Loading...
HomeMy WebLinkAboutD_HEX_Decision_wExhibits_1807241 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 PRELIMINARY PLAT, SP, CU, SM, DB - 1 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: 28 Hundred Unit Lot Subdivision Preliminary Plat, Site Plan, Conditional Use, Density Bonus and Street Modification. LUA17-000163, PP, CU-A, SA-A, MOD ) ) ) ) ) ) ) ) ) FINDINGS OF FACT, CONCLUSINS OF LAW AND FINAL DECISION SUMMARY The Applicant requests preliminary plat approval, site plan approval, conditional use approval, density bonus approval and a street modification for an 11 lot subdivision to construct eleven townhomes at 2800 NE 12th St. The proposal is approved subject to conditions. TESTIMONY Jill Ding, Senior Planner for the Renton Department of Community and Economic Development, summarized the staff report. Ms. Ding clarified that a dumpster/recycle area depicted on its landscaping plan is no longer proposed by the Applicant. The Applicant instead proposes individual garbage and recycling containers for each unit. This is allowed by City code so the recommended condition for a common recycle/dumpster area (Condition No. 9) can be removed. In response to Examiner questions, Ms. Ding noted that the requested fee waiver will go to the City Council and does not need to be addressed by the Examiner. Ann Fowler, from Renton Public Works, testified that the requested street modification will increase public safety by aligning the sidewalk to be consistent with adjoining frontage improvements on 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 PRELIMINARY PLAT, SP, CU, SM, DB - 2 Harrington and 12th streets. Public Works has found the modification to be safe and provide for efficient circulation. James Howton, Applicant, noted that the Applicant has been working with City staff on the application for over three years. Page 9, first paragraph of the staff report identifies the need to eliminate access points across a landscape strip. The Applicant agrees with this recommended condition and will comply. On Page 13, the staff report notes that the common open space doesn’t comply with a 20 foot minimum width requirement. The Applicant will be able to meet the 20 foot requirement by moving Units 10 and 11 to the west. Mr. Howton noted that 3,800 square feet of open space is required for the project and the Applicant is proposing 7,941 square feet. Mr. Howton also noted that proposed access would be revised to meet the recommended access conditions identified at page 14 of the staff report. Mr. Howton confirmed Ms. Ding’s comments that the Applicant would be proposing individual recycle/disposal containers in lieu of a common area as authorized by City code. There are currently five fire hydrants within 300 feet of the proposed buildings. There’s one fire hydrant on the northwest corner of the site and another on the southwest corner of the site. There’s also a hydrant north on Harrington Avenue and one south n Harrington Avenue. Those were put in the by the City as part of sidewalk improvement projects. The fire hydrants are up to code so it should be easy to comply with the Fire Authority’s fire hydrant recommendations. The one issue the Applicant has difficulty with is access to Units 10 and 11, particularly Unit 10. The City is requiring a sidewalk on the east side of the units up to Unit 10. Ms. Ding is willing to work with the Applicant on a possible modification to that requirement after approval. Also, requiring a planting strip along the driveway may not be feasible and may be the subject of a post-approval modification. Some documents required by the recommended conditions have already been submitted. At the first neighborhood meeting, Larry Palmer, who was renovating a nearby duplex, was very happy with the Applicant’s proposal. Another woman living several blocks away was also very happy with the proposal. In rebuttal and response to Examiner questions, Ms. Ding confirmed that staff will be considering sidewalk and width modifications after project approval. Mr. Howton noted that the project will be a great upgrade to the vicinity. EXHIBITS Exhibits 1-19 listed on page 2 of the July 10, 2018 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 20 Staff Power Point Exhibit 21 City of Renton COR Maps Exhibit 20 Google Maps (aerials of project site and vicinity 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 PRELIMINARY PLAT, SP, CU, SM, DB - 3 FINDINGS OF FACT Procedural: 1. Applicant. Greystoke, LLC 720 N 10th Street, A282, Renton, WA 98057. 2. Hearing. A hearing on the application was held on July 10, 2018 in the City of Renton Council City Chambers. 3. Project Description. The Applicant requests preliminary plat approval, site plan approval, conditional use approval, density bonus approval and a street modification for an 11 lot subdivision to construct eleven townhomes at 2800 NE 12th St. The townhomes would be constructed within two 4-unit buildings and one 3-unit building. One of the townhomes would be reserved as an affordable dwelling unit. The proposed lots would range in area from 960 square feet to 1,155 square feet. In addition, two common area tracts are proposed (Tracts A and C). The Applicant is requesting a Conditional Use Permit for an increase in the maximum floor plate height from 24 feet to 32 feet. Access to the proposed units is proposed via a 38-foot wide unit lot driveway within Tract B. The Applicant is requesting a density bonus to exceed the maximum 14 dwelling units per acre authorized in the R14 zone. The Applicant proposes 17.46 dwelling units per acre. Densities up to 18 dwelling units per acre are authorized in the R14 zone pursuant to RMC 4-9-065 based upon provision of affordable housing units. The Applicant proposes one affordable housing unit to satisfy the density bonus requirements. Pursuant to Renton Municipal Code (RMC) 4-9-250.D, the Applicant is requesting a street modification from RMC 4-6-060.F.2, Minimum Design Standards for Public Streets and Alleys, for NE 12th St, a Collector Arterial. The Applicant is proposing to reduce the required right-of-way dedication from 16.5 feet to 9.5 feet and maintain the existing street section which includes a paved roadway width of 40-feet, 0.5-foot curb and gutter, and install a new 6-foot planter strip/bioretention cell and a new 5-foot sidewalk on the north of the roadway along the project street frontage. Staff have recommended approval of this modification because it aligns the street frontage with currently existing frontage on adjoining development. Public works staff have determined that the proposed modification will provide for safe and efficient pedestrian circulation. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 PRELIMINARY PLAT, SP, CU, SM, DB - 4 4. Adequacy of Infrastructure/Public Services. The project will be served by adequate infrastructure and public services as follows: A. Water and Sewer Service. Water and sewer service will be provided by the City of Renton. Eight inch water and sewer mains are located close enough to the project site for easy connection. B. Police and Fire Protection. Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development. Water mains available to the site can supply the required 2,500 gpm fire flow and it appears that there are enough fire hydrants (three within 300 feet) to meet hydrant requirements. C. Drainage. The proposal provides for adequate stormwater drainage facilities. The proposal is subject to the City’s 2017 City of Renton Surface Water Design Manual, which requires that the project not generate off-site stormwater flows that exceed predevelopment, forested conditions. City staff have reviewed the Applicant’s preliminary stormwater design and found it consistent with the requirements of the Design Manual. The Applicant’s preliminary stormwater system design is detailed in Exhibit 15, the Applicant’s Preliminary Technical Information Report, prepared by Encompass Engineering and Surveying, dated revised April 10, 2018. As detailed in the report, the project site is located in the City’s Peak Rate Flow Control Standard area (Existing Site Conditions). The site is also located in the East Lake Washington drainage basin. The site is currently underlain with Arents, Alderwood, gravelly sandy loam (AmC) soil. Per the submitted Infiltration Evaluation (Exhibit 16), the onsite soils are suitable for infiltration best management practices. Runoff from the site currently flows to the southwest where it enters the City’s storm drainage system which eventually discharges into the storm system in NE Sunset Blvd and then into Lake Washington. A detention vault, together with a Filterra biofiltration device with a presedimentation chamber and/or Vortechs hydrodynamic separator would provide required flow control and enhanced water quality treatment. D. Parks/Open Space. City ordinances require the payment of park impact fees prior to building permit issuance. The impact fees provide for adequate parks and open space. The Applicant will be applying for a waiver to the fees due to the provision of affordable housing, which will be decided by the City Council. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 PRELIMINARY PLAT, SP, CU, SM, DB - 5 RMC 2-2-115 also requires open space for residential developments involving four or more dwelling units in the R14 zone. The standard requires 350 square feet of open space per dwelling unit, or 3,850 square feet total for the proposal. The proposal substantially exceeds this minimum standard by including 7,941 square feet of open space. The open space will be accommodated in two open space tracts. The tracts are largely located around the project perimeter. In addition, a pea patch is prosed within Tract C on the eastern side of the proposed unit lot drive, to the north of proposed Building 3. The proposed common open space tracts do not appear to comply with the 20-foot minimum width requirement and the pea patch does not meet the minimum standards as required by code. As an alternative, the project could apply for a fee in lieu of common open space per RMC 4-1-240.B.3 as the project site is located within ¼ mile of the new Sunset Park. The Applicant testified at hearing that the required open space width can be accommodated by moving some units by moving Units 10 and 11 to the west. To address the situation, a condition of approval requires that either the layout of the unit lot subdivision be revised to provide common open space for a minimum area of 3,850 square feet that complies with the minimum standards of RMC 4-2-115 or that a fee in lieu of common open space be requested in accordance with RMC 4-1-240.B.3. E. Streets. The proposal provides for adequate streets. The proposal has been designed and staff has recommended several conditions adopted by this decision that provide for safe and efficient vehicular and pedestrian circulation by incorporating a well linked and defined pedestrian and vehiculation system on-site that is integrated well into adjoining streets and sidewalks. A private unit lot drive that connects NE 12th St with NE 13th St would provide access of all of the townhome units. None of the townhomes would take direct access off of the surrounding public streets, thereby reducing the number of curb cuts generated by the project to two. Sidewalks would be constructed within the NE 12th St and NE 13th St rights-of-way and the existing sidewalk within Harrington Ave NE would remain. The proposed townhomes would include pedestrian connections to the existing and proposed sidewalks, allowing for the safe movement of pedestrians on and around the project site. Conditions of approval require some minor modifications to the proposed pedestrian connections to ensure safe and efficient pedestrian circulation. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 PRELIMINARY PLAT, SP, CU, SM, DB - 6 Increased traffic created by the development would be mitigated by payment of transportation impact fees. Currently this fee is assessed at $2,822.61. This fee increases each year and the applicable fee is paid at the time of Building Permit issuance. The Applicant has requested a fee waiver for owner occupied housing in the Sunset Area. F. Parking. Sufficient area exists, on each lot, to accommodate required off street motor vehicle parking for a minimum of 1.6 vehicles per dwelling unit as required by City code. The Applicant exceeds the parking standard by proposing two car garages for each unit lot. As to bicycle parking, One-half (0.5) bicycle parking space per one dwelling unit is required for projects with more than 5 dwelling units. For attached dwellings, spaces within the dwelling units or on balconies do not count toward the bicycle parking requirement. However, designated bicycle parking spaces within individual garages can count toward the minimum requirement. Based on the proposal for 11 townhome units, a total of 6 bicycle parking spaces are required. Bicycle parking is shown on the submitted Conceptual Landscape Plan (Exhibit 11). However, no details were included regarding the proposed bike racks. Therefore, a condition of approval requires that a bicycle parking detail in compliance with RMC 4-4- 080.F.11.c be provided at the time of Building Permit review for review and approval by the Current Planning Project Manager. G. Schools. The proposal provides for adequate and appropriate schools and walking conditions to and from school. It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Sierra Heights Elementary, McKnight Middle School and Hazen High School. Any new students from the proposed development would be bussed to their elementary and high schools and would walk to middle school. The stop for Sierra Heights Elementary School is located at the northwest corner of the project site at the intersection of Harrington Ave NE and NE 13th St. Students attending McKnight Middle School would walk to school, which is directly across from the project site. Students would walk along the existing sidewalks along Harrington Ave NE to NE 16th Street where they would walk to the west along the existing sidewalks to the school entrance. The bus stop for students attending Hazen High School is located at the southwest corner of the project site at the intersection of Harrington Ave NE and NE 12th St. The proposed project includes the installation of frontage improvements along the NE 12th St and NE 13th St frontages, including sidewalks. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 PRELIMINARY PLAT, SP, CU, SM, DB - 7 A School Impact Fee, based on new single-family lots, will be required in order to mitigate the proposal’s potential impacts to the Renton School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $1,448.00 per townhome unit. H. Refuse and Recycling. RMC 4-4-090 sets the standard for adequate refuse and recycling facilities. Specifically, RMC 4-4-090(D)(1)(a) requires a minimum of 1.5 square feet of refuse and recyclable space per dwelling unit for multi-family developments. The Applicant initially proposed one or more common refuse and recycling areas, but has since amended its proposal to provide for individual refuse and recycling. The space and location dedicated to such use does not appear to be in the record. Consequently, a condition of approval requires the Applicant to submit a refuse and recycling plan that establishes compliance with RMC 4-4-090. I. Landscaping. As conditioned, the proposal complies with the City’s landscaping standards. The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. In Unit Lot Subdivisions, the landscaping regulations are applicable to the parent parcel, not to the individual unit lots. The Applicant submitted a Conceptual Landscape Plan (Exhibit 11) with the project application materials. A 6-foot wide landscape planter is proposed between the curb and sidewalk along NE 12th St, an 8-foot wide landscape planter is proposed between the curb and sidewalk along the NE 13th St frontage. The proposed landscape planters would include the planting of street trees (sweet gum) and lawn areas. There is an existing landscape strip between the curb and sidewalk along Harrington Ave NE. There are two existing street trees, a rain garden, and lawn area within this landscape strip. There are two driveway curb cuts that are proposed to be removed and replaced with lawn area. There appears to be adequate area to add additional street trees with the removal of the existing driveways. A condition of approval requires that a detailed landscape plan be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 PRELIMINARY PLAT, SP, CU, SM, DB - 8 The 10-foot onsite landscape strip along the NE 12thSt, Harrington Ave NE, and NE 13thSt frontages would be comprised largely of lawn and Chanticlear pear trees. In addition, there are two access pads proposed for maintenance of the proposed stormwater vault within the required 10-foot onsite landscape strip. Staff has concerns that the proposed access pads would detract from the overall aesthetics of the proposed development. In addition, the 10-foot onsite landscape strip is required to be comprised of a mix of trees, shrubs, and ground cover. A condition of approval requires that the proposed access pads be removed to the maximum extent feasible to allow for compliance with the City’s landscaping regulations as well as access requirements for the maintenance of the stormwater vault and that the 10-foot onsite landscape strip be planted with a mix of trees, shrubs, and ground cover. The Applicant representative testified he finds this condition acceptable. 