HomeMy WebLinkAbout10-28-1996 - HEX Decision 1
October 28, 1996
OFFICE OF THE HEARING EXAMINER
CITY OF RENTON
REPORT AND DECISION
APPLICANT: Gregg Kappers, Triad Associates
Flynn Short Plat
File No.: LUA-96-106,ShPl
LOCATION: South of NE 6th Place,North of
Blaine Ave.NE, East of Sunset Blvd.
SUMMARY OF REQUEST: To subdivide 2.35 acre parcel into nine lots for development of
single family homes.
SUMMARY OF ACTION: Development Services Recommendation: Approve with
conditions
DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the
Examiner on October 8, 1996.
PUBLIC HEARING: After reviewing the Development Services Report, examining
available information on file with the application, field
checking the property and surrounding area;the Examiner
conducted a public hearing on the subject as follows:
MINUTES
The following minutes are a summary of the October 15, 1996 hearing.
The legal record is recorded on tape.
The hearing opened on Tuesday, October 15, 1996, at 9:04 a.m. in the Council Chambers on the second floor of
the Renton Municipal Building. Parties wishing to testify were affirmed by the Examiner.
The following exhibits were entered into the record:
Exhibit No. 1: Yellow file containing the original Exhibit No. 2: Vicinity map
application, proof of posting, proof of publication and
other documentation pertinent to this request.
Exhibit No.3: Short plat map
The hearing opened with a presentation of the staff report by MARK PYWELL, Project Manager, Development
Services, City of Renton, 200 Mill Avenue South, Renton, Washington 98055. The applicant seeks to
subdivide approximately 2.3 acres into nine single family lots. The lot sizes would range from approximately
5,800 square feet to over 14,000 square feet. The short plat is located east of Sunset Boulevard and the I-405
corridor,with NE 6th Place to the north and Blaine Avenue NE to the south. Short plats are exempt from
SEPA review in accordance with both the City's environmental review ordinance and the SEPA RCW.
Gregg Kappers, Triad Associate_
Flynn Short Plat
File No.: LUA-96-106,ShP1
October 28, 1996
Page 2
The Comprehensive Plan(CP)designates this area of the City as Residential Single Family. The short plat
would allow for the construction of nine single family homes, one for each of the nine proposed lots.
Development densities in this area are 8 units per acre with a range of 5 to 8 dwelling units being acceptable.
There are 1.8 net developable acres on this site after the road area is subtracted from the gross acreage which
was 2.3 acres. Net density would allow for a range of single family homes of 9 to 14 lots. The applicant is
requesting nine lots due to the shape and configuration of the parcel. The CP also indicates that the minimum
lot area for the single family residential zone is 4,500 square feet. As noted, the proposed lots would range
from approximately 5,800 to 14,600 square feet. Again, the lot sizes have been dictated by the existing shape
of the lot that is being subdivided and the need to provide adequate access to each of those lots. Minimum
dimensions are 50 by 65 feet except for cul-de-sac blocks where the frontage is allowed to be reduced, and
again the lots have been designed to comply with the City's regulations.
Access to the lots will be from Blaine Avenue NE onto the cul-de-sac road. The cul-de-sac road will traverse
across the north side of the subject property. There will also be a short private road coming off the end of the
cul-de-sac in accordance with the City's road standards, and that will provide access to the westerly three lots,
Lots 7, 8 and 9. Lot 6 could potentially get its access either from the private road or directly from the end of
the cul-de-sac.
The Examiner asked if it would be possible to extend the road to the west and then to the north to provide
access to what looks like larger lots along Sunset that eventually could be subdivided. Mr. Pywell responded
that staff did not feel that was necessary at this time, and that there were topographical constraints to be
considered.
The Examiner stated his concern that the location of the proposed cul-de-sac road would mean that lots
fronting on NE 6th Place would have a road in front of and immediately behind them. What used to be one
single family lot is now going to provide 90 vehicle trips on the average per day along the rear lot line of lots
that used to have private rear yards. Mr. Pywell stated that staff did look at that potential, but one of the
problems was if a road was brought in directly along the south property line it would make for a very sharp
angle just before the intersection between where Blaine Avenue NE makes the corner. Also between NE 6th
Place and what is being identified as NE 6th Court on the north side of the subject property there are some
topographical changes so those lots would not have direct access onto both streets which is one of the concerns
staff usually has with a configuration of this sort.
The high point of the lot is around the Blaine Avenue area. It generally slopes downward towards the west and
then there is a drop-off in the southwest corner where it leads down to Sunset Boulevard. In order to get the
flows from both the drainage and the sanitary sewer,they will need to connect out with Sunset Boulevard.
