HomeMy WebLinkAboutJefferson Highlands Decision & LetterDenis Law Mayor
City Clerk-Jason A.Seth,CMC
October 22, 2019
Anita &Timothy Woo
Woo Developments, LLC
P.O. Box 1103
Bellevue, WA 98009
Subject: Hearing Examiner's Findings of Fact, Conclusions of Law and Final Decision
RE: Jefferson Highlands Preliminary Plat, Unit Lot Subdivision,
Administrative Site Plan, Administrative Conditional Use & Street
Modifications (LUA-19-000163)
Dear Anita &Timothy Woo:
Enclosed please find the Hearing Examiner's Findings of Fact, Conclusions of Law and Final
Decision dated October 21, 2019. Also, this document is immediately available on our
website:
If you go to: Rentonwa.gov; "How do I"; Hearing Examiner (under Contact); "Land
Use Decisions". The Decisions are filed by year and then alphabetical order by
project name.
I can be reached at (425) 430-6510 orjseth@rentonwa.gov. Thank you.
Sincerely,
Jason A. Seth, CMC
City Clerk
cc: Hearing Examiner
Clerk Close,Senior Planner
Jennifer Henning, Planning Director
Vanessa Dolbee, Current Planning Manager
Brianne Bannwarth, Development Engineering Manager
Craig Burnell, Building Official
Jennifer Cisneros,Planning Technician
Julia Medzegian, City Council Liaison
Parties_of_Record_(1)
1055 South Grady Way,Renton,WA 98057 • (425)430-6510/Fax (425)430-6516 • rentonwa.gov
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7
8 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
9RE:
10
Jefferson Highlands
FINDINGS OF FACT, CONCLUSIONS OF
11 Preliminary Plat, Unit Lot Subdivision, )
LAW AND FINAL DECISION
administrative site plan, administrative )
12 conditional use and street modification. )
13 LUA19-000163, PP, SA-A, CU-A, )
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MOD
15 SUMMARY
16
The Applicant is requesting preliminary plat, unit lot subdivision, site plan, conditional use, and street
17 modification approval for 13 townhomes located at 1513-1515 Kirkland Ave NE, Renton, WA 98056
and 1524-1526 Jefferson Ave NE, Renton, WA 98056. The applications are approved subject to
18 conditions.
19
20
TESTIMONY
21 Note: The following is a summary of testimony provided for the convenience of the reader only and
should not be construed as containing any findings offact or conclusions of law. The focus upon or
22 exclusion of any particular testimony or hearing evidence in this summary is not reflective of the
priority or probative content of any particular hearing evidence and no assurance is made as to
23
accuracy.
24
Clark Close, senior City of Renton planner, summarized the staff report. Mr. Close made one
25 correction to the staff report, at page 10 on parking. He noted there are two parking standards
applicable to the project and that the more restrictive should apply, specifically 4-4-080F(10)d, which
26 requires two spaces per townhome unit. Mr. Close noted the two parking standards are one for
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I "detached dwelling and townhomes" and the second for"attached dwellings in RMF, R-14 and R-10
zones,"with the "detached dwellings and townhomes"the more restrictive of the two.
2
3 EXHIBITS
4
The 22 exhibits identified at Page 2 of the October 8, 2019 Staff report were admitted into the record at
5 the October 8, 2019 hearing. City of Renton core maps were admitted as Exhibit 23. Google maps for
the project vicinity were admitted as Ex. 24. The staff power point presentation was admitted as Ex.
6 25. In response to examiner questions, Mr. Clark responded that the access for the plat is termed
temporary because it is anticipated that it will also be changed and used to provide access to the lot to7thesouth.
8
James Howton, Applicant, noted that the affordable housing covenant for recommended condition 1
9 has already been drafted, that all homeowner documents have been drafted, and that the bicycle
parking referenced in condition 3 will be located in garages and this will be shown in the final
10 architectural floor plans as authorized by code. As to condition 4, 4,500 square feet of open space is
11 required and the Applicant is providing 6,800 square feet. The sidewalks on Jefferson are currently
five feet. The sidewalks on Kirkland are currently three feet and the Applicant will expand those to
12 five feet. Pedestrian walkways will be placed in an open space tract as required by the condition. The
Applicant will comply with conditions 6-9 no problem. For condition 10, trash and recycling will be
13 placed within garages as will be shown in architectural floor plans. No. 11 site plans will be provided
as required by the condition, including the five-foot required setbacks. For No. 12, currently no14mechanicalequipmentisplannedtobeplacedontheroofsorsurfaces, but if that is done it will be
15 screened as required. No. 13 will be complied with. No. 14 is a problem. The western most access
road is intentionally shown as a private alley privately maintained on all of the plans, not as a unit lot
16 driveway. Alleys are not required to have sidewalks or a planting strip. The open space tract adjacent
to the east side of the alley will have extensive landscaping such that a landscape planting strip would
17 simply replace the landscaping already shown in the plan. There's also an infiltration trench located in
the same area. Sidewalks are located on the east side of both buildings, which take access from the
18 west alley. Those sidewalks connect to the sidewalks on Jefferson that connect to the Tract A open
19 space, so there are already sidewalk connections for each of the units to the open space area. The unit
lot access standards give the option of vehicular access to public or private drives. There's no
20 requirement that all units in a unit lot subdivision have unit lot driveways. All six units in the building
facing Kirkland Avenue all take access from a public alley. That alley will not contain a sidewalk or a
21 planting strip.
22 In rebuttal, Mr. Close stated staff was supportive of the Applicant's proposal to make the western alley
23 private and thereby avoid the sidewalk and planter strip requirement. He stated that the alley should be
incorporated into the open space tract (Tract A). If Tract A is reconfigured in this fashion, staff
24 recommended condition 14 can be eliminated. The western alley would be subject to homeowner
association maintenance along with the rest of Tract A. Mr. Howton was in agreement with that
25 modification.
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1 FINDINGS OF FACT
2 Procedural:
3
1. Owner/Applicant. Woo Developments, LLC, PO Box 1103, Bellevue, WA 98009 — Contact:
4 James W. Howton, 12018 SE 51st St, Bellevue, WA 98006
5
6 2. Hearing. A hearing on the application was held on October 8, 2019 in the Renton City Council
meeting chambers.