5. Adverse Impacts. As conditioned, there are no significant adverse impacts associated with the proposal. Adequate public facilities and drainage control are provided as determined in Finding of Fact No. 4. Pertinent impacts are more specifically addressed as follows: A. Compatibility. Surrounding uses are composed of single and multi-family development and McKnight Middle School. The proposed townhomes are compatible with these types of uses. Tree retention will also help maintain compatibility. B. Tree Retention. Tree retention enhances compatibility and as proposed is consistent with the City standards. The Applicant submitted a Tree Retention Worksheet (Exhibit 12), Arborist Report (Exhibit 13), and Conceptual Landscape Plan (Exhibit 11) with the project application materials. According to the submitted Tree Retention Worksheet, there are 6 significant trees located on the project site, of those 2 have been determined to be dangerous trees by the Applicant’s arborist (Exhibit 13), which results in 4 viable trees remaining on the project site. Of the 4 remaining trees, 20 percent (20%) or 1 tree would be required for retention. The Applicant is proposing to retain 2 trees, which exceeds the minimum tree retention requirements. Both retained trees would be located within a common area tract (Tract C) and would have bike racks located within the drip lines of these retained trees. A condition of approval requires that an arborist be onsite during the installation of any proposed improvements within the drip lines of retained trees. In addition, the arborist will be required to recommend specific care requirements to ensure the long term health of the trees during and after construction. C. Critical Areas. The only critical area on-site is a wellhead protection area. There are no minimum buffer or building setbacks required for Wellhead Protection Areas. However, a fill source statement is required for any fill imported onto the project site. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 PRELIMINARY PLAT, SP, CU, SM, DB - 9 D. Noise, light and glare. As noted in the staff report, the proposed 32-foot maximum wall plate height is not anticipated to generate additional noise, light, or glare impacts over the standard 24-foot height permitted in the R-14 zone. A lighting plan was not provided with the application; therefore, a condition of approval requires that a lighting plan be provided at the time of Building Permit review for review and approval by the Current Planning Project Manager. To ensure safety and avoid excessive brightness pedestrian scale lighting should be provided on the primary entries of each unit as well as along the pedestrian walkways as necessary to provide sufficient lighting for pedestrian safety, but shall also be designed to minimize light spill and glare onto adjoining properties. E. Views. As concluded in the staff report, it is not anticipated that the proposed townhomes would impact any views of the surrounding properties. The proposed structures would not block any view corridors to Mount Rainier or any shorelines. Conclusions of Law 1. Authority. RMC 4-8-080(G) classifies Hearing Examiner conditional use applications and preliminary plat applications as Type III permits. Site plan review is required for all development in the R14 zone by RMC 4-9-200(B)(2)(a). In the absence of the conditional use and preliminary plat applications, no Hearing Examiner review would be required for the site plan and it would be classified as a Type II permit by RMC 4-8-080(G). The street modification request is classified by RMC 4-8-080(G) as a Type I review. RMC 4-8-080(C)(2) requires consolidated permits to each be processed under “the highest-number procedure”. The Type III reviews are the “highest-number procedure” and therefore must be employed for all of the permit applications. As outlined in RMC 4-8-080(G), the Hearing Examiner is authorized to hold hearings and issue final decisions on Type III applications subject to closed record appeal to the Renton City Council. 2. Zoning/Comprehensive Plan Designations. The subject property is zoned R14. The comprehensive plan map land use designation is Residential High Density. 3. Review Criteria and Street Modification. Chapter 4-7 RMC governs the criteria for subdivision review. RMC 4-9-200.E.3 governs the criteria for site plan review. RMC 4-9-030(C) governs the criteria for conditional use permit review. Applicable standards are quoted below in italics and applied through corresponding conclusions of law. All applicable criterion quoted below are met for the reasons identified in the corresponding conclusions of law. Street modification standards are governed by RMC 4-9-250.D. The findings and conclusions of Finding No. 21 of the staff report, as well as Finding No. 3 of this decision, are adopted to determine that the proposal meets the criteria for street modification. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 PRELIMINARY PLAT, SP, CU, SM, DB - 10 Subdivision 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 15 of the staff report is adopted by reference as if set forth in full. This includes the staff findings and conclusions in Finding 15 that the proposal qualifies for the requested density bonus due to the provision of an affordable housing unit. Each proposed lot will directly access a public road -- specifically the internal unit lot drive identified in Finding of Fact No. 4(E) connects the unit lots to NE 12th and 13th streets. 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 it is not located in a floodplain critical area and will be served by adequate and appropriate drainage facilities. As determined in Finding of Fact No. 4, the proposal provides for adequate public facilities. RMC 4-7-080(I)(1): …The Hearing Examiner shall assure conformance with the general purposes of the Comprehensive Plan and adopted standards… 5. The proposed preliminary play is consistent with the Renton Comprehensive Plan as outlined in Finding 14 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. 6. The unit lot drive providing access to all proposed lots will connect to NE 12th St and NE 13th. RMC 4-7-120(B): The location of all streets shall conform to any adopted plans for streets in the City. 7. The proposal doesn’t include any new public streets so the criterion does not apply. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 PRELIMINARY PLAT, SP, CU, SM, DB - 11 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. 