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PRELIMINARY PLAT - 1
BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
RE: Maple Highlands
Preliminary Plat
LUA18-000633, PP
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FINDINGS OF FACT, CONCLUSIONS OF
LAW AND FINAL DECISION
SUMMARY
The Applicant requests preliminary plat approval to subdivide a 4.18 acre parcel located at 16210 SE
134th St, Renton, WA 98059 into 13 single-family residential lots. The proposal is approved subject
to conditions.
The proposal drew a significant amount of concern from several neighboring property owners due to
potential through traffic from persons trying to access nearby Liberty High School. As amply
demonstrated by the neighbors and City staff using Renton COR maps during the hearing, the
existing road network in the vicinity of the project site is highly primitive, largely composed of dirt
roads that are barely wide enough to accommodate cars passing in opposite direction. Liberty High
School is located a few blocks to the southeast of the project site. Currently there is no east to west
route from the high school through the project site area to major arterials to the east because the
primitive roads in that area are not continuous and end in several dead ends. The neighboring
property owners are concerned that the project will create the necessary street linkages to establish an
east-west route through their neighborhood between Liberty High School and developed arterials to
the west. The neighbors are also apparently concerned that the project will increase the number of
persons who get lost in their neighborhood looking for an east-west route. Neighbors noted that
they’ve seen as many as 20 vehicles driving through their roads during Liberty High School sporting
events looking for a throughway.
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PRELIMINARY PLAT - 2
The conditions of approval prevent any new connections that would create a new east-west route for
persons trying to access or leave Liberty High School. The only way that such a route could be
established would be via linkage between required frontage improvements along 164th Ave SE to the
developed 164th Ave SE street to the south of the project. A condition of approval prevents this
linkage from occurring by requiring a barricade to be placed at the southern end of the 164th frontage
improvements, preventing vehicles from travelling to the developed portion of 164th located to the
south of the project site. Fencing is also required at the barricade site to ensure that the barricade
effectively prevents traffic on a semi-permanent basis, until it is determined in future permit review
that the existing street system is adequately improved to effectively and safely accommodate through
traffic.
During the hearing there was also some discussion on requiring signage near the Liberty High School
to apprise persons looking for an east-west exit route that they would only encounter dead end
streets. In a post-hearing exhibit, Ex. 37, staff identified where such signage could reduce the
number of persons wandering the vicinity of the project site fruitlessly seeking an east-west exit
route from Liberty High School. Given the testimony of neighboring property owners, the need for
the additional signage appears well justified. However, there is no legal basis to require the
Applicant to install the signage. As repeatedly required by our state’s appellate courts, developers
can only be required to remedy problems they create. See, e.g. Burton v. Clark County, 91 Wn. App.
505 (1998). There is no logical basis to conclude that the Applicant can in any way be responsible
for increasing the number of people looking for an east-west exit out of Liberty High School. New
residents of the project site may look for such a route once or twice when they move in, but this
would only account for a minor fraction of the number of people who regularly wander the streets as
framed by the neighbors. The Applicant and/or City staff are certainly encouraged to work with
King County in placing the signage suggested in Ex. 37 if they wish to do so, but the signage cannot
be legally compelled by this decision.
TESTIMONY
Clark Close, City of Renton Senior Planner, summarized the staff report. In response to Examiner
questions, Mr. Close noted that currently there is no western access route to Liberty High School.
Neighbors are concerned that the road improvements made for the project will facilitate western
access on roads that are not suited for that function.
John Lange, neighbor, was concerned about traffic and access. He is specifically concerned about
traffic from the high school and elementary schools from people trying to avoid traffic by driving
through his neighborhood. The issue should have been addressed in the traffic report and was not.
However, he was happy to hear that there was a proposal to put up a barricade at the sound end of
164th. He wants agreement from the developer to put in large concrete blocks to barricade the end of
164th. Two additional streets have been blocked in the past, specifically 135th St. and 136th St.
People don’t want students and buses going through their neighborhoods. Liberty High School likely
has up to 1,000 students. It’s a safety issue as children are playing in the streets. Neighbors in the
area also want to get better notice of new projects beyond the 300 foot mailing radius. Vanessa
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PRELIMINARY PLAT - 3
Dolbee, planning manager, noted that large signs are posted advertising projects and also people will
be added as parties of record upon request after permit applications are filed. There’s also an on-line
map that shows the location of all current projects. However, it’s not feasible to keep track of all
persons who have an interest in specific future projects.
Caren Smith, neighbor, referred to trees located in the center part of the northern property line. She’s
lived in the neighborhood for 60 years. There’s water in the grove of trees. She’s concerned about
run-off. Her brother, next door, has sink holes on his property all of a sudden. No one knows why.
Construction may have something to do with it.
Lyn Winfield, neighbor, is concerned about traffic on 135th. It’s tough having two cars get past each
other. Metro buses have gotten stuck on that road when they accidentally go down the street. Other
people trying to get to Liberty sports events use 135th believing it’s an access road but it’s not. Public
notice signs don’t work in the area because the streets are not through streets and people don’t drive
down them. She’s saddened that the street blockade is temporary.
Jerry Winfield, neighbor, reiterated the narrowness of the roads. A lot of the neighbors have had to
help buses turn around because the roads are so narrow. Sometimes tow vehicles have to be brought
in to remove the buses because there’s no other way to get them out. Pick up trucks can’t pass each
other going in opposite directions. Children play in the street. High school drivers will come from
Liberty if the roads become connected.
Corey Robertson, neighbor, was told in an August meeting that 162nd or 134th would go all the way
through. Her property is off 162nd where she has an easement. It’s hard to go up her driveway due to
slopes. 132nd is too narrow for two way traffic. When it rains she’s flooded out. How are the road
improvements going to get done and who will build them? Once the homes are built she will
probably lose her views of Mt. Rainier and her property value will go down.
Noel Brandon, neighbor, has lived in the neighborhood at the end of 164th for 28 years. The roads are
very narrow. If 164th or 135th ever goes through the traffic would be huge. People are constantly
turning around at the end of the street trying to find an east-west route. He’s asked for signs that
notify there’s no east-west route. From the high school to the end of the road there’s 18 homes total.
There’s a ton of foot traffic of kids going to school. Metro guys get stuck on the road and can’t turn
around. He was wondering where the underground water detention vault was going to be located and
where it would drain. Neighbors didn’t know about the project until one of the neighbors within the
300 foot mailing radius told them. In response to Examiner questions, Mr. Brandon noted there is a
dead end sign, but it’s concealed around a corner and drivers have often turned into the street before
seeing the sign. He’s paved his half of the road and the other half is still gravel.
