HomeMy WebLinkAboutMindy's Place Final Plat Staff Report and Exhibits LUA17-000282DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
HEX Report Mindy’s Place Final Plat LUA 17-000282, FP
A. REPORT TO THE HEARING EXAMINER
DATE: October 25, 2017
Project Name Mindy’s Place Final Plat
Owner: Lakeridge Development LLC
Address: PO Box 146, Renton, WA- 98057
Contact: Wayne Jones, Jr.
File Number: LUA17-000282, FP
Project Manager: Rohini Nair
Project Summary: Final Plat Approval for the 8-lot subdivision with 2 tracts known as Mindy’s Place. This
4.14 acre project site is located within the Residential-4 (R-4) dwelling units per acre
zoning classification. The proposed lots would range in size from 7,200 square feet to
7,767 square feet. The site contains a Category 2 wetland and Class 4 stream.
Project Location: 14020 160th Ave SE, Section 14, Township 23, Range 05
Site Area: 180,455 SF (4.14 acres)
B. EXHIBITS:
Exhibit 1: Staff Report dated October 25, 2017
Exhibit 2: HEX Preliminary Plat Decision (LUA14-000093) dated May 28, 2014
Exhibit 3: HEX Reconsideration Decision (LUA14-000093) dated June 30, 2014
Exhibit 4: Determination of Non-Significance - Mitigated (DNS-M) (LUA14-000093) dated
January 29, 2014
Exhibit 5: Conditions of Compliance Letter
Exhibit 6: Final Plat Map
Exhibit 7: Vicinity Map
Exhibit 8: Construction Plans
Exhibit 9:
Letter from GeoEngineers dated May 21, 2015
Exhibit 10:
Exhibit 11:
Letter from Reid Middleton dated September 2, 2015
Mindy’s Place Street Modification
C. FINDINGS OF FACT (FOF):
1. The applicant, Lakeridge LLC, filed a request for approval of a final plat consisting of 8 lots and 2 tracts.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
Mindy’s Place Final Plat LUA17-000282, FP
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HEX Report Mindy’s Place Final Plat LUA 17-000282, FP
2. The Environmental Review Committee (ERC), the City’s responsible State Environmental Policy Act
(SEPA) official, issued a Determination of Non-Significance – Mitigated with Mitigation Measures on
January 29, 2014 for the subject proposal.
3. Staff from various City departments are reviewing the application materials to identify compliance with
all conditions of project approval.
4. The site is located at 14020 160th Ave SE. The plat is located in Section 14, Township 23, Range 05.
5. The subject site is a 4.14 acres (180,455 square feet) parcel.
6. The Preliminary Plat (LUA14 - 000093) received approval from the City of Renton Hearing Examiner on
May 28, 2014.
7. The property is located within the R-4 zoning classification and the residential low density
comprehensive plan designation.
8. The Final Plat complies with both the Zoning Code and the Comprehensive Plan.
9. A street modification was obtained for the improvements on 162nd Ave SE. Street frontage
improvements were not required on 162nd Ave SE due to the presence of critical areas at the site
frontage.
10. The applicant submitted a Final Mitigation Plan for impacts to the Category 2 wetland and Class 4
stream (and their buffers) on site. The impacts to the critical areas and their buffers included tight-
lining of the drainage system and the pedestrian connections. The Final Mitigation Plan was submitted
to and approved by the Current Planning Project Manager prior to utility construction permit approval.
The applicant has placed fencing and signage along the buffer and shall establish a Native Growth
Protection Easement over that part of the site encompassing the stream/wetland and buffer area prior
to final plat recording.
11. The geotechnical and structural aspects of the pond wall were reviewed and approved by Geo
Engineers and their subcontractor Reid Middleton.
12. The applicant has complied with the following mitigation measures imposed by the City’s State
Environmental Policy Act (SEPA) Responsible Official, the Environmental Review Committee (ERC), on
January 29, 2014.
Compliance Environmental Review Committee (ERC) Imposed Conditions
Mitigation Measure #1 - The applicant shall be best required to record on the face of
the Preliminary Plat the maximum amount of square footage of impervious surface
allowed for each new lot if less than allowed by code if the applicant intends to
utilize the Reduced Impervious Surface Credit.
Staff Comment: The proposed impervious surface area per lot and the maximum
impervious surface area for all lots is on Sheet 3 of the Final Plat.
Mitigation Measure # 2 - The applicant shall submit a secondary review during final
engineering design that includes hydro-geotechnical evaluations for buoyancy and
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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October 25, 2017 Page 3 of 6
HEX Report Mindy’s Place Final Plat LUA 17-000282, FP
lining, structural review and wall drainage relief against potential hydrostatic
pressures. The secondary review shall be conducted by an independent reviewer
selected by the City at the applicant's expense and shall be approved by the City's
Plan Reviewer prior to engineering plan approval. Additionally, the applicant would
be required to provide due diligence in the grading and collection of drainage design
during the construction phase so that runoff and erosion does not impact the
neighboring properties.
Staff Comment: - A hydro-geotechnical evaluation was conducted for the
structural wall design. The geotechnical and structural aspects of the pond
wall were reviewed and approved by Geo Engineers and their subcontractor
Reid Middleton. The construction adhered to the Temporary Erosion Control
Plan and the Stormwater Pollution Prevention Plan, which resulted in minimal
disturbance to adjacent properties.
13. The applicant has complied with the following conditions of preliminary plat approval from the Hearing
Examiner’s Decision dated May 28, 2014:
Compliance Hearing Examiner’s Decision Imposed Conditions
Condition #1 – The applicant shall comply with the mitigation measure issued as part
of the Determination of Non Significance-for the proposal
Staff Comment: This project complied with the DNS-M mitigation measures. See
responses to FOF # 9.
Condition #2 – All proposed street names shall be approved by the City.
Staff Comment: City approved street name SE 140th Street has been added to the face
of the Final Plat Map.
Condition #3 – All lot corners at the intersections of dedicated rights-of-way, except
alleys shall have minimum radius of fifteen feet (15')
Staff Comment: The lot corners at all intersections have a radius of 15 feet.
Condition #4 – Side sewer lines shall be installed eight feet (8') into each lot if sanitary
mains are available, or provided with the subdivision development.
Staff Comment: The side sewers have been installed eight feet into each lot.
Condition #5 – 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 Department of Public Works. 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 of Public
Works.
Staff Comment: The utilities have been placed underground in accordance with this
condition.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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Condition #6 – 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 Applicant 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 applicant shall
be responsible only for conduit to serve his development. Conduit ends shall be
elbowed to final ground and capped. The cable TV company shall provide maps and
specifications to the applicant and shall inspect the conduit and certify to the City that
it is properly installed.
Staff Comment: Cable TV conduits were placed underground with basic utilities and
inspected by the city.
Condition #7 – The applicant shall install all street name signs necessary in the
subdivision prior to final plat approval.
Staff Comment: The street name signs have been installed.
Condition #8 – The applicant shall be required to demonstrate compliance with the lot
width requirement of 60' for proposed Lots 4 and 6 utilizing the lot width definition
pursuant to RMC 4-11-120. The average distance between the side lines connecting
front and rear lot lines shall be submitted to the Current Planning Project Manager
prior to construction permit approval.
Staff Comment: The applicant has demonstrated compliance with the lot width
requirement of a minimum of 60 feet for proposed Lots 4 and 6. The average distance
between the side lines connecting front and rear lot lines was submitted to and was
approved by the Current Planning Project Manager and is shown on the approved
construction plans.
Condition #9 – The applicant shall be required to submit a revised landscape plan,
depicting a 10-foot wide on-site landscape strip for all lots. The final detailed
landscape shall be submitted to and approved by the Current Planning Project
Manager prior to Final Plat recording. Such landscaping shall include a mixture of
trees, shrubs, and groundcover as approved by the Department of Community and
Economic Development.
Staff Comment: A revised landscape plan, depicting a 10-foot wide onsite landscape
strip for all lots, and meeting City requirements shall be submitted and approved by
City prior to final plat recording.
Condition #10 – The applicant shall submit a Final Mitigation Plan for impacts (tight-
lining of drainage system and pedestrian connections) to the critical areas on site or
their buffers. The Final Mitigation Plan shall be submitted to and approved by the
Current Planning Project Manager prior to utility construction permit approval. The
applicant shall also establish a Native Growth Protection Easement over that part of
the site encompassing the stream/wetland and buffer area and place fencing and
signage along the buffer.
Staff Comment: The applicant has submitted a Final Mitigation Plan for impacts (tight-
lining of drainage system and pedestrian connections) to the critical areas buffer. The
Final Mitigation Plan was approved by the Current Planning Project Manager. A
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October 25, 2017 Page 5 of 6
HEX Report Mindy’s Place Final Plat LUA 17-000282, FP
14. The applicant has complied with the following conditions of the Hearing Examiner’s Reconsideration
Decision dated June 30, 2014:
Native Growth Protection Easement has been established on the final plat. The fencing
and signage along the buffer have been installed.
