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HomeMy WebLinkAboutStaff Report to the Hearing Examiner 2.12.16CITYOFANDECONOMICDEVELOPMENT——“Renton÷REPORTTOTHEHEARINGEXAMINERDATE:February12,2016ProjectNameBrookgroveFinalPlat(akaRylee’sPlace)Owner:HenleyUSALLC,11100MainStreetSuite100,Bellevue,WA98109Applicant:SameasaboveContact:ESMConsultingEngineers:EvanMann,33400-8thAye,Suite205,FederalWay,WA98003FileNumber:LUA15-000802,FP(LUA13-01455PP,ECF)ProjectManager:JanlIlianProjectSummary:FinalPlatfor17singlefamilyresidentiallots.WaterandsewerisprovidedbySoosCreekWaterandSewerDistrictProjectLocation:19003-l2OthAveSE,18842-118thAveSE,18851-120thAveSE33-23-05SiteArea:215,462SF(4.9acres)A.EXHIBITS:Exhibit1:StaffReportdatedFebruary12,2016Exhibit2:PreliminaryPlatHEXDecision(LUA13-01455)Exhibit3:FinalPlatMapExhibit4:VicinityMapExhibit5:ConditionsofComplianceLetterB.FINDINGSOFFACT(FOF):1.Theapplicant,HenleyUSALLC,filedarequestforapprovalofa17-lotfinalplat.2.TheEnvironmentalReviewCommittee(ERC),theCity’sresponsibleofficial,issuedaDeterminationofNon-Significance-MitigatedonDecember9th,2013forthesubjectproposal.3.Representativesfromvariouscitydepartmentsarereviewingtheapplicationmaterialstoidentifycompliancewithallconditionsofprojectapproval.4.Thesubjectsiteislocatedat19003—120thAveSE.TheplatislocatedinSection33,Twp.23Rng.05.5.Thesubjectsiteis215,462squarefeet.(4.9acres).HEXReportBrookgroveLUA5-000802,FP CityofRentonDepartmentofCommunity&EconomicDevelopmentHeatingExaminerRecommendationBrookgroveFinalPlatLUA15-000802,FPFebruary12,2016Page2of46.ThepreliminaryplatLUA13-01455receivedapprovalfromtheCityofRentononJanuary22,2014.Noappealswerefiled.7.ThepropertyislocatedwithintheR4ZoneandRLDCompPlandesignation.8.TheFinalPlatcomplieswithboththeZoningCodeandtheComprehensivePlan.9.TheapplicanthascompliedwiththefollowingconditionsimposedbytheERConDecember9th2013:i.Therecommendationsinthegeotechnicalreport,“GeotechnicalEngineeringStudy,Eagleston,18851120thAvenueSoutheast,RentonWashington,”byEarthSolutionsNW(ESNW),datedSeptember10,2013,shallbefollowedpriorto,during,andfollowingconstruction.StaffComment:AllconstructionplanshavebeenpreparedtothespecificationsoftheGeotechnicalReportpreparedbyEarthSolutionsNW(ESNW),datedSeptember10,2013.AllsitedevelopmentandearthworkhavebeenperformedtothespecificationsoftheGeotechnicalReport.10.TheapplicanthascompliedwiththefollowingconditionsasaresultofthepreliminaryplatapprovalHearingExaminer’sDecisiondatedJanuary22,2015.i.AllproposedstreetnamesshallbeapprovedbytheCity.StaffComment:Thestreetnameof“SE189thPlace”fortheproposedstreetwassubmittedtotheCityofRentonandapprovedduringconstructionplansreviewii.Alllotcornersatintersectionsofdedicatedpublicrights-of-way,exceptalleys,shallhaveaminimumradiusoffifteenfeet(15’).StaffComment:Alllotcornersatintersectionsofdedicatedpublicright-of-way,exceptalleys,haveaminimumradiusoffifteenfeet(15’).PleaserefertoSheet5of5ofthefinalplotplan.iii.Sidesewerlinesshallbeinstalledeightfeet(8’)intoeachlotifsanitarysewermainsareavailable,orprovidedwiththesubdivisiondevelopment.StaffComment:Sidesewershavebeeninstalledataminimumof8’intoeachlotasrequired.ThesewerplanswerereviewedandapprovedbytheSoosCreekWaterandSewerDistrictpriortoconstructioncommencingonthesite.iv.Allutilitiesdesignedtoservethesubdivisionshallbeplacedunderground.Anyutilitiesinstalledintheparkingstripshallbeplacedinsuchamanneranddepthtopermittheplantingoftrees.Thoseutilitiestobelocatedbeneathpavedsurfacesshallbeinstalled,includingallserviceconnections,asapprovedbytheDepartmentofPublicWorks.Suchinstallationshallbecompletedandapprovedpriortotheapplicationofanysurfacematerial.EasementsmayberequitedforthemaintenanceandoperationofutilitiesasspecifiedbytheDepartmentofPublicWorks.StaffComment:Allutilitiesservingtheplothavebeeninstalledundergroundatadepththatissufficientforplantingoftrees.Theseinstallationswerecompletedpriortopaving.EasementshavebeenprovidedtotheCityandotherprovidersasrequired.HexReportLUA5-000802,FP CityofRentonDepartmentofCommunity&EconomicDevelopmentHearingExaminerRecommendationBrookgroveFinalPlatLUAS-000802,FPFebruary12,2016Page3of4v.AnycableTVconduitsshallbeundergroundedatthesametimeasotherbasicutilitiesaretobeinstalledtoserveeachlot.ConduitforserviceconnectionsshallbelaidtoeachlotlinebyApplicantastoobviatethenecessityfordisturbingthestreetarea,includingsidewalks,oralleyimprovementswhensuchserviceconnectionsareextendedtoserveanybuilding.Thecostoftrenching,conduit,pedestalsand/orvaultsandlateralsaswellaseasementsthereforerequiredtobringservicetothedevelopmentshallbebornebythedeveloperand/orlandowner.Theapplicantshallberesponsibleonlyforconduittoservehisdevelopment.Conduitendsshallbeelbowedtofinalgroundelevationandcapped.ThecableTVcompanyshallprovidemapsandspecificationstotheapplicantandshallinspecttheconduitandcertifytotheCitythatitisproperlyinstalled.StaffComment:CableTVConduitshavebeeninstalledasrequiredperthiscondition.Allinspectionshavebeencompletedandcertified.vi.Theapplicantshallinstallallnecessarystreetnamesignspriortofinalplatapproval.StaffComment:Allnecessarystreetnamesignshavebeeninstalledinthesubdivision.vii.TheapplicantshallinstallallsurveymonumentsrequiredbyRMC4-7-210(A)priortofinalplatapproval.StaffComment:Allsurveymonumentshavebeeninstalled.viii.TheapplicantshallobtainademolitionpermitandallrequiredinspectionsfortheremovaloftheexistingsinglefamilyresidenceonproposedTract‘A’priortoFinalPlatrecording.StaffComment:ThesinglefamilyhomeonproposedTract“A”hasbeenremoved.Additionallythesinglefamilyhomelocatedonlots4and5hasbeenremoved.Bothsinglefamilyresidencesweredemolishedinthespringof2014afterobtainingthenecessarydemolitionpermits.ix.TheexistingstructurestoremainonLot5shallnotexceedthemaximumallowedbuildingcoverage,orbuildingsmaybesubjecttoremovalpriortorecordingtheplat.TheapplicantshalldemonstratecompliancewithlotcoveragerequirementsforLot5priortofinalplatapproval.StaffComment:TheexistingstructurethatwaslocatedonLot5wasremovedaspartofthesitedevelopmentprocess.Alllotsconformtothelotcoveragerequirementsofthezone.x.Theapplicantshallberequitedtosubmitarevisedlandscapeplan,depictinga10-footwideon-sitelandscapestripforalllots.ThefinaldetailedlandscapeshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoFinalPlatrecording.StaffComment:Arevisedlandscapeplandepictingthe10-footwideon-sitelandscapestripforalllotswaspreparedandsubmittedduringthesitedevelopmentphaseoftheproject.ThelandscapeplanwasapprovedbytheCurrentPlanningProjectManagerandal/landscapehasbeeninstalledpertheapprovedplan.Thefinallandscapeplansareincludedwiththissubmittal.xii.ThepreliminaryplatmapshallberevisedtoprovideforcorrectfrontyardsetbacksforLots4and6asdetailedatp.7ofthestaffreport.HexReportLUA5-000802,FP CityofRentonDepartmentofCommunity&EconomicDevelopmentHeoringExaminerRecommendotionBrookgroveFinalPlatLUAS-000802,FPFebruary12,2016Page4of4StaffComment:Lots4and6havebeenreconfiguredandhavetheproperfrontyardsetbacksasrequiredbycode.Alllotswithinthep/atconformtothecurrentsetbackrequirementsofthezone.[ONCLU5IONS:1.ThesubjectsiteislocatedintheResidentialLowDensity(RLD)ComprehensivePlandesignationandcomplieswiththegoalsandpoliciesestablishedwiththisdesignation,see(FOF)7.2.ThesubjectsiteislocatedintheResidential4du/acfR-4)zoningdesignationandcomplieswiththezoninganddevelopmentstandardsestablishedwiththisdesignationsee(FOF)7.3.TheFinalPlatsatisfiestheconditionsimposedbythepreliminaryplatprocess,see(FOF)6.[i.RECOMMENDATION:StaffrecommendsapprovaloftheBrookgroveFinalPlat,FileNo.LUA5-000802,EPasdepictedinExhibit3,subjecttothefollowingconditions:1.AllplatimprovementsshallbeeitherconstructedordeferredtothesatisfactionofCitystaffpriortotherecordingoftheplat.SUBMITTEDTHIS12thDAYOFFEBRUARY,2016NNINGDIVISIONHexReportLUA1S-000802,FP 1345678BEFORETHEHEARINGEXAMINERFORTHECITYOFRENTON9)RE:Rylee’sPlace)FINALDECISION11PreliminaryPlatLUA13-001455,ECF,PP)12))13_____________________________________________)14SUMMARY1516Theapplicantrequestspreliminaryplatapprovalfora17lotresidentialsubdivision.Thepreliminaryplatisapprovedwithconditions.1718TESTIMONY19StaffTestimony20ElizabethHiggins,seniorplanner,statedthatthestaffreportdoesnotaddresswalkingconditionsto21schools.Thepropertywillbeaccessedfromtheeastbyanewroadthatwillendinacul-de-sac.Additionally,thereisanaccessroadfromSE188thStreetthatwillnotbeimproved.BensonHill22ElementarySchoolistothenorthwestoftheproperty.Theonlysidewalksinthevicinityofthe23projectarefromtheSchoolto188thStreet.Therearenosidewalksalong116thandpartsof188thstreets.Ms.HigginsdoesnotknowifstudentswouldwalktoBensonHillElementarybecauseofthe24distance.Shesummarizedtherecommendationsforapprovalinthestaffreport.Inregardtorecommendationnumberthree,theapplicantclarifiedthatlotfourhasaccessfromthecul-de-sacso25the3Oftfrontsetbackrequirementismet.Inregardtorecommendationnumberfour,theexisting26PRELIMINARYPLAT-IEXHIBIT2 1structures,ahouseandatleastoneout-building,onlotfivedonotexceedthelotmaximumcoverage,2accordingtotheapplicant.ApplicantTestimonyEvanMann,ESMEngineering,statedtheapplicantsconcurwiththestaffsfindings.Inregardtolotfive,futuredevelopersmaydecidetoremovethehomesonthelotwhichwouldrequiremodification5oflotsthree,fourandfive.Inregardtosafe-walkingconditionstoschools,thereisadevelopmentbeingconstructedtothesouthofRiley’sPlacewhichrequiresfrontageimprovementson120thAve6SE.TheRylee’sPlaceprojectwillprovidefrontageimprovementstotheeastofthesite.ThereissidewalkonSE19lStreetaspartoftheJesse’sGlennDevelopment.Additionally,thereisaprivate,pedestrian-accesstracttothesoutheastofRiley’sPlacewhichisalsopartoftheJesse’sGlen8project.Infrontoftheelementaryschool,thereisacrosswalkthatconnectstoSE191stStreet.Heisnotsureifthestudentswillbegrantedaccesstotheprivatetractorifstudentswillchoosetowalktotheschool.10RandolphEagleson,ownerofproperty,testifiedthathehaslivedonthesiteforthepastthirteen11years.Hehasseenstudentswalkfrom120thto188thStreet.Theshoulderwidthvaries,butitis12generally4-5ft.13EXHIBITS1415Exhibits2-14listedonpage2oftheJanuary7,2014StaffReport,inadditiontotheStaffReport16itself(Ex.1),wereadmittedintoevidenceduringthepublichearing.Additionalexhibitsadmittedduringthehearingarethefollowing:17Exhibit15revisedpreliminaryplatplan18Exhibit16memorandumfromprojectapplicantwith2notesprovidingclarification19Exhibit17aerialphotoshowingboundariesofthepropertyExhibit18aerialphotoshowingpropertyinrelationtonearbyschool2021FINDINGSOFFACT22Procedural:23Applicant.RandolphEagleson.242.Hearing.TheExaminerheldahearingonthesubjectapplicationonJanuary7,2014inthe25CityofRentonCouncilCityChambers.26PRELTMTNARYPLAT-2 