HomeMy WebLinkAboutDohrn Meadows Decision 1
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9 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
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RE: Dohrn Meadows Preliminary Plat �
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FINDINGS OF FACT, CONCLUSIONS OF
13 � LAW AND FINAL DECISION.
Preliminary Plat �
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' 15 LUA 14-001280, PP )
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1� I. SUMMARY
18 The applicant has applied for approval of a nine lot preliminary plat. The preliminary plat application
is a roved sub'ect to conditions.
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20 II. TESTIMONY
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Kris Sorenson, City of Renton Associate Planner, presented the exhibits and was available to answer
22 questions. There was no other testimony.
23 III. EXHIBITS
24 The 27 exhibits identified in the document entitled "Exhibits" and appended to the staff report were
2 admitted into the record during the hearing on 10/13/15.
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PRELIMINARY PLAT - �'eliminary Plat - 1
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2 IV. FINDINGS OF FACT
Procedural:
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4 1. Apulicant. Civic Development.
5 2. Hearin�. A hearing was held on October 13, 2015 at 1:00 pm in the Renton City Council
meeting chambers.
6 Substantive:
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3. Proiect Descrintion. The applicant has applied for approval of a nine lot preliminary plat.
g The 89,819 square foot (2.06-acre) site is a combination of two parcels located at 3815 and 3767
9 Monterey Pl NE (APNs 3345700181 and 3345700182) within the Residential-8 (R-8) zone and
Kennydale Community Planning Area. Proposed single-family lot sizes range from appro�mately
10 5,201 square feet to 8,270 square feet. Two existing single family homes, one on each parcel, would
11 be demolished. Appro�mately 15,028 square feet is proposed to be dedicated public streets. Two
tracts are proposed, one for the subdivision stormwater facility at appro�cimately 9,404 square feet in
12 the northwest corner of the site and the other tract would be a 14,213 square-foot critical areas tract
13 containing 5,087 square feet of a Category 2 wetland in the southwest corner of the site. The
proposal has a net density of 5.63 dwelling units per net acre. Steep slopes are located on the site.
14 Eight trees are located in the critical areas tract and would be retained. Approximately 60 new trees
' 15 would be added to the site. The project would result in appro�cimately 4,500 cubic yards of
excavation for site grading and road and plat construction and fill would be required for future home
16 building pads. Street frontage improvements would be provided along Monterey Pl NE. A new
1� internal dead-end road is proposed with curb, gutter and sidewalk that would provide access to the
lots with a connection to Montere Pl NE. The a licant submitted a draina e re ort eotechnical
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18 report, wetlands reconnaissance, environmental checklist, and a tree inventory and retention plan.
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4. AdeQuacv of Infrastructure/Public Services. The project will be served by adequate
20 infrastructure and public services as follows:
21 A. Water and Sewer Service. This site is located in the Coal Creek Utility District water
' 22 service boundary. Sewer service will be provided by the City of Renton. A water
availability certificate dated September 16, 2015 has been issued for the project by the
23 Coal Creek Utility District. See Ex. 20. There is an existing 8-inch gravity sewer main
24 along Lincoln Ave NE that would be connected to through an acquired easement across
the neighboring property to the west at 3792 Lincoln Ave NE.
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PRELIMINARY PLAT - Preliminary Plat -2
• 1 B. Police and Fire Protection. Police and Fire Prevention staff indicate that sufficient
2 resources exist to furnish services to the proposed development; subject to the provision
of Code required improvements and fees. A fire impact fee, based on new single family
3 lots, will be required in order to mitigate the proposal's potential impacts to City
4 emergency services. The fee is payable to the City as specified by the Renton Municipal
Code. Currently the fee is assessed at $495.10 per single family residence. An approved
5 turnaround is required for dead end streets that exceed 150 feet in length and the
6 proposed hammerhead turnaround has been found by fire department staff to be
acceptable.
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C. Draina�e. The proposal provides for adequate stormwater drainage facilities. The site is
g located within the Lake Washington drainage basin. Based on the City's flow control
, 9 map, this site falls within the Flow Control Duration Standard, Forested Condition and
requires a flow control facility sized to match the flow duration of forested conditions.
10 The applicant's engineer has designed a combination detention/water quality pond to be
11 located in a tract at the northwest corner for the site. The stormwater pond would
discharge to Lincoln Ave NE through a utility easement across the neighboring property
12 to the west.
