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CURVE CHART
LIN~ ARC JEL -A
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WHITMAN COURT \"CLt:ME PAGE
A PORTION OF THE NW 1/4 OF THE
CITY OF RENTON,
LINE CHART
RAD:vs LINE BEARING [)JSTANC:E
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19 'lC " S88 '03 09 E 2 03
24 ::io
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NW 1/4 OF SECTION
KING COUI\TY,
15, TWP. 23N., RNG. SE. W.M. LUA\4-000295-FP
AREAS:
Parcel Sq.FL Gross
1-'~J\'Alb '-llJAlJS 309A0
1 rn t 9!:i5
LOT 2 995
LUl J 10~5
I liT .: 109C
LOl 5 1295
LOT 6 905
LOT 7 84C
LUI l;J 830
LOT CJ 825
LOT JO :060
LOT l: '.~35
LOT P 1030
LOT J3 1050
LOT H 1580
LOT 15 1550
LOT 15 10ci'i
LOT i 7 1Q.1C
LOl 10 1055
LOT 1~ l03C
LOT 20 '.]15
LOT 2: 3'.865
LOT 22 '.075
LOT 2J 8A5
LOT 24 '.025
LOT 25 '.025
_OT 25 A7!'i
_OT 27 '.125
LOT 2Ll '.200
IGT?~ 955
LOT 30 YO() 1_c,T J'. qoc
LOT 32 950
LOI 3J :PC
lf1T~4 :.:)5
LOT 35 '.1JC
LO I Jb 1080
lf!T17 '.205
LOT 3~ '.205
LOT 39 '0%
LOT .10 '.370
I HAC l A 77855
TRACT B '.4!:ici
TRACT C 830
TRACT O '.880
TRACT E 2150
IHACI I 3A75
TRACT G 635
TRACT I-< 3005
TRACl 3300
TRACT ..; 670
TRACT K 2380
TRACl l 3365
TRACT I-' 1~390
0ED1CA-I0NS 2210
TOTAL ACREAGE:
WASHINGTON LND-__ -___ _
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PUBLIC ACCESS AND UTILITY
MAINTENANCE AGREEMENT:
Nl)l' IIF>PUFIIJ: r1Sfllft!TS FOR 1NG!IES5 ErflESS•>llUT:llllES 'l>E >l'llEB'
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LEGEND:
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Lozier al W~ctma~ Ccun. LLC.
1300 114tn Avenue Southeast, Su,t~ lC·O
Bel Jevue. WA 98004
KING COUNTY, WASHINGTON
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WHITMAN COURT 1·0LUME PAH
A PORTION OF THE NW 1/4 OF THE
CITY OF RENTON,
NW 1/4 OF SECTION
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CITY OF RENTON
DEPARTMENT OF COMMUNITY & ECONOMIC
DEVELOPMENT
MEMORANDUM
Date: August 11, 2016
To: City Clerk's Office
From: Jenny Cisneros
Subject: Land Use File Closeout
Please complete the following information to facilitate project closeout and indexing by the City
Clerk's Office
Project Name: Whitman Court Phase II
LUA (file) Number: LUA-15-000369, FP
Cross-References:
AKA's:
Project Manager: Jan Illian
Acceptance Date: July 20, 2015
Applicant: Paul Ebensteiner, Lozier at Whitman Court LLC
Owner: SB 16 Ribera Balco LLC
Contact: Evan Mann, ESM Consulting Engineers, LLC
PID Number:
ERC Determination: Date:
Aooeal Period Ends:
Administrative Decision: Date:
Anneal Period Ends:
Public Hearing Date:
Date Appealed to HEX:
By Whom:
HEX Decision: Approved with Conditions Date: February 22, 2016
Anneal Period Ends: March 7 2016
Date Appealed to Council:
By Whom:
Council Decision: Date:
Mylar Recording Number:
Project Description:
Location: '--\L/L5 /,JC: Lj ti'\ S...\--
Comments:
ERC Determination Types: DNS -Determination of Non-Significance; DNS-M -Determination of
Non-Significance-Mitigated; OS -Determination of Significance.
2
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BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
RE: Whitman Court Final Plat Phase II
LUA\4-000369
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) FINAL PLAT APPROVAL
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) _______________ )
Summary
The applicant has applied for approval of Whitman Court Final Plat Phase II. The final plat is approved
16 subject to conditions.
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18
Testimony
19 No hearing is held on final plat applications.
20 Exhibits
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The following documents were considered in evaluating the application for final plat:
I.
2.
3.
4.
5.
February 12, 2016 staff report.
Vicinity Map.
Final Plat map
Preliminary Plat HEX Decision (LUA! 4-000295).
May 21, 2015 letter from Mann to Timmons
FINAL PLAT -I
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Findings of Fact
Procedural:
1. Applicant. Lozier at Whitman Court LLC
2. Hearing. No hearing is required or held for final plat applications.
Substantive:
3. Description of Proposal. The applicant is requesting final plat approval for Phase II of a 40 lot
subdivision, as depicted in Ex. 3. The subdivision received preliminary plat approval on June 11,
2014 by the City ofRenton. The subdivision is located at 4425 NE 4th St.
4. Consistency with Preliminary Plat Conditions. The applicant has complied with all preliminary
plat conditions of approval, as detailed in the staff report, Ex. 1, the findings and conclusions of which
are adopted and incorporated by this reference as if set forth in full.
Conclusions of Law
Procedural:
1. Authority of Hearing Examiner. RMC 4-7-11 O(C) provides that the hearing examiner shall
approve all final plats.
Substantive:
2. Applicable Standards. The RMC doesn't contain any standards for final plat approval, other
than to require that "the final plat shall conform with only minor modification to the preliminary plat."
RMC 4-7-l 10(A)(2). As determined in Finding of Fact No. 4, as conditioned the plat conforms with
all preliminary plat conditions of approval or will be bonded to comply with any outstanding
conditions.
DECISION
The final plat application for Phase II is approved, subject to the following condition:
1. All plat improvements shall be either constructed or deferred with adequate security to the
satisfaction of City staff prior to the recording of the final plat.
Dated this 22"• day of February, 2016.
