjectsiteislocatedintheResidential-8(R-8)zoningdesignationandcomplieswiththezoninganddevelopmentstandardsestablishedwiththisdesignationprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOF14.3.TheproposedshortplatcomplieswiththeResidentialDesignandOpenSpaceStandardsprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOF15.4.TherearenoCriticalAreaslocatedontheprojectsite,seeFOF16.5.TheproposedshortplatcomplieswiththesubdivisionregulationsasestablishedbyCityCodeandstatelawprovidedalladvisorynotesandconditionsarecompliedwith,seeFOF17.6.TheproposedshortplatcomplieswiththestreetstandardsasestablishedbyCityCodeormodifiedbythisdecision,providedtheprojectcomplieswithalladvisorynotesandconditionsofapprovalcontainedherein,seeFOF17.7.Theproposaliscompliantwiththemodificationcriteriaforastreetmodification,pursuanttoRMC4-9-250D,ifallconditionsofapprovalaremet,seeFOF18.8.Therearesafewalkingroutestotheschoolbusstop,seeFOF19.9.Thereareadequatepublicservicesandfacilitiestoaccommodatetheproposedshortplat,seeFOF19.J.DECISION:TheGreenleafIIShortPlatandStreetModification,FileNo.LUA6-000173,SHPL-A,MODasdepictedinExhibit2,isapprovedandissubjecttothefollowingconditions:1.TheapplicantshallorienttheresidencetobeconstructedonLot3tohaveitsfrontyardandentryorientedtotheeastortowards108thAveSE.Anotetothiseffectshallberecordedonthefaceoftheshortplat.Thebuildingdesignofthenewresidenceshallbereviewedandapprovedatthetimeofbuildingpermitapplication.2.ADetailedLandscapePlanthatcomplieswithRMC4-8-120D.12shallbesubmittedatthetimeofUtilityConstructionPermitapplicationtotheCurrentPlanningProjectManagerforreviewandapproval.TheDetailedLandscapePlanshalldemonstratecompliancewiththethirtypercent(30%)treeretentionrequirement,theminimumonsitetreedensityrequirementandright-of-waylandscapingrequirementwithinthestreetfrontageareas.TheonsitetreesshallbeinstalledpriortoFinalOccupancyforthenewhomes.3.Theapplicantshallobtainaningress/egresspublicaccesseasementfromparcelno.6623400050inordertogainaccesstoGreenleafIILot3.Alternatively,ifanaccesseasementisunabletobeattained,accesstoLot3shallbeobtainedfromSE188thSt.AdministrativeShortPlotReport16-000173—GreenleafIIShortPlat
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionGREENLEAFIISHORTPLAYLUAI6-000173,SHPL-A,MODApril20,2016Page17of184.Theapplicantshallremovetheexistingdrivewaysfronting108thAveSEandreplacewithverticalcurbandsidewalktomatchtheexistingfrontageimprovementslocatedalong108thAveSE.5.Theapplicantshallprovideafivefoot(5’)widesidewalk,verticalcurb,anddrivewayapproachalongthefullfrontageofLot3.Aminimum20feetofasphaltforsecondaryfireemergencyaccessshallberetainingwithinthe27.5-footwideemergencyaccesseasementlocatedonparcelno.6623400050.Inaddition,aseparaterecordedeasementoradditionalright-of-waydedicationalongSE188thStshallberequiredifthesidewalkencroachesintotheareaofthelot(s).6.TheGreenleafIIShortPlatshallincorporateintotheestablishedGreenleafHomeownersAssociationandassumesharedresponsiblefortheownershipandmaintenanceofallcommonimprovementspriortorecordingoftheshortplat.HOAdocumentsshallbeapprovedbytheCurrentPlanningProjectManagerandtheCityAttorneypriortoshortplatrecording.DATEOFDECISIONONLANDUSEACTION:SIGNATURE:RjJenn’i%rHenning,PlanningDirctorDateTRANSMI7TEDthis20thdayofApril,2016totheOwner/Applicant/Contact:Owner:Applicant/Contact:CHG5FLLCAlisonConner12600SE38thSt.Suite250ConnerHomesBellevue,WA9800612600SE38thSt.Suite250Bellevue,WA98006TRANSMITTEDthis20thdayofApril,2016tothePattiesofRecord:NoneTRANSMITTEDthis20thdayofApril,2016tothefollowing:ChipVincent,CEDAdministratorBrianneBannworth,DevelopmentEngineeringManagerJanConklin,DevelopmentServicesVanessaDolbee,CurrentPlanningManagerFireMarshalK.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATION:ITheadministrativelandusedecisionwillbecomefinalifthedecisionisnotappealedwithin14daysofthedecisiondate.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHearingExamineronorbefore5:00PMonMay4,2016.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiodfRCW43.21.C.075(3);WAC197-11-680),togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.RMC4-8-110.BgovernsappealstotheHearingExaminerandadditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,(425)430-6510.AdministrativeShortPlatReport16-000173—GreenleafIIShortPlat
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionGREENLEAFIISHORTPLATLUA6-000173,SHPL-A,MODApril20,2016Page18of18EXPIRATION:Theadministrativeshortplatdecisionwillexpiretwo(2)yearsfromthedateofdecision.Asingleone(1)yearextensionmayberequestedpursuanttoRMC4-7-070M.RECONSIDERATION:Within14daysofthedecisiondate,anypartymayrequestthatthedecisionbereopenedbytheapprovalbody.Theapprovalbodymaymodifyhisdecisionifmaterialevidencenotreadilydiscoverablepriortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheapprovalbodyfindssufficientevidencetoamendtheoriginaldecision,therewillbenofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.THEAPPEARANCEOFFAIRNESSDOCTRINE:providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.AdministrativeShortPlotReport16-000173—GreenleafIIShortPlot
OVA4ER’S DECLARA11ON
KNOWN ALL PEOFLC DY THESE PRESENTS THAT At THE UNDERSIGNED
OWNER(S)DC INTEREST IN THE LAND HEREBY SHORT S000GYDEO,DO
HERERY MORE U SASH!SUKDIRSIDN,THEREOF DECLARE THIS MAP TOUtNEGRAPHICREPRESENTAHONOFTHESaME,AND THAT THE
SHORT SUXDII.ISION IS MACE RAN TUE FREE CONSENT AND IN
ACCORDANCE OATH THE DESIRE OF THE OWNERS.
AT IMTNESS WHEREOF RE SET OUR HANDS AND SEALS.
GAG SF,LLCAWUSJI:TISOON LIMITER KAHIUTY COMPANY
WY ITS
SS
COUNTY OF
______________
I CERTFY THAT I KNOW OR HAVC SARSFACDORY CADENCE THAT
___________________
SIGNED HIS INSTHDMENT.ON RAIN
STATED THAT (HE/SAC)WAS AOTHORIZED TA EXECOTE HE
INSTRUMENT AS THE
____________________
OF CAN SF,LLE.
AND ACKNOWlEDGED IT TO WE HE FREE AND VOLUNTARY ACT OF
SOLO
_______________________
FOR THE USES AND PURPOSES
MENTCNED IN THE ;NSTRUUENT
RECORDERS CERTIFICATE
RILED FOR RECORD THIS —DAY OF 2016 AT .,,,,,,,,,.J4 IN
HOUR OF ,_,___AT PAGE .___AT THE REOFEST OF
OATS SHRACY AND NAPPING.
