BEFORE THE HEARING EXAMINER FOR CITY OF VANCOUVER

BEFORE THE HEARING EXAMINER FOR CITY OF VANCOUVER In the Matter of the Application of ) NO. PRJ-151162/LUP-53608 ) ) Irina Leschuk, DL Design Group, Inc., ) 136th Avenue Subdivision On behalf of Omega NW, Inc. ) ) ) For Approval of a Tier I Infill Subdivision ) FINDINGS, CONCLUSIONS, ) AND DECISION ) SUMMARY OF DECISION The requested preliminary plat to allow the subdivision of 2.47 acres into 17 single-family residential lots consistent with the Tier I Infill standards is APPROVED subject to conditions. SUMMARY OF RECORD Request: Irina Leschuk of DL Design, on behalf of Omega NW, Inc. (Applicant), requested approval of a preliminary plat to subdivide 2.47 acres into 17 lots for detached single-family homes utilizing the Tier I provisions of Vancouver s Infill Ordinance. The property is located at NE 136th Avenue in Vancouver, Washington. Hearing Date: The held an open record hearing on the application on September 8, 2016. Testimony: At the open record hearing the following individuals presented testimony under oath: Joe Wagner, Senior Planner Gary Darling, Applicant Representative, DL Design Irina Leschuck, Applicant Representative, DL Design Hailey Heath, Neighbor Exhibits: At the open record hearing the following exhibits were admitted in the record: 1. Staff Report, dated August 25, 2016 2. Vicinity maps 3. Application 136th Avenue Subdivision, PRJ-151162/LUP-53608 page 1 of 14

4. Applicant s narrative 5. Reduced plans 6. Road modification request prepared by DL Design Group Inc., dated May 10, 2016 7. Trip generation and distribution report prepared by Lancaster Engineering, dated May 3, 2016 8. Geotechnical report prepared by Columbia Geotechnical, dated April 22, 2016 9. Tree-related correspondence from DL Design Group Inc., dated July 7, 2016 10. Drainage report prepared by DL Design Group Inc., dated May 5, 2016 11. Notice of application, public hearing, and optional SEPA determination, dated June 23, 2016 12. SEPA Checklist, dated May 10, 2016 13. Email comment from Hailey Heath, dated July 22, 2016 14. Email comment from Tammy O Neil, dated July 23, 2016 15. Letter from Washington State Department of Ecology, dated July 25, 2016 16. Final SEPA determination, dated August 15, 2016 17. Road modification approval issued by Ryan Lopossa, dated June 15, 2016 18. City of Vancouver transportation services trip and traffic impact fee calculation worksheet, dated August 16, 2016 19. Request for Utility Services, dated May 22, 2015 (PIR-50486) 20. Pre-Application transmittal update, dated March 22, 2016 21. Planning Staff s power point presentation Upon consideration of the testimony and exhibits admitted in the record, the Hearing Examiner enters the following findings and conclusions: FINDINGS 1. The Applicant requested approval of a preliminary plat to subdivide 2.47 acres located at NE 136th Avenue, Vancouver, Washington into 17 single-family residential lots. 1 Detached single-family homes are proposed utilizing the Tier I provisions of the Infill Ordinance. Exhibits 1, 3, 4, and 5. 2. A pre-application conference was conducted on February 25, 2016. The application was submitted May 13, 2016 and deemed fully complete on June10, 2016. Exhibits 1 and 3. 1 The legal description of the subject property is the southwest quarter of Section 14, Township 2N, Range 2E, Willamette Meridian; also known as Assessor Parcel 162368000. Exhibit 3. 136th Avenue Subdivision, PRJ-151162/LUP-53608 page 2 of 14

3. The subject property is zoned R-9 and has a Comprehensive Plan land use map designation of Urban Low Density residential. Surrounding parcels to the north, south, east, and west share the site s R-9 designation. The site is surrounded by single-family residential development. Exhibits 1, 2, and 3. 4. The 2.47-acre subject property is relatively flat and is not developed. It contains no unique natural features, watercourses, endangered/protected wildlife habitat, or mapping indicators for wetlands, floodplain, or geological hazard areas, and it is rated as Class C (very low susceptibility) for seismic hazard potential. The property was not previously subdivided. Exhibit 1. 5. The purpose of the R-9 zone is to accommodate detached single-family dwellings with or without accessory residential units at a minimum lot size of 5,000 square feet and a density of 5.9 to 8.7 units/net acre. Some civic and institutional uses are permitted as limited or conditional uses. Vancouver Municipal Code (VMC) 20.410.020.D. Detached single-family dwellings are permitted uses in the R-9 zone. VMC Table 20.410.030-1. 