In rebuttal, Clark Close noted that the road barricade will be placed by the Applicant. They will
submit plans on how they propose to barricade the road. The barricade design hasn’t yet been
submitted. Concrete blocks can be considered. At this point City standards require a “Type 3”
barricade.
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PRELIMINARY PLAT - 4
In response to examiner questions, Vanessa Dolbee noted that it’s difficult to predict if the roads will
ever be developed to the point where it would be prudent to take down the barricades because the
roads in the road network are in King County jurisdiction, such as 135th and the driveway south of the
proposal. Developers have agreed to add a chain link fence to the standard Type 3 barricade, but the
City wants to make sure pedestrian connectivity is maintained. A no school access sign could be
added for areas with Renton jurisdiction. Staff will look into whether such a sign can be added and
will get back to the Examiner. If the barrier were ever taken down as part of a development project,
the notice for the project would essentially serve as notice of barricade removal.
In response to examiner questions regarding the placement of “local access only” signs, Ms. Dolbee
noted that those signs would likely have to be placed on King County roads to address the high
school traffic concerns of the neighbors.
On the question of whether 162nd or 134th would punch through, Mr. Close responded that the
Applicant was going to make frontage improvements to 162nd and 164th and these improvements
wouldn’t extend beyond project frontage. No new road connections are being proposed. Future
development could connect to the frontage improvements and make new connections.
Yoshio Piediscalzi, Applicant representative, noted that drainage regulations don’t allow any
stormwater discharge onto adjoining properties so if needed an interceptor trench or some kind of
swale will be installed to prevent off-site discharge along the north property line onto the Smith
property. Stormwater drainage leaving tract A will go south to 164th for 600 feet and then connect to
the existing Harmony Grove outfall. Sewer will head south on 164th then go east at SE 135th St due
south on 166th Ave SE to connect to an existing sewer line at Liberty High School. The developer
will be paying for and installing the Type 3 barricade. They are looking into installing a fence with a
pedestrian connection. A Type 3 barricade is composed of wooden slats and signage. Mr. Close
noted that the Type 3 barricade is sufficient to stop traffic.
Noel Brandon noted that some neighbors had paid to have their access paved. He wanted to know if
the road they paved would be restored if it were cut open for drainage improvements. Mr. Close
responded that City regulations require restoration.
Caren Smith wanted clarification on whether 162nd was going to be barricaded. Mr. Close responded
that no barricade is proposed for 162nd. Ms. Dolbee stated staff would look into whether a dead end
sign could be placed at the 132nd/162nd intersection.
Lyn Winfield noted there have been drainage issues that need to be taken into consideration. Justin
Johnson, from the City’s engineering department, noted that City staff had investigated off-site
drainage problems in order to assess the sizing needs for the drainage facilities. The drainage
facilities required of the Applicant will reduce the amount of water flowing to the properties that are
having flooding problems. Currently everything drains from the west to the east to a swale on the
proposed road and that drains down onto private property. The Applicant’s project will significantly
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PRELIMINARY PLAT - 5
reduce the size of the swale and the water will be diverted down 164th and bypass homes that have
historically had stormwater problems.
EXHIBITS
Exhibits 1-26 listed on page 2 of the February 12, 2019 Staff Report, in addition to the Staff Report
itself (Ex. 1), were admitted into evidence during the public hearing. Additional exhibits admitted
during the hearing are the following:
Exhibit 27 Staff Power Point
Exhibit 28 City of Renton COR Maps
Exhibit 29 Google Earth (aerials of project site and vicinity)
Exhibit 30 Neighborhood Comment Letter
Exhibit 31 Hohlbein email dated February 12, 2019
Exhibit 32 February 20, 2019 email from Clark Close to Examiner
Exhibit 33 Email Order Authorizing Comment Extensions dated February 22, 2019.
Exhibit 34 2/18/19 email from Christopher and Andrea Johnson
Exhibit 35 2/18/19 letter from Michelle Hohlbein
Exhibit 36 2/18/19 letter from Doris Yepez
Exhibit 37 2/20/19 email from Clark Close regarding Liberty High School dead end signage
Exhibit 38 2/21/19 email from Clark Close requesting additional response time
Exhibit 39 2/22/19 memo from Clark Close regarding responses to public comment letters
FINDINGS OF FACT
Procedural:
1. Applicant. The Applicant is Hamblin Living Trust, 16210 SE 134th St, Renton, WA
98059.
2. Hearing. A hearing on the application was held on February 12, 2019 in the City of Renton
City Council Chambers. The record was left open through February 19, 2019 at 5:00 pm to give an
opportunity for persons unable to attend the hearing due to snow to listen to the hearing recording
posted on the City’s website and add their own written comments. Staff was given until February
20, 2019 to respond and the Applicant until February 22, 2014. The comment deadlines were all
extended by Email Order dated February 22, 2019, Ex. 33, with final Applicant response due March
4, 2019.
3. Project Description. The Applicant requests preliminary plat approval to subdivide a 4.18
acre parcel located at 16210 SE 134th St, Renton, WA 98059 into 13 single-family residential lots.
Proposed lot sizes would range from 9,000 square feet to 12,425 square feet with an average lot size
of 9,922 square feet and an overall density of approximately 3.83 dwellings per net acre. All existing
structures on-site would be demolished. Access to the site would be via a new public residential
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PRELIMINARY PLAT - 6
access street through the center of the subject property. The Applicant would also construct half-
street frontage improvements on 162nd Ave SE and 164th Ave SE along the property frontages.
Stormwater would be conveyed and collected through the use of a detention vault located on the
southeast portion of the property.
4. Adequacy of Infrastructure/Public Services. The project will be served by adequate
infrastructure and public services as follows:
A. Water and Sewer Service. Water service will be provided by King County Water
District 90. A water availability certificate from King County Water District 90
would be required at the time of civil construction permit submittal. Sewer service
will be provided by the City of Renton. There is an existing 8” PVC sewer running
from north to south in 162nd Ave SE west of the site.
B. Police and Fire Protection. Police and Fire Prevention staff indicate that sufficient
resources exist to furnish services to the proposed development so long as code required
fire impact fees are paid.