Condition #11 –The applicant shall be required to provide a pedestrian connection
across the critical area to connect the development to the existing pedestrian corridor
in 162nd Ave SE as a means of pedestrian connectivity between neighborhoods. The
revised plat plan shall be submitted to, and approved by, the Current Planning Project
Manager prior to construction permit approval. Completion of the trail may be
deferred to after final plat approval for the purpose of acquiring Army Corps approval
if bonded and for time periods authorized by City staff.
Staff Comment: A pedestrian connection easement across the critical area to connect
the development to the existing pedestrian corridor at 162nd Ave SE is granted and
conveyed on the final plat. The pedestrian connection plan was approved prior to
construction plan approval by the Current Planning Project Manager and was
constructed as approved.
Condition #12 – The applicant shall be required to demonstrate safe walking conditions
for students from the subject plat to the designated bus stop at 160th Ave SE at SE 137th
Place prior to construction permit approval.
Staff Comment: A letter was provided by the Issaquah School District stating that a new
bus stop would be added at the entrance to the plat if school age children are present in
the subdivision, therefore no safe walking path for students is required to the bus stop
at 160th Ave SE at SE 137th Place.
Condition #13 – The applicant shall be required to submit a revised landscape plan,
depicting up to a 15-foot landscape buffer around the proposed drainage facility. The
revised landscape plan shall be submitted to, and approved by, the Current Planning
Project Manager prior to construction permit approval.
Staff Comment: The revised landscape plan was submitted to, and approved by the
Current Planning Project Manager prior to construction plan approval.
Condition #14 – A six foot tall cedar fence shall be installed along the southern
property line.
Staff Comment: This condition was revised in the Hearing Examiner’s Reconsideration
Decision and the Revised Condition is included as FOF#11.
Condition #15 – The water distribution system including the locations of fire hydrants
shall be designed and installed in accordance with City standards as defined by the
Department and Fire Department requirements
Staff Comment: The water system is in King County Water District 90's service area
and was constructed to their standards. Fire hydrant locations were approved by the
Renton Fire Authority.
Condition – Condition 14 of the above captioned application is revised to provide as
follows:
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
Mindy’s Place Final Plat LUA17-000282, FP
October 25, 2017 Page 6 of 6
HEX Report Mindy’s Place Final Plat LUA 17-000282, FP
D. CONCLUSIONS:
1. The subject site is located in the R-4 Zone and complies with the zoning and development standards
established with this designation. See FOF#8 in Section C of this document.
2. The Final Plat satisfies the conditions imposed by the preliminary plat process. See FOF#’s 10 and 11,
in Section C of this document.
3. The Final Plat complies with the Subdivision Regulations of Renton Municipal Code (RMC 4-7).
4. The Final Plat complies with mitigation measures required by the Environmental Review Committee
as part of the State Environmental Policy Act (SEPA) process. See FOF#9 in Section C of this
document.
E. RECOMMENDATION:
Staff recommends approval of Mindy’s Place Final Plat, File No. LUA17-000282, FP as depicted in Exhibit 6,
subject to the following conditions:
1. All plat improvements shall be constructed to the satisfaction of City staff prior to the recording of
the plat.
SUBMITTED THIS 25th DAY OF October, 2017
Condition # 14. A six foot tall cedar fence shall be installed along the southern
property line of Lot 5.
Staff Comment: A six foot tall cedar fence has been installed along the south line of
Lot 5 and Tract “B”.
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PRELIMINARY PLAT - 1
BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
RE: Mindy’s Place
Preliminary Plat
LUA14-000093
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FINAL DECISION
SUMMARY
The applicant requests preliminary plat approval and street modification for an 8- lot residential
subdivision. The preliminary plat and street modification are approved with conditions.
TESTIMONY
Ms. Rocale Timmons, Department of Community and Economic Development, stated that site is approx.
four acres in size and is zoned R4. There is a category two wetland on the site as well as a class four
stream. Topographically, the site is flat, although there is a slope with 14ft relief. The site is rectangular
in shape, is vacant, and is surrounded by single-family residences that are zoned R4. Recent approvals on
nearby sites include two preliminary plats. She submitted Exhibits 1-17 to the record. The applicant
requests preliminary plat review as well as a street modification for the subdivision of the site into eight
single-family lots and two tracks. The application was accepted for review in June, 2013, but the project
was placed on hold pending receipt of supplemental materials; the project has been taken off hold, and a
new comment period began on March 6, 2014. Staff received three comment letters. Most questions in
the letters were concerned with pedestrian access along 162nd Ave SE and drainage concerns within the
vicinity of the project. On March 24, 2014, the Environmental Review Committee for the city issued a
determination of non-significance mitigated. That included two mitigation measures primarily related to
drainage improvements on site. The applicant is required to place on the face of the preliminary plat a
Exhibit 2
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limit on the impervious surface for each less if it is less than allowed by code. Additionally, the applicant
is required to submit a secondary review during final engineering design that includes hydro-geotechnical
evaluations for the detention pond that is proposed on the site.
Ms. Timmons stated that the preliminary plat proposes eight single-family lots with two tracks; one track
is for critical areas, the other is for the drainage detention pond. The net density that the applicant
proposes is approx. two and a half dwelling units per acre. The average lot sizes range from 7200sqft to
7700sqft. Access is proposed via 160th Ave SE, and internal access is proposed via a new road that is
Road A depicted in the plan. This road terminates in a hammerhead turn around.
Ms. Timmons stated that Staff believes the proposal complies with the City’s comprehensive plan,
objectives, and policies if all conditions of approval are met. Specifically, staff looked at policy T9,
which stipulates that pedestrian pathways in residential neighborhoods be arranged as an interconnected
network, and staff recommends that a connection from the developed lots through the site to a current
pedestrian corridor needs to be built as a condition of approval. Also, the proposal complies with most of
the development standards of the R4 zoning classification; if all the recommended conditions of approval
are complied with, the proposal will meet all of the development standards. Ms. Timmons stated that an
administrative interpretation, CI45, which is Exhibit 17, eliminated a footnote that allowed for
reductions in lot sizes and dimensions for the R4 zone, which is RMC4-2-110D11. That elimination
became effective on January 23, 2014, but, since the application was submitted originally in June, 2013,
Staff believes this application should be able to utilize the footnote. The Staff Report mentions a lot
width standard of 70ft, but it is actually 60ft in this case since this proposal is able to utilize the footnote.
Also, the conceptual landscape plan does not comply with the 10ft, on-site landscape requirement, thus
Staff has recommended as a condition of approval a revised landscape plan.
Ms. Timmons stated that the proposal complies with most of the critical area regulations if all the
recommended conditions of approval are met. There is a category two wetland as well as a class four
stream on the site. The applicant does not currently propose any impacts to the site, but there is a tight-
line from the detention pond that would cross through the critical areas, and Staff has recommended a
pedestrian pathway that would cross through the critical areas. For this reason, Staff recommends that the
applicant submit a revised mitigation plan, and regulations allow for a soft surface trail in critical areas
without a variance when there is a mitigation plan. Also, the proposal complies with community asset
regulations, and it complies with the review criteria for subdivisions if all the recommended conditions of
approval are met. Specifically, RMC4-7-150E2, which Staff has already mentioned, requires that
linkages, including pedestrian paths, be provided in neighborhoods when they are able to create
interconnected networks, thus Staff has recommended as a condition of approval that a pedestrian path be
built. Further, Ms. Timmons stated that the requested street modification in the proposal meets the
objectives and the safety of the code requirements if the required pedestrian path is built.
Ms. Timmons stated that in their analysis Staff looked at the availability of public services, and the
parks, police, fire prevention, and school district staff have indicated that there are sufficient resources to
furnish services to the proposed development. To address the requirements for safe walking conditions
for students per RCW58-17-110-2, Staff recommends that the applicant demonstrate a safe walking
condition for students from the subject site to the nearby bus stop. Also, the applicant is required to
submit a certificate of water availability from water district 90, In regards to sewage, the applicant is
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PRELIMINARY PLAT - 3
providing gravity service for lots 1, 2, 3, and 6, but lots 4, 5, 7, and 8 will require pumps for sewer. Ms.
Timmons stated that the applicant submitted a preliminary drainage plan report. The applicant plans to
surround the detention pond with a fence, thus it is not necessary to have a 15ft vegetation buffer around
the pond, and Staff supports a reduction in the recommend landscape buffer for the detention pond.