6. The subject property is eligible for development consistent with the infill development standards because it is in the R-9 zoning district, less than 2.5 acres in area, would be served by urban services at the time of final plat approval, and has urban development abutting the subject site on at least 50 percent of its non-street perimeter. Exhibit 1; VMC 20.920.020.A. 7. The Tier I infill development standards require a minimum lot size of 4,000 square feet for single-family detached residential development in the R-9 zone. Tier I infill lots must provide a minimum lot width of 45 feet and minimum lot depth of 65 feet in the R-9 zone. Tier I infill lots in the R-9 zone require minimum front setbacks of 18 feet for garages or car ports and 10 feet for all other structures. Rear and side setbacks are those of the underlying zone. Maximum lot coverage by structure is 50%, and minimum landscaped open space per lot is 10%. At least one off-street parking space is required per lot. VMC 20.920.050; VMC Table 20.410.050-1. 8. The proposed 17 lots can comply with the Tier I infill development standards for the R-9 zone. Each lot is at least 4,000 square feet in area. No flag lots are proposed; each lot has at least 20 feet of frontage. Side lot lines run perpendicular to the adjacent streets. None of the proposed lots front or access on a primary or secondary arterial. The Applicant has proposed two private drives to provide access to Lots 1 through 12. Each lot would be served by public water, sewer, and storm drainage facilities. Compliance with setback, lot coverage, building height, parking, and landscaping requirements would be reviewed at time of building permit application. Exhibits 1 and 5. 9. Lots 1 through 12 would access the surrounding public road network via two shared driveways/private access roads connecting to NE 136th Avenue. Lots 13 through 17 would have driveway access from NE 42nd Street. Neither of these public streets is a neighborhood circulator. The extension of NE 42nd Street separates the subject property creating blocks, the longer of which is 491.2 feet. All proposed street improvements 136th Avenue Subdivision, PRJ-151162/LUP-53608 page 3 of 14

must include asphalt pavement, curb, gutter, detached sidewalk, planter strip, street lighting, and storm drainage consistent with the City stormwater ordinance and with the infill road standards established at VMC 11.80.060(F) and City standard plan T10-16. City Transportation Staff determined that the proposed public streets are adequate and capable of complying with applicable standards. Future lot owners, or a lot owners association, would be responsible for maintenance of the two shared private access driveways. Planning Staff recommended a condition of approval that would notify potential purchasers of the lots that the City will not maintain streets, signs, or drainage improvements on the proposed private streets. The Applicant would be required to provide a shared access and maintenance agreement which would be called out on the plat and recorded on all parcels. All water, storm drainage, sanitary sewer lines, hydrants, water meters, and other utilities installed in the private access driveways require dedication of easements prior to final plat approval. Exhibits 1, 5, and 6; VMC 11.80.050.J. 10. Along the north property boundary, NE 44th Street is classified as a neighborhood circulator requiring a minimum 27 feet half-width right-of-way and 18 feet paved street half-width, per City standard plan T10-14. The existing road along the property frontage of NE 44th Street includes asphalt roadway only. The Applicant would be required to bring the site frontage up to current standards prior to final plat approval, including: curb, gutter, two private road approaches, detached sidewalks, street lighting, ADA ramps, planting strip, traffic control devices as warranted, and storm drainage improvements. Exhibits 1, 5, and 6. 11. Forming the east property boundary, NE 136th is designated a loop/cul-de-sac, which requires a minimum 25-foot half-width right-of-way and 18 feet paved street half-width, per City standard pan T10-16. Currently, NE 136th Avenue terminates in a temporary cul-de-sac and a barricade which was required to prevent through traffic until the western half of NE 136th Avenue was constructed. The Applicant would be required to remove the barricade and temporary cul-de-sac. The existing road along the property frontage of NE 136th Avenue includes asphalt roadway only. The Applicant would be required to bring the site frontage up to current standards prior to final plat approval, including: curb, gutter, driveway approaches, detached sidewalks, street lighting, ADA ramps, planting strip, traffic control devices as warranted, and storm drainage improvements. Exhibits 1, 5, and 6. 