MANASER SJPT OF RECORDS
LEGAL DESCRIPSON
THF FONT 270 FEET OF THE SOUTH 120 FEET AND THE NOOTH IS FEET DF
THE SOUTTI 135 FEEt OF THE EAST 55 FEET OF THE SOOTH HALF OF THE
SOUTHEAST SOARICO OF THE RGRTHEASD GUARDER OF THE SOUTHWEST
QUARTER OF SECTOR 32.TOWNSHIP 23 NORTH.RANGE S EAST.WA,.IN KIND
CUUNTT,AASHWI000A,
EOCtPT THE EAST 3D FEET THEREOF CONVEYED TO 011.10 COUNTY FOR ADAM
KY DEED RECORDED UNDER RECORDING HaWSER 791709;
AND EDCEPT ThE SOUTH 50 FEET OF EAST 90 FEET THEREOF LTNG REST OF
SAID COUNTY ROAD;
EASEMENTS SHDMI PER CH:CAGD RCA COMPANY OF WASHINGTON ALTA
COMMITMENT P0GEV NO 0004942—FED DATED AUGUST 2K.2015 AT T.OU AM.
I.THIS P000ERTS OOXUECD TO CUAENANTS,CTNOITDNS AND RESVRICDDNS
OUT OMITYNG ANY CDHENANTS OW RE5TTRC000S.IF ANY.INCLUDING HUT
NOT LOADED ro THOSE DATED DPON RACE.COLOR.DECISION.SEO.SEYUAC
GRTENTATTOM.FAHWUAL STAINS.MARATWE STATUS.DISARRJTY,HANDICAP.
NATONAL ORIGIN.ANCESTRY,SORTED OF INCOME,SENDER.SENDER
IDENOTY,GENDER ETPTESOON,MEDICAL CONDITTRI OR GENEYC
INCUAMATIUN.AS SET FOUR]IN APPJCflRE STOIC OR FEDERAL LAWS.
ERGEPT TO TAM EADENT ThAt SAD COT,ENROIT OR RESTRICTION IS
PERMITTED TV APP’UCADEE LAW,AS SET FORTH IN THE DOCUMENT.
2.THIS PROPERTY SUDJEOT TO COAFNHOT CURTAINED IN TEED.AND THE
TERMS AND CORDITONS THEREOF REGARDING MAINTENANCE OF APPROACO
TO PARCEL C PER INSTRUMENT UNDER KING COUNTY RECORDING RUMOUR
7225252333.
3.THIS PROPERTY SAOJLCT TO UNPAINTED MIRING CLAIMS,AND ALL RIGHTS
RELATiNG THERETO.RESERYARYNS AND EUCEPYGIIS IN UNITEO STATES
PATENTS DR IN ACTS AUTHORIZING THE ISSUANCE THEREOF;INDIAN 011901
EDGES OR REGUCAIIONS,INDIAN TREATY OR 0000IO;NHL RIGHTS.INCLUDING
EASEMENTS OR EGUIRADEE TERATYDES
REFERENCES
1.PLAT OF OREEYILEAF UDEUAE 271,PAGES 1—5 RECORDED UNDER RING
COUNTY RECORDING NUMDEA 2O1STIOOA0004O.
C CITY OF RENTATI LOT USE ADJUSTMENT EOA
____________
RECORDER
URGER KING COUNTY RECORDING UUMKEO
___________
3.PLAY YE PANTHER LAKE 57200CR TRACTS.VOLUME N OF PLOTS.PATES
25 RECORDED ONDER KING COUNTY RECORDING NUMBER 1TU7D7OTISADTU.
4 PLOT OF COUGAR MEADOWS,VOLUME TOT OF HEATS,PATES 47—SI,
UCE000EO UNDER KING COUNTY RECORDING NUWUER NI7RTAI.
5.PEAT OF ASTA WILLS,YOLUMC 57 OF PLAYS.PUCE RN,RECORDED ORDER
KING COUNTY RECORDING NUMBER 1ND1TO3T534747O.
U.PLOT OF ASiA RIDGE,YELUIIE ISO OF PLOTS,PAGES 30—32,RECORDED
UNDER 01MG COUNTY RECORDING NUMDER 199112241091.
LAND SURVEYORS CERTIFICATE
ThIS SHORT PEAT CORRECTLY REPRESENTS U SURACY MADE HO ME OR
UNDER MY DIRECTON IN CONFORMANCE RAIN STATE AND COUNTY
STATUTES.IN APRIL 16,2013
EXHIBIT 2
PROPERTY AREAS
TOTAL AREU OF PROPOSED SHORT PEAT;22,993 S.C.
PUOFOSED LOTS 3
LOT I;7,RD2 S.F.LOT C 7,SD2 S.F.
CDT 3;D,44H S.F.
PMAPUSED RIGHT GE WAY DCD’COTON:040 SF.
NOTES
INSTUUKENTAROR FOB THIS 5000EV WAS A WCW 1201 TOTAL STATDR
PROCEDURES USED IN THIS SURREY WERE FIELD TRANERSE,NEETNG OR
EACEETING STANDARDS SET KY WAGS 332—13A—OXO/ORO.
ZONING K—U
UNDRESS 10601 104TH UUE SC
RENTON,WA 99059
ASSESSOR’S PADCEL NUMOER;3Z23R5R0U4
3001 NE I2UINPL
CIDELRNO.WA 9090-I
TEL 425A23-ST0W
tAG ‘125.930—6700
JOB NO.DATE
15—131 02/02/16
DRAWN DY CHECKEDDY
JM/ARH ZLN
SCALE DITEEE
N/A 10F2
APPROVALS DEPARTMENT OF ASSESSMENTS RECORDING NO.Iv0L/
R
CITY OF RENTON EDAMINED AND WPPAOAEO ThIS DAY OF .2D,....COAMMOCO WilD APPRORED THIS DAY OF 20,......
SHORT PLAT NO.
I ‘POR’flON OFASSESSORDEPUTYIASSESSOR—RENTON,WASHINGTON CITY DC MENTOR ADMINISTRATOR.DEPARTMENT OF PUBLIC WORKS A FOR,OF ThE S.C T/4,SEC.32,TAP 23N.,ROE 05K.WU
ACCLOINT NO.I
Ar1<NOW FDCFMFNTS
STOIC OF
_____________
DRifT
________________
2A,,,,,,,,,,,,,
PRINT NAME
NOTAUT PDWLIC IN OND FOR THE STATE
OF \—
KIT CDAAISSIVY1 EXPIRES
___________
AND EACEPT THAT PORTION CORNERED 10 IRE STATE OF AUSARKAGITI FOR
NORWAY PROPOSES KY WARRANTY TEED RECORDED UNDER RECORDING
NUNWER 7200250333.
ADO EXCEPT THAT PTHDOR OF INC FOLLOWiNG DESERIDED Sm;P OF LAND.
COMMENCING UT THE NORTHEAST CORNER OF SAID LOT.
THENCE NORTH X3’53’56 WEST.ALONG ThE NORTH LINE OF GAO LOT.A
DISTANCE OF 1257 FEET TO THE PONT OF BEGINNING.
THENCE SOUTH 015511’WEST,A DISTANOE OF 15.00 FEET;
THENCE NORTH T909’SO’WEST.A DISTANCE OF IT2.U0 FEET;
1HENGC NORTH 012601’EAST,A DISTANCE DC 15.00 FEET;
THENCE SOUTH TSS0’SLE EAST.A DISTANCE OF 10245 FEET.RETURNING TO
THE PONT OF DEONNWIG,
(ALSO KNOWN AS LOT I OR’CITY OF AENTUN LOT LIRE ADJUSTMENT ND.