13.ProjectDescription.Theapplicantrequestspreliminaryplatapprovalfora17lotresidentialsubdivision.ThesiteislocatedinsoutheastRenton(Exhibit2),intheBensonHillPlanningArea(Exhibit3).Thesiteconsistsof4taxparcelstotaling4.95acresinareaandiscurrentlydeveloped3with3residentialstructuresandassociatedoutbuildingsthatwereconstructedin1949,1959,and2006(Exhibit5).Thepreliminaryplatalsoincludesastormdrainagecontrolti-actlabeledasTract‘A’.54.AdequacyofInfrastructure/PublicServices.Theprojectwillbeservedbyadequate6infrastructureandpublicservicesasfollows:A.WaterandSewerService.WaterandsewerwillbeprovidedbytheSoosCreekWater8andSewerDistrict(SCWSD).CertificatesofWaterandSewerAvailabilitywere9providedwiththelanduseapplication(Exhibit11).10Waterandsewermainextensionswithintheinteriorroadswillberequiredduringcivil11planreview(theengineeringreviewbetweenpreliminaryandfinalplatapproval).123.PoliceandFireProtection.PoliceandfireservicewouldbeprovidedbytheRenton13PoliceDepartmentandRentonFireDepartments,respectively.ThePoliceDepartmenthascommentedthatpoliceimpactswouldbeminimal.Firesystemneedsareaddressed14bytheCity’sfireimpactfees.TheaccessandroadsystemproposedforthepreliminaryisplathasbeenreviewedandapprovedbytheRentonFireDepartment.ThenumberandlocationoffirehydrantswillbesubjecttoapprovaloftheFireDepartmentduringcivil16review.17C.Drainage.Theproposalprovidesforadequatestonuwaterdrainagefacilities.During18civilplanreviewtheapplicantwillberequiredtodemonstratecompliancewiththe200919KingCountySurfaceWaterManualandthe2009CityofRentonAmendmentstotheKCSWM,Chapter1and2.Compliancewiththeseregulationswillassurethatthe20proposalwillnotcreateanyincreaseinoff-sitestormwaterflows.Rylee’sPlace21TechnicalInformationReport(Ta)dated10/2/2013,wassubmittedbyESMConsulting2Engineers(Exhibit14).AsestablishedintheTR,adequatespacehasbeenreservedin2thepreliminaryplatforallneededstromwaterfacilitiesviathededicationofTractAfor23thatpurpose.TheTRproposesadesignforacombineddetentionandwaterquality24pondtobelocatedinTractA.TheTisapreliminarydocumentandafinalreportwillbesubmittedduringcivilplanreview.2526D.Parks/OpenSpace.Cityordinancesrequirethepaymentofparkimpactfeespriortobuildingpermitissuance.RMC4-2-115,whichgovernsopenspacerequirementsforPRELIMINARYPLAT-3 1residentialdevelopment,doesnothaveanyspecificrequirementsforopenspacefor2residentialdevelopmentintheR-4district.Theimpactfeesprovideforadequateparksandopenspace.3E.Streets.Theproposalprovidesforadequatestreets.Thesitefrontsthewestsideof120thAveSE,aresidentialneighborhoodcollectorstreetwithanexistingright-of-waywidthof560feet.ThePublicWorksDepartmenthasreviewedandapprovedtheproposedstreet6alignment.7Internalaccessisaccomplishedwithasinglecul-de-sacthatconnectsto120AveSE.8Theproposedcul-de-sacisinlieuofaneast-weststreetthroughtheplattothewest.The9opportunitytoconnectastreetfromtheproposedplattoSE189thP1,whichwouldhaveconnected120thand116thwaslostwiththedevelopmentofJessie’sGlen,abuttingthe10westpropertyboundaryoftheproposedplat,whichhasacul-de-sacinsteadofastreet11thatanticipateddevelopmenttotheeast.Thecul-de-sacwillbedevelopedwitha47-footwideright-of-waywith20-footpavementwidth,0.5footverticalcurb,gutter,8-footwide12landscapestrip,and5-footwidesidewalkonbothsides.1314Streetimprovementsalongthewestsideof120thwillincludetheinstallationofa0.5wideverticalcurb,gutter,8-footwidelandscapestrip,andan8-footwidesidewalk.Asa15residentialcollectorstreet,120thAveSErequiresaminimumpavedwidthof26feet(20-16footwidetravellandand6-footwideparkingarea).17F.Parking.Sufficientareaexists,oneachlot,toaccommodaterequiredoffstreetparkingforaminimumoftwovehiclesasrequiredbyCitydevelopmentstandards.19G.Schools.TheprojectareaisadequatelyservedbytheRentonSchoolDistrictandthereare20safeandadequatepedestrianfacilitiesforstudentsthatwillhavetowalktoandfromschool1.Accordingtothestaffreport,itisanticipatedthattheRentonSchoolDistrictcan21accommodateadditionalstudentsgeneratedbythisproposalatthefollowingschools:22BensonHillElementary,NelsonMiddleSchool,andLindberghHighSchool.Aschoolimpactfee,assessedpersingle-familyresidence,isrequiredbyCitycodetomitigatethe23proposal’spotentialimpactstoRentonSchoolDistrict.Accordingtotestimonyduring24thehearing,BensonHillElementaryiswithinwalkingdistanceofthesubdivision.The25lRCW58.17.HO(2)providesthatnosubdivisionmaybeapprovedwithoutmakingawrittenfindingadequate26provisionismadetoensurethattherearesafewalkingconditionsforstudentsthatwalktoandfromschool.PRELIMINARYPLAT-4 1applicant’sagenttestifiedthatinconjunctionwithfrontageimprovementsthatwillbe2requiredofanotherdevelopmenttothesouth,childrenwillhaveacombinationofcontinuoussidewalksandaprivatepedestrianaccessstriptoprovidesafewalking3conditionstotheschool.Evenintheabsenceofsuchfeatures,theapplicanttestifiedthat4theroadshouldersarethreetofourfeetwideandthespeedlimitintheareais25mph.Thepreponderanceofevidencesuggestssafewalkingconditionstoandfromschool.565.AdverseImpacts.Therearenoadverseimpactsassociatedwiththeproposaldiscerniblefromtherecord.AsdiscussedinFindingoffactNo.4,theproposalprovidesforadequateinfrastructure7andisservedbyadequatepublicservices.8Therearenocriticalareasonsite.TheCity’streeretentionregulationsdorequirethepreservationofsometreescategorizedas“significant”.Thereareapproximately142treesthatqualifyas“significant”(over6inchesindiameter)undercityregulationsonthesite(Exhibit9).Nineteencan10beexcludedfromretentionrequirements(16toberemovedfromproposedroadsand3fromprivatestreeteasementsandtracts).Thetreeretentionformula,asperRJvIC4-4-130H,fortheR-4zone,11requiresthat37treesmustberetained.Theprojectproposalindicatesthat48treeswouldbe12retained.Therefore,noreplacementtreesarerequired,althoughlandscapingrequirementswouldrequirenewtreestobeplantedasperRMC4-4-070.Adetailedlandscapeplanmustbesubmitted13priortoissuanceofthestreetandutilityconstructionpermits.14AestheticimpactsareprimarilyaddressedbytheCity’slandscapingstandards.Theapplicant’s15proposedlandscapingmeasuresfallshortofCitystandardsasidentifiedatpage7ofthestaffreportandtheconditionsofapprovalrequiremodificationstobemadetotheapplicant’slandscapingplan16inordertoachievecompliance.1718ConclusionsofLaw19201.Authority.RMC4-7-020(C)and4-7-050(D)(5)providethattheHearingExaminershallhold21ahearingandissueafinaldecisiononpreliminaryplatapplications.222.Zoning/ComprehensivePlanDesignations.ThesubjectpropertyiszonedResidential473dwellingunitspernetacre(R-4).ThecomprehensiveplanmaplandusedesignationisResidentialLowDensity(RLD).243.ReviewCriteria.Chapter4-7RiMCgovernsthecriteriaforsubdivisionreview.Applicable25standardsarequotedbelowinitalicsandappliedthroughcorrespondingconclusionsoflaw.26RMC4-7-080(B):AsubdivisionshaltbeconsistentwiththeJottowingprinczlesofacceptcthitity:PRELIMiNARYPLAT-5 11.LegalLots:CreatelegalbuildingsiteswhichcomplywithcdlprovisionsoftheCityZoningCode.22.Access:Establishaccesstoapztblicroadforeachsegregatedparcel.3...3.PhysicalCharacteristics:Havesuttablephysicalcharacteristics.Aproposedplatmaybedenied4becauseofflood,inundation,orwetlandconditions.Constructionofprotectiveimprovementsmayberequiredasaconditionofapproval,andsuchimprovementsshallbenotedonthefinalplat.64.Drainage:Makeadequateprovisionfordrainageways,streets,alleys,otherpublicways,watersuppliesandsanitarywastes.74.Asnotedinfindingoffact5,thiscriterionisnotsatisfiedwithrespecttolandscaping8requirements.Theconditionsofapprovalwillrequirerevisionofthelandscapingplantoconformtoapplicablelandscapingstandards.BeyondthistheproposedlotscomplywithallotherrequirementsoftheR-4zoningdistrictasdetailedbyStaffatpages6-7oftheStaffReport,whichisadoptedand10incorporatedbythisreferenceasifsetforthinflail,excludingthecommentsrelatedtothe30footyardsetbackforLots3and7.Asnotedintheapplicant’sclarification,Ex.16,Lots3and7willaccessRoadAasopposedtotheproposedaccesseasementandsowillcomplywithfrontyard12requirements.TheconditionsofapprovalwillrequirecorrectionofthefrontlotsetbacksforLots413and6asoutlinedatp.6ofthestaffreport.Asshownonthepreliminaryplatmap,Ex.7,eachlotwillaccessapublicroad,eitherviaRoadAortheeasternalley.Therearenocriticalareasonsite.14Thedevelopablesitehasphysicalcharacteristicssuitablefordevelopmentsincetherearenocritical15areasandthetopographicallinesinEx.7donotrevealasteepchangeingradeacrosstheproject16area.AsdeterminedinthefindingofFactNo.4,andasconditioned,theproposalmakesadequateprovisionfordrainage,streetswaterandsewer.17RMC4-7-O8O(I)(1):...TheHearingExaminershallassureconJbrmancewiththegeneralpurposes18oJtheComprehensivePlanandadoptedstandards...195.TheproposedpreliminaryplayisconsistentwiththeRentonComprehensivePlanasoutlined20inpage6ofthestaffreport,whichisincorporatedbythisreferenceasifsetforthinfull.21RMC4-7-120(A):Noplanforthereptatting,sttbdivision,ordedicationofanyareasshallbe22approvedbytheHearingExaminerunlessthestreetsshownthereinareconnectedbysurfacedroadorstreet(accordingtoCityspecifications)toanexistingstreetorhighway.6.RoadAwillconnectto120AveSE.24RMC4-7-120(B):Thelocationofallstreetsshallconjbrmtoanyadoptedplansforstreetsinthe25City.26PRELIMINARYPEAT-6 17.TheCity’sadoptedstreetplansarenotaddressedinthestaffreportoranywhereelseinthe2administrativerecord.However,asnotedinFindingofFactNo.5,thereisnothroughStreetpossibleforthepreliminaryplatduetosurroundingdevelopmentsoitdoesnotappearthatanything3couldbedonetocomplywithanyadoptedstreetplan.RMC4-7-120(C):Ifctsubdivisionislocatedintheareaofanofficiallydesigned/sicJtrailprovisionsshallbemadeforreservationoftheright-of-wayorforeasementstotheCityfortrail68.Staffhavenotidentifiedanypedestrianorbiketraillinkagesinthevicinity.$RIVIC4-7-130(C):Aplat,shortplat,subdivisionordedicationshallbepreparedinconformancewiththefollowingprovisions:91.LandUnsuitableforSubdivision:Landwhichisfoundtobeunsuitableforsubdivisionincludes10landwithfeatttreslikelytobeharmfidtothesafetyandgeneralhealthofthefutureresidents(suchiiaslandsadverselyaffectedbyflooding,steepslopes,orrockformations,).LandwhichtheDepartmentortheHearingExaminerconsidersinappropriateforsitbdivisionshallnotbe12stibdividedunlessadequatesafeguardsareprovidedagainsttheseadverseconditions.13a.Flooding/Inundation:Ifanyportionofthelandwithintheboundaiyofapretiminaryplatis14subjecttofloodingorinundation,thatportionofthesubdivisionmusthavetheapprovaloftheState15accordingtochapter86.16RCWbeforetheDepartmentandtheHearingExaminershallconsidersuchsubdivision.16b.SteepSlopes:Aplat,shortplat,sttbdivisionordedicationwhichwouldresultinthecreationofa17lotorlotsthatprimarilyhaveslopesfortypercent(40%)orgreaterasmeasuredperRIv[C4-3-18O5OJla,withotttadequateareaatlesserslopesuponwhichdevelopmentmayoccur,shallnotbeapproved.19203.LandClearingandTreeRetention:ShallcomplywithRMC4-4-130,TreeRetentionandLand—ClearingRegulations.224.Streams:23a.Preservation:Eveiyreasonableeffortshallbemadetopreserveexistingstreams,bodiesofwater,24andwetlandareas.2526PRELIMINARYPLAT-7 