12. Pursuant to VMC 11.80.070.C-3, each of the two shared private access roads requires installation of a reduced hammerhead consistent with City standard plan T10-01A. The Applicant requested a modification to this requirement for a turnaround due to site constraints and the fact that only six lots would be served from each road. According to Planning Staff, the City s Fire Marshall Office supports the road modification approval, noting that the two private roads are short enough that fire apparatus can safely back out. After review, City Transportation Staff approved the requested road modification allowing the construction of two private streets without hammerhead turnarounds. The water, storm drainage, and sanitary sewer lines or other utilities constructed outside of the 136th Avenue Subdivision, PRJ-151162/LUP-53608 page 4 of 14

public right-of-way for the two private roads require issuance of dedications or easements prior to final plat approval. Exhibits 1, 6, and 17. 13. At the site s south boundary, NE 42nd Street is designated a loop/cul-de-sac, which requires a minimum 50-feet full-width right-of-way and a 28-feet paved street width, per City standard plan T10-16. The Applicant would be required to bring the frontage up to current standards prior to final plat approval, including: asphalt street, curb, gutter, driveway approaches, detached sidewalks, street lighting, ADA ramps, planting strip, traffic control devices as warranted, and storm drainage improvements as required by the City stormwater ordinance. Exhibits 1, 5, and 6. 14. The Applicant would be required to install and/or bring up to current City standards all street lighting on public streets consistent with VMC 11.80.090. Street lighting would also be required along the new internal private streets consistent with VMC 11.80.050.L.3. Exhibit 1. 15. The Applicant submitted a professionally prepared trip generation and distribution report, which projected trip generation rates for the proposed lots from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition (2012), utilizing Land Use Code 210 Single-Family Detached Housing. The report concluded that the proposed plat would generate 170 new average daily trips, including 13 new AM and 17 new PM peak hour trips. Staff noted that the report fulfills the City s requirements for concurrency analysis. The subject property is located in the #297 Transportation Analysis Zone and is projected to contribute 12 of 17 PM peak hour trips to the City s NE 28th Street corridor. Approximately 70% of trips would arrive from and depart to the east from NE 137th Avenue. The Applicant is obligated to pay concurrency modeling fees and traffic impact fees consistent with the respective ordinances. No other mitigation or transportation improvements were identified in the City s review. Exhibits 1 and 7. 16. The subdivision would connect to City of Vancouver municipal water and sewer utilities, which have affirmatively indicated adequate capacity to serve this development with the condition that the developer construct a water main extension in the public street. Sewers front the parcel in both NE 136th Avenue and NE 44th Street. A third sewer is located near the SW corner of the property on NE 42nd Street. The Applicant would be required to extend the public sewer through the site and to each new lot. City Utilities review staff determined that the application materials demonstrated that the standards for public water and sewer connection can be met with conditions and recommended approval. Exhibits 1, 5, and 19. 17. Each of the new lots would be required to provide at least one off-street paved parking space meeting minimum dimensional standards located outside of setbacks. The plat would be reviewed for compliance with the requirements of VMC Chapter 20.945 at the time of building permit review. Exhibit 1. 18. Due to relatively flat topography, the project site requires minimal grading. Underground 136th Avenue Subdivision, PRJ-151162/LUP-53608 page 5 of 14