8. The proposal does not touch upon any designated trail. 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. … 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. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 PRELIMINARY PLAT, SP, CU, SM, DB - 12 d. Clean Water: Every effort shall be made to keep all streams and bodies of water clear of debris and pollutants. 9. The land is suitable for a subdivision as the stormwater design assures that it will not contribute to flooding and development will not encroach into critical areas except for a wellhead protection area that imposes nominal standards that are implemented through the conditions of approval. 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. No steep slopes or streams are located on the property. 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. 10. City ordinances require the payment of park impact fees prior to building permit issuance. As outlined in Finding of Fact No. 4, the Applicant will also be dedicating two open space tracts that far exceed minimum open space area requirements. 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. 11. The proposed internal unit lot drive will connect NE 12th St to NE 13th as required by the standard quoted above. RMC 4-7-150(B): All proposed street names shall be approved by the City. 12. 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. 13. There is no intersection with a public highway or major or secondary arterial. As previously identified, the proposed internal unit lot drive will connect NE 12th St to NE 13th St. NE 12th is a collector arterial. NE 13th St. is classified as a residential access street. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 PRELIMINARY PLAT, SP, CU, SM, DB - 13 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. 14. 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 and acceptable street alignment. . 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. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 PRELIMINARY PLAT, SP, CU, SM, DB - 14 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. 15. The criterion is met. The proposal does not involve the creation of any new public streets, so grid pattern requirements and the like do not apply. The unit lots will be accessed by a private “unit lot driveway” that will provide a private connection between NE 12th and NE 13th streets as encouraged by the criterion above. The unit lot driveway will serve as alley access to units 1-8 as encouraged by the criterion above. 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. 16. 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. 17. No additional street extensions are proposed, possible or necessary for the proposal. 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. 18. As depicted in Ex. 4, 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. 19. 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. 20. As previously determined, the proposed lots comply with the zoning standards of the R14 zone, which includes area, width and density. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 PRELIMINARY PLAT, SP, CU, SM, DB - 15 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'). 21. As shown in Ex. 4, 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'). 22. 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. 23. There are no significant on-site natural features. 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. 24. 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. 25. 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. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 PRELIMINARY PLAT, SP, CU, SM, DB - 16 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. 26. As proposed and conditioned. 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. 27. 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. 28. 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. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 PRELIMINARY PLAT, SP, CU, SM, DB - 17 29. As conditioned. Conditional Use The Administrator or designee or the Hearing Examiner shall consider, as applicable, the following factors for all applications: RMC 4-9-030(C)(1): Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. 30. As conditioned, the proposal is consistent with all applicable comprehensive plan policies and development standards as outlined in Findings of Fact No. 14 and 15 of the staff report, adopted by this reference as if set forth in full. RMC 4-9-030(C)(2): Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. 31. The proposed use involves townhomes in an area characterized by single-family and multi- family development. The added variety of housing type will not serve as an overconcentration of a particular use. RMC 4-9-030(C)(3): Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. 32. As determined in Finding of Fact No. 5, as conditioned, there are no adverse impacts associated with the proposal, so it will not result in substantial or undue adverse effects on adjacent property. RMC 4-9-030(C)(4): Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. 33. As determined in Finding of Fact No. 5, the proposed use is compatible with the scale and character of the neighborhood. RMC 4-9-030(C)(5): Parking: Adequate parking is, or will be made, available. 34. As determined in Finding of Fact No. 4, the proposal includes parking that is consistent with applicable parking standards, which sets a legislative standard for adequate parking. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 PRELIMINARY PLAT, SP, CU, SM, DB - 18 RMC 4-9-030(C)(6): Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. 35. As outlined in Finding of Fact No. 4(E), the proposal provides for safe circulation and adequate traffic mitigation and facilities. RMC 4-9-030(C)(7): Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. 36. As determined in Finding of Fact No. 5, the proposed increase in height for the conditional use will not result in any adverse light, noise or glare impacts. RMC 4-9-030(C)(8): Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. 