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HomeMy WebLinkAboutD_HEX_Harmony Ridge_202412301 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary Plat - 1 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Harmony Ridge Preliminary Plat, Lot Line Adjustment and Street Modification PR21-000076 ) ) ) ) ) ) ) ) ) ) ) ) FINAL DECISION SUMMARY Kanon Kupferer on behalf of Ichijo USA Co., Ltd requests approval of applications for preliminary plat, lot line adjustment and a street modification approval for a 22-lot subdivision at 15509 116th Ave SE. The applications are approved subject to conditions. TESTIMONY A computer-generated transcript of the hearing has been prepared to provide an overview of the hearing testimony. The transcript is provided for informational purposes only as Appendix A. EXHIBITS The 25 exhibits identified in the staff prepared “Exhibit List” for the project were admitted into the record at the November 19, 2024 hearing. A November 22, 2024 email from Alex Morganroth is admitted as Ex. 26 and December 2, 2024 email from Ivana Halvorsen is admitted as Ex. 27. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary Plat - 2 FINDINGS OF FACT Procedural: 1. Owner/Applicant. Kanon Kupferer, Ichijo USA Co., Ltd, 1406 140th Pl NE, Suite 104, Bellevue, WA 98007 2. Hearing. A virtual hearing on the application was held on November 19, 2024 at 11:30 am. The record was left open through December 2, 2024 for Applicant and City to work out modified recommended conditions of approval. Substantive: 3. Project Description. Kanon Kupferer on behalf of Ichijo USA Co., Ltd requests approval of applications for preliminary plat, lot line adjustment and a street modification approval for an 22-lot subdivision at 15509 116th Ave SE. 21 of the proposed lots are intended for new single-family homes and one lot is reserved for an existing church, school, and associated surface parking currently developed on the site. The subject parcel is approximately 6.27 acres in size. The Applicant is proposing a phased subdivision. Phase 1 of the subdivision would separate the church, school and associated parking from the rest of the site by creating a new 46,129 sq. ft. lot. The remaining portion of the parent site would total approximately 226,988 sq. ft. in area and would be subdivided into 21 new single-family lots as part of Phase 2. The individual single-family lots would range in size from 5,001 to 5,866 sq. ft. The proposal also includes four (4) tracts including three (3) tree retention tracts and one (1) stormwater tract to be created during Phase 2 of the subdivision. Access to the lots is proposed via two (2) new public residential access streets (Road A and Road B) off of 116th Ave SE, including a cul -de-sac. Only Road A would have direct access to 116th Ave SE. Twelve (12) of the lots would utilize a new public alley off of Road A. The Applicant is requesting a modification from RMC 4-6-060, Street Standards, for the section of 116th Ave SE adjacent to the site. 116th Ave SE is classified as a Minor Arterial Street, with an existing right-of-way (ROW) width of approximately 30 feet. To meet the City’s complete street standards for minor arterial streets, minimum ROW width is 91 feet. Dedication of 30.5 feet of ROW would be required. Street improvements are required which shall include a pavement width of 54 feet (27 feet from centerline, 2-11-ft travel lanes, plus a 5-ft bike lane), a 0.5-ft curb, an 8-ft planting strip, an 8-ft sidewalk, street trees and storm drainage improvements. The City’s Transportation Department has established a corridor plan for this section of 116th Ave SE that is requested as the modified street design. The corridor determined by the City’s Transportation Department requires a right-of-way width of 71-ft. The paved roadway section is 44-ft, consisting of two 11-ft travel lanes, one 12-ft center turn lane, and two 5-ft bike lanes. A 0.5-ft vertical curb, 8-ft planter and 5-ft sidewalk are required along each side of the roadway. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary Plat - 3 The proposed lot line adjustment is intended to correct a deed overlap at the southwest corner of the site. As currently recorded, a deed overlap of approximately 0.9 feet is present between APN 7399301130 and 2023059067 (Applicant’s site). The purpose of the lot line adjustment is to eliminate the overlap and ensure the shared property line between the two (2) lots is clear. 4. Adequacy of Infrastructure/Public Services. The project will be served by adequate and appropriate infrastructure and public services as follows: A. Water and Sewer Service. Water and sewer service are provided by the City of Renton. B. Police and Fire Protection. Fire protection would be provided by the Renton Regional Fire Authority and police service by the Renton Police Department. Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development subject to the condition that the Applicant install required improvements and fees. A fire impact fee would be applicable to the proposal during building permit review. C. Drainage. The proposal provides for adequate and appropriate stormwater drainage facilities. The proposal is subject to the 2022 City of Renton Surface Water Design Manual (“Manual”), which requires that the project not generate off-site stormwater flows that exceed predevelopment, forested conditions. City staff have reviewed the Applicant’s preliminary stormwater design and found it consistent with the requirements of the Design Manual. The Applicant submitted a Preliminary Technical Information Report, prepared by Barghausen Consulting Engineers, Inc., dated February 2, 2023 (Exhibit 9) and preliminary drainage plan (Exhibit 4, Sheet 4). Based on the City of Renton’s flow control map, the site falls within the Flow Control Duration Standard – Matching Forested. The site falls within two (2) drainage basins including the Lower Cedar River Drainage Basin (Ginger Creek sub-basin) on the northeast portion of the site and the Black River Basin (Thunder Hills Creek sub-basin) on the southwest portion of the site. The project will have one (1) discharge location from the proposed stormwater vault to the city’s conveyance system in Puget Dr SE. Due to the water from the project site entering two (2) distinct basins (Black River and Lower Cedar River), the TIR includes separate analysis related to each basin (identified as Predeveloped Basin 1 and Predeveloped Basin 2). Predeveloped Basin 1, which flows to the Black River Drainage Basin, will include the runoff from the existing United Christian Church building and all future impervious surfaces associated with the subdivision development. Predeveloped Basin 2, which flows to the Lower Cedar River Drainage Basin, will only include runoff from the frontage improvements to be installed directly in 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary Plat - 4 front of the church site (identified as Lot 22). The project is required to provide a flow control and a water quality facility for the proposed development in Predeveloped Basin 1, as the proposed improvements would include more than 5,000 sq. ft. of new plus replaced pollution generating impervious surface. One (1) stormwater vault is proposed to mitigate flow control and water quality impacts in Predeveloped Basin 1. The vault would be located in the stormwater tract (Tract A) on the west side of the project site. The improvements proposed in Predeveloped Basin 2 are exempt from flow control requirements since the peak flow produced by the 100-year storm event does not increase by more than 0.15 cfs. The improvements are also exempt from providing water quality treatment as they will not result in more than 5,000 sq. ft. of pollution generating impervious surfaces. Improvements required for the conveyance from the stormwater vault to the discharge location in Puget Dr SE includes a new 12-inch (12”) surface water main extending across the City of Renton-owned site (Rolling Hills Reservoir) to the northwest of the project. The Applicant is required to provide documentation from City of Renton approving the construction of the proposed 12-inch (12”) surface water main, catch basins, and associated access road within the city’s property prior to issuance of a civil construction permit. D. Parks/Open Space. Renton development standards do not require any open space of the proposed plat in the R-8 zone. E. Transportation. The proposal is served by adequate and appropriate transportation infrastructure. Access to the site would be provided via two (2) points off of 116th Ave SE. The church property would be accessed via an existing driveway off of 116th Ave SE and a new driveway off of future Road A. The new subdivision would be accessed via two (2) new residential access streets (Roads A and B), as well as one (1) public alley (Alley Z). Street frontage improvements are proposed along the entire length of the site fronting 116th Ave SE, including in front of the future church parcel. The Applicant submitted a traffic impact analysis, Ex. 14. The analysis conducted an LOS analyses for future year 2024 weekday PM peak hour conditions at six (6) off-site study intersections. All study intersections, including all controlled movements at the stop- controlled study intersections, are expected to operate at LOS Dor better during the weekday PM peak hours in 2024 with or without the proposed project. The Transportation Element of the City's Comprehensive Plan specifies a minimum standard of LOS D for arterials and collectors. Based on the analysis, the report found that existing transportation 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary Plat - 5 facilities are anticipated to accommodate the additional traffic generated by the proposed project. No project-specific off-site transportation improvements are proposed. Proportionate share impacts to the City’s road network will be mitigated by payment of traffic impact fees, due during building permit review. F. Schools. The proposal provides for adequate and appropriate schools and walking conditions to and from school. It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Cascade Elementary, Nelsen Middle School and Lindbergh High School (Exhibit 20). The proposed project includes the installation of frontage improvements along the 116th Ave SE frontage, including sidewalks. Any new elementary students would walk to school which is located approximately 0.25 miles south of the proposed subdivision. Any new elementary school students would walk on the existing sidewalk located on the west side of 116h Ave SE until reaching the controlled crosswalk