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Home My WebLink AboutCedar River Court Administrative Report and Decision_16-000401DEPARTMENTOFCOMMUNITYrYOFANDECONOMICDEVELOPMENT“RentoncA.ADMINISTRATIVEREPORT&DECISIONDECISION:LjAPPROVEDAPPROVEDSUBJECTTOCONDITIONSDENIEDREPORTDATE:June23,2016ProjectName:CedarRiverCourtApartmentLandscapingandPlazaImprovementsOwner:BryanPark,20127th1AveSEBldgA,Ste300,PuyallupWA98374Applicant:SameasownerContact:ChrisPeterson,LAStudio,1520052Ave5,Seattle,WA98188FileNumber:LUA16-000401SME,MODProjectManager:MatthewHerrera,SeniorPlannerProjectSummary:TheapplicantisrequestingaShorelineExemptionandModificationofapreviouslyapprovedsiteplanforanexisting99-unitseniorhousingdevelopment.TheprojectsiteislocatedwithintheCenterDowntown(CD)zone.ThenortheasternportionofthesiteislocatedwithintheShorelineHighIntensitydesignation.Siteimprovements(existingandproposed)are50-feetlandwardoftheordinaryhighwatermark(OHWM)ofCedarRiverReachB.TheoriginalsiteplanwasapprovedJune28,1994.Theapplicantnowproposestoupdatetheproperty’sexistinglandscaping,plazaamenity,fencing,garbageenclosure,andsignage.Theproposalwouldremove20ofthe24significanttreesandreplacewith14newtrees.Removalof80existingshrubswouldbereplacedwith182shrubs,349ornamentalgrasses,and243groundcovers.Plazawouldbeupdatedwithnewseatingfirepit,gazebo,fountain,andraisedgardeningbed.ExistingchainlinkfencingalongtheCedarRivertrailwouldbereplacedwithsolidvinylfencewithsteelpicketgatebehindtheexistinghedge.ThegarbageenclosurewouldbeupdatedtoincludeCMUwall,doublealuminumswinggate,shedroof,andlandscaping.Newimprovementsincludebenchesandplantpotsoutsidethebuilding’sfrontentranceandadjacenttoMainAveS.andtwomonumentsigns.Noincreaseinimperviousareaisproposed.ProjectLocation:130MainAveSouthSiteArea:0.65Acres112?r_JSiteI3Q_.14.:c4,123RnionL,frai,*4(12613110171023100<914123.•l92049181010S2ndSt()S2ndSt.ProjectLocationMapCedarRiverCourtAptsLandscapingandPlazalmps. June23,2016Page2of11B.EXHIBITS:Exhibit1:StaffReportExhibit2:OriginalApprovedSitePlanExhibit3:SiteDemolitionPlanExhibit4:ApprovedLandscapePlan(Redlined)Exhibit5:AdvisoryNotestoApplicantH.FINDINGSOFFACT(FOE):1.ThePlanningDivisionoftheCityofRentonacceptedtheabovemasterapplicationforreviewonMay31,2016anddeterminedtheapplicationcompleteonMay31,2016.Theprojectcomplieswiththe120-dayreviewperiod.2.Theprojectsiteislocatedat130MainAveSouth.3.Theprojectsiteiscurrentlydevelopedwitha99-unitseniorhousingdevelopmentona0.65acresitethatreceivedaDNSandadministrativesiteplanapprovalJune28,1994.4.ThepropertyislocatedwithintheCommercialMixedUseComprehensivePlanlandusedesignation.5.ThesiteislocatedwithintheCenterDowntown(CD)zoningclassification.6.Representativesfromvariouscitydepartmentshavereviewedtheapplicationmaterialstoidentifyandaddressissuesraisedbytheproposeddevelopment.Thesecommentsarecontainedintheofficialfile,andtheessenceofthecommentshasbeenincorporatedintotheappropriatesectionsofthisreportandtheDepartmentalRecommendationattheendofthisreport.7.ZoningDevelopmentStandardCompliance:ThepurposeoftheCenterDowntownZone(CD)istoprovideamixed-useurbancommercialcenterservingaregionalmarketaswellashigh-densityresidentialdevelopment.Usesincludeawidevarietyofretailsales,services,multi-familyresidentialdwellings,andrecreationandentertainmentuses.Theproposaliscompliantwiththefollowingdevelopmentstandardsifallconditionsofapprovalaremet:ComplianceCDZoneDevelopStandardsandAnalysisUse:Residential-Attacheddwellings“StaffComment:Nochangestothesubjectproperty’suseareproposed.TheexistingattacheddwellinguseispermittedoutrightintheCDzone.Density:ThedensityrangepermittedintheCDzoneisaminimumof25.0uptoamaximumof100.0dwellingunitspernetacre.Netdensityiscalculatedafterthedeductionofsensitiveareas,areasintendedforpublicright-of-way,andprivateaccesseasements.Theminimumdensityrequirementsshallnotapplytothesubdivisionand/ordevelopmentofalegallot1/2acreorlessinsizeasofMarch1,1995.Densityvmaybeincreasedto150dwellingunitspernetacresubjecttoAdministrativeConditionalUseapproval.Anassistedlivingbonusof1.5timesthemaximumdensitymaybeallowedsubjecttoconditionsofRMC4-9-065.StaffComment:Nochangestodensityareproposed.Thesitecontains99dwellingunitsor117dwellingunitspernetacrethatreceivedadministrativeapprovalJune28,1994.CityofRentonDepartmentofCommunity&EconomicDevelopmentCEDARRIVERCOURTAPARTMENTLANDSCAPINGANDPLAZAIMPROVEMENTSAdministrativeReport&DecisionLUA16-000401SME,MODCedarRiverCourtAptsLandscapingandPlazalmps. CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionCEDARRIVERCOURTAPARTMENTLANDSCAPINGANDPLAZAIMPROVEMENTSLUA6-000401SME,MODJune23,2016Page3of11LotDimensions:Therearenominimumlotsize,width,ordepthrequirementsinthevCDzone.StaffComment:Nochangestolotsize,width,ordepthwithmodificationrequest.Setbacks:Thereisnominimumfrontyardsetback.Themaximumfrontyardsetbackis15feetforthatportionofthebuildingthatis25feetorlessinheight.Thereisnominimumsideyardalongastreetsetback.Themaximumsideyardalongastreetsetbackis15feetforthatportionofthebuildingthatis25feetorlessinheight.Thereisnominimumrearyardsetback