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8
Substantive:
9 3. Project Description. The Applicant is requesting preliminary plat, unit lot subdivision, site
plan, conditional use, and a street modification for 13 townhomes located at 1513-1515 Kirkland Ave
10 NE, Renton, WA 98056 and 1524-1526 Jefferson Ave NE, Renton, WA 98056. The existing
structures would be demolished to construct three (3) new townhome buildings — one 3-unit, one 4-
11 unit and one 6-unit. The Applicant is requesting a conditional use permit to increase maximum wall
12 plat height up to 32 feet to allow for a third floor within the residences. The proposed project would
result in a net density of 16.6 du/ac. The Unit Lot Subdivision includes 13 lots and 3 open space
13 tracts. One of the 13 units would be affordable under density bonus review. The proposed unit lots
would range in size from 1,276 SF to 1,740 SF with an average lot size of 1,467 SF. Access to the
14 units is proposed via two new alleys between the townhome buildings and a 16-foot wide temporary
alley along the south end of site from Kirkland Ave NE (8 feet of the temporary access is located off-
15 site to the south). The topography of the site is relatively flat, and the site is not mapped with any
16 critical areas. All onsite trees are proposed to be removed.
17 The street modification is for cross section changes to Kirkland Ave NE along the property frontage.
To meet the City's complete street standards and the Sunset Area Surface Water Master Plan for
18 Kirkland Ave NE, a residential access street, required half street improvements include a pavement
width of 26 feet(13 feet from centerline), a 0.5-foot curb, a I2-foot bioretention planter strip, a 8-foot
19 sidewalk, street trees and storm drainage improvements. This road section would span 33 %2 feet from
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the centerline and would require three and one-half feet (3 1/2") ROW dedication. The street
modification request includes frontage improvements for an 11-foot travel lane, 0.5-foot vertical
21 curb, 8-foot bioretention planter strip, 8-foot wide sidewalk, with 0.5-foot clear width from the back
of sidewalk to the edge of the ROW. The street modification request includes no ROW dedication
22 along Kirkland Ave NE.
23 4. Adequacy of Infrastructure/Public Services. The project will be served by adequate and
24 appropriate infrastructure and public services as follows:
25 A. Water and Sewer Service. Water and sewer service will be provided by City of Renton.
There is an existing 6-inch City water main located in Jefferson Ave NE (see Water plan
26 no. W-1878) that can deliver a maximum total flow capacity of 1,300 gallons per minute
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1 gpm). There is an existing 10-inch City water main located in Kirkland Ave NE that can
2 deliver a maximum total flow capacity of 2,500 gpm. There is an existing 8-inch concrete
gravity wastewater main located in Jefferson Ave NE. There is an existing 8-inch concrete
3 gravity wastewater main located in Kirkland Ave NE.
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B. Police and Fire Protection. Fire protection would be provided by the Renton Regional Fire
5 Authority and police service by the Renton Police Department. Police and Fire Prevention
6 staff indicate that sufficient resources exist to furnish services to the proposed development;
subject to the condition that the Applicant provides Code required improvements and fees.
7 A Fire Impact Fee, currently assessed at $964.53 per dwelling unit, would be applicable to
8 the proposal. The fee in effect at the time of Building Permit issuance would be assessed for
this project.
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C. Drainage. In conjunction with the City's stormwater regulations, the proposal mitigates all10
significant drainage impacts and provides for adequate and appropriate stormwater
11 facilities. Public works staff has reviewed the Applicant's preliminary drainage design and
found it to conform to the City's design standards. Important for neighboring properties,12
the drainage standards require off-site stormwater flows to be at or less in volume and
13 velocity than predevelopment conditions. The Applicant is proposing a combination of full
infiltration trenches and a Biopod system to provide the required stormwater controls for14
water quality and flow control. These would overflow into the existing storm system in
15 Kirkland Ave NE.
16 D. Parks/Open Space. The project provides for adequate parks and open space. City
17 standards do not require any parkland dedication for townhome development but do require
open space for residential development of four or more dwelling units in the R14,
18 consisting of 350 square feet of open space per dwelling unit. All required open space shall
be at least 20 feet wide. Based on the proposal for 13 townhome units, a total of 4,550
19 square feet of common open space would be required. Landscaped open space, totaling
20 8,915 square feet is proposed within three (3) common open spaces tracts (Tracts A, B and
C). The tracts are either located in the center of the site or along Kirkland Ave NE. In
21 addition, a pea patch with raised planter beds is proposed within Tract A behind the units
near the center of the development. Other than the smaller 369 square foot Tract C, the
22 proposed common open space tracts comply with the 20-foot minimum width requirement.
The pea patch area and individual raised planter beds proposed are just shy of a minimum •
23 1,000 square feet area for pea patches and the 4' x 8' raised planter beds would be required
24 to be upsized in order to comply with the minimum 10x10 foot dimensional requirement for
pea patches. Therefore, a condition of approval requires that additional information be
25 submitted at the time of civil construction permit review demonstrating the project's
compliance with the common open space requirements.
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1 E. Pedestrian Circulation. The townhome units would provide direct pedestrian connections
from rights-of-ways to each unit and to common open spaces throughout the project site.
2 The proposed concrete sidewalks would provide a safe and efficient pedestrian circulation
3 system, provided all conditions of approval are met. A combination of a shared temporary
access driveway and the alleys would provide vehicular access through the project site.
4 None of the townhomes would directly access off a public right-of-way, thereby providing
a safe and efficient vehicular circulation pattern.
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F. Transportation. The proposal is served by adequate and appropriate transportation
infrastructure.
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8 All vehicular access to the project would be from Kirkland Ave NE via a 16-foot wide
shared temporary access driveway from Kirkland Ave NE. Eight feet (8') of the 16-foot
9 wide shared temporary access driveway would be located off-site to the south in an off-site
10 access/utility easement on parcel no. 7227801490. Once inside the development, primary
access to the unit garages would be provided via two alleys. The combination of the shared
11 temporary access driveway and the two alleys would provide vehicular access to all the
12 proposed townhome units. None of the townhomes would take direct access off the
surrounding public streets, thereby reducing the number of curb cuts generated by the
13 project to one access.
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Jefferson Ave NE and Kirkland Ave NE are both classified as residential access streets. To
15 meet the City's complete street standards for Jefferson Ave NE the minimum ROW is 53
feet. Therefore, dedication of one and one-half(1-1/2) feet of ROW fronting the site would
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be required. Per City code 4-6-060, half street improvements shall include a pavement
17 width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot bioretention planter
strip, a 5-foot sidewalk, street trees and storm drainage improvements. To meet the City's
18 complete street standards and the Sunset Area Surface Water Master Plan for Kirkland Ave
19 NE, half street improvements would be required to include a pavement width of 26 feet (13
feet from centerline), a 0.5-foot curb, a 12-foot bioretention planter strip, a 8-foot sidewalk,
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street trees and storm drainage improvements. The Applicant is requesting a street
21 modification to required Kirkland Ave NE frontage improvements as identified in Finding
of Fact No. 3.
22
23 The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-
070.D (Exhibit 19).
24
25 Increased 'traffic created by the development would be mitigated by payment of
transportation impact fees. The current rate of transportation impact fee is assessed at
26 4,064.56 per dwelling. Payment of the transportation impact fee is applicable on the
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1 construction of the development at the time of application for the building permit. A credit
2 would be given for any existing homes.
3 Access to SR 900 (NE Sunset Blvd) is approximately a quarter of a mile to the south. An
4 active bus stop is located adjacent to the Greater Highlands Shopping Center located at
2806 NE Sunset Blvd. This stop is a very active bus stop and should the Greater Highlands
5 Shopping Center redevelop, King County Metro Transit could potentially convert this bus
6 stop into a major RapidRide station.
7 G. Schools. The proposal provides for adequate and appropriate schools. Sierra Heights
Elementary, McKnight Middle School and Hazen High School serve the site. Any new8
students from the proposed development would be bussed to their elementary and high
9 schools and would walk to the middle school. The stop for Sierra Heights Elementary
School is located at the corner of Kirkland Ave NE @ NE 15th St. Students attending10
McKnight Middle School would walk to school, approximately 0.38 miles from the project
11 site. Students would walk north along the existing sidewalks on Kirkland Ave NE and west
along NE 16th St where they would reach the school at the southwest corner of NE 16th St
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and Harrington Ave NE. The bus stop for students attending Hazen High School is located
13 at the corner of NE 16th St and Kirkland Ave NE. The proposed project includes the
installation of frontage improvements along Jefferson Ave NE and Kirkland Ave NE
14 frontages, including sidewalks.
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A School Impact Fee, based on new single-family lots, will be required in order to mitigate
16 the proposal's potential impacts to the Renton School District. The fee is payable to the
17 City as specified by the Renton Municipal Code. Currently the fee is assessed at $2,455.00
per multi family dwelling unit.
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19 H. Parking. Staff has determined that the proposal complies with applicable parking
regulations. As noted by Mr. Close during hearing testimony, the proposal is subject to two
20 separate motor vehicle parking standards — one applicable to townhomes specifically and
21 the other to attached dwelling units. The more restrictive and specifically applicable of the
two requires two parking spaces per townhome involving more than one bedroom. See
22 RMC 4-4-080(10)(d). The Applicant has submitted floor plans showing four bedrooms per
23 townhome. The Applicant has proposed two (2) car garages within each unit lot, which
would meet the minimum parking requirements for each unit lot.
24
25 Bicycle parking regulations require that a minimum of one-half(0.5) bicycle parking space
be provided per one attached dwelling. For attached dwellings, spaces within the dwelling
26 units or on balconies do not count toward the bicycle parking requirement. However,
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1 designated bicycle parking spaces within individual garages can count toward the minimum
2 requirement. Based on the proposal for 13 townhome units, a total of seven (7) bicycle
parking spaces are required. No bicycle parking is referenced on the site plan, architectural
3 elevations or the unit floor plan (Exhibits 2 and 8). Therefore, a condition of approval
4 requires that the Applicant submit revised plans with the building permit application
identifying the location of code compliant bicycle parking meeting the standards of RMC 4-
5 4-080.F.11, and identify a minimum of seven (7) bicycle parking stalls on 13 of the
6 proposed lots.
7 5. Adverse Impacts. There are no significant adverse impacts associated with the proposal.
Pertinent impacts are addressed individually as follows:
8
9 A. Critical Areas. There are no critical areas on site. The Applicant's geotechnical report
and SEPA review finds no critical areas on-site.
10
B. Tree Retention. The proposal provides for adequate preservation of trees because it is
11 consistent with the City's tree retention standards.
12
13 The City's adopted Tree Retention and Land Clearing Regulations (4-4-130) require the
retention of 20 percent (20%) of trees in a residential development. The Applicant
14 submitted a Landscape and Tree Retention Plan, prepared by Lane & Associates, dated
June 11, 2018 (Exhibit 6) and an Arborist Report, prepared by Lane & Associates (Exhibit
15 7) with the project application materials. According to the submitted Arborist Report,
there are nine (9) listed significant onsite trees, of those three (3) were found to be non-
16 viable (dangerous), one (1) was found to be located in the proposed public street/alley,
17 and four (4) were in proposed private access easements/tracts. Following deductions, the
Applicant would be required to retain one (1) tree. In-lieu of the single tree retention, the
18 Applicant is proposing to replant the site with the following trees based on the landscape
plan and plant schedule: 9 raywood ash street trees, 5 vine maple, 13 bloodgood Japanese
19 maple, 9 chanticlear pear, 3 Alaska weeping cedar, 3 Austrian black pine, and 59 emerald
green arborvitae. According to the submitted landscape plan, the replacement trees would
20 exceed the minimum tree density requirement. A final detailed landscape plan would be
21 required to be submitted and approved prior to issuance of a civil construction permit.
