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HomeMy WebLinkAboutEx07_HEX_DecisionDenis Law Mayor City Clerk-Jason A.Seth,CMC February 19, 2019 Tom Redding Encompass Engineering&Surveying 165 NE Juniper St, Suite 201 Issaquah, WA 98027 Subject: Hearing Examiner's Findings of Fact, Conclusions of Law and Final Decision RE: Sapphire on Talbot - LUA-18-000665 Dear Mr. Redding: Enclosed please find the Hearing Examiner's Findings of Fact, Conclusions of Law and Final Decision dated February 18, 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 or jseth@rentonwa.gov. Thank you. Sincerely, Jason A. eth, CMC City Clerk cc: Hearing Examiner Clark Close,Senior Planner Jennifer Henning, Planning Director Vanessa Dolbee, Current Planning Manager Brianne Bannwarth, Development Engineering Manager Craig Burnell, Building Official Jennifer Cisneros,Office Assistant II Julia Medzegian,City Council Liaison Parties of Record(5) 1055 South Grady Way,Renton,WA 98057 • (425)430-6510/Fax (425)430-6516 • rentonwa.gov EXHIBIT 7 RECEIVED Clark Close 07/15/2021 PLANNING DIVISION DocuSign Envelope ID: 573794A8-A312-4F54-AA97-AAAAB681975E 1 2 3 4 5 6 7 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON 8 9 RE: Sapphire on Talbot FINDINGS OF FACT, CONCLUSIONS OF 10 Preliminary Plat, Administrative Site ) LAW AND FINAL DECISION Plan, Administrative Conditional Use, ) 11 and Street Modification. 12 LUA 18-000665, PP, SA-A, CU-A, ) 13 MOD 14 SUMMARY 15 The Applicant requests consolidated preliminary plat approval, site plan approval, conditional use 16 approval and a street modification for a 20-lot subdivision for the construction of multi-family residential units at 4827 Talbot Rd S. The proposal is approved subject to conditions. 17 18 TESTIMONY 19 Clark Close, City of Renton Senior Planner, summarized the staff report. In response to examiner questions, Mr. Close confirmed that the residential lots to the east of the project were buffered by20treeslocatedonundevelopedhillsides. Mr. Close clarified that the reference to S 48th St. in staff 21 recommended Condition No. 8 should be S 48th Court. He also requested that Condition No. 8 be modified to require that Lot 15 should take access from the stormwater access, located west of Lot 15. 22 In response to the Applicant's request to modify staff recommended Condition No. 10, Mr. Clark recommended that Condition No. 10 be revised to state as follows: 23 24 The proposed stormwater vault within Tract A shall either be located entirely below ground or meet open space standards. Otherwise the stormwater vault will be located in 25 a separate stormwater tract. Engineered construction plans shall be submitted at the time of Construction Permit review for review and approval. 26 PRELIMINARY PLAT, ETC. - 1 DocuSign Envelope ID: 573794A8-A312-4F54-AA97-AAAAB681975E 1 Chad Allen, Applicant's representative, stated that the Applicant concurs with the staff recommendations, including Condition No. 10 as revised during the hearing.2 3 EXHIBITS 4 Exhibits 1-29 listed on page 2 of the February 12, 2019 Staff Report, in addition to the Staff Report 5 itself(Ex. 1), were admitted into evidence during the public hearing. Additional exhibits admitted during the hearing are the following: 6 Exhibit 30 Staff Power Point 7 Exhibit 31 City of Renton COR Maps 8 Exhibit 32 Google Earth (aerials of project site and vicinity) Exhibit 33 Letter from Chad Allen to Clark Close dated February 12, 2019 9 10 FINDINGS OF FACT II Procedural: 1. Applicant. The Applicant is Tom Redding, Encompass Engineering & Surveying, 165 12 NE Juniper St, Suite 201, Issaquah, WA 98027. 13 2. Hearing. A hearing on the application was held on February 12, 2019 in the City of Renton 14 City Council Chambers. 15 3. Project Description. The Applicant requests consolidated preliminary plat approval, site plan approval, conditional use approval and a street modification for a 20-lot subdivision for the 16 construction of multi-family residential units at 4827 Talbot Rd S. The Applicant is proposing two- 17 and three-unit buildings with an increase in the maximum wall plate height up to 32 feet on the site. The 1.69-acre site is located along Talbot Rd S at S 48th St. In addition to the 20 fee simple lots, the 18 Applicant is proposing a 13,130 square foot open space/tree retention/stormwater tract, a 20-foot wide north-south alley, and a 47 to 53-foot wide east-west public road through the property. The 19 residential lots would range in size from 1,620 square feet to 2,775 square feet with an average lot 20 size of 1,989 square feet and a density of 15.2 dwelling units per net acre. The existing single-family home and accessory buildings would be demolished. Access to the project would be from Talbot Rd 21 S and vehicular access to some of the lots would be provided from the internal alleyway. The site contains 71 significant trees and the project is proposing to retain four (4) trees and replant the site 22 with more than 50 new trees. 23 The Applicant is proposing an Administrative Conditional Use Permit in order to increase the 24 maximum wall plate height from 24 feet to a maximum of 32 feet for the proposed two- and three- unit buildings. 25 The Applicant also requests a street modification to reduce street dedication width requirements. To 26 meet the City's complete street standards for frontage improvements to Talbot Road S, a minimum PRELIMINARY PLAT, ETC. - 2 DocuSign Envelope ID: 573794A8-A312-4F54-AA97-AAAAB681975E 1 right of way dedication of 17 feet would be required. The Applicant is requesting a street modification to maintain the existing street section which includes a paved roadway width of 44 feet,2 this would result in a reduced ROW dedication down to 10.5 feet. 3 The Applicant requests site plan approval because site plan review is required for all development 4 projects in the R14 zone per RMC4-9-200(B)(2)(a). 5 4. Adequacy of Infrastructure/Public Services. The project will be served by adequate 6 infrastructure and public services as follows: 7 A. Water and Sewer Service. Water and sewer service will be provided by the City of Renton. There is an existing 12-inch City water main and an 8-inch sewer main 8 located in Talbot Rd S. There is also an existing 8-inch sewer main located in the 9 neighboring property to the southwest and in S 48th St. 10 B. Police and Fire Protection. Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development so long as code required 11 fire impact fees are paid. 12 C. Drainage. The proposal provides for adequate stormwater drainage facilities. The 13 proposal is subject to the City's 2017 City of Renton Surface Water Design Manual, which requires that the project not generate off-site stormwater flows that exceed 14 predevelopment, forested conditions. City staff have reviewed the Applicant's preliminary stormwater design and found it consistent with the requirements of the15DesignManual. 16 The Applicant's preliminary stormwater system design is detailed in Exhibit 11, the 17 Applicant's Preliminary Technical Information Report, prepared by Encompass Engineering and Surveying, dated October 29, 2018. Project water quality treatment18wouldconsistofconveyancetoacombinedwaterquality/detention vault. A surface 19 water development fee of$0.718 per square foot of new impervious surface would apply. 