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HomeMy WebLinkAboutD_Admin_Report and Exhibits_LUA17000230_170623DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Admin_Report_LUA17000230_170623 A. ADMINISTRATIVE REPORT & DECISION DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED REPORT DATE: June 23, 2017 Project Name: Sunset’s Edge Townhomes Variance Owner: Tottenham, LLC, 50 116th Ave SE, Ste 111, Bellevue, WA 98004 Applicant/Contact: Jacob Young, Citizen Design Collabrative, 46 Etruria St. Ste 201, Seattle, WA 98109 File Number: LUA17-000230, V-A Project Manager: Matt Herrera, Senior Planner Project Summary: The applicant is requesting a Critical Areas Variance to construct improvements within an area identified as a protected slope. The variance request is associated with a Preliminary Planned Urban Development (PUD) and Preliminary Plat application that was issued approval by the City’s Hearing Examiner on April 25, 2017. The PUD and preliminary plat project includes the construction of 15 townhomes in four (4) buildings, stormwater facility, programmed common open space, private internal alley, and street frontage improvements along Sunset Blvd. NE. The applicant’s geotechnical report identified a protected slope encompassing approximately 5,485 square feet along the western portion of the subject property. The applicant requests a variance to encroach into approximately 1,700 square feet of the protected slope to construct the west portion of townhome Building 4 and the southern portion of the alley improvements. A condition of the environmental determination and preliminary PUD approval requires the applicant to obtain Critical Areas Variance approval prior to construction permit approval. Project Location: 701-707 Sunset Blvd NE Site Area: 0.90 acres City of Renton Department of Community & Economic Development Administrative Report & Decision SUNSET’S EDGE TOWNHOMES VARIANCE LUA17-000230,V-A June 23, 2017 Page 2 of 10 D_Admin_Report_LUA17000230_170623 B. EXHIBITS: Exhibit 1: Staff Report Exhibit 2: Neighborhood Detail Map Exhibit 3: Color Site Rendering Exhibit 4: Geotechnical Engineering Report prepared by E3RA (dated April 16, 2015) Exhibit 5: Determination of Nonsignificance – Mitigated (dated February 27, 2017) Exhibit 6: Hearing Examiner’s Decision Sunset’s Edge Townhomes (dated April 25, 2017) Exhibit 7: Topographic Survey Exhibit 8: Grading Plan Exhibit 9: King County Imap 1998 Aerial Image (accessed by City staff on June 21, 2017) C. GENERAL INFORMATION: 1. Owner(s) of Record: Tottenham, LLC, 501 116th Ave SE, Ste 111, Bellevue, WA 98004 2. Zoning Classification: Residential Multi-Family (RMF) 3. Comprehensive Plan Land Use Designation: Residential High Density (RHD) 4. Existing Site Use: Vacant 5. Critical Areas: Geologically Hazardous Areas – Protected Slope 6. Neighborhood Characteristics: a. North: Single-family residential and multifamily residential uses zoned Residential Multi- family (RMF) b. East: Single-family residential uses zoned Residential-8 (R-8) c. South: Utility – Puget Sound Energy zoned Residential-8 (R-8) d. West: Utility – Puget Sound Energy zoned Residential-1 (R-1) 6. Site Area: 0.90 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation (Dobson) A-008-59 1795 10/07/1959 Preliminary PUD & Preliminary Plat LUA16-000864,ECF,PP,PPUD N/A 04/25/2017 City of Renton Department of Community & Economic Development Administrative Report & Decision SUNSET’S EDGE TOWNHOMES VARIANCE LUA17-000230,V-A June 23, 2017 Page 3 of 10 D_Admin_Report_LUA17000230_170623 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by the City of Renton. The site is within the City of Renton service area and 435 hydraulic pressure zone. There is an existing 12-inch water main located in Sunset Blvd NE. The site is located outside of an Aquifer Protection Area. b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch PVC gravity wastewater main located on the west side of parcel 311990-0011. c. Surface/Storm Water: The existing property does not contain storm water facilities. There is an existing storm drainage system in opposite side of Sunset Blvd NE. 2. Streets: The subject property is abutting Sunset Blvd NE, a minor arterial with an existing right-of-way width of approximately 60-feet. The street contains no curb, gutter, planter strip, or sidewalk along the subject property frontage. 