1b.Method:Ifastreampassesthroughanyofthesubjectproperty,aplanshallbepresentedwhich2indicateshowthestreamwillbepreserved.Themethodologiesusedshouldincludeanoverflowarea,andctnattempttominimizethedisturbanceofthenaturalchannelandstreambed.3c.Cutlverting:Thepipingortunnelingofwatershallbediscouragedandallowedonlywhengoingunderstreets.d.ClectnWater.Eveiyeffortshallbemadetokeepaltstreamsandbodiesofwaterclectrofdebris6andpollutants.79.AsdiscussedinConclusionofLawNo.4,andasconditioned,thelandissuitablefor8development.Thepropertyisnotdesignatedasafloodplainandtherearenocriticalareason-site,includinganystreams.9R?vlC4-7-140:Approvalofallsubdivisionslocatedineithersinglefamilyresidentialormulti-10familyresidentialzonesasdefinedintheZoningCodeshallbecontingentuponthesubdivider’siidedicationoflandorprovidingfeesinlieuofdedicationtotheCity,allasnecessalytomitigatetheadverseeffectsofdevelopmentupontheexistingparkandrecreationservicelevels.TheLreqttirementsandproceduresforthismitigationshallbepertheCityofRentonParksMitigation13Resolution.1410.Cityordinancesrequirethepaymentofparkimpactfeespriortobuildingpermitissuance.15RMC4-7-150(A):Theproposedstreetsystemshallextendandcreateconnectionsbetweenexisting16streetsurnlessotherwiseapprovedbythePublicWorksDepartment.Priortoapprovingastreetsystemthatdoesnotextendorconnect,theReviewingOfficialshallfindthatsuchexceptionshall17meettherequirementsofsubsectionE3ofthisSection.TheroadwayclassJlcationsshallbeas18definedanddesignatedbytheDepartment.1911.ThePublicWorksDepartmentdeterminedthatnostreetconnectionsarerequired(beyondthe20connectionofRoadAto120thAveSE)becausesurroundingdevelopmentmakesanysuchconnectionsimpossible.21RMC4-7-150(B):AllproposedstreetnamesshallbeapprovedbytheCity.12.Asconditioned.2324RMC4-7-150(C):Streetsintersectingwithexistingorproposedptthlichighways,majororsecondcuyarterialsshallbeheldtoaminimum.2513.Thereisnointersectionwithapublichighwayormajororsecondaryarterial.26PRELIMINARYFLAT-8 1RMC4-7-150(D):ThealigmnentofallstreetsshallbereviewedandapprovedbythePublicWorksDepartment.ThestreetstandardssetbyRIvIC4-6-060shallapplyunlessotherwiseapproved.Streetalignmentoffsetsoflessthanonehttndredtwentyfivefeet(1259arenotdesirable,butmaybe3approvedbytheDepartmentuponashowingofneedbutonlyafterprovisionofallnecessaiysafetymeasures.14.Asdeterminedinfindingoffact4,thePublicWorksDepartmenthasreviewedandapprovedthestreetalignment.6RMC4-7-150(E):$1.Grid:AgridstreetpatternshallbeccsedtoconnectexistingandnewdevelopmentandshallbethepredominantstreetpatterninanysubdivisionpermittedbythisSection.92.Linkages:Linkages,includingstreets,sidewalks,pedestrictnorbikepaths,shallbeprovided10withinandbetweenneighborhoodswhentheycancreateacontinuousandinterconnectednetworkofroadsandpathways.ImplementationofthisrequirementshallcomplywithComprehensivePlanTransportationElementObjectiveT-AandPoliciesT-9throughT-16andCommunityDesign12Element,ObjectiveC’D-MandPoliciesCD-SOandC’D-6O.133.Exceptions:14a.Thegridpatternmaybeadjustedtoa“flexiblegrid”byredttcingthenumberoflinkagesorthe15alignmentbetweenroads,wherethefollowingfactorsarepresentonsite:16i.Infeasibleduetotopographical/environmentalconstraints;and/or17Substantialimprovementsareexisting.184.Connections:Priortoadoptionofacompletegridstreetplan,reasonableconnectionsthatlink19existingportionsoJthegridsystemshallbemade.Ataminimum,stubstreetsshallberequiredwithinsubdivisionstoallowfutureconnectivity.20215.AlleyAccess:AlleyaccessisthepreferredstreetpatternexceptforpropertiesintheResidentialLowDensitylandttsedesignation.TheResidentialLowDensitylandusedesignationincludesthe22RC,R-],andR-4zones.Priortoapprovalofaplatwithotttalleyaccess,theReviewingOfficialshallevaluateanalleylayoutanddeterminethattheuseofalley(s)isnotfeasible...236.AlternativeConfigurations:Offsetorlooproadsarethepreferredalternativeconfigurations.257.Cul-de-SacStreets:Cul-de-sacstreetsmayonlybepermittedbytheReviewingOfficialwhereduetodemonstrablephysicalconstraintsnofutureconnectiontoalargerstreetpatternisphysically26possible.PRELIMINARYPLAT-9 115.Nogridconnectionispossiblefortheprojectduetosurroundingdevelopment.RMC4-7-150(F):Alladjacentrights-of-wayandnewrights-of-waydedicatedaspartoftheplat,includingstreets,roads,andalleys,shallbegradedtotheirftdlwidthandthepavementand4sidewalksshallbeconstructedasspecifiedinthestreetstandardsordeferredbythe5Planning/Building/PublicWorksAdministratororhis/herdesignee.616.Thiswillberequiredduringcivilplanreview.7RMC4-7-150(G):Streetsthatmaybeextendedintheeventoffutureadjctcentplattingshallbe$requiredtobededicatedtotheplatboundayline.Extensionsofgreaterdepththananaveragelotshallbeimprovedwithtemporaryturnarounds.Dedicationofafill-widthboundarystreetshallbe9requiredincertaininstancestofacilitatejitturedevelopment.1017.Therearenofurtherstreetextensionspossiblefortheproposedsubdivisiondueto11sulToundingdevelopment.12RMC4-7-170(A):Insofaraspracticalsidelotlinesshallbeatrightanglestostreethuesorradialtocurvedstreetlines.131418.AsdepictedinEx.7,thesidelinesaregenerallyinconformancewiththerequirementquotedabove.15RMC4-7-170(B):Eachlotmusthaveaccesstoapitblicstreetorroad.Accessmaybebyprivate16accesseasementstreetpertherequirementsofthestreetstandards.1719.Aspreviouslydetermined,eachlothasaccesstoapublicstreetorroad.18RMC4-7-170(C):Thesize,shape,andorientationoflotsshallmeettheminimumareaandwidth19requirementsoftheapplicablezoningclassificationandshaltbeappropriateforthetypeof20developmentanditsecontemplated.furthersubdivisionoflotswithinaplatapprovedthroughtheprovisionsofthisChaptermustbeconsistentwiththethen—currentapplicablemaximumdensity21requirementasmeasuredwithintheplatasawhole.2220.Aspreviouslydetermined,theproposedlotscomplywiththezoningstandardsoftheR-423zone,whichincludesarea,widthanddensity.24RlvIC4-7-170(D):WidthbetweensidelotlinesattheirJbremostpoints(i.e.,thepointswherethe25sidelotlinesintersectwiththestreetright-ofwayline)shallnotbelessthaneightypercent(80%)oftherequiredlotwidthexceptinthecasesof(’]pipestemlots,whichshallhaveaminimumwidthof26PRELTMINARYPLAT-10 