FINAL PLAT -2
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' 'r. ('· ' (. ,1-
1>h1T A. (}lhr~chts
City of Renton Hearing Examiner
Appeal Right and Valuation Notices
RMC 4-8-11 O(E)(9) and/or RMC 4-8-11 O(F)( I) provides that the final plat approval of the hearing
examiner is final subject to appeal to the Renton City Council. RMC 4-8-l !O(E)(9) requires appeals
of the hearing examiner's decision to be filed within fourteen (14) calendar days from the date of the
hearing examiner's decision. A request for reconsideration to the hearing e examiner may also be filed
within this 14 day appeal period as identified in RMC 4-8-l lO(E)(8) and RMC 4-8-IOO(G)(4). A
new fourteen ( 14) day appeal period shall commence upon the issuance of the reconsideration.
Additional information regarding the appeal process may be obtained from the City Clerk's Office,
Renton City Hall-7th floor, (425) 430-6510.
Affected property owners may request a change in valuation for property tax purposes notwithstanding
any program of revaluation.
FINAL PLAT -3
L'::..,,..._ __ B88~i>3'"oe,; v2P,~.c. NE 4TH STREET ..
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RIBERA-BALKO SHORT PLAT .21,J/rN
A PORTION OF THE NW
OWNER'S nfcLARATJON:
1/4 OF THE NW 1/4 OF SECTION 15, TOWNSHIP
CITY OF RENTON, KING COUNTY, WASHINGTON
23 N., RANGE 5 E., W.M.
LUA-02-129-SHPL
LND-20-0331
KNOW: AL'. ·"'E~rl.f. -~/ ,~rsF'~E'Sl:Nq_ T'IAl 1'1E. 1>;f: Ur£1E"5l6M:O OMNE~ (SI Of JNrEREs-IN
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.,·'1s MA.l.E 11 1_::'f-fHE F_''{~ CCN'lENT~ '" ~cc~~ 111:TH THE oc-s:RE: Oi' THE OWl<rnlSJ
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~EN~EG:
DECLARATid~ Q:l' c6VBN;NT/ ,
frlS Oll~~R OF LAN() EN~!l•CC(l ·~·;;~J>l T>11/~~-ll ~lA;,··:ii,i"fl't,ui,~ FQµ,.tk
~'""''' TG AC[~LIE HlW l"l~ cu1m:vr~JOI'< ·:,i., S!Gt.l"IG >£Flt()~ ::uv.t,11\.,r~ •.
~;;J AG+lEES TO Cat.VE• THE 8!:NErtc:~~ rnre;l!:'.S"T._~ .. THE 'IEW E~~r;TS •. :·
S~C,,M (",/J 1~!5 SHC~7 rlH 1( Al<~ IJl(J Ai.L i'JJL:~~'Fl!fil:;~~,'>.~'0~ TH( LOT$.•.
~~ :JF ~H1 s11~0,,;~io1: lHC\:\EU~ THE ~(l"IENA~TS ~~LL -w;:H IHE LAt,l(J·.).S
5~0"4 ;)~ f~l", SIIQ~T Pl OT ,.
APPROVALS: .. ,\! . J
EXll<!'IEO O/JD >PPJ;D•ED TwIS __ _:_i_ OM ;:i~ _Aftl'I / __ 2:J09
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Nt.11.0NOO ::,~ AfJJ•CEW ~AACE~s· '"·:ft':l!·-cro."'1'1cn.. Of TclE:":N•TivE
!,R'lloTI' ''•1Gfc'-flu~ CAaLMENT :NGPE) CUNV!'Y~ TC li<l-P.Qcll T[ A
13Et.EF!CIA, i~T'.hfC,1 :N ;,Jt LANO lolTH!N THE [Ag,,..,;,,;j_ AFIEA
lfl[~ ,~rc,,sr $HALL BE Fl)'l 1>1e Ft;F'jO(ISE Cf PRESERV!'l/,.NArtVE
l'l"GfHl l'.l'I 0 0!1 THC CO.ITRCII.. OF S•..1!1FACE \o!ATEFI A>o/D 810510..:.
HA!MTENA>l<C nr SI nPr ~TASH l1'Y, >l5'JA,_ ANO t\JRJ.L surrr~rNa:,
,\~ P!10TS·:TION OF PLANT ANO ANl~AL HABITAT lriE -3~D•H
IT!lJltCI IJ.~ CCAStM~'IT C'll'O~S JJPON ~LL fq5ENT AND FulURI:
OWl\£F!S A,!;! JC~c!PTl:FIS ar THE [A5[1'C'1r ARCA (Nf'(~~E~B!.~ 0'1
EIEHAf.F oi: HE F'UBL!C er 'HE •:rn CF F-ENTON. T'.) lC:AVE
111,r-,rc,r,,~gc~ .,., rHf(·S ANW UIH~r, <fc:<;o!AH[JN ~!So-Jr>! 1HE
E~$E,<f.NT A~CA. Th'E YEGETHJON ~lTHIN 11--f' M,P= MA\" WIT nf-
C\J'. P'IJIIEJ CJ•ERE\J 8Y ~l!.L n~"OVf~ ,:wi 'JM.\l'.;;:U. Mt'"O'JT
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Covenants:
rn~rNJI.N15. C·:Jt,C;Tret.s .o.tlJ AESHUCT[O,.S ARE F!-EO \JNllEP
ii;-coo,Ji~3 ~u,;aER ---------
ACKNOWLEDGMENT:
STATE OF '1.19--llt,IGJQM
cr..JNH ur --~ _J 99
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l)'I T>-llS ____t_::.____ OU OF ~\ 200n !JEFCHE M~ l~E
,JNJERSIGNEO A MOT~Rt PVl!LlC JN A* Tlf' ~LOF ~ASll[Nr.TON ! IJ! Y ("Olllol'>S10Nf0
AN!] SMORN P_RSIJ!;M Ly olPP(IIR[J (' l D'I ,\r".11' rn i,r Pr~l]NAll y K~I !<Ii (OR
PROVEN 0~ 7M!' BA,;fS OF SA~!!;f"ll~TOPY ,'~lei tcF; "fl f>f IH[ cr:t::,rtk:c"R,.....-" Or
Jl-11,,UA;IQ~TION THAT Ext"CUTEO THE UTHII AND FDREG01NG INSTRIMENT ~NJ AC~l<O~LEOGED
,:,;;w l-'ISTOl1)f~"N1" TO 8E THE FREE ANO VOlLI'lfAAY ACY I.N{J OEEO Of SA:D C".IR~Dl<UW/J, FflR
ME P~ 'HEREIN ME~THJNEO, ANC 0~ OA('1 SfATEU lM~f ~~ lo.~~ AlilH~PHUI TD EXECUTE
SAHi l>ISC~~; r.ND Tl<A' THE SCAL AP-lx~o. !F ANY I!, 'Mf· 1;a,,po;JATE ~~A-ar SAID
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VICINITY MAP
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MY co~:ssi~ e~r!~Es • 1 /W?O•
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Pl<lt<T NOURY ~A~E
.NCW PRIVATE EASEMENT FOR
DRAINAGE.POND AND ACCESS .. AGRl!'.E1fENT: .. .. ..