at the intersection of 116th Ave SE and SE 162nd St. Any new middle or high school students from the proposed development would be bussed to their schools. The stop for the middle school is located approximately 0.3 miles from the project site at the intersection of Lake Youngs Way SE and Royal Hills Dr. Students would walk north on the sidewalk along 116th Ave SE. Students would cross the intersection of 116th Ave SE and Puget Dr SE using the existing crosswalk and walk along the west side of Royal Hills Dr SE on the existing sidewalk to reach the bus stop. The stop for the high school is located approximately 0.2 miles away at the intersection of SE 16th St and Lake Youngs Way SE. Any future high school students would walk north on new then existing sidewalk along 116th Ave SE. Students would cross the intersection of 116th Ave SE and Puget Dr SE using the existing crosswalks to access Beacon Way SE. From there, students would travel north on the existing sidewalks along SE 16th St until reaching the bust stop. A School Impact Fee will be assessed against each dwelling unit during building permit review to offset the additional demand created by the development upon school facilities. G. Parking. Thep proposal provides for adequate and appropriate parking. Parking regulations require that a minimum of two parking spaces be provided for each detached dwelling. Staff have determined that adequate area would be provided on the proposed single-family lots for the provision of the required onsite parking. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary Plat - 6 Due to the reconfiguration of the parking lot associated with the existing church and preschool, approximately nine (9) of the 41 existing parking stalls would be eliminated for a new surface parking total of 32 stalls. In order to ensure the church and school have adequate parking to meet the parking requirements in RMC 4-4-140F.10, a condition of approval requires that the Applicant submit a parking analysis for the existing church and school on proposed Lot 22 that demonstrates compliance with the parking standards in RMC 4-4-140. The analysis shall be submitted to the Current Planning Project Manager for review and approval prior to issuance of the civil construction permit. 5. Adverse Impacts. There are no significant adverse impacts associated with the proposal. Pertinent impacts are addressed individually as follows: A. Critical Areas. The proposal conforms to the City’s critical area standards. The only potential critical areas found by City staff at the project site are geologically hazardous areas. According to COR Maps, a moderate coal mine hazard and regulated slopes are located on the project site. As such, the Applicant submitted a Geotechnical Engineering Study, prepared by Earth Solutions NW, LLC and dated November 21, 2022 and updated July 3, 2023 with the project application (Exhibit 8). Per the report, no sensitive slopes were found on the site, however sensitive slopes were found along the proposed utility connection on the City’s Rolling Hills site to the west. The report concludes that the proposed single-family residences can be supported on conventional spread footings bearing on competent native soil, recompacted native soil, or structural fill. If unsuitable soils are encountered, they should be over excavated and backfilled with structural fill. Full infiltration is deemed infeasible due to the wide-spread prevalence of glacially consolidated soils. However, the report contends that small-scale BMP or LID designs may be viable for the project depending on the final grading plan. B. Tree Retention. The proposal provides for adequate preservation of trees because it is consistent with the City’s tree retention standards. A conceptual tree retention plan with the plan drawings (Exhibit 4), two (2) Arborist Reports (Exhibits 6 and 14), and a Tree Retention Worksheet (Exhibit 7) were included with the project application materials. There are 404 trees identified on the project site. Of those trees, 29 have been identified as high-risk and 67 trees are located within areas of right-of-way. The Applicant is proposing to retain 63 significant trees, or 20 percent (20%) of the viable onsite significant trees. All trees proposed to be retained are located in the three (3) proposed tree tracts, which is the highest priority retention location per RMC 4-4-130H.2. Pursuant to the tree regulations in RMC 4-4-130H, tree retention standards in the R-8 zone require a minimum of 30 percent (30%) of the site’s viable significant trees to be 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary Plat - 7 retained during and post development. Based on a retention rate of 30%, the Applicant would be required to retain 92 trees (308 significant trees x 0.3 = 92 trees). Per RMC 4-4- 130H.1.d, if the number of trees required for compliance with minimum tree retention or minimum tree credit requirements includes a fraction of a tree, any amount equal to or greater than one-half (1/2) tree shall be rounded up. The Applicant’s tree retention proposal is short approximately 29 trees and therefore the Applicant has proposed tree replacement as an alternative to retaining the required 30% of trees. Specifically, the Applicant has proposed the planting of new large species trees totaling 326 