,unlessthelotabutsalotzonedresidential,thenthereshallbea15-footlandscapedstripora5-footwidesight-obscuringlandscapedstripandasolid6-foothighbarrierusedalongthecommonboundary.Thereisnominimumsideyardsetback.StaffComment:Nochangestosetbacksareproposed.Maximumfrontyardsetbackinisinexcessof15-feet,however.thesetbackwascompliantwheninitiallyapprovedin1994.SideyardsetbackalongBronsonWaySouthis10-feetandcompliantwithcurrentstandards.Siteisnotabuttingalotzonedresidential.BuildingStandards:ThereisnomaximumbuildingcoveragerequirementintheCDzone.Themaximumbuildingheightpermittedis95ft.,exceptwhenabuttingaresidentialzone,thenthemaximumheightis20feetmorethanthemaximumheightallowedintheabuttingresidentialzone.StaffComment:Nochangestobuildingheightareproposed.Existingbuildingheightis45-feetandcompliantwithcurrentregulations.Landscaping:TheCity’slandscaperegulations(RMC4-4-070)requirea10-footlandscapestripalongallpublicstreetfrontages.AdditionalminimumplantingstripwidthsbetweenthecurbandsidewalkareestablishedaccordingtothestreetdevelopmentstandardsofRMC4-6-060.Streettreesand,ataminimum,groundcover,aretobelocatedinthisareawhenpresent.SpacingstandardsshallbeasstipulatedbytheDepartmentofCommunityandEconomicDevelopment,providedthereshallbeaminimumofonestreettreeplantedperaddress.Anyadditionalundevelopedright-of-wayareasshallbelandscapedunlessotherwisedeterminedbytheAdministrator.Allparkinglotsshallhaveperimeterlandscapingasfollows:CompliantSuchlandscapingshallbeatleasttenfeet(10’)inwidthasmeasuredfromthestreetconditionofright-of-way.Standardsforplantingshallbeasfollows:approvalis...a.Treesshallbetwoinches(2)indiameteratbreastheight(dbh)formulti-mefamily,commercial,andindustrialusesatanaverageminimumrateofonetreeperthirty(30)linealfeetofstreetfrontage.b.Shrubsattheminimumrateofonepertwenty(20)squarefeetoflandscapedarea.Uptofiftypercent(50%)ofshrubsmaybedeciduous.c.Groundcoverinsufficientquantitiestoprovideatleastninetypercent(90%)coverageofthelandscapedareawithinthree(3)yearsofinstallation.Surfaceparkinglotswithmorethanfourteen(14)stallsshallbelandscapedasfollows:Surfaceparkinglotswithbetween15and50spacesshallprovide15sIoflandscapingperparkingspace,51and99spacesshallprovide25sfoflandscapingperparkingspace,and100ormorespacesshallprovide35sfoflandscapingperparkingspace.CedarRiverCourtAptsLandscapingandPlazalmps. CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionCEDARRIVERCOURTAPARTMENTLANDSCAPINGANDPLAZAIMPROVEMENTSLUA6-000401SME,MODJune23,2016Page4of11Perimeterparkinglotlandscapingshallbeatleast10feetinwidth,interiorparkinglotlandscapedareasshallhaveaminimumwidthof5feet.StaffComment:Theapplicantproposestoremovenine(9)existingtreeswithinthegroundfloorunitprivateopenspaceareaalongBronsonAvenueSouth.Thetreeswereinitiallyplantedtooclosetogetheratapproximately10-feetoncenter.Thetreesshowevidenceofinadequatepruningandnowhavegrownontothebuildingfaçadeandintoeachother.Additionally,theproposedbuildingfaçadeimprovements(stuccotoHardieplankfrompreviousapprovaLUA16-000392)wouldlikelyrequireexcessivepruningofthetreesthatmayjeopardizetheirsurvival.Theapplicantproposestoreplacethenine(9)treeswithfour(4)slowergrowingTschonoskiiCrabappletreesatapproximately40-feetoncenter.Shrubsandgroundcoverisalsoproposedtobereplacedwithinthegroundfloortenantprivateopenspaceareaandwithadditionalshrubsoutsideofthefencedprivatespace.Theapplicantproposestoremovetwo(2)existingtreesspacedatapproximately10-feetoncenterandshrubsalongthelimitedandirregularshapedMainAvenueSouthstreetfrontageandreplacewithone(1)treewithshrubsandgroundcoverin10-footandgreaterplantingstrip.Theprivatepatiosarenotconducivetoprovidingtreesatarateof30-feetoncenterasapprovedintheoriginalsiteplan,however,nearthesouthwestcornerofthesitebetweenthegarbageenclosureandthesouthernpatioalongBronsonAveSouthtwo(2)additionaltreescouldbeplantedandone(1)additionaltreecouldbeplantedbetweentheBronsonWaySouthentranceandthesouthwestpatio.Assuch,staffrecommendsasaconditionofapproval,thattheapplicantprovideanupdatedlandscapeplanwhichidentifiesthree(3)additionaltreesasshowninExhibit4.ThelandscapeplanshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapprovalpriortoBuildingPermitFinalOccupancyforpermit#816002255.Theproposedcrabappletreesareknownfordroppingalargeamountoffruit,becausethetreesareproposedinalocationnearthepublicsidewalkofBronsonWaySouth,staffrecommends,asaconditionofapproval,thattheproposedcrabapplevarietyadjacenttotheBronsonWaySouthfrontagebereplacedwithacomparablenon-fruitbearingvarietytoavoidfruitdebrisfallingintheright-of-way.AnewproposedtreevarietyshallbeidentifiedonanupdatedlandscapetobesubmittedtotheCurrentPlanningProjectManagerforreviewandapprovalpriortoBuildingPermitFinalOccupancyforpermit#816002255.TreeRetention:TheCity’sadoptedTreeRetentionandLandClearingRegulationsrequiretheretentionof10percentoftreesinacommercialdevelopment.Significanttreesshallberetainedinthefollowingpriorityorder:PriorityOne:Landmarktrees;significanttreesthatformacontinuouscanopy;significanttreesonslopesgreaterthantwentypercent(20%);Significanttreesadjacenttocriticalareasandtheirassociatedbuffers;andSignificanttreesoversixtyfeet(60’)inheightorgreaterthaneighteeninches(18”)caliper.PriorityTwo:Healthytreegroupingswhoseassociatedundergrowthcanbepreserved;othersignificantnativeevergreenordeciduoustrees;andOthersignificantnonnativetrees.PriorityThree:Aldersandcottonwoodsshallberetainedwhenallothertreeshavebeenevaluatedforretentionandarenotabletoberetained,unlessthealdersand!orcottonwoodsareusedaspartofanapprovedenhancementprojectwithinacriticalareaoritsbuffer.CedarRiverCourtAptsLandscapingandPlazalmps. CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionCEDARRIVERCOURTAPARTMENTLANDSCAPINGANDPLAZAIMPROVEMENTSLUA16-000401SME,MODJune23,2016Page5of11StaffComment:Theapplicantproposestheremovalof20ofthe24or83%ofthesubjectproperty’ssignificanttrees.Theapplicantstatesthetreeshaveoutgrowntheirspaceandseveralencroachintoutilitiesandbuilding.Thetreesshowevidenceofinadequatepruningatearlystagesofgrowth.Proposedandconditionedreplacementtreestotal17treesandwiththefour(4)existingtreestheprojectwillresultinanetlossofthree(3)significanttreesonthesite.Screening:Allon-sitesurfacemountedutilityequipmentshallbescreenedfrompublicview.Screeningshallconsistofequipmentcabinetsenclosingtheutilityequipment,solidfencingorawallofaheightatleastashighastheequipmentitscreens,oralandscapedvisualbarrierallowingforreasonableaccesstoequipment.Equipmentcabinets,fencing,andwallsshallbemadeofmaterialsand/orcolorscompatiblewithbuildingmaterials.AlloperatingequipmentlocatedontheroofofanybuildingshallCompliantifbeenclosedsoastobescreenedfrompublicview.conditionofapprovalisStaffComment:Theapplicantproposesnewshrubsandgroundcoversurroundingmetutilitycabinets.Proposedplantingsaremajoritygrassesandgroundcoverandwillnotprovidethelevelofvisualbarrierasthescreeningcoderequires.Thereforestaffrecommends,asaconditionofapproval.thattheapplicantprovideanadditionalCeonothusorcomparablefive(5)gallonshrubonwesternportionoftheutilitycabinetisland.AnupdatedlandscapingplanidentifyingtheadditionalshrubshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapprovalpriortoBuildingPermitFinalOccupancyforpermit#B16002255.RefuseandRecycling:Aminimumofoneandone-half(1-1/2)squarefeetperdwellingunitinmulti-familyresidencesshallbeprovidedforrecyclablesdepositareas,exceptwherethedevelopmentisparticipatinginaCity-sponsoredprograminwhichindividualrecyclingbinsareusedforcurbsidecollection.Aminimumofthree(3)squarefeetperdwellingunitshallbeprovidedforrefusedepositareas.Atotalminimumareaofeighty(80)squarefeetshallbeprovidedforrefuseandrecyclablesdepositareas.StaffComment:Theexistingdevelopmentparticipatesinaprogramutilizingacombinationofbinsforcurbsidecollectionandcentralizedenclosure.Theproposedreplacementenclosureisapproximately111squarefeet,whichwascompliantwiththeoriginallyapprovedsiteplanin1994.Parking:Allparkingshallbeprovidedintherearportionoftheyard,withaccesstakenfromanalley,whenavailable.Parkingshallnotbelocatedinthefrontyard,norinasideyardfacingthestreetnorrearyardfacingthestreet.Parkingmaybelocatedoff-siteorsubjecttoajointparkingrequirement.Parkingregulationsrequirethata,,minimum...Standardparkingstalldimensionsare9feetby20feet,compactstalldimensionsare814feetby16feet.StaffComment:Nochangestoparkingareproposed.Theoriginalsiteplanapprovalprovidedfor45parkingspaces.FencesandRetainingWalls:Amaximumofeightfeet(8’)anywhereonthelotCompliantifprovidedthefence,retainingwallorhedgedoesnotstandinorinfrontofanyconditionofrequiredlandscapingorposeatrafficvisionhazard.approvalismetThereshallbeaminimumthree-foot(3’)landscapedsetbackatthebaseofretainingwallsabuttingpublicrights-of-way.CedarRiverCourtAptsLandscapingandPlazalmps. CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionCEDARRIVERCOURTAPARTMENTLANDSCAPINGANDPLAZAIMPROVEMENTSLUA16-000401SME,MODJune23,2016Page60111StaffComment:Theapplicantproposestoreplaceanexistingfive-footchain/inkfenceadjacenttotheCedarRivertrailandinteriortotheexistingtrailhedgeandchainlinkgateperpendiculartotheBronsonWaySouthright-of-waynexttothedevelopment’ssolarium.Theproposedreplacementfenceisa5.5foothighvinylpostandpicketfencestylewithnogapsbetweenthepickets.Thegateisproposedasa4.5foothighsteelpicket.Additionally,eachgroundunitprivateopenspaceontheinteriorofthebuilding(parkinglotside)areproposedtobepartiallyenclosedwiththesameviny/fence.Theproposednewgateswingsopenandintolandscaping.Pedestrianactivitythroughthisentrancewilldegradetheproposedlandscapingandlikelyresultinadirtpath.Assuchstaffrecommends,asaconditionapproval,thattheapplicantshallreplacetheproposedPixieFountaingrasseswithinthegateswingareaandprovideaconnectiontotheBronsonWaySouthsidewalkwithpayersorsimilarsurfacematerial.AnupdatedlandscapingplanidentifyingtheconnectiontoBronsonWaySouthasshowninExhibit4shallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapprovalpriortoBuildingPermitFinalOccupancyforpermit#816002255.8.DesignStandards:TheprojectsiteislocatedwithinDesignDistrict‘A’.PursuanttoRMC4-3-lOOBivi.,exteriormodificationsshallcomplywiththedesignrequirementsforthenewportionofthesiteimprovement.ThefollowingtablecontainsprojectelementsintendedtocomplywiththeapplicablestandardsoftheDesignDistrict‘A’Standardsandguidelines,asoutlinedinRMC4-3-100.E:ComplianceDesignDistrictGuidelineandStandardAnalysisid.ServiceElementLocationandDesign:Intent:Toreducethepotentialnegativeimpactsofserviceelements(i.e.,wastereceptacles,loadingdocks)bylocatingserviceandloadingareasawayfromhigh-volumepedestrianareas,andscreeningthemfromviewinhighvisibilityareas.Guidelines:Serviceelementsshallbeconcentratedandlocatedsothatimpactstopedestriansandotherabuttingusesareminimized.Theimpactsofserviceelementsshallbemitigatedwithlandscapingandanenclosurewithfencingthatismadeofqualitymaterials.Standard:Serviceelementsshallbelocatedanddesignedtominimizetheimpactsonthepedestrianenvironmentandadjacentuses.Serviceelementsshallbeconcentratedandlocatedwheretheyareaccessibletoservicevehiclesandconvenientfortenantuse.“StaffComment:Theapplicant’sserviceareaislocatedonthesouthwesternportionofthesiteasapprovedintheoriginalsiteplan.Theapplicantproposestallshrubsandgroundcoveraroundthegarbageenclosureandscreenbetweentheloadingareaandstreet.AconditionofapprovalinFOF7requirestheapplicanttoprovidetwoadditionaltrees.Standard:Inadditiontostandardenclosurerequirements,garbage,recyclingcollection,Compliantandutilityareasshallbeenclosedonallsides,includingtheroofandscreenedaroundiftheirperimeterbyawallorfenceandhaveself-closingdoors.conditionStaffComment:TheapplicantproposesaCMUwallandconcretecapenclosurewithshedroof.Doorsconsistoflouveredaluminumpanelsandpad-lockablesidebolt.approval. ...Enclosurewallisscreenedwithtallshrubsandgroundcover.Theapplicationmaterialsismet..... .didnotidentifyifthegarbageenclosurewouldbefittedwithself-closingmechanisms.Assuchstaffrecommends,asaconditionofapprova/.thattheapplicantensuretheCedarRiverCourtAptsLandscapingandPlazalmps. CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionCEDARRIVERCOURTAPARTMENTLANDSCAPINGANDPLAZAIMPROVEMENTSLUA16-000401SME,MODJune23,2016Page7of11garbageenclosuredoorsatefittedwithaself-closingmechanism.AnupdatedlandscapingplanidentifyingthefixturesasshowninExhibit4shallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapprovalpriortoBuildingPermitFinalOccupancyforpermit#516002255.Standard:Serviceenclosuresshallbemadeofmasonry,ornamentalmetalorwood,orsomecombinationofthethree(3).StaffComment:TheapplicantproposesaConcreteMasonryUnit(CMU)wallwitharunningbondpattern.Thetopofthewallwillbecappedwitha3-inchconcretecap.Theshedroofiscomprisedofcorrugatedmetalatop4x4posts.Standard:Iftheserviceareaisadjacenttoastreet,pathway,orpedestrian-orientedspace,alandscapedplantingstrip,minimum3feetwide,shallbelocatedon3sidesofsuchfacility.StaffComment:Alandscapestripinexcessofthree-feetconsistingoftallshrubsandgroundcoverisproposedaroundtheenclosure.Intent:Toensurethatareasforbothpassiveandactiverecreationareavailabletoresidents,workers,andvisitorsandthattheseareasareofsufficientsizefortheintendedactivityandinconvenientlocations.Tocreateusableandinvitingopenspacethatisaccessibletothepublic;andtopromotepedestrianactivityonstreetsparticularlyatstreetcorners.Guidelines:Developmentslocatedatstreetintersectionsshouldprovidepedestrian-orientedspaceatthestreetcornertoemphasizepedestrianactivity(illustrationbelow).Recreationandcommonopenspaceareasareintegralaspectsofqualitydevelopmentthatencouragepedestriansandusers.Theseareasshallbeprovidedinanamountthatisadequatetobefunctionalandusable;theyshallalsobelandscapedandlocatedsothattheyareappealingtousersandpedestriansStandard:Allmixeduseresidentialandattachedhousingdevelopmentsoften(10)ormoredwellingunitsshallprovidecommonopensspaceand/orrecreationareas.(a)Atminimum,fifty(50)squarefeetperunitshallbeprovided.(b)Thelocation,layout,andproposedtypeofcommonspaceorrecreationareashallbesubjecttoapprovalbytheAdministrator.(c)Openspaceorrecreationareasshallbelocatedtoprovidesunandlightexposuretotheareaandlocatedsothattheyareaggregatedtoprovideusablearea(s)forresidents.v(d)Atleastoneofthefollowingshallbeprovidedineachopenspaceand/orrecreationarea(theAdministratormayrequiremorethanoneofthefollowingelementsfordevelopmentshavingmorethanonehundred(100)units):i.Courtyards,plazas,peapatches,ormulti-purposeopenspaces;ii.Upperlevelcommondecks,patios,terraces,orroofgardens.Suchspacesabovethestreetlevelmustfeatureviewsoramenitiesthatareuniquetothesiteandareprovidedasanassettothedevelopment;iii.Pedestriancorridorsdedicatedtopassiverecreationandseparatefromthepublicstreetsystem;iv.Recreationfacilitiesincluding,butnotlimitedto,tennis/sportscourts,4.RECREATIONAREASANDCOMMONOPENSPACE:CedarRiverCourtAptsLandscapingandPlazalmps. CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionCEDARRIVERCOURTAPARTMENTLANDSCAPINGANDPLAZAIMPROVEMENTSLUA16-000401SME,MODJune23,2016Page8of11swimmingpools,exerciseareas,gamerooms,orothersimilarfacilities;orv.Children’splayspacesthatarecentrallylocatednearamajorityofdwellingunitsandvisiblefromsurroundingunits.Theyshallalsobelocatedawayfromhazardousareassuchasgarbagedumpsters,drainagefacilities,andparkingareas.