20 D. Parks/Open Space. The City's design standards applicable to R14 development of four or more dwelling units require 350 square feet of open space per dwelling unit. The 21 Applicant is proposing more than a one quarter acre of common open space and 22 recreation space onsite, which exceeds this requirement. The Applicant will also be required to pay a parks impact fee at the time of building permit issuance. 23 More specifically on proposed open space, the Applicant is proposing approximately 24 13,130 square feet of common open space within a combined stormwater/open space/tree retention tract (Tract A). That equates to roughly 656.5 square feet per unit. The25Applicanthasprovidedclearconnectionsfromeachunittotheamenityspace. The open 26 space also serves as a stormwater detention tract and a tree retention tract. The open space PRELIMINARY PLAT, ETC. - 3 DocuSign Envelope ID: 573794A8-A312-4F54-AA97-AAAAB681975E 1 has been designed as lawn with some retained trees and some new replacement trees. The open space is highly visible from the eight (8) dwelling units that abut the common open 2 space. The open space is accessible to pedestrians from S 48th Ct via a 20-foot wide pipe 3 stem with a twelve-foot (12') wide asphalt access driveway (servicing the stormwater vault) from the west side of the development or from a second sixteen-foot (16') wide 4 connection that includes a five-foot (5') wide sidewalk between the rear lot of Lot 12 and the side yard of Lot 13. The Applicant is proposing a two-foot (2') larger side yard 5 setback on the north side of Lot 10 and along the south side of Lot 11 to provide a 6 somewhat larger view corridor from the interior alley to the common open space. A condition of approval requires that the Applicant increase the minimum side yard 7 setbacks for the unattached side yards of proposed Lot 10 and Lot 11, from 4 feet (4') to six feet (6'), in order to increase visibility of the open space from the alley. If fences are 8 proposed within this designed open space view corridor, they shall be limited to a 9 maximum of 48"above finished grade. 10 Tract A is located in on the flattest portion of the site. The proposed open space lacks specific park amenities, such as a pea-patch, picnic areas, defined space for recreational 11 activities, a place to sit and watch games, waste receptacles, play structure, play field, etc. 12 A condition of approval requires that the Applicant provide a more detailed landscape plan that identifies programmed recreation areas and amenities. 13 E. Streets and Circulation. The proposal provides for adequate streets. Public works staff 14 have reviewed the proposal and have found it for this stage of plat review to meet all applicable road design standards. More detailed staff review will be conducted for final 15 plat review. The proposed project passes the City of Renton Traffic Concurrency Test per 16 RMC 4-6-070.D (Exhibit 25). As a result, public works staff have determined that the proposal would provide for safe circulation and adequate traffic mitigation and facilities. 17 Based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation 18 Fees, and an application of site-specific mitigation, the development meets City of 19 Renton concurrency requirements. 20 Primary access to the site would be provided via a new modified limited residential access street until it meets the supplemental alleyway before widening to a full residential 21 access street (S 48th Ct). The alleyway crosses the residential access street and spans the 22 full length of the property, as shown in the preliminary plat plan. The Applicant is proposing a reduced street section for a portion of the new public road, as identified in the 23 modification request, thereby eliminating street parking along the subdivision entrance 24 ' This language is taken from the staff report at p. 22, which suggests that the Applicant is requesting a street modification for the new internal public road proposed for the subdivision. The only modification request identified 25 in the staff report and in the exhibits is for a reduction in the dedication width required for Talbot Road S, not the internal public road. If the Applicant is in fact also requesting a modification to design standards for the internal 26 road, that modification request will have to be addressed separately by staff as a decision separate from this consolidated review. PRELIMINARY PLAT, ETC. -4 DocuSign Envelope ID: 573794A8-A312-4F54-AA97-AAAAB681975E 1 for a distance of approximately 100 feet. Thus, the proposed roadway would maintain a variable ROW width that begins with a narrower ROW width east of the alley before2 widening to the standard 53 ROW width west of the alley. The new road and alley would 3 create an on-site intersection that could potentially serve as a hammerhead turnaround for emergency services access. The Applicant will be required to construct frontage 4 improvements within the public ROW along Talbot Rd S and S 48th Ct. Per RMC 4-6- 060.F.2 the minimum design standards for residential alleys includes 16 feet of ROW 5 width with 12 feet of paved roadway. The Applicant is proposing a paved alley ROW 6 width of 20 feet. Those portions of the alley not required for fire access roads or required to meet the dead-end streets minimum turnaround requirements could be reduced to the 7 minimum design standards for an alley, provided adequate sight distances are met at the new intersections and if all conditions of approval are met. 8 9 A Trip Generation Report (TGR) was prepared by DN Traffic Consultants, dated September 28, 2018 (Exhibit 15), and submitted with the land use application. The site 10 generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition. The TGR estimates the project to 11 generate 133 daily trips, eight (8) AM peak trips and eleven (11) PM peak trips. The 12 existing single-family residence is estimated to generate six (6) daily trips, one (1) AM peak trip and one (1) PM peak trip. Deducting these trips from the estimated trips for 13 Sapphire on Talbot results would result in a total of 127 daily trips, seven (7) AM peak hour and ten (10) PM peak hour trips. According to City staffs calculated projections, the 14 proposed development would average 101 new daily vehicle trips, nine (9) weekday peak hour AM vehicle trips (with seven (7) vehicles leaving and two (2) vehicles entering the15 site) and thirteen (13) weekday peak hour PM vehicle trips (with eight (8) vehicles 16 entering and five (5) vehicles existing the site). Per City of Renton guidelines, a Traffic Impact Analysis (TIA) is only required for projects that generate 20 or more trips in either 17 the AM or PM peak hour. Both calculations described above resulted in fewer than 20 or trips in either the AM or PM peak hour, thus a full TIA would not be required for this 18 project. However, an updated TGR with the Civil Construction Permit Application would 19 be required for review and approval by the Development Engineer, given that the values provided in the table do not appear to match values generated based on the 10th edition of 20 the ITE Manual. These traffic volumes should be checked and verified by the traffic consultant prior to submittal. 