C. Drainage. The proposal provides for adequate stormwater drainage facilities. The
proposal is subject to the City’s 2017 City of Renton Surface Water Design Manual
(“RSWDM”), which requires that the project not generate off-site stormwater flows that
exceed predevelopment, forested conditions. City staff have reviewed the Applicant’s
preliminary stormwater design and found it consistent with the requirements of the
Design Manual.
The Applicant’s preliminary stormwater design is detailed in its Preliminary Technical
Information Report (TIR), prepared by D.R. Strong Consulting Engineers, Inc. (dated
November 26, 2018; Exhibit 12). Based on the TIR, the project contains greater than
2,000 square feet of new impervious surface and therefore a Full Drainage Review is
required. To comply with RSWDM requirements, the Applicant has proposed a detention
wet vault to be located on the southeast corner of the project site.
D. Parks/Open Space. City standards do not require the dedication of any open space for
subdivisions located in the R4 district. In the absence of any evidence that the project
creates any need for open space, none can be legally required. See Isla Verde v. Camas,
146 Wn.2d 740, 755 (2000). Nonetheless the Applicant is proposing a tree retention tract
that is 6,149 square feet in area. The parks demand created by the proposal is adequately
mitigated by the required payment of park impact fees, which are due at the time of
building permit review. Park impact fees are currently assessed at the rate of $3,945.70
per single-family dwelling. The fee in effect at the time of building permit application is
applicable to this project and is payable at the time of building permit issuance.
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PRELIMINARY PLAT - 7
E. Streets and Circulation. The proposal provides for adequate streets. Public works staff
have reviewed the proposal and have found it for this stage of plat review to meet all
applicable road design standards. More detailed staff review will be conducted for final
plat review.
The proposed development fronts both 162nd Ave SE and 164th Ave SE along the west
and east property lines, respectively. 162nd Ave SE is classified as a Residential Access
Road. The existing ROW width is approximately 60 feet, which satisfies the RMC 4 -6-
060 required minimum ROW width of 53 feet. No additional right-of-way fronting on the
site would be required along the west property frontage. Per City code RMC 4-6-060, half
street improvements shall include a pavement width of 20 feet (13 feet from centerline), a
one half-foot (0.5’) wide curb, an eight-foot (8’) wide planter strip, and a five-foot (5’)
wide sidewalk, street trees and storm drainage improvements. 164th Ave SE is also
classified as a Residential Access Road with an existing ROW width of 30 feet. To meet
the City’s complete street standards for Residential Access streets for half-street
improvements, a minimum ROW of 34 feet is required. A dedication of 4.5 feet of ROW
would be required to complete the required half street improvements per City code 4-6-
060. The Applicant would need to show how they would connect to the northern tie-in
point at 164th Ave SE, roughly between SE 132nd St and SE 134th St.
Upon competition of the project road improvements, the south end of 164th Ave SE
would dead end to an unimproved grassy patch of ROW in King County. The ROW
eventually turns into a gravel surface that serves as access to three (3) residential homes
(13408 164th Ave SE, 13415 164th Ave SE, and 13425 164th Ave SE). With the ROW
improvements at the south end of 164th Ave SE the Applicant would be required to
install a temporary road barricade between City of Renton ROW and King County ROW.
The barricaded roadway would also require a sign stating future roadway extension. The
temporary road barricade would maintain current motor vehicle travel patterns in the area
until such time as 1) intersection improvements can be made to SE 135th St and 162nd
Ave SE; and 2) significant roadway improvement can be made within the current King
County ROW within 164th Ave SE between the SE 135th St and the subject property.
The road barricade at the end of 164th Ave SE would prevent vehicular traffic from
traveling south on 164th Ave SE beyond the limits of the subject property. The road
barricade design would not restrict pedestrian and bicycle traffic from passing through
this portion of the project.
The proposed internal residential road would be developed per RMC 4-6-060. Per RMC
4-6-060, a residential street includes a ROW width of 53 feet with a paved roadway width
of 26 feet consisting of two (2) ten-foot (10’) wide travel lanes and one (1) six-foot (6’)
wide parking lane. In addition, the ROW would also be constructed with a one half-foot
(0.5’) wide curb, an eight-foot (8’) wide planter strip, and a five-foot (5’) wide sidewalk
on both sides of the roadway. Street grades would not exceed fifteen percent (15%) and
all utilities are required to be undergrounded (Exhibits 7, 9 and 10).
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PRELIMINARY PLAT - 8
The roadway improvements proposed to 162nd Ave SE, the internal residential access
road (Road A), and 164th Ave SE would improve the City’s street grid system. To that
end, a typical road design with a cul-de-sac turnaround would be replaced with a de facto
turnaround in 164th Ave SE. On the east side of the project, 164th Ave SE would be
constructed to allow emergency vehicle turnaround capability from Road A. Any
dwelling unit located more than 500 feet down a dead end road would be required to
install fire sprinklers in the home. As a result, this would require Lots #6, 7, 8, 9, and 10
to install fire sprinklers. On November 8, 2018, an eight (8) lot short plat called Skyhorse
Short Plat (LUA17-000550) was approved subject to eleven (11) conditions of approval.
The approved short plat is proposing to extend 164th Ave SE from SE 132nd St to the
north property line of the development. If the project improvements to 164th Ave SE,
identified above, are completed by the land use approved Skyhorse Short Plat than the
proposed Maple Highlands development would tie-in to the completed residential access
road. In the end, if all the anticipated road improvements are completed by both the
Skyhorse Short Plat and Maple Highlands, including a complete street from the
intersection of SE 134th St and 162nd Ave SE through the subject property to the
intersection of SE 132nd St and 164th Ave SE, then the requirement to provide fire
sprinklers to Lot 6-10 would no longer be applicable as a result of the completed street
system. Therefore, a condition of approval requires that if frontage improvements on
164th Ave SE are not constructed from the intersection of SE 132nd St and 164th Ave SE
to the proposed development then the Applicant must ensure the installation of fire
sprinkler systems in all future homes located more than 500 feet from 162nd Ave SE,
namely Lots 6-10. If determined to still be applicable by the Renton Regional Fire
Authority at the time of civil construction permit, the Applicant would be required to
record this specific fire sprinkler system requirement on the face of the final plat.
In addition, street lighting is required for a development that includes more than four (4)
residential units. Street lighting is required along Road A, 162nd Ave SE, and 164th Ave
SE. Required streetlights shall be per City standards. Therefore, a condition of approval
requires that a street lighting plan per City standards shall be submitted at the time of
construction permit review.