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The applicant submitted a Preliminary Drainage Report (Technical Information Report —
14 TIR), prepared by Encompass Engineering & Surveying (dated September 12, 2014 and
15 revised on August 13, 2015; Exhibit 10). According to the TIR, the site storm drainage
system has been designed according to the standards set forth by the 2009 King County
16 Surface Water Design Manual and the City of Renton Amendments to the county manual.
1� The proposed detention facility for the site will be an open water pond designed to
accommodate both live and dead storage volumes and designed to Flow Control Duration
1 g Standards. The facilities will be designed to match developed discharge durations to the
19 pre-developed durations for the range from 50% of the 2-year peak flow up to the full 50-
year peak flow, while also matching the 2-yr and 10-yr peak flows. Water quality will be
20 provided within the combined detention pond in the form of dead storage.
21
A geotechnical report and addendum for the site was prepared by Earth Solutions, NW,
22 LLC (dated September 18, 2014 and March 2, 2015; Exhibit 11). A SEPA mitigation
23 measure (Exhibit 23) was imposed by the City's Environmental Review Committee
(ERC), requiring that the project construction comply with the recommendations outlined
�24 in the submitted geotechnical report and associated addendum. The report identifies that
25 soils are Everett Gravelly Sandy Loam and Ragnar deposits with Alderwood till also
mapped in the vicinity of the site according to King County Soil Survey. Based on the
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PRELINIlNARY PLAT - Preliminary Plat -3
1 test pits in the field as part of the evaluation of the site, the geotechnical report states that
2 subsurface conditions throughout the site are relatively consistent and can be .
characterized as medium dense to dense weathered and unweathered till deposits known
3 as Alderwood soils. A locally perched groundwater seepage area was observed in one of
4 the six test pits at a depth of 2 feet, otherwise no groundwater was encountered in any of
the other text locations.
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6 Finally, the maintenance and operation of the proposed storm drainage facilities will be
the responsibility of the City upon recording of the plat. However the maintenance of the
7 vegetation proposed in Tract A would remain the responsibility of the home owners
g within the subdivision, therefore staff recommends as a condition of approval that the
applicant create a Home Owners Association ("HOA") that maintains all landscaping
9 improvements in Tract A. A draft of the HOA shall be submitted to and approved by the
City of Renton Project Manager and the City Attorney prior to final Plat recording. Such
10 document shall be recorded concurrently with the Final Plat.
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D. Parks/Open Space. RMC 4-7-140 requires the payment of park impact fees on a per lot
12 basis. RMC 4-2-115, which governs open space requirements for residential
13 development, does not have any specific requirements for open space for residential
development in the R-8 district. The impact fees provide for adequate parks and open
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space.
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E. Streets. The proposal provides for adequate streets. The Public Works Department has
16 reviewed the proposed preliminary design of street improvements and has found them to
1� be consistent with applicable City standards, including street alignment. As further
detailed in this finding, staff has done a thorough assessment of both on and off-site
1 g traffic impacts. The City's development standards have enabled staff to fully mitigate all
19 impacts in and provide for safe and efficient transportation infrastructure.
20 Access to the site is proposed via a new dead-end limited residential access street that
21 would connect with Monterey Pl NE. The new street would split the plat north to south,
and provide access to each of the proposed residential lots.
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23 As to maximizing connectivity, there are few east-west through streets that would
connect Monterey Pl NE with Lincoln Ave NE to the west that could provide a more
24 connected street grid in the vicinity. Staff reviewed the proposal for a potential
25 connection to the west, were the project's proposed dead end would potentially connect
with a future thru street to Lincoln Ave NE. Additionally, staff considered the existing
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PRELINIINARY PLAT - Preliminary Plat -4
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' 1 wetland on the subject site that extends onto the abutting property to the west where a
' 2 potential east-west thru street could be located over time. Given the location of the
wetland and its associated buffer on the subject site and the continuation of the wetland
3 onto the abutting property to the west, a thru street is not recommended by staff due to
4 the potential impacts to the critical area.