NE~ PAJ~ATE EiiLUS['IE i'O \1,s!;~~C, i'~ DRAI~ FON~_-.:
ACCE55 IS TU 13.~ ·:l<EATEiJ UP'.JN°fH!'.'s.oLE a~ L,i.ts S!1t.li<!>-GI'<
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NAINTENANl:t C'1STS SHALL 6c. SHARl~ tLilJALl' 'HE ~111 GF R~~t;m
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on.P::rms AND >1£SE~•ATI01,S CONTAINED I'! J~rn. Ri:C . ..0.200&JW3DODS-41
rEl>M5. COVENA~S CONIHT!llhS A~ RCSWl:TI0,..-5 AS CO'llAl~O l~
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Aquifer Protection Notice:
TriE ,OTS CflEA"HI fll;AHN H!.L "ITHJN Zotl!': 2 }F O,SNT(•WS JUJUJFER
~ROTECilOII Af!EA ~1'CI >\IIE 5U&JECT TO TliE ~OU]llE"f'<TS Of' T>tE CITY oc
~r.l-lT()I-! O"DTNANCT i.JMB{"R <13~) A'-IC AS AMl-1'Clc0 OY ORclfN.o.l<C( NO 47.10
T'<E ClT•"S SOLE SOURCE OF ORIN~!NG "~TER IS SUPPLIED FIIOIO A S>l~LLOW
(WJl=i':~ 1./~ER TMF ~IH SLJIWOCE. Tl*:Rf' !~ ND NAT(JR~(. BA~;ER S(TIIEF.>;
IHI' ~HrF> a91.r. ANJ GAULINn 'll.-RrAr.r rxffil'~ r.A;l!' 5HIJ(UI Rf FXrA!'.T">fn
Wf;i,)! 01A.Nr;I !hG CF At/Y LIOUIO SUBST~E, OTHE~ T,lAN -.Arm. TD PAJTECT
~1'04 CONTACT WHH THE GAOUN~ SURFACE. !T IS '>It f>Dl<E;O-.NOIS
~ESl'ON~lU!Lln Ta P~OTECJ T,l( CITY S ~J'IKl>t.; W~!lcl'
PLAT NOTES:
l1 ,Ill( 1'(1"1.~.t,!.a'Jt<.Tf!UL SHO~N FQP THIS s:1c WA$ ACCOMPL:Slfi"C:, SY '"l(LO lAAYEASE
.... Jill [ZJ~G ~ l'.lfoE '1/ ·. ~~ONO THEOOU. lTE ~1'11 iNTEGR'L H rcrnnNl ,. DJC,[A~r.L
!l<J.iJ!;Rl~6 NE!"ER :GEOO!~H,R GOO) IJI(] RU,L T:Mt KINEMATIC i~IKI ! ~!Al!C
:IGEOCIMEl!::R 60(1) •~O ~HL·.1l~f. Kl'E'ofA'lC {WK) / ~'A'lC Gl:JtlA_ ;<OSLfJOtl!~ 't;~:~~ ~'.:t,;o_~~~Aq A'!~ ~O~"LA~}'.Q~:~::.C''· lt-ilc '"AVtl~"tc~ 1<[lf J><( 9r4~0>-ROS
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J0UltllllllUIII 'I LAND SURVEYOR'S CERTIFICATE: CENTlpl~ ·.·.·.··.··.·.· . .f~N°it.--NW 15. T23N. R5E.··W.M. rz.
P~[ NTE.-·· 1 .. 7'(~Yl'Jl!.l.i!!1/,,.~ tLtn.:/,;{em,P. ~i~onat.~!5( LLC I .. -i
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c:r _11,1er my direclirn ,n r.oofor1Mnu wit~ the reQu,reiacnt~
;:f the approprlate State "'1d County 3tatu:~ and Drd,nam:c
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RIBERA--BALKO SHORT PLAT ·s
A PORTION OF THE NW 1/4 OF THE NW 1/4 OF SECTION 15, TOWNSHIP 23 N,, HANGE 5 K, W,M,
CITY OF RENTON, KING COUNTY, WASHINGTON
LND-·20--0331
lJNE TABLE'.
Si>ii.thl!:ul 126th :n~t {King Ci;,)
i:ti,.-ll:!ml 4~ .. ~_e,t (Renton)
·--,-.,.·' 349.4A' ·····-~----
,J~i-i."t' i.
:t:97.Ag· : I
:S~ikf\'f~~-... -.,<'' lO' i.,;i. --1.·./ ·--:;;;rffie/~l-~~q&J'
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0 l'ONIJMEN~ FOUND ~S ~OTEO. ~I91TE:0 M•~CH 24. !'l'Jll-.
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A PORTION OF THE NW 1/4 OF TH~ NW 1/1 OF' S!':CT!ON 15, TOWNSHIP 23 N, RANGE 5 E,, W.M
CfTY Of RENTON, KfNG COUNTY, WASHINGTON
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.DECLARATION-. .., .. ,.