A Trip Generation Letter Report was prepared by Northwest Traffic Experts (TraffEx),
dated August 27, 2018 (Exhibit 15), and submitted with the land use application. Per City
of Renton guidelines, a Traffic Impact Analysis (TIA) is only required for projects that
generate 20 or more trips in either the AM or PM peak hour. A traffic count was taken by
the traffic engineer on August 22, 2018 at the intersection of 162nd Ave SE and SE 134th
St. This intersection was found to be a very low volume intersection carrying a total of
three (3) trips in the peak hour from 4:00 to 5:00 pm.
Site generated traffic volumes were calculated by TraffEx, using data from the Institute of
Transportation Engineers (ITE) Trip Generation Manual, Ninth Edition for Single-Family
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PRELIMINARY PLAT - 9
Detached Housing (ITE Land Use Code 210). The proposed subdivision is estimated to
generate 114 net new average weekday daily trips with nine (9) AM peak hour period (2
in, 7 out) and twelve (12) PM peak hour period (8 in, 4 out) vehicle trips. These
calculated trips reflect the credit provided for the existing home that would be removed as
part of the proposal. Adequate sight distance would be provided at the new intersections.
Public works staff determined that it is not anticipated that the proposed project would
adversely impact the City of Renton’s street system subject to the payment of code-
required impact fees and the construction of code-required frontage improvements
(Exhibit 19). The 2019 transportation impact fee for a single-family residential house is
currently $7,820.42 The transportation impact fee, as determined by the Renton
Municipal Code at the time of building permit issuance shall be payable to the City.
As outlined in the Summary of this decision, a primary concern of neighboring property
owners was that the project would increase through traffic to and from Liberty High
School. The analysis of the Summary on this issue is incorporated herein as findings of
fact supporting the determination that a condition of this decision requiring a road
barricade on 164th is sufficient to prevent any increase in through traffic to and from
Liberty High School.
F. Parking. Sufficient area exists, on each lot, to accommodate off-street parking for a
minimum of two (2) vehicles as required by City parking standards. In addition, the new
residential access street (Road A) would provide one 6-foot (6’) on-street parking lane.
Compliance with individual driveway requirements would be reviewed at the time of
building permit review.
G. Schools. The proposal provides for adequate and appropriate schools and walking
conditions to and from school. It is anticipated that the Issaquah School District (ISD)
can accommodate any additional students generated by this proposal at the following
schools: Briarwood Elementary, Maywood Middle School and Liberty High School
(Exhibit 24). According to district staff, any new students from the proposed development
would be bussed to their respective schools. The location of the future bus stop has not
yet been determined. A nearby 2018 bus stop was located approximately 0.12 miles from
the project site at the intersection of SE 131st St and 162nd Ave SE. The proposed project
includes the installation of frontage improvements along Road A, 162nd Ave SE and
164th Ave SE, including sidewalks. Students would walk along the new sidewalks within
the development to get to the pending ISD bus stop. Sidewalks are currently installed
sporadically throughout the neighborhood and students may need to cross the nearby
roads in order to safely get to the bus stop. In order to ensure a safe route to all schools, a
condition of approval requires that the Applicant provide a plan showing existing and
proposed improvements to create a safe route from the project site to the future bus stop
determined by ISD or documentation from ISD that an additional stop will be added on
the project site.
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PRELIMINARY PLAT - 10
A School Impact Fee, based on new single-family lots, will be required in order to
mitigate the proposal’s potential impacts to the ISD. The fee is payable to the City as
specified by the Renton Municipal Code. Currently, the ISD school impact fee is assessed
at $15,276.00 per single-family residence.
5. Adverse Impacts. As conditioned, there are no significant adverse impacts associated with
the proposal. Adequate public facilities and drainage control are provided as determined in Finding
of Fact No. 4. Pertinent impacts are more specifically addressed as follows:
A. Compatibility. The proposal is fully compatible with surrounding development.
Surrounding properties on all sides are zoned and developed with single-family
development with properties to the north and west zoned R4 by the City of Renton and
the properties to the east and south zoned Urban Residential (4-12 du/acre). The aerial
photograph depicted in the staff report reveals that the surrounding area is developed in a
variety of densities with several subdivisions of density similar to the proposal. The
City’s landscaping standards also require 10 feet of landscaping along the 162 and 164
street frontages of the proposal and the tree retention tract (Tract B) all provide aesthetic
buffering to provide for additional compatibility.
B. Tree Retention. As conditioned, the proposal complies with the City’s tree retention
standards and thus provides for sufficient preservation of vegetation. The Applicant
submitted an Arborist Report that was prepared by Creative Landscape Solutions, dated
September 20, 2018 (Exhibit 13). Per the Tree Cutting and Land Clearing Plan, nearly all
vegetation is proposed to be removed or altered during construction (Exhibit 6), with the
exception of a few significant trees that are proposed to be retained. The Arborist Report
listed 26 significant on-site trees, 16 of which were measured as landmark trees. The
report concluded that 17 trees were exempt from retention standards, resulting in a total
of 9 viable trees on-site. The minimum tree retention requirement is thirty percent (30%)
of the net viable trees in the R-4 zone. Therefore, the Applicant is required to maintain a
minimum of six (6) of the possible 21 on-site fair or okay significant trees. After
dangerous and street ROW deductions, the Applicant is proposing to retain six (6) trees,
thus meeting the minimum retention standard of 30%. Additionally, two (2) more apple
trees (#1802 and #1805) in fair health should be retained within the tree retention tract to
boost overall tree retention as part of the development. Therefore, a condition of approval
requires that all five (5) apple trees be retained in the tree retention tract (Tract B).
Per RMC 4-4-130, a replacement ratio of 12 caliper inches (12”) per removed tree is
required for each tree less than the total required to be retained. All retained trees (i.e.,
protected trees) would be required to be protected during construction pursuant to RMC
4-4-130. It should be noted that there are several inconsistencies between the Arborist
Report, Tree Retention Plan and the Tree Retention Worksheet. A condition of approval
requires that a final tree retention plan that is consistent with a final arborist report shall
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PRELIMINARY PLAT - 11
be submitted and approved by the Current Planning Project Manager prior to issuance of
the construction permits.
The Applicant is proposing a tree retention tract in the southwest corner of the
subdivision. Tree tracts are required to be fenced with permanent fencing. This is
accomplished by installing a wood, split-rail fence with applicable signage that identifies
the trees in the tract as protected. The Administrator may approve pedestrian-sized
openings for the purpose of facilitating passive recreation within the tract for the benefit
of the community and may also authorize alternate styles and/or materials for the required
fencing.