3. Fire Protection: Renton Regional Fire Authority F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-110: Residential Development Standards 2. Chapter 3 Environmental Regulations Section 4-3-050: Critical Area Regulations 3. Chapter 9 Permits – Specific Section 4-9-250 Variances, Waivers, Modifications, and Alternates 4. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on April 19, 2017 and determined the application complete on May 5, 2017. The project complies with the 120- day review period. 2. The project site is three (3) lots (APN’s 311990-0005, 311990-0010 and 311990-0011) located at 701 Sunset Blvd NE (Exhibit 2). 3. The project site is currently vacant. 4. Access to the site is proposed via a private alley/woonerf style street with a single curb cut along Sunset Blvd NE (Exhibit 3). 5. The property is located within the Residential High Density (RHD) Comprehensive Plan land use designation. 6. The site is located within the Residential Multi-Family (RMF) zoning classification. City of Renton Department of Community & Economic Development Administrative Report & Decision SUNSET’S EDGE TOWNHOMES VARIANCE LUA17-000230,V-A June 23, 2017 Page 4 of 10 D_Admin_Report_LUA17000230_170623 7. There are approximately 16 significant trees located on site of which the applicant is proposing to retain a total of 5 significant trees. 8. The applicant’s geotechnical report (Exhibit 4) identifies a protected slope on the subject property. 9. Approximately 900 cubic yards of material would be cut on site and approximately 3,400 cubic yards of fill is proposed to be brought into the site. 10. The applicant is proposing to begin construction in July 2017 and end in 2018. 11. As of the date of this report, no public or agency comments have been received regarding the application. 12. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non-Significance – Mitigated on February 27, 2017 (Exhibit 5): a. Project construction shall be required to comply with the recommendation found in the Geotechnical Engineering Report completed by E3RA, Inc. (dated April 16, 2015) or updated report submitted at a later date. b. The applicant shall apply for a Critical Areas Variance, from RMC 4-3-050 Critical Areas Regulations, in order to encroach into the protected critical slope or apply for a modification to alter the geologically hazardous critical area in accordance with RMC 4-3-050J, prior to civil construction permit approval. 13. The City of Renton’s Hearing Examiner issued Preliminary Planned Urban Development approval for the proposed 15-unit townhome proposal on April 25, 2017 (Exhibit 6). 14. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections o f this report and the Departmental Recommendation at the end of this report. 15. Comprehensive Plan Compliance: The site is designated Residential High Density (RHD) on the City’s Comprehensive Plan Map. RHD unit types are designed to incorporate features from both single-family and multi-family developments, support cost-efficient housing, facilitate infill development, have close access to transit service, and efficiently use urban services and infrastructure. Lands designated RHD is where projects will be compatible with existing uses and where infrastructure is adequate to handle impacts from higher density uses. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Compliance Comprehensive Plan Analysis  Policy L-2: Support compact urban development to improve health outcomes, support transit use, maximize land use efficiency, and maximize public investment in infrastructure and services.  Goal L-H: Plan for high-quality residential growth that supports transit by providing urban densities, promotes efficient land utilization, promotes good health and physical activity, builds social connections, and creates stable neighborhoods by incorporating both built amenities and natural features.  Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past practice where feasible, through leadership, policy, regulation, and regional coordination. City of Renton Department of Community & Economic Development Administrative Report & Decision SUNSET’S EDGE TOWNHOMES VARIANCE LUA17-000230,V-A June 23, 2017 Page 5 of 10 D_Admin_Report_LUA17000230_170623  Policy L-35: Ensure buildings, roads, and other features are located on less sensitive portions of a site when sensitive areas are present.  Policy L-37: Land uses in areas subject to flooding, seismic, geologic, and coal mine hazards should be designed to prevent property damage and environmental degradation before, during, and after construction.  Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive.  Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development.  Policy L-49: Address privacy and quality of life for existing residents by considering scale and context in infill project design.  Policy L-51: Respond to specific site conditions such as topography, natural features, and solar access to encourage energy savings and recognize the unique features of the site through the design of subdivisions and new buildings.  Policy L-55: Protect public scenic views and public view corridors, including Renton’s physical, visual and perceptual linkages to Lake Washington and the Cedar River.  Policy L-56: Preserve natural landforms, vegetation, distinctive stands of trees, natural slopes, and scenic areas that contribute to the City’s identity, preserve property values, and visually define the community and neighborhoods. 16. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The City’s COR mapping system has identified potential Erosion Hazards, Landslide Hazards, and Protected Slopes. No other critical areas are located on the site. The proposal is consistent with the Critical Areas Regulations, if all conditions of approval are met: Compliant if condition of approval is met Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas. A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Staff Comment: The subject property has been identified as an Erosion Hazard and Landslide Area by City of Renton GIS. A protected slope exists along the western margin of the site. According to the geotechnical report and the results of the soil exploratory test pits, past fill activity spans much of the site, typically extending to 4 ½ feet below existing grade. A protected slope is defined as a hillside, or portion thereof, with an average slope, as identified in the City of Renton Steep Slope Atlas or in a method approved by the City, of forty percent (40%) or greater grade and having a minimum vertical rise of fifteen feet (15'). The applicant’s geotechnical engineer has identified a 5,485 square foot area of the subject property as protected slopes (Exhibit 7). The applicant is proposing to encroach into approximately 1,700 square feet (Exhibit 8) of the protected slope necessitating an alteration to the critical areas created as a result of the private gravel U-shaped road installation created over the past several decades. The City of Renton Department of Community & Economic Development Administrative Report & Decision SUNSET’S EDGE TOWNHOMES VARIANCE LUA17-000230,V-A June 23, 2017 Page 6 of 10 D_Admin_Report_LUA17000230_170623 applicant is proposing to remove the existing fill comprised of silty sand, logs, woody debris and general refuse up to 4 ½ feet below grade from the top of the protected slope and re-graded to less than 15 feet in vertical rise so that relief of the protected slope would be less than 15 feet high. The Geotechnical Report, recommends that no permanent slopes be steeper than 2H:1V and all permanent cut slopes and fill slopes should be adequately inclined to reduce long-term raveling, sloughing, and erosion. The use of flatter slopes (such as 2½H:1V) would further reduce long-term erosion and facilitate revegetation. The 2015 geotechnical report included specific recommendations for: site preparation, spread footings, slab-on-grade floors, asphalt pavement, and structural fill. The Environmental Review Committee (ERC) issued a DNS-M (Exhibit 5) that included a mitigation measure that the applicant must comply with the recommendations found in the Geotechnical Engineering Report completed by E3RA, Inc. (dated April 16, 2015) or updated report submitted at a later date. This mitigation measure is also carried over to the variance recommended conditions of approval. 