HomeMy WebLinkAboutD_The Pines_LUA18-000063_FP_180711.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Administrative Report LUA18-000063
A. ADMINISTRATIVE DECISION
DECISION: APPROVED DENIED
REPORT DATE: July 11, 2018
Project Name: The Pines Final Plat
Project File Number: PR16000372
Land Use File Number: LUA18-000063
Project Manager: Ann Fowler
Project Summary: A 14-lot residential plat with 3 tracts that was given preliminary plat approval under
The Pines preliminary plat LUA17-000801.
Project Location: 850 Monroe Ave NE; Parcel Number 0923059116 and 0923059117
B. EXHIBITS:
Exhibit 1: Final Plat Plan
Exhibit 2: Compliance with Preliminary Plat Conditions Summary
C. FINDINGS OF FACT (FOF):
1. Conformance with Preliminary Plat:
Compliance 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 Pines Final Plat, File No. LUA18-000063 FP, as depicted in Exhibit 1, is approved.
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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7/11/2018 | 11:08 AM PDT
City of Renton Department of Community & Economic Development Administrative Report & Decision
THE PINES LUA18-000063
July 11, 2018 Page 2 of 2
Administrative Report LUA18-000063
TRANSMITTED this 11th day of July, 2018 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
Harbour Homes, LLC
4000 North 34th Street, Suite 300
Seattle, WA 98103
Harbour Homes, LLC
4000 North 34th Street, Suite 300
Seattle, WA 98103
Jamie Waltier, Harbour Homes
400 N 34th Street, Suite 300
Seattle, WA 98103
TRANSMITTED this 11th day of July, 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 July 25, 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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GRAPHIC SCALE
150'300'600'
1 INCH = 300 FT.
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GRAPHIC SCALE
15'30'60'
1 INCH = 30 FT.
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GRAPHIC SCALE
15'30'60'
1 INCH = 30 FT.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Exhibit 2
Compliance with preliminary plat (The Pines; LUA17000801) Summary of Conditions
Satisfied
PLN - Hearing Examiner Condition
1. The applicant shall provide a final detailed landscaping plan compliant with RMC 4-8- 120D at the time of Utility
Construction Permit review that provides 15-feet of landscaping surrounding stormwater Tract D. The vault may encroach into
the landscaping screen, provided the landscaping can still be planted on top of the vault. The final landscaping plan shall be
approved prior to Utility Construction Permit issuance. All tract landscaping shall be installed and inspected prior to plat
recording.
Comments: Trees shrubs and ground cover surround the tract with the exception of the access and north perimeter .
Landscaping compliments and compliments the tract and is also usable area as the stormwater is within an underground
vault.
2. The applicant shall provide a final landscaping plan for review and approval by the Current Planning Project Manager at the
time of Utility Construction Permit review that provides a berm within the 15-foot landscaping screen in stormwater Tract D along
the Monroe Ave NE frontage. The final landscaping plan shall be approved prior to Utility Construction Permit issuance. The
berm shall be installed and inspected prior to plat recording.
Comments: The applicant has installed the approved 24-inch berm shown along Monroe Ave frontage as shown on the civil
construction plans. The approved berm details can be found on plan number R-3927014.
3. The applicant shall be required to create a homeowner’s association for the shared maintenance and responsibility of the
shared tracts and all other shared improvements of this development. A draft of the document(s) shall be submitted to Current
Planning Project Manager for the review and approval by the City Attorney and Property Services section prior to the
recording of the final plat. The HOA documents shall be recorded concurrently with the final plat.
Comments: The applicant has created a homeowner’s association maintenance agreement and has submitted a draft of the
documents for review and approval by the City Attorney and Property Services section prior to final plat recording .
4. The applicant shall provide a Road and Grading Plan for review and approval by the Current Planning Project Manager at the
time of Utility Construction Permit review that provides tree protection measures identified in RMC 4-4-130H9 for offsite trees
with drip lines that are within the subject property; Provided that the “retained” trees referenced in 4-4-130H9 are
construed as trees required to be retained (either by the applicant or previously by adjoining property owners) by the City’s tree
retention standards.
Comments: An Arborist was onsite during grading activities within the drip lines of offsite trees.
5. The applicant shall provide a final landscaping plan for review and approval by the Current Planning Project Manager at the
time of Utility Construction Permit review that provides details of split-rail fencing around Tree Retention Tract A and signage
identifying the tract as tree protection. Split-rail fencing and signage shall be installed and inspected prior to final plat recording.
Comments: The applicant submitted a fencing and signage detail for the required fencing and signage along the boundary
of the tree protection tract. The fencing and signage detail was reviewed and approved by the City Current Planning Project
Manager. The approved fencing and signage details can be found on plan number R-3927.
6. The applicant shall revise the Preliminary Plat for review and approval by the Current Planning Project Manager at the time of
Utility Construction Permit review that provides a front yard setback variation for at least one (1) lot for every four (4) abutting
street fronting lots and the varied setbacks shall be provided as a note on the face of the plat.
Comments: Setback variations have been provided on Lots 3, 5, 6, 8, and 13 as shown on the approved civil construction
plans. The approved building setbacks can be found on plan number R-3927003.
7. The applicant shall provide a plat layout color palette for the new single family homes for review and approval by the Current
Planning Project Manager prior to plat recording.
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Comments: The color pallete has been submitted and approved by the current planning project manager.
8. The applicant shall provide a revised paving plan for review and approval by the Current Planning Project Manager, at the time
of Utility Construction Permit review identifying the modified Monroe Ave NE street section , as approved through Modification
Request 1.
Comments: The required modified street section shown on civil construction plans. The approved street section can be
found on plan number R-3927011.
9. All future homes within the subdivision shall have a fire sprinkler system approved by the Renton Fire Authority .
Comments: A note has been placed on the final plat indicating that all future homes shall have an approved fire system
approved by the Renton Fire Authority .
10. The applicant shall provide a note on the face of the plat restricting access for lots 5 and 6 to the shared driveway. The front
of the future homes on lots 5 and 6 shall be oriented to the new residential street (Road A) with garages located on the side
or rear of the homes.
Comments: A note has been placed on the final plat indicating that access to the lots 5 and 6 shall be obtained from Tract
B.
11. The applicant shall submit revised plans for review and approval by the Current Planning Project Manager at the time of
Utility Construction Permit review removing the four (4) pedestrian ramps facing east along Monroe Ave NE .
Comments: The applicant has provided adequate ada ramps in accordance with the approved civil construction plans. The
approved ada details can be found on plan number R-3927008.
12. 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.
13. 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: Side sewer lines were installed a minimum of eight feet (8’) into each lot
14. 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. Utilities installed in the parking strip
were placed in such a manner and depth to permit the planting of trees. Those utilities located beneath paved surfaces 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.
15. 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.
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