credits to replace the 29 trees or 325 tree credits as determined in the tree retention worksheet (Exhibit 7) that the project proposal would fall short of retaining. Per RMC 4-4-130H.1.e, the Administrator may authorize the planting of replacement trees as an alternative to retaining trees in conformance with the following four (4) criteria: (a) There are special circumstances related to the size, shape, topography, location, or surroundings of the subject property; or (b) The strict application of the code would prevent reasonable use of property; or (c) The strict application of the code would prevent compliance with minimum density requirements of the zone; or (d) The project is a short plat with four (4) or fewer lots. Based on the project proposal, staff could not determine that the project would comply with any of the above criteria and therefore cannot support the use of replacement trees as an alternative to providing the required number of retained trees. The site is relatively flat and appears to have many opportunities for additional tree retention that would allow for the project to meet the code required retention rate of 30%. Therefore, a condition of approval requires that the project comply with the 30% tree retention rate as required per RMC 4-4-130H.1.a. by retaining a minimum of 92 significant trees on site. Alternatively, the Applicant may submit a detailed justification letter documenting conformance with at least one of the four (4) criteria outlined in RMC 4-4-130H.1.e. The detailed justification letter shall be submitted to the Current Planning Project Manager for review and approval prior to issuance of the civil construction permit. Based on a total net land area of 220,413 sq. ft., (273,121 sq. ft. gross area minus 52,708 sq. ft. of ROW dedication), or 5.06 acres, the Applicant is required to provide a minimum of 152 tree credits. According to the Applicant’s tree density calculation in the Tree Retention and Credit Worksheet (Exhibit 7), the 63 trees proposed for retention by the Applicant, which includes a range of sizes and species, is providing a total of 374 credits, which exceeds the 152 tree credit requirement. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary Plat - 8 CONCLUSIONS OF LAW Procedural: 1. Authority. RMC 4-8-080(G) classifies preliminary plat applications as Type III permits. The street modification request and lot line adjustment are classified by RMC 4-8-080(G) as Type I reviews. RMC 4-8-080(C)(2) requires consolidated permits to each be processed under “the highest- number procedure”. The Type III reviews are the “highest-number procedure” and therefore must be employed for all of the permit applications. As outlined in RMC 4-8-080(G), the Hearing Examiner is authorized to hold hearings and issue final decisions on Type III applications subject to closed record appeal to the Renton City Council. Substantive: 2. Zoning/Comprehensive Plan Designations. The project site is zoned R-8 and has a comprehensive plan land use designation of Residential Medium Density Residential. 3. Review Criteria/Approval of Lot Line Adjustment and Street Modification. Chapter 4-7 RMC governs the criteria for subdivision review. Applicable standards are quoted below in italics and applied through corresponding conclusions of law. All applicable criterion quoted below are met for the reasons identified in the corresponding conclusions of law. Street modification standards are governed by RMC 4-9-250.D and lot line adjustments by RMC 4-7-060B. The findings and conclusions of Findings No. 22 and 23 of the staff report, as well as Finding No. 3 of this decision, are adopted to determine that the proposal as modified in the staff recommendation meets the criteria for street modification and lot line adjustment. Subdivision RMC 4-7-080(B): A subdivision shall be consistent with the following principles of acceptability: 1. Legal Lots: Create legal building sites which comply with all provisions of the City Zoning Code. 2. Access: Establish access to a public road for each segregated parcel. 3. Physical Characteristics: Have suitable physical characteristics. A proposed plat may be denied because of flood, inundation, or wetland conditions. Construction of protective improvements may be required as a condition of approval, and such improvements shall be noted on the final plat. 4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water supplies and sanitary wastes. 4. The criterion is met. As to compliance with the Zoning Code (including design standards), Finding 18 of the staff report are adopted by reference as if set forth in full. Each proposed lot will access 116 Ave SE two (2) new residential access streets (Roads A and B), as well as one (1) public 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary Plat - 9 alley (Alley Z).. As determined in Finding of Fact No. 5, the proposal conforms to the City’s critical area regulations and thus is physically suitable for development. The project will not cause flooding problems as it is not located in a floodplain critical area and will be served by adequate and appropriate drainage facilities. As determined in Finding of Fact No. 4, the proposal provides for adequate public facilities. RMC 4-7-080(I)(1): …The Hearing Examiner shall assure conformance with the general purposes of the Comprehensive Plan and adopted standards… 5. The criterion is met. The proposed preliminary play is consistent with the Renton Comprehensive Plan as outlined in Finding 17 of the staff report, which is incorporated by this reference as if set forth in full. RMC 4-7-120(A): No plan for the replatting, subdivision, or dedication of any areas shall be approved by the Hearing Examiner unless the streets shown therein are connected by surfaced road or street (according to City specifications) to an existing street or highway. 