5 The existing right-of-way width in the collector street Monterey Pl NE is approximately
6 60 feet. A determination by the City Transportation Division, dated July 25, 2013,
provides specific improvements to be made to streets in vicinity of the subject project
7 including Monterey Pl NE (E�chibit 18). No lots in the proposal would gain access
g directly from Monterey Pl NE. In order to meet the City's complete street standards and
street improvements, the following minimum design standards apply to half-street
9 improvement of Monterey Pl NE: An 11-foot wide travel lane, 5-foot wide bike lane, 0.5-
foot wide curb, 8-foot wide landscape strip, 5-foot wide sidewalk, and 1-foot wide clear
10 �dth back of sidewalk. A 0.5-foot wide right-of-way dedication along Monterey Pl NE
11 frontage is required by the applicant to provide the required improvements. The applicant
is not required to install an 8-foot sidewalk along Monterey Pl NE as required by code
12 (RMC 4-6-060) as noted in the staff advisory notes (Exhibit 7), but rather a 5-foot wide
13 sidewalk would be required. In order to qualify for a five foot sidewalk, the applicant
will have to submit a street modification request to install a lesser 5-foot wide sidewalk
14 along Monterey Pl NE, which shall be reviewed and approved prior to construction
15 permit application.
16 The proposed new limited access residential street that would provide access to each
1� proposed lot is identified with a slope up to 14% (Exhibit 9). The street slopes from east
to west towards the wetland. The limited access residential street is proposed with 20-foot
18 wide paved width for travel lanes and no parking area, 0.5-foot wide curb, 8-foot wide
19 planter strip, and 5-foot wide sidewalk on both sides of the street. A hammerhead
turnaround for fire emergency is proposed at the dead end of the internal access street.
20 Sidewalks would dead-end into the hammerhead portion of the public dead-end street.
21 The stormwater tract in the northwest corner of the site would be provided access directly
from the north portion of the hammerhead dead-end street.
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23 It is also anticipated that the proposed project would result in impacts to the City's street
system. In order to mitigate transportation impacts, the applicant would be required to
24 meet code-required frontage improvements, City of Renton's transportation concurrency
25 requirements (Exhibit 27) based upon a test of the citywide Transportation Plan and pay
appropriate Transportation Impact Fees. Currently, this fee is assessed at $2,214.44 per
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PRELIMINARY PLAT - Preliminary Plat -5 '
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1 net new single family home (13 x $2,214.44 = $28,787.72). This fee is payable to the
2 City at the time of building permit issuance,the fee will be chariging in 2016.
Street lighting is required per RMC 4-6-060I. Therefore staff recommends, as a condition
3 of approval, that a lighting plan shall be submitted to, and approved by the Plan Reviewer
4 prior to construction permit approval.
5 F. Parkins. Sufficient area exists, on each lot, to accommodate required off street parking
6 for a minimum of two vehicles per dwelling unit as required by City code.
7 G. Schools. The proposal will be served by adequate school facilities and safe walking
8 conditions to and from school. It is anticipated that the Renton School District can
accommodate any additional students generated by this proposal at the following schools:
9 Hazelwood Elementary (7100 116`�' Ave SE, Renton), McKnight Middle School (1200
Edmonds Ave NE, Renton), and Hazen High School (1101 Hoquiam Ave NE) (Exhibit
10 22�
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12 RCW 58.17.110(2) provides that no subdivision be approved without making a written
finding of adequate provision made for safe walking conditions for students who walk to
13 and from school. The schools where students would attend are not within walking
14 distance and would be eligible far bussing (Exhibit 21). As part of the subject proposal,
sidewalks would be constructed along the new residential street and on the project side of
15 Monterey Pl NE. The e�cisting street has painted shoulders where travel lanes are
16 separated from walking areas with the painted line. The new proposed sidewalk
improvements by the subject proposal would connect to the existing shoulder areas on the
1� street at the north and to sidewalks at the south where the Taylor Court development is
1 g located.
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A School Im act Fee based on new sin le famil lots will also be re uired in order to
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20 mitigate the proposal's potential impacts to Renton School District. The fee is payable to
the City as specified by the Renton Municipal Code at the time of building permit
21 application. Currently,the 2015 fee is assessed at$5,730.00 per single family residence.
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' S. Adverse Impacts. There are no adverse impacts associated with the proposal.
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24 Adequate public facilities and drainage control are provided as determined in Finding of Fact No. 4.