In summary, Ms. Timmons stated that Staff recommends approval for the Mindy’s Place preliminary plat
subject to seven recommended conditions of approval. She noted that fencing along the detention pond is
proposed on the side where the neighbors with concerns are located. Ms. Timmons said there was a
pedestrian corridor on 162nd Ave, and it was paved to the north of the site. There is not a pedestrian
corridor on 160th Ave, but it is paved.
Applicant Testimony
Mr. Wayne Jones, Lakeridge Development, the applicant, stated that the stream on the site only runs with
water when there is a large rain event. He stated that his concern with building a trail for pedestrians on
the site was the impact that it would have on the critical areas, which to mitigate would extend the
duration of the project a great deal. Mr. Jones stated that they will replace a roughly 250ft water main on
160th Ave, which would provide water for the site as well as for some houses to the west.
Mr. Hans Korve, Lakeridge Development, stated that the code says the 15ft vegetation buffer on a
retention pond can be reduced or eliminated. They considered what it would look like to have a 15ft
vegetation buffer in addition to the planned 6ft cedar fence, and they found it would pose maintenance
issues without serving a purpose as far as obscuring the pond from view, thus they proposed to staff that
they eliminate the buffer. They will put in a 6ft cedar fence, however. Mr. Korve submitted documents
titled Preliminary Plat Mindy’s Place Lot Width/Setbacks to the record, and they were admitted as
Exhibit 18.
Public Testimony
Mr. Jerry Smith stated that he owns the property directly south of the site, and he wants a fence that
separates the project from his property; this would mean fencing along lot 5 in the project. He stated that
he has nothing against the development, and he does not have a problem with it. His problem is with the
storm water, and he wrote letters that expressed that concern. Primarily, he is concerned that they will
dump the water from the pond into what they call a class four stream, which means essentially that they
will dump water onto his property via the ditch on 160th Ave. He stated that multiple ponds on 160th
Ave dump water onto his property already, and now this proposal plans to dump water onto his property
too according to page 3 in the Staff Report. Mr. Smith stated that he did not see why they could not run
the water out to 162nd Ave where there is a pond rather than onto 160th Ave where it ends up on his
property. He pays taxes for his property, but he cannot sell it; developers tell him there is too much water
running onto it. Mr. Smith submitted to the record two photographs of the flood on his property to the
record, and they were admitted to the record as Exhibit 19.
Staff Rebuttal
Ms. Timmons submitted to the record a King County drainage investigation report from March, 2006,
and it was admitted to the record as Exhibit 20. Ms. Timmons stated that class four streams are
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intermittent streams, which means they do not necessarily have to have water in them throughout the year
to be classified as a stream. Exhibit 5 classifies the stream on site as a class four stream. Ms. Timmons
stated that, to clarify for the record, Mr. Smith’s letter is Exhibit 11.
Mr. Steve Lee, Development Engineering Manager, stated that the submitted information for a
preliminary plat complies with RMC4-6-030, which is the drainage manual for the city. The drainage for
the site flows to the pond before it is discharged towards 162nd Ave. This project proposes walls within
the drainage pond, and a secondary review will be conducted for that since it will play into the overall
design of the pond. Mr. Lee stated that the pond is designed to mimic the forested conditions at the site
before development, thus the flow rate on the site will not increase with development. The Hearing
Examiner asked there could not be an increase in the overflow from the pond due to the impervious
surfaces that would come with development. The change between the two conditions is the attenuation.
Attenuation is the rate at which it perks into the ground. The pond does store the volume of release from
the site. There is no infiltration at this point. After this development is finished, the amount of water
flowing across the property will be the same. The one change will be the rate at which the water enters
the wetlands. This requires a review. In regard to 160th Ave, the water flows north to south, enters into
a ditch, and eventually reaches Mr. Smith’s property. It is an existing conditions problem, and, the
topography causes the water to flow into Mr. Smith’s property. It is a potential Public Works issue.
This condition will not be exacerbated by the new development. The frontage improvements to 160th
will result in the water maintaining its present course. As part of the requirements for the pond, for any
volume increase from areas the applicant cannot detain into the pond, the pond will be upsized to
accommodate the runoff that would normally occur. Some of the runoff from the 160th Ave
improvements will go into the pond. The street and subdivision improvements will not cause an increase
in water.
Under questioning by Mr. Smith, Mr. Lee stated that water will run continuously longer, but at a
controlled rate of discharge. The new drainage manual attempts to mimic discharges for peaks and
volumes which is termed a durational analysis. Ponds are larger and orifices are smaller under the new
guidelines.
Under questioning by the Hearing Examiner, Mr. Lee testified that, on the forested area at the western
portion of the property, the water that is infiltrated will ultimately go to the wetland on the eastern
portion. The water goes through the soils and acts as interflow, but eventually reaches the eastern
wetland. The other developments such as Liberty Garden also discharge to the wetland at its existing
conditions prior to development.
Ms. Timmons noted that the previous new developments are on the other side of 160th SE. As part of
those developments, drainage improvements were required. These improvements are on the western side
of the un-improved 162nd Ave SE. Page 10 of Exhibit 8 notes these downstream improvements which
have been completed specifically at the circle point on 144th and 162nd Ave SE. Both those preliminary
plats (Cavalla and Liberty Gardens) comply with King County Surface Water Manuals. Staff cannot
comment on all of the new developments because this area was recently annexed from King County.
Under questioning by the Hearing Examiner, Mr. Lee postulated that the reason stormwater has
increased on Mr. Smith’s property could be changes in groundwater conditions. He does not believe it is
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the new developments causing the problems because these developments are on the east side of 162nd
Ave SE.
Ms. Timmons stated that the City recommends broadening the scope of the independent secondary
review of the off-site drainage if the applicant would be willing to do so. Additionally, in regard to the
critical area and pedestrian crossing, staff had previously stated a variance would not be necessary, but,
upon further review, the applicant will need to submit a variance request. Staff would be supportive of
such a variance upon Hearing Examiner approval.
Vanessa Dolbee, planner, stated that there is a new exception in the code that allows new trails through
wetland provided the trail is in compliance with trail construction under the SMP regulations. Staff
would not object to requiring Army Corps approval for the trail.
Applicant Rebuttal
Mr. Jones testified that the water from 160th is the biggest problem with this application. From the
160th side, all of the water will be directed into the drainage pond. The outfall for the pond is the
wetland area. The wetlands area in the SE extends onto Mr. Smith’s property, but this area has been a
wetlands for a long period. The project does not add water to 160th.
Mr. Korve stated that the water from the wetlands did affect the Liberty Gardens project. The water
crosses 162nd Ave and travels onto the Liberty Gardens property. None of the water from Liberty
Gardens could flow to Mr. Smith’s property. The water should freely move beyond Mr. Smith’s
property. In regard to Mr. Smith’s request for a fence and buffer, the applicant is happy to construct a
cedar fence all the way around the property. He provided an elevation drawing depicting a fence
(Exhibit 21). However, with the landscaping requirement beyond the chain-link fence, this creates a No
Man’s Land between the two fences, and a difficult situation in regard to maintenance. The applicant
believes the landscaping is repetitive. The cedar fencing would extend along the length of lot 5.
Public Testimony
Mr. Smith noted that he has no problem with no landscaping between the two fences. He reiterated his
concerns that the water will go from the detention pond and onto his property.
EXHIBITS
Exhibits 1-17 listed on page 2 of the May 13, 2014 Staff Report, in addition to the Staff Report itself
(Ex. 1), were admitted into evidence during the public hearing. Additional exhibits admitted during the
hearing are the following:
Exhibit 18 Preliminary Plat Mindy’s Place Lot Width/Setbacks
Exhibit 19 photographs of the flooding on Mr. Smith’s property
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Exhibit 20 King County drainage investigation report from 2006
Exhibit 21 depiction of site with cedar fence
FINDINGS OF FACT
Procedural:
1. Applicant. See Exhibit 7 – List of Owners.
2. Hearing. The Examiner held a hearing on the subject application on May 13, 2014 in the City
of Renton Council City Chambers.
3. Project Description. The applicant is requesting preliminary plat approval for the subdivision of
the 4.14 acre parcel into 8 lots for the future construction of single family residences and two tracts for
critical areas and drainage. The site is currently vacant. The project site is located within the
Residential - 4 (R-4) dwelling units per acre zoning classification. The proposed lots would have a lot
size ranging from 7,200 square feet to 7,733 square feet. Access to all lots would be provided via
private driveways from a new proposed public road (Road ‘A’) extended from 160th Ave SE which
terminates in a hammerhead turn-around. The applicant is requesting a street modification, from RMC
4-4-060, in order reduce the width of the hammerhead turnaround to 20 feet and eliminate frontage
improvements along 162nd Ave SE. The site contains a Category 2 wetland and Class 4 stream.
4. Adequacy of Infrastructure/Public Services. The project will be served by adequate
infrastructure and public services as follows:
A. Water and Sewer Service. This site is located in the Water District 90 water service
boundary. Sewer service will be provided by the City of Renton. A water availability
certificate is required from Water District 90. There are existing sewer mains on both 160th
Ave SE and 162nd Ave SE.