37. As shown in the plat maps for the proposal, Ex. 4, all undeveloped portions of the site are landscaped. Site Plan RMC 4-9-200(E)(3): Criteria: The Administrator or designee must find a proposed project to be in compliance with the following: a. Compliance and Consistency: Conformance with plans, policies, regulations and approvals, including: i. Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and policies, especially those of the applicable land use designation; the Community Design Element; and any applicable adopted Neighborhood Plan; ii. Applicable land use regulations; iii. Relevant Planned Action Ordinance and Development Agreements; and iv. Design Regulations: Intent and guidelines of the design regulations located in RMC 4-3-100. 38. As concluded in Conclusion of Law No. 4 and as conditioned, the proposal is consistent with the City’s comprehensive plan and development regulations. The project complies with all applicable design standards as identified in Finding No. 16 of the staff report, the findings and conclusions of which are adopted by this reference. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 PRELIMINARY PLAT, SP, CU, SM, DB - 19 RMC 4-9-200(E)(3)(b): Off-Site Impacts: Mitigation of impacts to surrounding properties and uses, including: i. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site; ii. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties; iii. Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties; iv. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features; v. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project; and vi. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. 39. As conditioned, the criteria quoted above are met. The proposed use is compatible with surrounding uses as determined in Finding of Fact No. 5. As determined in Finding of Fact No. 4(E), the proposal provides for desirable transitions and linkages between uses, streets, walkways and adjacent properties. As determined in Findings of Fact No. 4, proper screening and/or design location will be implemented to conceal refuse and recyclable areas since those issues are addressed by the City’s refuse and recycle design standards. No loading areas or significant rooftop equipment is proposed or required of the proposal. As determined in Finding of Fact No. 5(E), the proposal will not adversely affect any views. As determined in Finding of Fact No. 4, the proposal is consistent with the City’s landscaping standards. As shown in Exhibit 11, the Applicant’s conceptual landscaping plan, the buildings are almost entirely surrounded by trees and other landscaping features and significant street frontage open space separates the proposed buildings from Harrington Avenue, thereby reducing noise and glare, maintaining privacy, and generally enhancing the appearance of the project. As conditioned, the proposal will not create any significant light impacts, including excessive brightness or glare, for the reasons identified in Finding of Fact No. 5. RMC 4-9-200(E)(3)(c): On-Site Impacts: Mitigation of impacts to the site, including: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 PRELIMINARY PLAT, SP, CU, SM, DB - 20 i. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation; ii. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs; iii. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces; and iv. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. 40. The criteria quoted above are met. As determined in Finding of Fact No. 5, the proposal will not create any significant privacy or noise impacts and is compatible with adjoining uses, including in terms of scale and intensity. There are no significant natural features on site and trees will be retained in conformance with the City’s tree retention standards as outlined in Finding of Fact No. 5. The proposal complies with the City’s landscaping standards as outlined in Finding of Fact No. 4. As conditioned, no additional landscaping is found to be necessary to meet the objectives of the criterion quoted above. RMC 4-9-200(E)(3)(d): Access and Circulation: Safe and efficient access and circulation for all users, including: i. Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties; ii. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways; iii. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas; iv. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access; and v. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 PRELIMINARY PLAT, SP, CU, SM, DB - 21 41. The proposal as conditioned provides for adequate access and circulation and bicycle parking as required by the criterion above for the reasons identified in Finding of Fact No. 4. RMC 4-9-200(E)(3)(e): Open Space: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. 42. As outlined in Finding of Fact No. 4, the proposal provides for an ample amount of open space that significantly exceeds minimum standards. The open space serves as a distinctive focal point on the Harrington Street frontage of the buildings and provide adequate area for passive and active recreation. RMC 4-9-200(E)(3)(f): Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines. 43. There are no view corridors to shorelines or Mt. Rainier affected by the proposal as determined in Finding of Fact No. 5. RMC 4-9-200(E)(3)(g): Natural Systems: Arranging project elements to protect existing natural systems where applicable. 44. There are no natural systems at the site or that would be affected by the proposal. RMC 4-9-200(E)(3)(h): Services and Infrastructure: Making available public services and facilities to accommodate the proposed use. 45. The project is served by adequate services and facilities as determined in Finding of Fact No. 4. RMC 4-9-200(E)(3)(i): Phasing: Including a detailed sequencing plan with development phases and estimated time frames, for phased projects. 