25 The proposal is fully compatible with surrounding development. The proposal involves single-
family housing at a density that is only 5.63 dwelling units per acre, which is a lower density than
26 the 8 units per acre authorized for surrounding development. The proposed storm water pond wall
PRELIMINARY PLAT - Preliminary Plat -6
1 and surrounding perimeter landscaping is designed to be compatible with the character of the single-
family neighborhood as the exterior wall height and proposed vegetation would create a screening of
2 the open pond from neighboring properties. The e�cterior wall of the storm water pond is identified
3 on Eachibit 7 ("Section A-A") where approximately 4 feet of the exterior wall on the westerly side
would be above the proposed grade, with the first 2 feet covered by a slope and the upper 2 feet not
4 covered. On the opposite easterly side, the top of the wall of the storm water pond would be
approximately at grade�plane with the ground. A 15-foot wide landscape perimeter is proposed
5 around the pond, to provide planting area for a vegetated screening of those portions of the pond
wall that extend above the surrounding grade plan. To provide an obscuring landscape visual buffer,
6 a condition of approval requires that the landscape buffer around the stormwater pond walls be
� screened by a"Fully Sight-obscuring Landscaped Visual Buffer" per RMC 4-4-070H that is required
to be a minimum 6-foot high screening at plant maturity and one hundred percent sight obscuring.
g Trees, which also provide for aesthetic compatibility, will be retained as required by RMC 4-4-
130(H). Pursuant to RMC 4-4-130(H), the applicant is required to retain 30 percent of the trees
9 located on site that are not located within critical areas, proposed rights-of-way and access
10 easements. Of the 60 significant trees on the site, 12 would be excluded from the retention
requirement as they are located in the proposed street improvements and 8 would be excluded as
11 they are in the wetland and wetland buffer area and would not be removed. Therefore, based on 40
trees, the applicant is required to retain a minimum of 12 trees or provide for replacement trees. The
' 12 applicant has proposed to retain two 10-inch diameter fir trees located along the southern property
line of the site (Exhibit 8). The applicant proposes to plant 60 replacement trees at 2-inch diameter
13 minimum (E�chibit 8) as identified in the Tree Retention Worksheet and would meet the requirement
14 for replacement trees for the R-8 zone.
15 The only critical area on site is a Category 2 wetland. The wetland and its buffer is set aside in Tract
B of the development. The conditions of approval require that Tract B be separated by a wood split
16 rail fence with signage. As conditioned, the proposal will not adversely affect the wetland.
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1 g 6. Surroundin�Area. The subject site is surrounding on all sides by single family residential
development.
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20 CONCLUSIONS OF LAW
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22 1. Authoritv. RMC 4-7-020(C) and 4-7-050(D)(5) provide that the Hearing Examiner shall
hold a hearing and issue a final decision on preliminary plat applications.
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24 2. Zonin�/Comprehensive Plan Desi�nations. The subject property is zoned Residential 8
dwelling units per net acre (R-8). The comprehensive plan map land use designation is Residential
25 Single Family(RS).
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PRELIMINARY PLAT - Preliminary Plat -7
1 3. Review Criteria. Chapter 4-7 RMC governs the criteria for preliminary plat review. The
2 applicant submitted a complete application on October 9, 2014, so it is vested to development
standards adopted through Renton Ordinance No. 5723. Applicable standards are quoted below in
3 italics and applied through corresponding conclusions of law.
4 RMC 4-7-080(B): A subdivision shall be consistent with the following principles of acceptability:
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1. Legal Lots: Create legal building sites which comply with all provisions of the Ciry Zoning Code.
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2. Access: Establish access to a public road for each segregated parcel.
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g 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
9 be required as a condition of approval, and such improvements shall be noted on the final plat.
10 4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water
11 supplies and sanitary wastes.
12 4. As to compliance with the Zoning Code, Conclusion I(2) of the staff report in the portions
related to density, lot dimensions, setbacks and building standards are adopted by reference as if set
13 forth in full, with all associated recommended conditions of approval adopted by this decision as
14 well.
15 As depicted in the plat map, Ex. 2, all of the lots will directly access the proposed access road, which
16 �11 be dedicated as a public street. The physical characteristics of the site are suitable for
development. The only critical areas on site, a Category 2 wetlands, will be completely segregated
1� along with its required buffers within a separate Tract. The property does have some relatively steep
1 g slopes, but a geotechnical review has been prepared, Ex. 11 and the report concludes that the slopes
pose no safety threat to on or off-site development. The recommendations of the geotechnical report
19 were made a condition of the proposal's mitigated determination of non-significance. The proposal
20 makes adequate provision for drainage and all other pertinent public infrastructure as determined in
Finding of Fact No. 4.
