HomeMy WebLinkAboutAdmin Report and Decision Green Leaf II SPDEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTA.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_
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_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_
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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_
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_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
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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
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TOPOGRAPIUC SURVEY
SE 187TH PL
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TPN 3223059088 4:
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___
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
/
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tOo
cuoczo,,7 07 —
25 5004740,55,77,31 00’’
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000TTTOCTNST000SOS&SCOWl56005650CE2,07 006000000005,
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6210000,11 \I ‘---_:r0
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(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
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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
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(10000411 1601).0200501.075 050,10 00 60 50 0(0062,5 600 000 TO
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001 2001 50 WOI1000001S 0000 0000200100 6 511450 TOSS
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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
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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,
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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’
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T=’9.59
SE 188TH ST
WOENC Q6’E
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FOUND 1/2 RE8AR
&CAP “CPS INC
22338’0.8’S &0,3’E
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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
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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