HomeMy WebLinkAboutP_Site_Plan_230825_v1S88° 18' 04"E
297.10'
S0° 32' 11"W
110.02'
S88° 18' 04"E
297.13'
S0° 31' 04"W
332.71'
N88° 24' 24"W
297.23'
N0° 32' 11"E
166.63'
N88° 21' 14"W
297.18'
N0° 33' 18"E
276.92'
PROP LINE152ND AVE SE154TH AVE SE11253
S.F.
1
9913
S.F.
29652
S.F.
310453
S.F.
4
10101
S.F.
5
9020
S.F.
6
9077
S.F.
7
9054
S.F.
10
9201
S.F.
9
9199
S.F.
8
10376
S.F.
12
9974
S.F.
11
21635
S.F.
TRACT A
STORM141.74'80.02'121.33'140.69'70.01'135.07'70.01'
70.35'36.
7
6'105.97'3.00'
77.09'
57.87'71.54'126.09'
126.08'
3 9 .75'100.62'
126.11'70.71'79.92'80.00'90.52'38.79'55.47'151.10'145.35'70.01'139.61'70.01'157.21'
5.29'
109.28'31.
0
0'
109.28'
56.01'110.02'93.02'15.53'297.18'61.54'SE 138TH PL
SE 5TH PL153RD AVE SE1892
S.F.
TRACT B
TREE RETENTION
126.11'10.69'62.58'56.95'80.00'2.19'69.35'115.00'
114.98'
114.98'15.00'28+0029+0030+0031+0032+0033+0051+0052+0053+0069+0070+0071+0072+0073+0010+00 11+00 12+00 13+00
14+00
15+00 16+00 17+00
BUILDING SETBACK
LINE (TYP.)
152ND AVE SE STA: 29+95 =
SE 5TH PL STA: 9+99.24 SE 5TH PL STA: 12+96.92 =
153RD AVE SE STA: 50+00.16
SE 5TH PL STA: 16+54.52 =
154TH AVE SE STA: 70+00.00
37'
ROW
20' EVA TURNAROUND
EASEMENT
5' PRIVATE STORM
DRAINAGE EASEMENT
10.0' PRIVATE STORM
DRAINAGE EASEMENT
14.5' PRIVATE STORM
DRAINAGE EASEMENT
11.5' PRIVATE STORM
DRAINAGE EASEMENT
13.0' PRIVATE STORM
DRAINAGE EASEMENT
53'
ROW
10' UTILITY EASEMENT
10' UTILITY EASEMENT
5' PRIVATE STORM
DRAINAGE EASEMENT
27.00' PRIVATE
STORM EASEMENT
53'
ROW15.00'18.8 6 '47.70'59.64'
3.51'
3 1 .83'70.35'
70.35'
23.0 8 '118.36'CITY OF
RENTON
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
T A C O M A
2215 North 30th Street, Suite 300 Tacoma, WA 98403
253.383.2422TEL 253.383.2572FAX www.ahbl.comWEB
S E A T T L E
S P O K A N E T R I - C I T I E S
MAPLE HIGHLANDS
AHBL JOB #2221005.10
38
Know what's below.
before you dig.Call
R C23004636LUA22-000122PR22-000109R-____
N
GRAPHIC SCALE
0 40 80
1" = 40 FEET
20
PLAT MAP
C1.0
C1.0Q:\2022\2221005\10_CIV\CAD\_Site Development\2221005-SH-PLAT.dwgSITE INFORMATION
GROSS SITE AREA:181,167 SF (4.16 AC)
PUBLIC ROW:40,368 SF (0.93 AC)
NET SITE AREA:140,799 SF (3.23 AC)
ZONING:R-4 (4 DU/AC)
ALLOWED LOTS:12 LOTS
(3.23 AC X 4 DU/AC = 12.9)
MAX NET DENSITY:4 DU/AC
DENSITY PROPOSED:3.7 DU/AC
MIN LOT AREA:9,000 SF
MIN LOT WIDTH:70'
MIN WIDTH CORNER LOT: 80'
MIN LOT DEPTH:100'
FRONT SETBACK:30'
STREET SETBACK:30'
SIDE YARD SETBACK:20' COMBINED
7.5' MIN
REAR YARD SETBACK:25'
REAR IF CORNER LOT:REAR CAN BE SIDE SETBACK IF CORNER LOT
MAX IMPERVIOUS:50%
MAX BUILDING COVERAGE: 35%
2
PLAT NOTES
FOR THE PROPERTY OWNERS OF LOTS 6 AND 7; IT SHALL BE THE LOT
OWNER'S RESPONSIBILITY FOR KEEPING THE EMERGENCY VEHICLE ACCESS
TURNAROUND CLEAR OF OBSTRUCTIONS AT ALL TIMES. WHEN 153RD AVE SE
IS EXTENDED TO PROVIDE FULL EMERGENCY VEHICLE ACCESS, THE
HOMEOWNERS OF LOTS 6 AND 7 MAY EXTINGUISH THE EASEMENT AT SUCH
TIME WITH RENTON REGIONAL FIRE AUTHORITY AND DEPARTMENT OF
COMMUNITY AND ECONOMIC DEVELOPMENT APPROVAL.
CONDITIONS OF APPROVAL
CITY OF RENTON HEARING EXAMINER PRELIMINARY PLAT DECISION CONDITIONS OF APPROVAL DATED JANUARY
30, 2023:
1. THE APPLICANT SHALL COMPLY WITH THE MITIGATION MEASURE ISSUED AS PART OF THE DETERMINATION OF
NON-SIGNIFICANCE MITIGATED, DATED DECEMBER 12, 2022, AS SUBSEQUENTLY AMENDED AS AUTHORIZED BY
APPLICABLE LAW.
a. PRIOR TO CIVIL CONSTRUCTION PERMIT APPROVAL, THE APPLICANT SHALL REHABILITATE THE EXISTING
STORMWATER DITCH FROM THE EXISTING 18-INCH (18”) OUTFALL TO THE SOUTHERN DRIVEWAY AT 14024 154TH
AVE SE. THE APPLICANT MAY CHOOSE TO TIGHTLINE THE EXISTING DITCH AND UPSIZE THE EXISTING DRIVEWAY
CULVERTS OR REGRADE/REALIGN THE EXISTING DITCH AND UPSIZE THE EXISTING DRIVEWAY CULVERTS.
2. DEMOLITION PERMITS SHALL BE OBTAINED, AND ALL REQUIRED INSPECTIONS BE COMPLETED FOR THE
REMOVAL OF THE EXISTING RESIDENCES AND DETACHED ACCESSORY STRUCTURES, PRIOR TO FINAL PLAT
APPROVAL.
3. THE APPLICANT SHALL SUBMIT A DETAILED LANDSCAPE PLAN WITH THE CIVIL CONSTRUCTION PERMIT
APPLICATION THAT CLEARLY IDENTIFIES THE UTILITIES AND LIGHTING IN THE PLANTER STRIPS WITH STREET
TREE SPECIES SELECTED FROM THE CITY APPROVED STREET TREE LIST. THE DETAILED LANDSCAPE PLAN
SHALL BE REVIEWED AND APPROVED BY THE CURRENT PLANNING PROJECT MANAGER PRIOR TO PERMIT
ISSUANCE.
4. THE APPLICANT SHALL SUBMIT A DETAILED LANDSCAPE PLAN WITH THE CIVIL CONSTRUCTION PERMIT
APPLICATION THAT IDENTIFIES THE ONSITE STREET FRONTAGE LANDSCAPING FOR EACH LOT THAT INCLUDES A
MIXTURE OF TREES, SHRUBS, AND GROUNDCOVER. THE DETAILED LANDSCAPE PLAN SHALL BE REVIEWED AND
APPROVED BY THE CURRENT PLANNING PROJECT MANAGER PRIOR TO PERMIT ISSUANCE.
5. THE APPLICANT SHALL SUBMIT A DETAILED LANDSCAPE PLAN WITH THE CIVIL CONSTRUCTION PERMIT
APPLICATION THAT PROVIDES A PLANT SCHEDULE FOR THE STORMWATER TRACT SCREENING OUTSIDE OF THE
FENCING AREA CONSISTING OF DOUGLAS FIR, WESTERN RED CEDAR, AND WESTERN HEMLOCK WITH
ASSOCIATED SHRUBS AND GROUNDCOVER AS DETERMINED BY THE CURRENT PLANNING PROJECT MANAGER.
THE DETAILED LANDSCAPE PLAN SHALL BE REVIEWED AND APPROVED BY THE CURRENT PLANNING PROJECT
MANAGER PRIOR TO PERMIT ISSUANCE.