C. Critical Areas. There are no critical areas on-site. A Geotechnical Engineering Study
prepared by Earth Solutions NW, LLC, dated June 21, 2018 (updated September 28,
2018; Exhibit 11), was submitted with the preliminary plat application materials.
According to the submitted report, no critical areas were identified on the project site.
Conclusions of Law
1. Authority. RMC 4-8-080(G) classifies preliminary plat applications as Type III permits. As
outlined in RMC 4-8-080(G), the Hearing Examiner is authorized to hold hearings and issue final
decisions on Type III applications subject to closed record appeal to the Renton City Council.
2. Zoning/Comprehensive Plan Designations. The subject property is zoned R4. The
comprehensive plan map land use designation is Residential Low Density.
3. Review Criteria and Street Modification. Chapter 4-7 RMC governs the criteria for
subdivision review. Applicable standards are quoted below in italics and applied through
corresponding conclusions of law. All applicable criterion quoted below are met for the reasons
identified in the corresponding conclusions of law.
Subdivision
RMC 4-7-080(B): A subdivision shall be consistent with the following principles of acceptability:
1. Legal Lots: Create legal building sites which comply with all provisions of the City Zoning Code.
2. Access: Establish access to a public road for each segregated parcel.
3. Physical Characteristics: Have suitable physical characteristics. A proposed plat may be denied
because of flood, inundation, or wetland conditions. Construction of protective improvements may
be required as a condition of approval, and such improvements shall be noted on the final plat.
4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water
supplies and sanitary wastes.
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4. As to compliance with the Zoning Code, Finding 17 of the staff report is adopted by
reference as if set forth in full. As shown in Ex. 2, each proposed lot will access Road A, which will
be dedicated as a public street. As determined in Finding of Fact No. 5, there are no critical areas on
site so the project site is fully suited for development. As determined in Finding of Fact No. 4, the
proposal will be served by appropriate and adequate provision for all necessary public infrastructure.
RMC 4-7-080(I)(1): …The Hearing Examiner shall assure conformance with the general purposes
of the Comprehensive Plan and adopted standards…
5. The proposed preliminary play is consistent with the Renton Comprehensive Plan as outlined
in Finding 16 of the staff report, which is incorporated by this reference as if set forth in full.
RMC 4-7-120(A): No plan for the replatting, subdivision, or dedication of any areas shall be
approved by the Hearing Examiner unless the streets shown therein are connected by surfaced road
or street (according to City specifications) to an existing street or highway.
6. The proposed internal Road A connects all proposed lots to 162nd and 164th Avenues, both
existing streets.
RMC 4-7-120(B): The location of all streets shall conform to any adopted plans for streets in the
City.
7. City public works staff have reviewed the proposal and found it to be in conformance with all
applicable plans and regulations. There proposed internal streets are not subject to any adopted street
plans.
RMC 4-7-120(C): If a subdivision is located in the area of an officially designed [sic] trail,
provisions shall be made for reservation of the right-of-way or for easements to the City for trail
purposes.
8. The proposal does not touch upon any designated trail.
RMC 4-7-130(C): A plat, short plat, subdivision or dedication shall be prepared in conformance
with the following provisions:
1. Land Unsuitable for Subdivision: Land which is found to be unsuitable for subdivision includes
land with features likely to be harmful to the safety and general health of the future residents (such
as lands adversely affected by flooding, steep slopes, or rock formations). Land which the
Department or the Hearing Examiner considers inappropriate for subdivision shall not be
subdivided unless adequate safeguards are provided against these adverse conditions.
a. Flooding/Inundation: If any portion of the land within the boundary of a preliminary plat is
subject to flooding or inundation, that portion of the subdivision must have the approval of the State
according to chapter 86.16 RCW before the Department and the Hearing Examiner shall consider
such subdivision.
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b. Steep Slopes: A plat, short plat, subdivision or dedication which would result in the creation of a
lot or lots that primarily have slopes forty percent (40%) or greater as measured per RMC 4-3-
050J1a, without adequate area at lesser slopes upon which development may occur, shall not be
approved.
…
3. Land Clearing and Tree Retention: Shall comply with RMC 4-4-130, Tree Retention and Land
Clearing Regulations.
4. Streams:
a. Preservation: Every reasonable effort shall be made to preserve existing streams, bodies of water,
and wetland areas.
b. Method: If a stream passes through any of the subject property, a plan shall be presented which
indicates how the stream will be preserved. The methodologies used should include an overflow
area, and an attempt to minimize the disturbance of the natural channel and stream bed.
c. Culverting: The piping or tunneling of water shall be discouraged and allowed only when going
under streets.
d. Clean Water: Every effort shall be made to keep all streams and bodies of water clear of debris
and pollutants.
9. The land is suitable for a subdivision as the stormwater design assures that it will not
contribute to flooding and development will not encroach into critical areas. No piping or tunneling
of streams is proposed. Trees will be retained as required by RMC 4-4-130 as determined in Finding
of Fact No. 5. No steep slopes or streams are located on the property.
RMC 4-7-140: Approval of all subdivisions located in either single family residential or multi-
family residential zones as defined in the Zoning Code shall be contingent upon the subdivider’s
dedication of land or providing fees in lieu of dedication to the City, all as necessary to mitigate the
adverse effects of development upon the existing park and recreation service levels. The
requirements and procedures for this mitigation shall be per the City of Renton Parks Mitigation
Resolution.
10. City ordinances require the payment of park impact fees prior to building permit issuance.
As noted in Finding of Fact No. 4, no other park mitigation is necessary to mitigate project impacts.
RMC 4-7-150(A): The proposed street system shall extend and create connections between existing
streets unless otherwise approved by the Public Works Department. Prior to approving a street
system that does not extend or connect, the Reviewing Official shall find that such exception shall
meet the requirements of subsection E3 of this Section. The roadway classifications shall be as
defined and designated by the Department.
11. Road A creates a connection between existing streets, specifically 162nd and 164th avenues.
RMC 4-7-150(B): All proposed street names shall be approved by the City.
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12. As conditioned.
RMC 4-7-150(C): Streets intersecting with existing or proposed public highways, major or
secondary arterials shall be held to a minimum.
13. There is no intersection with a public highway or major or secondary arterial.
RMC 4-7-150(D): The alignment of all streets shall be reviewed and approved by the Public Works
Department. The street standards set by RMC 4-6-060 shall apply unless otherwise approved. Street
alignment offsets of less than one hundred twenty five feet (125') are not desirable, but may be
approved by the Department upon a showing of need but only after provision of all necessary safety
measures.