Ive,ztyfeet(202and(2)lotsonastreetctoTeortheturningcircleofcul-de-sac(radiallots),whichshallbeaminimumofthirtyfivefeet(359.21.AsshowninEx.7,therequirementissatisfied.4RJ’v1C4-7-170(E):Alllotcornersatintersectionsofdedicatedpublicrights-of-way,exceptalleys,shallhaveminimumrctdiusoffifteenfeet(52.622.Asconditioned.RJN’IC4-7-190(A):Dueregardshallbeshowntoallnaturalfeaturessuchaslargetrees,watercourses,andsimilarcommunityassets.Suchnaturalfeaturesshouldbepreserved,therebyaddingattractivenessandvaluetotheproperty.23.AsdiscussedinFindingofFactNo.5,therearenocriticalareasonsite.Significanttreesare10proposedtoberetainedasrequiredbytheCity’streeretentioncoderequirements.11RMC4-7-200(A):UnlessseptictanksarespecficallyapprovedbythePublicWorksDepartment12andtheKingCountyHealthDepartment,sanitalysewersshallbeprovidedbythedeveloperatnocosttotheCityanddesignedinaccordancewithCitystandards.Sidesewerlinesshallbeinstalled13ightfeet(‘89intoeachlotifsanitarysewermainsareavailable,orprovidedwiththesubdivision14development.1524.Asconditioned.16RMC4-7-200(B):Anadequatedrainagesystemshallbeprovidedfortheproperdrainageofall17surfacewater.Crossdrainsshallbeprovidedtoaccommodateallnaturalwaterflowandshallbeofsifficientlengthtopermitfull-widthroadwayandrequiredslopes.Thedrainagesystemshallbe18designedpertherequirementsof]?iVIC4-6-030,DrainageSut,faceWater)Standards.Thedrainage19systemshallinchtdedetentioncapacityforthenewstreetareas.Residentialplatsshallalsoincludedetentioncapacityforfuturedevelopmentofthelots.Waterqutalityfeaturesshallalsobedesignedto20providecapacityforthenewstreetpavingfortheplat.2125.TheproposalprovidesforadequatedrainagethatisinconformancewithapplicableCitydrainage22standardsasdeterminedinFindingofFactNo.4c.TheCity’sstonnwaterstandards,whichareincorporatedintotheTWreportandwillbefurtherimplementedduringcivilplanreview,ensure23compliancewithallofthestandardsinthecriterionquotedabove.24RMC4-7-200(C):Thewaterdistributionsystemincludingthelocationsoffirehydrantsshallbe25designedandinstalledinaccordancewithCitystandardsasdefinedbytheDepartmentandfire26Departmentrequirements.PRELiMINARYPLAT-11 126.Asnotedinthestaffreport,thiswillbeaddressedduringcivilplanreview.2RI\’IC4-7-200(D):Altutilitiesdesignedtoservethesubdivisionshallbeplacedunderground.AnyUtthtISinstalledintheparkingstripshallbeplacedinsuchamannercinddepthtopermittheplantingoftrees.Thoseutilitiestobelocatedbeneathpavedsitifacesshallbeinstalled,inchtdingaltserviceconnections,asapprovedbytheDepartment.Suchinstallationshaltbecompletedand5approvedpriortotheapplicationofanysuifacematerial.Easementsmayberequiredforthe6maintenanceandoperationofutilitiesasspectfiedbytheDepartment.27.Asconditioned.$RMC4-7-200(E):AnycableTVconduitsshaltbeundergroitndedatthesametimeasotherbasictttititiesareinstalledtoserveeachlot.c’ondztitforserviceconnectionsshaltbelaidtoeachlotline9bysztbdividerastoobviatethenecessityfordisturbingthestreetarea,includingsidewalks,oralley10improvementswhensuchserviceconnectionsareextendedtoserveanybuilding.Thecostoftrenching,conduit,pedestalsand/orvaultsandlateralsasweltaseasementsthereforerequiredtobringservicetothedevelopmentshallbebornebythedeveloperand/orlandowner.Thesitbdivider12shaltberesponsibleonlyforconthilttoservehisdevelopment.Conduitendsshallbeelbowedtofinalgroundelevationandcapped.ThecableTVcompanyshaltprovidemapsandspecIcationsto13thesubdividerandshallinspecttheconduitandcertifytotheCitythatitispropertyinstalled.142$.Asconditioned.15RMC4-7-210:16A.MONUMENTS:17Concretepermanentcontrolmonumentsshallbeestablishedateachctnclevetycontrollingcornerofthesttbdivision.InteriormomtmentsshallbelocatedasdeterminedbytheDepartment.Altsttrveys19shallbepertizeCityofRentonsurveyingstandards.203.SURVEY:21AltotherlotcornersshallbemarkedpertheCitysurveyingstandards.22C.STREETSIGNS:23Thesubdividershallinstallaltstreetnamesignsnecessaryinthesitbdivision.2529.Asconditioned.26DECISIONPRELIMINARYPLAT-12 1TheproposedpreliminaryplatasdepictedinEx.16anddescribedinthisdecisionisapproved,subjecttothefollowingconditions:31.TheapplicantshallcomplywithmitigationmeasuresissuedaspartoftheMitigated4DeterminationofNon-Significancefortheproposal.2.AllproposedstreetnamesshallbeapprovedbytheCity.63.Alllotcornersatintersectionsofdedicatedpublicrights-of-way,exceptalleys,shallhave7minimumradiusoffifteenfeet(15’).84.Sidesewerlinesshallbeinstalledeightfeet(8’)intoeachlotifsanitarysewermainsare9available,orprovidedwiththesubdivisiondevelopment.105.Allutilitiesdesignedtoservethesubdivisionshallbeplacedunderground.Anyutilitiesinstalledintheparkingstripshallbeplacedinsuchamanneranddepthtopermittheplantingoftrees.Thoseutilitiestobelocatedbeneathpavedsurfacesshallbeinstalled,includingall12serviceconnections,asapprovedbytheDepartmentofPublicWorks.Suchinstallationshall13becompletedandapprovedpriortotheapplicationofanysurfacematerial.EasementsmayberequiredforthemaintenanceandoperationofutilitiesasspecifiedbytheDepartmentof14PublicWorks.156.AnycableTVconduitsshallbeundergroundedatthesametimeasotherbasicutilitiesare16installedtoserveeachlot.ConduitforserviceconnectionsshallbelaidtoeachlotlinebyApplicantastoobviatethenecessityfordisturbingthestreetarea,includingsidewalks,or17alleyimprovementswhensuchserviceconnectionsareextendedtoserveanybuilding.The18costoftrenching,conduit,pedestalsand/orvaultsandlateralsaswellaseasementsthereforerequiredtobringservicetothedevelopmentshallbebornebythedeveloperand/orland19owner.Theapplicantshallberesponsibleonlyforconduittoservehisdevelopment.Conduit20endsshallbeelbowedtofinalgroundelevationandcapped.ThecableTVcompanyshall21providemapsandspecificationstotheapplicantandshallinspecttheconduitandcertifytotheCitythatitisproperlyinstalled.227.Theapplicantshallinstallallnecessarystreetnamesignspriortofinalplatapproval.238.TheapplicantshallinstallallsurveymonumentsrequiredbyRMC4-7-210(A)priortofinalplatapproval.2526PRELTMTNARYPLAT-13 19.TheapplicantshallobtainademolitionpermitandallrequiredinspectionsfortheremovaloftheexistingsinglefamilyresidenceonproposedTract‘A’priortoFinalPlatrecording.310.TheexistingstructurestoremainonLot5shallnotexceedthemaximumallowedbuildingcoverage,orbuildingsmaybesubjecttoremovalpriortorecordingtheplat.TheapplicantshalldemonstratecompliancewithlotcoveragerequirementsforLot5priortofinalplat5approval.611.Theapplicantshallberequiredtosubmitarevisedlandscapeplan,depictinga10-footwide7on-sitelandscapestripforalllots.Thefinaldetailedlandscapeshallbesubmittedtoand8approvedbytheCurrentPlanningProjectManagerpriortoFinalPlatrecording.12.ThepreliminaryplatmapshallberevisedtoprovideforcolTectfrontyardsetbacksforLots4and6asdetailedatp.7ofthestaffreport.10DATEDthis22nddayofJanuary,2014.1112[Iii\UI’btc13CityofRentonHearingExaminer141516AppealRightandValuationNotices17RI\’IC4-8-110(E)(9)providesthatthefinaldecisionofthehearingexaminerissubjecttoappealto18theRentonCityCouncil.RMC4-8-1I0(E)(9)requiresappealsofthehearingexaminer’sdecisiontobefiledwithinfourteen(14)calendardaysfromthedateofthehearingexaminer’sdecision.A19requestforreconsiderationtothehearingeexaminermayalsobefiledwithinthis14dayappeal20periodasidentifiedinRMC4-8-l10(E)(8)andRMC4-$-100(G)(4).Anewfourteen(14)dayappealperiodshallcommenceupontheissuanceofthereconsideration.Additionalinformation21regardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,RentonCityHall—7thfloor,(425)430-6510.22Affectedpropertyownersmayrequestachangeinvaluationforpropertytaxpurposesnotwithstandinganyprogramofrevaluation.242526PRELLMTNARYPLAY-14 —BROOKGROVEAPORTIONOFSECTION33,TOWNSHIP23NORTH,RANGE5EAST,W.M.,CITYOFRENTON,KINGCOUNTY,WASHINGTON]VOL./PG.CfLEGENDS-£0413StCOh00300U33..aI30J413.’Cl?II3453.5T400C305SItS’Cr014Ctu;airg3120SSNSflJ3030‘01310.CI?1,Cf.’0313.5103£IOCfMEI,03.03.34100113110t3J1130130025.33.333023010502,_ItOCliltOS.14333450UJ30305OW.5N1030 r , _ 3 i301’S)Iwso030013)€30240(StOIC‘004.3,£10—‘4331301034.100,1_US.,Z3103(30003:333030’?—1.012+-0.5CV£0’3C’VJOISNS3’40’53’—2955)E5Cf)202)22COSSS),.).,t,c—‘SCl’J4C—l53101rn.-530—64342!’00’1.001,-II‘07’41—‘CC5Lf2—‘.17505.1I7—i”.€/N694603’030030(EON)(ITS?SE(“I’2’06413.8—•‘‘15-,r0014S20,.cDeC’lOst)I’-(s-’.0‘?so,_S205?0,.032“1.L3c30J0.32I0v.0041soS-If757530(847’5’)1.S5558fll3L..‘-‘.._ZI-()-SE389THPLACEC!AL°I_LL---rv(0/I‘L.., ..31’L(85—I—25’‘‘J’tS((5105SF)(IN8N’f2/12131415‘-163.,=(f2V2!FP4005043Is05003.05155;)5IISSrN0:’,IO,1C3E0_t41JIL113.0G4d.E4Ct0’I’02’tAh()(4?4350)/4!544.4105’334141-10SCAOC’l34’420’CO.70’32.7F—‘:o/20+011?1330140700073314633‘00010.0035931DETAILA-/pL’o.)/‘)‘-‘I’,cC’24SI695653’W67062(000€)/otg5fiOT0504/30n-‘H4.7420055’3’.5S.050Of’I301OI5C,/3301,091031.0440142502,2“£4150FEb100/1005300423,10500003313313I’=50’1.1:0453435,0233453*700V443.503011.0*1.040051330‘<2+303,4005Y0’O:UFPluuOrI,,01IIT0,4333r03.0,11•l4,490FON300012012.04(11753101l’3.C.’i13333000.1,WIlT2305cr—it<rjrEs[05411010PV3,1S11’i4,3.0600CII503fl3Ct553’25’050’100J[ONSUL.TINGENGINEERSIA334008thA589.5,14.205F.481A4W.y,WA98005www.esrnciyI.corn0.3C53,n,eob14;?:313f0-93.4:104—;;,;P330:10.P,o,oI50’ r ’ ” t a?,ptAr:?I.tI_,eCAVE7313—27—23JOB‘ACI6,C-003—3I4—CICf3/2850380CA’JSF3000010C33EXHIBIT3 m3< I-IwI-I -I BROOKG ROVE A PORTION OF SECTION 33,TOWNSHIP 23 NORTH.RANGE 5 EAST,W.M.. CItY OF RENTON.KING COUNTY,WASHINGTON I ) VICINITY MAP NOT TO SCALE November10,2015JobNo.1670-004-013Ms.JanlIlianCityofRentonPlanningandDevelopment1005SouthGradyWayRenton,WA98057RE:Brookgrove(formerlyRylee’sPlace)FinalPlatApplicationLUA73-OO1455,R-376201DearJan:WearesubmittingtotheCityofRentonanapplicationforFinalPlatfortheBrookgrovePlat.ThisletterwillserveastheConfirmationofCompliancewithallConditionsofPlatApproval.TheprojectwenttoaHearingExaminerforreviewonJanuary7,2014.TheconditionsbelowarefromtheHearingExaminer’sDecisiondatedJanuary22,2014andincludeconditionsassociatedwiththeDeterminationofNon-SignificanceMitigateddatedDecember12,2013.Forsimplicity,Ihavecopiedtheoriginalconditioninitalicsandouractionstomeettheconditioninbold.ConditionsfromtheHearingExaminer’sDecisiondatedJanuary22,2014:7.TheapplicantshallcomplywithmitigationmeasuresissuedaspartoftheMitigatedDeterminationofNon-Significancefortheproposal.ThemitigationmeasurefromtheEnvironmentalReviewCommitteeareasfollows:7)Therecommendationsinthegeotechnicalreport,“GeotechnicalEngineeringStudy,Eagleston,78857720thAvenueSoutheast,RentonWashington,”byEarthSolutionsNW(ESNW),datedSeptember70,2073,shallbefollowedpriorto,during,andfollowingconstruction.AllconstructionplanshavebeenpreparedtothespecificationsoftheGeotechnicalReportpreparedbyEarthSolutionsNW,datedSeptember10,2013.AllsitedevelopmentandearthworkhavebeenperformedtothespecificationsoftheGeotechnicalReport.EXHIBIT5 