___________
REC000ING NUMBER 7
SCHEDULE B
3019W89SS08EAF13SN0126310272792(9090)27Z7.92937SR515(108THAVESE)
£1IIHX]•IIIII11111#IIINU3UAII7IIfloo____SNOWONODONIISIX3___________________________________________V37N33U9—-______________________z:;/________<—--\NsNINvSdOSISvg/fl1VO____\“\\\\\‘-I-_Z-3EEtWSLL‘:osoczze[‘:‘N—\j____H--_•rn1-JO]00I——th---—_—/Ue-ICNREI701—C——//j___-ç2±C\\f—-—-—--_‘\\]Z)i.07VAH3ININ1t0‘]___i.---_--,0=•L37VOS-————__________________________________I_________--—-—‘—-—vavouE-—-__i---/‘c’________-—_r—----u————-———-p——————\C—pII-F————-3_Zeoero0-————117_0r0±r,z,e0NOIIVflNIJ.NOO-—VS£50S.0505605lOLLS£5£5.60NHOdSHOIH]3SOOC6SOUC0000605500010060550—ocooocCooploocossoon0010050560NO±E)NIHSVMAINflOOONI)3539NV“NCSdIHSNMO±55N01133SdoVfl353H1dbiiàIIHod--306330500050-—osq03503600000533000lSvSvl—IIoo33NO1N3SJ’°JOAlID.06-.L‘II£to—t’t’o—ns#norV4S3II:6)mmz>910
I —
Is
GR’&WCSCALE
1’—20’
DA1STh4/0AS0 OF OFktIIOS
TOPOGRAPIUC SURVEY
SE 187TH PL
III
——
-4E0OWflO 108
-(54’)——--5 057
-%
0
TPN 3223059088 4:
—rr °ra,o
)vEooagoso LNL:
1r I
___
LEGEND
O0t5O5O5L
r.IOO._75*05.A
Jss5FL
o c r’
O0flL-
-SE 1/4,SEC.32,VP.23N.,EGG SE,W.SL
C11 OF KENTON,KING COUNTY,SEAN S1NGTON
0505
BOUNDARY AND T(OGRAPfflC SURVEY J’i
_________
____________________
KOI-w PROPERTY
_____
nsa’c-
EXHIBIT 4
ConnerHomesGreenleafIIshortplatJanuary20,2016ConnerHomesGroupLLCAttn:AlisonConner12600SE38thStreet,Suite250Bellevue,WA98006SUBJECT:PROPERTYAT188thSTREETSE,RENTON,WA,EXISTINGTREEEVALUATIONIconductedasitevisitattheabove-referencedsiteonJanuary18thtoevaluatetheoverallhealthofeachtreepertheCityofRenton’sMunicipalCodeSection4-4-130.Followingaretheexistingsignificanttreesfoundonthesitealongwiththeirspecies,dbh,andoverallhealth.SeealsoTreeRetentionPlanSheetL-1.TREERETENTIONIREPLACEMENTCALCUALTIONS1.TOTALTREES:62.DEDUCTIONS:A.Treesthataredangerous:0B.Treesinproposedpublicstreets:0C.Treesinproposedprivateaccesstracts:0D.Treesincriticalareasandbuffers:03.Subtractline2fromline1:64.ProjectisintheR-1zone:6treesx0.3=25.Quantityoftreesproposedtoberetained:06.Subtractline5fromline4fortreestobereplaced:27.Multiplyline6by12”fornumberofreplacementinches:248.Proposedsizeoftreestomeetreplacementtrees:2”9.Divideline7byline8fornumberofreplacementtrees:12EXHIBIT5
ConnerHomesGreenleafIIshortplatTREENO.DBHSPECIESRETAIN/REMOVENOTES00142”DouglasFirRemoveHealthy00234”DouglasFirRemoveHealthy00324”DouglasFirRemoveHealthy00430”DeciduousRemoveSomecankers,generallyhealthy00520”PineRemoveShadedfoliage,generallyhealthy00628”WesternCedar,RemoveHealthyASSUMPTIONS:1.Onlythenumberedtreesinthisreporthavebeenexamined.Thisreportreflectstheconditionofthetreesatthetimeofthesitevisit.Thereisnowarrantyorguarantee,expressedorimpliedthatproblemsordeficienciesofthesubjecttreemaynotariseinthefuture.2.Alltreesmayfailatanytime,withorwithoutobviousdefects,andwithorwithoutappliedstress.Acompleteevaluationofthepotentialforthis(a)treetofailrequiredexcavationandexaminationofthebaseofthesubjecttree.Regards,VARLEYVARLEYVARLEYJeffVarleyLandscapeArchitect12743NE170thLaneWoodinville,WA98072phone:425-466-9430email:varley]eff@hotmail.com
iW kTNflON WO?KfMEt
sa.estsom aseabyso
DEPARTMENT OP COMMUNITY
AND ECONOMIC DEVELOPMENT —“Renton
TREE RETENTION WORKSHEET
Pteroisgoisised
1.Tsim,mbsiollrsoa ssorb’drsrmrror’.o,slbs,a,,oriorss,ood
Ireesarlrait4’:rdls,srerbrprtibfl4lb 6 moss
2.Oedacbaes Cs,l,rrsass ,iedsd tramthe serrirrtiae caka’alras
treesm praporedpaal:ortrebtt
Trrps,rs,,roatsrystardbarle,s 5 bytes
Tslalrmasths,sleseladed trees.0 tress
3.Ssshlrasbtmp2lromkred 6 trees
4.Nest.Is debermisethecamberoltressthatmast LeresaieedmehiplyLined by:
5.sasaro,mrsrosed,rda&Irsrrss 2 tress
5.Lbs rho sumNerat 5’is hamster,a,aider moonsostoodtrtyt
sbes&.5 erosthatybis 5,5prspstrng’Is‘sIghs’.0 rosa
0 bshrrssr tsreblmmbrrpsborrseesrsbeseptaoed.2 oses
7 MoloptyDseA by 55’tsr nambersl reqafred rsytstemsstlrrshse:24 ,,t,b
S.Proposedsits shInes lbmeatsddlstoyatpleasIngmyoiremeor’
bhmLmosSssAsorrsesrosossal 2 inchespsrtree
V.bsddstLeelbylsrselsroombsrslreplatsnensrrsee’:12 Ire
U—‘tossaotsu,o,mssrr.m.t.sosmsstrra,ssssa.segsossmsreasasnsa,srsos,s,mm,ursnssosao
raIse,ootrsoeemola&aboraesre,Istasssos;.5t&eae,ssrOs.5004.u_bhressorrsorsosorotsars.esessosArmsaieseae,Sbareo
ore.’.seroesscrOss!
Or’-
sCALE AL 50055
________________
L—1
ones 1 w 2
fl?E fENflON P[-PN -INVtNfQY
“-20-El”
i1 INWNtOY
A
etnel
J;q1h1
9
ThFF NO 05K SPEC FE RFTAIN/RFMOCE NOTES
03 I 42’Douclas F r Remove
032 34°Douclas F r Remove
IJ’JJ 24°I)ouc.las Fur emove
004 30 Deciduous Remove
005 20°Pilte Retrieve
003 25°vqestem Cedar!Remove
Healthy
Healthy
Heclthy
Some cankere,gerorDlly healthy
Siraded (a aye,mstoeall Itealtity
Healthy
eu
—a
eu
EXHIBIT 6
NOFIH ECN-Fl”-2U-0”22”o4”5fFf
LN’J9SGFS NOIE5
I.CONTRACTOR SHALL AC RESPONSIBLE FOR FAMLARIZINA THEMSELVES WHO ALL OTHER
IN TO PAOMPTLR ABASE TRADER OF ANT O:SWRRAN UTLITCN.LANROON NCRACE PHONE I—RRA—42A—NSTN
‘OIALL MORTON ONE RATER ALL PLANT MATERIEL FOR I TEAN OR ANVIL FOAL INSPECTOR ARE ACCEPTANCE
0.CONTRACTOR STALL RE RCSPONN!OLC FOR COMPUTINO SPEOICC OUANTITCN OF AROUND COVERS MAO PLANT MATERIALS
ATOZINC ON—CCNTCA SPOCIRO FOR PLANTS RN STATED ON SHE LANOSCOAC PLAN ONE MINIMOM PLANTING DISTANCES AS
N.CONTRACTOR SNILL RE ROVPARSIRLC FAR PRHIEONO TEE QUARRElER OP PLANTS SHOT ME REPRENENHER RI ERMRAER ON
R.X2 RANA LAROCH THIRD got PIANCNA MEAN TO RE CowAN OP All
A CT CEATH NERD TAPSAL IN NEW BEEN SHORN,ROTOCAL INTO SOP N AC NOD,
A.MA,AEON TO ACCENC 0 MINIMUM OF 2 CRC ER BANS.