21 22 It is not anticipated that the proposed project would adversely impact the City of Renton's street system subject to the payment of code-required impact fees and the construction of 23 code-required frontage improvements (Exhibit 19). The 2019 transportation impact fee for duplexes is $4,064.56. The transportation impact fee, as determined by the Renton 24 Municipal Code at the time of building permit issuance shall be payable to the City. 25 The proposal provides for desirable transitions and linkages between uses, streets, 26 walkways and adjacent properties. There are several reasons for this determination. The PRELIMINARY PLAT, ETC. - 5 DocuSign Envelope ID: 573794A8-A312-4F54-AA97-AAAAB681975E 1 proposed internal alley ways and public street abut all four property lines, enabling connections to future development on adjoining parcels. Public pedestrian sidewalks are2providedthroughoutthesurroundingneighborhood. The sidewalks connect to the internal 3 sidewalks of the development, which are located in a logical route throughout the development. The proposed development would be required to have an entry walkway 4 between the abutting five-foot wide public sidewalk and the front door of each unit. The required walkway is required to be a minimum of three feet (3') and a maximum of four 5 feet (4') wide. To further enhance pedestrian connectivity, each lot fronts onto a 6 residential access street(Talbot Rd S or S 48th Ct) or a common green space (Tract A). 7 F. Parking. Sufficient area exists, on each lot, to accommodate required off street motor 8 vehicle parking for a minimum of 1.6 vehicles per dwelling unit as required by City code. 9 The Applicant exceeds the parking standard by proposing two car garages for each unit lot. 10 As to bicycle parking, no bicycle parking is referenced on the site plan, architectural 11 elevations or the unit floor plan (Exhibit 27). Based on the proposal for 20 units, ten (10) 12 bicycle parking spaces are required. Therefore, a condition of approval requires that the Applicant submit revised plans with the building permit application identifying the 13 location of code compliant bicycle parking meeting the standards of RMC 4-4-080.F.11, which identifies a bicycle parking stall on ten (10) of the 20 proposed lots. 14 G. Schools. The proposal provides for adequate and appropriate schools and walking15conditionstoandfromschool. It is anticipated that the Renton School District(RSD) can 16 accommodate any additional students generated by this proposal at the following schools: Benson Hill Elementary, Nelsen Middle School and Lindbergh High School (Exhibit 24). 17 According to the Executive Director of the Renton School District, any new students from the proposed development would be bussed to their respective schools. The future 18 bus stop to Benson Hill Elementary School would be at 4907 Talbot Rd S, approximately 19 0.06 miles south of the project site. The proposed project would install new sidewalks along Talbot Rd S and S 48th Ct that would tie into existing sidewalks along the west 20 side of Talbot Rd S. Nelsen Middle School's bus stop is located at Talbot Rd S and S 46th PI, approximately 0.12 miles north of the project site. Students attending Lindbergh 21 High School would be picked up at 5301 Talbot Rd S, approximately 0.28 miles south of 22 the subject site. Existing sidewalks are provided on the west side of Talbot Rd S between the proposed development and the designated bus stops. Therefore, a safe walking route 23 exists for all school age students who would walk to the designated bus stops. 24 A School Impact Fee, based on new single-family lots, will be required in order to 25 mitigate the proposal's potential impacts to the RSD. The fee is payable to the City as specified by the Renton Municipal Code. The 2019 RSD school impact fee is assessed at 26 the rate of$2,455.00 per multi-family dwelling unit. PRELIMINARY PLAT, ETC. - 6 DocuSign Envelope ID: 573794A8-A312-4F54-AA97-AAAAB681975E 1 H. Refuse and Recycling. RMC 4-4-090 sets the standard for adequate refuse and recycling2facilities. Specifically, RMC 4-4-090(D)(1)(a) requires a minimum of 1.5 square feet of 3 refuse and recyclable space per dwelling unit for multi-family developments. No refuse and recycling deposit areas are indicated on the submittal plans. Compliance with the 4 requirement for refuse and recyclables in RMC 4-4-090 would be verified at the time construction permit review and is made a condition of approval. 5 6 I. Landscaping. As conditioned, the proposal complies with the City's landscaping standards. The City's landscape regulations (RMC 4-4-070) require a 10-foot landscape 7 strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of 8 RMC 4-6-060. The Applicant submitted a conceptual landscape plan (Exhibit 5) that 9 includes an eight-foot planter strip between the sidewalk and curb along Talbot Rd S and along the property frontages of S 48th Ct. A condition of approval requires that the 10 Applicant provide a minimum of ten feet (10') of on-site landscaping along all public street frontages and a final detailed landscape plan, consistent with RMC 4-8-120 and Il RMC 4-4-070, must be submitted to and approved by the Current Planning Project 12 Manager prior to issuance of construction permits. 13 5. Adverse Impacts. As conditioned, there are no significant adverse impacts associated with the proposal. Adequate public facilities and drainage control are provided as determined in Finding 14 of Fact No. 4. Pertinent impacts are more specifically addressed as follows: 15 A. Compatibility. Surrounding properties on all sides are zoned for R14 development, the 16 same zone applicable to the project site. Off-site trees and landscaping fully buffer the project from single-family development located to the east and north and on-site 17 landscaping partially buffers the project site to the west and south. Since the proposal is consistent with use and density requirements of the R14 zone and is largely buffered from18adjoiningusesbylandscapingandtrees, it is found to be fully compatible with adjoining 19 uses. 20 B. Tree Retention. Tree retention enhances compatibility and as proposed is consistent with the City standards. The City's adopted Tree Retention and Land Clearing Regulations (4- 21 4-130) require the retention of 20 percent of trees in a residential development. 22 Additionally, for multi-family development in the R14 zone, the minimum tree density is four(4) significant trees for every five thousand (5,000) square feet. The tree density may 23 consist of existing trees, replacement trees, required street frontage trees, or a combination thereof. To comply with these standards, the Applicant submitted an 24 Arborist Report that was prepared by American Forest Management, dated July 9, 2018 25 Exhibit 12). Per the Tree Cutting and Land Clearing Plan, nearly all vegetation is proposed to be removed or altered during construction (Exhibit 6), with the exception of a 26 few significant trees that are proposed to be retained. The Arborist Report listed 71 PRELIMINARY PLAT, ETC. - 7 DocuSign Envelope ID: 573794A8-A312-4F54-AA97-AAAAB681975E 1 significant on-site trees. The report concluded that 18 trees were exempt from retention standards, resulting in a total of 53 viable trees on-site. Therefore,the Applicant would be2requiredtoretainatleasteleven (11) of the possible 53 viable significant trees on-site or 3 provide replacement trees. After tree deductions (dangerous trees, trees proposed in public streets, and/or trees proposed in private access easements/tracts), the Applicant is 4 proposing to retain four (4) trees within the stormwater/open space/tree retention tract Tract A) or seven (7) fewer than the amount required by code. A condition of approval 5 requires that the Applicant submit a revised tree retention plan showing at least eleven 6 11) significant trees retained, to meet the minimum requirement of twenty percent (20%) retention. Alternatively, the Applicant may submit a letter from a certified arborist with 7 an explanation as to why at least twenty percent (20%) of the significant trees are unable to be retained, subject to concurrence by the Current Planning Project Manager. 