From discussions with other City staff, it is noted that in order to bring the sewer back up towards Blaine
Avenue, it would most likely require some sort of lift station. Bringing it out through the southwest corner to
Sunset Boulevard is a more acceptable solution to the City. Staff is recommending that fencing be installed
along the rear portion of the proposed lots, and again either fencing or a landscape buffer between the road and
the existing residences along NE 6th Place, and also to the east.
Police and Fire have indicated they have adequate resources to furnish services to the proposed development,
subject to the applicable code requirements. There is a fire mitigation fee of$488.00 for all new single family
structures. There are several recreation parks in the vicinity of this subject property and there is also a
Gregg Kappers, Triad Associate_
Flynn Short Plat
File No.: LUA-96-106,ShP1
October 28, 1996
Page 3
recreation mitigation fee of$530.76 per single family home. The Renton School District has identified the
schools that the students would attend, and they feel they have the capacity in those schools to handle the
students.
It should be noted that aircraft accessing the Renton Municipal Airport do over-fly this area and that they
sometimes are at lower elevations; less than 1,000 feet above ground level in this particular area as they
approach the airport. For street improvements, staff would also note that the Transportation Division has
established a mitigation fee of$75 per new net trip generated by each of the nine lots.
Concerning the storm water, the preliminary design has been found acceptable, but the final design will need to
be approved by the City. At this time there are no easements for the storm water nor the sanitary sewer across
the adjacent property. Without some assurance that the short plat will be approved,the easements would not do
the City any good.
At this time staff would recommend approval of the short plat, subject to the conditions contained in the staff
report.
JEFF COX, Triad Associates, 11814 115th Avenue NE, Kirkland, Washington 98034, applicant representative
herein, stated there were ongoing discussions with the adjacent property owners regarding easements of this
parcel. There is also an existing power pole easement that runs along the west property line which is being
investigated.
He explained the different reasons for locating the proposed detention system at the lowest portion of the site,
and that, if necessary, service can be accessed from down below through the utility easements that must be
obtained for water and sewer.
ROBERT SCHALKLE, 664 Sunset Boulevard NE, Renton, Washington 98056, stated that he owns the large
piece of property to the south of Mr. Sokolsky's, who is the owner of the adjacent property to the south of the
subject site. He stated that Mr. Sokolsky does not own enough property on Sunset to do what the applicant is
talking about as far as running across Mr. Sokolsky's property with a sewer line, but that he does. He feels
there has been a lack of communication between the applicant and the adjacent property owners.
He asked on behalf of Mr. Sokolsky if there was going to be a fence on the south side. Because of the contour
of the land, part of the property is level with Mr. Sokolsky's,then it goes up and then down into a gully. He
was also concerned about the water drainage from this site.
JOHN WILLENBORG, 2205 NE 6th Place, Renton, Washington 98056, spoke as an adjacent landowner. He
expressed his concern that proper notice of the hearing was not given. Mr. Pywell responded that it was his
understanding that the notice went out properly. The applicant provides the mailing address labels and the
postage, but the City does the mailing.
Mr. Willenborg felt the large lot sizes of 14,000 square feet were not compatible with the adjacent smaller lots.
He also asked if he could access the new public road at the back of his property, and was told he could if he
obtained the proper curb cut permit. He also commented regarding the ownership of the property, assessments
which might be owing by adjacent owners, and any new tax assessments. He stated that he would like to go on
Gregg Kappers, Triad Associate_
Flynn Short Plat
File No.: LUA-96-106,ShP1
October 28, 1996
Page 4
public record in opposition to the proposed short plat because he would be adversely affected by having a road
both in front and back of his property.
KENT CORREA, 670 Sunset Boulevard NE, Renton, Washington 98056, stated that he owned the triangle
parcel at the corner on Sunset Boulevard where the question is about the easements. He asked if there would be
fencing on the west side of the subject site,to which Mr. Pywell responded that there would be. Mr. Correa
explained his position regarding the utility easements across his property.
NEIL WATTS, Plan Review Supervisor, Development Services Division, City of Renton, 200 Mill Avenue
South, Renton, Washington 98055, addressed the issue of street location on the subject site and best access for
the proposed lots. He also addressed the concerns of the drainage for this project, as well as landscaping and
maintenance agreements for its upkeep.
The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and
no further comments from staff. The hearing closed at 10:10 a.m.
FINDINGS, CONCLUSIONS & DECISION
Having reviewed the record in this matter, the Examiner now makes and enters the following:
1. The applicant, Gregg Kappers, Triad Associates, filed a request for approval of a 9-lot short plat.
2. The yellow file containing the staff report,the State Environmental Policy Act(SEPA)documentation
and other pertinent materials was entered into the record as Exhibit#1.
