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Final Plat to HEX 15-000453 7-23-2015
DEPARTMENTOFCOMMPMENTRenton0PLANNNINGDIVISIONDEPARTMENTOFCOMMUNITY&ECONOMICDEVELOPMENTCITYOFRENTONSTAFFREPORTANDRECOMMENDATIONSAPPLICANT:ConnerHomesLLCGreenleaf(akaPantherlake)(LUA4-000190,ECE,PP,MOD)File:LUA15-000453,FPLOCATION:18647,18655,18819,18825108thAveSE,Renton,WA98059APortionofSE¾ofSection32,Township23N,RangeSE,KingCounty,WashingtonSUMMARYOFREQUEST:FinalPlatfor34singlefamilyresidentiallots,withwater,sewer,storm,andstreets.WaterandsewerisprovidedbySoosCreekWaterandSewerDistrict.RECOMMENDATION:ApprovewithaConditionFINDINGS,CONCLUSIONS&RECOMMENDATIONHavingreviewedtherecorddocumentsinthismatter,staffnowmakesandentersthefollowing:FINDINGS:1.Theapplicant,ConnerHomesLLC,filedarequestforapprovalofa34-lotfinalplatwithStracts.2.Theyellowfiles(LUA14-000190andLUA5-000453)containallstaffreportsandtheStateEnvironmentalPolicyAct(SEPA)checklist.3.DocumentationandotherpertinentmaterialsenteredintotherecordasExhibit1.4.TheEnvironmentalReviewCommittee(ERC),theCity’sSEPAresponsibleofficial,issuedaDeterminationofNon-SignificanceMitigated(DNS-M)onJune23,2014.5.Thesubjectproposalwasreviewedbyalldepartmentswithaninterestinthematter.6.Thesubjectsiteislocatedat18647,18655,18819,18825108thAveSE.TheplatislocatedinaPortionofSE¾ofSection32,Township23N.RangeSE,KingCounty,Washington.7.Thesubjectsiteisroughly345,011squarefeet(7.92acres). CityofRentonDepartmentofCommunity&EconomicDevelopmentFinalP/atReport&DecisionGREENLEAFFINALPLATLUAS-000453,FPPage20178.ThePantherLake/GreenleafpreliminaryplatreceivedapprovalfromtheCityofRentononJuly25,2014.The14-dayappealperiodendedonAugust8,2014.NoappealsoftheHearingExaminersdecisionwerefiled.9.ThepropertyislocatedwithintheResidential-$du/acre(R-8)zoningdistrict.10.TheFinalPlatcomplieswithboththeZoningCodeandtheComprehensivePlan.11.ThePreliminaryPlatwassubjectto22conditionsasaresultofpreliminaryplatreviewandtwo(2)mitigationmeasuresaspartofenvironmentalreview.TheapplicanthascompliedwiththefollowingconditionsimposedbytheERC:a.ProjectconstructionshallberequiredtocomplywiththerecommendationsfoundintheGeotechnicalEngineeringStudypreparedbyEarthSolutions,NW(datedSeptember23,2013).Response:AllconstructionplanshavebeenpreparedtothespecificationsoftheGeotechnicalReportpreparedbyEarthSolutions,NWdatedSeptember23,2013.Inaddition,allconstructionthathasbeen,andwillbeperformedcomplieswiththerecommendationsofthereport.b.ProjectconstructionshallberequiredtocomplywiththemitigationrecommendationsidentifiedinthesubmittedCriticalAreaReport&SupplementalStreamStudypreparedbySewallWetlandConsulting,Inc.(datedJanuary28,2014,updatedMay15,2014).Response:AllconstructionplanshavebeenpreparedtothespecificationsoftheCriticalAreaReport&SupplementalStreamStudypreparedbySewallWetlandConsulting,Inc.datedJanuary28,2014,updatedMay15,2014.Inaddition,allconstructionthathasbeen,andwillbeperformedcomplieswiththerecommendationsofthereport.12.Inaddition,theapplicanthascompliedwiththefollowingconditionsasaresultofthepreliminaryplatapprovalHearingExaminer’sdecisiondatedJuly25,2014:a.TheapplicantshallobtainademolitionpermitandallrequiredinspectionsfortheremovaloftheexistingsinglefamilyresidencesanddetachedgaragespriortoFinalPlatrecording.Response:Allsinglefamilyresidencesandassociateddetachedgaragesweredemolishedinthefallof2014afterobtainingthenecessarydemolitionpermits.b.Theapplicantshallobtainallnecessarystateandfederalauthorizationforwetlandimpactspriortobeginninganygrounddisturbingactivities,withinthewetlandsandtheirbuffers.Response:Allnecessaryapprovalsandpermitshavebeenobtained.PleaseseeattachedtothislettertheArmyCorpsofEngineersapprovalforthewetlandfilling.c.Afinaldetailedlandscapeplanshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortoconstructionpermitissuance. CityofRentonDepartmentofCommunity&EconomicDevelopmentFinalPlatReport&DecisionGREENLEAFFINALPLATLUA15-000453,FPPage3of7Response:Afinaldetailedlandscapeplanwasprepared,submitted,andapprovedbythePlanningProjectManagerwiththeConstructionPlans.Thissameapprovedlandscapeplanhasbeensubmittedwiththisapplication.U.TheapplicantshallsubmitaFinalMitigationPlanforallconstructionimpactstothecriticalareasandtheirbuffers.TheFinalMitigationPlanshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortoutilityconstructionpermitapproval.Allwetlandmitigation,includingrequiredfencingandsignageshallbeinstalledpriortofinalplatapproval.Response:AFinalMitigationPlanforallconstructionimpactstocriticalareasandtheirbufferswassubmittedwiththeConstructionPlans.TheFinalMitigationPlanswerereviewedandapprovedaspartoftheConstructionPlans.Allwetlandmitigationincludingfencingandsignagehasbeeninstalled.TheapprovedFinalMitigationPlanshavebeensubmittedwiththisapplicationforreference.e.“Stormwater/SensitiveAreasTractC,”whichincludesbothastormwaterpondandsensitiveareas,shallbeseparatedintotwotractsinordertoapplyaNativeGrowthProtectionEasementoverthecriticalareasportion.Response:TractCisconveyedtotheGreenleafHomeownersAssociationandaneasementhasbeenprovidedtotheCityforthestormwaterpond.TheSensitiveAreawithinTractCwillbemaintainedandprotectedbythehomeownersassociation.1.TheapplicantshallestablishaNativeGrowthProtectionEasementoverthatpartofthesiteencompassingtheremainingstreamandwetlandbufferareas,priortoFinalPlatRecording.Response:Allportionsofthesiteencompassingstreams,wetlands,andtheirbuffershavebeenpreservedinSensitiveAreaTractswithspecificlanguageprotectingthemfromanydisturbance.g.TheapplicantshallberequiredtocreateaHomeowners’Association(HOA)withsharedresponsibilityformaintenanceofNativeGrowthProtectionEasementandallsharedimprovementsofthisdevelopment,includingbutnotlimitedtoutilities,shareddriveways,commonlandscaping,andparkspace.Adraftofthedocument(s)shallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapprovalbytheCityAttorneyandPropertyServicespriortotherecordingofthefinalplat.Response:AHOAhasbeencreatedandwillberesponsibleformaintenanceofSensitiveAreaTractsandallsharedimprovements.Pleaseseeattached,theArticlesofIncorporationfortheHOA.h.TheapplicantshallberequiredtoeitherobtainavarianceforthetreeremovalandresubmittheCityofRentonTreeRetentionWorksheetorredesigntheplattoretainthetreeslocatedinWetlandEanditsbuffer.Theupdatedtreeretentionplanandworksheetalongwithanapprovedvarianceshallbeobtainedpriortotheissuanceofaconstructionpermit. CityofRentonDepartmentofCommunity&EconomicDevelopmentFinalPlotReport&DecisionGREENLEAFFINALPLATLUA15-000453,FPPage4of7Response:TheVariancewassubmittedandapprovedfortheremovalofthetreeslocatedinWetlandEanditsbuffer.ApprovaloftheVariancewasprovidedonMarch9,2015andtheconditionsofthatapprovalareaddressedlaterinthisletter.i.Theapplicantshallrecord,onthefaceoftheplat,aminimum5-footrestrictivebuildingeasement(nobuild)onthesouthlotlinesofLot33andLot34.Response:Therestrictive5-foot“nobuildeasement”onthesouthsidesofLots30and31(previously33and34)hasbeenshownasrequired.j.TheapplicantshallobtainapprovalforaCriticalAreaExemption(alsoaTierIpermit)forallactivitiesthatwillintrudeintoacriticalareaorrequiredbufferaccordingtotheCityofRentonCriticalAreasRegulationsinRMC4-3-050C,J,L,andN.Response:TheCriticalAreaExemptionwaspreparedandsubmittedtotheCityofRenton.itwasapprovedonMarch9,2015.Theconditionsofthatapprovalareaddressedlaterinthisletter.k.TheapplicantshallberequiredtocomplywithLevel2flowcontrol,bydischargingstormwateroutfallusinganenergydissipater,locatedattheordinaryhighwatermarkofPantherCreekwithinthedrainageeasement.Response:ThestormwaterplansweredesignedtocomplywithLevel2flowcontrolandthedischargingstormwateroutfallhasanadequateenergydissipaterlocatedneartheordinaryhighwatermarkofPantherCreekwithinthedrainageeasement.Thestormplanswerereviewedandapprovedaspartoftheconstructionplans.I.Theapplicantshallprovideanoversizedlevelspreadertotreatthebypassarea.Response:Thebypassareathatencompasseslots32-34incorporatesanoversizedlevelspreadertodissipatethestormwateracrossthetopoftheslope.m.AccesstoLots21-23mustbedonebya20-footwidesharedprivatedriveway,asdepictedinExhibit35,subjecttothediscretionofthefiremarshal,toreducethatwidthuponfurtherreviewduringprojectengineering.Response:A22’wideshareddrivewayprovidesaccesstotheabovereferencedlots(shownasLots18-20ontheFinalPlat).Theextensionsoffofthehammerhead-styleturnaroundare16’inwidthandareshortenoughthatfireaccessof20’wideisnotrequired.ThiswasapprovedaspartoftheConstructionPlanreview.n.EachPreliminaryPlatSheetthatisinconsistentwiththerevisedPreliminaryPlatPlanshallberevisedandresubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortoutilityconstructionpermitapproval.Response:AllsheetswererevisedandapprovedbytheCurrentPlanningProjectManageraspartoftheConstructionPlanreview. CityofRentonDepartmentofCommunity&EconomicDevelopmentFinalPlotReport&DecisionGREENLEAFFINALPLATLUA5-000453,FPPageSof7o.AllproposedstreetnamesshallbeapprovedbytheCity.Response:Streetnameshavebeenapprovedandshownonthefaceoftheplat.p.Alllotcornersatintersectionsofdedicatedpublicrights-of-way,exceptalleys,shallhaveminimumradiusoffifteenfeet(15’).Response:Alllotcornersatintersectionshavebeendesignedandconstructedwithaminimumradiusof15’asprescribed.q.Sidesewerlinesshallbeinstalledeightfeet(8’)intoeachlotifsanitarysewermainsareavailable,orprovidedwiththesubdivisiondevelopment.Response:Sidesewerlineshavebeeninstalled8feetintoeachlotasrequired.r.Allutilitiesdesignedtoservethesubdivisionshallbeplacedunderground.Anyutilitiesinstalledintheparkingstripshallbeplacedinsuchamanneranddepthtopermittheplantingoftrees.Thoseutilitiestobelocatedbeneathpavedsurfacesshallbeinstalled,includingallserviceconnections,asapprovedbytheDepartmentofPublicWorks.Suchinstallationshallbecompletedandapprovedpriortotheapplicationofanysurfacematerial.EasementsmayberequiredforthemaintenanceandoperationofutilitiesasspecifiedbytheDepartmentofPublicWorks.Response:Allutilitieshavebeendesignedtobeplacedundergroundandareinstalledundergroundasrequired.s.AnycableTVconduitsshallbeundergroundedatthesametimeasotherbasicutilitiesareinstalledtoserveeachlot.ConduitforserviceconnectionsshallbelaidtoeachlotlinebyApplicantastoobviatethenecessityfordisturbingthestreetarea,includingsidewalks,oralleyimprovementswhensuchserviceconnectionsareextendedtoserveanybuilding.Thecostoftrenching,conduit,pedestalsand/orvaultsandlateralsaswellaseasementsthereforerequiredtobringservicetothedevelopmentshallbebornebythedeveloperand/orlandowner.Theapplicantshallberesponsibleonlyforconduittoservehisdevelopment.Conduitendsshallbeelbowedtofinalgroundelevationandcapped.ThecableTVcompanyshallprovidemapsandspecificationstotheapplicantandshallinspecttheconduitandcertifytotheCitythatitisproperlyinstalled.Response:AllCableTVconduitshavebeeninstalledundergroundperthisrequirement.t.Theapplicantshallinstallallstreetnamesignsnecessaryinthesubdivisionpriortofinalplatapproval.Response:Allstreetnamesignshavebeeninstalledinthesubdivisionasrequired.u.Theassociatedlotlineadjustmentapplication(LUA14-000190)shallbeapprovedandrecordedpriortofinalplatapproval.Response:TheassociatedLotLineAdjustmentwasapprovedandrecorded.TherecordingnumberfortheLLAis#20140905900012. CityofRentonDepartmentofCommunity&EconomicDevelopmentFinalP/atReport&DecisionGREENLEAFFINALPLATLUA5-000453,FPPage6of713.InadditiontheplatwassubjecttoanumberofconditionsfromtheadministrativeVarianceandCriticalAreasExemptionDecision(datedMarch9,2015;FileNo.LUA15-000016,CAE,V-A):a.TheprojectshallcomplywithalltheconditionsidentifiedintheEnvironmentalReviewDeterminationandPreliminaryPlatDecision(CityfileLUA14-000190).1.ProjectconstructionshallberequiredtocomplywiththerecommendationsfoundintheGeotechnicalEngineeringStudypreparedbyEarthSolutions,NW(datedSeptember23,2013).2.ProjectconstructionshallberequiredtocomplywiththemitigationrecommendationsidentifiedinthesubmittedCriticalAreaReport&SupplementalStreamStudypreparedbySewallWetlandConsulting,Inc.