IA.ALL PLANS MATERIAL SHRU,CONFORM TA ANI STNRDMON FAR NUROERT NTXH.LATENT EDITOR.REP
RAOFOANIOREO,AND RAVE A BANANAS.WELL OESCANRED RANT VINIER.MD,HINGES NANU RE GRASPUNDERCLIMATICCONOTRNNSIMILANTOOVDSCINARCLOEMLINNPWEPRALECT.
0.WEED,SHAORN.ASS GROUND COVER:QUANLIHCEN,SPECIES,ARE HANIERICS,SIZES AND CORDSITNN ANSHEATHORTOEPLANTINGPLAN,PLNRS TO AC HERLIW,RGONAON,RCLL HOARIER RHER IN LEW.RACE OFARCANE,INULRC.IRNECIS,DEANC,HARMFUL EFFECTS,MO ACT MEDER.RE RURNTSUSRNN SHAVEAGREEMTAERUTMACTENEPPR000LROAMLARONCANEwRITEROROMSER.
II,NO PERMANENT IRRIACCAR NSNRCM IN PROFANER.IRES LACATCO AR WE FROHANCO LOIS MILL RE IRROOTFO RH FUTUREATMEAMNERN.LOLASANHE STRIP PLIABLE MATERIEL IS AANNAEREO HARM AR500RT EOLCRONT ROD SHELL AC PRORRER TEMPONRACIRRiURS1RRFAAWECASHiWO(2)lEANS.
HA.AAME MAIMER ROOD,MC REOPISNALE FAR ISNIRGASA PRMRRNCR ANT RACER SF05 CRMCEEIIAN AC HOE HRARARAN ANMAR.OWCETSLAPC PLANE MITRAL NRRD,BA IRNIRLABO RI OERALRPER.
Pi-ANt 56FfL2ULDOIMSJLPLRAPt
S
>-
>sIti
ax>EL
VIE
N JJ’
SHRUB PLANTING DETAIL
1011505 (thIS OfY 521 APPlIED
11201.0Il
&er fowas ‘Adam,Bw’IT MTHk 1 2”d Pd)asS (A50SRNR
555R pSUAEA ‘EALdOIB WrAemEd LeAd 5 2”d Pd)asS BRLAEn
510PM.LOIS P2(2115/LOP(SN)fdJfl —612115210)219
ORPS aId 610,149 COWl
PIOflLIdAtA ‘LAIpxRa’RAW’fBAICASAl 9 2 RdPR PSI aO
VRAmR dm,IJIIAI SAid V6VIUR 15 2 ‘R512’Pal MAAEIMAR
AM{ITRRACLRFRI1M 1e&afBaRA 8 2 HISA P asS MAIAIAR
“IL:.“502 kda,LSA4ALnIIM Entoil SIR’d IAd PAIWOMAEAaQPIWKSO”AU,
50%PrawiAESARR BAIT Sra4w h IW’d I wAd Pd)aid MALSip/flat lO RU,
LaSAdHFed1A4tRdeFa%MPXIICIRAURRRICACACIAAAHIRJ
_
DECIDUOUS TREE PLANTING &STAKING DETAIL
I OP
‘AMPLE P1 ANTING &STAKING DETAIL
E9 OCTAA AL
NOEIH %95%II-20 Q11 22110411 92115
OI”LAANI JAM
L—2
w 2 2
February9,2016ES-4072.01(fokc[iiii.:j[1ineiringnstritin1i)fltoilng[nvirunmeiitalScieiic,ConnerHomes12600Southeast38thStreet,Suite250Bellevue,Washington98006Attention:Ms.AlisonConnerSubject:SummaryLetterGreenleafNIKohrShortPlat78661-108thAvenueSoutheastRenton,WashingtonReference:EarthSolutionsNW,LLCGeotechnicalEngineeringStudyProposedPantherLakeResidentialSubdivision18647-108thAvenueSoutheastRenton,WashingtonDatedSeptember23,2013DearMs.Conner:Asrequested,EarthSolutionsNW,LLC(ESNW)haspreparedthislettertosummarizethesoilconditionsobservedatthesite.ESNWreviewedthereferenceddocument;andtheundersignedprojectgeologistexcavatedfourtestpitsusinghandtoolsforthepurposesofconfirmingthesuspectedsubsurfaceconditionson-siteFebruary8,2016.Thepropertyiscomprisedofaparcellocatedonthewestsideof108thAvenueSoutheast,northoftheintersectionwithSoutheast192ndStreetinRenton,Washington.Thepropertywasundevelopedatthetimeofsiteexploration.Thetopographyacrossthedevelopmentenvelopeportionofthesiteisrelativelyflatinnature.Plansforthesitedevelopmentincludeseveralsingle-familyresidentiallots,accessroads,andassociatedimprovements.Reviewofgeologicmapsindicatesthesiteismappedasbeingunderlainbyglacialtill.EarthSoluUonsNWLLC1805130thPlaceNEXHIBIT7(704•FAX(425)44i)_47
ConnerHomesES-4072.01February9,2016Page2ESNWobserveduptoafootoffillsoilconsistingofsiltysandwithgravel(UnifiedSoilClassification,SM)inadensecondition.Thefillwasunderlainbynativesoilscomprisedofsiltysandwithgravelinadensecondition.ElsewhereESNWobserveddensenativeglacialtillsoilconsistingofsiltysandwithgravel(SM)andpoorlygradedsandwithsiltandgravel(SRSM)inadensecondition.Groundwaterseepagewasnotobservedatanyofthetestpitlocations.Howeverperchedgroundwaterseepageiscommononsitesunderlainbyglacialtillsoils,andistypicallyobservedatthecontactbetweentheweatheredandunweatheredglacialtillmaterial.GeotechnicalConsiderationsThesoilsobservedwithinthesubstrataareconsideredsuitableforsupportoffoundationsnearthesurface.Subsurfaceconditionssuitableforsupportoftheproposedfoundationelementswillbeencounteredatdepthsofapproximatelyonetotwofeetbelowexistinggrades.Basedontheobservedsoilconditions,therecommendationsincludedinthereferencedreportareapplicableforthissite.Shouldyourequireadditionalinformation,orhavequestions,pleasecall.Sincerely,EARTHSOLUTIONSNW,LLCStephenH.AvrilProjectGeologistKyleR.Campbell,P.E.PrincipalEarthSolutionsNW,LLC
FullDocumentPREPAREDFORTheConnerHomesGroup,LLCSeptember23,2013AvailableuponRequestHenrjT.Wright,E.l.TStaffEngineerGEOTECHNICALENGINEERINGSTUDYPROPOSEDPANTHERLAKERESIDENTIALSUBDIVISION18647108THAVENUESOUTHEASTRENTON,WASHINGTONES-2995EarthSolutionsNW,LLC1805—136THPlaceNortheast,Bellevue,Washington98005Ph:425-284-3300Fax:425-449-4711I866-336-8710KyleR.Campbell,PE.PrincipalEXHIBIT$
