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HomeMy WebLinkAboutMindy's Place Final Plat Staff Report LUA17-000282DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT HEX Report Mindy’s Place Final Plat LUA 17-000282, FP A. REPORT TO THE HEARING EXAMINER DATE: October 25, 2017 Project Name Mindy’s Place Final Plat Owner: Lakeridge Development LLC Address: PO Box 146, Renton, WA- 98057 Contact: Wayne Jones, Jr. File Number: LUA17-000282, FP Project Manager: Rohini Nair Project Summary: Final Plat Approval for the 8-lot subdivision with 2 tracts known as Mindy’s Place. This 4.14 acre project site is located within the Residential-4 (R-4) dwelling units per acre zoning classification. The proposed lots would range in size from 7,200 square feet to 7,767 square feet. The site contains a Category 2 wetland and Class 4 stream. Project Location: 14020 160th Ave SE, Section 14, Township 23, Range 05 Site Area: 180,455 SF (4.14 acres) B. EXHIBITS: Exhibit 1: Staff Report dated October 25, 2017 Exhibit 2: HEX Preliminary Plat Decision (LUA14-000093) dated May 28, 2014 Exhibit 3: HEX Reconsideration Decision (LUA14-000093) dated June 30, 2014 Exhibit 4: Determination of Non-Significance - Mitigated (DNS-M) (LUA14-000093) dated January 29, 2014 Exhibit 5: Conditions of Compliance Letter Exhibit 6: Final Plat Map Exhibit 7: Vicinity Map Exhibit 8: Construction Plans Exhibit 9: Letter from GeoEngineers dated May 21, 2015 Exhibit 10: Exhibit 11: Letter from Reid Middleton dated September 2, 2015 Mindy’s Place Street Modification C. FINDINGS OF FACT (FOF): 1. The applicant, Lakeridge LLC, filed a request for approval of a final plat consisting of 8 lots and 2 tracts. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Mindy’s Place Final Plat LUA17-000282, FP October 25, 2017 Page 2 of 6 HEX Report Mindy’s Place Final Plat LUA 17-000282, FP 2. The Environmental Review Committee (ERC), the City’s responsible State Environmental Policy Act (SEPA) official, issued a Determination of Non-Significance – Mitigated with Mitigation Measures on January 29, 2014 for the subject proposal. 3. Staff from various City departments are reviewing the application materials to identify compliance with all conditions of project approval. 4. The site is located at 14020 160th Ave SE. The plat is located in Section 14, Township 23, Range 05. 5. The subject site is a 4.14 acres (180,455 square feet) parcel. 6. The Preliminary Plat (LUA14 - 000093) received approval from the City of Renton Hearing Examiner on May 28, 2014. 7. The property is located within the R-4 zoning classification and the residential low density comprehensive plan designation. 8. The Final Plat complies with both the Zoning Code and the Comprehensive Plan. 9. A street modification was obtained for the improvements on 162nd Ave SE. Street frontage improvements were not required on 162nd Ave SE due to the presence of critical areas at the site frontage. 10. The applicant submitted a Final Mitigation Plan for impacts to the Category 2 wetland and Class 4 stream (and their buffers) on site. The impacts to the critical areas and their buffers included tight- lining of the drainage system and the pedestrian connections. The Final Mitigation Plan was submitted to and approved by the Current Planning Project Manager prior to utility construction permit approval. The applicant has placed fencing and signage along the buffer and shall establish a Native Growth Protection Easement over that part of the site encompassing the stream/wetland and buffer area prior to final plat recording. 11. The geotechnical and structural aspects of the pond wall were reviewed and approved by Geo Engineers and their subcontractor Reid Middleton. 12. The applicant has complied with the following mitigation measures imposed by the City’s State Environmental Policy Act (SEPA) Responsible Official, the Environmental Review Committee (ERC), on January 29, 2014. Compliance Environmental Review Committee (ERC) Imposed Conditions  Mitigation Measure #1 - The applicant shall be best required to record on the face of the Preliminary Plat the maximum amount of square footage of impervious surface allowed for each new lot if less than allowed by code if the applicant intends to utilize the Reduced Impervious Surface Credit. Staff Comment: The proposed impervious surface area per lot and the maximum impervious surface area for all lots is on Sheet 3 of the Final Plat.  