B. Police and Fire Protection. Police and Fire Prevention staff indicate that sufficient resources
exist to furnish services to the proposed development; subject to the provision of Code
required improvements and fees. A fire impact fee, based on new single family lots, will be
required in order to mitigate the proposal’s potential impacts to City emergency services.
The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee
is assessed at $488.00 per single family residence.
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C. Drainage. The proposal provides for adequate stormwater drainage facilities. The site is
located within the Lower Cedar River Basin of the Cedar River. The site slopes to east to a
low point near the center of the property where it generally drains to the south/southeast.
The site received surface water runoff from approximately 10 acres of off-site property to the
north. Stormwater enters the site via sheet flow along the northern property line and
presently discharges as an intermittent Class 4 stream near the southeast of the property.
The stream then travels across the 162nd Ave SE right-of-way onto the Liberty Gardens plat
(LUA08-093). The water then continues to flow south and then enters back into the 162nd
Ave SE right-of-way where it is collected in an 18-inch pipe. The pipe is conveyed under the
newly constructed sewer access road in 162nd Ave SE and then empties into a stormwater
pond at the intersection of 162nd Ave SE and SE 144th St.
The applicant submitted a Preliminary Drainage Report prepared by Daley-Morrow-Poblete,
Inc., dated March 25, 2013 (Exhibit 8). The report states that the runoff from the proposed
project would be collected and conveyed by a catch basin/pipe network to a detention pond
on the southern edge of the developed area. The proposed facility would then discharge into
the onsite stream. The storm pond is designed per the 2009 King County Surface Water
Design Manual as amended by the City of Renton.
The report states that the project should not pose significant negative impacts to the
downstream drainage course and all core and six special requirements are contained in the
report. However, staff received comments, from surrounding property owners, with respect
to drainage concerns for the proposal and the surrounding areas (Exhibits 9, 10, 11). There
have also been identified existing drainage problems in the area and the potential for the
proposal to aggravate existing or create new drainage problems. The applicant is proposing
to include a pond wall of approximately 4-feet in height with flow control staging against the
wall. However, due to potential seepage in and out of the pond, additional secondary review
is required per the Determination of Non-Significance- Mitigated (DNS-M) during final
engineering design that includes hydro-geotechnical evaluations for buoyancy and lining,
structural review and wall drainage relief against potential hydrostatic pressures (Exhibit
13). The secondary review will be required to be conducted by an independent reviewer
selected by the City at the applicant’s expense and shall be approved by the City’s Plan
Reviewer prior to engineering plan approval. Additionally, the applicant would be required
to be provide due diligence in the grading and collection of drainage design during the
construction phase so that runoff and erosion does not impact the neighboring properties.
The applicant should take note that the drainage report states that the permeability of the site
soils will not meet the standards for infiltration and as a result the drainage report
recommends limiting the impervious surface to 49.5% of the site in order to receive the
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Reduced Impervious Surface Credit. Therefore the Determination of Significance –
Mitigated (DNS-M) included a mitigation measure requiring the applicant to record on the
face of the Preliminary Plat the maximum amount of square footage of impervious surface
allowed for each new lot if less than allowed by code if the applicant intends to utilize the
Reduced Impervious Surface Credit (Exhibit 13).
Finally, an existing administrative interpretation requires all drainage facilities be required
to maintain up to a 15-foot vegetated buffer around drainage pond facilities (Exhibit 12).
Therefore, staff recommends as a condition of approval the applicant be required to submit a
revised landscape plan, depicting up to a 15-foot landscape buffer around the proposed
drainage facility. The revised landscape plan shall be submitted to, and approved by, the
Current Planning Project Manager prior to construction permit approval.
Some compelling testimony was provided by Gerald Smith on concerns that the proposal
will drain onto his property. Mr. Smith submitted several photographs, Ex. 19, showing
extensive flooding on his property. Mr. Smith testified that this flooding has been
exacerbated since the approval of the Liberty Gardens and Cavella developments. However,
Mr. Lee, an engineer from the Public Works Department, testified that the proposal will not
increase any stormwater runoff from the project site. Currently, all stormwater at the site
runs or infiltrates to the on-site pond. The stormwater system required of the applicant will
continue to direct all stormwater to the wetland. Waters will be retained in a detention pond
that is designed to release water at the same rate as pre-development (actually forested)
conditions. The staff report and applicant testimony also establish that stormwater flows
from Liberty Gardens and Cavella don’t cross the Smith property, but rather flow to the east
and south of his property to a stormwater pond at the intersection of 162nd Ave SE and SE
144th St. For these reasons, it is determined that the proposal will not add to the flooding
problem on the Smith property.
D. Parks/Open Space. City ordinances require the payment of park impact fees prior to
building permit issuance. RMC 4-2-115, which governs open space requirements for
residential development, does not have any specific requirements for open space for
residential development in the R-4 district. The impact fees provide for adequate parks and
open space.
E. Streets. The proposal provides for adequate streets. Access to the plat is proposed via
160th Ave SE via a new curb cut, proposed to be improved as part of the plat improvements.
Internal access is proposed via a new limited residential access road (Road A) which
terminates in a hammerhead turnaround. The City’s public works staff has reviewed the
proposed street improvements and traffic impacts and found that with staff recommended
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conditions of approval that the proposal provides for adequate streets and is consistent with
all City requirements, excluding the street modification approved by this decision. There is
no evidence to the contrary.
F. Parking. Sufficient area exists, on each lot, to accommodate required off street parking for a
minimum of two vehicles per dwelling unit as required by City code.
G. Schools. It is anticipated that the Issaquah School District can accommodate any additional
students generated by this proposal at the following schools: Briarwood Elementary (1.51
miles from the subject site), Maywood Middle School (0.75 miles from the subject site) and
Liberty High School (1.49 miles from the subject site). RCW 58.17.110(2) provides that no
subdivision be approved without making a written finding of adequate provision made for
safe walking conditions for students who walk to and from school. While the designated
schools are located within a close proximity of the subject site future students are designated
to be transported to school via bus. The bus stop for all three schools would be located at
160th Ave SE at SE 137th Place (Exhibit 15). It appears there are not designated walkways
for portions of 160th Ave SE between the subject site and the designated bus stop.
Therefore, staff recommends as a condition of approval the applicant be required to
demonstrate safe walking conditions for students from the subject plat to the designated bus
stop at 160th Ave SE at SE 137th Place prior to construction permit approval. This may
include a dedicated shoulder, curb, or some other alternative as determined by the Current
Planning Division.
Additionally, staff has recommended the applicant be required to provide a pedestrian
connection across the critical area to connect the development to the existing pedestrian
corridor in 162nd Ave SE as a means of pedestrian connectivity between neighborhoods (see
discussion above under Compliance with Subdivision Regulations). This pedestrian
connection would also potentially serve to further comply with the safe routes to school
program by providing walking alternatives to schools within the vicinity of the subject site.
A School Impact Fee, based on new single family lots, will also be required in order to
mitigate the proposal’s potential impacts to Issaquah School District. The fee is payable to
the City as specified by the Renton Municipal Code. Currently the fee is assessed at
$5,730.00 per single family residence.
5. Adverse Impacts. There are no adverse impacts associated with the proposal. Adequate public
facilities and drainage control are provided as determined in Finding of Fact No. 4. The proposal
involves single-family housing at a density that is only 2.5 dwelling units per acre, which is a lower
density than that allowed for surrounding development. The applicant also proposes to place a cedar
fence along the western side of the property. Consequently, there are no issues of compatibility with
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surrounding development. Tree retention will also help maintain compatibility. The proposal is
designed to comply with the City’s tree retention requirements. The eastern portion of the site is covered
with dense trees and shrubs. The west is more sparsely vegetated and includes a cleared area where a
home once stood. There are a total of 354 trees located on site of which 45 trees are proposed to be
retained outside of the critical area and its buffer (Exhibit 3). The applicant is required to retain 30
percent of the trees located on site that are not located within critical areas, proposed rights-of-way and
access easements. Of the 354 trees located on site 207 trees would be excluded from the tree retention
requirements. Therefore, the applicant would be required to retain at least 41 trees on site. The
applicant has proposed to retain 45 trees outside of the critical areas and their buffers and therefore
complies with the code (Exhibit 3).
Other than public infrastructure and compatibility, the only remaining adverse impact potentially
associated with the project is critical areas. The proposal will not adversely affect any critical areas.