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ACKNOWLEDGEMENT
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SURVEfoR;s· NOTES:
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APPROVALS:
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i,t~:=·;~ .. J~p, .-LAR•.!fCc~-:'-~:· --~~·: (,$H~N IS: . I CO•ilAOc PO:Ni ~c__l,5~3 .• ~03/24/96; __;;io ~ f
EXAMI'IED ~N~ w~n ,.,,s.,t"'"it:H_n,,,,·OF"·. ftl-',V.£1"" 200..1 ,1,;,.;, 1-,::~,3 -~ ... I"&., + I
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FILE NO. LliA-07--080--LLA // I.AND RECORD NO
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CITY OF RENTON, KING COUNTY WASiilNGTON
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
__, .. ·· ... -City of
FINAL PLANNED URBAN DEVELOPMENT REPORT & DECISION
REPORT DATE:
Project Name:
Owner:
Applicant:
Contact:
File Number:
Project Manager:
Project Summary:
March 13, 2015
Whitman Court FPUD, Phase I
Washington Federal; 425 Pike St; Seattle, WA 98101
Paul Ebensteiner; Lozier at Whitman Court LLC; 1300 114th Ave SE, Suite 100; Bellevue,
WA98004
Eric La Brie; ESM Consulting Engineers, LLC; 33400 8th Ave S; Federal Way, WA 98003
LUA14-001044, FPUD
Rocale Timmons, Senior Planner
The applicant is requesting a Final Planned Urban Development (FPUD) for the first of
two phases of the Whitman Court PUD (LUA14-000295). The City's Hearing Examiner
approved the Preliminary Planned Urban Development on June 11, 2014 subject to 40
conditions of approval. The first phase includes the construction of 20 (of the approved
40) zero lot line townhomes and the 2,657 square foot commercial bank on the 41st lot.
The vacant 5.12 acre site is located within the Commercial Arterial (CA) zoning
classification and the Commercial Corridor (CC) land use designation. The subject site is
located on the southwest corner of the intersection of NE 4th St and Whitman Ct NE.
Phase 1 would be comprised of 4 (of 8 total) multi-family residential structures resulting
in a density of 11.4 du/ac and one commercial building. The commercial lot would be
accessed from NE 4th St with remaining residential development gaining access from the
existing portion, and proposed extension, of Whitman Ct NE. There is a Category 2
wetland located on the western portion of the site. The approved Preliminary PUD was
used to vary street, setback, parking, and refuse and recycle standards. The applicant
has proposed to preserve the wetland onsite and provide buffer enhancement as part of
the proposed PUD public benefit along with enhanced pedestrian and vehicular
circulation, pedestrian amenities, and landscaping.
Project Location: 4425 NE 4th St and 351 Whitman Court NE
Site Area: 5.12 acres
Project Location Map Whitman Court Pahse I FPUD Report_LUA14-0D1044
City of Renton Department of Community & Eco,,vmic Development
WHITMAN COURT FINAL PUD (PHASE I)
Admini5trative Finaf PUD Report & Decision
WA14-001044,FPUD
Report of March 13, 2015
I A. EXHIBITS:
Exhibit 1: Whitman Court Final PUD (Phase I) Report and Decision
Exhibit 2: Final PUD Plan (Phase I)
Exhibit 3: Approved Landscape Plan/Wetland Enhancement Plan
Exhibit 4: Aerial Photo
Exhibit 5: Residential Building Elevations
Exhibit 6: Commercial Building Elevations
Exhibit 7: Draft CC&R's
Exhibit 8: Parties of Record
Exhibit 9: Private Open Space Administrative Modification, July 2, 2014
I 8. GENERAL INFORMATION:
1. Owner(s) of Record:
Washington Federal Bank
425 Pike St
Seattle, WA 98101
2. Zoning Classification: Commercial Arterial {CA}
Commercial Corridor (CC}
Vacant
3. Comprehensive Plan Land Use Designation:
4. Existing Site Use:
5. Neighborhood Characteristics:
a. North: Mixed Retail (CA zone)
b. East: United State Postal Service Office (CA zone)
c. South: Multi-Family Residential (R-10)
d. West: Critical Areas and Mixed Retail (CA zone)
6. Site Area: 5.12 acres
F. ADMINSTRATIVE FINAL PLANNED URBAN DEVELOPMENT REVIEW FINDINGS OF FACT:
Page 2 of 15
1. The applicant is requesting approval of a Final Planned Urban Development for the first phase of
Whitman Court PUD which includes the construction of Lots 1-20 (of the approved 40) zero lot line
townhomes and the 2,657 square foot commercial bank on the 41" lot.
2. On June 11, 2014 the subject project received approval for the Preliminary Planned Urban
Development including Preliminary Plat approval with 40 conditions of approval, City File number
LUA14-000295. No appeals of the Hearing Examiner decision were filed.
3. Phase II ofthe FPUD would include construction of Lots 21-40. The applicant.would be required to
apply for and have granted Phase II of the FPUD prior to the expiration of the Preliminary PUD, June 11,
2019.
4. The PUD would be used to vary lot, landscaping street, setback, parking, design, and refuse and recycle
standards. The proposal included the preservation of the wetland onsite and buffer enhancement as
part of the proposed PUD public benefit, along with enhanced pedestrian and vehicular circulation,
pedestrian amenities, and landscaping.
Final PUD Report
City of Renton Deportment of Community i omic Development
WHITMAN COURT FINAL PUD {PHAJc I)
Report of March 13, 2015
Administrative Fmol PUD Report & Decision
WA14-001044,FPUD
Page 3 of 15
5. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended),
on April 21, 2014, the Environmental Review Committee issued a Determination of Non-Significance ·
Mitigated (DNS-M) for the Whitman Court PUD. The DNS-M included two mitigation measures. A 14-
day appeal period commenced on April 25, 2014 and ended on May 9, 2014. No appeals of the
threshold determination were filed.
6. The Planning Division of the City of Renton accepted the above master application for review on August
4, 2014 and determined complete on August 7, 2014. The project was placed on hold on September
30, 2014 pending receipt of additional materials. The project was taken off hold on February 9, 2015.
Therefore, the project complies with the 120-day review period.
7. The subject site forms an "L" shape and is bordered by NE 4th St to the north, and by residential and
commercial uses to the east, west, and south.
8. The property is located within the Commercial Corridor (CC) Comprehensive Plan land use designation,
the Commercial Arterial (CA) zoning classification, and Design District 'D'.
9. The project site is comprised of three parcels created as part of the Ribera Balko Short Plat (LUA02· 129)
and is currently vacant.
10. After deducting 32,446 square feet for right-of-way dedications, 3,841 square feet for access
easements, and 32,126 square feet for critical areas from the 223,073 gross square footage of the site,
the net square footage would be 154,660 square feet (3.55 net acres). The 40 unit proposal would
arrive at a net density of 11.14 dwelling units per acre (40 units/ 3.55 acres= 11.l4 du/ac).