utilities abut the site. Planning Staff indicated that the application materials demonstrated that the City s erosion control ordinance can be met. Exhibits 1 and 5. 19. In its current undeveloped condition, stormwater falling on the subject property generally infiltrates on-site. The proposal would create new impervious areas with the construction of the public road, driveways, and residences. Runoff from the new roofs does not require treatment and is proposed to be infiltrated in drywells on each lot. Runoff from driveways and road improvements would require both water quality treatment and flow control prior to discharge for infiltration. Two adjacent subdivisions have stormwater facilities within the surrounding rights-of-way that have capacity to handle the additional runoff from the proposed project; however the existing infiltration system does not have sufficient capacity to provide the required flow control. The proposal includes two drywells to increase capacity in the existing stormwater system in the rights-of-way. The new drywells are already registered with Washington State Department of Ecology. Final design of stormwater improvements for the proposed roads, driveways, and roofs would be addressed through the appropriate building permit process. Planning Staff stated that the requirements of the City stormwater ordinance can be met. No conditions are proposed at this time. Exhibits 1, 5, and 10; Darling Testimony; Leschuk Testimony. 20. Pursuant to VMC Title 20.770, trees must be retained during development when feasible. The City s Urban Forester commented on the proposed tree preservation and planting plan after conducting a site visit. A minimum of 30 tree units per net acre must be provided. The submitted tree plan proposed to retain to existing mature trees between Lots 6 and 7. The net site area of 1.88-acres requires 56 tree units. Street trees do not count toward on-site tree density requirements. The Applicant would be required to place a note on the final plat indicating that the lots are subject to an approved tree plan and that tree removal is subject to City approval. Planning Staff stated the proposal can comply with the City s tree conservation provisions as conditioned. Exhibits 1, 5, and 9. 21. Consistent with VMC 20.925, at least ten percent of the net lot area of each lot must be landscaped. Street trees are required along all public and private street frontages. Planning Staff submitted that the proposal with conditions would comply with the requirements of VCM 20.925 regarding landscaping, and the requirements of VCM 20.985 regarding vision clearance, at site entrances from NE 136th Avenue. Exhibit 1; Wagner Testimony. 22. The subject property is located within the bounds of Park District 5, the Evergreen School District, and the Pacific Subarea/I-205 Millplain Overlay District. The plat is subject to park, transportation, and school impact fees for each of the 17 new lots, which would be calculated on a per-lot basis at the time of preliminary plat approval, noted on the face of the final plat, and be payable at the time of individual building permit issuance. Planning Staff recommended the plat be conditioned to require a note on the face of the plat specifying the fees at the time of approval. Exhibit 1; VMC 20.915. 23. Students residing in the proposed plat would attend Image Elementary, Pacific Junior High, and Evergreen High Schools. The School District was notified of the proposed 136th Avenue Subdivision, PRJ-151162/LUP-53608 page 6 of 14

application and SEPA DNS and did not comment. The proposal would provide sidewalks on the new internal roads and along the site frontage on all three fronting streets. The extension of NE 44th Street would connect the plat to a bus stop. The plat s impacts to public school facilities would be mitigated through a per-lot school impact fee paid at the time of building permit application. Exhibits 1 and 5. 24. The subject property is located within an archaeological probability level B area and is less than five acres in size. No archeological predetermination report is required. Planning Staff recommended the plat be conditioned to include an inadvertent discovery plan as a note on the final plat to protect cultural, historic, or archeological artifacts that may be discovered during earth work, consistent with VMC Title 20.710. Exhibit 1. 25. The Vancouver Fire Department reviewed the proposed project and determined that with conditions it can meet the requirements of VMC Title 16 and the International Fire Code. Recommended conditions would require, among other items: fire lanes designated and demonstrated on site plan, temporary address signage, installation of the required hydrants, and ongoing maintenance of emergency vehicle access. Exhibit 1. 26. The proposed site plan was reviewed by a representative of the City s Building Official and was determined to be adequate for site plan review in terms of building code and accessibility issues. Filing of building permit application with required fees and review material is required for a complete building code review. A geotechnical report was submitted with recommendations for monitoring during construction. Exhibits 1 and 8. 