8 9 C. Critical Areas. There are no critical areas on-site. A Geotechnical Engineering Study, prepared by Migizi Group, Inc. dated October 11, 2017 (revised August 30, 2018; Exhibit 10 10), was submitted with the preliminary plat application materials. Per the submitted report, no evidence of geologically hazardous or steep slope critical areas were identified 11 on the project site. A Wetland Reconnaissance, prepared by The Watershed Company 12 dated June 11, 2015; Exhibit 13) and a Wetland Reconnaissance Letter, prepared by Sewall Wetland Consulting, Inc. (dated May 6, 2016; Exhibit 14), was also submitted 13 with the project application. According to the wetland consultants the site is absent of wetlands and surface water bodies on or in the immediate vicinity and any future 14 redevelopment of the subject property would be unencumbered by any potentially- regulated wetlands, fish and wildlife habitat, and/or associated buffers. 15 16 D. Noise, light and glare. The proposal will not create any significant noise light or glare impacts. The Applicant acknowledges that the development has the potential to increase 17 noise, light and glare; however, the new development would be consistent with that of any other residential development. The Applicant further acknowledges that the increased 18 building height has the potential to increase light and glare from upper windows and that 19 these impacts could be limited by implementing an adequate landscaping plan. Staff has reviewed the proposal and concurs that, if all conditions of approval are complied with, 20 then the proposal would not result in adverse noise, light, and glare impacts to the surrounding neighborhood. 21 22 E. Views. As much as can be ascertained from the record, there are no view corridors to shorelines, Mt. Rainier or any other significant features that would be impaired by the 23 proposal. As shown in Google Earth aerial photographs, Ex. 32, the project site is too far from any shoreline to be within a shoreline view corridor. There is nothing in the record 24 to suggest that the project site has any views of Mount Rainier. 25 Conclusions of Law 26 PRELIMINARY PLAT, ETC. - 8 DocuSign Envelope ID: 573794A8-A312-4F54-AA97-AAAAB681975E 1 1. Authority. RMC 4-8-080(G) classifies preliminary plat applications as Type III permits. Site plan review is required for all development in the R14 zone by RMC 4-9-200(B)(2)(a). RMC 4-8-2 080(G) classifies administrative site plan and conditional use permit applications as Type II review 3 and the street modification as Type I review. RMC 4-8-080(C)(2) requires consolidated permits to be collectively processed under "the highest-number procedure". The Type III preliminary plat 4 review is the "highest-number procedure" and therefore must be employed for all the permit applications. As outlined in RMC 4-8-080(G), the Hearing Examiner is authorized to hold hearings5andissuefinaldecisionsonTypeIIIapplicationssubjecttoclosedrecordappealtotheRentonCity 6 Council. 7 2. Zoning/Comprehensive Plan Designations. The subject property is zoned R14. The comprehensive plan map land use designation is Residential High Density. 8 9 3. Review Criteria and Street Modification. Chapter 4-7 RMC governs the criteria for io subdivision review. RMC 4-9-200.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 11 italics and applied through corresponding conclusions of law. All applicable criterion quoted below 12 are met for the reasons 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. 22 of the 13 staff report are adopted to determine that the proposal meets the criteria for street modification. 14 Subdivision 15 RMC 4-7-080(B): A subdivision shall be consistent with the following principles of acceptability: 16 1. Legal Lots: Create legal building sites which comply with all provisions ofthe City Zoning Code. 17 2. Access: Establish access to a public roadfor each segregated parcel. 3. Physical Characteristics: Have suitable physical characteristics. A proposed plat may be denied18becauseofflood, inundation, or wetland conditions. Construction ofprotective improvements may 19 be required as a condition of approval, and such improvements shall be noted on the final plat. 4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water 20 supplies and sanitary wastes. 21 4. As to compliance with the Zoning Code, Finding 17 of the staff report is adopted by 22 reference as if set forth in full. As shown in Ex. 2, each proposed lot will access a public road — either directly or via one of two proposed private alley tracts, Tract B and C. As determined in 23 Finding of Fact No. 4 and 5, the project is adequately designed to prevent any impacts to critical areas and will not cause flooding problems since the project site does not encroach into any critical 24 areas or their buffers and will be served by adequate and appropriate drainage facilities. As 25 determined in Finding of Fact No. 4, the proposal provides for adequate public facilities. 26 PRELIMINARY PLAT, ETC. - 9 DocuSign Envelope ID: 573794A8-A312-4F54-AA97-AAAAB681975E 1 RMC 4-7-080(I)(1): ...The Hearing Examiner shall assure conformance with the general purposes of the Comprehensive Plan and adopted standards...2 3 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. 4 RMC 4-7-120(A): No plan for the replatting, subdivision, or dedication of any areas shall be5approvedbytheHearingExaminerunlessthestreetsshownthereinareconnectedbysurfacedroad 6 or street (according to City specifications) to an existing street or highway. 7 6. The proposed internal alleys connect to a publicly dedicated street, which in turn connects to Talbot Road South. 8 9 RMC 4-7-120(B): The location of all streets shall conform to any adopted plans for streets in the City. 10 7. City public works staff have reviewed the proposal and found it to be in conformance with all 11 applicable plans and regulations. There proposed internal streets are not subject to any adopted street 12 plans. 13 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 14 purposes. 15 8. The proposal does not touch upon any designated trail. 16 RMC 4-7-130(C): A plat, short plat, subdivision or dedication shall be prepared in conformance 17 with the following provisions: 1. Land Unsuitable for Subdivision: Land which is found to be unsuitable for subdivision includes 18 land with features likely to be harmful to the safety and general health of the future residents (such 19 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 20 subdivided unless adequate safeguards are provided against these adverse conditions. a. Flooding/Inundation: If any portion of the land within the boundary of a preliminary plat is 21 subject to flooding or inundation, that portion of the subdivision must have the approval of the State 22 according to chapter 86.16 RCW before the Department and the Hearing Examiner shall consider such subdivision. 