6. The criterion is met. Internal proposed roads connect all lots to 116th Ave SE. RMC 4-7-120(B): The location of all streets shall conform to any adopted plans for streets in the City. 7. The criterion is met. The proposal has been reviewed by the City’s public works department and no conformance issues with street plans have been identified. RMC 4-7-120(C): If a subdivision is located in the area of an officially designed [sic] trail, provisions shall be made for reservation of the right-of-way or for easements to the City for trail purposes. 8. The criterion is met. The proposal has been reviewed by the City’s public works department and no conformance issues with trail plans have been identified. RMC 4-7-130(C): A plat, short plat, subdivision or dedication shall be prepared in conformance with the following provisions: 1. Land Unsuitable for Subdivision: Land which is found to be unsuitable for subdivision includes land with features likely to be harmful to the safety and general health of the future residents (such as lands adversely affected by flooding, steep slopes, or rock formations). Land which the Department or the Hearing Examiner considers inappropriate for subdivision shall not be subdivided unless adequate safeguards are provided against these adverse conditions. a. Flooding/Inundation: If any portion of the land within the boundary of a preliminary plat is subject to flooding or inundation, that portion of the subdivision must have the approval of the State 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary Plat - 10 according to chapter 86.16 RCW before the Department and the Hearing Examiner shall consider such subdivision. b. Steep Slopes: A plat, short plat, subdivision or dedication which would result in the creation of a lot or lots that primarily have slopes forty percent (40%) or greater as measured per RMC 4-3- 050J1a, without adequate area at lesser slopes upon which development may occur, shall not be approved. … 3. Land Clearing and Tree Retention: Shall comply with RMC 4-4-130, Tree Retention and Land Clearing Regulations. 4. Streams: a. Preservation: Every reasonable effort shall be made to preserve existing streams, bodies of water, and wetland areas. b. Method: If a stream passes through any of the subject property, a plan shall be presented which indicates how the stream will be preserved. The methodologies used should include an overflow area, and an attempt to minimize the disturbance of the natural channel and stream bed. c. Culverting: The piping or tunneling of water shall be discouraged and allowed only when going under streets. d. Clean Water: Every effort shall be made to keep all streams and bodies of water clear of debris and pollutants. 9. The criterion is met. The land is suitable for a subdivision as the stormwater design assures that it will not contribute to flooding and development will not encroach into critical areas as determined in Finding of Fact No. 4 and 5. No piping or tunneling of streams is proposed. Trees will be retained as required by RMC 4-4-130 as determined in Finding of Fact No. 5B. No steep slopes or streams are located on the property. RMC 4-7-140: Approval of all subdivisions located in either single family residential or multi- family residential zones as defined in the Zoning Code shall be contingent upon the subdivider’s dedication of land or providing fees in lieu of dedication to the City, all as necessary to mitigate the adverse effects of development upon the existing park and recreation service levels. The requirements and procedures for this mitigation shall be per the City of Renton Parks Mitigation Resolution. 10. The criterion is met. City ordinances require the payment of park impact fees prior to building permit issuance. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary Plat - 11 RMC 4-7-150(A): The proposed street system shall extend and create connections between existing streets unless otherwise approved by the Public Works Department. Prior to approving a street system that does not extend or connect, the Reviewing Official shall find that such exception shall meet the requirements of subsection E3 of this Section. The roadway classifications shall be as defined and designated by the Department. 11. The criterion is met. As shown in the Ex. 4 plans, surrounding development precludes any potential and actual road connections beyond those proposed, i.e. the actual connection to 116 Ave and the road stub for future connection at the western terminus of Road A. RMC 4-7-150(B): All proposed street names shall be approved by the City. 12. The criterion is met. The proposal is conditioned upon City approval of street names, if any. RMC 4-7-150(C): Streets intersecting with existing or proposed public highways, major or secondary arterials shall be held to a minimum. 