22 C. Compatibility. The proposal is compatible with surrounding uses. The proposed
townhomes along Kirkland Ave NE include increased front yard setbacks from the public
23 street, which tends to reduce the bulk and scale of buildings. In addition, RMF and CV
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zoned properties are located across the street to the east of the project site. Less than 500
feet to the north is Meadow Crest Early Learning Center. The project site is located in an
25 area that is characterized by single-family and multi-family development and is evolving
and transitioning from less intense single-family and duplex uses to more intense
26 commercial and mixed-uses. The proposed townhomes are consistent with the anticipated
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1 transition. The proposal also serves as a good transitional use to the R14 zones in the north,
south and west in terms of bulk and scale due to its proximity to the more intense uses in2theRMFandCVzonestotheeast.
3
The City's landscaping standards assure further aesthetic compatibility with surrounding
4 uses. The Applicant submitted a Conceptual Landscape and Tree Retention Plan, prepared
by Lane & Associates (dated June 11, 2018; Exhibit 6) with the project application
5 materials that staff have determined complies with the City's landscaping standards. An
6 eight-foot wide bioretention planter strip is proposed between the curb and sidewalk along
Jefferson Ave NE and Kirkland Ave NE frontages. The proposed landscape planters
7 include the planting of nine (9) street trees (raywood ash) and lawn areas. A 10-foot onsite
landscape strip is proposed along Jefferson Ave NE. An approximately 20-foot wide open
8 space tract (Tract B) is proposed at the'back of sidewalk along Kirkland Ave NE. The first
10 feet of this open space, from the back of sidewalk, will be landscaped. The site also
9 contains two (2) additional open space tracts (Tract A and C) located at the center of the
10 development. Improvements within these tracts include below grade infiltration trenches, a
Biopod system, crushed rock path, picnic table, raised planter boxes and a mixture of trees,
11 shrubs, and ground cover.
12 It is anticipated that the requested 32-foot maximum wall plate height would also be
compatible with surrounding uses in the neighborhood, as conditioned. The R-14 zone
13 allows increases to the maximum wall plate height from 24 feet, up to 32 feet, with an
14 administrative conditional use permit. The RMF zone allows maximum wall plate heights
of 32 feet and the CV zone permits a maximum height of 50 feet, except 70 feet for
15 vertically mixed-use buildings (commercial and residential). The project site is located at
the edge of an R-14 zone, adjacent to an RMF zoned parcels located on the east side of
16 Kirkland Ave NE, placing the project site in a transitional area with regards to the height of
structures. In addition, the proposed townhomes include increased setbacks from Kirkland
17 Ave NE, which would reduce the bulk and scale of the proposed structures. This transition
18 area is well-suited to allow an increase in the maximum wall plate height to facilitate the
massing changes dictated by the development standards permitted by the nearby zones,
19 namely RMF and CV, and the added variety of housing type would not serve as an
overconcentration of a particular use.
20
D. Noise, Light and Glare. According to the staff report, the proposed 32-foot maximum wall
21 plate,height is not anticipated to generate additional noise, light, or glare impacts over the
22 standard 24-foot height permitted in the R-14 zone.
23 As to light and glare impacts of the project as a whole, the Applicant has not submitted a
lighting plan as required by City regulations; therefore, a condition of approval requires that
24 a lighting plan shall be provided at the time of Building Permit review for review and
approval by the Current Planning Project Manager. As conditioned, to ensure safety and
25 avoid excessive brightness pedestrian scale lighting should be provided on the primary
26 entries of each unit as well as along the pedestrian walkways as necessary to provide
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1 sufficient lighting for pedestrian safety but shall also be designed to minimize light spill and
glare onto adjoining properties.
2
3 E. Views. According to uncontested findings of the staff report, the proposal will not block
view corridors to shorelines or Mt. Rainier or any other attractive natural features.
4
5
CONCLUSIONS OF LAW
6 Procedural:
7 1. Authority. RMC 4-8-080(G) classifies Hearing Examiner conditional use applications and
8 preliminary plat applications as Type III permits. In the absence of the conditional use and
preliminary plat applications, no Hearing Examiner review would be required for the site plan and it
9 would be classified as a Type II permit by RMC 4-8-080(G). The street modification request is
10 classified by RMC 4-8-080(G) as a Type I review. RMC 4-8-080(C)(2) requires consolidated
permits to each be processed under "the highest-number procedure." The Type III reviews are the
11 "highest-number procedure" and therefore must be employed for all the permit applications. As
12 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.
13
Substantive:
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2. Zoning/Comprehensive Plan Designations. The project site is zoned R-14 and has a
15 comprehensive plan land use designation of Residential High Density.
16
3. Review Criteria. Chapter 4-7 RMC governs the criteria for subdivision review. RMC 4-9-
17 200.E.3 governs the criteria for site plan review. RMC 4-9-030(C) governs the criteria for
conditional use permit review. Applicable standards are quoted below in italics and applied through
18
corresponding conclusions of law. All applicable criterion quoted below are met for the reasons
19 identified in the corresponding conclusions of law. Street modification standards are governed by
RMC 4-9-250.D. The findings and conclusions of Finding No. 23 of the staff report, as well as
20
Finding No. 3 of this decision, are adopted to determine that the proposal meets the criteria for street
21 modification.
22 Preliminary Plat
23 RMC 4-7-080(B): A subdivision shall be consistent with the following principles of acceptability:
24 1. Legal Lots: Create legal building sites which comply with all provisions of the City Zoning Code.
25 2. Access: Establish access to a public roadfor each segregated parcel.
26
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1 3. Physical Characteristics: Have suitable physical characteristics. A proposed plat may be denied
2 because ()Blood, 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.
3
4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water
4 supplies and sanitary wastes.
5 4. As to compliance with the Zoning Code (including design standards), Findings 17 and 18 of
6 the staff report are adopted by reference as if set forth in full'. Each proposed lot will access a
public road -- specifically the internal alleys identified in Finding of Fact No. 4(F) connects the unit
7 lots to Kirkland Ave NE. As determined in Finding of Fact No. 4 and 5,there are no critical areas at
8 the project site and the project will not cause flooding problems as it is not located in a floodplain
critical area and will be served by adequate and appropriate drainage facilities. As determined in
9 Finding of Fact No. 4, the proposal provides for adequate public facilities.
10 RMC 4-7-080(I)(1): ...The Hearing Examiner shall assure conformance with the general purposes
11 of the Comprehensive Plan and adopted standards...