27. The Washington State Department of Ecology submitted written comments on July 25, 2016 to notify the Applicant and the City of applicable water resource and water quality protection requirements. Exhibits 1 and 15. 28. Pursuant to the State Environmental Policy Act (SEPA), the City of Vancouver was designated lead agency for review of environmental impacts caused by the proposal. After review of the Applicant s environmental checklist and application materials, Planning Staff issued a notice of application and optional determination of non-significance (ODNS) on June 23, 2016. After considering comments, the City issued the final DNS on August 15, 2016. No appeals were filed prior to the August 29th appeal deadline and the DNS became final. Exhibits 1, 12, and 16. 29. Comments were received by two neighbors of the site. Hailey Heath s email of July 22, 2016 stated concerns about impacts from removal of trees and vegetation, the plight of birds and wildlife currently living on the site, construction noise, park impacts, and increased traffic on NE 44th Street. Tammy O Neil expressed concerns in her email of July 23, 2016 regarding removal of 97% of the trees and the effect on the urban tree canopy. Exhibits 13 and 14. Ms. Heath also appeared at hearing reiterating her concerns about mature tree retention, and asking if she could be informed in advance what species of trees would be planted. She was especially concerned about existing safety concerns on NE 44th Street. She testified that NE 44th is a raceway; she would be interested in having the Applicant contribute a proportionate share of the costs of a sidewalk and/or 136th Avenue Subdivision, PRJ-151162/LUP-53608 page 7 of 14

speedhumps. Heath Testimony. 30. In response to public comment, Planning Staff offered the following: the net site area requires 56 tree units, and the tree preservation ordinance does not require an Applicant to retain existing trees or to specify this early in the process what species of replacement trees would be planted. Staff noted that each residence when built would be required to pay a traffic impact fee, which is intended by the City to be used to address area-wide traffic safety concerns. City Transportation Staff and the Applicant would be in further communication regarding whether crosswalks or speedhumps would be required; however, in order for the City to require them, there would have to be evidence that the new trips generated by the project triggered the threshold for improvements (called warrants). There are no City regulations that require protection of wildlife for urban species. Wagner Testimony. 31. In response to public comment, Applicant representatives noted that, after the initial submittal, the City s Urban Forester visited the site with the project engineer, and it was determined that two additional mature trees between Lots 7 and 12 could most likely be retained, for four total saved trees. Unfortunately most of the existing trees are located within proposed rights-of-way or building envelopes and cannot be retained while satisfying the City s infill density goals. While the species of replacement trees is not presently identified, the Applicant would be working with the City s Urban Forester and would use only species on the City s approved list with the intention of creating consistency with the existing plat east of NE 136th Avenue. Regarding traffic safety, the Applicant is working with City Transportation Staff to develop transportation safety plans. A potential crosswalk across NE 42nd Street with a stop bar is under discussion, as is a crosswalk across NE 44th Street. New street lighting on the corners of NE 136th/44th and NE136th/42nd would also improve safety at those intersections. Leschuk Testimony. 32. Based on a review of the record as a whole, including public comment, Planning Staff found that the proposal could be conditioned to comply with Comprehensive Plan goals and policies by: providing new housing units at the density anticipated by the zoning code; developing the infrastructure necessary to serve the units; paying impact fees for schools, parks, and transportation; and by demonstrating compliance with applicable laws. Planning Staff recommended approval of the project subject to the conditions recommended in the staff report. Exhibit 1; Wagner Testimony. The Applicant representative waived objection to the recommended conditions. Darling Testimony; Leschuk Testimony. / / / / / / 136th Avenue Subdivision, PRJ-151162/LUP-53608 page 8 of 14