17. Critical Area Variance Analysis: Protected slopes on the site represent approximately 5,485 square feet along the western portion of the site. Pursuant to RMC 4-3-050G.5.f development is prohibited on protected slopes. The applicant is proposing to encroach into approximately 1,700 square feet of the protected slope thereby requiring a critical areas variance. The proposal is compliant with the following variance criteria, pursuant to RMC 4-9-250, if all conditions of approval are met. Therefore, staff recommends approval of the requested Critical Area Variance, subject to conditions as noted below: Compliance Critical Area Variance Criteria and Analysis Compliant if Conditions of Approval Are Met a. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated. Staff Comment: The applicant submitted a geotechnical report (Exhibit 4) and survey (Exhibit 7) that provided existing soil conditions and graphic delineation of the protected slope. The protected slope is located along a portion of the western and southwestern perimeters of the site and ranges in elevation between 154-feet to 176-feet. The slope descends in a westerly to southwesterly direction. The total area of the protected slope of the subject property is approximately 5,485 square feet with grades between 50 to 60 percent. No indicators of slope failure or seeps were found during the geotechnical reconnaissance. Historical use of the site appears to be limited to depositing off-site fill in order to provide level grades to construct the existing U-shaped gravel driveway prior to the present ownership. Exploratory test pits conducted by the applicant’s geotechnical engineer identified fill that includes logs, woody debris, and general refuse at depths of nearly 5-feet below grade. This fill deposition has likely caused the site to have met the protected slope criteria of 40-percent slope or greater with a minimum rise of 15-feet. The slope is currently in stable condition. It is densely vegetated and as noted previously does not contain indicators of ancient or recent failures. Following onsite evaluation of the property, the geotechnical engineer has found that development of the site with townhomes and their associated appurtenances is feasible and no onsite or offsite adverse impacts related to developing the City of Renton Department of Community & Economic Development Administrative Report & Decision SUNSET’S EDGE TOWNHOMES VARIANCE LUA17-000230,V-A June 23, 2017 Page 7 of 10 D_Admin_Report_LUA17000230_170623 property are anticipated. Development of the site would require the removal of the refuse fill that was previously brought onto the site and any structural fill to replace it would be compacted and stabilized. The report has identified the townhomes can be safely constructed with spread footings after the over- excavation of the refuse fill. Additional options for slab-on grade floors is also provided. Paving instructions include the removal of organics prior to laying down the crushed rock base course. The report was prepared prior to the preparation of detailed construction and building permit plans. Therefore staff recommends as a condition of approval the applicant submit a memo prepared and sealed by a licensed Geotechnical Engineer in the State of Washington that guarantees the construction permit and building permit plans have been reviewed by the Geotechnical Engineer and the plans are consistent with the recommendations from the initial geotechnical report and/or any additional reports that may be needed to comply with construction and building code requirements. The memo shall be submitted with the construction permit and building permit applications for review and approval by the Current Planning Project Manager prior to issuance of each permit.  