12 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.13
14
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
15 or street(according to City specifications) to an existing street or highway.
16 6. As previously noted,the two internal alleys connect each unit lot to Kirkland Ave NE, and
17 existing public street.
18 RMC 4-7-120(B): The location of all streets shall conform to any adopted plans for streets in the
City.
19
7. The proposal doesn't include any new public streets so the criterion does not apply.20
21
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
22 purposes.
23 8. The proposal does not touch upon any designated trail.
24
Finding 17 and 18 are adopted with the qualification that since drafted by staff,the proposal has been modified to
25 consolidate the proposed private alley into Tract A such that the proposal would not have to include a unit lot
driveway as required by recommended staff condition No. 14. Findings 17 and 18 are not adopted to the extent that
26 they conflict with this revision.
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1 RMC 4-7-130(C): A plat, short plat, subdivision or dedication shall be prepared in conformance
2 with the following provisions:
3 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
4 as lands adversely affected by flooding, steep slopes, or rock formations). Land which the
5 Department or the Hearing Examiner considers inappropriate for subdivision shall not be
subdivided unless adequate safeguards are provided against these adverse conditions.
6
a. Flooding/Inundation:If any portion of the land within the boundary of a preliminary plat is
7 subject to flooding or inundation, that portion of the subdivision must have the approval of the State
8 according to chapter 86.16 RCW before the Department and the Hearing Examiner shall consider
such subdivision.
9
b. Steep Slopes:A plat, short plat, subdivision or dedication which would result in the creation of a
10 lot or lots that primarily have slopes forty percent (40%) or greater as measured per RvIC 4-3-
11 050J1 a, without adequate area at lesser slopes upon which development may occur, shall not be
approved.
12
13
14 3. Land Clearing and Tree Retention: Shall comply with RMC 4-4-130, Tree Retention and Land
Clearing Regulations.
15
4. Streams:
16
a. Preservation:Every reasonable effort shall be made to preserve existing streams, bodies of water,
17 and wetland areas.
18 b. Method:If a stream passes through any of the subject property, a plan shall be presented which
19 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.
20
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c. Culverting: The piping or tunneling of water shall be discouraged and allowed only when going
under streets.
22
d. Clean Water: Every effort shall be made to keep all streams and bodies of water clear of debris
23 and pollutants.
24 9.The land is suitable for a subdivision as the stormwater design assures that it will not
25 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
26 of Fact No. 5. No steep slopes or streams are located on the property.
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1 RMC 4-7-140: Approval of all subdivisions located in either single family residential or multi-
2 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
3 adverse effects of development upon the existing park and recreation service levels. The
4 requirements and procedures for this mitigation shall be per the City of Renton Parks Mitigation
Resolution.
5
10. City ordinances require the payment of park impact fees prior to building permit issuance.
6 As outlined in Finding of Fact No. 4D, the Applicant will also be dedicating three landscaped open
7 space tracts (Tracts A, B and C).
8 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
9 system that does not extend or connect, the Reviewing Official shall find that such exception shall
10 meet the requirements of subsection E3 of this Section. The roadway classifications shall be as
defined and designated by the Department.
11
11. No streets are proposed so the standard does not apply.
12
RMC 4-7-150(B): All proposed street names shall be approved by the City.13
14
12. No streets are proposed, but the proposal will be conditioned upon City approval of alley
names, if any.
15
RMC 4-7-150(C): Streets intersecting with existing or proposed public highways, major or
16 secondary arterials shall be held to a minimum.
17 13. There is no intersection with a public highway or major or secondary arterial.
18 RMC 4-7-150(D): The alignment of all streets shall be reviewed and approved by the Public Works
19 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 be20
approved by the Department upon a showing of need but only after provision of all necessary safety
21 measures.
22 14. The Public Works Department has reviewed the proposed alley configuration and staff has
recommended approval as proposed.23
24
RMC 4-7-150(E):
25 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.
26
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1 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
2 of roads and pathways. Implementation of this requirement shall comply with Comprehensive Plan
3 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.
4
3. Exceptions:
5
a. The grid pattern may be adjusted to a 'flexible grid" by reducing the number of linkages or the6alignmentbetweenroads, where the following factors are present on site:
7
i. Infeasible due to topographical/environmental constraints; and/or
8
ii. Substantial improvements are existing.
9
10 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
11 within subdivisions to allow future connectivity.
12 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
13 RC, R-1, and R-4 zones. Prior to approval of a plat without alley access, the Reviewing Official shall
14 evaluate an alley layout and determine that the use of alley(s) is not feasible...
15 6. Alternative Configurations: Offset or loop roads are the preferred alternative configurations.
16 7. Cad-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
17 possible.
18
15. The criterion is met. The proposal does not involve the creation of any new public streets, so
19 grid pattern requirements and the like do not apply. The unit lots are all accessed by one of two
internal alleys that connect to Kirkland Ave NE.
20
21
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
22 sidewalks shall be constructed as specified in the street standards or deferred by the
23
Planning/Building/Public Works Administrator or his/her designee.
24
16. As proposed except for the street modification approved by this decision.
25 RMC 4-7-150(G): Streets that may be extended in the event offuture adjacent platting shall be
required to be dedicated to the plat boundary line. Extensions of greater depth than an average lot
26
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1 shall be improved with temporary turnarounds. Dedication of a full-width boundary street shall be
2 required in certain instances to facilitate future development.
3 17. No additional street extensions are proposed,possible or necessary for the proposal.
4 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.
5
18. As depicted in Ex. 4, the side lines are in conformance with the requirement quoted above.6
7
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.
8
19. As previously determined, each lot has access to a public street.
9
RMC 4-7-170(C): The size, shape, and orientation of lots shall meet the minimum area and width
10 requirements of the applicable zoning classification and shall be appropriate for the type of
11 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
12 requirement as measured within the plat as a whole.