23 b. Steep Slopes:A plat, shortplat, subdivision or dedication which would result in the creation ofa lot or lots that primarily have slopes forty percent (40%) or greater as measured per RMC 4-3- 24 050J1a, without adequate area at lesser slopes upon which development may occur, shall not be 25 approved. 26 PRELIMINARY PLAT, ETC. - 10 DocuSign Envelope ID: 573794A8-A312-4F54-AA97-AAAAB681975E 1 3. Land Clearing and Tree Retention: Shall comply with RMC 4-4-130, Tree Retention and Land 2 Clearing Regulations. 4. Streams: 3 a. Preservation: Every reasonable effort shall be made to preserve existing streams, bodies ofwater, and wetland areas. 4 b. Method:If a stream passes through any of the subject property, a plan shall be presented which indicates how the stream will be preserved. The methodologies used should include an overflow5area, and an attempt to minimize the disturbance ofthe natural channel and stream bed. 6 c. Culverting: The piping or tunneling of water shall be discouraged and allowed only when going under streets. 7 d. Clean Water: Every effort shall be made to keep all streams and bodies of water clear ofdebris and pollutants. 8 9 9.The land is suitable for a subdivision as the stormwater design assures that it will not contribute to flooding and development will not encroach into critical areas. No piping or tunneling 10 of streams is proposed. Trees will be retained as required by RMC 4-4-130 as determined in Finding of Fact No. 5. No steep slopes or streams are located on the property. 11 12 RMC 4-7-140: Approval of all subdivisions located in either single family residential or multi- family residential zones as defined in the Zoning Code shall be contingent upon the subdivider's 13 dedication of land or providing fees in lieu of dedication to the City, all as necessary to mitigate the adverse effects of development upon the existing park and recreation service levels. The 14 requirements and procedures for this mitigation shall be per the City of Renton Parks Mitigation Resolution. 15 16 10. City ordinances require the payment of park impact fees prior to building permit issuance. As noted in Finding of Fact No. 4, no other park mitigation is necessary to mitigate project impacts. 17 RMC 4-7-150(A): The proposed street system shall extend and create connections between existing18streetsunlessotherwiseapprovedbythePublicWorksDepartment. Prior to approving a street 19 system that does not extend or connect, the Reviewing Official shall find that such exception shall meet the requirements of subsection E3 of this Section. The roadway classifications shall be as 20 defined and designated by the Department. 21 11. The internal proposed public street and private alleys all form stub roads on four sides of the 22 project site that all could be extended onto adjoining properties. 23 RMC 4-7-150(B): All proposed street names shall be approved by the City. 24 12. As conditioned. 25 RMC 4-7-150(C): Streets intersecting with existing or proposedpublic highways, major or 26 secondary arterials shall be held to a minimum. PRELIMINARY PLAT, ETC. - 11 DocuSign Envelope ID: 573794A8-A312-4F54-AA97-AAAAB681975E 1 13. There is no intersection with a public highway or major or secondary arterial. 2 3 RMC 4-7-150(D): The alignment ofall 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 4 alignment offsets of less than one hundred twenty five feet (125') are not desirable, but may be approved by the Department upon a showing ofneed but only after provision of all necessary safety 5 measures. 6 14. As determined in Finding of Fact 4, the Public Works Department has reviewed and 7 approved the adequacy of streets, which includes compliance with applicable street standards and acceptable street alignment. 8 9 RMC 4-7-150(E): 10 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. 11 12 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 13 of roads and pathways. Implementation ofthis requirement shall comply with Comprehensive Plan Transportation Element Objective T-A and Policies T-9 through T-16 and Community Design 14 Element, Objective CD-M and Policies CD-50 and CD-60. 15 3. Exceptions: 16 a. The grid pattern may be adjusted to a `flexible grid" by reducing the number of linkages or the 17 alignment between roads, where the following factors are present on site: 18 i. Infeasible due to topographical/environmental constraints; and/or 19 ii. Substantial improvements are existing. 20 4. Connections: Prior to adoption ofa complete grid street plan, reasonable connections that link 21 existing portions ofthe grid system shall be made. At a minimum, stub streets shall be required 22 within subdivisions to allow future connectivity. 23 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 24 RC, R-1, and R-4 zones. Prior to approval of a plat without alley access, the Reviewing Official shall 25 evaluate an alley layout and determine that the use ofalley(s) is notfeasible... 26 6. Alternative Configurations: Offset or loop roads are the preferred alternative configurations. PRELIMINARY PLAT, ETC. - 12 DocuSign Envelope ID: 573794A8-A312-4F54-AA97-AAAAB681975E 1 7. Cul-de-Sac Streets: Cul-de-sac streets may only be permitted by the Reviewing Official where due2 to demonstrable physical constraints nofuture connection to a larger street pattern is physically 3 possible. 4 15. The criterion is met. The internal street and alleys all stub onto all four property lines and are all straight and perpendicular to the lot lines enabling an extended grid system should connections to5adjoiningpropertiesbecomepossibleinthefuture. Alley access is the predominant vehicular access 6 provided in the development as encouraged by the standard quoted above. 7 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 and8sidewalksshallbeconstructedasspecifiedinthestreetstandardsordeferredbythe 9 Planning/Building/Public Works Administrator or his/her designee. 10 16. As proposed. 11 RMC 4-7-150(G): Streets that may he extended in the event offuture adjacent platting shall be 12 required to be dedicated to the plat boundary line. Extensions ofgreater depth than an average lot shall be improved with temporary turnarounds. Dedication of a full-width boundary street shall be 13 required in certain instances tofacilitatefuture development. 14 17. The proposed street and alleys all extend to the property lines. 15 RMC 4-7-170(A): Insofar as practical, side lot lines shall be at right angles to street lines or radial 16 to curved street lines. 17 18. As depicted in Ex. 2,the side lines are in conformance with the requirement quoted above. 18 RMC 4-7-170(B): Each lot must have access to a public street or road. Access may be byprivate 19 access easement street per the requirements of the street standards. 20 19. As previously determined, each lot has access to a public street. 21 RMC 4-7-170(C): The size, shape, and orientation of lots shall meet the minimum area and width 22 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 23 provisions of this Chapter must be consistent with the then-current applicable maximum density requirement as measured within the plat as a whole. 