HomeMy WebLinkAboutSR_HEXReport-MapleHighlands_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_HEXReport-MapleHighlands_FINAL
A. REPORT TO THE HEARING EXAMINER
Hearing Date: January 17, 2023
Project File Number: PR22-000109
Project Name: Maple Highlands Preliminary Plat
Land Use File Number: LUA22-000122, PP, ECF
Project Manager: Andrew Van Gordon, Associate Planner
Owners: 1. Theresa Bagnell, 13929 154th Ave SE, Renton, WA 98059
2. Paula Chambers, 13818 152nd Ave SE, Renton, WA 98059
Applicant: Conner Homes, Attn: Aron Golden, 12600 SE 38th St, Suite 250, Bellevue, WA
98006
Contact: Timothy Pusa, KPFF Consulting Engineers, 1601 Fifth Avenue, Suite 1600, Seattle,
WA 98101
Project Location: 13818 - 152nd Ave SE and 13939 - 154th Ave SE, Renton, WA 98059 (APNs
1463400020, 1463400021)
Project Summary: The applicant is requesting to subdivide a 181,167 square feet (4.16 acres) site into
12 lots for the benefit of detached dwellings. The lots are located in the Residential
Low Density Comprehensive Plan land use designation and the Residential – 4 (R-4)
zoning classification. There are two (2) existing residences and associated detached
accessory structures that are proposed for removal. Lot sizes range from 9,010
square feet (Lot 7) to 11,580 square feet (Lot 1). The City’s mapping system does not
indicate that there are critical areas on the site. The applicant proposes to retain 28
significant trees on Lot 7 and Lot 10. A geotechnical report, drainage report, and
traffic study were provided. Two (2) new internal public streets: 1) an extension of
SE 5th Pl between 152nd Ave SE and 154th Ave SE, and 2) 153rd Ave SE with a
hammerhead easement turnaround between Lot 6 and Lot 7 are proposed with
frontage improvements being constructed on 152nd Ave SE and 154th Ave SE. Vehicle
access would be provided by individual lot driveways from 152nd Ave Se, 153rd Ave
Se and SE 5th Pl. One tract is proposed for the purpose of stormwater facilities
(21,129 square feet).
Site Area: 181,167 sq. ft. (4.16 acres)
City of Renton Department of Community & Economic Development
Maple Highlands Preliminary Plat
Staff Report to the Hearing Examiner
LUA22-000122, PP, ECF
January 17, 2023 Page 2 of 23
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B. EXHIBITS
Exhibits 1-10: As shown in the Environmental Review Committee (ERC) Report
Exhibit 11: Staff Report to the Hearing Examiner
Exhibit 12: Neighborhood Meeting Minutes
Exhibit 13: Survey Map
Exhibit 14: SEPA Checklist
Exhibit 15: Public comment from Marv Betts, received April 26, 2022
Exhibit 16: Public comment from Scott Christensen, received April 27, 2022
Exhibit 17: Public comment from Norel and Evelyne Hanson, received August 8, 2022
Exhibit 18: Public comment from the Duwamish Tribe, received December 15, 2022
Exhibit 19: SEPA Determination of Non-Significance - Mitigated
Exhibit 20: Landscape Plan
Exhibit 21: Tree Retention Worksheet
Exhibit 22: Correspondence from Chip Vincent to the applicant, September 2, 2022
Exhibit 23: Street Section Survey
Exhibit 24: Streetview capture of 154th Ave SE barrier
Exhibit 25: Utilities Plan
City of Renton Department of Community & Economic Development
Maple Highlands Preliminary Plat
Staff Report to the Hearing Examiner
LUA22-000122, PP, ECF
January 17, 2023 Page 3 of 23
SR_HEXReport-MapleHighlands_FINAL
C. GENERAL INFORMATION:
1. Owner(s) of Record: Theresa Bagnell
13929 154th Ave SE
Renton, WA 98059
Paula Chambers
13818 152nd Ave SE
Renton, WA 98059
2. Zoning Classification: Residential-4 (R-4)
3. Comprehensive Plan Land Use Designation: Residential Low Density (LD)
4. Existing Site Use: Two (2) existing single-family residences and detached
accessory structures are proposed for removal.
5. Critical Areas: None mapped.
6. Neighborhood Characteristics:
a. North: Single-family residential, R-4 zone
b. East: Single-family residential, R-4 zone
c. South: Single-family residential, R-4 zone (Unincorporated King County)
d. West: Single-family residential, R-4 zone
7. Site Area: 181,167 sq. ft. (4.16 acres)
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation
N/A 5949 12/22/2019
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the King County Water District 90.
b. Sewer: The proposed development is within the City of Renton sewer service area. There are existing
8-inch gravity wastewater mains located in 152nd Ave SE to the west and 154th Ave SE to the east of
the project site. There is an existing 8-inch gravity wastewater main located in an easement (KC
recording number 20180215001600) on 13818 152nd Ave SE running from 154th Ave SE to 152nd Ave
SE. The existing homes are not connected to the City sewer system.
c. Surface/Storm Water: The site generally slopes southwest with gradual slopes. There is an existing
18-inch public stormwater main within the right-of-way of 154th Ave SE and a private 12-inch private
City of Renton Department of Community & Economic Development
Maple Highlands Preliminary Plat
Staff Report to the Hearing Examiner
LUA22-000122, PP, ECF
January 17, 2023 Page 4 of 23
SR_HEXReport-MapleHighlands_FINAL
stormwater main within the right-of-way of 152nd Ave SE. There is no existing on-site stormwater
conveyance system.
2. Streets:
The proposed development fronts 152nd Ave SE along the western property line and 154th Ave SE along
the eastern property line. Both are classified as Residential Access streets. Existing right-of-way (ROW)
width, according to the King County Assessor Map, is 60 feet (60’) for both streets.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 4 City-Wide Property Development Standards
3. Chapter 6 Streets and Utility Standards
4. Chapter 7 Subdivision Regulations
5. Chapter 9 Environmental Review Procedures
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on April 6,
2022 and determined the application complete on April 20, 2022. The project was placed on hold on May
6, 2022 and was taken off hold on July 19, 2022. The project was placed on hold August 5, 2022 and taken
off hold on November 1, 2022.
2. A neighborhood meeting was held virtually on Zoom on February 9, 2022. Eleven members of the public
attended the meeting (Exhibit 12).
3. The project site is located at 13818 152nd Ave SE and 13939 154th Ave SE, Renton, WA 98059 (APNs
1463400020, 1463400021) (Exhibit 13).
4. The project site is currently developed with two (2) existing detached dwellings and associated
outbuildings proposed for removal.
5. Access to the proposed lots would be provided via a new public street extension of SE 5th Pl from 154th
Ave SE to 152nd Ave SE. In addition, 153rd Ave SE would be constructed north from the SE 5th Pl extension.