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RMC 4-7-080(I)(1): ...The Hearing Examiner shall assure conformance with the general purposes
22 of the Comprehensive Plan and adopted standards...
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5. The proposed preliminary play is consistent with the Renton Comprehensive Plan as outlined
24 in Conclusion I(1)of the staff report, which is incorporated by this reference as if set forth in full.
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1 RMC 4-7-120(A): No plan for the replatting, subdivision, or dedication of any areas shall be
2 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.
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6. As shown in the preliminary plat plan, Ex. 4, the internal road system connects to Monterey
4 Place NE, a public road.
5 RMC 4-7-120(B): The location of all streets shall conform to any adopted plans for streets in the
' 6 Ciry.
� 7. The City's adopted street plans are not addressed in the staff report or anywhere else in the
g administrative record. However, as discussed in Finding of Fact No. 5, the streets are connected to
the surrounding street grid as much as is feasible for the location. The criterion is met.
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RMC 4-7-120(C): If a subdivision is located in the area of an officially designed[sicJ trail,
1� provisions shall be made for reservation of the right-of-way or for easements to the City for trail
11 purposes.
12 8. Staff review of the proposal did not identify any officially designated trails in the vicinity. In
13 �e absence of any other evidence to the contrary, it is determined that the subdivision is not located
in the area of an officially designated trail.
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RMC 4-7-130(C): A plat, short plat, subdivision or dedication shall be prepared in conformance
15 with the following provisions:
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1. Land Unsuitable for Subdivision: Land which is found to be unsuitable for subdivisior� includes
1� land with features likely to be harmful to the safery and general health of the future residents (such
1 g 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
19 subdivided unless adequate safeguards are provided against these adverse conditions.
20 a. Flooding/Inundation: If any portion of the land within the boundary of a preliminary plat
21 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
22 shall consider such subdivision.
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b. Steep Slopes:A plat, short plat, subdivision or dedication which would result in the
24 creation of a lot or lots that primarily have slopes forty percent(40%) or greater as
� 25 measured per RMC 4-3-OSOJI a, without adequate area at lesser slopes upon which
development may occur, shall not be approved.
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PRELINIINARY PLAT - Preliminary Plat -9
1 ...
2 3. Land Clearing and Tree Retention: Shall comply with RMC 4-4-130, Tree Retention and Land
3 Clearing Regulations.
4 4. Streams:
5 a. Preservation: Every reasonable effort shall be made to preserve existing streams, bodies
6 of water, and wetland areas.
7 b. Method: If a stream passes through any of the subject property, a plan shall be presented
g 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
9 bed.
10 c. Culverting: The piping or tunneling of water shall be discouraged and allowed only when
11 going under streets.
12 d. Clean Water: Every effort shall be made to keep all streams and bodies of water clear of
debris and pollutants.
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14 9. The land is suitable for a subdivision. As determined in Finding of Fact 4 and 5, the
stormwater design assures that it will not contribute to flooding and all critical areas will be
15 protected. As determined in Finding of Fact No. 5, there are no geologically hazardous critical
16 areas on the project site, which means there are no slopes over 40%. There is no stream on the
project site. No piping or tunneling of streams is proposed. Trees will be retained as required by
1� RMC 4-4-134 as determined in Finding of Fact No. 5.
1 g RMC 4-7-140: Approval of all subdivisions located in either single family residential or multi-
19 .�amily 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 Ciry, all as necessary to mftigate the
20 adverse effects of development upon the existing park and recreation service levels. The
21 requirements and procedures for this mitigation shall be per the City of Renton Parks Mitigation
Resolution.
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23 10. Park impact fees will be imposed for the development as determined in Finding of Fact No.
4.
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RMC 4-7-150(A): The proposed street system shall extend and create connections between existing
25 streets unless otherwise approved by the Public Works Department. Prior to approving a street
26 system that does not extend or connect, the Reviewing Official shall frnd that such exception shall
PRELINIlNARY PLAT - Preliminary Plat - 10
1 meet the requirements of subsection E3 of this Section. The roadway classifications shall be as
2 defined and designated by the Department.
3 11. The criterion is met. As discussed in Finding of Fact No. 5, the proposed streets provide for
as much connectivity as is feasible with e�cisting topographic constraints. The applicability of
4 subsection E3 will be addressed in more detail below.