46. The project is not phased. DECISION The proposed preliminary plat, site plan, conditional use, street modification and density bonus are comply with all the development standards quoted above and are therefore approved subject to the following conditions of approval: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 PRELIMINARY PLAT, SP, CU, SM, DB - 22 1. A draft agreement in a form approved by the City with the King County Recorder’s Office requiring that the one affordable housing unit remain affordable housing for fifty (50) years or the life of the development, whichever is less, shall be provided for review and approval at the time of Building Permit review to the Current Planning Project Manager and City Attorney. This agreement shall be a covenant running with the land, binding on the assigns, heirs and successors of the Applicant to the satisfaction of the City Attorney. Such agreement shall be recorded prior to Temporary Certificate of Occupancy. 2. A detailed landscape plan shall be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager. This detailed landscape plan shall include, but not be limited to, the following: a. A mix of trees, shrubs, and ground cover within the 10-foot onsite required landscape strip; and b. Any utility boxes that are visible to the public shall be screened with landscaping or berms; and c. Additional street trees within the existing landscape strip shall located between the curb and sidewalk along Harrington Ave NE where the driveway removal is proposed; and d. The proposed stormwater vault access pads shall be removed to the maximum extent feasible to allow for compliance with the City’s landscaping regulations as well as access requirements for the maintenance of the stormwater vault. Onsite landscaping shall be installed prior to certificate of occupancy for the proposed buildings. Landscaping required within the public right-of-way shall be installed prior to the recording of the final plat. 3. An arborist shall be onsite during the installation of any proposed improvements within the drip lines of retained trees. In addition, the arborist should recommend specific care requirements to ensure the long term health of the trees during and after construction. 4. Either the layout of the unit lot subdivision shall be revised to provide common open space with a minimum width of 20 feet and a minimum area of 3,850 square feet or a fee in lieu of common open space shall be requested in accordance with RMC 4-1-240.B.3. The revised unit lot subdivision or fee in lieu request shall be submitted at the time of Construction Permit review. 5. Additional information shall be submitted at the time of Construction Permit review demonstrating the project’s compliance with the private open space requirements of a minimum of 250 square feet per unit with no dimension less than 8 feet in width. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 PRELIMINARY PLAT, SP, CU, SM, DB - 23 6. All primary entry doors shall be trimmed with three and one-half inches (3 1/2") minimum head and jamb trim around the door. Revised elevations including the trim detail shall be submitted to the Current Planning Project Manager at the time of Building Permit review for review and approval prior to Building Permit issuance. 7. A color palette coded to the exterior building elevations shall be provided to the Current Planning Project Manager at the time of Building Permit review for review and approval prior to Building Permit issuance. 8. The Applicant shall either submit revised elevations providing the required three and one-half inches (3 1/2”) minimum trim surrounding all windows and doors and one of the following architectural details: shutters, knee braces, flower boxes, or columns, or the Applicant shall submit a modification request and receive approval to vary from these standards. The revised elevations or modification request shall be submitted to the Current Planning Project Manager at the time of Building Permit review for review and approval prior to Building Permit issuance. 9. Details regarding the Applicant’s proposed individual refuse and recycling areas shall be provided at the time of Building Permit review to the Current Planning Project Manager for review and approval prior to Building Permit issuance and shall demonstrate compliance with RMC 4.4- 090. 10. A lighting plan shall be provided at the time of Building Permit review for review and approval by the Current Planning Project Manager. To ensure safety and avoid excessive brightness pedestrian scale lighting should be provided on the primary entries of each unit as well as along the pedestrian walkways as necessary to provide sufficient lighting for pedestrian safety but shall also be designed to minimize light spill and glare onto adjoining properties. 11. A bicycle parking detail in compliance with RMC 4-4-080.F.11.c shall be provided at the time of Building Permit review for review and approval by the Current Planning Project Manager prior to Building Permit issuance. 12. The unit lot drive shall be revised as follows: the pavement width through the alley/unit lot drive shall not exceed 16 feet with a curb around the perimeter and a 5-foot wide sidewalk on west side. An 8-foot wide landscape strip shall be located between the curb and sidewalk. This may result in the reduction of the width of the unit lot drive tract in some areas. Where the unit lot drive width is reduced, the additional area shall be transferred to the open space areas around the project perimeter. The unit lot drive/alley shall be privately owned and maintained by a Homeowners Association for the proposed development. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 PRELIMINARY PLAT, SP, CU, SM, DB - 24 13. A Homeowners Association shall be established for the maintenance of all common improvements on the project site. Draft CC & Rs for the Homeowners Association shall be submitted for review and approval by the Current Planning Project Manager and the City Attorney prior to the recording of the final plat. 14. The common open space area fronting Unit 10 shall be revised to meet the minimum 20-foot width requirement and provide a minimum 5-foot wide pedestrian walkway from the sidewalk in NE 12th St to the base of the stairs leading to the deck serving Unit 10. 