Access to Lot 1 through 4 and Lots 11 and 12 would be from SE 5th Pl. Access to Lot 5 through 7 would be
from 153rd Ave SE. Access to Lot 8 through 10 would be from 152nd Ave SE. (Exhibit 2)
6. The property is located within the Residential Low Density (LD) Comprehensive Plan land use designation.
City of Renton Department of Community & Economic Development
Maple Highlands Preliminary Plat
Staff Report to the Hearing Examiner
LUA22-000122, PP, ECF
January 17, 2023 Page 5 of 23
SR_HEXReport-MapleHighlands_FINAL
7. The site is located within the Residential-4 (R-4) zoning classification.
8. There are 56 trees located in the proposed developable area viable for retention. The applicant is
proposing to retain 28 trees. (Exhibit 8)
9. No critical areas are mapped on the project site.
10. Approximately 2,000 cubic yards of material would be cut on-site and approximately 12,000 cubic yards
of fill is proposed to be brought into the site. (Exhibit 14)
11. The applicant originally proposed to begin construction summer of 2022 and finish winter of 2023. Due
to the project going on-hold for corrections, the initial proposed timeline was not met. An updated
timeline has not been provided as of the date of this report.
12. Staff received three (3) public comment emails (Exhibit 15 - 17). Comments were in relation to stormwater
concerns and through access for 154th Ave SE. See ERC report (Exhibit 1), FOF 20, Compliance with
Subdivision Regulations, Streets and FOF 21, Availability and Impact on Public Services, Stormwater for
analysis.
13. Staff received one (1) comment from the Duwamish Tribe related to archaeological review and native
vegetation. See FOF 18, Zoning Development Standard Compliance, Landscaping and FOF 18, Zoning
Development Standard Compliance, Fences and Retaining Walls for analysis.
14. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
December 12, 2022, the Environmental Review Committee issued a Determination of Non-Significance –
Mitigated (DNS-M) for the Maple Highlands Preliminary Plat (Exhibit 19). A 14-day appeal period
commenced on December 13, 2022 and ended on December 28, 2022. No appeals of the threshold
determination were filed.
15. Based on the analysis of probable impacts from the proposal, the Environmental Review Committee (ERC)
issued the following mitigation measures with the Determination of Non-Significance – Mitigated:
1. Prior to civil construction permit approval, the applicant shall rehabilitate the existing stormwater
ditch from the existing 18-inch (18”) outfall to the southern driveway at 14024 154th Ave SE. The
applicant may choose to tightline the existing ditch and upsize the existing driveway culverts or
regard/realign the existing ditch and upsize the existing driveway culverts.
16. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
17. Comprehensive Plan Compliance: The site is designated Residential Low Density (LD) on the City’s
Comprehensive Plan Map. The purpose of the RLD designation is to provide transition to the rural area,
or those appropriate for larger lot housing within the Residential Low Density (RLD) land use designation
to allow for a range of lifestyles. The proposal is compliant with the following development standards if
all conditions of approval are met:
Compliance Comprehensive Plan Analysis
✓ Policy L-3: Encourage infill development of single-family units as a means to meet
growth targets and provide new housing.
✓
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
• Development of new single-family neighborhoods on large tracts of land outside
the City Center,
City of Renton Department of Community & Economic Development
Maple Highlands Preliminary Plat
Staff Report to the Hearing Examiner
LUA22-000122, PP, ECF
January 17, 2023 Page 6 of 23
SR_HEXReport-MapleHighlands_FINAL
• Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed-Use designations, and
• Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
✓ Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
✓
Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural
slopes, and scenic areas that contribute to the City’s identity, preserve property values,
and visually define the community and neighborhoods.
18. Zoning Development Standard Compliance: The site is classified Residential-4 (R-4) on the City’s Zoning
Map. The R-4 designation serves as a transition between rural designation zones and higher density
residential zones. It is intended as an intermediate lower density residential zone. The proposal is
compliant with the following development standards, as outlined in RMC 4-2-110.A, if all conditions of
approval are met:
Compliance R-4 Zone Develop Standards and Analysis
✓
Density: There is no minimum density required in the R-4 zone. The maximum density
permitted is 4.0 dwelling units per net acre. Net density is calculated after the deduction
of sensitive areas, areas intended for public right-of-way, and private access easements.
Staff Comment: The project site has a gross site area of 181,167 sq. ft. After the
deduction of 42,064 sq. ft. of area required for right-of-way dedication, the project site
would have a net area of 139,103 sq. ft. (3.19 acres). The proposal for 12 lots on the 3.19
net acres site would result in a net density of 3.76 dwelling units per net acre (12 / 3.19
= 3.76), which is less than the maximum density permitted in the R-4 zone.
Compliant if
condition of
approval is
met
Lot Dimensions: The minimum lot size permitted in the R-4 zone is 9,000 sq. ft. A
minimum lot width of 70 feet is required (80 feet for corner lots) and a minimum lot
depth of 100 feet is required.
The following table identifies the proposed approximate dimensions for Lot 1 – 12.
Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.)
Lot 1 11,580 80 146
Lot 2 10,042 70 143
Lot 3 9,652 70 138
Lot 4 10,453 80 131
Lot 5 9,942 80 126
Lot 6 9,013 71 126
City of Renton Department of Community & Economic Development
Maple Highlands Preliminary Plat
Staff Report to the Hearing Examiner
LUA22-000122, PP, ECF
January 17, 2023 Page 7 of 23
SR_HEXReport-MapleHighlands_FINAL
Lot 7 11,125 88 126
Lot 8 9,079 80 115
Lot 9 9,198 80 115
Lot 10 9,182 80 115
Lot 11 10,127 70 142
Lot 12 10,591 70 148
Stormwater Tract 21,129 N/A N/A
Staff Comment: As reflected in the table above, all proposed lots would comply with the
minimum lot size, width and depth requirements of the R-4 zone. Of note, a tree
protection tract is required for preservation of protected trees not necessary to provide
the required minimum tree density for residential lots. The applicant is not proposing
one. See FOF 18, Zoning Development Standard Compliance: Tree Preservation for
additional information.
Compliant if
condition of
approval is
met
Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet,
side yard is combined 20 feet with not less than 7.5 feet on either side, secondary front
yard (applies to corner lots) is 30 feet, and the rear yard is 25 feet.
Staff Comment: The lots proposed would provide adequate area for the required yard
areas. Lot 1, 4, 5 and 8 would be corner lots and would be required to provide front and
secondary front yard areas. Lot 1 – 4 and Lot 11 - 12 would have front yards oriented
towards the extension of SE 5th Pl. Lot 5 – 7 would have front yard areas oriented towards
153rd Ave Se. Lot 8 – 10 would have front yard areas oriented towards 152nd Ave SE.
Setbacks for the proposed residences would be verified at the time of building permit
review.
There are two (2) existing residences and associated detached accessory structures that
would not meet setback requirements with the proposed plat layout and are proposed
for removal. To ensure setback compliance, staff recommends as a condition of
approval, that demolition permits be obtained, existing residential and detached
accessory buildings are removed on the subject property, and all required structure
removal inspections are completed prior to submitting a final plat application.
Compliance
not yet
demonstrated
Building Standards: The R-4 zone has a maximum building coverage of 35% and a
maximum impervious surface coverage of 50%. In the R-4 zone, a maximum building
height of 3 stories with a wall plate height of 32 feet is permitted. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height. If the height of wall plates on a building are less than the
states maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums. Common
rooftop features, such as chimneys, may project an additional four (4) vertical feet from
the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12,
decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate
height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each
minimum building setback line for each one (1) vertical foot above the maximum wall
plate height.
City of Renton Department of Community & Economic Development
Maple Highlands Preliminary Plat
Staff Report to the Hearing Examiner
LUA22-000122, PP, ECF
January 17, 2023 Page 8 of 23
SR_HEXReport-MapleHighlands_FINAL
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
Staff Comment: Building height, building coverage, and impervious surface coverage for
the new single-family residences would be verified at the time of building permit review.