13. The criterion is met. 116th Ave SE is classified as a Minor Arterial Street. The only way to access a public road under current development is via the proposed connection (and resulting intersection) with 116th Ave SE. RMC 4-7-150(D): The alignment of all streets shall be reviewed and approved by the Public Works Department. The street standards set by RMC 4-6-060 shall apply unless otherwise approved. Street alignment offsets of less than one hundred twenty-five feet (125') are not desirable, but may be approved by the Department upon a showing of need but only after provision of all necessary safety measures. 14. The criterion is met. The Public Works Department has reviewed the proposed street configuration and staff has recommended approval as proposed. RMC 4-7-150(E): 1. Grid: A grid street pattern shall be used to connect existing and new development and shall be the predominant street pattern in any subdivision permitted by this Section. 2. Linkages: Linkages, including streets, sidewalks, pedestrian or bike paths, shall be provided within and between neighborhoods when they can create a continuous and interconnected network of roads and pathways. Implementation of this requirement shall comply with Comprehensive Plan Transportation Element Objective T-A and Policies T-9 through T-16 and Community Design Element, Objective CD-M and Policies CD-50 and CD-60. 3. Exceptions: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary Plat - 12 a. The grid pattern may be adjusted to a “flexible grid” by reducing the number of linkages or the alignment between roads, where the following factors are present on site: i. Infeasible due to topographical/environmental constraints; and/or ii. Substantial improvements are existing. 4. Connections: Prior to adoption of a complete grid street plan, reasonable connections that link existing portions of the grid system shall be made. At a minimum, stub streets shall be required within subdivisions to allow future connectivity. 5. Alley Access: Alley access is the preferred street pattern except for properties in the Residential Low Density land use designation. The Residential Low Density land use designation includes the RC, R-1, and R-4 zones. Prior to approval of a plat without alley access, the Reviewing Official shall evaluate an alley layout and determine that the use of alley(s) is not feasible… 6. Alternative Configurations: Offset or loop roads are the preferred alternative configurations. 7. Cul-de-Sac Streets: Cul-de-sac streets may only be permitted by the Reviewing Official where due to demonstrable physical constraints no future connection to a larger street pattern is physically possible. 15. The criterion is met. Road A and Road B will be publicly dedicated. As shown in Ex. 4, surrounding development only enables the street connectivity proposed, including the proposed cul- de-sac. RMC 4-7-150(F): All adjacent rights-of-way and new rights-of-way dedicated as part of the plat, including streets, roads, and alleys, shall be graded to their full width and the pavement and sidewalks shall be constructed as specified in the street standards or deferred by the Planning/Building/Public Works Administrator or his/her designee. 16. The criterion is met. As proposed except for the street modification approved by this decision. RMC 4-7-150(G): Streets that may be extended in the event of future adjacent platting shall be required to be dedicated to the plat boundary line. Extensions of greater depth than an average lot shall be improved with temporary turnarounds. Dedication of a full-width boundary street shall be required in certain instances to facilitate future development. 17. The criterion is met. The Ex. 4 plans identify Roads A and B as fully dedicated to the public, including Road A with its future road connection to the west up to plat boundary lines. RMC 4-7-170(A): Insofar as practical, side lot lines shall be at right angles to street lines or radial to curved street lines. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary Plat - 13 18. The criterion is met. As depicted in Ex. 4, the side lines are in conformance with the requirement quoted above. RMC 4-7-170(B): Each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the street standards. 19. The criterion is met. As previously determined, each lot has access to a public street. RMC 4-7-170(C): The size, shape, and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Further subdivision of lots within a plat approved through the provisions of this Chapter must be consistent with the then-current applicable maximum density requirement as measured within the plat as a whole. 20. The criterion is met. As previously determined, the proposed lots comply with the zoning standards of the R-8 zone. RMC 4-7-170(D): 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, 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'). 21. The criterion is met as shown in Ex.4 and determined by planning staff. RMC 4-7-170(E): All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of fifteen feet (15'). 22. The criterion is met as shown in Ex. 4. RMC 4-7-190(A): Due regard shall be shown to all natural features such as large trees, watercourses, and similar community assets. Such natural features should be preserved, thereby adding attractiveness and value to the property. 