HomeMy WebLinkAboutWildwood View Final Plat Admin Rprt LUA17-000813 FP w Exhibits pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Administrative Report LUA17-000813FP
A. ADMINISTRATIVE DECISION
DECISION: APPROVED DENIED
REPORT DATE: April 5, 2018
Project Name: Wildwood View (aka Vuecrest Estates) Final Plat
Project File Number: PR13-000026
Land Use File Number: LUA17-000813, FP
Project Manager: Rohini Nair, Civil Engineer III
Project Summary: A 20-lot residential plat with 8 tracts that was given preliminary plat approval under Vuecrest
Estates preliminary plat LUA13-000642. The project has a culvert in the public right-of-way.
Project Location: 4800 Block Smithers Ave S; Parcel Number 3123059048
B. EXHIBITS:
Exhibit 1: Final Plat Plan
Exhibit 2: Compliance with Preliminary Plat Conditions Summary
C. FINDINGS OF FACT (FOF):
1. Conformance with Vuecrest Estates preliminary plat LUA13-000642:
Conformance with Preliminary Plat
The final plat shall:
1. Conform with only minor modifications to the preliminary plat.
2. The lot configuration and number of lots remain unchanged from the approved
preliminary plat.
3. The lots meet development standards of the Zoning Code.
4. Conditions of approval have been met as identified in Exhibit 2.
D. DECISION:
The Wildwood View Final Plat, File No. LUA17-000813, FP, as depicted in Exhibit 1, is approved, subject to the
following condition:
1. All plat improvements shall be either constructed or deferred with adequate security to the satisfaction
of City staff prior to the recording of the final plat.
Signature and Date
C.E. ‘Chip’ Vincent, Community and Economic Development Administrator
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4/5/2018 | 11:53 AM PDT
City of Renton Department of Community & Economic Development Administrative Report & Decision
WILDWOOD VIEW (AKA VUECREST ESTATES) FINAL PLAT LUA17-000813, FP
April 5, 2018 Page 2 of 2
Administrative Report LUA17-000813, FP
TRANSMITTED this 5th day of April, 2018 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
Harbour Homes, LLC
400 N 34th Street, Suite 300
Seattle, WA -98103
Mr. Jamie Waltier
400 N 34th Street, Suite 300
Seattle, WA -98103
Chris Burrus
400 N 34th Street, Suite 300
Seattle, WA -98103
TRANSMITTED this 5th day of April, 2018 to the following:
Jennifer Henning, Planning Director
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property and Technical Services Manager
Vanessa Dolbee, Current Planning Manager
Craig Burnell, Building Official
Fire Marshal
E. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the decision
date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the City Council
on or before 5:00 PM on April 19, 2018. An appeal of the decision must be filed within the 14-day appeal
period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the City Council, City of
Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.F governs appeals to the City Council and
additional information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-
6510.
EXPIRATION: The administrative final plat decision will expire six (6) months from the date of decision. A single
one (1) year extension may be requested pursuant to RMC 4-7-110.F. To revitalize the expired plat, the plat shall
be resubmitted as a preliminary plat. One extension to the six (6) month period may be granted by the
Administrator.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by
the approval body. The approval body may modify his decision if material evidence not readily discoverable prior
to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may
occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the
Hearing Examiner as well. All communications after the decision/approval date must be made in writing through
the Hearing Examiner. All communications are public record and this permits all interested parties to know the
contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of
this doctrine could result in the invalidation of the appeal by the Court.
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exhibit 1: final plat planDocuSign Envelope ID: AEAB89D7-414E-4A75-A936-67AA27D54929
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GRAPHIC SCALE
150'300'600'
1 INCH = 300 FT.
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GRAPHIC SCALE
20'40'80'
1 INCH = 40 FT.
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0
GRAPHIC SCALE
20'40'80'
1 INCH = 40 FT.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Conditions for Plan LUA13-000642
Satisfied
ERC Mitigation Measure
1. Recommendations regarding site preparation, grading, excavation, and slab-on-grade construction included in the report,
“Geotechnical Engineering Study, Proposed Smithers Ave Residential Plat…,” dated February 25, 2013, by Earth Solutions
NW, LLC, shall be followed prior to and during construction.
Comments: The Project construction complied with recommendations by the Geotechnical Engineer; construction was
supervised by a licensed professional geotechnical engineer and approved by City inspectors.
2. The area west from the line marking the natural top of the protected slope to the west property boundary, between the north
and south property lines, shall be designated Native Growth Protection Area ‘A’.
Comments: The Private Critical Area/Native Growth Protection Easement (NGPE) Tract has been included in Tract F on the
final plat. Please see notes and restrictions no. 2, sheet 2. The restrictions for Tract F imposes upon all present and future
owners and occupiers of the land to leave undisturbed all trees and other vegetation within the tract. The vegetation within
the tract may not be cut, pruned, covered by fill, removed or damaged without approval in writing from the City of Renton
Department of Development Services.
