P-07-17_PRD-07-18_Civils_Review_PlanningComments#2.pdf
MEMORANDUM
Date:
March 12, 2013
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.New comments in
red.
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)ADDRESSSED. Protection measures detailed in the arborist report prepared by
Shoffner Consulting dated February 13, 2013 must be implemented.
(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.PARTIALLY ADDRESSED. See
comments below.
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.
PARTIALLY ADDRESSED.The fencing depicted on sheet 8 and landscape plan
appears to meet the required condition. Please provide information on the signage to be
located on the fence consistent with this condition. Include the wording of the signage as
well as information on the size and location of the signage.
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. PARTIALLY
ADDRESSED. Signage requirement in this condition may be combined with the signage
requirement of Condition #8 above.
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.
PARTIALLY ADDRESSED. Landscape plans received and appear to meet the condition
requirements. Species used for street trees to be determined by the Engineering Division
during civil review.
Regarding entry signage, upon seeing the location of the entry signage on the landscape
plans more information is required. Pursuant to ECDC 20.60.025.B.2, PRD’s are
allowed 10 square feet of signage per main street entrance into he subdivision. It appears
the entry monument will arc between two columns. The two columns are twenty feet
apart, so if the entry monument was only 1 foot tall, the sign area would be more than
double allowed by ECDC 20.60.025.B.2. The entry monument and column located on
the opposite side of the street are both located within the 25-foot street setback. Both of
these structures must be less than three feet in height to comply if they are to be located
within the street setback. While what the monument sign will say is not required at this
time, staff must be able to ensure the proposed entry monument is consistent with the
applicable standards. Please provide more information on appearance and size of the
entry monument and the column located on the opposite side of the street.
The following conditions are from the Hearing Examiners order on remand issued on
September 11, 2007:
1.aADDRESSED.
1.cADDRESSED.
The following conditions are from the SEPA Mitigated Determination of Nonsignificance issued
on April 19, 2007:
1.ADDRESSED.
2.ADDRESSED.
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.Provide
signage consistent with conditions #11 and #8 above.
4.ADDRESSED.
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).Compliance with “usable open space” must be
demonstrated prior to final plat approval.
Additionally, please address the following;
Tract Numbering: ADDRESSED.
Fence note on Sheet TP-01: ADDRESSED.