A PORTION OF THE SE 1/4 OF SECTION 32.TOWNSHIP 23N,RANGE bE,KING COUNTY,WASHINGTON
4!WLE
/50016116 00
/000*0 (TOP)000091000 4*0002,00 P0901604062l542&1043 01004094016T6T—O2(OVI
x ‘1 4 2.7
0700 00000 0E1600000 ,.“,-o om
.0250000 76 EooI 161050100S5,5K 0 00620000 ,pooP-OEM 16 P0)45KB 5’5050
EXHIBIT 9
ENLEAF 2GRADING,LE.S.C.&UTIUTY PLAN
UTILITY FERMIT #
20 03 25 24
201
Ow<
zww
0
SILT ETHEL TO BE 007060 00[0100050 0055 101 SO RAN
0060005 UNITS TT 1001)000 0 --I I ZJ’Z.
0TPTTPLRWU0L “‘—r
/
I r
tOo
cuoczo,,7 07 —
25 5004740,55,77,31 00’’
101
SlOT STEP-C I
000TTTOCTNST000SOS&SCOWl56005650CE2,07 006000000005,
--Z’i.--
“St
P62102,EP -b -
WSLRPELTT \j
6210000,11 \I ‘---_:r0
KEY MAP
(4056000 029
>flu<NET LOT (NEAT USE)
Ii IHBI-
EARThWQBKS2UANTITIES
240 ToSS
SCALE:1 =20’
CONTOUR INTERVAL =2’
00010102151 NOTES
I
—Ii N fi N
I 7-I /20S IT ON 500000 TO—AT
[1”\\t,::;”ASSORT -
04:500 lATER
,0 7 -
/NOET9TT)Irt.._r{E4!
S’0500200 04400
00091?)
00-45451610
60 V
0tST037
01
NOTE:
I,00 S1000000ES 00 STE TO RE 0056060,
2.00 506005000 ERROL
3.000000000 0000010S ME ETA 000010
00000000000 00 CPLCUEATE mE 00000600000600065600SO000POCEI
ST STOP-2010005 IANCEOS040,
31
I.00 0055ST100 50060 ST 100010000000000 SR 001 ST STOOl COST,KIN
101 0]0960101110 001ST 100106200000(0500600100 010 050000 10
00 50 ST 050051,
000 PuN 006240500100202066010020600600010016 BOOT 000001011005160000000010010STTOSSST201005000TO0500010000
5 10111100 ST TN 000200.00002000 02000 STI 2006006W 62 44002000
ST 000000 000100116011 (LU.1102000000 000050000,0100 2050R96016,60050005,004
0 lOut so 01001416100 02 000(00000000210,4100001050020 00000
0,500100 0011610500 20 0000 III 00005500050 TEll 00 000010 000
(10000411 1601).0200501.075 050,10 00 60 50 0(0062,5 600 000 TO
7.II 00000040 TO200PLB005/000I50601’S 00560100010051111050000005000164002055001010000000051600051050050006200
200 0106-20—sTE
001 2001 50 WOI1000001S 0000 0000200100 6 511450 TOSS
1000200 010000 000 001 1100005000100000
0,000010 5620000011 020 000601000011002000000 01002020000
00000000 0620000 002000,011 TOT 010000020 00 00000 00000 00
00,50 01160 02000 000001 0620010516 0000000 TSTT 00101001 00000
00 50 5620000 00200620 00000000000000000000010011000000
00000 (OSOI 2-003),
05,1100011020 0020516 20040036 016000500 00050 ST00000lY010020
0 02000020600062020 200 62 50500007100200
TO 000 00000000 1062020 01050000 10 POlITIC 00000,00 9009051,501020466,000006007 96050000,012,620015.51020 0002 1002000100
TO 20100000 00 000000 500 60000000 0000.0010 055000
000100000 0015200 000 00001000006 0011101 0000 10 50
00000000,000900 6050 00 10060 000-20-000000100010000000
000065 501000 010100 0—007].1120010020050’0 001600100 00000a
UagPSEfflQENIIALAQQESS -SE 188TH ST
ALLOWABLE PIPE MATERIALS
T,205000001 0700000 200
°.u-0001110000 060 (060 0000 5062110
0 00200 060 07 7066)
4,6000070001 60110101000 POE (CEO?)
050050 010
0540,0 ‘01’
0/I
105TH AVE,34SR-51 5]
FullDocumentAvailableuponRequestGREENLEAF2TechnicalinformationReportFebruary15.2016PreparedforConnerHomes12600SE38thSt.Suite250Betlevue,WA98004SubmittedbyESMConsuttingEngineers.LLC334008AvenueS.Suite205FederalWay,WA98003251838.6113teL253.838.7104faxwww.esmciviLcomEXHIBIT10
ConstructionMitigationDescriptionGreenleafIIConstructionisexpectedtostartApril2016andwithhomebuildingfinishedAugust2016,thoughthisisdependentonasteadysalesrateandmarketconditions.ConstructionhourswillfollowtheCityofRentonCodelimitingconstructionactivitiestobetween7amand8pmMondaythroughFriday,and9amto8pmonSaturdayswithnoworkpermittedSundays.Nospecialhoursareproposedforconstructionorhauling.HaulingandtransportationwillbeonSE188thStandontolots32—34oftheGreenleafplat.Nohaulingwilloccuron108thBestManagementPracticesfromtheWashingtonStateDOEManualwillbeusedtocontroldust,trafficandtransportationimpacts,erosion,mud,noiseandotherimpacts.Duringconstruction,thecontractorwillfollowanapprovedtemporaryerosionandsedimentationcontrolplanmeetingCitystandards.Typicalmeasures,whichmaybeemployed,includetheuseofsiltfences,strawbales,andtemporarystormdrainagefeatures.Hydroseedingexposedsoilsandclearedareasafterconstructionwillalsoreducethepotentialforerosion.Someheavymachineryexhaustanddustparticulatesgeneratedprimarilybyconstructionequipmentwillbeproducedduringtheconstructionphaseofthisproject.Theamountofemissionstotheairwillbeminimalandwilloccurduringtheactualconstructionofthedevelopment.Afterconstructionanyemissionswouldbethatofatypicalresidentialarea.Allconstructionequipmentwillbeinproperworkingorderandregulatedforemissionsbythemanufacturerandlocalemissionlaws.Vehiclesenteringandleavingthesitewillalsoberegulatedforemissionsbystateandlocalemissionlaws.Duringconstructionthesitewillbewateredasnecessarytokeepanydustfromimpactingsurroundingairquality.Short-termnoiseimpactswouldresultfromtheuseofconstructionequipmentduringsitedevelopment.ConstructionwouldoccurduringpermittedconstructionhoursandalwaysincompliancewiththeCityofRentonnoiseregulations.Equipmentwillnotbeallowedtoidleforcontinuousperiodsoftime,whichwillhelptomitigatetheimpactsofpotentialconstructionnoise.Long-termimpactswouldbethoseassociatedwiththeincreaseinvehiculartrafficfromfuturehomeownersandtypicalresidentialnoise.AflaggerwillbeusedasneededalongSE188thstreet.AtypeIllbarricadewillpreventanyaccessonto108thAVESE.Exhibitattached.EXHIBIT11
EXHIBIT 12
L,
Z .-
Q5wcz
C’
(‘1
AXIS RERAN
(8/15)
FOUND
&
FOUND AXIS RERAN
&CAP (8/15)
FOUND AXIS
&CAP
6’CLFNC
LEANS NORTH
FOUND 1/2’REBAR &CAP
“CPS INC 22338 08’S &
O2E OF CORNER (8/15)
CLFNC c5’S
OF LINE
TN 3223059080
L=19.17’
R25O.OD’
=4’23’34’
T=’9.59
SE 188TH ST
WOENC Q6’E
OF ONE
FOUND 1/2 RE8AR
&CAP “CPS INC
22338’0.8’S &0,3’E
OF CORNER (8/15)
i:O
“
0’)
MONUMENT IN
ER PLAT OF
EAF.