13 20. As previously determined, the proposed lots comply with the zoning standards of the R14
14 zone. As authorized by RMC 4-7-090E1, individual lots in plats that qualify as unit lot subdivision
subdivisions are not required to comply with the minimum lot size, width, and depth requirements of
15 the underlying zoning designation. All unit lot subdivision requirements are met as identified in
16 several portions of Finding No. 17 of the staff report.
17 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%) of18
the required lot width except in the cases of(1)pipestem lots, which shall have a minimum width of
19 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).
20
21. As identified in Conclusions of Law No. 20, lots in unit lot subdivisions are not subject to
21
any minimum width standards.
22
RMC 4-7-170(E): All lot corners at intersections of dedicated public rights-of-way, except alleys,
23 shall have minimum radius offifteen feet (15).
24 22. Inapplicable. There are no lot corners at intersection of pubic rights of way that don't qualify
25 as alleys.
26
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1 RMC 4-7-190(A): Due regard shall be shown to all natural features such as large trees,
2 watercourses, and similar community assets. Such natural features should be preserved, thereby
adding attractiveness and value to the property.
3
23. There are no significant on-site natural features.
4
RMC 4-7-200(A): Unless septic tanks are specifically approved by the Public Works Department
5 and the King County Health Department, sanitary sewers shall be provided by the developer at no
6 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
7 development.
8 24. As conditioned.
9
RMC 4-7-200(B): An adequate drainage system shall be provided for the proper drainage of all
10 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 be11
designed per the requirements of RMC 4-6-030, Drainage (Surface Water) Standards. The drainage
12 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
13
provide capacity for the new street paving for the plat.
14
25. The proposal provides for adequate drainage that is in conformance with applicable City
15 drainage standards as determined in Finding of Fact No. 4. The City's stormwater standards, which
16 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.
17
RMC 4-7-200(C): The water distribution system including the locations of fire hydrants shall be
18 designed and installed in accordance with City standards as defined by the Department and Fire
19
Department requirements.
20 26. As proposed and conditioned.
21 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
22 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
approved prior to the application of any surface material. Easements may be required for the
24 maintenance and operation of utilities as specified by the Department.
25
27. As conditioned.
26
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1 R1VIC 4-7-200(E): Any cable TV 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 necessity 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 certi_bi to the City that it is properly installed.
7
28. As conditioned.
8
RMC 4-7-210:
9
A. MONUMENTS:
10
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
C. STREET SIGNS:
16
The subdivider shall install all street name signs necessary in the subdivision.
17
29. As conditioned.
18
19
Site Plan
20 RMC 4-9-200(E)(3): Criteria: The Administrator or designee must find a proposed project to be in
compliance with the following:
21
a. Compliance and Consistency: Conformance with plans, policies, regulations and approvals,
22 including:
23 i. Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and
24 policies, especially those of the applicable land use designation; the Community Design
Element; and any applicable adopted Neighborhood Plan;
25 ii. Applicable land use regulations;
26 iii. Relevant Planned Action Ordinance and Development Agreements; and
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1 iv. Design Regulations: Intent and guidelines of the design regulations located in RMC 4-3-
100.
2
30. As discussed in Conclusions of Law Nos. 4 and 5, and as conditioned, the proposal is
3 consistent with the City's development and design regulations. The proposal is consistent with the
4 Comprehensive Plan for the reasons stated in Finding 16 of the Staff Report. The proposal does not
qualify as a Planned Action Ordinance.
5
RMC 4-9-200(E)(3)(b): Off-Site Impacts:Mitigation of impacts to surrounding properties and
6 uses, including:
7
i. Structures: Restricting overscale structures and overconcentration of development on a
8 particular portion of the site;
9 ii. Circulation:Providing desirable transitions and linkages between uses, streets, walkways
10 and adjacent properties;
11 iii. Loading and Storage Areas:Locating, designing and screening storage areas, utilities,
rooftop equipment, loading areas, and refuse and recyclables to minimize views from
12
surrounding properties;
13
iv. Views:Recognizing the public benefit and desirability of maintaining visual accessibility
14 to attractive natural features;
15 v. Landscaping: Using landscaping to provide transitions between development and
16 surrounding properties to reduce noise and glare, maintain privacy, and generally enhance
the appearance of the project; and
17
vi. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
18
excessive brightness or glare to adjacent properties and streets.
19
31. The segregation of the proposed townhome units into three separate buildings, their separation
20 from street frontage by extended setbacks and their proximity to more intense uses prevents overscale
structures and overconcentration of development on any one portion of the lot as contemplated in
21 RMC 4-9-200(E)(3)(b)(i). As outlined in FOF 4D, the townhome units would provide direct
22
pedestrian connections from rights-of-way to each unit and to common open spaces throughout the
project site and a combination of a shared temporary access driveway and the alleys would provide
23 vehicular access through the project site. These vehicular and pedestrian connections provide the
linkages and transitions contemplated in RMC 4-9-200(E)(3)(b)(ii). The Applicant proposes no
24 loading or storage areas so RMC 4-9-200(E)(3)(b)(iii) is inapplicable. As determined in FOF No. 5,
the proposal will not block any views to attractive natural features as required by RMC 4-9-
25 200(E)(3)(b)(iv). As outlined in FOF No. 5C, the perimeter of the project site (along the sidewalks)
26 and interior open space tracts is landscaped, providing the amenities required by RMC 4-9-
200(E)(3)(b)(v). As identified in FOF No. 5D, as conditioned, the Applicant is required to prepare a
PP, ULS, CU and BSP - 17
1 lighting plan that minimizes light impacts to adjoining properties as contemplated by RMC 4-9-
200(E)(3)(b)(vi).