b. There is no reasonable use of the property left if the requested variance is not granted. Staff Comment: The protected slope area is approximately 5,485 square feet. The slope is located on the west-central and southwest portion of the property. The proposed encroachment into the protected slope would total approximately 30-percent of the sensitive area. The initial iteration of the proposal provided all improvements outside of the protected slope area. Through the design process with City staff, it was discovered that the access to the site needed to shift south, buildings had to be relocated to improve sight distance, and the internal road radii required additional distance to accommodate emergency access. Incorporating these requirements into the site design resulted in a 30-percent encroachment into the protected slope area. The project application included a Planned Urban Development (PUD) process that allowed departures of development regulations in exchange for public benefit. In an effort to intensify development outside of the protected slope area as much as possible, the applicant reduced the proposed lot widths and depths. Also as an alternative to a code-required 45-foot wide public street within the development, City staff supported and the Hearing Examiner approved a private alley/woonerf style street section ranging in approximate widths of 23 to 30-feet. Through the project redesign to meet street safety requirements and reduction of varying dimensional requirements, the applicant’s proposal achieves approximately 17 dwelling units per acre or 85-percent of the maximum density permitted in the RMF zone. The proposed 30-percent encroachment into the protected slope results in a reasonable density yield for the subject property and removes the unauthorized historical fill debris that caused the protected slope status. City of Renton Department of Community & Economic Development Administrative Report & Decision SUNSET’S EDGE TOWNHOMES VARIANCE LUA17-000230,V-A June 23, 2017 Page 8 of 10 D_Admin_Report_LUA17000230_170623  c. The variance granted is the minimum amount necessary to accommodate the proposal objectives. Staff Comment: The applicant has proposed and obtained approval for reduced lot dimensions and street widths. Most of the proposed improvements are located outside of the protected slope area. The encroachment represents approximately 30-percent of the overall protected area and allows the minimum amount of area needed to accommodate the internal street’s emergency access turnaround. The hillside will remain with existing trees and would be augmented with new vegetation to provide continued stabilization.  d. The need for the variance is not the result of actions of the applicant or property owner. Staff Comment: The protected slope was likely artificially created to provide a level pad for the site’s existing U-shaped gravel driveway. The fill is comprised of woody debris and general refuse. The fill and the driveway were constructed prior to the current ownership and it appears some clearing and driving surface was on the site decades prior as seen in 1998 aerial images from the King County Imap system accessed on June 21, 2017 (Exhibit 9).  e. The proposed variance is based on consideration of the best available science as described in WAC 365-195-905; or where there is an absence of valid scientific information, the steps in RMC 4-9-250F are followed. Staff Comment: The applicant has submitted a geotechnical engineering report (Exhibit 4) prepared and sealed by a Washington State licensed professional engineer. Analysis of the site’s existing condition included utilization of governmental agency documents such as the United States Geological Survey Map and subsurface reconnaissance activities examined site soils consistent with risk categories of the International Building Code. Recommendations for site development include the expertise of the qualified professional and the incorporation of standards and specifications of the Washington State Department of Transportation and American Section of the International Association for Testing Materials. I. CONCLUSIONS: 1. The subject site is located in the Residential High Density (RHD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 15. 2. The proposed Variance complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval and the subject variance is granted, see FOF 16. 