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RMC 4-7-150(B): All proposed street names shall be approved by the Ciry.
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12. As conditioned.
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g RMC 4-7-150(C): Streets intersecting with existing or proposed public highways, major or
secondary arterials shall be held to a minimum.
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13. None of the proposed streets intersect with a public highway or arterial.
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11 �C 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
12 alignment offsets of less than one hundred riventy frve feet (125) are not desirable, but may be
approved by the Department upon a showing of need but only after provision of all necessary safery
13
measures.
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14. As determined in Finding of Fact 4(E), the Public Works Department has reviewed and
15 approved the adequacy of streets, which includes compliance with applicable street standards.
' 16 �C 4-7-150(E):
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1. Grid:A grid street pattern shall be used to connect existing and new development and shall be the
1 g predominant street pattern in any subdivision permitted by this Section.
19 2. Linka es: Linka es includin tr ets ' r'
g g , g s e , stdewalks,pedest ran or btke paths, shall be provrded
20 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
21 Transportation Element Objective T-A and Policies T-9 through T-16 and Community Design
22 Element, Objective CD-Mand Policies CD-SO and CD-60.
23 3. Exceptions:
24 a. The grid pattern may be adjusted to a `flexible grid" by reducing the number of linkages
' 25 or the alignment behveen roads, where the following factors are present on site:
26 i. Infeasible due to topographical/environmental constraints; and/or
PRELIMINARY PLAT - Preliminary Plat - 11
1 ii. Substantial improvements are existing.
2 4. Connections: Prior to adoption of a complete grid street plan, reasonable connections that link
3 existing portions of the grid system shall be made. At a minimum, stub streets shall be required
within subdivisions to allow future connectiviry.
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5 S. Alley Access: Alley access is the preferred street pattern except for properties in the Residential
Low Density land use designation. The Residential Low Densiry land use designation includes the
6 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...
g 6.Alternative Configurations: Offset or loop roads are the preferred alternative configurations.
9 7. Cul-de-Sac Streets: Cul-de-sac streets may only be permitted by the Reviewing Offrcial where due
10 to demonstrable physical constraints no future connection to a larger street pattern is physically
possible.
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15. For the reasons identified in Finding of Fact No. 4(E), the proposal does not have to connect
l2 into a surrounding street grid system because it falls under the exception of RMC 4-7-150(E)(3), i.e.
13 such connections are not feasible due to environmental constraints, specifically wetlands. Alley
access is not required because the proposed density does not meet the 6 dwelling unidacre threshold.
14 There is insufficient space for a looped road system. The criterion is met.
15 �C 4-7-150(F): All adjacent rights-of-way and new rights-of-way dedicated as part of the plat,
16 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
1� Planning/Building/Public Works Administrator or his/her designee.
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16. As proposed and subject to final plat review all roads will meet City street profile standards
19 for road with and frontage improvements.
20 RMC 4-7-150(G): Streets that may be extended in the event of future adjacent platting shall be
21 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
22 required in certain instances to facilitate future development.
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17. As previously discussed, there is no potential for additional connections into the surrounding
24 street grid system due to the presence of wetlands.
25 RMC 4-7-170(A): Insofar as practical, side lot lines shall be at right angles to street lines or radial
26 to curved street lines.
PRELINIINARY PLAT - Preliminary Plat - 12
1 18. As depicted in Ex. 4,the side lines are in conformance with the requirement quoted above.
2 RMC 4-7-170(B): Each lot must have access to a public street or road. Access may be by private
3 access easement street per the requirements of the street standards.
4 19. As previously determined, each lot has access to a public street.
5 RMC 4-7-170(C): The size, shape, and orientation of lots shall meet the minimum area and width
6 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
8 requirement as measured within the plat as a whole.
9 20. As previously determined, the proposed lots comply with the zoning standards of the R-8
zone.
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11 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 ri ht-o -wa line shall not be less than ei h ercent 80% o
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12 the required lot width except in the cases of(1)pipestem lots, which shall have a minimum width of
13 �'enty 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 thirry five feet (35).
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21. The standard is met as is evident in Ex. 4.
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16 RMC 4-7-170(E): No residentially zoned lot shall have a depth-to-width ratio greater than four-to-
one 4:1 .