CONCLUSIONS Jurisdiction: Per Vancouver Municipal Code 20.210.020 Table 20.210-1, preliminary subdivisions are Type III development applications, which are decided by the Hearing Examiner. Subdivision Criteria for Review: Pursuant to VMC 20.320.040, to obtain approval of a preliminary subdivision, the Applicant must demonstrate compliance with all of the following criteria: A. Public facilities provision. Appropriate provisions to the extent necessary to mitigate an impact of the development have been made for transportation, water, storm drainage, erosion control and sanitary sewage disposal methods that are consistent with the City s current ordinances, standards and plans; B. Proposed improvements. Appropriate provisions have been made for proposed streets, alleys and public ways, utilities and other improvements that are consistent with the City s current ordinances, standards and plans, and Department of Health and/or Washington State Department of Transportation standards and plans, where applicable; C. Open space and dedications. Appropriate provisions to the extent necessary to mitigate an impact of the development have been made for open space, parks, schools, dedications, easements and reservations; D. Physical characteristics. The design of the proposed short subdivision or subdivision site has taken into consideration the physical features of the site, including but not limited, to: topography, soil conditions, susceptibility to flooding, inundation or swamp conditions, steep slopes or unique natural features such as wildlife habitat or wetlands; E. Re-platting of existing subdivisions. When re-platting an existing subdivision, the short subdivision or subdivision shall comply with all of the terms and conditions of the existing subdivision s conditions of approval; F. Compliance with all requirements of this title. The proposed short subdivision or subdivision complies with all applicable requirements of this title unless modified through the approval; and G. Compliance with State requirements. That the proposed short subdivision or subdivision complies with the requirements of RCW 58.17.110. H. Narrow Lot Additional Criteria. Land divisions which contain one or more residential lots having a width of less than 40 feet shall meet additional criteria of VMC 20.927.030 A, B and C. 136th Avenue Subdivision, PRJ-151162/LUP-53608 page 9 of 14

Conclusions Based on Findings: 1. As conditioned, the proposed plat would make adequate provisions for traffic, water, stormwater management, sewer, and erosion control. Frontage improvements would be provided along all site frontages, bringing the existing streets up to code. The two shared internal private access drives are outside of the public the right-of-way and would include dedication of easements for utilities. Stormwater would be captured, treated, and infiltrated on-site. The proposed erosion control complies with City standards. Water and sewer would be extended to and through the site. Conditions would ensure that all utility requirements are addressed. Impacts fees would be collected to mitigate traffic, school, and park impacts. As conditioned, all infrastructure improvements would be designed and installed in conformance with applicable City standards. Findings 8, 9, 10, 11, 12, 13, 14, 15, 19, 22, 25, and 32. 2. With conditions, the plat s new public roadway and public utility infrastructure would be consistent with applicable standards, with the exception of the approved modification to allow the shared private access drives to be developed without hammerhead turnarounds. The future residences would connect to the City s water and sanitary sewer systems. Findings 8, 9, 10, 11, 12, 13, 14, 15, 16, 18, 19, 22, and 32. 3. Regarding open space and recreation, 10% of each lot would be retained in landscaped open space. The project would pay a per-lot park impact fee to mitigate the impacts of the 17 new lots on City parks, which fees would be used for future park development. Findings 20, 21, 29, 30, 31, and 32. 4. The site is not constrained by remarkable or regulated physical characteristics. The geotechnical report s recommendation for monitoring during construction to provide input based on on-site observation and testing during the grading and foundation preparation would ensure the soundness of all building foundations. Findings 4, 18, 26, and 32. 5. The subject property has not previously been subdivided. Finding 4. 6. As conditioned, the proposed lots would comply with all R-9 development standards as modified through the Tier I infill ordinance, archeological resource protection, critical areas protection, tree conservation, landscaping, parking/loading, and all other applicable provisions of the zoning code. No narrow lots are proposed. Findings 1, 2, 3, 5, 6, 7, 8, 17, 20, 21, 22, 24, 30, 31, and 32. 