14. As determined in Finding of Fact 4, the Public Works Department has reviewed and
approved the adequacy of streets, which includes compliance with applicable street standards and
acceptable street alignment.
RMC 4-7-150(E):
1. Grid: A grid street pattern shall be used to connect existing and new development and shall be the
predominant street pattern in any subdivision permitted by this Section.
2. Linkages: Linkages, including streets, sidewalks, pedestrian or bike paths, shall be provided
within and between neighborhoods when they can create a continuous and interconnected network
of roads and pathways. Implementation of this requirement shall comply with Comprehensive Plan
Transportation Element Objective T-A and Policies T-9 through T-16 and Community Design
Element, Objective CD-M and Policies CD-50 and CD-60.
3. Exceptions:
a. The grid pattern may be adjusted to a “flexible grid” by reducing the number of linkages or the
alignment between roads, where the following factors are present on site:
i. Infeasible due to topographical/environmental constraints; and/or
ii. Substantial improvements are existing.
4. Connections: Prior to adoption of a complete grid street plan, reasonable connections that link
existing portions of the grid system shall be made. At a minimum, stub streets shall be required
within subdivisions to allow future connectivity.
5. Alley Access: Alley access is the preferred street pattern except for properties in the Residential
Low Density land use designation. The Residential Low Density land use designation includes the
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RC, R-1, and R-4 zones. Prior to approval of a plat without alley access, the Reviewing Official shall
evaluate an alley layout and determine that the use of alley(s) is not feasible…
6. Alternative Configurations: Offset or loop roads are the preferred alternative configurations.
7. Cul-de-Sac Streets: Cul-de-sac streets may only be permitted by the Reviewing Official where due
to demonstrable physical constraints no future connection to a larger street pattern is physically
possible.
15. The criterion is met. The frontage improvements required of the Applicant along 162nd and
164th will serve to improve the grid system by improving existing streets within the grid system.
There is no other opportunity to integrate the proposal into any grid street system, except there is
some remote possibility that someday Road A could connect to an east-west road between 132nd and
134th. Alley access is not required since the property is zoned R4. The required frontage
improvements to 162nd and 164th will provide an opportunity for further pedestrian connections as
properties to the north and south develop. As noted in the staff report, a short plat has been approved
just north of the project site that will be required to make frontage improvements to 164th as well, so
sidewalk connectivity is likely to happen in the near future in a northerly direction along 164th.
RMC 4-7-150(F): All adjacent rights-of-way and new rights-of-way dedicated as part of the plat,
including streets, roads, and alleys, shall be graded to their full width and the pavement and
sidewalks shall be constructed as specified in the street standards or deferred by the
Planning/Building/Public Works Administrator or his/her designee.
16. As proposed.
RMC 4-7-150(G): Streets that may be extended in the event of future adjacent platting shall be
required to be dedicated to the plat boundary line. Extensions of greater depth than an average lot
shall be improved with temporary turnarounds. Dedication of a full-width boundary street shall be
required in certain instances to facilitate future development.
17. Road A extends to the property lines as required.
RMC 4-7-170(A): Insofar as practical, side lot lines shall be at right angles to street lines or radial
to curved street lines.
18. As depicted in Ex. 2, the side lines are in conformance with the requirement quoted above.
RMC 4-7-170(B): Each lot must have access to a public street or road. Access may be by private
access easement street per the requirements of the street standards.
19. As previously determined, each lot has access to a public street.
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RMC 4-7-170(C): The size, shape, and orientation of lots shall meet the minimum area and width
requirements of the applicable zoning classification and shall be appropriate for the type of
development and use contemplated. Further subdivision of lots within a plat approved through the
provisions of this Chapter must be consistent with the then-current applicable maximum density
requirement as measured within the plat as a whole.
20. As previously determined, the proposed lots comply with the zoning standards of the R4
zone, which includes area, width and density.
RMC 4-7-170(D): Width between side lot lines at their foremost points (i.e., the points where the
side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of
the required lot width except in the cases of (1) pipestem lots, which shall have a minimum width of
twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which
shall be a minimum of thirty five feet (35').
21. As shown in Ex. 2, the requirement is satisfied.
RMC 4-7-170(E): All lot corners at intersections of dedicated public rights-of-way, except alleys,
shall have minimum radius of fifteen feet (15').
22. As conditioned.
RMC 4-7-190(A): Due regard shall be shown to all natural features such as large trees,
watercourses, and similar community assets. Such natural features should be preserved, thereby
adding attractiveness and value to the property.
23. There are no significant on-site natural features.
RMC 4-7-200(A): Unless septic tanks are specifically approved by the Public Works Department
and the King County Health Department, sanitary sewers shall be provided by the developer at no
cost to the City and designed in accordance with City standards. Side sewer lines shall be installed
eight feet (8') into each lot if sanitary sewer mains are available, or provided with the subdivision
development.
24. As conditioned.
RMC 4-7-200(B): An adequate drainage system shall be provided for the proper drainage of all
surface water. Cross drains shall be provided to accommodate all natural water flow and shall be of
sufficient length to permit full-width roadway and required slopes. The drainage system shall be
designed per the requirements of RMC 4-6-030, Drainage (Surface Water) Standards. The drainage
system shall include detention capacity for the new street areas. Residential plats shall also include
detention capacity for future development of the lots. Water quality features shall also be designed to
provide capacity for the new street paving for the plat.
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25. The proposal provides for adequate drainage that is in conformance with applicable City drainage
standards as determined in Finding of Fact No. 4. The City’s stormwater standards, which are
incorporated into the technical information report and will be further implemented during civil plan
review, ensure compliance with all of the standards in the criterion quoted above.
RMC 4-7-200(C): The water distribution system including the locations of fire hydrants shall be
designed and installed in accordance with City standards as defined by the Department and Fire
Department requirements.
26. As proposed and conditioned.
RMC 4-7-200(D): All utilities designed to serve the subdivision shall be placed underground. Any
utilities installed in the parking strip shall be placed in such a manner and depth to permit the
planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all
service connections, as approved by the Department. Such installation shall be completed and
approved prior to the application of any surface material. Easements may be required for the
maintenance and operation of utilities as specified by the Department.