11. The following table are proposed approximate lot sizes for the Phase I Lots 1-20 and 41· '
Lot Lot Size SF Lot Lot Size SF
Lot1 950 Lot 11 1,436
Lotz 997 LotlZ 1,028
Lot3 1,045 Lot 13 1,051
Lot4 1,092 Lot 14 1,581
Lots 1,296 Lot 15 1,651
Lot6 904 Lot 16 1,053
Lotl 838 Lot 17 1,039
LotB 833 Lot 18 1,053
Lot9 827 Lot 19 1,031
Lot 10 1,062 LotZO 1,317
Lot41 32,144
12. Access would be provided via a series of private roads, alleys and driveways extended from Whitman
Court NE. A limited right in/right out access entry along NE 4th St, in the western portion of the site, is
also being proposed for the commercial bank site (Lot 41).
13. Residential parking is provided in private garages. Commercial parking in the amount of 17 surface
parking stalls would be provided in a surface parking area to the east and west of the bank structure.
14. Maplewood Creek flows south along the western border of the site and exits through the middle of the
southern border. Two wetlands have been identified on the site one of which straddles Maplewood
Creek along the western portion of the property. A second, isolated, wetland was delineated along the
southern portion of the property.
15. The subject site is located in Zone 2 of the Aquifer Protection Area and contains sensitive slopes.
16. No public or agency comments were received for the FPUD.
Final PUD Report
City of Renton Department of Community & E
WHITMAN COURT FINAL PUD (PHA
1ic Development fministrative Fino/ PUD Report & Decision
LUAl4-001044,FPUD
Report of March 13, 2015 Page 4 of 15
17. 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 of this report.
18. The proposal requires Final Planned Urban Development Review. The plan shall be reviewed for
substantial conformance with the approved preliminary plan and consistency with the purposes and
review criteria of RMC 4-9-lSOG. The following table contains project elements intended to comply
with the 40 conditions of approval of the Preliminary Planned Urban Development/Preliminary Plat
approval and the two mitigation measures issued as a part of SEPA review under City File number
LUA14-000295:
A) Preliminary Planned Urban Development Conditions:
Compliant If
condition of
approval is met
Final PUD Report
1) The applicant shall comply with the twa mitigation measures issued os part of
the Determination of Non-Significance Mitigated, dated April 21, 2014.
Staff Comment: See compliance analysis below under subsection B) SEPA Environmental
Review.
2) A final wetland mitigation plan which integrates the Ribero Balko Wetland and
Stream Buffer Mitigation Plan with the Altmann-Oliver Mitigation Plan shall be
submitted ta, and approved by, the Current Planning Project Manager prior to
construction permit/Final PUD approval whichever comes first. Additionally, in
order to preserve and protect the wetland, stream, ond associated buffers the
applicant will be required, to maintain the Native Growth Protection Easement over
that part of the site encompassing the stream/wetland ond buffer area. Finally, the
applicant would be required to mointain/instoll any split rail fencing and signage
required per RMC 4-3-050 prior to the recording of the Final Plat/Final PUD approval
whichever comes first.
Staff Comment: The applicant has submitted a Final Wetland Mitigation Plan, dated
September 26, 2014 (Exhibit 3). The mitigation plan was approved on October 20,
2014. The applicant is proposing to install the mitigation project prior to the recording
of the plat and as a result has provided a surety device in an amount necessary to
guarantee the installation of the plantings, signage, and fencing. Therefore staff
recommends, as a condition of FPUD approval, the applicant be required to install the
wetland mitigation project in conformance with the approved plan, dated September
26, 2014, prior to recording of the Final Plat or Final Occupancy for the residential or
commercial buildings whichever comes first.
3} The applicant shall submit a screening/fencing detail plan. The screening/fencing
detail plan shall be submitted to, ond approved by, the Current Planning Project
Manager prior to PUD/Final Plat approval whichever comes first.
Staff Comment: The provided landscape plan, approved on October 20, 2014, includes
screening/fencing detail to the satisfaction of the Current Planning Project Manager
(Exhibit 3).
4) The applicant shall provide interpretative signage/information at the trail entrance
along NE 4th St and at the northern most lookout along the trail. The site plan
depicting the signage shall be submitted to, and approved by, the Current Planning
Project Manager prior to building permit/Fino/ Plat approval whichever comes first.
City of Renton Department of Community 1omic Development Administrative Final PUD Report & Decision
LUA14-001044,FPUD WHITMAN COURT FINAL PUD {PH-~E I}
Report of March 13, 2015 Pages of 15
Compliant if
condition af
approval is
met
Compliant if
condition of
approval is
met
-------
Deferred to
Final Plat
Approval
Final PUD Report
Staff Comment: The provided wetland mitigation plan, approved on October 17, 2014,
includes interpretative signage/information at the trail entrance to the satisfaction of
the Current Planning Project Manager (Exhibit 3).
5/ An easement shall be recorded memorializing the public access ta the wetland trail
prior to Final PUD/Final Plat Recording whichever comes first.
Staff Comment: A draft public access easement was submitted with the FPUD, which
appears to be acceptable for recording. Staff recommends, as a condition of approval,
the applicant shall be required to record the easement for public access to the wetland
trail prior to recording of the Final Plat or Final Occupancy for the residential or
commercial buildings, whichever comes first.
-------------
6/ The applicant shall provide a final detailed landscape plan for review and approval
by the Current Planning Project Manager prior to Final PUD/construction permit
approval whichever comes first.
Staff Comment: The provided landscape plan was reviewed and approved by the
Current Planning Project Manager on October 20, 2014 (Exhibit 3).
7/ The applicant shall amend the landscape plan to reflect plants with a maturity
height of 6-feet and 100% obscurity for the entire length of the modified 5-foot
wide visual barrier along the eastern portion of the southern property line. The
revised landscape plan shall be submitted to, and approved by, the Current Planning
Project Manager prior to construction permit/Final PUD approval, whichever comes
first.
Staff Comment: The approved landscape plan, approved on October 20, 2014, reflects
plants with a maturity height of 6-feet and 100% obscurity for the entire length of the
modified 5-foot wide visual barrier along the eastern portion of the southern property
line (Exhibit 3).
8/ The applicant shall revise the elevation so that garage doors provide additional
details and all sides of the building facing the public street and/or internal "street"
provide a front door or front porch presence, if this is not achievable an approved
landscape screen would be required between the sidewalk and the building. The
revised elevations shall be submitted to, and approved by, the Current Planning
Project Manager prior to Final PUD/building permit approval whichever comes first.