6. THE APPLICANT SHALL SUBMIT A REVISED TREE RETENTION PLAN AND UPDATED CERTIFIED ARBORIST REPORT
WITH, OR PRIOR TO, THE CIVIL CONSTRUCTION PERMIT APPLICATION. THE REVISED PLAN SHALL PROVIDE A
TREE RETENTION TRACT FOR TREES 11-28 ALONG THE NORTHERN BORDER OF LOT 7. THE UPDATED ARBORIST
REPORT SHALL THOROUGHLY ANALYZE THE FEASIBILITY OF RETAINING TREES 1-10 ALONG THE NORTHERN
BORDER OF LOT 10 AND TREES 97-101 ON LOTS 5 AND 6, INCLUDING BUT NOT LIMITED TO A ROOT
RECONNAISSANCE, RECOMMENDATIONS FOR BEST PRACTICES FOR CONSTRUCTION AROUND TREES 97-101,
AND EVALUATION OF POTENTIAL BUILDING SETBACK VARIANCE REDUCTIONS THAT WOULD ALLOW FOR TREE
RETENTION. TREES 1 – 10 AND ANY RETAINED TREES 97 – 101 SHALL NOT BE PLACED IN A TRACT. THE REVISED
TREE RETENTION PLAN AND ARBORIST REPORT SHALL BE REVIEWED AND APPROVED BY THE CURRENT
PLANNING PROJECT MANAGER PRIOR TO PERMIT ISSUANCE, AND THE CITY MAY HIRE A THIRD-PARTY
CONSULTANT PAID FOR BY THE APPLICANT FOR PEER REVIEW OF THE REPORT. IF THE ARBORIST REPORT
CONCLUDES THAT IT IS NOT POSSIBLE TO CONSTRUCT THE PROPOSED HOMES ON LOTS 5 AND 6 AS PERMITTED
UNDER APPLICABLE ZONING WITH POTENTIAL BUILDING SETBACK VARIANCE REDUCTIONS WITHOUT REMOVING
ALL OR SOME OF TREES 97-101, OR IF ALL OR SOME OF TREES 97-101 WOULD NOT BE VIABLE AFTER
CONSTRUCTION, THEN THE CURRENT PLANNING PROJECT MANAGER WILL ALLOW REMOVAL OF THE TREES
RECOMMENDED FOR REMOVAL BY THE ARBORIST. IF THE ARBORIST REPORT CONCLUDES THAT ANY OF TREES
97 – 101 CAN BE RETAINED, THE APPLICANT SHALL PROVIDE A SURETY FOR MONITORING OF SUCH TREES FOR
FIVE (5) YEARS FOLLOWING COMPLETION OF THE HOMES ON LOTS 5 AND 6.
7. THE APPLICANT SHALL SUBMIT A REVISED GRADING PLAN WITH THE CIVIL CONSTRUCTION PERMIT THAT
REDUCES THE HEIGHT OF THE RETAINING WALL ON LOT 1 TO A MAXIMUM OF 48 INCHES (48”) WITHIN THE
SECONDARY FRONT AND THAT THE LOCATION OF THE WALL BE REVISED TO PROVIDE THE REQUIRED
THREE-FOOT (3’) LANDSCAPED SETBACK FROM THE PUBLIC RIGHT-OF-WAY. THE APPLICANT SHALL ALSO
REDUCE THE HEIGHT OF THE ROCKERY RETAINING WALL ON THE STORMWATER TRACT, LOT 11 AND LOT 12 TO A
MAXIMUM OF 72 INCHES. THE REVISED PLAN SHALL ALSO PROVIDE CROSS SECTIONS OF THE PROPOSED
RETAINING WALLS AND DETAIL SHEETS OF MATERIAL COMPOSITION. THE REVISED PLAN, CROSS SECTIONS AND
DETAIL SHEETS SHALL BE REVIEWED AND APPROVED BY THE CURRENT PLANNING PROJECT MANAGER PRIOR
TO PERMIT ISSUANCE.
8. THE APPLICANT SHALL SUBMIT AN INADVERTENT DISCOVERIES PLAN PREPARED BY A QUALIFIED PROFESSIONAL
WITH THE CIVIL CONSTRUCTION PERMIT FOR REVIEW AND APPROVAL BY THE CURRENT PLANNING PROJECT
MANAGER PRIOR TO PERMIT ISSUANCE.