27. As conditioned.
RMC 4-7-200(E): Any cable TV conduits shall be undergrounded at the same time as other basic
utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line
by subdivider as to obviate the necessity for disturbing the street area, including sidewalks, or alley
improvements when such service connections are extended to serve any building. The cost of
trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to
bring service to the development shall be borne by the developer and/or land owner. The subdivider
shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to
final ground elevation and capped. The cable TV company shall provide maps and specifications to
the subdivider and shall inspect the conduit and certify to the City that it is properly installed.
28. As conditioned.
RMC 4-7-210:
A. MONUMENTS:
Concrete permanent control monuments shall be established at each and every controlling corner of
the subdivision. Interior monuments shall be located as determined by the Department. All surveys
shall be per the City of Renton surveying standards.
B. SURVEY:
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All other lot corners shall be marked per the City surveying standards.
C. STREET SIGNS:
The subdivider shall install all street name signs necessary in the subdivision.
29. As conditioned.
DECISION
As conditioned, the proposed preliminary plat complies with all applicable subdivision review
criteria for the reasons identified in the Conclusions of Law above. The conditions of approval
necessary to satisfy all subdivision criteria are as follows:
1. The Applicant shall comply with the mitigation measures issued as part of the Determination
of Non-Significance Mitigated, dated January 11, 2019.
2. The Applicant shall obtain a demolition permit and complete all required inspections for the
removal of the existing single-family residence and accessory structures prior to Final Plat
recording.
3. The Applicant shall complete the Agreement to Cooperate in the Boundary Line Adjustment
(Recording No. 20030310002076) prior to final plat recording to ensure all boundary lines
and lot dimensions are accurate in the final plat layout.
4. The Applicant shall provide a minimum of ten feet (10’) of on-site landscaping along all
public street frontages. A final detailed landscape plan, consistent with RMC 4-8-120 and
RMC 4-4-070, shall be submitted to and approved by the Current Planning Project Manager
prior to issuance of the construction permits.
5. The Applicant shall create a Homeowners’ Association (“HOA”) that maintains all
improvements and landscaping in the Storm Tract and any and all other common
improvements. A draft of the HOA documents shall be submitted to, and approved by, the
City of Renton Project Manager and the City Attorney prior to Final Plat recording. Such
documents shall be recorded concurrently with the Final Plat.
6. The Applicant shall retain all five (5) apple trees in the tree retention tract (Tract B). A final
tree retention plan shall be submitted and approved by the Current Planning Project Manager
prior to issuance of the construction permits.
7. The Applicant shall submit a final tree retention plan that is consistent with a final arborist
report. The final tree retention plan shall be submitted and approved by the Current Planning
Project Manager prior to issuance of the construction permits.
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PRELIMINARY PLAT - 19
8. If frontage improvements on 164th Ave SE are not constructed from the intersection of SE
132nd St and 164th Ave SE to the development than the Applicant shall ensure the
installation of fire sprinkler systems in all future homes located more than 500 feet from
162nd Ave SE, namely Lots 6-10. If determined to be still be applicable by the Renton
Regional Fire Authority at the time of civil construction permit, the Applicant shall record
this sprinkler system requirement on the face of the final plat.
9. A street lighting plan shall be submitted at the time of construction permit for review and
approval by the City’s Plan Reviewer prior to issuance of a construction permit.
10. Any proposal to convert the stormwater vault within Tract A to a stormwater detention pond
shall be considered a Major Plat Amendment subject to the requirements outlined under
RMC 4-7-080.M.2.
11. The proposed stormwater vault within Tract A shall be located entirely below ground.
Engineered construction plans showing the vault entirely below ground shall be submitted at
the time of Construction Permit review for review and approval.
12. The Applicant shall provide a plan showing existing and proposed improvements to create a
safe route from the project site to the future bus stop determined by Issaquah School District
or documentation from the Issaquah School District that an additional stop will be added on
the project site. The proposal for a safe route to all three schools would be subject to review
and approval by the Current Planning Project Manager during construction permit application
review.
13. All road names shall be approved by the City and the Applicant shall install all necessary
street name signs prior to final plat approval.
14. Sanitary sewers shall be provided by the developer at no cost to the City and designed in
accordance with City standards. Side sewer lines shall be installed eight feet (8') into each
lot if sanitary sewer mains are available, or provided with the subdivision development.
15. Concrete permanent control monuments shall be established at each and every controlling
corner of the subdivision. Interior monuments shall be located as determined by the
Department. All surveys shall be per the City of Renton surveying standards. All other lot
corners shall be marked per the City surveying standards. The subdivider shall install all
street name signs necessary in the subdivision.
16. 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 Public Works Department. Such
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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 Public Works Department.
17. Any cable TV conduits shall be undergrounded at the same time as other basic utilities
are installed to serve each lot. Conduit for service connections shall be laid to each lot
line by subdivider as to obviate the necessity for disturbing the street area, including
sidewalks, or alley improvements when such service connections are extended to serve
any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well
as easements therefore required to bring service to the development shall be borne by the
developer and/or land owner. The subdivider shall be responsible only for conduit to
serve his development. Conduit ends shall be elbowed to final ground elevation and
capped. The cable TV company shall provide maps and specifications to the subdivider
and shall inspect the conduit and certify to the City that it is properly installed.
18. All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have
minimum radius of fifteen feet (15').
19. 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.
20. The Applicant would be required to install a temporary Type III barricade between City of
Renton right-of-way (ROW) and King County ROW (south end of 164th Ave SE). In
addition, the Applicant install a fence at the south end of 164th Ave SE (at the south
property line extended) to further restrict southbound vehicular traffic on 164th Ave SE at
the SE 134th St line. The fence shall include an opening as determined necessary by City
staff to allow for the passage of pedestrians. The barricade and fence shall be installed
prior to final plat approval.
DATED this 24th day of March, 2019.
City of Renton Hearing Examiner
Appeal Right and Valuation Notices
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RMC 4-8-080(G) classifies the application(s) subject to this decision as Type III applications
subject to closed record appeal to the City of Renton City Council. Appeals of the hearing
examiner’s decision must be filed within fourteen (14) calendar days from the date of the decision.
A request for reconsideration to the hearing examiner may also be filed within this 14 -day appeal
period.