The applicant submitted a Critical Areas Report, prepared by Sewell Wetland Consulting, Inc. (dated
February 18, 2013), identifying a portion of a Category 2 wetland located on the subject site (Exhibit
5). Additionally, a Class 4 stream enters the wetland from the north. The stream and wetland are the
only critical areas located at the project site. The stream passes in a culvert through approximately half
of the site flowing south and exits the site at the southeast. Category 2 wetlands are required to have a
50-foot buffer measured from the wetland edge. The Class 4 stream is required to maintain a 35-foot
buffer which is fully encompassed by the wetland buffer. The report states there are no impacts to the
critical areas proposed on site.
No portion of the proposal will encroach into the stream or wetland buffers except for drainage
discharge from the project’s storwater system and a pedestrian trail connection recommended by staff.
Trails are permitted in the outer edge of the buffer pursuant to RMC4-3-050M. Critical area impacts
are likely as part of proposed tight lining of the drainage on site and to provide recommended pedestrian
connectivity to the 162nd Ave SE corridor. The applicant will be required to comply with RMC 4-3-
050 Critical Areas regulations to mitigate for any impacts permitted to the wetland buffer. As a
condition of approval, the applicant shall submit a final mitigation plan for impacts (tight-lining of
drainage system and pedestrian connections) to the critical areas on site or their buffers. The final
mitigation plan shall be submitted to and approved by the Current Planning Project Manager prior to
utility construction permit approval.
Conclusions of Law
1. Authority. RMC 4-7-020(C) and 4-7-050(D)(5) provide that the Hearing Examiner shall hold a
hearing and issue a final decision on preliminary plat applications.
2. Zoning/Comprehensive Plan Designations. The subject property is zoned Residential 4 dwelling
units per net acre (R-4). The comprehensive plan map land use designation is Residential Low Density
(RLD).
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3. Review Criteria. Chapter 4-7 RMC governs the criteria for subdivision review. Applicable
standards are quoted below in italics and applied through corresponding conclusions of law.
RMC 4-7-080(B): A subdivision shall be consistent with the following principles of acceptability:
1. Legal Lots: Create legal building sites which comply with all provisions of the City Zoning Code.
2. Access: Establish access to a public road for each segregated parcel.
3. Physical Characteristics: Have suitable physical characteristics. A proposed plat may be denied
because of flood, inundation, or wetland conditions. Construction of protective improvements may
be required as a condition of approval, and such improvements shall be noted on the final plat.
4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water
supplies and sanitary wastes.
4. As to compliance with the Zoning Code, Finding 19(2) of the staff report is adopted by reference
as if set forth in full, except for any conclusions implied or express that staff may amend the Zoning
Code by administrative interpretation. As depicted in the plat map, Ex. 2, each proposed lot will directly
access a public Road, Road A. As determined in Finding of Fact No. 4 and 5, the project is adequately
designed to prevent any impacts to critical areas and will not cause flooding problems. As determined in
Finding of Fact No. 4, the proposal provides for adequate public facilities.
5. RMC 4-7-080(I)(1): …The Hearing Examiner shall assure conformance with the general
purposes of the Comprehensive Plan and adopted standards…
6. The proposed preliminary play is consistent with the Renton Comprehensive Plan as outlined in
Finding 19(2) of the staff report, which is incorporated by this reference as if set forth in full.
RMC 4-7-120(A): No plan for the replatting, subdivision, or dedication of any areas shall be
approved by the Hearing Examiner unless the streets shown therein are connected by surfaced road
or street (according to City specifications) to an existing street or highway.
7. Road A will connect to 160th Ave SE
RMC 4-7-120(B): The location of all streets shall conform to any adopted plans for streets in the
City.
8. The City’s adopted street plans are not addressed in the staff report or anywhere else in the
administrative record. However, the only other street connection possible for the proposal would be to
162 Ave SE, which would require the construction of a road through a Category 2 wetland and/or its
buffer. The criterion quoted above must be construed as met since the proposal conforms to the City’s
street plan to the extent possible without violating the City’s critical area standards.
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RMC 4-7-120(C): If a subdivision is located in the area of an officially designed [sic] trail,
provisions shall be made for reservation of the right-of-way or for easements to the City for trail
purposes.
9. The only trail in the area that could potentially qualify as a “designated” trail is on the adjoining
Cavalla plat. The conditions of approval require a trail linkage to this trail. The criterion is met.
RMC 4-7-130(C): A plat, short plat, subdivision or dedication shall be prepared in conformance
with the following provisions:
1. Land Unsuitable for Subdivision: Land which is found to be unsuitable for subdivision includes
land with features likely to be harmful to the safety and general health of the future residents (such
as lands adversely affected by flooding, steep slopes, or rock formations). Land which the
Department or the Hearing Examiner considers inappropriate for subdivision shall not be
subdivided unless adequate safeguards are provided against these adverse conditions.
a. Flooding/Inundation: If any portion of the land within the boundary of a preliminary plat is
subject to flooding or inundation, that portion of the subdivision must have the approval of the State
according to chapter 86.16 RCW before the Department and the Hearing Examiner shall consider
such subdivision.
b. Steep Slopes: A plat, short plat, subdivision or dedication which would result in the creation of a
lot or lots that primarily have slopes forty percent (40%) or greater as measured per RMC 4-3-
050J1a, without adequate area at lesser slopes upon which development may occur, shall not be
approved.
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3. Land Clearing and Tree Retention: Shall comply with RMC 4-4-130, Tree Retention and Land
Clearing Regulations.
4. Streams:
a. Preservation: Every reasonable effort shall be made to preserve existing streams, bodies of water,
and wetland areas.
b. Method: If a stream passes through any of the subject property, a plan shall be presented which
indicates how the stream will be preserved. The methodologies used should include an overflow
area, and an attempt to minimize the disturbance of the natural channel and stream bed.
c. Culverting: The piping or tunneling of water shall be discouraged and allowed only when going
under streets.
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d. Clean Water: Every effort shall be made to keep all streams and bodies of water clear of debris
and pollutants.
10. The land is suitable for a subdivision as the stormwater design assures that it will not contribute
to flooding and development will not encroach into critical areas except as authorized by the City’s
critical area regulations. No piping or tunneling of streams is proposed. Trees will be retained as
required by RMC 4-4-130 as determined in Finding of Fact No. 5. The on-site stream will be protected
by the critical area buffer that applies to it. The City’s stormwater regulations provide for adequate
protection of water quality for the on-site stream and wetlands.
RMC 4-7-140: Approval of all subdivisions located in either single family residential or multi-
family residential zones as defined in the Zoning Code shall be contingent upon the subdivider’s
dedication of land or providing fees in lieu of dedication to the City, all as necessary to mitigate the
adverse effects of development upon the existing park and recreation service levels. The
requirements and procedures for this mitigation shall be per the City of Renton Parks Mitigation
Resolution.
11. City ordinances require the payment of park impact fees prior to building permit issuance.
RMC 4-7-150(A): The proposed street system shall extend and create connections between existing
streets unless otherwise approved by the Public Works Department. Prior to approving a street
system that does not extend or connect, the Reviewing Official shall find that such exception shall
meet the requirements of subsection E3 of this Section. The roadway classifications shall be as
defined and designated by the Department.
12. The internal road, Road A, does not connect to 162 Ave. This is justified in subsection E3 in
order to avoid encroachment into the wetlands and stream of the site.
RMC 4-7-150(B): All proposed street names shall be approved by the City.
13. As conditioned.
RMC 4-7-150(C): Streets intersecting with existing or proposed public highways, major or
secondary arterials shall be held to a minimum.
14. There is no intersection with a public highway or major or secondary arterial.
RMC 4-7-150(D): The alignment of all streets shall be reviewed and approved by the Public Works
Department. The street standards set by RMC 4-6-060 shall apply unless otherwise approved. Street
alignment offsets of less than one hundred twenty five feet (125') are not desirable, but may be
approved by the Department upon a showing of need but only after provision of all necessary safety
measures.
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15. As determined in Finding of Fact 4, the Public Works Department has reviewed and approved
the adequacy of streets, which includes compliance with applicable street standards. .
RMC 4-7-150(E):
1. Grid: A grid street pattern shall be used to connect existing and new development and shall be the
predominant street pattern in any subdivision permitted by this Section.
2. Linkages: Linkages, including streets, sidewalks, pedestrian or bike paths, shall be provided
within and between neighborhoods when they can create a continuous and interconnected network
of roads and pathways. Implementation of this requirement shall comply with Comprehensive Plan
Transportation Element Objective T-A and Policies T-9 through T-16 and Community Design
Element, Objective CD-M and Policies CD-50 and CD-60.
3. Exceptions:
a. The grid pattern may be adjusted to a “flexible grid” by reducing the number of linkages or the
alignment between roads, where the following factors are present on site:
i. Infeasible due to topographical/environmental constraints; and/or
ii. Substantial improvements are existing.
4. Connections: Prior to adoption of a complete grid street plan, reasonable connections that link
existing portions of the grid system shall be made. At a minimum, stub streets shall be required
within subdivisions to allow future connectivity.