Mitigation Measure # 2 - The applicant shall submit a secondary review during final engineering design that includes hydro-geotechnical evaluations for buoyancy and City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Mindy’s Place Final Plat LUA17-000282, FP October 25, 2017 Page 3 of 6 HEX Report Mindy’s Place Final Plat LUA 17-000282, FP lining, structural review and wall drainage relief against potential hydrostatic pressures. The secondary review shall be conducted by an independent reviewer selected by the City at the applicant's expense and shall be approved by the City's Plan Reviewer prior to engineering plan approval. Additionally, the applicant would be required to provide due diligence in the grading and collection of drainage design during the construction phase so that runoff and erosion does not impact the neighboring properties. Staff Comment: - A hydro-geotechnical evaluation was conducted for the structural wall design. The geotechnical and structural aspects of the pond wall were reviewed and approved by Geo Engineers and their subcontractor Reid Middleton. The construction adhered to the Temporary Erosion Control Plan and the Stormwater Pollution Prevention Plan, which resulted in minimal disturbance to adjacent properties. 13. The applicant has complied with the following conditions of preliminary plat approval from the Hearing Examiner’s Decision dated May 28, 2014: Compliance Hearing Examiner’s Decision Imposed Conditions  Condition #1 – The applicant shall comply with the mitigation measure issued as part of the Determination of Non Significance-for the proposal Staff Comment: This project complied with the DNS-M mitigation measures. See responses to FOF # 9.  Condition #2 – All proposed street names shall be approved by the City. Staff Comment: City approved street name SE 140th Street has been added to the face of the Final Plat Map.  Condition #3 – All lot corners at the intersections of dedicated rights-of-way, except alleys shall have minimum radius of fifteen feet (15') Staff Comment: The lot corners at all intersections have a radius of 15 feet.  Condition #4 – Side sewer lines shall be installed eight feet (8') into each lot if sanitary mains are available, or provided with the subdivision development. Staff Comment: The side sewers have been installed eight feet into each lot.  Condition #5 – 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 of Public Works. 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 of Public Works. Staff Comment: The utilities have been placed underground in accordance with this condition. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Mindy’s Place Final Plat LUA17-000282, FP October 25, 2017 Page 4 of 6 HEX Report Mindy’s Place Final Plat LUA 17-000282, FP  Condition #6 – 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 Applicant 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 land owner. The applicant shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to final ground and capped. The cable TV company shall provide maps and specifications to the applicant and shall inspect the conduit and certify to the City that it is properly installed. Staff Comment: Cable TV conduits were placed underground with basic utilities and inspected by the city.  Condition #7 – The applicant shall install all street name signs necessary in the subdivision prior to final plat approval. Staff Comment: The street name signs have been installed.  Condition #8 – The applicant shall be required to demonstrate compliance with the lot width requirement of 60' for proposed Lots 4 and 6 utilizing the lot width definition pursuant to RMC 4-11-120. The average distance between the side lines connecting front and rear lot lines shall be submitted to the Current Planning Project Manager prior to construction permit approval. Staff Comment: The applicant has demonstrated compliance with the lot width requirement of a minimum of 60 feet for proposed Lots 4 and 6. The average distance between the side lines connecting front and rear lot lines was submitted to and was approved by the Current Planning Project Manager and is shown on the approved construction plans.  Condition #9 – The applicant shall be required to submit a revised landscape plan, depicting a 10-foot wide on-site landscape strip for all lots. The final detailed landscape shall be submitted to and approved by the Current Planning Project Manager prior to Final Plat recording. Such landscaping shall include a mixture of trees, shrubs, and groundcover as approved by the Department of Community and Economic Development. Staff Comment: A revised landscape plan, depicting a 10-foot wide onsite landscape strip for all lots, and meeting City requirements shall be submitted and approved by City prior to final plat recording.  