3. The Environmental Review Committee(ERC),the City's responsible official, determined that the
proposal is exempt from an environmental assessment.
4. The subject proposal was reviewed by all departments with an interest in the matter.
5. The subject site is located east of the 600 block of Sunset Boulevard NE The site has no frontage along
Sunset. Blaine Avenue NE ends at the southeast corner of the site. The site is located north of NE 6th
Court and South of NE 7th Street.
6. The subject site is a roughly triangular parcel approximately 2.35 acres in size. The western property
line is approximately 299.22 feet long. The southern property line is approximately 567.23 feet long.
7. The subject site slopes downward generally from east to west from approximately 240 feet to 160 feet.
The area north of the site also rises.
8. City maps incorrectly show the property located abutting the southwest corner of the site as part of the
Sunset Boulevard right-of-way. The property is in private ownership. The parcels south of the subject
site achieve access to Sunset through either pipestem driveways or easements.
9. The applicant proposes dividing the subject site into nine single family lots varying in size from 5,842
square feet to 14,662 square feet. The lots would generally run in one tier from Proposed Lot 1 at the
southeast corner of the site to Proposed Lot 9 in the northwest corner of the site.
Gregg Kappers, Triad Associate..
Flynn Short Plat
File No.: LUA-96-106,ShP1
October 28, 1996
Page 5
10. The following dimensions apply to the lots proposed for the subject site.
Proposed Lot Approx.Width Approx.Depth Square Footage
1 69.26 109.52 7,021
2 58.00 120.90 6,689
3 55.00 120.90 6,607
4 83.00 82.90 5,842
5 108.00 82.90 7,100
6 98.00 144.16 10,433
7 75.00 203.38 14,662
8 119.20 88.89 9,632
9 105.00 88.89 8,274
11. Utility lines for water, sewer and storm water are located in the Sunset right-of-way. Domestic water is
also located in Blaine. NE 6th Place is uphill from the subject site and neither sewer nor storm water
services are available in this street for this site. The applicant will require an easement from an abutting
property owner in order to extend sewer and storm water utilities to the subject site. The applicant has
not achieved any easements at this time.
12. The subject site is located within the Renton School District. School assignments are made on a space
available basis. The proposed plat will generate approximately 7 students distributed through the
various grades.
13. The proposed plat will generate approximately 90 vehicle trips per day. The applicant will be paying a
traffic mitigation fee. Staff has noted that the local roadways have capacity to handle this additional
traffic.
14. The applicant proposes a combination of a public cul-de-sac street and a private easement roadway off
the cul-de-sac to provide access to the general site and to the interior lots. The public road would
extend Blaine to the north. The public roadway would then turn west and run along the north property
line. The public road would provide access to Proposed Lots 1 through 6 and possibly Lot 7. At the
cul-de-sac a private 40 foot wide easement would provide access to Proposed Lots 7, 8 and 9.
15. The public road and easement roadway would create an unusual situation in which the tier of lots to the
north would have a public road adjacent to both the front yard and rear yard. This will subject these
homes to more traffic noise than is generally found where a block of lots has a roadway on only one-
side. The roadway may be available to the residents of the northern homes but that would depend on
the topography of those parcels. The topography was not available at the public hearing.
16. In addition,the alignment of the roadway appears to create a small remainder parcel at the very eastern
edge of the parcel. The applicant proposes dedicating this parcel to the City but with the proviso that
the applicant or eventual homeowners'association maintain the landscaping.
17. Staff has recommended that the applicant screen the northern lots by the installation of a fence and
landscaping as appropriate.
18. There have been drainage problems in the area in the past due to the terrain. The applicant proposes
creating a detention system in the southwest corner of the site. The system would straddle the common
Gregg Kappers, Triad Associate.
Flynn Short Plat
File No.: LUA-96-106,ShP1
October 28, 1996
Page 6
19. The applicant will be paying a Parks mitigation fee to offset the impacts on the park system of
developing this site.
20. Two out-buildings belonging to others intrude on the subject site. These structures will have to be
removed prior to the approval of the short plat mylar.
CONCLUSIONS:
1. The proposed plat generally appears to serve the public use and interest, although it appears that in
order to generate the appropriate density, a roadway will be created abutting the rear lot line of an
existing tier of single family homes. The subdivision will provide additional housing choices in an area
with urban services. The development should not tax either the road system or the existing utility
infrastructure. Development of the additional lots will also increase the tax base of the City.