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22. The standard is met as is evident in Ex. 4.
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19 �C 4-7-170(F):All lot corners at intersections of dedicated public rights-of-way, except alleys,
shall have minimum radius offifteen feet (15).
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23. As proposed all lots meet this criterion.
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22 RMC 4-7-190(A): Easements may be required for the maintenance and operation of utilities as
specified by the Department.
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24. As conditioned.
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25 RMC 4-7-190(B): Due regard shall be shown to all natural features such as large trees,
watercourses, and similar communiry assets. Such natural features should be preserved, thereby
26 adding attractiveness and value to the property.
PRELIMINARY PLAT - Preliminary Plat - 13
1 25. The criterion is met. Trees will be retained as required by City code as determined in
2 Finding of Fact No. 5. A category 2 wetland and its buffer on-site will be segregated into a separate
tract. There are no other natural features that need preservation as contemplated in the criterion
3 quoted above.
4 RMC 4-7-200(A): Unless septic tanks are specifically approved by the Public Works Department
5 and the King Counry 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
6 eight feet (8) into each lot if sanitary sewer mains are available, or provided with the subdivision
� development.
8 26. As conditioned.
9 RMC 4-7-200 B : An ade uate draina e s stem shall be rovided or the ro er draina e o all
� ) 4 g Y P .f P P S .�
10 surface water. Cross drains shall be provided to accommodate all natural water flow and shall be of
su icient len th to ermit ull-width roadwa and re uired slo es. The draina e s stem shall be
.� g P .f Y q P g Y
, 11 designed per the requirements of RMC 4-6-030, Drainage (Surface Water) Standards. The drainage
12
system shall include detention capaciry for the new street areas. Residential plats shall also include
detention capaciry for future development of the lots. Water qualiry features shall also be designed to
13 provide capacity for the new street paving for the plat.
14
� 27. The ro osal rovides for ade uate draina e that is in conformance with a licable Cit
P P P q g PP Y
,
15 �'ainage standards as determined in Findings of Fact No. 4. The City s stormwater standards, which
are incorporated into the technical information report and will be further implemented during civil
16
plan review, ensure compliance with all of the standards in the criterion quoted above.
17
RMC 4-7-200(C): The water distribution system including the locations of fire hydrants shall be
1 g designed and installed in accordance with Ciry standards as defined by the Department and Fire
19 Department requirements.
20 28. Compliance with City water system design standards is assured during final plat review.
21 RMC 4-7-200(D): All utilities designed to serve the subdivision shall be placed underground. Any
22 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
� 23 service connections, as approved by the Department. Such installation shall be completed and
a roved rior to the a lication o an sur ace material. Easements ma be re uired or the
24
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maintenance and operation of utilities as specified by the Department.
25
29. As conditioned.
26
PRELIMINARY PLAT - Preliminary Plat - 14
1 RMC 4-7-200(E): Any cable Ti�conduits shall be undergrounded at the same time as other basic
2 � utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line
by subdivider as to obviate the necessiry for disturbing the street area, including sidewalks, or alley
3 improvements when such service connections are extended to serve any building. The cost of
4 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
5 shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to
6 final ground elevation and capped. The cable TV company shall provide maps and specifications to
the subdivider and shall inspect the conduit and cert�to the Ciry that it is properly installed.
7
30. As conditioned.
8
RMC 4-7-210:
9
10 A. MONUMENTS:
11 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
12 shall be per the City of Renton surveying standards.
13
B. SURVEY.•
14
All other lot corners shall be marked per the City surveying standards.
15
16 C. STREET SIGNS:
1� The subdivider shall install all street name signs necessary in the subdivision.
18 31. As conditioned. .
19 V. DECISION
20
The proposed 9-lot preliminary plat as depicted in Ex. 4 meets all applicable criteria addressed in
21 this decision and is approved, subject to the following conditions
22 1. The applicant shall comply with the mitigation measure issued as part of the
23 Determination of Nonsignificance-Mitigated, review by the Environmental Review
Committee (ERC) on September 21,2015 (Exhibits 1 &23).
24 2. The applicant shall obtain a demolition permit(s) and complete all required inspections
25 for the removal of the existing single family residences and accessory structures located
on the subject site prior to Final Plat recording.