Staff Comment: The applicant has incorporated porches on all residential buildings in
which garage doors can be viewed from the street. However, additional design
elements should be incorporated into the first story including additional glazing,
lighting, etc. in order to comply with this condition of approval. Therefore, staff
recommends, as a condition of approval, the applicant submit revised elevations with
additional architectural detailing on all sides of the residential buildings facing a street.
The revised elevations shall be submitted to, and approved by the Current Planning
Project Manager, prior to the commercial building permit approval.
9/ The applicant shall be required to dedicate 1-foot behind the sidewalk for
maintenance in addition to right-of-way dedication for existing luminaire
foundations along NE 4th St. The revised site plan shall be submitted to, and
approved by the Current Planning Project Manager, prior to construction
permit/Final PUD approval whichever comes first.
City of Renton Department of Community & E 1ic Development 1mmistrative Final PUD Report & Decision
LUA14-001044,FPUD WHITMAN COURT FINAL PUD (PHA __ _
Report of March 13, 2015 Page 6 of 15
,/
,/
,/
Deferred to
Bui/ding
Permit
Approval
Staff Comment: The provided site plan depicts a dedication of one-foot behind the
sidewalk along NE 4" St, however the applicant is proposing to formally dedicate the
area as part of the Final Plat. Therefore staff recommends, as a condition of approval,
the applicant shall be required to dedicate 1-foot behind the sidewalk for maintenance
in addition to right-of-way dedication for the existing luminaire foundations along NE
4th St prior to or concurrent with the recording of the Final Plat.
10} A revised site plan shall be submitted to, and approved by, the Current Planning
Project Manager prior ta construction permit/Final PUD approval whichever comes
first, depicting the following: North of Road 'A', the required planter strip adjacent
to the bank site would be 8-feet, the sidewalk would be 5 feet, the existing 32-foot
paved public road portion would remain, to allow the minimum width for the left
turn lane at the signal. Right-of-way dedication to the back af the sidewalk would
be required; South af Road 'A', would be required to remain a private road. The
private road would have minimum 26-feet of asphalt curb face to curb face. The
crass section would also include a planter strip of 5-feet and a 5-foot sidewalk. The
paved width of this portion of the road would be finalized after a turning movement
diagram to allow the turning of large trucks serving the post office is provided by the
applicant. Signage must be provided by the developer at the transition from the
public to the private road.
Staff Comment: The provided site plan depicts all street improvements as noted above
to the satisfaction of the Plan Reviewer.
11} The centerline of Road 'A' shall align with the centerline of the main post office
driveway across Whitman Court NE. A revised site plan depicting the alignment
shall be submitted to, and approved by, the Current Planning Project Manager prior
to construction permit approval.
Staff Comment: The provided site plan depicts the appropriate driveway alignment as
noted above to the satisfaction of the Plan Reviewer.
12} The applicant shall be required to redesign the roads in order to provide a minimum
of 20-foot wide paved drive lane, separate from ony required sidewalks. The revised
site plan shall be submitted to, and approved by, the Current Planning Project
Manager prior to construction permit/Final PUD approval whichever comes first.
Staff Comment: The provided site plan depicts a minimum 20-foot wide paved drive
lane as noted above to the satisfaction of the Current Planning Project Manager.
13} The applicant shall equip all townhomes with an approved fire sprinkler system due
to limited available fire flow and long dead end roadways at this site.
Staff Comment: The applicant has indicated that all structures would be equipped with
fire sprinkler systems. This condition will be verified at the time of building permit
approval.
--~··--~·---------·------------------------------------
Deferred
Phase 2 of the
FPUD
Final PUD Report
14} A minimum 2 feet of separation would be required between the face of any wall and
the applicant would be required to demonstrate proposed common parking
spaces have appropriate sight distance. The revised site plan shall be submitted to,
and approved, by the Current Planning Project Manager prior to construction
permit/Final PUD approval whichever comes first.
Staff Comment: The walls have been redesigned ta allow for the separation as required.
City of Renton Deciarrment of Community
WHITMAN COURT FINAL PUD (P,
10mic Development
I}
Administrative Fino/ PUD Report & Deri:.ion
LUA14-001044,FPUD
Report of March 13, 2015 Page 7 of 15
Deferred to
Fino/ Plat
Approval
Deferred to
Building
Permit
Approval
Deferred to
Building
Permit
Approval
Final PUD Report
The proposed common parking spaces are sited within the second phase of the Final
PUD and will be verified at the time of its submittal.
15) The project's bylaws ar CC & R's shall restrict parking across the pedestrian
pathways throughout the development. A copy of the bylaws shall be submitted ta,
and approved by, the Current Planning Project Manager prior to construction
permit/Final PUD appraval whichever comes first.
Staff Comment: Draft CC & R's were provided with the FPUD application. The CC & R's
include the restriction of vehicle parking within the driveways. The CC & R's are
required to be recorded prior to or concurrent with the Final Plat.
16) The applicant shall provide a detailed plan set identifying the location and screening
provided far roof mounted equipment far the propased bank. The detailed plan set
shall be submitted ta, and approved by, the Current Planning Project Manager prior
ta building permit approval for the bank.
Staff Comment: The applicant has indicated that roof mounted equipment for the
proposed bank has been provided. This condition will be verified at the time of building
permit approval.
17) A revised site/landscape plan shall be submitted depicting intervening landscaping
at na more than 7 stall intervals in order to reduce the visual impact of surface
parking throughout the development. The revised site/landscape plan shall be
submitted ta, and approved by, the Current Planning Project Manager prior ta
canstructian permit/Fino/ PUD approval whichever cames first.
Staff Comment: The provided site plan depicts intervening landscaping at no more than
7 stall intervals in order to reduce the visual impact of surface parking throughout the
development (Exhibit 2).
18) The applicant shall submit a revised site plan depicting bicycle parking in
conformance with RMC4-4-080F.ll. The revised site plan shall be submitted to, and
approved by, the Current Planning Project Manager prior to building permit/Final
PUD approval whichever comes first.