2. The proposed plat will also permit infill in an area with services and avoid urban sprawl. This site is
just outside of downtown Renton and should serve as a good location for new single family homes.
3. The proposed lots are generally rectangular although two are rather narrow and deep. In any event, they
do appear to provide reasonable building envelopes.
4. While the proposed roadway offers a reasonable intersection, it does create a non-traditional situation
where single family homes have roadways both in front and back of the homes. It would appear that if
additional consideration had been given to the impact on the northern homes,a different road
arrangement might have been achieved. The intersection might have been less than optimal or the
applicant may have achieved fewer lots, but planning principles do involve occasional tradeoffs to
lessen the impacts of new development on existing development.
5. There is no question that the applicant needs to protect the northern homes from the impacts of having a
second road abutting the rear of their homes. The applicant shall install landscaping and shall maintain
that landscaping. The owners of these northern homes shall have the option of being provided a
pedestrian fence, a driveway or continuous fence as they decide. The applicant shall work with these
property owners to attempt to determine if curb cuts are desired as the street is designed and
constructed. Any subsequent curb cuts or alterations of the abutting landscaping shall be the
responsibility of these neighboring lots although the landscape maintenance shall remain with the
subject site's homeowners association.
6. The homeowners association shall also be responsible for maintaining the remainder parcel east of the
Blaine extension.
7. There are a number of easements that will be created on this property including the storm water
detention system, access to that system, as well as the easement roadway. The homeowners shall be
responsible as appropriate for the maintenance of these areas.
8. In conclusion, the proposed Short Plat appears acceptable as long as the homes north of the site remain
protected by both landscaping and a fence and the applicant achieves an easement for utility lines
linking the site with utility lines in Sunset Boulevard.
Gregg Kappers, Triad Associate..
Flynn Short Plat
File No.: LUA-96-106,ShP1
October 28, 1996
Page 7
DECISION:
The Flynn Short Plat is approved, subject to the following conditions:
1. The applicant will need to record an access easement to City of Renton standards on Lots 6, 7, 8 and 9 1--
for the private road. The easements will also need to note that the maintenance of the private road is the
responsibility of the landowners using the road. These documents will need to be prepared to the
satisfaction of the Development Services Division and recorded prior to or at the time of the short plat.
2. The applicant shall create and record a homeowners association that will be responsible for the
maintenance of all common areas, facilities, and structures except for the private road identified in
Condition 1 above. The documents creating the homeowners association shall be prepared to the
satisfaction of the Development Services Division and recorded prior to or at the time of the recording
of the short plat.
3. The applicant shall be responsible for the removal of both sheds that are shown in the right-of-way for '�
the cul-de-sac. These sheds shall be removed prior to the recording of the short plat.
4. The applicant shall construct a wood fence along the rear property lines of Lots 1 through 9 inclusive F
and along the north and northwest property line of Lot 9. This fence will need to be installed prior to \
the recording of the short plat.
5. The applicant shall install sight obscuring landscaping, consisting of a mixture of trees, shrubs, and
ground cover along the north side of the public road, the private drive and the cul-de-sac and also along
the east side of the cul-de-sac. The landscape plan will need to be approved by the Development
1/4
Services Division prior to the recording of the short plat. In addition, a fence shall be installed along
the property line. The applicant shall work with these homeowners to determine if they want pedestrian O
or vehicular access to the new roadway.
6. A fire mitigation fee of$488.00 per new single family home is required prior to or at the time of the v-
recording of the short plat.
7. A parks and recreation mitigation fee of$530.76 per new single family lot is required prior to or at the
time of recording the short plat.
8. A transportation mitigation fee of$75.00 per new trip generated is required at the time of or prior to the "
recording of the short plat. It is anticipated that each lot will generate ten(10)trips per day.
9. The applicant shall obtain and provide all required utility easements across the adjacent parcels. All
utility easements will need to meet City of Renton standards. The easements shall be recorded prior to
or at the time of the recording of the short plat.
Gregg Kappers, Triad Associate.,
Flynn Short Plat
File No.: LUA-96-106,ShPI
October 28, 1996
Page 8
ORDERED THIS 28th day of October, 1996.