Ms.JanlUianNovember10,2015Page22.AllproposedstreetnamesshallbeapprovedbytheCity.Thestreetnameof“SE18gthPlace”fortheproposedStreetwassubmittedtotheCityofRentonandapprovedduringconstructionplansreview.3.Alllotcornersatintersectionsofdedicatedpublicrights-of-way,exceptalleys,shallhaveminimumradiusoffifteenfeet(159.Alllotcornersatintersectionsofdedicatedpublicright-of-way,exceptalleys,haveaminimumradiusoffifteenfeet(75’).PleaserefertoSheet5of5ofthefinalplatplan.4.Sidesewerlinesshallbeinstalledeightfeet(89intoeachlotifsanitarysewermainsareavailable,orprovidedwiththesubdivisiondevelopment.Sidesewershavebeeninstalledataminimumof8’intoeachlotasrequired.ThesewerplanswerereviewedandapprovedbytheSoosCreekWaterandSewerDistrictpriortoconstructioncommencingonthesite.5.Allutilitiesdesignedtoservethesubdivisionshallbeplacedunderground.Anyutilitiesinstalledintheparkingstripshallbeplacedinsuchamanneranddepthtopermittheplantingoftrees.Thoseutilitiestobelocatedbeneathpavedsurfacesshallbeinstalled,includingallserviceconnections,asapprovedbytheDepartmentofPublicWorks.Suchinstallationshallbecompletedandapprovedpriortotheapplicationofanysurfacematerial.EasementsmayberequiredforthemaintenanceandoperationofutilitiesasspecifiedbytheDepartmentofPublicWorks.Allutilitiesservingtheplathavebeeninstalledundergroundatadepththatissufficientforplantingoftrees.Theseinstallationswerecompletedpriortopaving.EasementshavebeenprovidedtotheCityandotherprovidersasrequired.6.AnycableTVconduitsshallbeundergroundedatthesametimeasotherbasicutilitiesareinstalledtoserveeachlot.ConduitforserviceconnectionsshallbelaidtoeachlotlinebyApplicantastoobviatethenecessityfordisturbingthestreetarea,includingsidewalks,oralleyimprovementswhensuchserviceconnectionsareextendedtoserveanybuilding.Thecostoftrenching,conduit,pedestalsand/orvaultsandlateralsaswellaseasementsthereforerequiredtobringservicetothedevelopmentshallbebornebythedeveloperand/orlandowner.Theapplicantshallberesponsibleonlyforconduittoservehisdevelopment.Conduitendsshallbeelbowedtofinalgroundelevationandcapped.ThecableTVcompanyshallprovidemapsandspecificationstotheapplicantandshallinspecttheconduitandcertifytotheCitythatitisproperlyinstalled. Ms.JanlIlianNovember10,2015Page3CableTVConduitshavebeeninstalledasrequiredperthiscondition.Allinspectionshavebeencompletedandcertified.7.Theapplicantshallinstallallstreetnamesignsnecessaryinthesubdivisionpriortofinalplatapproval.Allnecessarystreetnamesignshavebeeninstalledinthesubdivision.8.TheapplicantshallinstallallsurveymonumentsrequiredbyRMC4-7-270(A)priortofinalplatapproval.Allsurveymonumentshavebeeninstalled.9.TheapplicantshallobtainademolitionpermitandallrequiredinspectionsfortheremovaloftheexistingsinglefamilyresidenceonproposedTract“A”priortoFinalPlatrecording.ThesinglefamilyhomeonproposedTract“A”hasbeenremoved.Additionallythesinglefamilyhomelocatedonlots4and5hasbeenremoved.Bothsinglefamilyresidencesweredemolishedinthespringof2014afterobtainingthenecessarydemolitionpermits.70.TheexistingstructurestoremainonLot5shallnotexceedthemaximumallowedbuildingcoverage,orbuildingsmaybesubjecttoremovalpriortorecordingthep/at.TheapplicantshalldemonstratecompliancewithlotcoveragerequirementsforLot5priortofinalplatapproval.TheexistingstructurethatwaslocatedonLot5wasremovedaspartofthesitedevelopmentprocess.Alllotsconformtothelotcoveragerequirementsofthezone.77.Theapplicantshallberequiredtosubmitarevisedlandscapeplan,depictinga70-footwideon-sitelandscapestripforalllots.ThefinaldetailedlandscapeshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoFinalP/atrecording.Arevisedlandscapeplandepictingthe10-footwideon-sitelandscapestripforalllotswaspreparedandsubmittedduringthesitedevelopmentphaseoftheproject.ThelandscapeplanwasapprovedbytheCurrentPlanningProjectManagerandalllandscapehasbeeninstalledpertheapprovedplan.Thefinallandscapeplansareincludedwiththissubmittal.72.Thepreliminaryp/atmapshallberevisedtoprovideforcorrectfrontyardsetbacksforLots4and6asdetailedatp.7ofthestaffreport. Ms.JanlIlianNovember10,2015Page4Lots4and6havebeenreconfiguredandhavetheproperfrontyardsetbacksasrequiredbycode.Alllotswithintheplatconformtothecurrentsetbackrequirementsofthezone.WefeelthattheapplicanthascompliedwiththeconditionsassetforthbytheHearingExaminerandtheEnvironmentalReviewCommittee.Basedonthecompletionofthesitedevelopmentandnecessaryimprovementsalongwithanyperformanceguaranteesthatmayberequired,werequestthatyouapprovethefinalplatforrecording.Shouldyouhaveanyquestions,orrequireadditionalinformationpleasecontactmedirectly.Welookforwardtoworkingwithyou.Sincerely,ESMCONSULTINGENGINEERS,LLCEVANMANNSeniorPlannerEnclosurescc:StephannieKarlsson\\esm8\engr\esm-jobs\1670\003\O13\office\finalplat\confirmationofcompliancedoc