3. A Homeowners’ Association (HOA) shall be incorporated and the responsibility for maintenance of Native Growth Protection
Area ‘A’ shall be assigned to the HOA on the face of the plat prior to recording .
Comments: The Wildwood View Homeowners Association was established September 13, 2016. Ownership and
maintenance responsibilities have been assigned to the HOA on the final plat.
4. Building permits shall be issued, prior to construction, for any retaining walls at the project, regardless of site location and
height, and all such walls shall be structural.
Comments: All building permits for the retaining walls were issued prior to construction of the walls.
5. Building setbacks from the north-south top-of-slope line located west of Smithers Ave S shall be made a condition of approval
of the preliminary plat. Furthermore, the top of slope and the building slope setback line shall be indicated on the final plat map.
Comments: The top of slope is shown on the final plat map. Also, the 10-foot steep slope buffer (no disturbance area) is
shown on the final plat map.
6. Easements required to accommodate the conveyance of surface water from the project site to the area-wide, downstream
system shall be finalize prior to issuance of utility and site construction permits.
Comments: The Project obtained an offsite easement prior to construction plan approval. The recording number is
20161024000453 for the offsite storm easement, as shown on the final plat map.
7. A wetland and buffer monitoring plan shall be approved prior to issuance of utility and road construction permits and shall be
initiated prior to recording the plat. A bond, meeting the requirements of the Renton Municipal Code, shall be required for the
monitoring period of no less than 5 years.
Comments: A Project included a wetland and buffer monitoring plan that was submitted to the City for review and was
approved during construction plan approval. A bond was submitted by the applicant and collected by the City.
8. Native Growth Protection Easements ‘B’ and ‘C’ shall be protected and maintained by the Homeowners’ Association in
accordance with Renton Municipal Code requirements. This responsibility shall be recorded on the face of the plat.
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EXHIBIT 2
compliance with preliminary plat (vuecrest estates; lua13-000642) conditions summary
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Comments: The Private Critical Area/Native Growth Protection Easement (NGPE) Tracts B, D, E, and F have been included
on the final plat. Please see notes and restrictions no. 2, sheet 2. The restrictions for each of these tracts imposes upon all
present and future owners and occupiers of the land to leave undisturbed all trees and other vegetation within the tract. The
vegetation within the tract may not be cut, pruned, covered by fill, removed or damaged without approval in writing from the
City of Renton Department of Development Services. Tract C is a private tree retention tract with maintenance and
management obligations given to the Wildwood View Homeowners Association in accordance with Renton Municipal Code
requirements. This responsibility is identified on the face of the final plat.
9. Critical Area Study and Supplemental Stream Study shall be revised to remove the stream from plans where it is shown
within the wetland, revising the stream description and its linear dimensions accordingly. Such revisions shall be made prior to
recording the Final Plat.
Comments: The submittal and approval of the revised critical area study was completed prior to civil construction permit
approval as required in the condition. This revision meant that overall, only a very small area of the stream buffer was
impacted, in the southwest corner of the proposed development area.
Hearing Examiner Condition
1. The applicant shall comply with mitigation measures issued as part of the Mitigated Determination of
Non-Significance for the proposal.
Comments: The Final Plat complies with mitigation measures required by the Environmental Review Committee as part of
the State Environmental Policy Act (SEPA) process.
2. All proposed street names shall be approved by the City.
Comments: Street names have been approved by City staff and are shown on the final plat map.
3. All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of fifteen feet (15').
Comments: All lot corners at intersections of dedicated public rights-of-way have fifteen feet (15’) radii.
4. Side sewer lines shall be installed eight feet (8') into each lot if sanitary sewer mains are available, or provided with the
subdivision development.
Comments: The side sewer lines were installed a minimum of eight feet into each lot.
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.
Comments: All utilities designed to serve the subdivision were placed underground. All utilities were installed as approved
by the Department of Public Works. The installation was completed and approved prior to the application of the surface
material. Easements are provided for the maintenance and operation of utilities as specified by the Department of Public
Works and are shown on the final plat map.
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 elevation 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.
Comments: All cable TV conduits were undergrounded at the same time as other basic utilities were installed to serve each
lot. Conduit for service connections were laid to each lot line. The cost of trenching, conduit, pedestals and/or vaults and
laterals as well as easements that was required to bring service to the development was borne by the developer and/or land
owner. Maps and specifications were provided to City staff.
7. The applicant shall install all street name signs necessary in the subdivision prior to final plat approval.
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Comments: All street name signs have been installed.
8. The easements for the alley shall authorize access to all lots of the proposed subdivision.
Comments: The layout has been revised. There is no longer an alley provided within the final plat.
9. The applicant shall comply with nine the mitigation measures issued as part of the Determination of Non-Significance
Mitigated, dated August 26, 2014 [Exhibit 14].