3. The proposed Variance complies with the Critical Areas Variance regulations provided the applicant complies with City Code and conditions of approval, see FOF 17. City of Renton Department of Community & Economic Development Administrative Report & Decision SUNSET’S EDGE TOWNHOMES VARIANCE LUA17-000230,V-A June 23, 2017 Page 10 of 10 D_Admin_Report_LUA17000230_170623 K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on July 7, 2017. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510. EXPIRATION: The Variance decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-9-250. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. I-405SUN S E T B L V D N E NE 7TH STCAMAS AVE NE NE 8TH STNE 9TH STNE 6TH PLNE 8TH STHOUSER WAY NLEGENDSUBJECT PARCELPARCEL / R.O.W. LINECENTERLINEC I T I Z E N D E S I G N MAP SUNSET'S EDGE TOWNHOMES 701-707 SUNSET BOULEVARD NE RENTON, WA, 98056 TOTTENHAM, LLCOWNER: PUD SUBMITTAL 10.20.2016DATE: ISSUED FOR:206 . 8 5 3 . 8 0 5 5TNEIGHBORHOOD DTL MAP CAP IDGREVIEWED BY: DRAWN BY:0501001" = 100'200 N SUNSET BLVD. NE E RA 3 Geotechnical Engineering Report 701 Sunset Blvd NE Renton, Washington P/Ns 311990001, 3119900010, 3119900005 Submitted to: Totenham, LLC Attn: Joe Notarangelo 50 116th Ave SE, Suite 111 Bellevue, Washington 98004 Submitted by: E3RA, Inc. PO Box 44840 Tacoma, Washington 98448 (253) 537-9400 April 16, 2015 Project No. T15034 DenisLawCITYOFRenton0Community&EconomicDevelopmentDepartmentC.E.”Chip”Vincent,AdministratorENVIRONMENTAL(SEPA)DETERMINATIONOFNON-SIGNIFICANCE-MITIGATED(DNS-M)PROJECTNUMBER:LUA16-000864,ECF,PP,PPUDAPPLICANT:JacobYoung,CitizenDesignCollaborative46EtruriaStreet,Suite201,Seattle,WA98109PROJECTNAME:Sunset’sEdgeTownhomesPROJECTDESCRIPTION:TheapplicantisrequestingaPreliminaryPlannedUrbanDevelopment,PreliminaryPlatandEnvironmental(SEPA)Reviewfortheconstructionofa15townhomes.Thevacant0.9acresiteislocatedwithintheResidentialMulti-Family(RMF)zoningclassificationandtheResidentialHighDensity(RHD)landusedesignation.Thedevelopmentwouldbecomprisedof15multi-familyresidentialstructureswithattachedgaragesresultinginanetdensityof17.5du/ac.Thesubjectsiteisconsistsofthreeseparateadjacenttaxparcelslocatedat701-707SunsetBlvdNEattheintersectionofNE7thStandSunsetBlvdN.Theplatisproposedtobesubdividedinto15lotsand1tract.Theapplicantwoulddedicate1,943sfoflandforpublicright-of-wayalongSunsetBlvdN.Theproposedlotswouldrangeinsizefrom737sfto909sfwithanaveragelotsizeof816sf.AccesstotheundevelopedsiteisproposedviasingleroadatthemidpointofthedevelopmentfromSunsetBlvdNE.ThePPUDwouldbeusedtovarydevelopmentstandards(suchaslotsize,buildingsetbacks,impervioussurfacearea,andbuildingcoverage),streetstandards,parkingrequirements,andrefuseandrecycling.Theapplicanthasproposedenhancedopenspace,superiorpedestrianandvehicularcirculation,pedestrianamenities,guestparking,andlandscapingasapublicbenefit.Theeasterntwo-thirdsofthesitearerelativelylevel.Thewesternthirdofthesiteconsistsofamoderatetosteepslopewhichdescendstothewestatgradesof50to60percentandrepresentanelevationchangeof15to20feet.Therearemoderatetosteepslopes,higherosionhazards,andhighlandslidehazardsmappedinthearea.Theapplicanthasproposedtoretainfive(5)ofthe17significanttreesonsite.TheapplicanthassubmittedaPreliminaryTechnicalInformationReport,ArboristReportandaGeotechnicalEngineeringStudywiththeapplication.PROJECTLOCATION:701-707SunsetBoulevardNE,Renton,WALEADAGENCY:CityofRentonEnvironmentalReviewCommitteeDepartmentofCommunity&EconomicDevelopmentTheCityofRentonEnvironmentalReviewCommitteehasdeterminedthatitdoesnothaveaprobablesignificantadverseimpactontheenvironment.AnEnvironmentalImpactStatement(ElS)isnotrequiredunderRCW43.21C.030(2)(c).ConditionswereimposedasmitigationmeasuresbytheEnvironmentalReviewCommitteeundertheirauthorityofSection4-9-070DRentonMunicipalCode.Theseconditionsarenecessarytomitigateenvironmentalimpactsidentifiedduringtheenvironmentalreviewprocess.Becauseotheragenciesofjurisdictionmaybeinvolved,theleadagencywillnotactonthisproposalforfourteen(14)days.ERCMeeting2-27-17/LUA16-000864Page1 Appealsoftheenvironmentaldeterminationmustbefiledinwritingonorbefore5:00p.m.onMarch17,2017.Appealsmustbefiledinwritingtogetherwiththerequiredfeewith:HearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.AppealstotheExamineraregovernedbyRMC4-8-110andmoreinformationmaybeobtainedfromtheRentonCityClerk’sOffice,(425)430-6510.PUBLICATIONDATE:DATEOFDECISION:SIGNATURES:MARCH3,2017FEBRUARY27,2017eggn13ratorPublicWoDepartmentq2?