Staff Comment: A total of 12 bicycle parking stalls (10 residential and 2 commercial) are
required for the first phase of development. Based on the provided plan set, 20 of
those stalls would be provided within in the garages for the residential units. However,
insufficient information was provided with the FPUD application to verify compliance
with the standards in RMC 4-4-0BOF.ll.c. As such, staff recommends that compliance
with condition 18 be provided with the building permit application.
-~--~-------------------------~---~------
19} The applicant shall be required to demonstrate haw refuse and recyclables would be
picked up and where it would be located on pick-up day to the satisfaction of the
Current Planning Project Manager prior to Final PUD approval.
Staff Comment: The applicant has submitted a revised plan for refuse and recyclables
pickup which ensures truck access to all trash cans and provides adequate ADA travel
throughout the neighborhood, including the construction of a concrete pad in Tract F,
as shown for Lots 16-20. Additionally, the sidewalk is proposed to be widened in front
of Lot 15 in order to accommodate trash receptacles for Lots 15 and 16. Finally, the
applicant has added a concrete pad in the planter, south of the mailboxes, on Whitman
City of Renton Deportment of Community & Ee
WHITMAN COURT FINAL PUD {PHAS
ic Development Tiinistrative Final PUD Report & Decision
LUA14-001D44,FPUD
Report of March 13, 2015 Page 8 of 15
Deferred to
Building
Permit
Approval
Ct for the benefit of Lots 5-10. Based on the revised plan the above condition has been
met.
20) The applicant shall be required to revise the landscaping plan ta enhance the
landscaping/screening alang NE 4 St, primarily directly in front af the drive-thru
bays. The revised landscape plan shall be submitted ta, and appraved by, the
Current Planning Project Manager prior ta Final PUD/canstructian permit approval
whichever comes first. Staff shall apply this condition in a flexible manner in order ta
ensure that the security interests of the bank are not compromised. This condition
may be revised as necessary by staff ta accommodate any administrative waiver ta
landscaping requirements authorized by City code.
Staff Comment: The provided landscape plan, approved on October 20, 2014, includes
screening/fencing detail to the satisfaction of the Current Planning Project Manager
(Exhibit 3).
21) The applicant shall be required to submit revised elevations which include the refuse
and recyclable enclosure made of masonry, ornamental metal or wood, or some
combination of the three, and a roof The revised elevations shall be submitted to
and approved by the Current Planning Project Manager prior to building permit
approval.
Staff Comment: The applicant has indicated that the refuse and recyclable enclosure
for the proposed bank is made of masonry, ornamental metal or wood, or some
combination of the three, and has a roof. This condition will be verified at the time of
commercial building permit approval.
22) The refuse and recycling facilities shall be screened with landscaping an a minimum
of three sides. The revised landscape plan shall be submitted to, and approved by,
the Current Planning Project Manager prior ta construction permit/Final PUD
approval whichever comes first.
Staff Comment: The provided landscape plan, approved on October 20, 2014, includes
landscape screening for the refuse and recycling facilities on a minimum of three sides
to the satisfaction of the Current Planning Project Manager (Exhibit 3).
1------.+----------------------------"-------------~-------------
Final PUD Report
23) The applicant shall be required to reduce the number of residential curb cuts along
the internal raad system to the satisfaction of the Current Planning Division. A
revised site pion shall be submitted to ,and approved by, the Current Planning
Project Manager prior to construction permit/Final PUD approval whichever comes
first.
Staff Comment: With the FPUD the applicant submitted a revised plan which eliminates
the number of curb cuts from the public street to the satisfaction of the Current
Planning Project Manager (Exhibit 2).
24) The applicant shall revise the site plan to depict a differentiation in materials for all
pedestrian connections within parking areas and/or drive aisles on site. The revised
site plan shall be submitted to and approved by the Current Planning Project
Manager prior to building permit approval.
Staff Comment: With the FPUD the applicant submitted a revised plan which depicts a
differentiation in materials for all pedestrian connections within parking areas and/or
drive aisles on site to the satisfaction of the Current Planning Project Manager (Exhibit
City of Renton Department of Community omic Development Administrative Final PUD Report & Decis;on
LUA14·001044,FPUD WHITMAN COURT FINAL PUD /PHA~c I}
Report of March 13, 2015 Page 9 of 15
Compliant if
condition of
approval is
met
Compliant if
condition of
approval is
met
Final PUD Report
2).
25) The applicant shall submit revised elevations depicting added architectural detailing
elements including lighting fixtures, contrasting materials, or special detailing along
the ground floor of all residential units and the northern and western fa~ades of the
commercial building. The revised elevations shall be submitted to, and approved by,
the Current Planning Project Manager prior to Final PUD or building permit approval
whichever comes first.
Staff Comment: The applicant submitted revised elevations as part of the FPUD
application (Exhibits 5 and 6). Some of the conditioned detail elements are readily
visible on the revised elevations however the applicant has noted additional elements
could be presented at the time of building permit application. The revised elevations
include contrasting materials (hardiboard beveled siding, wood braces, and entry stone)
and modulation. Awnings and canopies have been included to provide special detailing
along the ground floor for both the commercial and residential portions of the project.
However, additional architectural elements are needed in order to meet the intent of
this condition, and to ensure that buildings are visually interesting and reinforce the
intended human-scale character of the pedestrian environment. In order to encourage
building design that is more unique, urban in character, and is comfortable on a human
scale, additional elements should be incorporated into the elevations. Staff
recommends a condition of approval the applicant submit revised elevations which
include additional architectural detailing to support a more distinctive design for the
residential and commercial structures. The revised elevations shall be submitted to, and
approved by, the Current Planning Project Manager prior to building permit approval.
The applicant should consider the use of differing roof profiles, differing window sizes,
lighting, additional braces, and/or additional changes in materials.
26) The applicant shall submit revised elevations depicting the use of the same materials
finished on all sides of the building as well as additional changes in materials and
color for the residential structures. The revised elevations shall be submitted to,
and approved by, the Current Planning Project Manager prior to building
permit/Final PUD approval whichever comes first. The applicant may also want to
consider the use of the brick, integrally colored concrete masonry, or a similar high
quality material, to ground the residential buildings for a height appropriate ta the
scale of the structure.
Staff Comment: Two separate material boards were submitted for the commercial and
residential portions of the project. Based on the elevations and the provided color
schemes, all buildings would be finished with a combination of entry stone, painted
beveled hardiboard siding, and roof shingles. See additional comments and condition of
approval associated with Condition #25.