Compliant if
condition of
approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) requires each lot provide
an onsite 10-foot landscape strip along all public street frontages. Additional minimum
planting strip widths between the curb and sidewalk are established according to the
street development standards of RMC 4-6-060. Street trees and, at a minimum,
groundcover, are to be located in this area when present. There shall be a minimum of
one street tree planted per lot. Trees shall be selected from the City’s Approved Street
Tree List based on the width of the planting strip and the presence or lack of overhead
power lines; provided, the Administrator and City arborist shall each retain the right to
reject any proposed cultivar regardless of whether or not the cultivar is on the City’s
Approved Street Tree List. Street trees shall have a minimum caliper of two inches (2").
Street trees shall be planted in the center of the planting strip between the curb and
the sidewalk at the following intervals. Additionally, trees shall be p lanted in locations
that meet required spacing distances from facilities located in the right-of-way
including, but not limited to, underground utilities, streetlights, utility poles, traffic
signs, fire hydrants, and driveways. Generally, the following spacing is required: Small-
sized maturing trees: thirty feet (30') on center; Medium-sized maturing trees: forty
feet (40') on center; and Large-sized maturing trees: fifty feet (50') on center. Any
additional undeveloped right-of-way areas shall be landscaped unless otherwise
determined by the Administrator.
A landscaping strip with a minimum fifteen feet (15') of width shall be located on the
outside of the fence, unless otherwise determined through the site plan review or
subdivision review process. The landscape strip shall be located entirely within the
boundaries of the storm drainage facility tract when associated with a subdivision.
A permanent built-in irrigation system with an automatic controller shall be installed,
used, and maintained in working order in all landscaped areas of industrial, commercial,
and multi-family development, and landscaped common areas in single family
subdivisions. The irrigation system shall provide full water coverage of the planted areas
as specified in the plan. The irrigation system maintenance program shall include
scheduled procedures for winterization.
Staff Comment: A conceptual landscape plan (Exhibit 20) was submitted with the project
application materials. The conceptual landscape plan includes an eight (8)-foot wide
planting strip between the curb and sidewalk that would be planted with Flame Amur
Maple (152nd Ave SE and 154th Ave SE frontages) and Chanticleer Pear (SE 5th Pl and 153rd
Ave SE frontages) trees and unspecified groundcover. These two (2) tree species are not
in the City’s Approved Street Tree List. Therefore, staff recommends as a condition of
approval, the applicant submit a detailed landscape plan with the civil construction
permit application that clearly identifies the utilities and lighting in the planter strips
with street tree species selected from the City Approved Street Tree List. The detailed
landscape plan shall be reviewed and approved by the Current Planning Project
Manager prior to permit issuance.
Of note, the Duwamish Tribe made comment recommending only native vegetation be
used for proposed landscaping. The existing regulations place preference of native
City of Renton Department of Community & Economic Development
Maple Highlands Preliminary Plat
Staff Report to the Hearing Examiner
LUA22-000122, PP, ECF
January 17, 2023 Page 9 of 23
SR_HEXReport-MapleHighlands_FINAL
vegetation before non-native vegetation within landscaped areas. Recommended
conditions reflect this preference.
A ten (10)-foot wide onsite landscape strip is also proposed along the street frontages
of the lots and would be planted with an unspecified mix of landscaping. The proposed
plant list for the street frontage landscaping does not specifically include trees. Trees are
proposed within the 10-foot wide street frontage landscape strip for Lots 1, 4, 5 and 8.
Trees are proposed within the front yards of Lots 2, 3, 5, 6, 9, 10, 11 and 12. Pursuant
to RMC 4-4-070H.1, onsite street frontage landscaping shall include a mixture of trees,
shrubs, and groundcover as approved by the Department of Community and Economic
Development. Therefore, staff recommends as a condition of approval, the applicant
submit a detailed landscape plan with the civil construction permit application that
identifies the onsite street frontage landscaping for each lot that includes a mixture of
trees, shrubs, and groundcover. The detailed landscape plan shall be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
There is one (1) stormwater tract that is proposed to be landscaped with a 15-foot wide
onsite landscaping strip of unspecified vegetation. Storm water facilities are required to
be landscaped with a minimum of fifteen (15) feet of landscaping unless otherwise
determined through the preliminary plat review process. The applicant proposes a
surface pond with extensive walls with significant height instead of a subsurface vault
to mitigate the project’s stormwater impacts. Due to the visual impacts of this facility
staff recommends the full 15-foot width of landscaping. Additionally, staff finds to
adequately screen the visual impacts, the landscaping should consist o f native large
species evergreen trees and complementary understory, which is also consistent with
vegetation preference of native coniferous trees in screening areas pursuant to RMC 4-
4-070G.6. Therefore, staff recommends as a condition of approval, the applicant submit
a detailed landscape plan with the civil construction permit application that provides a
plant schedule for the stormwater tract screening outside of the fencing area consisting
of Douglas Fir, Western Red Cedar, and Western Hemlock with associated shrubs and
groundcover as determined by the Current Planning Project Mana ger. The detailed
landscape plan shall be reviewed and approved by the Current Planning Project
Manager prior to permit issuance.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 30 percent (30%) of trees in a residential development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60') in
height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non- native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical area
or its buffer.
A minimum tree density shall be maintained on each residentially zoned lot. For
detached single-family development, the minimum tree density is two (2) significant
City of Renton Department of Community & Economic Development
Maple Highlands Preliminary Plat
Staff Report to the Hearing Examiner
LUA22-000122, PP, ECF
January 17, 2023 Page 10 of 23
SR_HEXReport-MapleHighlands_FINAL
trees for every five thousand (5,000) square feet. The tree density may consist of
existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street
Frontage Landscaping Required, or a combination.
Staff Comment: A conceptual tree retention plan (Exhibit 8), arborist report (Exhibit 6),
and tree retention worksheet (Exhibit 21) were included with the project application
materials. There are 123 trees identified on the project site, of those trees two (2) have
been identified as non-viable and 65 trees are located within areas of right-of-way,
which results in a total of 56 trees required for retention. Based on the requirement to
retain a minimum of 30 percent (30%) of existing onsite trees, the applicant would be
required to retain a minimum of 17 trees onsite.
The applicant is proposing to comply with minimum tree density, through a combination
of tree retention and tree planting, as follows:
Lot Lot Area (sq. ft.)
Minimum
Tree
Density
Required
Trees
Planted
Trees
Retained Compliant
1 11,580 4 5 0 Yes
2 10,042 4 4 0 Yes
3 9,652 4 4 0 Yes
4 10,453 4 4 0 Yes
5 9,942 4 4 0 Yes
6 9,013 4 4 0 Yes
7 11,125 4 0 18 Yes
8 9,079 4 4 0 Yes
9 9,198 4 4 0 Yes
10 9,182 4 4 10 Yes
11 10,127 4 4 0 Yes
12 10,591 4 4 0 Yes
Trees proposed as replacement trees on the submitted landscape plan and trees planted
to meet minimum tree density include incense cedar, kousa dogwood and western red
cedar.