24 25 20. As previously determined, the proposed lots comply with the zoning standards of the R14 zone, which includes area, width and density. 26 PRELIMINARY PLAT, ETC. - 13 DocuSign Envelope ID: 573794A8-A312-4F54-AA97-AAAAB681975E 1 RMC 4-7-170(D): Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent(80%) of 2 the required lot width except in the cases of(1)pipestem lots, which shall have a minimum width of 3 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). 4 21. As shown in Ex. 2,the requirement is satisfied. 5 RMC 4-7-170(E): All lot corners at intersections of dedicated public rights-of-way, except alleys, 6 shall have minimum radius offifteen feet(15). 7 22. As conditioned. 8 RMC 4-7-190(A): Due regard shall be shown to all natural features such as large trees, 9 watercourses, and similar community assets. Such natural features should be preserved, thereby adding attractiveness and value to the property. 10 23. There are no significant on-site natural features. 11 12 RMC 4-7-200(A): Unless septic tanks are specifically approved by the Public Works Department and the King County Health Department, sanitary sewers shall be provided by the developer at no 13 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 14 development. 15 24. As conditioned. 16 RMC 4-7-200(B): An adequate drainage system shall be provided for the proper drainage of all 17 surface water. Cross drains shall be provided to accommodate all natural waterflow and shall be of sufficient length to permit full-width roadway and required slopes. The drainage system shall be 18 designed per the requirements of RMC 4-6-030, Drainage (Surface Water) Standards. The drainage 19 system shall include detention capacity for the new street areas. Residential plats shall also include detention capacityfor future development ofthe lots. Water qualityfeatures shall also be designed to 20 provide capacity for the new street paving for the plat. 21 25. The proposal provides for adequate drainage that is in conformance with applicable City drainage 22 standards as determined in Finding of Fact No. 4. The City's stormwater standards, which are incorporated into the technical information report and will be further implemented during civil plan 23 review, ensure compliance with all of the standards in the criterion quoted above. 24 RMC 4-7-200(C): The water distribution system including the locations offire hydrants shall be 25 designed and installed in accordance with City standards as defined by the Department and Fire Department requirements. 26 PRELIMINARY PLAT, ETC. - 14 DocuSign Envelope ID: 573794A8-A312-4F54-AA97-AAAAB681975E 1 26. As proposed and conditioned. 2 RMC 4-7-200(D): All utilities designed to serve the subdivision shall be placed underground. Any 3 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 4 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 the5maintenanceandoperationofutilitiesasspecifiedbytheDepartment. 6 27. As conditioned. 7 RMC 4-7-200(E): Any cable TV conduits shall be undergrounded at the same time as other basic 8 utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line 9 by subdivider as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of 10 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 11 shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to 12 final ground elevation and capped. The cable TV company shall provide maps and specifications to the subdivider and shall inspect the conduit and certify to the City that it is properly installed. 13 28. As conditioned. 14 RMC 4-7-210: 15 16 A. MONUMENTS: 17 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 surveys18shallbepertheCityofRentonsurveyingstandards. 19 B. SURVEY: 20 All other lot corners shall be marked per the City surveying standards. 21 22 C. STREET SIGNS: 23 The subdivider shall install all street name signs necessary in the subdivision. 24 29. As conditioned. Conditional Use25 26 PRELIMINARY PLAT, ETC. - 15 DocuSign Envelope ID: 573794A8-A312-4F54-AA97-AAAAB681975E I RMC 4-9-030(C)(1): Consistency with Plans and Regulations: The proposed use shall be 2 compatible with the general goals, objectives,policies and standards ofthe Comprehensive Plan, the zoning regulations and any other plans,programs, maps or ordinances of the City ofRenton. 3 30. As conditioned, the proposal is consistent with all applicable comprehensive plan policies 4 and development standards as outlined in Findings of Fact No. 16 through 20 of the staff report, adopted by this reference as if set forth in full. 5 6 RMC 4-9-030(C)(2): Appropriate Location: The proposed location shall not result in the detrimental overconcentration ofa particular use within the City or within the immediate area ofthe 7 proposed use. The proposed location shall be suitedfor the proposed use. 8 31. The proposed location is suitable for the proposed increase in wall plate height from 24 feet 9 to 32 feet. Any impacts associated with the increase in building height, bulk and/or massing would be minimized from Talbot Rd S, as the subject site maintains a total elevation change of 10 approximately 25 feet over the extent of the parcel from east to west and the dwellings located directly across Talbot Rd S are buffered from the proposal by a wide buffer of trees on their own lots 11 as shown in aerial photographs of the project site and vicinity. See Staff PowerPoint, Ex. 30. 12 RMC 4-9-030(C)(3): Effect on Adjacent Properties: The proposed use at the proposed location 13 shall not result in substantial or undue adverse effects on adjacent property. 14 32. As determined in Finding of Fact No. 5, as conditioned, there are no adverse impacts associated with the proposal, so it will not result in substantial or undue adverse effects on adjacent15 property. 16 RMC 4-9-030(C)(4): Compatibility: The proposed use shall be compatible with the scale and 17 character of the neighborhood. 18 33. As determined in Finding of Fact No. 5, the proposed use is compatible with the scale and 19 character of the neighborhood. 20 RMC 4-9-030(C)(5): Parking:Adequate parking is, or will be made, available. 21 34. As determined in Finding of Fact No. 4, the proposal includes parking that is consistent with 22 applicable parking standards, which sets a legislative standard for adequate parking. 23 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. 24 25 35. As outlined in Finding of Fact No. 4, the proposal provides for safe circulation and adequate traffic mitigation and facilities. 26 PRELIMINARY PLAT, ETC. - 16 DocuSign Envelope ID: 573794A8-A312-4F54-AA97-AAAAB681975E 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 36. As determined in Finding of Fact No. 5, the proposed increase in height for the conditional 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 by5buildings,paving, or critical areas. Additional landscaping may be required to buffer adjacent 6 properties from potentially adverse effects of the proposed use. 7 37. As shown in the landscaping plan for the proposal, Ex. 6, all undeveloped portions of the public and common areas of the site are landscaped. 