Affected property owners may request a change in valuation for property tax purposes
notwithstanding any program of revaluation.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
ADDITIONAL EXHIBITS
Project Name:
Maple Highlands
Land Use File Number:
LUA18-000633, PP, ECF
Date of Hearing
February 12, 2019
Staff Contact
Clark H. Close
Senior Planner
Project Contact/Applicant
Chris Burrus
Harbor Homes, LLC
400 N 34th St, Suite 300,
Seattle, WA 98103
Project Location
16210 SE 134th St,
Renton, WA 98059
The following exhibits were entered into the record by the Hearing Examiner:
Exhibit 27: PowerPoint Presentation
Exhibit 28: City of Renton (COR) Maps
Exhibit 29: Google Maps
Exhibit 30: Signed Letter from 21 nearby residents pertaining to traffic impacts, access and
circulation
Exhibit 31: Email correspondence from Michelle Hohlbein
2/12/2019
1
Maple Highlands
Preliminary Plat
File LUA18-000633, PP, ECF
Hearing Examiner Public Hearing
Clark H. Close, Senior Planner
February 12, 2019
4.18-acre parcel
16210 SE 134th St, Renton, WA
East Plateau Community
Planning Area
2018 Annexation
(Eric Ressler II)
Location
SITE
Site Characteristics
SITE
SE 134th St
SE 132nd St
SE 135th St
Project Proposal
13-lot residential subdivision
Net density of 3.83 du/ac
Lot sizes: 9,000 sf to 12,425 sf
Avg. lot size: 9,922 sf
Access via 162nd Ave SE, new road and
164th Ave SE
Tract A (15,198 sf) – Storm Drainage
Tract B (3,665 sf) – Tree Retention
Tract A 164thAve SE162ndAve SERoad A
Tract B
2/12/2019
2
Requesting approval of Preliminary Plat.
The application was accepted on Nov. 30, 2018 and determined complete on
Dec. 5, 2018. The project complies with the 120-day review period.
Staff received one public comment concerning thru traffic from Liberty High
School onto 164th Ave SE.
Staff received no agency comments.
Approvals Requested
On Jan. 7, 2019, the ERC issued a
DNS-M with one mitigation
measure. A 14-day appeal period
commenced on Jan. 11, 2019 and
ended on Jan. 25, 2019. No
appeals of the threshold
determination were filed.
Critical Area Compliance and Consistency
According to the submitted reports, no critical areas were identified on the project
site if all recommended conditions of approval are complied. with.
Zoning Development Standard Compliance and Consistency
The proposal has demonstrated compliance with most development standards of
the R-4 zoning classification if all recommended conditions of approval are
complied with.
Comprehensive Plan Compliance and Consistency
The proposal complies with the City’s Comprehensive Plan objectives and policies if
all recommended conditions of approval are complied with.
Community Asset Compliance and Consistency
The proposal is compliant with the Community Asset regulations if all
recommended conditions of approval are complied with.
Analysis
Analysis cont’d
Availability and Impact on Public Services
Police and Fire Prevention have indicated that sufficient resources exist to furnish
services to the proposed development; subject to the condition that the applicant
provides Code required improvements and fees.
It is anticipated that the Renton School District can accommodateany additional
students generated by this proposal.
Safe walking route exists for all school age students who would walk to the
designated bus stops.
The site is served by the City of Renton sewer and water.
Subdivision Regulation Compliance and Consistency
The proposal is compliant with the review criteria for the subdivisions pursuant to
Chapter 4-7 RMC if all recommended conditions of approval are complied with.
Staff recommends approval of the Maple Highlands Preliminary Plat, File
No. LUA18-000633, PP, ECF, as depicted in the Preliminary Plat Plan (Exhibit
2), subject to 12 conditions of approval.
Recommendation
1
Clark Close
From:Michelle Hohlbein <michellehohlbein@gmail.com>
Sent:Tuesday, February 12, 2019 9:50 AM
To:Clark Close
Subject:Re: Maple Highland Plat
Right now all of us in the affected area are without power and under at least 12" of snow and it is continuing to
snow. Hopefully someone can make it but I have not been able to leave and haven't seen anyone else leave the
neighborhood.
It would be fair to reschedule so we at least have a chance to be there in person and speak.
Please let me know if you can do anything.
Thank you,
Michelle Hohlbein
On Tue, Feb 12, 2019, 8:21 AM Clark Close <CClose@rentonwa.gov wrote:
Michelle,
So far, the meeting is still going to be held as scheduled. If you are unable to attend, you can email me your comments
for the public hearing.
It’s possible, at the end of the public hearing, that the Hearing Examiner could continue the public hearing (i.e. keep the
public hearing open) to a later date and time. We’ll have to wait and see.
Thanks,
Clark H. Close
Senior Planner
City of Renton
425-430-7289
2
From: Michelle Hohlbein [mailto:michellehohlbein@gmail.com]
Sent: Monday, February 11, 2019 8:07 PM
To: Clark Close <CClose@Rentonwa.gov>
Subject: Re: Maple Highland Plat
Hi there,
Could you please let me know if this is being postponed due to weather and if so when?
Thank you,
Michelle Hohlbein
On Wed, Jan 30, 2019 at 8:38 AM Clark Close <CClose@rentonwa.gov> wrote:
Michelle,
Thanks for your email. Please find attached notice of application for the proposed Maple Highlands Preliminary Plat at
16210 SE 134th St, Renton, WA 98059. The project is scheduled for a public hearing for February 12, 2019 at noon in
Renton Council Chambers on the 7th floor of Renton City Hall, located at 1055 S Grady Way, Renton, WA 98057.
The developer is required to install the public streets as part of the development; however, the roadway
improvements to 164th Ave SE would terminate at the south end of the development and the City would be asking for
vehicular road barrier at the intersection of 164th Ave SE and SE 134th St. This would limit the traffic to essentially
maintain existing driving patterns.
I will give you a call to discuss this today. Also, please let me know if you would like to become a party of record for
this project and I can add you to any future communication.
Thanks,
3
Clark H. Close
Senior Planner
City of Renton
425-430-7289
From: Michelle Hohlbein [mailto:michellehohlbein@gmail.com]
Sent: Tuesday, January 29, 2019 5:16 PM
To: Clark Close <CClose@Rentonwa.gov>
Subject: Maple Highland Plat
Hi there,
I just received a notice from my neighbors that the city could take access onto 164th Ave SE and put it
through my now dead end street 135th Ave SE which is in unincorporated King County. This would have a
major effect on my neighborhood. Is there any more information you can send me? I have heard there is a
public hearing on February 12th, could you please forward me where and what time this will take place?
Also if you have some time to discuss this I would appreciate it. My cell number is 206-407-7304.
I appreciate any and all information.
Michelle Hohlbein
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