The applicant is proposing to retain 28 trees (18 on Lot 7, 10 on Lot 10). In accordance
with RMC 4-4-130H1, protected trees may contribute to each residential lot’s required
minimum tree density, but any trees that are in excess of an individual lot’s minimum
tree density shall not contribute to the total number of trees that are required to be
retained for the Land Development Permit. Protected trees that do not contribute to a
lot’s required minimum tree density shall be held in perpetuity within a tree protection
tract. Both Lot 7 and Lot 10 have an excess of protected trees through retention. As
City of Renton Department of Community & Economic Development
Maple Highlands Preliminary Plat
Staff Report to the Hearing Examiner
LUA22-000122, PP, ECF
January 17, 2023 Page 11 of 23
SR_HEXReport-MapleHighlands_FINAL
shown on the Tree Retention Plan (Exhibit 8), the applicant has not provided a tree
protection tract.
Additionally, RMC 4-4-130H1b identifies the priority order in which significant trees shall
be retained. The trees identified for retention by the applicant are all Priority Two trees
(Other significant native evergreen or deciduous trees). Priority One trees, which the
regulations require retention of, include landmark trees and significant trees that form
a continuous canopy. The project site has four (4) landmark trees eligible for retention.
Further, the arborist report identifies that Tree #97 – 102 have developed as a grove
with a shared canopy. This grove is located on proposed Lot 5 and Lot 6 and contains
three (3) of the four (4) landmark trees (#97, #100, #101) eligible for retention. Of the
five (5) Priority One types of significant trees, landmark trees and significant trees that
form a continuous canopy are the highest priority to be retained. As shown on the Tree
Retention Plan (Exhibit 8), the applicant proposes to remove this continuous canopy on
Lots 5 and 6.
In previous email correspondence with the applicant (Exhibit 22), staff indicated support
for the applicant providing a tract to retain Priority Two trees along the northern
property line of Lot 7 as was previously provided in an earlier iteration of the site plan
(Submittal v2 received July 18, 2022) in-lieu of providing a tract to retain and protect the
continuous canopy and Landmark trees that would likely result in the loss of Lot 5 and/or
6. This support was on the condition that the applicant would attempt to retain the
continuous canopy to the greatest extent feasible within Lots 5 and 6 and retain the
significant trees along the northern border of Lot 10.
Therefore, staff recommends as a condition of approval, the applicant submit a revised
Tree Retention Plan and updated Certified Arborist Report with the civil construction
permit application. The revised arborist report shall provide monitoring instructions by
a Certified Arborist deemed necessary during construction activities near protected trees
on the project site that shall be incorporated into final construction specifications . The
revised plan shall provide a tree retention tract for trees 11-28 along the northern border
of Lot 7. Trees 1-10 along the northern border of Lot 10 and Trees 97-101 on Lots 5 and
6 shall be retained based on the guidance of a Certified Arborist. An updated arborist
report shall provide a root reconnaissance and recommendations for best practices for
construction around Trees 97-101. The applicant shall provide a surety for monitoring
of Trees 97-101 performed by a Certified Arborist for five (5) years following completion
of the homes on Lots 5 and 6. Should Trees 97-101 be determined not feasible for
retainment, then the Current Planning Project Manager would allow removal of some
or all of Trees 97-101. The revised tree retention plan and arborist report shall be
reviewed and approved by the Current Planning Project Manager prior to permit
issuance.
Alternatively, the applicant can submit a revised tree retention plan that provides a tree
protection tract to retain the project site Priority One trees 97-102 (as shown as Lots 5
and 6) with the remaining 11 required trees to be retained in a Priority Two tree
protection tract along the northwestern property line (as shown as Lots 7 and 10). The
revised tree retention plan and associated redesigned plat documents shall be reviewed
and approved by the Current Planning Project Manager or submitted as a plat
amendment per RMC 4-7-080M.
✓
Parking: Parking regulations require that a minimum of two parking spaces be provided
for each detached dwelling.
City of Renton Department of Community & Economic Development
Maple Highlands Preliminary Plat
Staff Report to the Hearing Examiner
LUA22-000122, PP, ECF
January 17, 2023 Page 12 of 23
SR_HEXReport-MapleHighlands_FINAL
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with positive
drainage discharge to restrict runoff from entering the garage/residence or crossing any
public sidewalk.
Staff Comment: Adequate area would be provided on the proposed lots for the provision
of adequate onsite parking.
Compliant if
condition of
approval is
met
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be 72 inches (72"). Except in the front yard and side
yard along a street setback where the fence shall not exceed 48 inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: As shown on the drainage control plan (Exhibit 5), Lot 1 would have a
retaining wall beginning at the intersection of SE 5th Pl and 154th Ave SE extending north,
parallel to 154th Ave SE then continuing along the northern property line of Lot 1 and
most of the Lot 2. It would have a maximum height of six feet (6’) adjacent to 154th Ave
SE which would exceed the maximum height of 48 inches (48”) permitted within a
secondary front yard setback area. In addition, the retaining wall would abut the public
right-of-way and would not provide the required 3-foot landscaping setback.
A rockery retaining wall is proposed from the southwest corner of the storm drainage
facility extending to the southeast corner of Lot 11, running along the lot’s southern
boundary then extending onto Lot 12 where it continues along the southern property
line to the southwest corner then extends north along the western property line. It would
have a maximum height of 8.41 feet (8.41’) which would exceed the maximum height
of 72 inches (72”) for a retaining wall. Of note, this proposed rockery retaining wall is
not part of the stormwater facility itself as it is a separate structure from the walls
associated with the surface pond. Structural components of stormwater facilities are
not considered retaining walls pursuant to RMC 4-11-180. Therefore, staff recommends
as a condition of approval, the applicant submit a revised grading plan with the civil
construction permit that reduces the height of the retaining wall on Lot 1 to a maximum
of 48 inches (48”) within the secondary front and that the location of the wall be revised
to provide the required 3-foot landscaped setback from the public right-of-way. The
applicant shall also reduce the height of the rockery retaining wall on the stormwater
tract, Lot 11 and Lot 12 to a maximum of 72 inches. The revised plan shall also provide
cross sections of the proposed retaining walls and detail sheets of material composition.
The revised plan, cross sections and detail sheets shall be reviewed and approved by the
Current Planning Project Manager prior to permit issuance.
Of note, the Duwamish Tribe made comment stating that this is an area the Duwamish
Tribe considers culturally significant and has a moderate probability to have unknown
archaeological deposits. After reviewing the applicant’s geotechnical report, the Tribe is
requesting an Inadvertent Discoveries Plan for the project. The stormwater facility will
have an 11.37 - foot (11.37’) change in elevation from the top of the pond to the bottom
and will necessitate significant excavation to place the facility. Combined with the other
grading and clearing work proposed for the site, the potential for damage and/or
destruction of archaeological resources is present. Therefore, staff recommends as a
condition of approval that the applicant submit an Inadvertent Discoveries Plan
City of Renton Department of Community & Economic Development
Maple Highlands Preliminary Plat
Staff Report to the Hearing Examiner
LUA22-000122, PP, ECF
January 17, 2023 Page 13 of 23
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prepared by a qualified professional with the civil construction permit for review and
approval by the Current Planning Project manager prior to permit issuance.
19. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-4,
R-6, R-8 zone. The Standards implement policies established in the Land Use Element of the
Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of
the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the
building permit for the new single-family homes. The proposal is consistent with the following design
standards, unless noted otherwise:
Compliance Design Standards R-4 and Analysis
N/A
Lot Configuration: One of the following is required of preliminary plat applications:
1. Lot width variation of 10 feet (10’) minimum of one per four (4) abutting street-
fronting lots, or
2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square
feet size difference) for street-fronting lots, or
3. A front yard setback variation of at least five feet (5’) minimum for at least
every four (4) abutting street fronting lots.