27) The applicant shall submit a materials board subject to the approval of the Current
Planning Project Manager prior to building permit approval. Acceptable materials
include a combination of brick, integrally colored concrete masonry, pre-finished
metal, stone, steel, glass, cost-in-place concrete, or other high quality material.
Staff Comment: Two separate material boards were submitted for the commercial and
residential portions of the project. Based on the elevations and the provided color
schemes all buildings would be finished with a combination of entry stone, painted
beveled hardiboard siding, and roof shingles.
City of Renton Department of Community & E 1ic Development 'ministrative Final PUD Report & Decision
LUA14-001044,FPUD WHITMAN COURT FINAL PUD (PHAS_ .,
Report of March 13, 2015 Page 10 of 15
Compliant if
condition of
approval is
met
28) The applicant shall be required ta provide a lighting plan that adequately provides
for public safety without casting excessive glare on adjacent properties; at the time
of building permit review. Pedestrian scale and dawnlighting shall be used in all
cases to assure safe pedestrian and vehicular movement, unless alternative
pedestrian scale lighting has been approved administratively ar is specifically listed
as exempt from provisions located in RMC 4-4-075 lighting, Exterior On-Site.
Staff Comment: The applicant submitted and had approved a lighting plan that
adequately provides for public safety without casting excessive glare on adjacent
properties during engineering permit review.
29} The applicant shall be required to submit revised elevations depicting additional
ornamental lighting fixtures. The revised elevations shall be submitted to, and
approved by, the Current Planning Project Manager prior to building permit
approval.
Staff Comment: With the FPUD the applicant submitted revised residential/commercial
elevations. However, the elevations did not include ornamental lighting fixtures to the
satisfaction of the Current Planning Project Manager. Therefore, this condition shall still
be applied to the FPUD as compliance is verified at building permit application.
30) The applicant shall provide revised site plan demonstrating compliance with the
private open space standard of at least 15-feet in every dimension. The revised site
plan shall be submitted to, and approved by, the Current Planning Project Manager
prior to Final PUD/building permit approval whichever comes first. This condition
may be modified as necessary by staff to conform to any administrative waiver to
the 15 foot standard granted pursuant to City code.
Staff Comment: Pursuant to RMC 4-9-2500 the applicant requested an Administrative
Modification from RMC 4-9-lSOE.2 which requires each ground floor unit of a Planned
Urban Development (PUD), whether attached or detached, have private open space
which is contiguous to the unit. The private open space is required to be demarcated at
least fifteen feet (15') in every dimension. Each residential unit of the Whitman Court
PUD appears to have private open space. However, the private open space does not
appear to meet the minimum requirement of 15-feet in every dimension. The applicant
,/ is proposing a minimum of 75 square feet of private open space for each lot with no less
than 7.5 feet in every dimension. The proposed development is designed specifically to
increase the access and opportunity for open space. The multiple open spaces
throughout the site are well designed and provide a variety of recreational
opportunities for both passive and active recreation. Both active and passive recreation
areas are significantly larger than the standard code requirements for which its benefits
would extend beyond the proposed development to the public. The Critical Areas Tract
(Tract A) represents 35% of the gross land area of the site which would continue to be
set aside for the preservation of critical areas and be used for passive/visual recreation.
Additionally, the proposal includes seven recreation tracts totaling approximately
20,000 square feet. The proposed 20,000 square feet far exceeds the minimum code
requirement of 50 square feet per unit (SO SF x 40 units= 2,000 SF). The trail proposed
within Tract A would also provide approximately 4,800 square feet of passive recreation
space for bird viewing and walking. Therefore the proposal was determined meet the
objectives intended by the Code requirements. On July 2, 2015 an approval was issued
for the Private Open Space modification (Exhibit 9).
Deferred to 31) Prior to the issuance of any occupancy permit, the developer shall furnish a security
Final PUD Report
City of Renton Deportment of Community omic Development Administrative Final PUD Report & Decision
LUA14-001044,FPUD WHITMAN COURT FINAL PUD /PH-~-I}
Report of March 13, 2015 Page 11 of 15
Final device to the City in an amount equal to the provisions of RMC 4-9-060. Landscaping
Occupancy shall be planted within one year of the dote of final approval of the planned urban
development, and maintained for a period of 2 years thereafter prior to the release
of the security device. A security device for providing maintenance of landscaping
may be waived, if a landscaping maintenance contract, with a reputable
landscaping firm licensed to do business in the City of Renton, is executed and kept
active for a 2 year period. A copy of such contract shall be kept on file with the
Planning Division.
Staff Comment: Staff recommends that the abovementioned condition be retained and
deferred to Final Occupancy of the commercial or residential buildings whichever comes
first.
32) The applicant shall create a homeowner's association to ensure that the private
roads and other common facilities are adequately maintained. The CC&Rs shall
Deferred to
require the lot owners to maintain the common facilities and shall provide that the
Fino/ Plat
City may maintain the facilities at the expense of the lot owners if the lot owners fail
Approval
to do so after receiving notice from the City. The CC&Rs shall be completed and
approved by the City prior to final plat approval.
Staff Comment: Staff recommends that the abovementioned condition be retained and
deferred to Final Plat approval.
,/ 33) All proposed street names shall be approved by the City.
34) All adjacent rights-of-way and new rights-of-way dedicated as part of the plat,
Deferred to
including streets, roads, and alleys, shall be graded ta their full width and the
Final Plat
pavement and sidewalks shall be constructed as specified in the street standards or
Approval
deferred by the CED Administrator ar his/her designee.
Staff Comment: Staff recommends that the abovementioned condition be retained and
deferred to Final Plat Approval.
-I' 35) If staff hos not already done so, staff shall assess the need for crosswalks as required
by RMC 4-7-160{8) and require crosswalks as circumstances warrant.
-I' 36} All lot corners at intersections of dedicated public rights-of-way, except alleys, shall
have minimum radius of fifteen feet {15 ').
-I' 37} Side sewer lines shall be installed eight feet (8') into each lot if sanitary sewer mains
are available, or provided with the subdivision development.
38) 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 ta be located beneath paved surfaces
-I' shall be installed, including all service connections, as approved by the Department.
Such installation shall be completed and approved prior to the application of any
surface material. Easements may be required for the maintenance and operation of
utilities as specified by the Department.
Final PUD Report