.-- -k \___ __
FRED J. KA MAN
HEARING EXAMINER
TRANSMITTED THIS 28th day of October, 1996 to the parties of record:
Mark Pywell Jeff Cox, Triad Assoc. Robert Schalke
200 Mill Avenue S 11814 115th Avenue NE 664 Sunset Blvd.
Renton, WA 98055 Kirkland, WA 98034 Renton, WA 98056
John Willenborg Kent Correa Neil Watts
2205 NE 6th Place 670 Sunset Blvd.NE 200 Mill Avenue S
Renton, WA 98056 Renton, WA 98056 Renton, WA 98055
Douglas Thornton Joyce Treadway Maxine Motor
672 Sunset Blvd. NE 2221 NE 6th Place 8301 20th NW
Renton, WA 98056 Renton, WA 98056 Seattle, WA 98117
Dave Peterson Mary Ann Flynn
679 Camas Avenue NE Sandra Lee Ocha
Renton, WA 98056 8320 84th Avenue SE
Mercer Island, WA 98040
TRANSMITTED THIS 28th day of October, 1996 to the following:
Mayor Jesse Tanner Gregg Zimmerman, Plan/Bldg/PW Administrator
Members, Renton Planning Commission Jim Hanson, Development Services Director
Art Larson, Fire Marshal Mike Kattermann, Technical Services Director
Lawrence J. Warren, City Attorney James Chandler, Building Official
Transportation Systems Division Jay Covington, Mayor's Executive Assistant
Utilities System Division Councilperson Kathy Keolker-Wheeler
Valley Daily News
Pursuant to Title IV, Chapter 8, Section 15 of the City's Code, request for reconsideration must be filed in
writing on or before 5:00 p.m.,November 11, 1996. Any aggrieved person feeling that the decision of the
Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the
discovery of new evidence which could not be reasonably available at the prior hearing may make a written
request for a review by the Examiner within fourteen(14)days from the date of the Examiner's decision. This
request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may,
after review of the record, take further action as he deems proper.
An appeal to the City Council is governed by Title IV, Chapter 8, Section 16, which requires that such appeal
be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements.
Gregg Kappers, Triad Associate..
Flynn Short Plat
File No.: LUA-96-106,ShP1
October 28, 1996
Page 9
Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City
Hall.
If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants,the
executed Covenants will be required prior to approval by City Council or final processing of the file.
You may contact this office for information on formatting covenants.
The Appearance of Fairness Doctrine provides that no ex parte(private one-on-one)communications may occur
concerning pending land use decisions. This means that parties to a land use decision may not communicate in
private with any decision-maker concerning the proposal. Decision-makers in the land use process include both
the Hearing Examiner and members of the City Council.
All communications concerning the proposal must be made in public. This public communication permits all
interested parties to know the contents of the communication and would allow them to openly rebut the
evidence. Any violation of this doctrine would result in the invalidation of the request by the Court.
The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as
Appeals to the City Council.
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CITY OF RENTON
CURRENT PLANNING DIVISION
AFFIDAVIT OF SERVICE BY MAILING
On the ZS'-= day of ocAD , 1996, I deposited in the mails of the United
States, a sealed envelope containing
(-}e-don v Ek.4.W1 w e r k o rt
documents. This information was sent to:
Name Representing
Crc-al Ka P Pew -rvvac4 SoC talc-S
kY,v t CbvTea
3oLvv Litteht=.o
":Dbec sc.1n a 1 e_
(Signature of Sender) 9JJAthL.$(LL
STATE OF WASHINGTON )
) SS
COUNTY OF KING ) //
I certify that I know or have satisfactory evidence that 5 ,,/)Rf} 1'� - �� signed this
instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes
mentioned in the instrument.
�Q k .
Dated: j0/ci/C 6 //21tc,
Notary ry Publi i and for e State of Washington.. _
Notary (Prin pv,ex,ei
My appointment expires: /a11 1 Project Name: Flyhh \Abc ?kat
Project Number. 96 i0co
NOTARY.DOC
CITY OF RENTON
HEARING EXAMINER
PUBLIC HEARING
OCTOBER 15, 1996
COMMENCING AT 900 AM,
COUNCIL CHAMBERS, SECOND FLOOR, RENTON MUNICIPAL BUILDING
The application(s) listed are in order of application number only and not necessarily the order in which
they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner.
PROJECT NAME: FLYNN SHORT PLAT
PROJECT NUMBER: LUA-96-106,SHPL
PROJECT DESCRIPTION: The applicant seeks approval of a short plat to subdivide a 2.35 acre site
into nine (9) lots. The short plat would allow for the construction of nine single family homes. Location:
South of NE 6th Place, East of Sunset Boulevard and West of Camas Avenue.