Staff Comment: Not applicable in the R-4 zone.
✓
Lots shall be configured to achieve both of the following:
1. The location of stormwater infiltration LID facilities is optimized, consistent
with the Surface Water Design Manual. Building and property line setbacks are
specified in the Surface Water Design Manual for infiltration facilities.
2. Soils with good infiltration potential for stormwater management are
preserved to the maximum extent practicable as defined by the Surface Water
Design Manual.
Staff Comment: See stormwater discussion below under FOF 21, Availability and Impact
on Public Services.
Compliance
not yet
demonstrated
Garages: If an attached garage is wider than twenty-six feet (26’), at least one (1) garage
door shall be recessed a minimum of four feet (4’) from the other garage door.
Additionally, one of the following is required:
1. The front porch projects in front of the garage a minimum of five feet (5’), and
is a minimum of twelve feet (12’) wide, or
2. The roof extends at least five feet (5') (not including eaves) beyond the front of
the garage for at least the width of the garage plus the porch/stoop area, or
3. The garage is alley accessed, or
4. The garage entry does not face a public and/or private street or an access
easement, or
5. The garage width represents no greater than fifty percent (50%) of the width
of the front facade at ground level, or
6. The garage is detached, or
City of Renton Department of Community & Economic Development
Maple Highlands Preliminary Plat
Staff Report to the Hearing Examiner
LUA22-000122, PP, ECF
January 17, 2023 Page 14 of 23
SR_HEXReport-MapleHighlands_FINAL
7. The garage doors contain a minimum of thirty percent (30%) glazing,
architectural detailing (e.g. trim and hardware), and are recessed from the
front façade a minimum of five feet (5’), and from the front porch a minimum
of seven feet (7’).
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Primary Entry: The entry shall include a porch or stoop with a minimum depth of five
feet (5') and minimum height of twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Facade Modulation: One of the following is required:
1. An offset of at least one story that is at least ten feet (10') wide and two feet
(2') in depth on facades visible from the street, or
2. At least two feet (2') offset of second story from first story on one street facing
facade.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) of
all facades facing street frontage or public spaces.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Scale, Bulk, and Character: A variety of elevations and models that demonstrate a
variety of floor plans, home sizes, and character shall be used. All of the following are
required:
1. A variety of elevations and models that demonstrate a variety of home sizes,
character, and a diverse streetscape.
2. Abutting, adjacent, and diagonal houses must have differing architectural
elevations.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Roofs: A variety of roof forms appropriate to the style of the home shall be used.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Eaves: Both of the following are required:
1. Eaves projecting from the roof of the entire building at least twelve inches (12")
with horizontal fascia or fascia gutter at least five inches (5") deep on the face
of all eaves, and
City of Renton Department of Community & Economic Development
Maple Highlands Preliminary Plat
Staff Report to the Hearing Examiner
LUA22-000122, PP, ECF
January 17, 2023 Page 15 of 23
SR_HEXReport-MapleHighlands_FINAL
20. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The
proposal is consistent with the following subdivision regulations if all conditions of approval are complied
with:
Compliance Subdivision Regulations and Analysis
Compliant if
condition of
approval is
met
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of the street standards.
The maximum width of single loaded garage driveways shall not exceed nine feet (9')
and double loaded garage driveways shall not exceed sixteen feet (16').
Joint use driveways should be encouraged when feasible and appropriate. Adjoining
lots may utilize a joint use driveway accessed from a public street where such joint use
driveway reduces the total number of driveways entering the street network. Joint use
driveways must be created upon the common property line of the properties served or
through the granting of a permanent access easement when said driveway does not
exist upon a common property line. If the adjoining lots are residential, the joint use
2. Rakes on gable ends must extend a minimum of two inches (2") from the
surface of exterior siding materials.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Architectural Detailing: If one siding material is used on any side of the dwelling that is
two stories or greater in height, a horizontal band that measures at least eight inches
(8") is required between the first and second story.
Additionally, one of the following is required:
1. Three- and one-half inch (3 1/2") minimum trim surrounds all windows and
details all doors, or
2. A combination of shutters and three- and one-half inches (3 1/2") minimum
trim details all windows, and three and one half inches (3 1/2") minimum trim
details all doors.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Materials and Color: For subdivisions and short plats, abutting homes shall be of
differing color. Color palettes for all new dwellings, coded to the home elevations, shall
be submitted for approval.
Additionally, one of the following is required:
1. A minimum of two (2) colors is used on the home (body with different color
trim is acceptable), or
2. A minimum of two (2) differing siding materials (horizontal siding and shingles,
siding and masonry or masonry-like material, etc.) is used on the home. One
alternative siding material must comprise a minimum of thirty percent (30%)
of the street facing facade. If masonry siding is used, it shall wrap the corners
no less than twenty-four inches (24").
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
City of Renton Department of Community & Economic Development
Maple Highlands Preliminary Plat
Staff Report to the Hearing Examiner
LUA22-000122, PP, ECF
January 17, 2023 Page 16 of 23
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driveway shall provide access to no more than two (2) lots and each lot shall abut a
public street. Joint use access to the driveway shall be assured by easement or other
legal form acceptable to the City.
Staff Comment: All proposed lots would have access to a public street. Access to Lot 1-
4 and 11-12 would be provided from the new extension of SE 5th Pl. Access to Lot 5 – 7
is proposed from the extension of 153rd Ave SE. Access to Lot 8 – 10 would be provided
from 152nd Ave SE.
A hammerhead turnaround is proposed at the common property line of Lot 6 and Lot 7
to comply with the Renton Regional Fire Authority emergency access standards for
dead-end streets. To ensure there is no ambiguity in the purpose of the emergency
vehicle turnaround for future homeowners of Lots 6 and 7 and the turnaround does not
get blocked or co-opted for a second driveway, staff recommends as a condition of
approval, the applicant provide a plat note with corresponding recorded easement for
Lots 6 and 7 identifying the purpose of the emergency vehicle access turnaround and
the lot owner’s responsibility for keeping the turnaround clear of obstructions. As the
turnaround is temporary until the street is eventually extended and makes a connection
that provides full emergency vehicle access, the future homeowners of Lot 6 and 7 may
extinguish the easement at such time with Renton Regional Fire Authority and
Department of Community and Economic Development approval. The plat and
easement language shall be reviewed and approved by the Current Planning Project
Manager prior to plat recording.
As proposed, all lots would have their own individual driveways. Frontage
improvements are required along all street frontages abutting the subject property,
required improvements would consist of curb, gutter, planter strip with street trees and
sidewalk.
✓
Blocks: Blocks shall be deep enough to allow two tiers of lots.
Staff Comment: Where possible the project provides for two (2) tiers of lots on-site. Due
to the size and shape of the project site combined with the existing layout of the street
network, the eastern portion encompassing Lot 1 – 4 and Lot 11 – 12 cannot
accommodate two (2) tiers of lots. However, their design does not preclude a two-tier
layout when the abutting properties redevelop.
✓
Lots: The size, shape, orientation, and arrangement of the proposed lots comply with
the requirements of the Subdivision Regulations and the Development Standards of the
R-4 zone and allow for reasonable infill of developable land.
All of the proposed lots shall meet the requirements for minimum lot size, depth, and
width.