2
3 RMC 4-9-200(E)(3)(c): On-Site Impacts:Mitigation of impacts to the site, including:
4 i. Structure Placement:Provisions for privacy and noise reduction by building placement,
5 spacing and orientation;
6 ii. Structure Scale: Consideration of the scale ofproposed structures in relation to natural
characteristics, views and vistas, site amenities;sunlight,prevailing winds, and pedestrian
7 and vehicle needs;
8 iii. Natural Features:Protection of the natural landscape by retaining existing vegetation
9 and soils, using topography to reduce undue cutting andfilling, and limiting impervious
surfaces; and
10 iv. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide
shade and privacy where needed, to define and enhance open spaces, and generally to11
enhance the appearance of the project. Landscaping also includes the design and protection
12 of planting areas so that they are less susceptible to damage from vehicles or pedestrian
movements.
13
32. Common open space areas have been sited throughout the development, which would provide14
privacy and buffer some of the noise either entering or leaving the project site as required by RMC 4-
15 9-200(E)(3)(c)(i). The scale of the project is appropriate for its location as contemplated by RMC 4-
9-200(E)(3)(c)(ii) for the reasons identified in FOF No. 5C. There does not appear to be much on-
16 site vegetation as the project site is already developed with two duplexes. As noted in FOF No. 5B,
the project site only contains 9 significant trees, three of which are dangerous and the remaining17exceptforoneareinproposedon-site alleys and access ways. As noted in the staff report, the project
18 site is flat and minimal grading will be required. Due to the topography and lack of vegetation, the
proposal is found to comply with RMC 4-9-200(E)(3)(c)(iii). As identified in FOF No. 5C, the
19 proposed and required landscaping will help define and enhance open spaces and enhance privacy
and aesthetics as contemplated by RMC 4-9-200(E)(3)(c)(iv).
20
RMC 4-9-200(E)(3)(d):Access and Circulation:Safe and efficient access and circulation for all21users, including:
22
i. Location and Consolidation:Providing access points on side streets or frontage streets
23 rather than directly onto arterial streets and consolidation of ingress and egress points on the
24 site and, when feasible, with adjacent properties;
25 ii. Internal Circulation:Promoting safety and efficiency of the internal circulation system,
including the location, design and dimensions of vehicular and pedestrian access points,
26 drives,parking, turnarounds, walkways, bikeways, and emergency access ways;
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1 iii. Loading and Delivery:Separating loading and delivery areas from parking and
pedestrian areas;
2
3 iv. Transit and Bicycles:Providing transit, carpools and bicycle facilities and access; and
4 v. Pedestrians: Providing safe and attractive pedestrian connections between parking areas,
buildings,public sidewalks and adjacent properties.
5
33. The proposal provides for safe and efficient access and circulation as required by the criterion
6
above for the reasons identified in Finding of Fact No. 4E and 4F. No loading or delivery spaces are
7 proposed. The facility will be served by adequate transit and bicycle facilities (most notably bicycle
parking spaces) for the reasons identified in FOF No. 4F and 4H. Safe and attractive pedestrian -
8 connections are provided as outlined FOF No. 4E.
9
RMC 4-9-200(E)(3)(e): Open Space: Incorporating open spaces to serve as distinctive project
10 focal points and to provide adequate areas for passive and active recreation by the occupants/users
11 of the site.
12 34. The proposal concentrates most of its open space between the buildings in the center of the
project site, thereby creating a distinctive focal point that includes sufficient space for passive and
13 active recreation as required by RMC 4-9-200(E)(3)(e).
14 RMC 4-9-200(E)(3)(f): Views and Public Access: When possible, providing view corridors to
15 shorelines and Mt. Rainier, and incorporating public access to shorelines.
16 35. As determined in FOF No. 5E, there are no view corridors to shorelines or Mt. Rainier
affected by the proposal.
17
18
RMC 4-9-200(E)(3)(g): Natural Systems: Arranging project elements to protect existing natural
systems where applicable.
19
36. As outlined in FOF No. 5,there are no natural systems on the project site.
20
21
RMC 4-9-200(E)(3)(h): Services and Infrastructure: Making available public services and
facilities to,accommodate the proposed use.
22
37. The project is served by adequate services and facilities as determined in Finding of Fact No.
23 4.
24 RMC 4-9-200(E)(3)(i): Phasing: Including a detailed sequencing plan with development phases
25 and estimated time frames,for phased projects.
26 38. No further phasing is proposed.
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1 Conditional Use
2 The Administrator or designee or the Hearing Examiner shall consider, as applicable, the following
3 factors for all applications:
4 RMC 4-9-030(C)(1): Consistency with Plans and Regulations: The proposed use shall be
compatible with the general goals, objectives,policies and standards of the Comprehensive Plan, the
5 zoning regulations and any other plans,programs, maps or ordinances of the City of Renton.
6
39. As conditioned, the proposal is consistent with all applicable comprehensive plan policies
7 and development standards as concluded in Conclusions of Law No. 4 and 5.
8 RMC 4-9-030(C)(2): Appropriate Location: The proposed location shall not'result in the
9 detrimental overconcentration of a particular use within the City or within the immediate area of the
proposed use. The proposed location shall be suited for the proposed use.
10
40. The proposed use involves townhomes in an area characterized by single-family and multi-
11 family development. The added variety of housing type will not serve as an overconcentration of a
12 particular use. The proposed location is suited for the proposed use for the reasons identified in FOF
No. 5C.
13
RMC 4-9-030(C)(3): Effect on Adjacent Properties: The proposed use at the proposed location
14 shall not result in substantial or undue adverse effects on adjacent property.
15 41. As determined in Finding of Fact No. 5, as conditioned, there are no significant adverse
16 impacts associated with the proposal, so it will not result in substantial or undue adverse effects on
adjacent property.
17
RMC 4-9-030(C)(4): Compatibility: The proposed use shall be compatible with the scale and18
character of the neighborhood.
19
42. As determined in Finding of Fact No. 5C,the proposed use is compatible with the scale and
20 character of the neighborhood.
21 RMC 4-9-030(C)(5): Parking:Adequate parking is, or will be made, available.
22 43. As determined in Finding of Fact No. 4,the proposal includes parking that is consistent with
23 applicable parking standards, which sets a legislative standard for adequate parking.
24 RMC 4-9-030(C)(6): Traffic: The use shall ensure safe movement for vehicles and pedestrians and
shall mitigate potential effects on the surrounding area.