(e)Thefollowingshallnotbecountedtowardthecommonopenspaceorrecreationarearequirement:i.Requiredlandscaping,driveways,parking,orothervehicularuseareas.ii.Requiredyardsetbackareas.Exceptforareasthataredevelopedasprivateorsemi-private(fromabuttingoradjacentproperties)courtyards,plazasorpassiveuseareascontaininglandscapingandfencingsufficienttocreateafullyusableareaaccessibletoallresidentsofthedevelopment.iii.Privatedecks,balconies,andprivategroundflooropenspace.iv.Otherrequiredlandscapingandsensitiveareabufferswithoutcommonaccesslinks,suchaspedestriantrails.StaffComment:Nochangesintheamountofcommonopenspaceareproposed.TheapplicantproposesupdatestotheplazaareaadjacenttotheCedarRivertrailapprovedascommonopenspacewiththeoriginalsiteplanapproval.Updatesincludethereplacementofthepavedareawithcoloredandscoredpaving,newseating,planters,gazebo,fountain,fire-pit.barbeque,communitygardenplots,andotherlandscaping.6.SIGNAGE:Residentialoccupancies,churches,andschoolsintheCityCenteraresubjecttotherequirementsofRMC4-4-100E4SignsPermittedinAllResidential,Commercial,andIndustrialZones.Standard:Nomorethantwo(2)on-premisesidentifyingsignsofnotoverthirtytwo(32)squarefeetinareaononeface.StaffComment:Theapplicantproposesonemonumentsignnearthestreetwitha23-squarefootfaceandonemonumentsigninteriortotheprojectwithaseven(7)squarefootface.Standard:Signsmaybeilluminated,butnotanimated,shallbeforlocationidentificationonlyandshalldisplaynocopy,symbolordeviceotherthanthatinkeepingwiththedevelopment.“StaffComment:ThemonumentsignneartheStreetmaycontainback-litletteringdependingonelectricalavailability.Nootherilluminationoranimationisproposed.Copyandlogosarelimitedandinkeepingwiththedevelopmentwithtwo-tonesontheinteriorSignandapitchedroofintegrationgraphicwiththestreetsidesign.Standard:Freestandingsignsshallnothaveaheightgreaterthansixfeet(6’)aboveanyestablishedgradeandshallbenocloserthanfivefeet(5’)toanylotline.vStaffComment:ThestreetsideSignislocatedfive(5)feetfromtheMainAvenueSouthandBronsonWaySouthright-of-way.TheinteriorSignislocatedmorethan80-feetfromtheMainAvenueSouthright-of-way.ThestreetsideSignissix(6)feethighmeasuredfromfinishedgrade.Theinteriorsignisfour(4)feetabovefinishedgrade.CedarRiverCourtAptsLandscapingandPlazalmps. CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionCEDARRIVERCOURTAPARTMENTLANDSCAPINGANDPLAZAIMPROVEMENTSLUA6-000401SME,MODJune23,2016Page9of119.MinorSitePlanModificationAnalysis:Section4-9-200HallowstheAdministratortograntminormodificationstoapprovedSitePlans,providedthemodificationmeetsatleastoneofthefollowingcriteria(pursuanttoRMC4-9-200.H.2):ComplianceMinorSitePlanModificationCriteriaTheadjustmentdoesnotinvolvemorethanatenpercent(10%)increaseinareaorscaleofthedevelopmentintheapprovedsiteplan;or‘StaffComment:Theproposedimprovementsentailupdates,butnoexpansionsofthe1994siteplanapproval.Proposedlandscaping,enclosurereplacements,andplazaupdatesaretypicalactivitiesfordevelopmentofthisage.Theadjustmentdoesnothaveasignificantlygreaterimpactontheenvironmentandfacilitiesthantheapprovedplan;orStaffComment:Nonewimpactstopublicfacilitieswillresultinthelandscaping,enclosure,orplazaupdates.Theseupdatesareinsulartothedevelopmentandrequirenoadditionalpublicinfrastructure.Nosignificantimpactstotheenvironmentareanticipated.Nonewimpervioussurfacesareproposed.Vegetationwillbereplacedwithnetgainsinshrubsandgroundcoverandanetlossofthree(3)significanttrees.Theadjustmentdoesnotchangetheboundariesoftheoriginallyapprovedplan.“StaffComment:Allproposedimprovementswillbeprovidedwithintheboundariesoftheoriginallyapprovedplan.I.CONCLUSIONS:1.ThesubjectsiteislocatedintheCenterDowntown(CD)zoningdesignationandcomplieswiththezoninganddevelopmentstandardsestablishedwiththisdesignationprovidedtheapplicantcomplieswithCityCodeandconditionsofapprovalsee,FOF7.2.TheproposedMinorSitePlanModificationcomplieswiththeDesignDistrict‘A’standardsprovidedtheapplicantcomplieswithCityCodeandconditionsofapprovalsee,FOFS.3.Theproposed(MinorSitePlanModification)complieswithallthreeminorsiteplanmodificationcriteria,seeFOF9.J.DECISION:TheCedarRiverCourtApartmentLandscapingandPlazaImprovementModificationtoapreviouslyapprovedsiteplan,FileNo.LUA16-000401,asdepictedinExhibit4,isapprovedandissubjecttothefollowingconditions:1.Theapplicantsubmitsanupdatedlandscapeplanthatidentifiesthree(3)additionaltreesasshowninExhibit4.ThelandscapeplanshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapprovalpriortoBuildingPermitFinalOccupancyforpermit#B16002255.2.Theapplicantsubmitsanupdatedlandscapeplanthatprovidesanon-fruitbearingtreevarietyalongBronsonWaySouthasshowninExhibit4.ThelandscapeplanshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapprovalpriortoBuildingPermitFinalOccupancyforpermit#B16002255.CedarRiverCourtAptsLandscapingandPlazalmps. CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionCEDARRIVERCOURTAPARTMENTLANDSCAPINGANDPLAZAIMPROVEMENTSLUA16-000401SME,MODJune23,2016Page10of113.TheapplicantsubmitsanupdatedlandscapeplanthatprovidesanadditionalCeonothusorcomparablefive(5)gallonshrubonwesternportionoftheutilitycabinetislandasshowninExhibit4.ThelandscapeplanshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapprovalpriortoBuildingPermitFinalOccupancyforpermit#B16002255.4.TheapplicantsubmitsanupdatedlandscapeplanthatreplacestheproposedPixieFountaingrasseswithinthegateswingareaandprovidesaconnectiontotheBronsonWaySouthsidewalkwithpayersorsimilarsurfacematerialasshowninExhibit4.ThelandscapeplanshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapprovalpriortoBuildingPermitFinalOccupancyforpermit#B16002255.5.Theapplicantsubmitsanupdatedlandscapeplanthatensuresthegarbageenclosuredoorsarefittedwithaself-closingmechanismasshowninExhibit4.ThelandscapeplanshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapprovalpriortoBuildingPermitFinalOccupancyforpermit#B16002255.6.Aseparatesignpermitisrequiredpriortoinstallationthetwoproposedsigns.DATEOFDECISIONONLANDUSEACTION:SIGNATURE:_ _ _ _ _ _ _ _JeniiferHenning,Pla?hingDirectorDateTRANSMITTEDthis23rddayofJune,2016totheOwner/Applicant/Contact:Owner:BryanPark,20127thAveSEApplicant:ChrisPeterson,LAStudio,BldgA,Ste300,PuyallupWA983741520052’Ave5,Seattle,WA98188TRANSMITTEDthis23rddayofJune,2016tothefollowing:BrianneBannworth,DevelopmentEngineeringManagerJanConklin,DevelopmentServicesVanessaDolbee,CurrentPlanningManagerK.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATION:Theadministrativelandusedecisionwillbecomefinalifthedecisionisnotappealedwithin14daysofthedecisiondate.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHearingExamineronorbefore5:00PMonJuly7,2016.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075(3);WAC197-11-680),togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.RMC4-8-110.BgovernsappealstotheHearingExaminerandadditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,(425)430-6510.EXPIRATION:TheModificationdecisionwillexpiretwo(2)yearsfromthedateofdecision.Asingleone(1)yearextensionmayberequestedpursuanttoRMC4-9-250.RECONSIDERATION:Within14daysofthedecisiondate,anypartymayrequestthatthedecisionbereopenedbytheapprovalbody.TheapprovalbodymaymodifyhisdecisionifmaterialevidencenotreadilydiscoverableCedarRiverCourtAptsLandscapingandPlazalmps. CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionCEDARRIVERCOURTAPARTMENTLANDSCAPINGANDPLAZAIMPROVEMENTSLUA16-000401SME,MODJune23,2016Page11of11priortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheapprovalbodyfindssufficientevidencetoamendtheoriginaldecision,therewillbenofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.THEAPPEARANCEOFFAIRNESSDOCTRINE:providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.CedarRiverCourtAptsLandscapingandPlazalmps. 0(1rhdzc-J3CEDARRtVERCOURTfS1AAiSWqU3VUJlWIfl1S17AnLLw*aiiiIhi*4llI0-aC>z-iC-1/U/c3o(Srn>-1flit-2:.+)7/./Aj,•-/-47/..---$-///--,-f)—-/7/L1\j—/.4;r+)‘,-r\/6ImIxII’JzyIdL.-+-qp“,x MATCH LINE -SEE SHEET L02 // // ----- //cNuNKFc%\ //%\ ‘\\ ;LEi / c ///0 / ________ oN< /,y/.‘t°°4,/,•°,: ____ 4 0010056 5LOUB To 0€ROA 00NG ME 00A6 00€ETEAE TWUUO(Off 00NG —A 00.00 TO?6000 MOD6000051100 0040050,TIP,GGT LOCf 000 000400 ‘0 C04601000 PENCEHODGEREOIANEUENTS ‘.,GATE DEMOLITION NOTES:DEMOLITION LEGEND 0DM 000500000 TIEC00000IOR 0000,00000 LOCAT00 (001 OlE 0BAs =T=04=0.ILONGTNPE0RSHNuGTI CALL 811 2 BUSINESS DAYS BEFORE YOU DIG IUN0006000ND UTiliTy LOCATIONS MAE APP000.I 0 040 -I—’ACo<6, 0z0L I pHhin S p w dçoASADB,E N PROJECT t LA-1532 FILE NAME:1A1532-LC1-L02 DRAWNBY:CPAAB SITE DEMOLITION PLAN 0 Ce -.—‘s Ni .Hfl hii ---- MATCH LINE -SEE SHEET LOl C// CALL 811 2 BUSINESS DAYS BEFORE YOU DIG (UNDERGROUND UDUTY LOCATIONS ME APPROD.( L02 NEVEW MATCHLINE-SEESHEETL06——————m—————————————————————————————————————————————————///‘/“/\\%\r///‘)>1ii////i,’,,,/7F1/7/PY//>\\\%\/7;’A1,,.,\/INSTALLPLANTS3MIN././‘,,,1”,/‘<y:::::::’\\....-.:çJ_Uc,,\\Oneadditö3A,//j’,//\\\‘N“NCeonoth(ior-..‘—EXISTINGUTIUVCABINET/.•,,‘,.1‘\\\Ncorn1’le5allonP7”‘‘•.//•/“F,LN<’,\__\‘//./“//“v—--\\NshrTOREMAIN>:;b•x/,%‘•,/,7‘I\/7II>,///,////\,-“,CANOPYOVERHANG,“d/////‘--..-.....--SEEARCH._/U/,/“•“///////0\/0IEXISTlCHYDNC7/’///I/SINGLEROW/fr/TwoROWSOFiWOROWSOF(‘/;/‘,/‘,/,/‘GROUND9ER,//0GROUNDCOVER,,/GROUN000VER“\/EXISTINGRHODODENDRON,,/////d”’c/r_:1ll-1_SHRURTOREMAINT1,,//‘,/i’’0//‘•••.EXISTINGCONC.PATIO,./.,,,7’,—..,.I/;///7//////,/,I/,cI’::://41,/EncIosure2’‘\////Doors:/__4____________________ThreeAdditionalTreesalongBronsonFrontage.Replacecrabapplevarietywithcomparablenon-fruitbearingtrees.ReplaceproposedgrassesL1\with_paverorsimilarsurface0z0I-0wII.-DTg00Qw>I—<(IU)U<O<<cL—1_I<w00-J-J0)-4—.’(U2X0q•!L•0DIo...!MeIfr,REsI-RCAAXLAI,IssueDatesRev.DateOesc.X5/27/2G16CITYREVIEW—Renton0PLANNINGDIVISIONAPPROVED06/22/2016mherreraCALL8112BUSINESSDAYSBEFOREYOUDIGExhibitPROJECT#:LA-1532FILENAME:LM532-LO5-L06DRAWNBY:CPIMBLANDSCAPEPLAN051020301_1O’—OL05(UNOENGROUNOUTILITYLOCATIONSAREAPPROX.)ICITYREVIEW 24CACORRUGATEDSTEELROOF.24CACHANNELBEAMS2ndTiERCOMPRESSIONRING-MAINBEAMROOFLINE7X7STUBCOLUMN.CTROFFIGACOLUMNTENSIONRINGFASCIABEAMfiNOTES:1.PAVIUONSHALLBE13X13’SCOTTSDALEMODELBYCLASSICRECREATIONSYSTEMS,AVAILABLETHROUGHCASCADERECREATIONINC.,UNIVERSITYPLACE,WA,TEL(8MB)2B0—BO1O.2.ROOFCOLORSHALLBECOOLCOPPERPENNY:FRAMECOLORSHALLBETERRABROWNRALBO2B.CONFIRMCOLORSWITHLANOSCAPEARCHITECTPRIORTOPROCUREMENT.3.PROVDESHOPDRAWINGSFORREVIEWBYLANDSCAPEARCHITECTPRIORTOPROCUREMENT.