(datedJanuary28,2014,updatedMay15,2014).Response:AnsweredaboveinreferencetotheEnvironmentalReviewDetermination.b.ThedevelopmentshallmeettheminimumtreeretentionrequirementsoftheR-$zone,andshallprovideanupdatedtreeretentionworksheetidentifyingcompliancewiththeFinalPlatforreviewandapprovalbytheCurrentPlanningProjectManager.Response:ThedevelopmentmeetsandexceedstheminimumtreeretentionrequirementsoftheR-8zone.AnupdatedtreeretentionworksheetidentifyingcompliancewiththeFinalPlatwassubmittedandapprovedbytheCurrentPlanningProjectManager.c.TheapplicantshallreceiveapprovaloftheWetlandMitigationPlanpreparedbyWetlandResources,Inc.(datedJanuary29,2014;revisedAugust12,2014;Exhibit10)fromtheCurrentPlanningProjectManagerpriortothetreeremovalandfillofWetlandE,oranytemporaryconstructionimpactsrelatedtothedevelopmentofastormpondandanoutletpipe.Response:TheWetlandMitigationPlanwasreviewedandapprovedbytheCurrentPlanningProjectManageraspartoftheConstructionPlanreviewandprocess.d.Inordertoprovideanadvancedlevelofassuranceneededforinstallation,maintenanceandmonitoringoftheproposedMitigationPlans(asidentifiedinCondition#3),theCityofRentonwillneedacopyofthesignedmaintenanceandmonitoringcontractbyaqualifiedprofessionalforthiswork.Adraft(followedbyafinal)maintenanceandmonitoringcontract(orcontracts)shallbeprovidedforreviewtotheCurrentPlanningProjectManagerpriortoexecutionofthecontract.ThedraftcontractlanguagemcistensurecompliancewithinstallationandperformancestandardsofWetlandResources,Inc.mitigationplanaswellthemaintenanceandmonitoringstandardsoftheRentonMunicipalCode.Thescopeofthecontractmustclearlycoverthecostofplantmaintenanceandreplacement.Thelanguageinthecontractmustalsoguaranteethatthemitigationmeasuresperformsatisfactorilyforaperiodoffive(5)years(e.g.addprovisionsforplantreplacementandweedremovalreferencingcompliancewiththesurvivalrates).Thecontractmustincludeacompliancereportwithin30daysofthedateoftheplantinstallation,quarterlymonitoringreportsforthefirstyear,andannualreportswithinthesecondthroughfifthyears.ThedraftcontractmustbefollowedupwithafinalsignedcontractoncetheCityapprovesthedraftversion.OncetheCityapprovesthecontractproposal,theapplicantwillneedtoprovideamaintenancesuretydevice(a CityofRentonDepartmentofCommunity&EconomicDevelopmentFinalPlotReport&DecisionGREENLEAFFINALPLATLUAI5-000453,FPPage7of7letterofcreditorirrevocablesetasideletter)setatanamounttotaling125%ofthecosttoguaranteesatisfactoryperformanceforaminimumoffiveyears.Response:Theapplicanthasprovidedthemonitoringcontractasrequiredanduponitsapprovalhasprovidedasuretydevicetoguaranteetheplantsperformsatisfactorilyforaperiodofnolessthan5years.e.Attheconclusionofthefive(5)yearcompliancemonitoringschedule,theapplicantshallprovidetheCity’sCurrentPlanningProjectManagerwrittenverification(fromaqualifiedwetlandbiologist)ofcompletionoftheplantingandrestorationplans.Response:Writtenverificationwillbeprovidedasrequiredafterthe5yearcompliancemonitoring.Thewrittenverificationprocesshasbeenestablishedinthecontractwithourbiologistanduponcompletionofmonitoringthebiologistwillsendthenecessarydocumentation.CONCLUSION:TheFinalPlatsatisfiestheconditionsimposedbythepreliminaryplatprocess.RECOMMENDATION:StaffrecommendsapprovaloftheGreenleafFinalPlat,LUA15-000453,FPsubjecttothefollowingcondition:1.AllplatimprovementsshallbeeitherconstructedordeferredtothesatisfactionofCitystaffpriortotherecordingoftheplat.SUBMITTEDTHIS28THDAYOFJULY,2015-PLANNINDIVISION