8 9 Site Plan 10 RMC 4-9-200(E)(3): Criteria: The Administrator or designee must find a proposed project to be in compliance with the following: 1 I a. Compliance and Consistency: Conformance with plans,policies, regulations and approvals, 12 including. i. Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and policies, 13 especially those of the applicable land use designation; the Community Design Element; and any applicable adopted Neighborhood Plan; 14 ii. Applicable land use regulations, 15 iii. Relevant Planned Action Ordinance and Development Agreements; and iv. Design Regulations:Intent and guidelines of the design regulations located in RMC 4-3-100. 16 38. As concluded in Conclusion of Law No. 4 and as conditioned, the proposal is consistent with 17 the City's comprehensive plan and development regulations. The project complies with all applicable design standards as identified in Finding No. 18 of the staff report, the findings and18conclusionsofwhichareadoptedbythisreference. 19 RMC 4-9-200(E)(3)(b): Off-Site Impacts:Mitigation of impacts to surrounding properties and 20 uses, including: i. Structures:Restricting overscale structures and overconcentration ofdevelopment on a particular21portionofthesite; 22 ii. Circulation:Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties; 23 iii. Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding 24 properties; 25 iv. Views: Recognizing the public benefit and desirability ofmaintaining visual accessibility to attractive natural features; 26 PRELIMINARY PLAT, ETC. - 17 DocuSign Envelope ID: 573794A8-A312-4F54-AA97-AAAAB681975E 1 v. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the 2 project; and 3 vi. Lighting:Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. 4 39. As conditioned, the criteria quoted above are met. The proposed use is compatible with 5 surrounding uses as determined in Finding of Fact No. 5. As determined in Finding of Fact No. 4, 6 the proposal provides for desirable transitions and linkages between uses, streets, walkways and adjacent properties. As determined in Finding of Fact No. 4, proper screening and/or design location 7 will be implemented to conceal refuse and recyclable areas since those issues are addressed by the City's refuse and recycle design standards. A condition of approval requires the minimization of 8 views to rooftop equipment from adjoining property. No loading area is proposed or required of the 9 proposal. As determined in Finding of Fact No. 5(E), the proposal will not adversely affect any views. As determined in Finding of Fact No. 4, the proposal is consistent with the City's 10 landscaping standards. As shown in Exhibit 6, the Applicant's conceptual landscaping plan, the buildings are significantly buffered by trees and other landscaping features, thereby reducing noise 11 and glare, maintaining privacy, and generally enhancing the appearance of the project. As 12 conditioned, the proposal will not create any significant light impacts, including excessive brightness or glare, for the reasons identified in Finding of Fact No. 5. 13 RMC 4-9-200(E)(3)(c): On-Site Impacts:Mitigation of impacts to the site, including: 14 i. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation; 15 ii. Structure Scale: Consideration of the scale ofproposed structures in relation to natural 16 characteristics, views and vistas, site amenities, sunlight, prevailing winds, andpedestrian and vehicle needs; 17 iii. Natural Features:Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting andfilling, and limiting impervious surfaces; and 18 iv. Landscaping: Use oflandscaping to soften the appearance ofparking areas, to provide shade 19 and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance ofthe project. Landscaping also includes the design and protection ofplanting areas so 20 that they are less susceptible to damage from vehicles or pedestrian movements. 21 40. The criteria quoted above are met. As determined in Finding of Fact No. 5, the proposal will 22 not create any significant noise impacts and is compatible with adjoining uses, including in terms of scale and intensity. The extensive landscaping required of the project will assure necessary privacy. 23 There are no significant natural features on site and trees will be retained in conformance with the City's tree retention standards as outlined in Finding of Fact No. 5. The proposal complies with the 24 City's landscaping standards as outlined in Finding of Fact No. 4. As conditioned, no additional 25 landscaping is found to be necessary to meet the objectives of the criterion quoted above. 26 PRELIMINARY PLAT, ETC. - 18 DocuSign Envelope ID: 573794A8-A312-4F54-AA97-AAAAB681975E 1 RMC 4-9-200(E)(3)(d):Access and Circulation:Safe and efficient access and circulation for all 2 users, including: i. Location and Consolidation:Providing access points on side streets or frontage streets rather 3 than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties; 4 ii. Internal Circulation:Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives,parking,5 turnarounds, walkways, bikeways, and emergency access ways; 6 iii. Loading and Delivery:Separating loading and delivery areasfrom parking and pedestrian areas; 7 iv. Transit and Bicycles:Providing transit, carpools and bicycle facilities and access; and v. Pedestrians: Providing safe and attractive pedestrian connections between parking areas,8 buildings,public sidewalks and adjacent properties. 9 41. The proposal as conditioned provides for adequate access and circulation and bicycle parking 10 as required by the criterion above for the reasons identified in Finding of Fact No. 4. 11 RMC 4-9-200(E)(3)(e): Open Space:Incorporating open spaces to serve as distinctive project 12 focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. 13 42. As proposed and conditioned, the criterion is met. As outlined in Finding of Fact No. 4(D), 14 the proposal provides for a significant amount of open space that is almost double that required by City standards. As further noted in Finding 4(D), the open space is readily accessible to the dwelling15 units of the project both visually and via pedestrian walkways and proximity. A condition of 16 approval also requires that the landscaping plan provide for more specific amenities for passive and active recreation. 17 RMC 4-9-200(E)(3)(f): Views and Public Access: When possible,providing view corridors to18shorelinesandMt. Rainier, and incorporating public access to shorelines. 19 43. As determined in Finding of Fact No. 5(E), the proposal will not impair any views to 20 shorelines or Mt. Rainier and is not in proximity to any shorelines for purposes of providing shoreline access. 21 22 RMC 4-9-200(E)(3)(g): Natural Systems:Arranging project elements to protect existing natural systems where applicable. 23 44. There are no natural systems at the site or that would be affected by the proposal. 24 25 RMC 4-9-200(E)(3)(h): Services and Infrastructure:Making available public services and facilities to accommodate the proposed use. 26 PRELIMINARY PLAT, ETC. - 19 DocuSign Envelope ID: 573794A8-A312-4F54-AA97-AAAAB681975E vorimmor 1 45. The project is served by adequate services and facilities as determined in Finding of Fact No. 4. 2 3 RMC 4-9-200(E)(3)(i): Phasing:Including a detailed sequencing plan with development phases and estimated time frames,for phased projects. 4 46. The project is not phased. 