Comments: The Final Plat complies with all nine mitigation measures required by the Environmental Review Committee as
part of the State Environmental Policy Act (SEPA) process.
10. The applicant shall submit a detailed landscape plan, meeting all landscape plan submittal requirements of RMC 4-8-120L.
The detailed landscape shall be submitted to and approved by the Current Planning Project Manager prior to issuance of
construction permits. Street trees shall not include Callery Pear and trees on S. 48th Pl shall be a different type from those on
Smithers Ave S.
Comments: The applicant submitted a detailed landscape plan for review and approval prior to construction plan approval.
The final as-built plans were reviewed and approved by the City Current Planning Project Manager.
11. The Replacement Tree Plan shall be revised to show the proposed locations for replanting 140 two-inch diameter
replacement trees.
Comments: The applicant submitted a replacement tree plan with the final plat. The replacement tree plan has been
incorporated into the final approved as-built plan.
12. Vegetation (trees, shrubs, and ground cover) shall be planted to replace vegetation (trees, shrubs, and ground cover)
removed for installation of the stormwater conveyance between the stormwater vault and the west property boundary of the
property. Type and quantities shall be sufficient to ensure erosion control in the protected slope area.
Comments: In accordance with the approved as-built landscaping plan, the applicant has restored existing vegetation in
areas of ground disturbance to match existing or better for the stormwater conveyance system between the detention vault
and the western property line.
13. As revised by City Council on 3/25/15: Prior to the recording of the final plat, a secondary fire access shall be constructed
providing a second means of access from Main Ave S (102nd Ave SE) to the plat by fire trucks and emergency vehicles. The
extent of street improvements necessary to effectuate this connection shall be determined by the City of Renton Fire
Department in accordance with applicable fire code standards and shall be the minimum necessary to provide for safe and
effective secondary access for fire trucks and emergency vehicles.
Comments: The Project layout has been revised such that Smithers Ave S now connects to Main Ave S in order to provide
public access throughout the final plat. The approved revised layout is depicted on the final plat map.
14. A recorded easement agreement demonstrating access to the existing downslope stormwater control system shall be
submitted prior to issuance of construction permits.
Comments: The applicant obtained an off-site easement prior to construction plan approval. The recording number is
20161024000453 for the off-site storm easement.
15. A Homeowners’ Association shall be incorporated for maintenance and equal and undivided ownership of the tracts , the
private access road, and the alley.
Comments: The Wildwood View Homeowners Association was established September 13, 2016 by the applicant. Ownership
and maintenance responsibilities have been assigned to the HOA on the final plat.
16. An easement shall be recorded along the east property boundary for future extension of the sanitary sewer system. The
easement shall be at the time of recording the final plat.
Comments: The project layout has been revised. The sanitary sewer system has been extended to the east through a future
right-of-way (Smithers Ave S and S 49th St).
17.All new fill shall be composed of free draining structural fill and not native soils.
Comments: All new fill was structural fill; construction was approved by City inspectors.
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18.Drainage from western lots into the steep slopes shall be minimized and all such drainage shall be dispersed.
Comments: The drainage into the steep slope has been minimized. Any pervious runoff will sheet flow disperse and all
impervious runoff will be collected.
19.Anchors for the stormwater tight line shall only be placed on the top and bottom of the pipe. The anchors should be
designed to withstand tree fall and soil movement. The pipeline should be constructed at the top and pulled down the slope
rather than moving it up the hill.
Comments: The applicant installed pipe slope anchors in accordance with the approved civil construction plans.
Planning Custom
1. The applicant shall comply with the recommendations included in the Geotechnical Engineering Study and Slope Analysis
prepared by Earth Solutions NW LLC., dated February 25, 2013 and April 10, 2013 respectively.
Comments: The Project construction complied with recommendations by the Geotechnical Engineer; construction was
supervised by a licensed professional geotechnical engineer and approved by City inspectors.
2. The applicant shall comply with the recommendations included in the Critical Areas Report, prepared by Wetland Resources,
Inc., dated April 8, 2013.
Comments: The project complied with the recommendations included in the Critical Areas Report, prepared by Wetland
Resources, Inc., dated April 8, 2013.
3. The applicant shall comply with the recommendations included in the Supplemental Stream Study, prepared by Wetland
Resources Inc., dated May 10, 2013.
Comments: The applicant complied with the recommendations included in the Supplemental Stream Study, prepared by
Wetland Resources Inc., dated May 10, 2013.
4. The applicant shall comply with the recommendations included in the Traffic Impact Analysis , prepared by TraffEx Northwest
Traffic Experts, dated April 23, 2013.
Comments: The Project complied with the recommendations included in the Traffic Impact Analysis, prepared by TraffEx
Northwest Traffic Experts, dated April 23, 2013.
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