/iftARickt1’Iv1arshall,DateFire&EmergencyServicesDateKelmerAdtofrCommunityServicesDepartment-2747/17DatecCE.“Chip”Vincent,AdministratorDepartmentofCommunity&EconomicDevelopment2DateERCMeeting2-27-77/LUA16-000864DenisLawMayorCommunity&EconomicDevelopmentDepartmentC.E.”Chip”Vincent,AdministratorPage2 MitigationMeasures:1.ProjectconstructionshallberequitedtocomplywiththerecommendationsfoundintheGeotechnicalStudiescompletedbyGeoEngineetsInc.fortheMedicalOfficeBuilding(datedSeptember16,2016)andtheGeotechnicalStudyfortheParkingGarageExpansion(datedAugust2,2016)orupdatedreportssubmittedatalaterdate.2.TheapplicantshallapplyforaCriticalAreaVariance,fromRMC4-3-050,CriticalAreasRegulations,inordertoencroachintotheprotectedcriticalslopeorapplyforamodificationtoalterthegeologicallyhazardouscriticalareainaccordancewithRMC4-3-050J,priortocivilconstructionpermitapproval.ADVISORYNOTES:AttachedheretoareADVISORYNOTESTOAPPLICANTandareconsideredpartofthisdocument.Theadvisorynotesaresupplementalinformationprovidedinconjunctionwiththeadministrativelanduseaction.Becausethesenotesareprovidedasinformationonly,theyarenotsubjecttotheappealprocessforthelanduseactions.ERCMitigationMeasuresandAdvisoryNotes!LUA16-000864/SUNSET’SEDGETOWNHOMESPage2of2 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 PPUD and Preliminary Plat - 1 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Sunset’s Edge Townhomes Preliminary Plat and Preliminary Planned Urban Development LUA16-000864, PP, PPUD ) ) ) ) ) ) ) ) ) FINAL DECISION SUMMARY The applicant proposes a preliminary plat and preliminary planned urban development (“PUD”) for the construction of fifteen townhomes in four buildings on a 0.9-acre parcel located at 701-707 Sunset Blvd NE. The applicant seeks PUD approval to vary development standards including lot size, building setbacks, impervious surface area, building coverage, street standards, parking requirements, and refuse and recycling. The PUD and preliminary plat are approved subject to conditions. TESTIMONY 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 of fact or conclusions of law. The focus upon or exclusion of any 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 accuracy. Clark Close, City of Renton Senior Planner, summarized the Staff Report. Mr. Close addressed each of the points raised in the Applicant response letter, regarding Conditions 2, 17 and 18. Regarding Condition No. 2, Staff agrees that the proposal qualifies for an increase in height of ten feet due to an 8.5 foot elevation change for the two westerly buildings of the proposal. Staff also agrees with the alternate private open space arrangements proposed for Condition No. 17 and the alternatives to 145 SW 155th Street, Suite 102 Seattle, Washington 98166 Phone 206.244.4141 Fax 206.244.4455 1 inch = ft. (IN FEET) GRAPHIC SCALE 1 inch = ft. (11x17 SHEET) 20 40 ¶ ¶ ¶ ¶ ¶ ¶ ¶ ¶ 145 SW 155th Street, Suite 102Seattle, Washington 98166Phone 206.244.4141Fax 206.244.4455STA T ECNONATGDMSON.L ORAH RPGRNOEILANERETSIGDESOFESRE E I NNNWIFASHOUDKnow what'sR King C ou nty, Was hington Sta te De par tme n t of N a tu ra l R eso ur ces, Ki n g County Su nset's Edge 199 8 Date: 6 /21 /20 17 Notes: Ki ng Coun ty Im ap Jun e 2 1, 2 0 17 ±Th e infor matio n in clu de d on t his map has been comp ile d b y Kin g Count y staf f from a variety of source s an d is su bject to cha ng ewithout n otice. Kin g Co unt y makes no re present ations o r wa rra nties, exp re ss o r im plied , a s to accu ra cy, complet en ess, t ime lin ess,or rig hts to the use of such informa tion . This d ocu me nt is not intended for u se as a survey pr od uct. King Cou nty shall n ot be lia blefor a ny g en er al, sp ecial, indirect, incide ntal, o r conse qu en tial damag es including , but not limited to , lost revenu es or lo st profitsresulting from th e use or m isu se of t he info rmat ion cont aine d on this map . An y sale of this map or in formation o n t his map isprohibited except by written p er mission of King County.