P-07-17_PRD-07-18_Civils_Review_PlanningComments#1.pdf
MEMORANDUM
Date:
December 20, 2012
To:
Jeanie McConnell, Engineering Program Manager
From:
Kernen Lien, Senior Planner
Subject:
P-07-17/PRD-07-18 Woodway Elementary Plat/PRD Civil Review
_____________________________________________________________________________
The comments provided below are based upon review of the materials submitted for the civils
review of the Woodway Elementary Plat/PRD. Additional information is requested from the
applicant at this time. Please ask the applicant to respond to the following.
Condition 15 of the original Hearing Examiner’s decision (which was adopted by the Hearing
Examiner on remand) included the following language:
15.Prior to Final Plat/PRD approval and recording, the Applicant shall complete the
following requirements:
a.Civil plans must be approved prior to construction and recording. In completing the
civil plans, the Applicant shall address the following:
(i)During the construction of the required plat improvements temporary fencing
must be installed between the construction areas and the protected grove of trees
in open space Tract E. The Planning Division must approve these protection
measures prior to any clearing or grading.
(ii)All PRD improvements including perimeter and street landscaping, entry
landscaping, protected critical areas, fencing and signage should be included in
the civil plans. These improvements shall be installed or bonded for prior to
requesting final plat and PRD approval.
In order to be able to review elements identified in Condition 15, the applicant must address a
number of other conditions of approval for the Woodway Elementary Plat. These conditions and
their source are identified below.
The following conditions are from the original Hearing Examiner decision issued on July 20,
2007:
8.The Applicant shall delineate the border of proposed Lots 17 and 18 with Tract E by
installing a two-rail fence (minimum height of four feet) along the property lines. The
fence shall not prohibit access to Tract E. Signage denoting that this is open space
intended to provide for wildlife habitat shall be posted conspicuously on the fence.
11.A certified arborist supervise tree removal, root systems of retained trees be protected, a
planting plan for the re-vegetation of disturbed areas be prepared, and fencing and
signage of the area to prevent encroachment and deposition of debris.
14.The Applicant shall submit an approved landscape plan for the subdivision entry signage,
landscaping and street trees. These features shall be maintained by a Homeowners’
Association consistent with the recorded Covenants, Conditions and Restrictions.
The following conditions are from the Hearing Examiners order on remand issued on
September 11, 2007:
1.a The Applicant shall construct a solid wood fence of at minimum of six foot in height
along the northern border of the subject property in areas of individual, private
ownership lots – Lot Nos. 11 through 17.The fence shall be constructed prior to
occupancy of the residences.
1.c The Applicant shall retain a qualified wildlife biologist to work in consultation with a
qualified landscape architect in developing a landscape plan specific to the perimeter of
the plat adjacent to its northern border and Tract E. The landscape plan shall
emphasize the use of native plants, both through new plantings and retention of
existing, so as to provide a native habitat for urban species utilizing the area.
The following conditions are from the SEPA Mitigated Determination of Nonsignificance issued
on April 19, 2007:
1.Open space Tract E is generally intended to be protected to preserve its wooded
character. Any tree removal associated with the surrounding subdivision development
that impacts trees on or immediately adjacent to Tract E (e.g., clearing to install a
possible rockery on the western boundary of Tract E) shall require a report by a certified
arborist identifying the trees to be removed and a replanting plan.
2.If a rockery or retaining wall is constructed between the western boundary of open space
Tract E and the eastern boundary of proposed lot 17, as indicated on the preliminary site
plan, the structure shall be designed to protect tree roots in the open space tract.
3.Open space Tract E will be suitably posted as ‘open space’ to protect the woodland and to
discourage activities such as the deposition of grass clippings and other debris.
4.A landscape screen must be planted along all proposed lots where a property line is
shared with another single family lot that is adjacent to the proposed PRD. In addition, as
shown on the Conceptual Landscape Plan, landscaping will be planted and maintained at
the entrance to the development in open space Tracts A and F. Plantings of native trees
and shrubs along the northern and eastern boundaries of the site will also be provided as a
landscape screen. Plantings are intended to create a visual separation between adjacent
uses with varying intensities and will be comprised of a variety of:
a.Evergreen and deciduous trees, with no more than 30 percent being deciduous,
minimum of six feet in height, and planted at intervals of no greater than 20 feet on
center; and
b.Shrubs, a minimum of three and one-half feet in height and other plant materials,
plated so that the ground will be covered within three years.
The following condition from the Hearing Examiner remand decision issued on March 7, 2012 is
not necessarily required at this point, but it may be beneficial to provide this information at this
time since the landscape plans are being reviewed during civil review:
6. Prior to final plat approval, the Applicant shall submit plans for each open space tract
(Tracts A, C, E and F) demonstrating compliance with the definition of “usable open
space” in ECDC 20.35.050(D).
Additionally, please address the following;
Tract Numbering: The tract number on the civil plans differs from the tract number on the
preliminary plat/PRD plans. As evident by the conditions sited above, many of the conditions of
approval specifically reference the tracts. In order to avoid confusion during the civil review
process and final review process, please keep the tract numbering consistent with the preliminary
plat/PRD plans.
Fence note on Sheet TP-01: The fence note on Sheet TP-01 references a 4’ high black chain link
fence. It is not exactly clear where this fence would be located on the plans. As noted above,
there are some specific conditions of approval with regard to fencing at the site; in particular,
Condition 8 of the July 20, 2007 Hearing Examiner decision and Condition 1.a of the September
11, 2007 Order on Remand.