Document6
i
City of Renton
PUBLIC Department of Planning/Building/Public Works
HEARING PRELIMINARY REPORT TO THE HEARING EXAMINER
A. SUMMARY AND PURPOSE OF REQUEST:
Public Hearing Date: October 15, 1996
Project Name: Flynn Short Plat
Applicant/ Gregg Kappers, Triad Associates
Address: 15 Oregon Ave, Suite 306
Tacoma, WA 98409
Owner/ Mary Ann Flynn & Sandra
Address: Lee Ocha
8320 84th Ave. SE
Mercer Island, WA 98040
File Number: LUA-096-106,SHPL Project Manager: Mark R. Pywell, AICP
Project Description: The applicant seeks to subdivide a 2.35 acre parcel into nine lots for development of
single family homes. Access will be provided from Blaine Ave. NE via a cul-de-sac
that will be provided as part of the short plat. Lot sizes will range from 5,842 sf to
14,662 sf.
Project Location: South of NE 6th Place, North of Blaine Ave. NE, East of Sunset Blvd.
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City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner
FLYNN SHORT PLAT LUA-96-106,SHPL
PUBLIC HEARING DATE: October 15, 1996 Page 2 of 8
B. GENERAL INFORMATION:
1. Owner of Record: Mary Ann Flynn & Sandra Lee Ocha
2. Zoning Designation: Residential 8 du/acre (R-8)
3. Comprehensive Plan Residential Single Family
:Land Use Designation
4. Existing Site Use: Vacant
5. Neighborhood Characteristics:
North: Single Family Residential
East: Single Family Residential
South: Single Family Residential
West: Single Family Residential
6. Access: Blaine Ave. NE
7. Site Area: 2.35 acres
8. Project Data: area comments
Existing Building Area: N/A
New Building Area: N/A
Total Building Area: N/A
C. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Annexation 1246 4/16/46
Comprehensive Plan 4498 2/20/95
Zoning 4404 6/7/93
D. PUBLIC SERVICES:
1. Utilities:
Water: 12" Water main located in Sunset Blvd.
4" Water line located in Blaine Ave. NE
Sewer: 8" Main located in Sunset Blvd.
Surface Water/Storm Water: 12" Main located in Sunset Blvd.
2. Fire Protection: City of Renton Fire Department
3. Transit: Route 106 on NE 7th Street
HEXRPT.DOC
City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner
FLYNN SHORT PLAT LUA-96-106,SHPL
PUBLIC HEARING DATE: October 15, 1996 Page 3 of 8
4. Schools: Highland Elementary School
McKnight Middle School through 96/97, Dimmit Middle
School thereafter
Renton & Hazen High Schools until 1999, Renton High
School thereafter
5. Recreation: Highlands Neighborhood Center
Cedar River Park
Liberty Park
6. Other: N/A
E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Section 4-31-5, Residential 8 du/acre (R-8)
2. Section 4-34, Street Improvements
3. Section 9-12, Subdivision Ordinance
F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Residential Single Family
G. DEPARTMENT ANALYSIS:
1. PROJECT DESCRIPTION/BACKGROUND
The applicant seeks to subdivide a 2.35 acre parcel into nine (9) lots. Access will be provided
from a cul-de-sac via Blaine Ave. NE. If approved the short plat would allow for the future
construction of nine single-family homes on lots ranging in size from 5,842 sf to 14462 sf. Six of
the lots will have direct access to the proposed cul-de-sac. Three of the proposed lots will
access the cul-de-sac via a private road.
2. ENVIRONMENTAL REVIEW
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as
amended), Short Plats are exempt from SEPA.
3 COMPLIANCE WITH ERC MITIGATION MEASURES
None required.
HEXRPT.DOC
City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner
FLYNN SHORT PLAT LUA-96-106,SHPL
PUBLIC HEARING DATE: October 15, 1996 Page 4 of 8
4. STAFF REVIEW COMMENTS
Representatives from various city departments have reviewed the application materials to
identify and address site plan issues from 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 the
report.
5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA:
Approval of a plat is based upon several factors. The following preliminary plat criteria have been
established to assist decision makers in the review of the plat:
(a) Compliance with the Comprehensive Plan Designation. The proposal is consistent with
the Comprehensive Plan designation of Residential Single Family. If approved, the short plat
would allow for the construction of nine new single family homes.
Policy LU-34: Net development densities of 8 dwelling units per acre should be allowed in
Residential Single Family neighborhoods. The subject property has a net developable area of
1.8 acres. At a density range of five to eight dwelling units per acre the applicant could request
approval of a short plat of 9 to 14 lots. The proposed configuration provides for nine lots. Due to
the configuration of the existing parcel and its limited access, the nine lot short plat appears to
be reasonable.
Policy LU-35: A minimum lot size of 4,500 square feet should be allowed in Single Family
Residential neighborhoods. Although the applicant could theoretically obtain more lots if the
short plat included lots smaller the proposed minimum of 5,842 sf, in this case that is not
practicable. The short plat is being designed with a cul-de-sac as it is limited to a single access
point for vehicles. In order to reduce the lot area the applicant would need to reduce the
frontage of the lots along the cul-de-sac. This would require the reduction in lot widths to
dimensions that would be inconsistent with the development standards for new lots contained
within the Renton Municipal Code.