26
PRELINIINARY PLAT - Preliminary Plat - 15
I
1 3. The common boundary between a native growth protection tract and the abutting land
must be permanently identified. This identification shall include permanent wood split
2 rail fence and wood or metal signs on treated or metal posts. Sign locations and size
3 specifications along with fence elevations shall be submitted to and approved by the
Current Planning Project Manager and installed prior to short plat recording.
4 4. The following note shall appear on the face of the short plat and shall also be recorded as
a covenant running with the land on the title of record for all affected lots on the title:
5 "MAINTENANCE RESPONSIBILITY: All owners of lots created by or benefiting from
6 this City action abutting or including a native growth protection tract are responsible for I
maintenance and protection of the tract. Maintenance includes ensuring that no alterations I
� occur within the tract and that all vegetation remains undisturbed unless the express �
written authorization of the City has been received."
8
5. A final detailed landscape plan shall be submitted to and approved by the Current
9 Planning Project Manager priar to construction permit issuance. The final detailed
landscape plan shall comply with the requirements of RMC 4-8-120 and shall include a
10 10 foot on-site landscape strip along the frontage of all lots.
11 6. The vehicle access point to Lot 5 shall be through the hammerhead rather than a separate
driveway curb cut and the applicant shall update all future plan sets for construction and
12 building permits with this requirement.
13 �• A street lighting plan shall be submitted at the time of construction permit review for
review and approval by the City's Plan Reviewer prior to construction permit issuance.
14 g, The applicant shall submit a street modification request to the City to install a 5-foot wide
15 sidewalk along Monterey Pl NE instead of the required 8-foot wide sidewalk. The street
modification shall be reviewed and approved prior to construction permit application or
16 an 8 foot wide sidewalk shall be provided.
1� 9. The stormwater pond wall in Tract A shall be screened with landscaping, meeting the
minimum standards of RMC 4-4-070H.3 "Fully Sight-Obscuring Landscaped Visual
18 Buffer."
19 10. The applicant shall create a Home Owners Association ("HOA") that maintains all
landscaping improvements in Tract "A", all maintenance and repairs of the split rail
20 fence and signage about the wetland, and any and all other common improvements. A
draft of the HOA documents shall be submitted to and approved by the City of Renton
21 Project Manager and the City Attorney prior to Final Plat recording. Such document shall
22 be recorded concurrently with the Final Plat.
23 11.All road names shall be approved by the City.
24 12. Sanitary sewers shall be provided by the developer at no cost to the City and designed in
25 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.
26
PRELIMINARY PLAT - Preliminary Plat - 16
1 13.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
2 planting of trees. Those utilities to be located beneath paved surfaces shall be installed,
3 including all service connections, as approved by the Renton Department of Community and
Economic Development ("Department"). Such installation shall be completed and approved
4 prior to the application of any surface material. Easements may be required for the
maintenance and operation of utilities as specified by the Department.
5
14.Any cable TV conduits shall be undergrounded at the same time as other basic utilities are
6 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
g 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
9 owner. The subdivider shall be responsible only for conduit to serve his development.
10 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
11 certify to the City that it is properly installed.
12 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
13 Department. All surveys shall be per the City of Renton surveying standards. All other lot
14 corners shall be marked per the City surveying standards. The subdivider shall install all
street name signs necessary in the subdivision.
15
DATED this 29�h day of October, 2015.
16
17 �r J��_-M�,''-^� G��..,-�--C'--'
�
Phi�A.Oib�echts
18
City of Renton Hearing Examiner
19
20
21 APPEAL RIGHTS AND VALUATION NOTICES
22
RMC 4-8-080(G) provides that the final decision of the hearing examiner is subject to appeal to
23 the Renton City Council. RMC 4-8-110(E)(4) requires appeals of the hearing examiner's decision
to be filed within fourteen (14) calendar days of the final decision or publication of the final
24 decision, whichever occurs later. A request for reconsideration to the hearing e examiner may
25 also be filed within this 14 day appeal period as identified in RMC 4-8-100(G)(9). A new fourteen
(14) day appeal period shall commence upon the issuance of the reconsideration. Additional
26
PRELIMINARY PLAT - Preliminary Plat - 17
1 information regarding the appeal process may be obtained from the City Clerk's Office, Renton
City Hall—7`h floor, (425)430-6510.
2
3
Affected property owners may request a change in valuation for property tax purposes
4 notwithstanding any program of revaluation.
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PRELIMINARY PLAT - Preliminary Plat - 18