9. THE APPLICANT SHALL PROVIDE A PLAT NOTE WITH CORRESPONDING RECORDED EASEMENT FOR LOTS 6 AND 7
IDENTIFYING THE PURPOSE OF THE EMERGENCY VEHICLE ACCESS TURNAROUND AND THE LOT OWNER’S
RESPONSIBILITY FOR KEEPING THE TURNAROUND CLEAR OF OBSTRUCTIONS. AS THE TURNAROUND IS
TEMPORARY UNTIL THE STREET IS EVENTUALLY EXTENDED AND MAKES A CONNECTION THAT PROVIDES FULL
EMERGENCY VEHICLE ACCESS, THE FUTURE HOMEOWNERS OF LOT 6 AND 7 MAY EXTINGUISH THE EASEMENT
AT SUCH TIME WITH RENTON REGIONAL FIRE AUTHORITY AND DEPARTMENT OF COMMUNITY AND ECONOMIC
DEVELOPMENT APPROVAL. THE PLAT AND EASEMENT LANGUAGE SHALL BE REVIEWED APPROVED BY THE
CURRENT PLANNING PROJECT MANAGER PRIOR TO PLAT RECORDING.
10.THE APPLICANT SHALL SUBMIT REVISED DRAWINGS WITH THE CIVIL CONSTRUCTION PERMIT APPLICATION THAT
PROVIDES CURB, GUTTER, EIGHT (8) FOOT WIDE PLANTER STRIP, AND FIVE (5) WIDE SIDEWALK ALONG THE EAST
SIDE OF 153RD AVE SE ABUTTING APN 1463400017. THE REVISED DRAWINGS SHALL BE REVIEWED AND
APPROVED BY THE CURRENT PLANNING PROJECT MANAGER PRIOR TO PERMIT ISSUANCE.
11.THE APPLICANT SHALL PROVIDE REVISED DRAWINGS WITH SPECIFICATIONS WITH THE CIVIL CONSTRUCTION
PERMIT APPLICATION FOR TEMPORARY DEAD-END STREET SIGNAGE AND BARRICADE AT THE TERMINUS OF THE
PAVED ROADWAY OF 153RD AVE SE. THE REVISED DRAWINGS SHALL BE REVIEWED AND APPROVED BY THE
CURRENT PLANNING PROJECT MANAGER PRIOR TO PERMIT ISSUANCE. THE SIGNAGE AND BARRICADE SHALL BE
INSTALLED PRIOR TO PLAT RECORDING.
12.THE APPLICANT SHALL SUBMIT REVISED DRAWINGS WITH THE CIVIL CONSTRUCTION PERMIT THAT PROVIDES
SPECIFICATIONS FOR A BARRIER MATCHING THE EXISTING BARRIER AT THE CITY/COUNTY LINE TO PREVENT
THROUGH VEHICLE TRAFFIC FROM USING 154TH AVE SE. THE BARRIER SHALL NOT PREVENT PEDESTRIAN AND
BICYCLE TRAFFIC FROM PASSING THROUGH IT. THE MATCHING BARRIER SHALL BE INSTALLED PRIOR TO PLAT
RECORDING OR EARLIER AS DETERMINED BY THE CURRENT PLANNING PROJECT MANAGER IF VEHICLE PASS
THROUGH TRAFFIC IS ABLE TO OCCUR AT OR NEAR THE COMPLETION OF THE 154TH AVE SE CONSTRUCTION. AS
DETERMINED NECESSARY BY PUBLIC WORKS STAFF, THE REVISED DRAWINGS SHALL ALSO INCLUDING DITCH
FENCING OR OTHER WARNING DEVICES THAT ENHANCE THE VISIBILITY OF THE DITCH LOCATED ON THE SOUTH
SIDE OF THE BARRIER TO PREVENT MOTOR VEHICLES AND BICYCLES FROM DRIVING INTO THE DITCH AS
IDENTIFIED IN FINDING OF FACT NO. 5D. GIVEN THAT THE APPLICANT WILL BE ALTERING DITCH DESIGN AS
REQUIRED BY MDNS CONDITION NO. 1, IT IS RECOGNIZED THAT NO FENCE OR OTHER WARNING DEVICE MAY BE
NECESSARY.TED-40-4278R-427802
13.THE APPLICANT SHALL SUBMIT REVISED DRAWINGS WITH THE CIVIL CONSTRUCTION PERMIT APPLICATION
THAT PROVIDE PEDESTRIAN BULB-OUTS AT INTERSECTIONS WHERE ON-STREET PARKING IS LOCATED. TO
ENSURE MAXIMIZED ON-STREET PARKING CAPACITY, ANY NEEDED FIRE HYDRANT PLACEMENT ALONG SE
5TH PL SHALL BE LOCATED ALONG THE NORTH SIDE OF THE STREET. THE REVISED DRAWINGS SHALL BE
REVIEWED AND APPROVED BY THE CURRENT PLANNING PROJECT MANAGER PRIOR TO PERMIT APPROVAL.