23. The criterion is met. There are no significant on-site natural features. RMC 4-7-200(A): Unless septic tanks are specifically approved by the Public Works Department and the King County Health Department, sanitary sewers shall be provided by the developer at no cost to the City and designed in accordance with City standards. Side sewer lines shall be installed eight feet (8') into each lot if sanitary sewer mains are available, or provided with the subdivision development. 24. The criterion is met as conditioned. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary Plat - 14 RMC 4-7-200(B): An adequate drainage system shall be provided for the proper drainage of all surface water. Cross drains shall be provided to accommodate all natural water flow and shall be of sufficient length to permit full-width roadway and required slopes. The drainage system shall be designed per the requirements of RMC 4-6-030, Drainage (Surface Water) Standards. The drainage system shall include detention capacity for the new street areas. Residential plats shall also include detention capacity for future development of the lots. Water quality features shall also be designed to provide capacity for the new street paving for the plat. 25. The criterion is met. The proposal provides for adequate drainage that is in conformance with applicable City drainage standards as determined in Finding of Fact No. 4. The City’s stormwater standards, compliance of which is incorporated into the technical information report, Ex. 9, and will be further implemented during civil plan review, ensure compliance with all of the standards in the criterion quoted above. RMC 4-7-200(C): The water distribution system including the locations of fire hydrants shall be designed and installed in accordance with City standards as defined by the Department and Fire Department requirements. 26. The criterion is met as proposed and as shall be regulated during civil plan review. RMC 4-7-200(D): All utilities designed to serve the subdivision shall be placed underground. Any utilities installed in the parking strip shall be placed in such a manner and depth to permit the planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all service connections, as approved by the Department. Such installation shall be completed and approved prior to the application of any surface material. Easements may be required for the maintenance and operation of utilities as specified by the Department. 27. The criterion is met as conditioned. RMC 4-7-200(E): Any cable TV conduits shall be undergrounded at the same time as other basic utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line by subdivider as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and/or landowner. The subdivider shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to final ground elevation and capped. The cable TV company shall provide maps and specifications to the subdivider and shall inspect the conduit and certify to the City that it is properly installed. 28. The criterion is met as conditioned. RMC 4-7-210: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary Plat - 15 A. MONUMENTS: Concrete permanent control monuments shall be established at each and every controlling corner of the subdivision. Interior monuments shall be located as determined by the Department. All surveys shall be per the City of Renton surveying standards. B. SURVEY: All other lot corners shall be marked per the City surveying standards. C. STREET SIGNS: The subdivider shall install all street name signs necessary in the subdivision. 29. The criterion is met. Surveying and monument standards will be enforced by staff during final plat review. A condition of approval requires the Applicant to install all street name signs necessary in the subdivision. DECISION The proposed preliminary plat, lot line adjustment and street modification comply with all applicable criteria for the reasons identified in the conclusions of law of this decision and are all approved, subject to the following conditions: 1. 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 Approved Street Tree List. The detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 2. The Applicant shall provide a minimum fifteen feet (15’) of perimeter landscaping if any part of the vault is above ground, or if any open detention system is utilized. If required, the landscaping should consist of native large species evergreen trees and complementary understory. If needed, 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. 3. The project shall comply with the 30% tree retention rate as require per RMC 4-4- 130.H.1.a. Alternatively, the Applicant shall submit a detailed justification letter documenting conformance with at least one (1) of the four (4) criteria outlined in RMC 4- 4-130.H.1.e. The detailed justification letter shall be submitted to the Current Planning 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary Plat - 16 Project Manager for review and approval prior to issuance of the Civil Construction Permit. 4. The Applicant shall submit a parking analysis for the existing church and school on proposed Lot 22 that demonstrates compliance with the parking standards in RMC 4-4- 140. The analysis shall be submitted to the Current Planning Project Manager for review and approval prior to issuance of the Civil Construction Permit. 