5. Alley Access: Alley access is the preferred street pattern except for properties in the Residential
Low Density land use designation. The Residential Low Density land use designation includes the
RC, R-1, and R-4 zones. Prior to approval of a plat without alley access, the Reviewing Official shall
evaluate an alley layout and determine that the use of alley(s) is not feasible…
6. Alternative Configurations: Offset or loop roads are the preferred alternative configurations.
7. Cul-de-Sac Streets: Cul-de-sac streets may only be permitted by the Reviewing Official where due
to demonstrable physical constraints no future connection to a larger street pattern is physically
possible.
16. As previously discussed, a through connection by Road A to 162 Ave is not feasible due to the
presence of a wetland and stream on-site. Consequently, the proposed hammerhead intersection is
justified due to environmental constraints as authorized by subsection E(3) above. With the trail
linkage to the Cavella trail required by the conditions of approval, the proposal provides for adequate
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linkage of all pedestrian and vehicular facilities as required by the criteria above. Alley access is not
required because the property is Residential Low Density. The criterion above is met.
RMC 4-7-150(F): All adjacent rights-of-way and new rights-of-way dedicated as part of the plat,
including streets, roads, and alleys, shall be graded to their full width and the pavement and
sidewalks shall be constructed as specified in the street standards or deferred by the
Planning/Building/Public Works Administrator or his/her designee.
17. As proposed except for the street modification approved by this decision.
RMC 4-7-150(G): Streets that may be extended in the event of future adjacent platting shall be
required to be dedicated to the plat boundary line. Extensions of greater depth than an average lot
shall be improved with temporary turnarounds. Dedication of a full-width boundary street shall be
required in certain instances to facilitate future development.
18. There are no further street extensions possible for the proposed subdivision due to the presence
of critical areas.
RMC 4-7-170(A): Insofar as practical, side lot lines shall be at right angles to street lines or radial
to curved street lines.
19. As depicted in Ex. 2, the side lines are in conformance with the requirement quoted above.
RMC 4-7-170(B): Each lot must have access to a public street or road. Access may be by private
access easement street per the requirements of the street standards.
20. As previously determined, each lot has access to a public street.
RMC 4-7-170(C): The size, shape, and orientation of lots shall meet the minimum area and width
requirements of the applicable zoning classification and shall be appropriate for the type of
development and use contemplated. Further subdivision of lots within a plat approved through the
provisions of this Chapter must be consistent with the then-current applicable maximum density
requirement as measured within the plat as a whole.
21. As previously determined, the proposed lots comply with the zoning standards of the R-4 zone,
which includes area, width and density.
RMC 4-7-170(D): Width between side lot lines at their foremost points (i.e., the points where the
side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of
the required lot width except in the cases of (1) pipestem lots, which shall have a minimum width of
twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which
shall be a minimum of thirty five feet (35').
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22. As shown in Ex. 2, the requirement is satisfied.
RMC 4-7-170(E): All lot corners at intersections of dedicated public rights-of-way, except alleys,
shall have minimum radius of fifteen feet (15').
23. As conditioned.
RMC 4-7-190(A): Due regard shall be shown to all natural features such as large trees,
watercourses, and similar community assets. Such natural features should be preserved, thereby
adding attractiveness and value to the property.
24. The on-site wetland and stream is set-aside from the developed portion of the subdivision. The
criteria above is met.
RMC 4-7-200(A): Unless septic tanks are specifically approved by the Public Works Department
and the King County Health Department, sanitary sewers shall be provided by the developer at no
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.
25. As conditioned.
RMC 4-7-200(B): An adequate drainage system shall be provided for the proper drainage of all
surface water. Cross drains shall be provided to accommodate all natural water flow and shall be of
sufficient length to permit full-width roadway and required slopes. The drainage system shall be
designed per the requirements of RMC 4-6-030, Drainage (Surface Water) Standards. The drainage
system shall include detention capacity for the new street areas. Residential plats shall also include
detention capacity for future development of the lots. Water quality features shall also be designed
to provide capacity for the new street paving for the plat.
26. The proposal provides for adequate drainage that is in conformance with applicable City drainage
standards as determined in Finding of Fact No. 4. The City’s stormwater standards, which are
incorporated into the technical information report and will be further implemented during civil plan
review, ensure compliance with all of the standards in the criterion quoted above.
RMC 4-7-200(C): The water distribution system including the locations of fire hydrants shall be
designed and installed in accordance with City standards as defined by the Department and Fire
Department requirements.
27. As conditioned.
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RMC 4-7-200(D): All utilities designed to serve the subdivision shall be placed underground. Any
utilities installed in the parking strip shall be placed in such a manner and depth to permit the
planting of trees. Those utilities to be located beneath paved surfaces 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.
28. As conditioned.
RMC 4-7-200(E): 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 subdivider
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.
29. As conditioned.
RMC 4-7-210:
A. MONUMENTS:
Concrete permanent control monuments shall be established at each and every controlling corner of
the subdivision. Interior monuments shall be located as determined by the Department. All surveys
shall be per the City of Renton surveying standards.
B. SURVEY:
All other lot corners shall be marked per the City surveying standards.
C. STREET SIGNS:
The subdivider shall install all street name signs necessary in the subdivision.
30. As conditioned.
Street Modification
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The existing unimproved right of way width in 162nd Ave SE is 60 feet. City code requires street
improvements along all frontages. Due to existing critical areas which encumber the right-of-way the
applicant has requested a street modification to eliminate the required landscape planter and sidewalk
behind the curb. Additionally, the modification includes a request to not extend frontage improvements past
the proposed access street (SE 140th St) of the Liberty Gardens Plat (LUA08-093) across 162nd Ave SE.
Section 4-4-080.F.10.d allows modifications from the street standards for individual cases, provided the
modification meets the following criteria (pursuant to RMC 4-9-250.D.2):
a. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering
judgment; and
b. Will not be injurious to other property(ies) in the vicinity; and
c. Conform to the intent and purpose of the Code; and
d. Can be shown to be justified and required for the use and situation intended; and
e. Will not create adverse impacts to other property(ies) in the vicinity.
The applicant contends that the presence and protection of critical areas located within the 162nd Ave SE
right of way would be better served if the proposal does not include full street improvements along the
frontage of the site. Staff concurs the requested modification meets the objective and safety of the code
requirements if the required pedestrian path, across the critical area is provided to connect the development
to the existing pedestrian corridor in 162nd Ave SE (see discussion below). The absence of street
improvements would not be injurious to the surrounding property owners and can be shown to be justified
for the situation intended. Therefore, staff is in support of the requested modification. The staff’s factual
determinations on this issue are supported by the record and are uncontested. Further, there are no
sidewalks that the proposal could connect to on 162nd Ave SE and no connections are reasonably anticipated
in the future. For these reasons, the requested modification is approved.
DECISION
The proposed preliminary plat and street modification as depicted in Ex. 2 and described in this decision
is approved, subject to the following conditions:
1. The applicant shall comply with mitigation measures issued as part of the Mitigated
Determination of Non-Significance for the proposal.
2. All proposed street names shall be approved by the City.
3. All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have
minimum radius of fifteen feet (15').
4. Side sewer lines shall be installed eight feet (8') into each lot if sanitary sewer mains are
available, or provided with the subdivision development.
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PRELIMINARY PLAT - 19
5. 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 Department of Public Works. 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 of Public
Works.
6. 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
Applicant 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
applicant 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 applicant and shall inspect the conduit and certify to the City that it is
properly installed.
7. The applicant shall install all street name signs necessary in the subdivision prior to final plat
approval.
8. The applicant shall be required to demonstrate compliance with the lot width requirement of 70
for proposed Lots 4 and 6 utilizing the lot width definition pursuant to RMC 4-11-120. The
average distance between the side lines connecting front and rear lot lines shall be submitted to
the Current Planning Project Manager prior to construction permit approval.
9. The applicant shall be required to submit a revised landscape plan, depicting a 10-foot wide on-
site landscape strip for all lots. The final detailed landscape shall be submitted to and approved
by the Current Planning Project Manager prior to Final Plat recording. Such landscaping shall
include a mixture of trees, shrubs, and groundcover as approved by the Department of
Community and Economic Development.
10. The applicant shall submit a Final Mitigation Plan for impacts (tight-lining of drainage system
and pedestrian connections) to the critical areas on site or their buffers. The Final Mitigation
Plan shall be submitted to and approved by the Current Planning Project Manager prior to utility
construction permit approval. The applicant shall also establish a Native Growth Protection
Easement over that part of the site encompassing the stream/wetland and buffer area and place
fencing and signage along the buffer.