14.ALL PROPOSED STREET NAMES SHALL BE APPROVED BY THE CITY.
15.UNLESS SEPTIC TANKS ARE SPECIFICALLY APPROVED BY THE PUBLIC WORKS DEPARTMENT AND THE KING
COUNTY HEALTH DEPARTMENT, SANITARY SEWERS SHALL BE PROVIDED BY THE DEVELOPER AT NO COST
TO THE CITY AND DESIGNED IN ACCORDANCE WITH CITY STANDARDS. SIDE SEWER LINES SHALL BE
INSTALLED EIGHT FEET (8') INTO EACH LOT IF SANITARY SEWER MAINS ARE AVAILABLE, OR PROVIDED WITH
THE SUBDIVISION DEVELOPMENT.
16.ALL UTILITIES DESIGNED TO SERVE THE SUBDIVISION SHALL BE PLACED UNDERGROUND. ANY UTILITIES
INSTALLED IN THE PARKING STRIP SHALL BE PLACED IN SUCH A MANNER AND DEPTH TO PERMIT THE
PLANTING OF TREES. THOSE UTILITIES TO BE LOCATED BENEATH PAVED SURFACES SHALL BE INSTALLED,
INCLUDING ALL SERVICE CONNECTIONS, AS APPROVED BY THE CITY. SUCH INSTALLATION SHALL BE
COMPLETED AND APPROVED PRIOR TO THE APPLICATION OF ANY SURFACE MATERIAL. EASEMENTS MAY
BE REQUIRED FOR THE MAINTENANCE AND OPERATION OF UTILITIES AS SPECIFIED BY THE CITY.
17.ANY CABLE TV CONDUITS SHALL BE UNDERGROUNDED AT THE SAME TIME AS OTHER BASIC UTILITIES ARE
INSTALLED TO SERVE EACH LOT. CONDUIT FOR SERVICE CONNECTIONS SHALL BE LAID TO EACH LOT LINE
BY SUBDIVIDER AS TO OBVIATE THE NECESSITY FOR DISTURBING THE STREET AREA, INCLUDING
SIDEWALKS, OR ALLEY IMPROVEMENTS WHEN SUCH SERVICE CONNECTIONS ARE EXTENDED TO SERVE
ANY BUILDING. THE COST OF TRENCHING, CONDUIT, PEDESTALS AND/OR VAULTS AND LATERALS AS WELL
AS EASEMENTS THEREFORE REQUIRED TO BRING SERVICE TO THE DEVELOPMENT SHALL BE BORNE BY
THE DEVELOPER AND/OR LAND OWNER. THE DEVELOPER SHALL BE RESPONSIBLE ONLY FOR CONDUIT TO
SERVE HIS DEVELOPMENT. CONDUIT ENDS SHALL BE ELBOWED TO FINAL GROUND ELEVATION AND
CAPPED. THE CABLE TV COMPANY SHALL PROVIDE MAPS AND SPECIFICATIONS TO THE SUBDIVIDER AND
SHALL INSPECT THE CONDUIT AND CERTIFY TO THE CITY THAT IT IS PROPERLY INSTALLED.
18.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 CITY. ALL SURVEYS SHALL BE PER THE CITY OF RENTON SURVEYING STANDARDS. ALL OTHER LOT
CORNERS SHALL BE MARKED PER THE CITY SURVEYING STANDARDS. THE APPLICANT SHALL INSTALL ALL
STREET NAME SIGNS NECESSARY IN THE SUBDIVISION.
CONDITIONS OF APPROVAL CONTINUED
02/20/2024
Lot 5 variance to reduce the secondary yard setback from 30' to 20'.