FOUND 5/8 REBAR &
CAP CPS INC 2233B
0.8’S &04W (8/15)
27,6
EMERGENCY ACCESS
EASEMENT PER FLAT
OF GREEN LEAF NEC.
NO.20151105000048
-
FullDocumentWhenrecorded,returnto:CHGSF,LLCAvailableuponRequest12600SE38thST,Suite250Bellevue,WA98006DECLARATIONOfCOVENANTS,CONDITIONS,ANDRESTRICTIONSFORGREENLEAFHOMEORSASSOCIATIONTHISDECLARATIONismadeonthis,2016,byCHGSF,LLCaWashingtonLimitedLiabilityCompany,referredtohereinas“Declarant’,whichistheownerofcertainrealpropertynowknownas“Greenleaf’situatedintheCityofRenton,inKingCounty,Washington.TheDeclaranthascreatedanon-profitcorporationknownastheGreenleafHomeownersAssociation.TheGreenleafHomeownersAssociation(hereafterreferredtoas“Association”)shallbedelegatedandassignedthedutiesandpowersofowning,maintaining,andadministeringanyandallCommonAreasandrelatedfacilitiesinthePlat,administeringandenforcingthesecovenants,conditionsandrestrictions,andcollectinganddisbursingtheassessmentsandchargeshereinaftercreated.TheAssociationshallalsohavetherightandpowertopromulgaterulesandregulationsthatmayfurtherdefineandlimitpermissibleusesandactivitiesconsistentwiththeprovisionsofthisDeclaration.NOW,THEREFORE,theundersignedherebycovenants,agrees,anddeclaresthatallofthePlatsasdefinedhereinandthebuildingsandstructureshereafterconstructedthereonare,andwillbe,held,sold,andconveyedsubjecttoandburdenedbythefollowingcovenants,conditions,andrestrictions,forthepurposeofenhancingandprotectingthevalue,desirability,andattractivenessofGreenleafforthebenefitoftheOwnersthereof,theirheirs,successors,grantees,andassigns.ARTICLE1-DEFINITIONSSection1.1:Articles.“Articles”shallrefertotheadoptedArticlesofIncorporationoftheAssociationasnoworhereafteramended.Section1.2:Board.“Board”shallmeanandrefertotheboardofdirectorsoftheAssociationestablishedpursuanttotheArticlesandBylaws.Page1of20EXHIBIT13
FullDocumentAvailableuponRequest—Cityot÷!\JLLD1DepartmentofCommunityandEconomicDevelopmentPlanningDivisionADMINISTRATIVEPOLICY/CODEINTERPRETATIONADMINISTRATIVEPOLICY/CODEINTERPRETATION#:Cl-73-REVISEDMUNICIPALCODESECTIONS:4-2-110.A,4-2-110.B,4-2-11O.D,4-2-115,4-11-020,and4-11-230REFERENCE:SUBJECT:ResidentialBuildingHeight(RCthruRMF)BACKGROUND:ErratumStatement:Cl-73implementedchangestothemethodofheightmeasurementforstructuresintheRCthroughRMFzones.Thiserratumstatementaffectsthetwo-storylimitationforR-14zonedpropertiesbyincreasingittothree.Docket#116advocatesforincreasedheightandstorylimitsforselectzones,includingtheRMFzone.TheR-14zoneistransitionalbetweentheR-10andRMF,andthereforeR-14standardsareintendedtoofferacompromisebetweentherestrictionsoftheR-10andtheallowancesoftheRMFzone.Bylimitingwallplateheightto24’yetallowingthreestories,theR-14zonewouldprovideanappropriatetransitionbetweentheR-10andRMFzoneswithrespecttobuildingheight.Bydefinition,thecurrentmethodtodetermineabuilding’sheightistomeasuretheaverageheightofthehighestroofsurfacefromthegradeplane(i.e.,averagegrade).ThemaximumheightallowedintheRCthroughR-14zonesis30feet(35’intheRMF).Theimplementationofa“maximumheight”(RMC4-2-11O.A)asappliedtoroofedbuildingsisinconsistentandcontradictorywiththeintentandpurposestatementsofTitleIVrelatedtoresidentialdesign(RMC4-2-115).Further,regulatingtheheightofnon-roofedstructuresisunenforceablebyTitleIV(exceptforBuildingCode).Theambiguityandcontradictoryaspectsofthecodeexistfortworeasons:1.Heightismeasuredtothemidpointofaroof;and2.Flatroofsareabletobeastallasbuildingswithpitchedroofs,whichincreasesthebuilding’smassing.H;\CED\Planning\TitIeIV\Docket\AdrEXHIBIT14erpretationREVISED.docx
ADVISORYNOTESTOAPPLICANTLUAI6-000173ApplicationDate:March08,2016Name:GreanleafII—Renton0SiteAddress:18661108thAveSERenton,WA98055-6432PLAN-PlanningReview-LandUseVersion1PolicePlanReviewCommentsContact:CyndieParksI425-430-7521Icparks@rentonwa.govRecommendations:Minimalimpactonpoliceservices.FireReview-BuildingCommentsContact:CoreyThomasI425-430-7024Icthomasrentonwa.govRecommendations:EnvironmentalImpactComments:1.Thefireimpactfeesareapplicableattherateof$495.10persinglefamilyunit.Thisfeeispaidatbuildingpermitissuance.CodeRelatedComments:1.Thefireflowrequirementforasinglefamilyhomeis1000gpmminimumfordwellingsupto3,600squarefeet(includinggarageandbasements).Ifthedwellingexceeds3600squarefeet,aminimumof1,500gpmfireflowwouldberequired.Aminimumofonefirehydrantisrequiredwithin300feetoftheproposedbuildingsandtwohydrantsifthefireflowgoesupto1,500gpm.Oneexistinghydrantcanbecountedtowardtheserequirements.AwateravailabilitycertificateisrequiredfromSoosCreekWaterandSewerDistrict2.Firedepartmentapparatusaccessroadwaysarerequiredtobeaminimumof20feetwidefullypaved,with25feetinsideand45feetoutsideturningradius.Fireaccessroadwaysshallbeconstructedtosupporta30tonvehiclewith75psipointloading.Accessisrequiredwithin150feetofallpointsonthebuildings.PlanningReviewCommentsContact:ClarkCloseI425-430-7289Iccloserentonwa.govRecommendations:1.RMCsection44030.C.2limitshaulhoursbetween8:30amto3:30pm,MondaythroughFridayunlessotherwiseapprovedbytheDevelopmentServicesDivision.2.Newsinglefamilyandothernonresidentialconstructionactivitiesshallberestrictedtothehoursbetweenseveno’clock(7:00)a.m.andeighto’clock(8:00)p.m.,MondaythroughFriday.WorkonSaturdaysshallberestrictedtothehoursbetweennineo’clock(9:00)a.m.andeighto’clock(8:00)p.m.NoworkshallbepermittedonSundays.3.Withinthirty(30)daysofcompletionofgradingwork,theapplicantshallhydroseedorplantanappropriategroundcoveroveranyportionofthesitethatisgradedorclearedofvegetationandwherenofurtherconstructionworkwilloccurwithinninety(90)days.Altemativemeasuressuchasmulch,sodding,orplasticcovenngasspecifiedinthecurrentKingCountySurfaceWaterManagementDesignManualasadoptedbytheCityofRentonmaybeproposedbetweenthedatesofNovember1standMarch31stofeachyear.TheDevelopmentServicesDivision’sapprovalofthisworkisrequiredpriortofinalinspectionandapprovalofthepermit.4.Theapplicantmaynotfill,excavate,stackorstoreanyequipment,disposeofanymaterials,suppliesorfluids,operateanyequipment,installimpervioussurfaces,orcompacttheearthinanywaywithintheareadefinedbythedriplineofanytreetoberetained.5.Theapplicantshallerectandmaintainsixfoot(6’)highchainlinktemporaryconstructionfencingaroundthedriplinesofallretainedtrees,oralongtheperimeterofastandofretainedtrees.Placardsshallbeplacedonfencingeveryfiftyfeet(50’)indicatingthewords,“NOTRESPASSING—ProtectedTrees”oroneachsideofthefencingiflessthanfiftyfeet(50’).Siteaccesstoindividuallyprotectedtreesorgroupsoftreesshallbefencedandsigned.Individualtreesshallbefencedonfour(4)sides.Inaddition,theapplicantshallprovidesupervisionwheneverequipmentortrucksaremovingneattrees.6.ThispermitisshallcomplywiththeBaldandGoldenEagleProtectionAct.ThepermittedisresponsibleforadheringtotheU.S.FishandWildlifeServiceNationalBaldEaqleManaqementGuidelines(2007)andbryourU.S.FishandWildlifeServicepermit.TechnicalServicesCommentsContact:AmandaAskrenI425-430-7369aaskren@rentonwa.govRecommendations:Legaldescriptiondoesnotmatchtitlereportprovided,howeverweareawareoftheBoundaryLineAdjustmentappliedforonaportionofthelotsinvolvedinthisShortPlat.EngineeringReviewCommentsContact:AnnFowlerI425-430-7382Iafowlerrentonwa.govRecommendations:IhavereviewedtheapplicationfortheGreenleafIIShortPlatat18661—108thAveSEandhavethefollowingcomments:EXISTINGCONDITIONSWaterWaterserviceisprovidedbytheSoosCreekWaterandSewerDistrict.SewerWaterserviceisprovidedbytheSoosCreekWaterandSewerDistrict.StormTheexistingpropertydoesnotcontainstormwaterfacilities.CODEREQUIREMENTSEXHIBIT15Ran:April08,2016Pagelot4
ADVISORYNOTESTOAPPLICANTCITYOFLUAJ6-000173—“Rentonc,PLAN-PlanningReview-LandUseVersion1IEngineeringReviewCommentsContact:AnnFowlerj425-430-7382Iafowlerrentonwa.govWATER1.TheapplicantshallprovideawateravailabilitycertificatefromSoosCreekWaterandSewerDistrict.AcopyoftheapprovedwaterplanfromSoosCreekWaterandSewerDistrictshallbeprovidedtotheCitypriortoapprovaloftheUtilityConstructionPermit.SEWER1.TheapplicantshallprovideaseweravailabilitycertificatefromSoosCreekWaterandSewerDistrict.AcopyoftheapprovedsewerplanfromSoosCreekWaterandSewerDistrictshallbeprovidedtotheCitypriortoapprovaloftheUtilityConstructionPermit.SURFACEWATER1.Asurfacewaterdevelopmentfeeof$1,485.00pernewdwellingunitwillapply.Theprojectproposestheadditionof(2)newsinglefamilyresidences(3newsinglefamilyhomes,1existinghomeremoved).Thetotalfeeis$2,970.00.Thisispayablepriortoissuanceoftheutilityconstructionpermit.2.Adrainagereport,datedFebruary152016,wassubmittedbyESMConsultingEngineerswiththesiteplanapplication.BasedontheCityofRenton’sflowcontrolmap,thissitefallswithintheFlowControlDurationStandardforForestedConditions.TheredevelopmentissubjecttoFullDrainageReviewinaccordancewiththe2009KingCountySurfaceWaterDesignManual(KCSWDM)andtheCityofRentonAmendmentstotheKCSWDM.Allcoreandspecialrequirementshavebeendiscussedintheprovideddrainagereport.3.Runofffromtheexistingsiteincludesonesinglefamilyresidencewherenostormwaterconveyancesystemexists.Runofffromthesitesheetflowsintotheyardsofneighboringproperties.4.TheprojectproposestotieintotheexistingstormwaterdetentionpondandwaterqualitytreatmentwhichwasdesignedandinstalledaspartoftheGreenleafShortPlatadjacenttothesubjectproperty.5.Thedetentionpondislocatedinthesouthwestportionoftheoverallsite(includingtheoriginalGreenleafproject)andwasdesignedinaccordancewiththe2009KingCountySurfaceWaterDesignManual(KCSWDM)andtheCityofRentonAmendmentstotheManual.6.TheoriginalGreenleafprojectcontainsaKirstarPerkFilterVaultfollowingthedetentionpondtoprovidewaterqualityfortheoriginalprojectpriortodischargetoPantherCreek.7.ThecalculationsprovidedwiththedrainagereportincludetheoriginalGreenleafprojectareaandtheareaoftheproposed3lotadditionandconfirmtheexistingdetentionpondandPerkFilterwillprovidesufficientcapacitytoaccommodatetheproposedadditiontothedevelopment.8.The3lotadditiontotheexistingstormwaterconveyancesystem,ascurrentlydesigned,doesnotproducemorethan5,000squarefeetofneworreplacedimpervioussurface.Assuch,additionalwaterqualitytreatmentisnotrequiredfortheproposal.TRANSPORTATION1.Theproposedprojectfronts108thAveSE(SR515),whichisclassifiedasaprincipalarterialstreet.Minimumrightofwaywidthforthisstreetclassificationwith5travellanesis103feet.Existingrightofwaywidthin116thAveSEisapproximately82feet.TomeettheCity’scompletestreetstandards,streetimprovements,includingapavementwidthof27feetfromthecenterline,curb,gutter,and8footplanterstrip,8footsidewalk,andstormdrainageimprovementsarerequiredtobeconstructedintherightofwayfrontingthesiteperCitycode46060.Approximately10.5feetofrightofwaydedicationisrequired.2.Applicanthasrequestedamodificationfromstreetimprovementstodedicatetherequired10.5feetrightofwayplus2feetforatotalof12.5feetofdedicatedrightofwayandretaintheexistinghalfstreetfrontageimprovementsalong108thAveSE.ThismodificationrequestmatchestheapprovedrequestsubmittedfortheGreenleafShortPlatadjacenttothesubjectpropertyandwillbesupportedbystaff.Approvalshallbeprovidedunderaseparatecover.3.TheproposedprojectfrontsSE188thStreet,whichisclassifiedasaresidentialaccessroadconstructedaspartoftheGreenleafPlatadjacenttothesubjectproperty.Thefullstandardroadwaywidth(53feetROW)ofSE188thStreetendsapproximatelyattheeastpropertylineofLot2,thentaperingtoadedicated25footemergencyaccessentranceinstalledaspartoftheGreenleafPlatadjacenttothesubjectproperty.4.StreetfrontagealongSE188thStreetshallinclude0.5footcurb,0—8footlandscapestripanda5footsidewalk.Frontageshallextendfromtheterminationpointofexistingfrontage,installedaspartoftheGreenleafPlatadjacenttothesubjectproperty,andendattheeastpropertylineoflot2,taperedtomaintain20footemergencyvehicleaccessatallpoints.5.AccesstoeachofthelotsshallbefromSE188thStreet.Existingdrivewaysfronting108thAveSEshallberemovedandreplacedwithsidewalkandcurbtomatchtheexistingsidewalklocatedalong108thAveSE.6.RefertoCitycode44080regardingdrivewayregulations.DrivewaysshallbedesignedinaccordancewithCitystandardplans104.1and104.2.a.Aminimumseparationof5feetisrequiredbetweendrivewayandthepropertyline.b.Themaximumwidthofsingleloadedgaragedrivewayshallnotexceedninefeet(9)anddoubleloadedgaragedrivewayshallnotexceedsixteenfeet(16’).7.Drivewaylocationsanddesignsarenotshownontheprovideddrawings.AccesstoLot3mayrequireinstallationofahammerheadturnaroundforemergencyaccess.Fireaccessisrequiredwithin150feetofallpointsofthebuilding,measuredfromthedrivewayentranceonSE188thStreet.Drivewaydesignsshallbesubmittedwiththebuildingpermitsforeachlot.Ran:April08,2016Page2of4