60 Scrivener's errorcorrection authorized byHearing Examiner5/29/14
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PRELIMINARY PLAT - 20
11. The applicant shall be required to provide a pedestrian connection across the critical area to
connect the development to the existing pedestrian corridor in 162nd Ave SE as a means of
pedestrian connectivity between neighborhoods. The revised plat plan shall be submitted to, and
approved by, the Current Planning Project Manager prior to construction permit approval.
Completion of the trail may be deferred to after final plat approval for the purpose of acquiring
Army Corps approval if bonded and for time periods authorized by City staff.
12. The applicant shall be required to demonstrate safe walking conditions for students from the
subject plat to the designated bus stop at 160th Ave SE at SE 137th Place prior to construction
permit approval.
13. The applicant shall be required to submit a revised landscape plan, depicting up to a 15-foot
landscape buffer around the proposed drainage facility. The revised landscape plan shall be
submitted to, and approved by, the Current Planning Project Manager prior to construction
permit approval.
14. A six foot tall cedar fence shall be installed along the southern property line.
15. The water distribution system including the locations of fire hydrants shall be designed and
installed in accordance with City standards as defined by the Department and Fire Department
requirements.
DATED this 28th day of May, 2014.
City of Renton Hearing Examiner
Appeal Right and Valuation Notices
RMC 4-8-110(E)(9) provides that the final decision of the hearing examiner is subject to appeal to the
Renton City Council. RMC 4-8-110(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 4-8-110(E)(8) and RMC 4-8-100(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.
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PRELIMINARY PLAT - 21
Affected property owners may request a change in valuation for property tax purposes notwithstanding
any program of revaluation.
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PRELIMINARY PLAT - 19
5. 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 Department of Public Works. 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 of Public
Works.
6. 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
Applicant 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
applicant 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 applicant and shall inspect the conduit and certify to the City that it is
properly installed.
7. The applicant shall install all street name signs necessary in the subdivision prior to final plat
approval.
8. The applicant shall be required to demonstrate compliance with the lot width requirement of 70
for proposed Lots 4 and 6 utilizing the lot width definition pursuant to RMC 4-11-120. The
average distance between the side lines connecting front and rear lot lines shall be submitted to
the Current Planning Project Manager prior to construction permit approval.
9. The applicant shall be required to submit a revised landscape plan, depicting a 10-foot wide on-
site landscape strip for all lots. The final detailed landscape shall be submitted to and approved
by the Current Planning Project Manager prior to Final Plat recording. Such landscaping shall
include a mixture of trees, shrubs, and groundcover as approved by the Department of
Community and Economic Development.
10. The applicant shall submit a Final Mitigation Plan for impacts (tight-lining of drainage system
and pedestrian connections) to the critical areas on site or their buffers. The Final Mitigation
Plan shall be submitted to and approved by the Current Planning Project Manager prior to utility
construction permit approval. The applicant shall also establish a Native Growth Protection
Easement over that part of the site encompassing the stream/wetland and buffer area and place
fencing and signage along the buffer.
60 Scrivener's errorcorrection authorized byHearing Examiner5/29/14
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PRELIMINARY PLAT - 1
BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
RE: Mindy’s Place
Preliminary Plat
LUA14-000093
)))))))))
RECONSIDERATION DECISION
A request for reconsideration from the applicant dated June 9, 2014 on the wording of
two permit conditions was forwarded to the examiner on June 23, 2014. The request to
modify Condition No. 11 is unnecessary, since the condition does not suggest or imply
that Army Corps approval is required, but allows plat improvements to be deferred if
necessary to acquire Army Corps approval. The request to modify Condition 14 is
granted, since the fencing is only necessary to protect the adjoining Smith property
from the developed portion of the subdivision and Mr. Smith himself only requested
fencing along Lot 5.
DECISION
Condition 14 of the above-captioned application is revised to provide as follows:
14. A six foot tall cedar fence shall be installed along the southern property line of Lot 5.
DATED this 30th day of June, 2014.
Exhibit 3
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PRELIMINARY PLAT - 2
City of Renton Hearing Examiner
Appeal Right and Valuation Notices
RMC 4-8-110(E)(9) provides that the final decision of the hearing examiner is subject to appeal to
the Renton City Council. RMC 4-8-110(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.
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.
Exhibit 4
7/8/2017
Mindy's Place Final Plat
Response to Hearing Examiner’s Decisions
1. The applicant shall comply with mitigation measures issued as part of the Mitigated
Determination of Non-Significance for the proposal.
See Response to DNS-M, attached.
2. All proposed street names shall be approved by the City.
The City has named the proposed street SE 140th Street. The street name has been added to the
face of the Final plat map.
3. All lot corners at the intersections of dedicated rights-of-way, except alleys shall have minimum
radius of fifteen feet (15').
The lot corners at all intersections of have a radius of 15 feet.
4. Side sewer lines shall be installed eight feet (8') into each lot if sanitary mains are
available, or provided with the subdivision development.
The side sewers have been installed eight feet into each lot.
5. 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 Department of Public Works. 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 of Public Works.
The utilities have been placed underground.
6. 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 Applicant
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 applicant
shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to
final ground and capped. The cable TV company shall provide maps and specifications to the
applicant and shall inspect the conduit and certify to the City that it is properly installed.
Cable TV was placed underground with basic utilities.
Exhibit 5
7. The applicant shall install all street name signs necessary in the subdivision prior to
final plat approval.
The street name signs have been installed.
8. The applicant shall be required to demonstrate compliance with the lot width requirement of 60'
for proposed Lots 4 and 6 utilizing the lot width definition pursuant to RMC 4-11-120. The average
distance between the side lines connecting front and rear lot lines shall be submitted to the
Current Planning Project Manager prior to construction permit approval.
The applicant has demonstrated compliance with the lot width requirement of a minimum of
60 feet for proposed Lots 4 and 6. The average distance between the side lines connecting
front and rear lot lines was submitted to and was approved by the Planning Project Manager
and is shown on the approved construction plans.
9. The applicant shall be required to submit a revised landscape plan, depicting a 10-
foot wide on-site landscape strip for all lots. The final detailed landscape shall be
submitted to and approved by the Current Planning Project Manager prior to Final Plat
recording. Such landscaping shall include a mixture of trees, shrubs, and groundcover
as approved by the Department of Community and Economic Development.
A revised landscape plan, depicting a 10-foot wide onsite landscape strip for all lots, and
meeting City requirements shall be submitted and approved by City prior to final plat
recording.
10. The applicant shall submit a Final Mitigation Plan for impacts (tight-lining of drainage system
and pedestrian connections) to the critical areas on site or their buffers. The Final Mitigation Plan
shall be submitted to and approved by the Current Planning Project Manager prior to utility
construction permit approval. The applicant shall also establish a Native Growth Protection
Easement over that part of the site encompassing the stream/wetland and buffer area and
place fencing and signage along the buffer.
The applicant has submitted a Final Mitigation Plan for impacts (tight-lining of drainage system
and pedestrian connections) to the critical areas buffer. The Final Mitigation Plan was
approved by the Planning Project Manager. A Native Growth Protection Easement has been
established on the final plat. The fencing and signage along the buffer have been installed.
11. The applicant shall be required to provide a pedestrian connection across the critical area to
connect the development to the existing pedestrian corridor in 162nd Ave SE as a means of
pedestrian connectivity between neighborhoods. The revised plat plan shall be submitted to, and
approved by, the Current Planning Project Manager prior to construction permit approval.
Completion of the trail may be deferred to after final plat approval for the purpose of acquiring
Army Corps approval if bonded and for time periods authorized by City staff.
A pedestrian connection easement across the critical area to connect the development to the
existing pedestrian corridor in 162nd Ave SE is granted and conveyed on the final plat. The plan
was approved prior to construction plan approval and was constructed as approved.
12. The applicant shall be required to demonstrate safe walking conditions for students from the
subject plat to the designated bus stop at 160th Ave SE at SE 137th Place prior to construction
permit approval.
A letter was provided by the Issaquah School District stating that a new bus stop would be
added at the entrance to the plat if school age children are present in the subdivision.
Therefore no safe walking path for students is required to the bus stop at 160th Ave SE at SE 137th Place.
13. The applicant shall be required to submit a revised landscape plan, depicting up to a 15-foot
landscape buffer around the proposed drainage facility. The revised landscape plan shall be
submitted to, and approved by, the Current Planning Project Manager prior to construction permit
approval
The revised landscape plan was submitted to, and approved by the Planning Project Manager
prior to construction plan approval.
14. A six foot tall cedar fence shall be installed along the southern property line.
RECONSIDERATION DECISION
The original decision issued for the above-captioned matter shall remain unchanged except that
Condition 14 shall be replaced with the following:
14. A six foot tall cedar fence shall be installed along the southern property line of Lot 5 and the
southern property line of the stormwater tract.
Dated this 29th day of August, 2014.
A six foot tall cedar fence has been installed along the south line of Lot 5 and Tract “B”, prior to
final plat approval.