(b) Compliance with the Underlying Zoning Designation. The proposal site is designated
Residential 8 du/acre (R-8), on the City of Renton Zoning Map. The proposed development
would allow for future construction of up to 9 new dwelling units.
Minimum lot size permitted in the R-8 zone is 4,500 sf. The proposed plat would provide 9 lots
ranging in size from 5,842 sf to 14,662 sf. These lot sizes are compatible with other existing lots
in this area.
The zone also requires that each lot have a minimum width of 50 feet and a minimum depth of
65 feet. The only exception is for lots on a cul-de-sac that can have a minimum lot width of 35
feet. All of the proposed lots meet or exceed the minimum requirements.
(c) Compliance with Subdivision Regulations.
Lot Arrangement: Side lot lines are to be at right angles to street lines, and 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 Improvement Ordinance (Code Section 4-34).
HEXRPT.DOC
City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner
FLYNN SHORT PLAT LUA-96-106,SHPL
PUBLIC HEARING DATE: October 15, 1996 Page 5 of 8
As noted above all of the lots have direct access onto the cul-de-sac, a dedicated public
road, or a short private road that will lead into the cul-de-sac. The cul-de-sac is located
with a fifty foot wide easement. The private road will be within a forty foot wide
easement that will be located on a small portion of Lot 6 and all the way across Lots 7
and 8. The private road will terminate a Lot 9. An easement will need to be recorded on
each of the lots that the private road will cross. The easement should also include
language that the people who obtain access from the private road will need to maintain
the road.
Lots: 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.
Although five of the nine lots created by this short plat are irregular in shape, the lots are
consistent with the standards developed for this zone. The proposed short plat is an infill
project and the lots being created at this time are the result of the existing property lines
and the need to provide adequate access to each of the lots.
Property Corners at Intersections: All lot corners at intersections of dedicated public
rights-of-way, except alleys, shall have minimum radius of 15 feet.
Although the radius is not shown on the short plat map, the applicant will need to comply
with this Code-requirement.
(d) Reasonableness of Proposed Boundaries
Access
The proposal is anticipated to generate up to 90 AWDVTE'S vehicle trips per day. The adjacent
road ways have the capacity to accept these trips.
Access to the individual lots will be provided from Blaine Ave. NE to the proposed lots via a cul-
de-sac that will be dedicated to the City. It appears that the applicant is proposing to dedicate
the strip of land at the southeast corner of the site that is in excess the normal requirement for
the road right-of-way. This is acceptable to the City as this area is too small to be used for a
residential lot. The homeowner's association for this development will need to be responsible for
the maintenance of this area.
The applicant's plans for the development note two shed's that will be in the dedicated right-of-
way. These sheds will need to be removed or relocated prior to dedicating the right-of-way to the
City.
Topography
The project slopes downward from the Blaine Ave. NE area to Sunset Blvd. Although it is not
possible to bring a vehicle access out to Sunset Blvd. the applicant will need to bring the utilities
out this way. Both the sanitary sewer and the storm water sewer from the subject property will
need to connect to the mains located in Sunset Blvd. The applicant will need to obtain and
dedicate to the City the appropriate easement(s) for the utility lines as they cross any private
property.
HEXRPT.DOC
City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner
FLYNN SHORT PLAT LUA-96-106,SHPL
PUBLIC HEARING DATE: October 15, 1996 Page 6 of 8
Relationship to Existing Uses
The surrounding area has developed as a single family residential neighborhood on lots ranging
from approximately 4,800 sf to large lots that could conceivably undergo a subdivision at a later
date. The proposed short plat will continue the development of this area as a single family
residential neighborhood.
The applicant should provide a six foot tall wood fence along the rear of the proposed lots and
along the north and northeast side of Lot 9 in order to provide a separation between the new lots
and the existing residential area. The unpaved right-of-way along the north and east side of the
proposed NE 6th Court will need to be landscaped with a suitable combination of trees, shrubs,
and groundcover.
(e) Availability and Impact on Public Services (Timeliness)
Police and Fire
Police Department staff indicate that sufficient resources exist to furnish services to the
proposed development, subject to the condition that the applicant provide Code required
improvements and fees.
Fire Prevention staff have estimated the Code-required improvements that will be required for
this short plat. A Fire Mitigation fee of $488.00 is required for all new single family structures.
The fee in the case of preliminary plats is due prior to or at the time of the recording of the short
plat.