______CORRUGATEDMETALROOF,AEPSPANHR—36,24GA.,COLOR:METALLICCHAMPAGNE.FASTENTOPURLINSPERMANUF’S.RECOMMENDATIONS.HSS4X4XT6BEAM.HSS4X4X6POSTON1/2’BASEPLATEPRECASTCONC.CAP.3”X1D’X2i—5/BMAX.LENGTH,4000PSICONC.,rtIIICEMENT,SMOOTHFINISH,MITEREDCORNERSVERT@1BO.C.W/BHOOKFOOTINGITCMUVOIOS,TYP.#ATTOPANOMID—HEIGHTIX16tHOM.)BONDBEAMCOURSEATHORIZ.BARS1B(N0M.)CMU,TYP.GRADEGASFIREPITFIREPITLINEARINSERT.COMMERCIALGRAOEBYGRANDEFFECTSf91B.7B1.671S)WITHTIMERSWITCHANDEMERGENCYSHUT—OFFOPTIONS,INSTALLPERMANUFACTURER’SREOUIREMENTSPRECASTCONG.CAP,YX10X23—5/BMAX.LENGTH,400DPSICONC.,TYPEIIICEMENT,SMOOTHFINISH,MITEREDCORNERSCUSTOMSUPPORTPLATETOFITFIREPITOPENING,COORDINATEINFIELD.BRISAWALLUNITBYANCHORBLOCK.COLOR:ARCTICGOLD3•DIA.VENTILATIONHOLE,ALL4SIDES,INSTALLPERMANUF.REQ.THREADEDRODS.CONTRACTORTOPROVIDEGASLINE,DRIPLEG,ELECTRICALCONNECTIONS,INCLUDINGALLVALVESANDSWITCHES,PERLOCALCODEREQ.EMERGENCYSHUTOFFVALVELOCATEOATFIREPIT.5/BMINUSCRUSHEDROCKBASE,WELL—COMPACTEDPRECASTCONC.CAP,3XIDX23—5/BMAX.LENGTH.4000PSICONC.,TYPEIIICEMENT,SMOOTHRNISH,MITEREDCORNERSCUSTOMSUPPORTPLATECUSTOMPOWDERCOATEDSTEELFRAMEWISTAiNLESSSTEELBURNERPANGLASSBASEATOPPER,FIREGLASSSHALLBEBYGRANDEFFECTS,COLOR:CHESTNUTNOTCE:SIGNA:EMERGENCYISHuTOFFPRECASTCONCRETECAPUNIT,3’01DWIDEXEQUALLENGTHf24MIN.)MADEFROM40G0PSICONG.USINGTYPEIIICEMENT,SMOOTHFINISH,TYP.FiREPDNOTES:GASSHUTOFFLOCATIONPERLOCALCODE.ELECTRONICIGNITIONSWITCH1—HOURTIMER,LOCATIONPERLOCALCODEINSTALLPERMANUFACTURER’SSPECIFICATION.BRISA’WALLUNITSBYANCHORBLOCK,COLOR:ARCTICCOLDFINISHEDPAVEMENT0-J-JDD4—,.’EU0I1’V‘•!B_I. ..M&ftEaste.RLA,ASLAIssueDatesRev.DateDesc.05/27/2D16ICITYREVIEW0’z—CMUWALL,RUNNINGBONDPATTERN.CORRUGATEDMETALROOF,AEPSPANAR—3B,24CA.,COLOR:METALLICCHAMPAGNE.FASTENTOPURLINSPERMANUF’S.RECOMMENDATIONS.In0In0a0CDCDw0UiI-CDTRASHENCLOSURESCALE:3/B=LIIELEVATIONVIEWSECTIONA6—FT.CONG.BUMPERCURB,OLOCASTLEPRECASTOREQ.,PININTOPAVEMENTWITH#4RERAN,TYP.BTHICKREINFORCEDCONC.SLABEnclosuredoorsshallhaveself-closingmechanismNOTES:1.STEELMEMBERSSHALLBEHOT—DIPGALVANIZEDWITHPOWDERCOAIFINISH,COLOR:DARKBRONZE(MATCHGATE).2.CONTINUOUSBUTTWELDALLSTEELMEMBERCONNECTIONS.3,CMUSHALLBEMUTUALMATERIALSBXBD16STANGANGUNITS,TYP.,GROUNDFACE,COLOR:ROSEBROWN.USEMATCHINGGROUTCOLOR.PROVIDESAMPLESFOROWNERAPPROVALPRIORTOPROCUREMENT.4.GATESHALLBEAMETCO‘PHOENIX’ALUMINUMPANELSWITH1055SCREENINGAND2’SQ.TUBINGFRAME,COLOR:BRONZEMAT#4BTMCORRUGATEDMETALROOF,ASPSPANHR—36,24GA.,COLOR:METALLICCHAMPAGNE.FASTENPERMANUF’S.RECOMMENDATIONS.HSS4X4X6BEAMWELDEDTOPOST,TYP.HSS4X4X8POSTWELDEDTO1/2BASEPLATE,TYP.3”D1D’X23—5/B’PRECASTCONC.CAP,4005PSICONC..‘TYPEIIICEMENT,SMOOTHT,FINISH,MITEREDCORNERSIIIIIIELEVATIONBIIIIIIIIIIIIIIIIIiIIIIIIIIiIi“iIIIIIIiI.iIIIL11—35/B’FINISHGRADE-——.:i—CONCRETEFOOTINGftEVA11ONASS4X4XPOSTWELDEDTO1/2’BASEPLATE,TYP.-PRECASTCONC.CAP,3X1D”X23—5/B’MAX.LENGTH.4000PSICONC.,TYPEIIICEMENT,SMOOTHFINISH,MITEREDCORNERS3’XS/TB’STL.BAR,MOUNTEDTOWALLWITH1/2’EPOXYANCHORSD1BO.C.MAX.SLIDEBOLTBXBD1B(NOM.)CMUWALLDOUBLESWINGGATEWITHLOUVEREDALUMINUMFENCEPANELS,SQ.TUBINGHEAWDUTYHINGE,TYP.0ELEVA’flONBI-D00w>U0XSSEa<‘CIL)NBASEPLATECONC.CA:L+IPRECAST‘‘W/(2)1/2’DIA.21/2’EPOXYANCHORS.t:_.H:f1’,I—CONC.CAP__________PRECASTHSS4D4OPOST,TYP.31/2’j2‘BASEPLATEW/(4)1/2’DIA.EPOXYANCHORSENDANDCORNERCONDITIONMID—WALLCONDITIONSEC’PONBROOFPOSTONWALLSCALE:1’—PROJECT#:LA-1532FILENAME:LA1532L1O-L11DRAWNBY:CP/MBSITEDETAILSICli’s’REVIEW NOTES•1.TREESTAKESTOOEVERTICAL,PARALLEL,EVEN—TOPPES,UNSCARREOASSORIVENIRTOUROISTURSEOSUBORAOE.PLACEFORLOEALAIROCOROmONS.2.PLANTTREE2”SORERTHANAOJACENTORASE..ARBORTIE’ORAPPROHEOEOUALTREETIES.8—FOOTS2SIAMETERA000TREESTAKES,2PERTREE,JASPEROREOUAL.REMOVETWINEk4OCOROFROMTREETRUNK.3OEPTHBARKMULCH.34AATERINCBASINSURROUNOINCTREE.FINISHORATE=PULLBURLAPOFFTOP1/3OFROOTRALLSCARIFYPLANTINOPITAALLS,SLOPEAALLSC1H:3V.PLANTPITRACKFILL-EXISTINGSURORASE.SETROOTRALLONMOUNDOFUNDISTURREDBASE—OROUNSCDVERPLANTSPACINDASINDICATEDONPLANTLIST,1W.—EDDEOFPLANTERReplacethefour(4)crabapplewithcomparableDECIDUOUSTREESMALUDlcd1050:1514PARROTAPERSICA‘VANESSA’SHRUBS18ARBUTUSUREOOCOMPACTA’3AZALEA‘DIRARD’SFUSCHIA15CEANDTHUS‘JULIAPHELPS’7HTDRANDEAMACROPHYLLA‘TWIST‘N’SHOUT(PIIHM—I)3DHYDRANCEAQUERCIFOUA‘PEEWEE’25HYDRANDEAQUERCIFDLIA‘SNOAFLAKE’85TEAHIRDINICA‘UTILEHENRY’&18LAVANDULAANDUSTIFDLIA‘HIDCOTESUPERIOR’LONICERANITSA‘LEMONBEAUTY’SARCOC000ACONFUSAORNAMENTALGRASSESCALAMODROSTISSACUTIFLORA‘DHERDHM’CARESMORROW‘ICEDANCE’OESCHAMPSIACESPITOSA‘PISIEFOUNTAIN’MISCANTHUSSINENSIS‘SOLDBAR’ABBREVIATIONS:BAR=BALLETANDBURLAPPEDCAL,=CALIPERCONT,=CONTAINERHT,—HEIOHTCC,—ONCENTERSPR.SPREADDHERDAMFEATHERREEDDRASSICEDANCESEDDEPISIEFOUNTAINDAARFTUFTEDHAIRCRASSDDLSBARMAIDENCRASSSCAL.CONT.3D”D.CICAL.COAT.24DC,1CALCOAT.1BDC,5CALCOAT,3UTD.C.2CALCOAT,ASSHCAACPOTCOAT.UTD.C.1CAL.COAL1BD.C.0-J-I02-4—’CBEBø<ihtt—IRWBaaa:MeW’N.EasIe.RLA.ASLAGROUNDCOVERPLANTINGSCALE:1/71’.S’LANDSCAPENOTES:1.INLANDOThERWISE805