ADVISORYNOTESTOAPPLICANTCTY0FLUAI6-000173—RentonPLAN-PlanningReview-LandUseVersion1EngineeringReviewCommentsContact:AnnFowlerI425-430-7382afowlerrentonwa.gov8.Paymentofthetransportationimpactfeeisapplicableontheconstructionofthesinglefamilyhousesatthetimeofapplicationforthebuildingpermit.Thecurrentrateoftransportationimpactfeeis$2951.17pernewsinglefamilyhouse.Theprojectproposestheadditionof(2)newsinglefamilyresidences(3newsinglefamilyhomes,1existinghomeremoved).Trafficimpactfeeswillbeowedatthetimeofbuildingpermitissuance.BasedontheCity’scurrentfeeschedule,estimatedtrafficimpactfeesfortheproposeddevelopmentwillbe$5,902.34.Feesaresubjecttochange.Thetransportationimpactfeethatiscurrentatthetimeofbuildingpermitapplicationwillbelevied.9.PavingandtrenchrestorationshallcomplywiththeCity’sTrenchRestorationandOverlayRequirements.GENERALCOMMENTS1.Separatepermitsandfeesforstormconnectionswillberequired.2.Anyproposedrockeriesorretainingwallsgreaterthanfourfeetinheight,measuredfromthefooting,willrequireaseparatebuildingpermit,structuralplansandspecialinspection.3.Adequateseparationbetweenutilitiesshallbeprovidedinaccordancewithcoderequirements.4.Allconstructionutilitypermitsfordrainageandstreetimprovementswillrequireseparateplansubmittals.AllutilityplansshallconfirmtotheRentonDraftingStandards.AlicensedCivilEngineershallpreparethecivilplans.5.Alandscapingplanshallbeincludedwiththecivilplansubmittal.Eachplanshallbeonseparatesheets.CommunityServicesReviewCommentsContact:LeslieBetlach425-430-6619ILBetlach@rentonwa.govRecommendations:1.ParksImpactfeeperOrdinance5670applies.2.ProvidebicyclelanesperadoptedTrailsandBicycleMasterPlan.Plansheet#102—BensonDrivesouthISR515BicycleLanes.3.StreetFrontages—includeaneightfootwideplantingsstripwith4to5streettreesalong108thAvenueandonetreeperlotonnewsidestreetaswellasotherplantingssuchasturf,groundcoverplants,shrubs,etc.4.Streettreesalong108thAvenueshallbesinglestemmed,lowmaturingtreesduetooverheadpowerlines.EngineeringReviewCommentsContact:BrianneBannwarthI425-430-7299Ibbannwarthrentonwa.govRecommendations:StreetModificationAnalysis:TheapplicantisrequestingamodificationfromRMC46060F.2MinimumDesignStandardsTableforPublicStreetsandAlleys”inordertomodifytherequirementfromhalfstreetfrontageimprovementsduetotheshortnatureofthefrontageandthesurroundingdevelopmentsinordertomaintaintheexistingstreetconfiguration.Existingimprovementsconsistoffourtravellanes,acentertumlane,5footsidewalkslocatedagainstthecurb,anda5footwideplanterstripsonbothsides.TomeettheCity’scompletestreetstandards46060.F.2,streetimprovementsincludingan8footplantingstripbehindtheexistingcurb,a12footsidewalk(sharedbikelpedestrian),a2footstripbackofsidewalk,stormdrainage,andstreetlightingwouldberequired.Inordertoconstructthisstreetsection,approximately12.5feetofrightofwaywillberequiredtobededicatedtotheCityalongtheprojectsideof108thAveSE.Theproposaliscompliantwiththefollowingmodificationcriteria,pursuanttoRMC49250D,ifallconditionsofapprovalaremet.Therefore,staffisrecommendingapprovaloftherequestedmodification,subjecttoconditionsasnotedbelow:ComplianceStreetModificationCriteriaandAnalysisa.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElementandtheproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives.StaffComment:TheCommunityDesignElementhasapplicablepolicieslistedunderaseparatesectionlabeledStreets,SidewalksandStreetscapes.Thesepoliciesaddresswalkableneighborhoods,safetyandshareduses.Twospecificpoliciessupportthedecisiontomodifythestreetstandardsinordertoextendtheexistingsidewalkatawidthofsevenfeetandeliminatetheneedforthelandscaperequirementbetweenthecurbandthesidewalk.ThesepoliciesarePolicyCD102andPolicyCD103whichstatethatthegoalistopromotenewdevelopmentwith“walkableplaces,”“supportgridandflexiblegridstreetandpathwaypatterns,”and“arevisuallyattractive,safe,andhealthyenvironments.”Therequestedstreetmodificationisconsistentwiththesepolicyguidelines.b.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,baseduponsoundengineeringjudgment.StaffComment:Themodifiedstreetimprovementswillmeettheobjectivesofasafewalkableenvironment.Theimprovementsprovideforaplantingstripofsufficientsize(5feet)forlandscapingonthebacksideofthesidewalk.Thefivefootwidesidewalkatthislocationmeetstheneedsoftheresidentsrelyingonthissidewalkforaccesstothegreaterneighborhood.c.Willnotbeinjurioustootherproperty(ies)inthevicinity.Ran:April08,2016Page3of4
ADVISORYNOTESTOAPPLICANTCITYOFLUAI6-000173—Renton0PLAN-PlanningReview-LandUseVersion1IEngineeringReviewCommentsContact:BrianneBannwarthI425-430-7299Ibbannwarthrentonwa.govStaffComment:Thenewimprovementswillmeetthestandardsforsafevehicularandpedestrianusewithinthecurrentroadwayimprovements.d.ConformstotheintentandpurposeoftheCode.StaffComment:Seecommentsundercriterionb.e.Canbeshowntobejustifiedandrequiredfortheuseandsituationintended;andStaffComment:Therevisedstreetstandardsprovideasafedesignforvehiclesandpedestrians,andwillenhancetheattractivenessofthenewdevelopment.Maintainingaconsistentappearancealongthestreetfrontagewillbebeneficialtothesubjectpropertyandsurroundingpropertyowners.f.Willnotcreateadverseimpactstootherpropertyfies)inthevicinity.StaffComment:Therearenoidentifiedadverseimpactsfromthismodificationofsidewalkwidthandplantingstripwidthforthisarea.Ran:April08,2016Page4of4