Width between side lot lines at their foremost points (i.e., the points where the side lot
lines intersect with the street right-of-way line) shall not be less than eighty percent
(80%) of the required lot width except in the cases of (1) pipestem lots (or flag lot),
which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or
the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet
(35').
No residentially zoned lot shall have a depth-to-width ratio greater than four-to-one
(4:1).
City of Renton Department of Community & Economic Development
Maple Highlands Preliminary Plat
Staff Report to the Hearing Examiner
LUA22-000122, PP, ECF
January 17, 2023 Page 17 of 23
SR_HEXReport-MapleHighlands_FINAL
Pipestem lots may be permitted for new plats to achieve the minimum density within
the Zoning Code when there is no other feasible alternative to achieving the minimum
density.
Staff Comment: All proposed lots comply with the minimum area and dimensional
standards of the R-4 zone (see FOF 18, Zoning Development Standard Compliance) and
all lots would be oriented such that their front yard areas face a public street.
Compliant if
condition of
approval is
met
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: The project site fronts 152nd Ave SE along the west property line and
154th Ave SE along the east property line.
Both 152nd Ave SE and 154th Ave SE are Residential Access streets with a right-of-way
width of 60 feet. Per RMC 4-6-060, the minimum ROW width for a Residential Access
street is 53 feet that includes a 26-foot paved road (13 feet from centerline), a 0.5-foot
curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage
improvements. No dedication is required for either street, but a minimum pavement
width of 26 feet, 0.5-foot-wide curb, gutter, eight-foot (8’) wide landscaped planters
and five-foot (5’) wide sidewalk is required.
The proposal includes an extension of SE 5th Pl from 152nd Av SE to 154th Ave SE to be
constructed to full Residential Access street standards (Exhibit 23) from the intersection
of 154th Ave SE to the intersection of 153rd Ave SE. From 153rd Ave SE to 152nd Ave SE it
would be constructed to half street standards to include a five-foot (5’) sidewalk, eight-
foot (8’) landscaping strip, 20 feet (20’) of paving with curb and gutter on each side of
the paving.
Additionally, the proposal includes an extension of 153rd Ave SE extending north from
SE 5th Pl to be constructed to full Residential Access street standards from the
intersection of 153rd Ave SE and Se 5th Pl to the northern property line of Lot 4. This
section will include a full 53 feet (53’) of dedication with a five-foot (5’) sidewalk, eight-
foot (8’) landscaping strip, 26 feet (26’) of paving with curb and gutter on both sides.
Extending north from Lot 4 to the abutting property line of 13810 - 152nd Ave SE there
is a proposed 56 feet (56’) of dedication to include a five-foot (5’) sidewalk and an eight-
foot (8’) landscaping strip on the western side of the street; a landscaping strip and
sidewalk is not proposed adjacent to tax parcel 1463400017. Twenty-six feet (26’) of
paving will run the entire length with curb and gutter on both sides. To comply with the
residential access street standards, staff recommends as a condition of approval the
applicant submit revised drawings with the civil construction permit application that
provides curb, gutter, eight (8) foot wide planter strip, and five (5) wide sidewalk along
the east side of 153rd Ave SE abutting APN 1463400017. The revised drawings shall be
reviewed and approved by the Current Planning Project Manager prior to permit
issuance.
153rd Ave SE is a stub street as it dead ends at the property line with 13810 152nd Ave
SE to the north. A hammerhead turnaround is proposed on Lot 6 and Lot 7 for
emergency access until such time as the street i s extended. Extending 153rd Ave SE to
the northern property line with 13810 152nd Ave SE also provides for future connectivity
consistent with RMC 4-7-150E4 and RMC 4-7-150G. To ensure residents are aware this
dead end street is temporary and will ultimately extend with future development, staff
recommends as a condition of approval, the applicant shall provide revised drawings
with specifications with the civil construction permit application for temporary dead-
City of Renton Department of Community & Economic Development
Maple Highlands Preliminary Plat
Staff Report to the Hearing Examiner
LUA22-000122, PP, ECF
January 17, 2023 Page 18 of 23
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end street signage and barricade at the terminus of the paved roadway of 153rd Ave SE.
The revised drawings shall be reviewed and approved by the Current Planning Project
Manager prior to permit issuance. The signage and barricade shall be installed prior to
plat recording.
Frontage improvements are required on the west side 154th Ave SE and extend to the
boundary between the City of Renton and King County. As part of the Meadow View
Estates plat (on the east side of 154th Ave SE) a chain-link fence barrier (Exhibit 24) was
placed across the east side of the paved portion of 154th Ave SE. This was to prevent
through vehicle access as the portion of 154th Ave SE within King County is an
unimproved gravel road and is not suitable for additional non-resident traffic. City staff
received public comment requesting the barrier extend across the entirety of the public
right-of-way of 154th Ave SE to prevent through vehicle traffic using 154th Ave SE. The
current project is required to dedicate the additional right-of-way on the west side
needed to complete 154th Ave SE to current Residential Access street standards. If the
barrier is not extended across the entirety of the paved right-of-way the existing fencing
will potentially become a hazard and no longer prevent through vehicle access.
Therefore, staff recommends as a condition of approval, the applicant submit revised
drawings with the civil construction permit that provides specifications for a e a barrier
matching the existing barrier at the city/county line to prevent through vehicle traffic
from using 154th Ave SE. The barrier shall not prevent pedestrian and bicycle traffic from
passing through it. The matching barrier shall be installed prior to plat recording or
earlier as determined by the Current Planning Project Manager if vehicle pass through
traffic is able to occur at or near the completion of the 154th Ave SE construction.
A six-foot (6’) parking lane is included as part of the construction of 153rd Ave SE, the
eastern half of SE 5th Pl., and with the frontage improvements of 152nd Ave SE. On-street
parking capacity would be maximized on sides of the street section with fewer
driveways and fire hydrants. As shown on the proposed plat (Exhibit 2), fewer driveways
would be located along the south side of SE 5th Pl. Additionally, for Residential Access
streets, curb bulb-outs are required where on-street parking is located, however no bulb
outs are shown on submitted plans. Therefore, staff recommends as a condition of
approval that the applicant submit revised drawings with the civil construction permit
application that provide pedestrian bulb-outs at intersections where on-street parking
is located. To ensure maximized on-street parking capacity, any needed fire hydrant
placement along SE 5th Pl shall be located along the north side of the street. The revised
drawings shall be reviewed and approved by the Current Planning Project Manager
prior to permit approval.
Staff determined that at completion of the project, the development will have met City
of Renton concurrency requirements (Exhibit 9), which is based upon a test of the
citywide Transportation Plan, consideration of growth levels included in the LOS -tested
Transportation Plan, site specific improvements, and future payment of Transportation
Impact Fees. Each new residence is subject to a transportation impact fee. The 2023
transportation impact fee is $12,208.54 per single-family home. Assessed fees for the
future residences would be based on the City of Renton Fee Schedule in effect at the
time of building permit issuance.
✓
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: As previously discussed, the proposed lots would comply with the
minimum area and dimensional requirements of the R-4 zone, all lots would front on a
City of Renton Department of Community & Economic Development
Maple Highlands Preliminary Plat
Staff Report to the Hearing Examiner
LUA22-000122, PP, ECF
January 17, 2023 Page 19 of 23
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public street and would be compatible with other single-family development in the
surrounding area.
21. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
✓
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development if the applicant provides Code
required improvements including but not limited to those items listed in the Advisory
Notes (Exhibit 10) and fees. Fire impact fees are applicable at the rate of $829.77 per
new single-family unit, however the assessed fees for the future residences would be
based on the City of Renton Fee Schedule in effect at the time of building permit
issuance.
✓
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Maplewood
Heights Elementary, McKnight Middle School and Hazen High School. Any new students
from the proposed development would be bussed to their schools. The stop is located
at the intersection of 152nd Ave SE and SE 142nd St approximately 0.15 miles from the
south end of the project site at 152nd Ave SE. Frontage improvements, to include
sidewalks, will be made abutting the frontage of all proposed lots. Existing sidewalks
are located on the west side of 152nd Ave SE running from the intersection of SE 138th
Pl and 152nd Ave SE (located just to the north of the project area) to the intersection of
152nd Ave SE and SE 142nd St. Students would walk east along SE 5th Pl to 152nd Ave SE
or south along 153rd Ave SE to SE 5th Pl then south along 152nd Ave SE to the bus stop
at the intersection of 152nd Ave SE and SE 142nd St.
A School Impact Fee, based on new single-family lots, will be required in order to
mitigate the proposal’s potential impacts to the Renton School District. The fee is
payable to the City as specified by the Renton Municipal Code. The 2023 Renton School
District impact fee is $2,911.00 (plus a 5% surcharge fee) per new single-family home,
however assessed fees for the future residences would be based on the City of Renton
Fee Schedule in effect at the time of building permit issuance.
✓
Parks: A Park Impact Fee would be required for the future houses. The current 2023
Park Impact Fee is $3,276.44 per new single-family unit, however the assessed fees for
the future residences would be based on the City of Renton Fee Schedule in effect at
the time of building permit issuance.
✓
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: The applicant submitted a Preliminary Drainage Plan (Exhibit 5) and
Technical Information Report (TIR) (Exhibit 4) prepared by KPFF Consulting Engineers,
dated October 2022. Based on the City of Renton’s flow control map, the site falls within
the Flow Control Duration Standard – Matching Forested and is within the Lower Cedar
River Drainage Basin. The project will have one (1) discharge location from the
stormwater pond abutting 154th Ave SE to the City’s conveyance system
The existing site slopes generally southwest at gradual slop es and runoff sheet flows
onto the neighboring properties. Downstream of the site, stormwater is conveyed to a
City of Renton Department of Community & Economic Development
Maple Highlands Preliminary Plat
Staff Report to the Hearing Examiner
LUA22-000122, PP, ECF
January 17, 2023 Page 20 of 23
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tightlined City of Renton system within the right-of-way of 154th Ave SE before entering
a series of drainage ditches within King County’s jurisdiction. Runoff is conveyed by King
County roadside ditches a quarter of a mile downstream of the site and ultimately
discharges to the Cedar River approximately one (1) mile away. The proposed discharge
location would connect to this runoff system.
The project is required to provide a flow control and water quality facility as the
proposed development would include more than 5,000 square feet of new plus replaced
pollution generating impervious surface. One (1) stormwater pond is proposed to
mitigate flow control and water quality impacts. The pond would be located in the
stormwater tract in the southeast portion of the project abutting 14th Ave SE.
A geotechnical report dated June 14, 2021, completed by The Riley Group, was also
submitted. The report discusses the soil and groundwater characteristics of the site and
provides recommendations for project design and construction. Geotechnical
recommendations presented in this report do not support the use of infiltration on the
project site.
An existing, documented flooding problem exists directly south of the project site on
154th Ave SE within King County. Without mitigation measures to address the issue, the
concentrated flows of the project would impact the existing problem. A mitigation
measure addressing the problem was included as part of the DNS-M and is
recommended to be incorporated into the conditions of approval for the project.
Surface water runoff improvements would be required to comply with the 2022 City of
Renton Surface Water Design Manual (RSWM).
There is a 2023 system Development Charge of $2,300.00 per new single-family
residence. SDC fees are payable at construction permit issuance. A credit will be applied
for the existing residences proposed for removal.
✓
Water: Water service would be provided by King County Water District 90. Applicant
shall obtain a water availability certificate from the District and provide it with the civil
construction permit submittal. Plans approved by King County Water District 90 shall
be routed to the City for final review prior to permit issuance.
✓
Sanitary Sewer: The proposed development is within the City of Renton sewer service
area. There are existing 8-inch gravity wastewater mains located in 152nd Ave SE to the
west and 154th Ave SE to the east of the project site (Exhibit 25). There is an existing 8-
inch gravity wastewater main located in an easement (KC recording number
20180215001600) on 13818 – 152nd Ave SE running from 154th Ave SE to 152nd Ave SE.
The existing homes are not connected to the City sewer system.
A minimum 8-inch sewer main extension is required to extend to the northernmost
property line along the street frontage on 154th Ave SE; a new 8” PVC sewer main is
being proposed to serve the new lots within the new internal streets (SE 5th Pl and 153rd
Ave SE). Sewer main extensions shall be in accordance with RMC 4-6-060. Additional
extension of the sewer main may be required depending on final configuration of public
roads. Any sewer main on private property will require a 15 ft wide public utility
easement.
Individual sewer stubs from the new sewer main and individual side sewers are
required for each lot. All new sewer stubs shall conform to the standards in RMC 4 -6-
060 and City of Renton Standard Details.
City of Renton Department of Community & Economic Development
Maple Highlands Preliminary Plat
Staff Report to the Hearing Examiner
LUA22-000122, PP, ECF
January 17, 2023 Page 21 of 23
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The project site is currently served by private on-site-septic systems. The septic system
shall be abandoned in accordance with King County Department of Health regulations
and the Renton Municipal Code.
The proposed development is subject to a wastewater system development charge
(SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve
the project. Fees will be charged based on the rate at the time of construction permit
issuance. The 2023 sewer SDC fee is $3,650.00 per 1-inch meter.
I. CONCLUSIONS:
1. The subject site is located in the Residential Low Density (LD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 17.
2. The subject site is located in the Residential-4 (R-4) zoning designation and complies with the zoning and
development standards established with this designation provided the applicant complies with City Code
and conditions of approval, see FOF 18.
3. The proposed subdivision complies with the Residential Design and Open Space Standards provided the
applicant complies with City Code and conditions of approval, see FOF 19.
4. There are no critical areas mapped on the project site.
5. The proposed subdivision complies with the subdivision regulations as established by City Code and state
law provided all advisory notes and conditions are complied with, see FOF 20.
6. The proposed subdivision complies with the street standards provided the project complies with all
advisory notes and conditions of approval contained herein, see FOF 20.
7. There are safe walking routes to the school bus stop, see FOF 21.
8. There are adequate public services and facilities to accommodate the proposed subdivision, see FOF 21.
9. Key features, which are integral to this project, include expanding the grid street pattern by extending SE
5th Pl between 152nd Ave SE and 154th Ave SE, extending 153rd Ave SE to the north for future street
connections, a tree protection tract to protect significant trees, vegetative screening of the stormwater
facility, and stormwater mitigation to address downstream flooding on 154th Ave SE.
J. RECOMMENDATION:
Staff recommends approval of the Maple Highlands Preliminary Plat, File No. LUA22-000122, PP, ECF, as
depicted in the Preliminary Plat Plan (Exhibit 2), subject to the following conditions:
1. The applicant shall comply with the mitigation measure issued as part of the Determination of Non -
Significance Mitigated, dated December 12, 2022.
a. Prior to civil construction permit approval, the applicant shall rehabilitate the existing stormwater
ditch from the existing 18-inch (18”) outfall to the southern driveway at 14024 154th Ave SE. The
applicant may choose to tightline the existing ditch and upsize the existing driveway culverts or
regrade/realign the existing ditch and upsize the existing driveway culverts.