5 6 DECISION 7 The proposed preliminary plat, site plan, conditional use and street modification comply with all the 8 development standards quoted above and are therefore approved subject to the following conditions of approval: 9 1. The Applicant shall comply with the mitigation measures issued as part of the 10 Determination of Non-Significance Mitigated, dated January 18, 2019. 11 2. At twenty (20) or more dwelling units, the Applicant shall provide an Affordable Housing 12 Restrictive Covenant and Agreement (the "Covenant") upon one (1) unit prior to certificate of occupancy. The Covenant is designed to satisfy the granting of the density 13 bonus provision and shall remain affordable for fifty (50) years. The Applicant shall 14 submit to, and have approved by, the Current Planning Project Manager, the Covenant prior to or concurrent with the final plat. 15 3. The Applicant shall provide a minimum of ten feet (10') of on-site landscaping along all 16 public street frontages. A final detailed landscape plan, consistent with RMC 4-8-120 and RMC 4-4-070, shall be submitted to and approved by the Current Planning Project 17 Manager prior to issuance of the construction permits. 18 4. The Applicant shall create a Homeowners' Association ("HOA") that maintains all 19 improvements and landscaping in the stormwater/open space/tree retention tract (Tract A) and any and all other common improvements. A draft of the HOA documents shall be 20 submitted to, and approved by, the City of Renton Project Manager and the City Attorney 21 prior to Final Plat recording. Such documents shall be recorded concurrently with the Final Plat. 22 5. The Applicant shall submit a revised tree retention plan showing at least eleven (11) 23 significant trees retained, to meet the minimum requirement of twenty percent (20%) 24 retention. Alternatively, the Applicant may submit a letter from a certified arborist with an explanation as to why at least twenty percent (20%) of the significant trees are unable 25 to be retained, subject to concurrence by the Current Planning Project Manager. The revised tree retention plan shall be submitted to the Current Planning Project Manager for 26 review and approval at the time of Utility Construction Permit Application. PRELIMINARY PLAT, ETC. - 20 DocuSign Envelope ID: 573794A8-A312-4F54-AA97-AAAAB681975E 1 6. The Applicant shall submit revised plans with the building permit application that identifies the location of code compliant bicycle parking meeting the standards of RMC2 4-4-080.F.1 I, and identifies bicycle parking stall on ten (10) of the 20 proposed lots. The 3 revised plans shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. 4 7. The Applicant shall increase the minimum side yard setbacks for the unattached side5 yards of proposed Lot 10 and Lot 11, from 4 feet (4') to six feet(6'), in order to increase 6 visibility of the open space from the alley. If fences are proposed within this designed open space view corridor, they shall be limited to a maximum of 48" above finished 7 grade. 8 8. Both of the three-unit buildings that front S 48th Court shall provide a minimum of one 9 shared single loaded driveway cut not to exceed a combined sixteen feet (16') in width at the property line. All remaining driveways on S 48th Ct shall be a single loaded garage 10 driveway and shall not exceed nine feet (9') in width at the property line. In addition, Lot 20 shall take access from the private alley (Tract B) and Lot 15 shall take access from the 11 stormwater access, located west of Lot 15. 12 9. Any proposal to convert the stormwater vault within Tract A to a stormwater detention 13 pond shall be considered a Major Plat Amendment subject to the requirements outlined under RMC 4-7-080.M.2. 14 10. The proposed stormwater vault within Tract A shall either be located entirely below15groundormeetopenspacestandards. Otherwise the stormwater vault will be located in a 16 separate stormwater tract. Engineered construction plans shall be submitted at the time of Construction Permit review for review and approval. 17 11. The Applicant shall provide a minimum pavement width of 22 feet along S 48th Ct, from18TalbotRdStotheinternalalleyway. The increased roadway would result in a final ROW 19 width of 49 feet for approximately the first 100-foot street section. The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to building 20 permit approval. 21 12. Any proposed rooftop equipment shall be located, designed and screened to minimize 22 views from surrounding properties. 23 13. All road names shall be approved by the City. 24 14. 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, ETC. - 21 DocuSign Envelope ID: 573794A8-A312-4F54-AA97-AAAAB681975E 1 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 the2Department. All surveys shall be per the City of Renton surveying standards. All other lot 3 corners shall be marked per the City surveying standards. The subdivider shall install all street name signs necessary in the subdivision. 4 16. All utilities designed to serve the subdivision shall be placed underground. Any utilities 5 installed in the parking strip shall be placed in such a manner and depth to permit the 6 planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all service connections, as approved by the Public Works Department. Such 7 installation shall be completed and approved prior to the application of any surface material. Easements may be required for the maintenance and operation of utilities as 8 specified by the Public Works Department. 9 17. Any cable TV conduits shall be undergrounded at the same time as other basic utilities 10 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 11 sidewalks, or alley improvements when such service connections are extended to serve 12 any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shall be borne by the 13 developer and/or land owner. The subdivider shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to final ground elevation and 14 capped. The cable TV company shall provide maps and specifications to the subdivider and shall inspect the conduit and certify to the City that it is properly installed.15 16 18. All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of fifteen feet (15'). 17 19. The water distribution system including the locations of fire hydrants shall be designed 18 and installed in accordance with City standards as defined by the Department and Fire 19 Department requirements. 20 DATED this 18th day of February, 2019. 21 22 23 C 24 Ku A.C}16+cchts 25 City of Renton Hearing Examiner 26 PRELIMINARY PLAT, ETC. - 22 DocuSign Envelope ID: 573794A8-A312-4F54-AA97-AAAAB681975E 1 2 Appeal Right and Valuation Notices 3 4 RMC 4-8-080(G) classifies the application(s) subject to this decision as Type III applications subject to closed record appeal to the City of Renton City Council. Appeals of the hearing5examiner's decision must be filed within fourteen(14)calendar days from the date of the decision. 6 A request for reconsideration to the hearing examiner may also be filed within this 14-day appeal period. 7 Affected property owners may request a change in valuation for property tax purposes 8 notwithstanding any program of revaluation. 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 PRELIMINARY PLAT, ETC. - 23 DocuSign Envelope ID: 573794A8-A312-4F54-AA97-AAAAB681975E