Condition #10 – The applicant shall submit a Final Mitigation Plan for impacts (tight- lining of drainage system and pedestrian connections) to the critical areas on site or their buffers. The Final Mitigation Plan shall be submitted to and approved by the Current Planning Project Manager prior to utility construction permit approval. The applicant shall also establish a Native Growth Protection Easement over that part of the site encompassing the stream/wetland and buffer area and place fencing and signage along the buffer. Staff Comment: The applicant has submitted a Final Mitigation Plan for impacts (tight- lining of drainage system and pedestrian connections) to the critical areas buffer. The Final Mitigation Plan was approved by the Current Planning Project Manager. A City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Mindy’s Place Final Plat LUA17-000282, FP October 25, 2017 Page 5 of 6 HEX Report Mindy’s Place Final Plat LUA 17-000282, FP 14. The applicant has complied with the following conditions of the Hearing Examiner’s Reconsideration Decision dated June 30, 2014: Native Growth Protection Easement has been established on the final plat. The fencing and signage along the buffer have been installed.  Condition #11 –The applicant shall be required to provide a pedestrian connection across the critical area to connect the development to the existing pedestrian corridor in 162nd Ave SE as a means of pedestrian connectivity between neighborhoods. The revised plat plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. Completion of the trail may be deferred to after final plat approval for the purpose of acquiring Army Corps approval if bonded and for time periods authorized by City staff. Staff Comment: A pedestrian connection easement across the critical area to connect the development to the existing pedestrian corridor at 162nd Ave SE is granted and conveyed on the final plat. The pedestrian connection plan was approved prior to construction plan approval by the Current Planning Project Manager and was constructed as approved.  Condition #12 – The applicant shall be required to demonstrate safe walking conditions for students from the subject plat to the designated bus stop at 160th Ave SE at SE 137th Place prior to construction permit approval. Staff Comment: A letter was provided by the Issaquah School District stating that a new bus stop would be added at the entrance to the plat if school age children are present in the subdivision, therefore no safe walking path for students is required to the bus stop at 160th Ave SE at SE 137th Place.  Condition #13 – The applicant shall be required to submit a revised landscape plan, depicting up to a 15-foot landscape buffer around the proposed drainage facility. The revised landscape plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. Staff Comment: The revised landscape plan was submitted to, and approved by the Current Planning Project Manager prior to construction plan approval.  Condition #14 – A six foot tall cedar fence shall be installed along the southern property line. Staff Comment: This condition was revised in the Hearing Examiner’s Reconsideration Decision and the Revised Condition is included as FOF#11.  Condition #15 – 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 Staff Comment: The water system is in King County Water District 90's service area and was constructed to their standards. Fire hydrant locations were approved by the Renton Fire Authority.  Condition – Condition 14 of the above captioned application is revised to provide as follows: City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Mindy’s Place Final Plat LUA17-000282, FP October 25, 2017 Page 6 of 6 HEX Report Mindy’s Place Final Plat LUA 17-000282, FP D. CONCLUSIONS: 1. The subject site is located in the R-4 Zone and complies with the zoning and development standards established with this designation. See FOF#8 in Section C of this document. 2. The Final Plat satisfies the conditions imposed by the preliminary plat process. See FOF#’s 10 and 11, in Section C of this document. 3. The Final Plat complies with the Subdivision Regulations of Renton Municipal Code (RMC 4-7). 4. The Final Plat complies with mitigation measures required by the Environmental Review Committee as part of the State Environmental Policy Act (SEPA) process. See FOF#9 in Section C of this document. E. RECOMMENDATION: Staff recommends approval of Mindy’s Place Final Plat, File No. LUA17-000282, FP as depicted in Exhibit 6, subject to the following conditions: 1. All plat improvements shall be constructed to the satisfaction of City staff prior to the recording of the plat. SUBMITTED THIS 25th DAY OF October, 2017 Condition # 14. A six foot tall cedar fence shall be installed along the southern property line of Lot 5. Staff Comment: A six foot tall cedar fence has been installed along the south line of Lot 5 and Tract “B”.