7. All findings can be made for protection of the public health, safety, and welfare through compliance with City development standards. The adequacy of streets, utilities, parks, schools, and safe walking conditions as required by RCW 58.17.110 are addressed in previous conclusions. As conditioned, the plat would make provisions for the acquisition and maintenance of parks and schools through impact fees, paid at building permit issuance. Sidewalks within the plat would connect to sidewalks outside the plat to provide pedestrian connections. As conditioned, all applicable fire and emergency access standards are satisfied. The project was reviewed for compliance with SEPA and no 136th Avenue Subdivision, PRJ-151162/LUP-53608 page 10 of 14

probable, significant, adverse environmental impacts were identified. The proposal would result in residential development consistent with the City s Comprehensive Plan and the adopted zoning designation for the site, increase the City s housing supply, facilitate infill development in an area that is largely developed and has existing urban services, and implement City goals promoting infill development to urban sprawl. Findings 8, 9, 0, 11, 12, 13, 14, 15, 16, 17, 19, 22, 23, 25, 26, 28, and 32. 8. No narrow lots are proposed. Finding 8. DECISION Based on the foregoing findings and conclusions, the requested preliminary plat subdividing 2.47 acres into 17 single-family residential lots consistent with the City s Tier I Infill standards is APPROVED subject to the following conditions to be satisfied by the Applicant or successors in interest: Prior to Civil Plan Approval 1. The Applicant shall revise the tree plan for review and approval by the City s Urban Forester. 2. The Applicant shall add a note to the plat stating: In the event that archaeological deposits are encountered during construction, work shall be halted immediately and the City of Vancouver s Community and Economic Development Department and the Washington State Department of Archaeology and Historic Preservation shall be notified in order for the findings to be investigated and assessed by a professional archaeologist. 3. The Applicant shall add a note to the plat stating: Development within this subdivision is subject to an approved tree plan. Tree removal is subject to approval by the City of Vancouver. 4. The Applicant shall add a note to the plat stating: Pursuant to VMC 20.915, the Park, School and Traffic Impact Fees for a single-family residence in the plat are $1,926 (Park Facility Plan District 5), $6,989.00 (Evergreen School District), $2,468.00 (Pacific Transportation Subarea) and $85.00 (Mill Plain/I 205 Traffic Overlay). Said fees will be recalculated for building permit applications filed more than three years after preliminary plat approval. These fees do not constitute liens against the lots in this subdivision, but are collected as a condition of initial building permit issuance. 5. The Applicant shall add a note to the plat stating: The subdivision is subject to the Tier 1 standards of the Infill Ordinance (VMC 20.920). 6. The Applicant shall add a note to the civil plans stating: 136th Avenue Subdivision, PRJ-151162/LUP-53608 page 11 of 14

All shrubs within sight distance triangles shall be maintained so that foliage height above pavement does not exceed 2.5 feet. Street trees within sight distance triangles shall be limbed up to a height of 10 feet, consistent with ANSI A300 standards to provide for sight distance visibility. 7. The Applicant shall install City of Vancouver standard frontage improvements along NE 44th Street including two private road approaches, curb, gutter, detached sidewalks, street lighting, ADA ramps, planting strip, traffic control devices as warranted, and storm drainage as required by the City stormwater ordinance. 8. The Applicant shall remove the barricade and temporary cul-de-sac and extend the curb, gutter, detached sidewalk, planter strip, and the radius at the southeast corner of the private street and 136th Avenue, on the east side of 136th Avenue. These frontage improvements shall be extended to the northern property line at 4111 NE 136th Avenue. 9. The Applicant shall install City of Vancouver standard street improvements along NE 42nd Street including asphalt street, curb, gutter, driveway approaches, detached sidewalks, street lighting, ADA ramps, planting strip, traffic control devices as warranted, and storm drainage as required by the City stormwater ordinance. 