5. The Applicant shall submit an Inadvertent Discoveries Plan (IDP) prepared by a qualified professional with the civil construction permit for review and approval by the Current Planning Project manager prior to permit issuance. 6. The Applicant shall submit a narrative describing how the future lots will comply with the lot configuration requirement as outlined in RMC 4-2-115.E.1. The narrative shall be submitted to the Current Planning Project Manager for review and approval prior to issuance of the civil construction permit. 7. Lots 1 through 12 shall utilize a public alley for all vehicular access. No curb cuts for Lots 1 through 12 shall be established on 116th Ave SE or future Roads A or B. 8. The secondary entrance to future Lot 22, located on future Road A, shall meet one (1) of the following: a) relocate the entrance westward to align with future Alley Z; or b) convert the entrance at the current proposed location to a gated secondary fire emergency access as determined by the Renton Regional Fire Authority (RRFA); or c) eliminate the entrance if determined to be unnecessary for vehicular circulation and access by the Public Works Plan Reviewer. 9. The Applicant shall submit a photometric study and street lighting plan per city standard at the time of construction permit review. 10. If the Applicant converts the stormwater vault within Tract A to a stormwater detention pond, it shall be considered a Major Plat Amendment subject to the requirements outlined under RMC 4-7-080M.2. If utilized, the stormwater vault be located entirely below ground. Engineered construction plans showing the vault entirely below ground shall be submitted to the Public Works Plan Reviewer at the time of construction permit review for review and approval. 11. The Applicant shall submit an updated site plan that incorporates a minimum four foot (4’) wide pedestrian pathway in Tract B that connects the street frontage improvements of future Road B to 116th Ave SE. The design for the pedestrian pathway connection shall be submitted to the Current Planning Project Manager for review and approval prior to issuance of the civil construction permit. 12. The Applicant shall install all required street frontage improvements on the portion of 116th Ave SE adjacent to proposed Lot 22 (church site) within two (2) years of preliminary plat approval, unless an alternative schedule is approved by the Current Planning Project Manager. 13. Street names shall be approved by the City and street name signs shall be installed if required by City staff. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary Plat - 17 14. Sanitary sewers shall be provided by the developer at no cost to the City and designed in accordance with City standards. Side sewer lines shall be installed eight feet (8') into each lot if sanitary sewer mains are available. 15. All utilities designed to serve the subdivision shall be placed underground. Any utilities installed in the parking strip shall be placed in such a manner and depth to permit the planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all service connections, as approved by the Department. Such installation shall be completed and approved prior to the application of any surface material. Easements may be required for the maintenance and operation of utilities as specified by the Department. 16. Any cable TV conduits shall be undergrounded at the same time as other basic utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line by subdivider as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and/or landowner. The subdivider shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to final ground elevation and capped. The cable TV company shall provide maps and specifications to the subdivider and shall inspect the conduit and certify to the City that it is properly installed. DATED this 27th day of December, 2024. City of Renton Hearing Examiner Appeal Right and Valuation Notices RMC 4-8-080(G) classifies the consolidated application(s) subject to this decision as Type III applications subject to closed record appeal to the City of Renton City Council. Appeals of the hearing examiner’s decision must be filed within fourteen (14) calendar days from the date of the decision. A request for reconsideration to the hearing examiner may also be filed within this 14- day appeal period. Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation. CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT HEARING EXAMINER DECISION EXHIBITS Project Name: Harmony Ridge Project Number: LUA23-000143, ECF, PP, LLA, MOD Date of Meeting November 14, 2023 Staff Contact Alex Morganroth Senior Planner Project Contact/Applicant Ivana Halverson 18215 72nd Ave S Kent, WA 98032 Project Location 15509 116th Ave SE Renton, WA 98058 (Parcel No. 2023059067) The following exhibits are included with the Hearing Examiner Decision: Exhibits 1-14: As shown in the Environmental Review Committee (ERC) Report Exhibits 15-21: As shown in the Staff Report to the Hearing Examiner Exhibit 22: Public Comment from Scott Fujita (dated November 15, 2024) Exhibit 23: Staff PowerPoint Exhibit 24: COR Maps, http://rp.rentonwa.gov/Html5Public/Index.html?viewer=CORMaps Exhibit 25: Google Earth, https://www.google.com/earth/