15. The water distribution system including the locations of fire hydrants shall be designed and
installed in accordance with City standards as defined by the Department and Fire Department
requirements.
The water system is in Water District 90's area and was constructed to their standards. Fire
hydrant locations were approved by the City.
If you have any question you may contact me at waynejonesjr@gmail.com, 206-399-7400
Sincerely
Exhibit 6
site
VICINITY MAP
Exhibit 7
Exhibit 8
8410 154th Avenue NE
Redmond, Washington 98052
425.861.6000
May 21, 2015
City of Renton
1055 South Grady Way
Renton, Washington 98057
Attention: Rocale Timmons
Subject: Engineering Consultation and Review Letter 2
Mindy’s Place Preliminary Plat Detention Pond Design
Renton, Washington
File No. 0693-076-00
INTRODUCTION
This letter summarizes our engineering consultation and second round of review for the proposed
Mindy’s Place Preliminary Plat Detention Pond Design project in Renton, Washington. The project site is
located at the intersection of 160th Avenue SE and SE 141st Street. Our services were completed in
general accordance with our proposal dated August 25, 2014 and authorized by the City of Renton
on January 26, 2015. We previously provided review comments for the project in our letter dated
February 11, 2015.
We have received and reviewed the following documents for the project. These documents are in addition
to those listed in our February 11, 2015 letter:
■ Reply to Review Comments letter and structural calculations by Lucia Engineering titled “Mindy’s
Place, CIP Retaining Wall Calculations” dated March 12, 2015.
■ Retaining wall plan sheet by Lucia Engineering titled “Mindy’s Place, CIP Retaining Walls” dated
March 12, 2015.
■ Detention pond plan sheet, Sheet 12-180, by DMP, Inc. titled “Mindy’s Place, Detention Pond
Details” dated May 5, 2015.
This letter addresses the geotechnical aspects of the peer review. Reid Middleton, Inc., under subcontract
to GeoEngineers, completed the structural aspects of the peer review, the results of which are provided in
Appendix A.
Exhibit 9
City of Renton | May 21, 2015 Page 2
File No. 0000-001-00 File No. 0693-076-00
REVIEW COMMENTS
We appreciate the responses provided by the designers. Based on our review of the above documents, we
take no exception to the geotechnical design methodologies or resulting designs. Additionally, the designers
have adequately addressed our previous geotechnical comments as they relate to the design of the
retaining walls we reviewed for this project.
As noted in Appendix A, there are still several structural issues and comments that need to be addressed
by the designers as part of the structural review.
Responses to the review comments in Appendix A should be made in an itemized letter form. We
recommend that the permit applicant have the structural engineer respond and resubmit to the
City of Renton for additional review
SUMMARY
This letter completes our geotechnical review of the detention pond design for the Mindy’s Place project in
Renton, Washington. Corrections or comments made during the review process do not relieve the designer
from compliance with code requirements, conditions of approval, and permit requirements; nor is the
designer relieved of responsibility for a complete design in accordance with the laws of the State of
Washington. This review is for general compliance with the standards of local geotechnical engineering
practices as it relates to the project.
LIMITATIONS
We have prepared this letter for use by the City of Renton to evaluate the geotechnical aspects of the
Mindy’s Place Preliminary Plat Detention Pond Design project in Renton, Washington. The information
presented in this letter is based on review of available geotechnical data and technical documents listed
above and our experience in the area; no additional subsurface explorations were completed for the project.
Corrections or comments made during the review process do not relieve the designer from compliance with
code requirements, conditions of approval, and permit requirements; nor is the designer relieved of
responsibility for a complete design in accordance with the laws of the State of Washington. This review is
for general compliance with the standards of local geotechnical engineering practice as it relates to the
project.
Within the limitations of scope, schedule and budget, our services have been executed in accordance with
generally accepted practices in this area at the time this letter was prepared. No warranty or other
conditions, express or implied, should be understood.
APPENDIX A Reid Middleton Review Comment Letter
Exhibit 10
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE STREET MODIFICATION
APPROVAL DENIAL
EVALUATION FORM & DECISION
PROJECT NAME: Mindy’s Place Plat frontage improvements on 162nd Avenue
SE
PROJECT NUMBER: LUA14-000093
PROJECT MANAGER: Rohini Nair, Civil Engineer II
APPLICANT: Lake Ridge Development
Wayne Jones, Jr.
PO Box 146, Renton, WA- 98057
ZONING CLASSIFICATION: R4-Residential (4 DU/AC)
PROJECT LOCATION: 14020 160th Avenue SE
SUMMARY OF REQUEST:
Pursuant to RMC 4-9-250D the applicant is requesting an Administrative Modification from RMC
4-6-060 - Street Standards to not provide the frontage improvements on 162nd Avenue SE due to
the presence of critical areas at the site frontage.
BACKGROUND:
162nd Avenue SE is a residential street with an existing right of way width of 60’ per the King
County Assessor’s Map, which meets the requirements of RMC 4-6-060. The existing pavement
width is approximately 26 feet on 162nd Avenue SE on the site frontage. There is no curb, planter,
or sidewalk present on the west side of the 162nd Avenue SE corridor adjacent to the project site.
The preliminary plat decision had included a street modification to not provide street frontage
improvements on the portion of the frontage past SE 140th Street. However, following the
preliminary plat decision, an additional critical areas report was submitted to the City by an
adjacent project, Liberty Gardens (LUA08-093). This report identified that the critical area within
the Mindy’s Place property extending significantly into the right of way where these
improvements would be required. Based on this additional information the City staff is in support
of the street modification to preserve the existing site frontage improvements provided that that
split rail fence with the critical area signage be installed on the SE 162nd Avenue SE frontage.
Exhibit 11
City of Renton Department of Community and Economic Development Admin. Modification Request Report & Decision
Mindy’s Place plat frontage improvements on 162nd Ave SE– STREET MODIFICATION LUA14-000093
Report of October 24, 2017 Page 2 of 3
EXHIBITS:
Exhibit 1: Mindy’s Place Location Map
Exhibit 2: 162nd Avenue SE Photo
ANALYSIS OF REQUEST:
The Section 4-6-060Q.1 allows the Administrator to grant modifications provided the
modifications meet the following criteria (pursuant to RMC 4-9-250D.2):
Compliance Street Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
Staff Comment:
The Comprehensive Plan Land Use Element has applicable policies listed under a separate
section labeled Promoting a Safe, Healthy, and Attractive Community. These policies
address walkable neighborhoods, safety, and shared uses as well as protect the natural
environment. The requested street modification is generally consistent with these policy
guidelines.
b. Will meet the objectives and safety, function, appearance, environmental protection
and maintainability intended by the Code requirements, based upon sound
engineering judgment.
Staff Comment:
The City’s Public Works Department Transportation Section and Community and
Economic Development Department have reviewed the critical area on the west side on
162nd Avenue SE. Based on this information, City Staff recommends approval of the
street modification to preserve the existing site frontage with a narrow gravel shoulder
but recommends that a condition be added that a split rail fence with the critical area
signage be installed on the SE 162nd Avenue SE frontage.
An existing sidewalk is located on the east side of 162nd Avenue SE providing a safe
walkable environment consistent with the surrounding neighborhood.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment:
The modified street section is consistent with the surrounding neighborhood and will not
be injurious to other properties in the vicinity.
City of Renton Department of Community and Economic Development Admin. Modification Request Report & Decision
Mindy’s Place plat frontage improvements on 162nd Ave SE– STREET MODIFICATION LUA14-000093
Report of October 24, 2017 Page 3 of 3
d. Conforms to the intent and purpose of the Code.
Staff Comment:
This modification protects the environment will maintaining a safe pedestrian and vehicle
route in and around the existing neighborhood.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment:
See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment:
See comments under criterion ‘c’.
DECISION
The proposal satisfies 6 of the 6 criteria listed in RMC 4-9-250D.2 for the requested modification.
Therefore, the street modification for Mindy’s Place plat frontage improvements on 162nd
Avenue SE located at 14020 162nd Avenue SE, Project Number LUA14-000093, is approved.
_______________
Brianne Bannwarth, Development Engineering Manager Date
The decision to approve the modification will become final if not appealed in writing together
with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA
98057 on or before 5:00 pm, on November 7, 2017. Additional information regarding the appeal
process may be obtained from the Renton City Clerk’s office, Renton City Hall – 7th Floor,
425.430.6510.
If you have any further questions regarding this decision, feel free to contact the project
manager, Rohini Nair, at 425.430.7298 or rnair@rentonwa.gov.
10/24/2017
162nd Avenue SE
frontage along
mindy's place
mindy's place
exhibit 1
Exhibit 2
Looking South on 162nd Avenue SE at the intersection of 162nd Avenue SE and SE 140th Street.