2. Demolition permits shall be obtained, and all required inspections be completed for the removal of the
existing residences and detached accessory structures, prior to final plat approval.
3. The applicant shall submit a detailed landscape plan with the civil construction permit application that
clearly identifies the utilities and lighting in the planter strips with street tree species selected from the
City of Renton Department of Community & Economic Development
Maple Highlands Preliminary Plat
Staff Report to the Hearing Examiner
LUA22-000122, PP, ECF
January 17, 2023 Page 22 of 23
SR_HEXReport-MapleHighlands_FINAL
City Approved Street Tree List. The detailed landscape plan shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
4. The applicant shall submit a detailed landscape plan with the civil construction permit application that
identifies the onsite street frontage landscaping for each lot that includes a mixture of trees, shrubs, and
groundcover. The detailed landscape plan shall be reviewed and approved by the Current Planning Project
Manager prior to permit issuance.
5. The applicant shall submit a detailed landscape plan with the civil construction permit application that
provides a plant schedule for the stormwater tract screening outside of the fencing area consisting of
Douglas Fir, Western Red Cedar, and Western Hemlock with associated shrubs and groundcover as
determined by the Current Planning Project Manager. The detailed landscape plan shall be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
6. The applicant shall submit a revised Tree Retention Plan and updated Certified A rborist Report with the
civil construction permit application. The revised arborist report shall provide monitoring instructions by
a Certified Arborist deemed necessary during construction activities near protected trees on the project
site that shall be incorporated into final construction specifications. The revised plan shall provide a tree
retention tract for trees 11-28 along the northern border of Lot 7. Trees 1-10 along the northern border
of Lot 10 and Trees 97-101 on Lots 5 and 6 shall be retained based on the guidance of a Certified Arborist.
An updated arborist report shall provide a root reconnaissance and recommendations for best practices
for construction around Trees 97-101. The applicant shall provide a surety for monitoring of Trees 97-101
performed by a Certified Arborist for five (5) years following completion of the homes on Lots 5 and 6.
Should Trees 97-101 be determined not feasible for retainment, then the Current Planning Project
Manager would allow removal of some or all of Trees 97-101. The revised tree retention plan and arborist
report shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance.
Alternatively, the applicant can submit a revised tree retention plan that provides a tree protection tract
to retain the project site Priority One trees 97-102 (as shown as Lots 5 and 6) with the remaining 11
required trees to be retained in a Priority Two tree protection tract along the northwestern property line
(as shown as Lots 7 and 10). The revised tree retention plan and associated redesigned plat documents
shall be reviewed and approved by the Current Planning Project Manager or submitted as a plat
amendment per RMC 4-7-080M.
7. The applicant shall submit a revised grading plan with the civil construction permit that reduces the height
of the retaining wall on Lot 1 to a maximum of 48 inches (48”) within the secondary front and that the
location of the wall be revised to provide the required three-foot (3’) landscaped setback from the public
right-of-way. The applicant shall also reduce the height of the rockery retaining wall on the stormwater
tract, Lot 11 and Lot 12 to a maximum of 72 inches. The revised plan shall also provide cross sections of
the proposed retaining walls and detail sheets of material composition. The revised plan, cross sections
and detail sheets shall be reviewed and approved by the Current Planning Project Manager prior to permit
issuance.
8. The applicant shall submit an Inadvertent Discoveries Plan prepared by a qualified profes sional with the
civil construction permit for review and approval by the Current Planning Project manager prior to permit
issuance.
9. The applicant shall provide a plat note with corresponding recorded easement for Lots 6 and 7 identifying
the purpose of the emergency vehicle access turnaround and the lot owner’s responsibility for keeping
the turnaround clear of obstructions. As the turnaround is temporary until the street is eventually
extended and makes a connection that provides full emergency vehicle access, the future homeowners
of Lot 6 and 7 may extinguish the easement at such time with Renton Regional Fire Authority and
Department of Community and Economic Development approval. The plat and easement language shall
be reviewed approved by the Current Planning Project Manager prior to plat recording.
City of Renton Department of Community & Economic Development
Maple Highlands Preliminary Plat
Staff Report to the Hearing Examiner
LUA22-000122, PP, ECF
January 17, 2023 Page 23 of 23
SR_HEXReport-MapleHighlands_FINAL
10. The applicant shall submit revised drawings with the civil construction permit application that provides
curb, gutter, eight (8) foot wide planter strip, and five (5) wide sidewalk along the east side of 153rd Ave
SE abutting APN 1463400017. The revised drawings shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
11. The applicant shall provide revised drawings with specifications with the civil construction permit
application for temporary dead-end street signage and barricade at the terminus of the paved roadway
of 153rd Ave SE. The revised drawings shall be reviewed and approved by the Current Planning Project
Manager prior to permit issuance. The signage and barricade shall be installed prior to plat recording.
12. The applicant shall submit revised drawings with the civil construction permit that provides specifications
for a e a barrier matching the existing barrier at the city/county line to prevent through vehicle traffic
from using 154th Ave SE. The barrier shall not prevent pedestrian and bicycle traffic from passing through
it. The matching barrier shall be installed prior to plat recording or earlier as determined by the Current
Planning Project Manager if vehicle pass through traffic is able to occur at or near the completion of the
154th Ave SE construction.
13. The applicant shall submit revised drawings with the civil construction permit application that provide
pedestrian bulb-outs at intersections where on-street parking is located. To ensure maximized on-street
parking capacity, any needed fire hydrant placement along SE 5th Pl shall be located along the north side
of the street. The revised drawings shall be reviewed and approved by the Current Planning Project
Manager prior to permit approval.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Maple Highlands Preliminary Plat
Land Use File Number:
LUA22-000122, PP, ECF
Date of Hearing
January 17, 2023
Staff Contact
Andrew Van Gordon
Associate Planner
Project Contact/Applicant
Timothy Pusa
KPFF Consulting Engineers
1601 Fifth Avenue, Suite
1600, Seattle, WA 98101
Project Location
13818 - 152nd Ave SE and
13939 - 154th Ave SE,
Renton, WA 98059 (APNs
1463400020,
1463400021)
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-10: As shown in the Environmental Review Committee (ERC) Report
Exhibit 11: Staff Report to the Hearing Examiner
Exhibit 12: Neighborhood Meeting Minutes
Exhibit 13: Survey Map
Exhibit 14: SEPA Checklist
Exhibit 15: Public comment from Marv Betts, received April 26, 2022
Exhibit 16: Public comment from Scott Christensen, received April 27, 2022
Exhibit 17: Public comment from Norel and Evelyne Hanson, received August 8, 2022
Exhibit 18: Public comment from the Duwamish Tribe, received December 15, 2022
Exhibit 19: SEPA Determination of Non-Significance - Mitigated
Exhibit 20: Landscape Plan
Exhibit 21: Tree Retention Worksheet
Exhibit 22: Correspondence from Chip Vincent to the applicant, September 2, 2022
Exhibit 23: Street Section Survey
Exhibit 24: Streetview capture of 154th Ave SE barrier
Exhibit 25: Utilities Plan