Recreation
There are three City parks in the area of this short plat that are readily available the future home-
owners within this short plat. The Community Service Department has established a Parks
Mitigation fee of $530.76 per single family home. This fee is due prior to or at the time of the
recording of the short plat.
Schools
The Renton School District has identified the schools that the students, generated from this short
plat, will attend. It is anticipated that the short plat will generate approximately four elementary
school students, two middle school students, and one high school student. The schools,
identified in Section D4 of this report, have the capacity to accept these students.
Storm water
The applicant has submitted a preliminary drainage report. This report has been found
acceptable as a preliminary design for the required improvements. The applicant will need to
submit a final design plan with the construction permits.
Water and Sanitary Sewer Utilities
As noted previously in this report, water and sanitary sewer improvements are available in the
vicinity of the subject property. The applicant will need to obtain any necessary easements
where the proposed lines cross private property. These easements will need to be dedicated at
the time of or prior to the recording of the short plat.
HEXRPT.DOC
City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner
FLYNN SHORT PLAT LUA-96-106,SHPL
PUBLIC HEARING DATE: October 15, 1996 Page 7 of 8
Sewer
As noted previously in this report, storm water sewer improvements are available in the vicinity
of the subject property. The applicant will need to obtain any necessary easements where the
proposed lines cross private property. These easements will need to be dedicated at the time of
or prior to the recording of the short plat.
Street Improvements
The applicant will need to provide the Code-required improvements for the cul-de-sac and
private road unless deferred or waived by the appropriate authority. Deferral and waivers for
improvements need to be filed with the Public Works Section separately from the short plat
application and may be filed anytime after the preliminary approval of the short plat. The
Transportation Division has established Mitigation Fee of $75.00 per new net trip generated by
the short plat (9 lots X 10 trips/day/lot X$75.00 = $6,750.00).
H. RECOMMENDATION:
Staff recommends approval of the Flynn Short Plat, Project File No. LUA-96-106, SHPL subject to the
following conditions:
(1) The applicant will need to record an access easement to City of Renton standards on Lots 6, 7,
8, and 9 for the private road. The easements) will also need to note that the maintenance of the private
road is the responsibility of the land owners using the road. These documents will need to be prepared to
the satisfaction of the Development Services Division and recorded prior to or at the time of the short
plat.
(2) The applicant shall create and record a Homeowner's Association that will be responsible for the
maintenance of all common areas, facilities, and structure's except for the private road identified in
Condition 1 above. The documents creating the homeowner's association shall be prepared to the
satisfaction of the Development Services Division and recorded prior to or at the time of the recording of
the short plat.
(3) The applicant shall be responsible for the removal of both sheds that are shown in the right-of-
way for the cul-de-sac. These sheds shall be removed prior to the recording of the short plat.
(4) The applicant shall construct a wood fence along the rear property lines of Lots 1 through 9
inclusive and along the north and northeast property line of Lot 9. This fence will need to be installed
prior to the recording of the short plat.
(5) The applicant shall install sight obscuring landscaping, consisting of a mixture of trees, shrubs,
and groundcover along the north side of the private drive and the cul-de-sac and also along east side of
the cul-de-sac. The landscape plan will need to be approved by the Development Services Division prior
to the recording of the short plat. In the event that a sight obscuring landscape plan can not be
developed for these areas the applicant may request written permission from the Development Services
Division to substitute a wood fence/landscape combination.
(6) A Fire Mitigation fee of$488.00 per new single family home/lot is required prior to or at the time
of the recording of the short plat.
(7) A Parks and Recreation Mitigation fee of$530.76 per new single family lot is required prior to or
at the time of recording the short plat.
(8) A Transportation Mitigation fee of$75.00 per new trip generated is required at the time of or prior
to the recording of the short plat. It is anticipated that each lot will generate ten (10) trips per day.
HEXRPT.DOC
City of Renton P/B/PW Department Preliminary Report to the Heating Examiner
FLYNN SHORT PLAT LUA-96-106,SHPL
PUBLIC HEARING DATE: October 15, 1996 Page 8 of 8
(9) The applicant shall obtain and provide all required utility easements across the adjacent parcels.
All utility easements will need to meet City of Renton Standards. The easement(s) shall be recorded
prior to or at the time of the recording of the short plat.
EXPIRATION PERIODS:
Preliminary Plats (PP): Three (3) years from final approval (signature) date.
Special Permit and Special Fill & Grade Permits (SP): Two (2) years from the final approval (signature)
date.
Site Plan Approvals (SA): Two (2) years from the final approval (signature) date.
HEXRPT.DOC