EV,DBENSDNSDROWNATBUILThNDSABEIDOUTWBEFACESF0051008REVSWAlls.EABCHRECWRMLBEFALSFORRDASONSF511)0TOFACESFFBUNBAEON.2.LM10SCAPECSRTRACTIWBiRthABBEYLOCATiONDFALLSTEBD1UT16PBCRIDW4BSCAPEIMPLEBENTAT1ORRANTLOCATORSMAYBEAB.USTW10ANtISCG4SJCT.3.UNBSCAPECORORACTEBBiRthSACNEESSABYPRECABSEBSTBPROTECTEWST1NCBTEWRONSMO4TE,PANtC,WALLSANDUNBENSRCUNBUDLUWSSAMADEEBAthBEBEVAIfEDTOThEOWNER’SSASBACSEW1041ATNDACSLESRALCOST4.PUNTESLEITISFORThECEBTEACTEB’SCEBAThIENLIFThEREBAOSENEPANCT,THEPLANBAWLDDNEI41.ACTUALPLANTOUAN1TEESTOBESOERIMNESBYRESUIRESPLANTSPADNC.5.BJBSTHU11SNOFPUNTVABOESSUETOLADEOFAVMLAWUWDUB.ECTTOWRITTENAPPROVALBTThELAAOSCAPEABE1ATECT.B.BAlSASBADEOFMULDIEBLAN050APEABEAS10lAthBEDRASEBTOftMAXBELOWETh41EOROIlERPANtSSUlEAEES,7.ALLPUNTRICAREASSIWIBElEICATCO41WANAUTOMATEIRRICAI1SNSYSTEMOLEIEBWTOMETThEOUIREBD1lSOFUflDOffICRESNCREBIT3.4OFTEEENRACRWISUSTARABtOYOENaOPMDffSTANOARO.B.ALLLANBSSAPEAREASARETOBEBATETAREOBYAUCOISEBPROFENSOAMLEANBSCMPEMANTUWICEEDWANF.N.ALLPLANT&ISALAJS5f4fr11gIJJQ{Jff5FOONEYEARPROMFiNALACEEVTANEEOFPLRKONCIRSTMJAT1SN.10.ALLAREASLEVIBRPLANTCOSIAJIGEBRE500WITh3OEPOABARE81101.11.BAREElLENSIWIBEMECISM84WMSLCHEDRSISSNCOFOOUDASPR,RAE,ORFEMUTEKBARE.TSHALLCRSBNOSDThATONALOOSEASWMEBASS,AMINIMUMSF85%PASSESA2—INENSlEWABSNDMORETR’NJOPERCENTPASSESANO.4DEALThEBARKMULCHSHAll.NOTCONTANSBUS,REWR,TANNIN,ORAWEOTHERSDDOROUSU,ATENLALINSUANTSTLETEATWOULOBEBETRIMOITALTOPLANTUFIlaPLANTSTOBEINSTALLEBAEWSTNCRANTTNC8010MATBEPTPLANTDARATTlE501IFATLEAST12NOESBEEPABSNOTREDdENSNOSITABLEFORVCDROUS,AEALSAY,SUSTMNEBPUNTORDETH.CONTRACTORSHAll.ANENONASALWITADSIMPORTTORSOIL.ORREPLAEEMAThS501WIThIMPORTTOPSOLASNECEOTOPROHOEASTATABLEPLRNRNC801.13.IMPORTTOPSOILSHALLCORSSTSFAPPROL33—50%CONPDSTHAS50-65%51040ORSANOTLOANMTRNCTHEFOLLOWRCSTEDHCATTONBORCANICMATTER(OATMOTHfl:15—25%CORBUCTTMTY(MMRS/EM):<5pH:5.0—7.5EEC:>10me/lBORUSHATflTURESANOTLOAMAAEMETAlSPASS(E0AR010113—WAYTOPSOLISANAPPRONDPR005CTMEETTNCTHISSPEC.)LANDSCAPELEGENDmBOTANICALNAME3CORASSKOUSA‘SATDMI’3CORNUSS‘RUTEAN’COMMONNAMESATDMIDDCAODDCCNSTELLATTDNDOGWOODDECIDUOUSTREEPLANTINGSCALE:T0=//—CRDUADCCVERPLANT3*DEPTHBARKMULCH,/1TAPERATPLANTSTEMnon-fruitbearingvariety0ADJACENTSDILTf2HIGHERTHANalongROVV0,r—3”DEPTHBARKMULCH,TAPEREDATSTEM3—4”WATERINGBASINSURROUNDINGPLANTFINCHGRADEAddthree(3).i’4..:PLANTPITBACKFILLadditional‘jz:jIE!!W?WALLS,:::ayeSRDDTBALLDIISETRDDTSALLONMOUNDOFUNDISTURBEDSOILSfrontage®SHRUBPLANTINGSCALE:T0’T”SG®.15*54412540NROOTg[SPACINGCONDITIONUTCAL.BARCRCOAT.PERPLAR2CAL.BABDRCOAT.PERPLANTDpS0ILDEpTH:w:EESLSTNCSUBCRADEVANESEAPERSIANPARRDTACDMPACTSTRAWBERRYTREECIRARD’SFUSCHIAEVERCREEAAZALEAJUUWPHELPSCAUFDRNWULAC2”CAL.BARDRCCAT.PERPLANSCALCOAT.4’D.C.UTSPR.COAL3’D.C.SCALCOAT.5’D.C.TWIST‘A’SHOUTENDLESSSUMMERHYDRANCEASCALPEEWEEDWKLEAFITYDREACEASGALSNDWFLAXEDANLEAFHYDRANCEAUULEHENRYVRCINWSWEETSPIREHIOCOTESUPERIORENCLISHLAVENDERLEMONBEAUTY805ADNEYSUCKLESWEETBDSCOAT.3’D.C.COAT.3’D.C.SCALCCAT.4’D.C.1BAT.COAT.3’D.C.1CAL.CCAT.2’D.C.SCALCOALA’D.C.2UTAT.COAL3’D.C.wANN*0mNGROUNDCO’JERS&PERENNLALS*BDRTDPTERISERnHRDSDRAVARPROUFICA07GERANIUMMACRDRRHIZUM‘BEVAN’SVARIETY’0138URIDPEMUSCARI‘SILVERYSUAPRDDF’ISSUeDatsoPROLIFICLACEYAUTUMNFERNBEVAN’SVARIETYHANDYDERANIUMSILVERYSUNPRDOFULflURFREVDale55/27/2516CITYNEVEW0zi:¶ig0LU>!g:UTol5IAhIlH<::<mHzE;;<<&—i:PROJECT#:.41532FtLENAME:LA15324i3DRAWNBY:DP/MBLANDSCAPEDETAILS,NOTES,&LEGENDL20LCIWREVIEW 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EngineeringReviewCommentsContact:BrianneBannwarthI425-430-7299bbannwarth@rentonwa.govRecommendations:Projectreplaceslessthan2,000squarefeetofimperviousareathereforeprojectisexemptfromflowcontrolandwaterqualityrequirements.PlanningReviewCommentsContact:MattHerreraI425-430-6593Imherrera@rentonwa.govRecommendations:1.RMCsection44030.C.2limitshaulhoursbetween8:30amto3:30pm,MondaythroughFridayunlessotherwiseapprovedbytheDevelopmentServicesDivision.2.Commercial,multifamily,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.RMCsection44030.C.2limitshaulhoursbetween8:30amto3:30pm,MondaythroughFridayunlessotherwiseapprovedbytheDevelopmentServicesDivision.4.Commercial,multifamily,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.1.RMCsection44030.C.2limitshaulhoursbetween8:30amto3:30pm,MondaythroughFridayunlessotherwiseapprovedbytheDevelopmentServicesDivision.2.Commercial,multifamily,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.5.Theapplicantshallerectandmaintainsixfoot(6’)highchainlinktemporaryconstructionfencingaroundthedriplinesofallretainedtrees,oralongtheperimeterofastandofretainedtrees.Placardsshallbeplacedonfencingeveryfiftyfeet(50’)indicatingthewords,“NOTRESPASSING—ProtectedTrees”oroneachsideofthefencingiflessthanfiftyfeet(50’).Siteaccesstoindividuallyprotectedtreesorgroupsoftreesshallbefencedandsigned.Individualtreesshallbefencedonfour(4)sides.Inaddition,theapplicantshallprovidesupervisionwheneverequipmentortrucksaremovingneartrees.Exhibit5ADVISORYNOTESTOAPPLICANT-LUAI6-00040JApplicationDate:May31,2016SiteAddress:130MainAveSName:CedarRiverCourtApartmentsSiteWorkSMERenton,WA98057-2190PLAN-PlanningReview-LandUseVersion1Ran:June21,2016Pagelof1