25
44. As outlined in Finding of Fact No. 4E and 4F, the proposal provides for safe circulation and26
adequate traffic mitigation and facilities.
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1 RMC 4-9-030(C)(7): Noise,Light and Glare:Potential noise, light and glare impacts from the
2 proposed use shall be evaluated and mitigated.
3 45. As determined in Finding of Fact No. 5,the proposed use will not result in any adverse light,
noise or glare impacts.
4
RMC 4-9-030(C)(8): Landscaping:Landscaping shall be provided in all areas not occupied by
5 buildings,paving, or critical areas. Additional landscaping may be required to buffer adjacent
6 properties from potentially adverse effects of the proposed use.
7 46. As shown in the conceptual landscape plan for the proposal, Ex. 6, all undeveloped portions
of the site are landscaped.
8
9
DECISION
10 The proposed preliminary plat, unit lot subdivision, site plan, conditional use permit and street
modification applications meet all applicable criteria identified in this decision for the reasons
I identified in the conclusions of law if subject to the conditions of approval identified below. All said
applications are approved subject to the
12
13
1. The Applicant shall submit a draft affordable housing covenant to the Current Planning
14 Project Manager for review and approval by the Planning Project Manager and the City
Attorney at the time of Building Permit review. Such agreement shall be recorded prior to
15 Temporary Certificate of Occupancy.
16 2. The Applicant shall create a Homeowners' Association ("HOA") that maintains all
improvements and landscaping in the common space tracts and any and all other common
17 improvements. A draft of the HOA documents shall be submitted to, and approved by,
18 the City of Renton Project Manager and the City Attorney prior to recording of the Unit
Lot Subdivision. Such documents shall be recorded concurrently with the Unit Lot
19 Subdivision.
20 3. The Applicant shall submit revised plans with the building permit application identifying
the location of code compliant bicycle parking meeting the standards of RMC 4-4-
21 080.F.11, and identify a minimum of eight (8) bicycle parking stalls on 13 of the
proposed lots. The revised plans shall be reviewed and approved by the Current Planning
22 Project Manager prior to building permit approval.
23 4. The Applicant shall submit additional information at the time of civil construction permit
review demonstrating the project's compliance with the common open space
24 requirements.
25 5. A minimum five-foot (5') wide pedestrian walkway shall be provided from Jefferson Ave
NE and Kirkland Ave NE to the common open space tract in the center of the
26
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1 development. In addition, the five-foot (5') wide pedestrian walkways from Jefferson
Ave NE to Tract A shall be placed in a common open space tract.2
6. The Applicant shall be required to provide a minimum of one (I) side articulation that
3 measures at least one-foot(1') in depth along the south facing façade of Unit 1.
4 7. Balcony railings shall be mostly transparent and a materials board and color palette,
coded to the exterior building elevations, be provided to the Current Planning Project
5 Manager for review and approval at the time of Building Permit review.
6 8. The Applicant shall either submit revised elevations providing the required three and one-
half inches (3 1/2") minimum trim surrounding all windows and doors and one of the
7 following architectural details: shutters, knee braces, flower boxes, or columns.
Alternatively, the Applicant may submit a modification request to vary from any of these8standards. The revised elevations or modification request shall be submitted to the
9 Current Planning Project Manager for review and approval at the time of Building Permit
review.
10 9. The Applicant shall submit a detailed landscape plan with utility box locations and any
11 utility boxes that are visible to the public be screened with berms and/or landscaping. The
final detailed landscape plan shall be reviewed and approved by the Current Planning
12 Project Manager prior to building permit approval.
13 10. The Applicant shall submit revised plans with the building permit application identifying
the location of trash and recycling containers. The revised plans shall be reviewed and
14 approved by the Current Planning Project Manager prior to building permit approval.
15 11. The Applicant shall submit a revised site plan with a minimum twenty-foot (20') building
setback from Jefferson Ave NE or revised floor plans and building elevations for Units 7-
16 13 that include a minimum five foot (5') upper level step back on the third floor west
building elevations. Depending on the option selected by the Applicant, the revised site
17 plan or building plans shall be reviewed and approved by the Current Planning Project
Manager prior to civil construction permit review or Building Permit approval.
18
12. The Applicant shall submit a separate detailed plan set identifying the location and
19 screening provided for all surface and roof top utility/mechanical equipment with the
building permit application. The plan set shall be reviewed and approved by the Current
20 Planning Project Manager prior to building permit approval.
21 13. A lighting plan shall be provided at the time of Building Permit review for review and
approval by the Current Planning Project Manager. To ensure safety and avoid excessive
22 brightness pedestrian scale lighting should be provided on the primary entries of each
23 unit as well as along the pedestrian walkways as necessary to provide sufficient lighting
for pedestrian safety but shall also be designed to minimize light spill and glare onto
24 adjoining properties.
25 14. The proposed western most alley shall be integrated into the Tract A open space tract.
15. Alley names shall be approved by the City and alley name signs shall be installed if
26 required by City staff.
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1 16. 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
2 lot if sanitary sewer mains are available.
3 17.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
4 planting of trees. Those utilities to be located beneath paved surfaces shall be installed,
5 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
6 may be required for the maintenance and operation of utilities as specified by the
Department.
7
18. Any cable TV conduits shall be undergrounded at the same time as other basic utilities
8 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
9 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
10 as easements therefore required to bring service to the development shall be borne by the
11 developer and/or landowner. The subdivider shall be responsible only for conduit to serve
his development. Conduit ends shall be elbowed to final ground elevation and capped.
12 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.
13
19. Lot corners shall be marked as required by RMC 4-7-210.
14 20. As required by RMC 4-7-090F8a, the title of the final plat shall include the term "unit lot
15
subdivision."
16 DATED this 21st day of October, 2019.
17
18 Phi A.Olbrcchts
19 City of Renton Hearing Examiner
20
21
Appeal Right and Valuation Notices
22
RMC 4-8-080(G) classifies the application(s) subject to this decision as Type III applications
23 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
24 decision. A request for reconsideration to the hearing examiner may also be filed within this 14-
25 day appeal period.
26
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1 Affected property owners may request a change in valuation for property tax purposes '
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