10. The Applicant shall install City of Vancouver standard private street improvements including two private street approaches to NE 136th Avenue, detached sidewalks, street lighting, ADA ramps, planting strip, traffic control devices as warranted, and storm drainage as required by the City stormwater ordinance. 11. The Applicant shall provide shared access and maintenance agreements prior to final plat approval. 12. The Applicant shall place the required statement per VMC 11.80.050 (H) on the face of any plat or short plat containing a private street with the following language: City of Vancouver has no responsibility to improve or maintain the private street(s) contained within or private street(s) providing access to the property described in this plat. 13. The Applicant shall show, note, specify, and dimension public sanitary sewer easements on the plat. 14. The Applicant shall include standard required plat easement recording language to record the public sewer easements with the plat. 15. The Applicant shall include a note on the plat indicating that minimum finish floor elevations are required for select lots and reference the civil record drawings and the vertical datum. 16. The Applicant shall designate and demonstrate fire apparatus access roads (Fire Lanes) on a site plan which includes minimum widths, marking, turning radius, dead-ends, aerial 136th Avenue Subdivision, PRJ-151162/LUP-53608 page 12 of 14

fire apparatus access roads, and fire hose access to the exterior of all buildings within 150 feet of the fire apparatus access road. 17. The Applicant shall show mains and fire hydrants on site plan with a minimum fire flow provided as required by 2012 International Fire Code Appendix B, B105.2 and Table B105.1. A fire hydrant will be required to be located no farther than 150 feet from the Fire Department Connection for the buildings fire sprinkler system, along an approved route along a fire apparatus access road. Prior to Civil Plan Approval 18. The Applicant shall add a note to the civil plans stating: In the event that archaeological deposits are encountered during construction, work shall be halted immediately and the City of Vancouver s Community and Economic Development Department and the Washington State Department of Archaeology and Historic Preservation shall be notified in order for the findings to be investigated and assessed by a professional archaeologist. 19. The Applicant shall pay concurrency modeling fees totaling $1,488.00. 20. The Applicant shall design the private streets in accordance with the provisions of the June 15, 2016 road modification approval and all applicable City standard plans. 21. The Applicant shall indicate construction of an 8-inch main in the public street. 22. The Applicant shall revise and complete the sanitary sewer design shown on the civil plans, address sanitary sewer redline comments, and submit originals for approval. 23. The Applicant shall designate and demonstrate fire apparatus access roads (Fire Lanes) on a site plan which includes minimum widths, marking, turning radius, dead-ends, aerial fire apparatus access roads, and fire hose access to the exterior of all buildings within 150 feet of the fire apparatus access road. 24. The Applicant shall show mains and fire hydrants with minimum fire flow provided as required by 2012 International Fire Code Appendix B, B105.2 and Table B105.1. A fire hydrant will be required to be located no farther than 150 feet from the Fire Department Connection for the buildings fire sprinkler system, along an approved route along a fire apparatus access road. Prior to combustible construction 25. The Applicant shall be required to have fire hydrants for emergency use confirmed, approved, and maintained. 26. The Applicant shall provide and maintain fire apparatus access. 136th Avenue Subdivision, PRJ-151162/LUP-53608 page 13 of 14

During construction 27. The Applicant shall be required to have temporary address signage visible and legible from the street fronting the property for emergency response during construction. 28. The Applicant shall maintain fire hydrants and fire apparatus access. Prior to Final Civil Plan Acceptance 29. Applicant shall satisfy submittal and other requirements itemized in the notification of civil plan approval. Prior to Issuance of Certificate of Occupancy 30. This project has been reviewed in accordance with the 2012 International Fire Code as adopted and amended by the Vancouver Municipal Code, Section 16.04. The Applicant will be required to comply with all applicable codes and ordinances even in the absence of plan review comments. Decided September 22, 2016. By: Sharon A. Rice City of 136th Avenue Subdivision, PRJ-151162/LUP-53608 page 14 of 14