15. The pedestrian walkways proposed to serve Unit 4 and 5 shall be consolidated into one centrally located walkway between Buildings 1 and 2. The pedestrian walkway serving Unit 9 shall be extended across the unit lot drive through the use of a differentiated pavement pattern. 16. All road names shall be approved by the City. 17. 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. 18. Concrete permanent control monuments shall be established at each and every controlling corner of the subdivision. Interior monuments shall be located as determined by the Department. All surveys shall be per the City of Renton surveying standards. All other lot corners shall be marked per the City surveying standards. The subdivider shall install all street name signs necessary in the subdivision. 19. 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 Public Works 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 Public Works Department. 20. 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. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 PRELIMINARY PLAT, SP, CU, SM, DB - 25 21. All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of fifteen feet (15'). DATED this 24th day of July, 2018. City of Renton Hearing Examiner Appeal Right and Valuation Notices RMC 4-8-080(G) classifies the application(s) subject to this decision as Type III applications subject to closed record appeal to the City of Renton City Council. Appeals of the hearing examiner’s decision must be filed within fourteen (14) calendar days from the date of the decision. A request for reconsideration to the hearing examiner may also be filed within this 14-day appeal period. Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation. CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT HEARING EXAMINER DECISION EXHIBITS Project Name: 28 Hundred Unit Lot Subdivision Project Number: LUA17-000163 Date of Hearing July 10, 2018 Staff Contact Jill Ding Senior Planner Project Contact/Applicant James Houton, JKH Pacific 12018 SE 51st St Bellevue, WA 98006 Project Location 2800 NE 12th St The following exhibits were admitted during the Hearing Examiner hearing: Exhibits 1-9: ERC Report and Exhibits Exhibits 10-19: HEX Staff Report and Exhibits Exhibit 20: HEX Presentation PowerPoint Exhibit 21: City of Renton COR Maps, http://rp.rentonwa.gov/Html5Public/Index.html?viewer=CORMaps Exhibit 22: Google Maps, http://maps.google.com 28 Hundred Unit Lot Subdivision Public Hearing Date Names/Titles July 10, 2018 Jill Ding, Senior Planner •Located at the northeast corner of the intersection of Harrington Ave NE and NE 12th St at 2800 NE 12th St. •0.66 acre site located within the R- 14 zone. Brief Description •11 3-story townhomes on individual unit lots. •Proposed lots would range from 960-1,155 sq. ft. •Access proposed via unit lot drive. Brief Description •An existing duplex and associated detached accessory structures are proposed for removal. •A Wellhead Protection Area, Zone 2 is mapped on the project site. •According to the submitted tree retention plan, a total of 6 significant trees are located on site, 3 trees are proposed for retention. •Frontage improvements, including curb and gutter, planter strip with street trees and a sidewalk are proposed along all street frontages. Brief Description cont. •Two neighborhood meetings were held on December 26, 2016 and January 5, 2017. •A 14 day Notice of Application comment period commenced on March 30, 2017 and ended on April 13, 2017. No public or agency comments were received. •The project was placed on hold on May 1, 2017 and was taken off hold on April 30, 2018. Brief Description Cont. •A 14 day Notice of Application comment period commenced on April 30, 2018 and ended on May 14, 2018. No public or agency comments were received. •A SEPA Consistency Analysis was issued on June 5, 2018 by the City’s Environmental Review Committee. Brief Description Cont. •The proposal is consistent with relevant Comprehensive Plan Land Use policies. •The proposal is compliant with all relevant zoning regulations if all conditions of approval are complied with. •There are safe walking routes to the school bus stops for any students who may reside in the future townhomes. Site Plan, Subdivision, Modification, and Conditional Use Permit Analysis •Staff recommends the revision of common open space to comply with the minimum 20- foot width requirement. •A walkway between Buildings 1 and 2. •Removal of the access pads for vault maintenance. •Revision of the unit lot drive to reduce pavement width to 16 feet, provide curb on both sides, landscape strip and sidewalk on one side. •A 5-foot walkway along the common open space to the east of Building 3. Site Plan, Subdivision, Modification, and Conditional Use Permit Analysis •A CUP is requested to increase the maximum wall plate height from 24 feet to 32 feet with 3 stories. •The proposed townhomes include upper level step backs and are adjacent to commercially zoned properties. Site Plan, Subdivision, Modification, and Conditional Use Permit Analysis •Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development. •It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Sierra Heights Elementary School, McKnight Middle School, and Hazen High School. •Water and sewer service is provided by the City of Renton. Water and sewer improvements will be required along the project’s frontage. Availability of Pubic Services •Dedication of up to 9.5 feet of right-of-way along NE 12th St is required and the construction of frontage improvements. •Dedication of up to 1.5 feet of right-of-way along NE 13th St is require and the construction of frontage improvements. Availability of Pubic Services •The applicant submitted a Technical Information Report prepared by Encompass. •A stormwater detention vault is proposed for detention of surface water anticipated to be generated by the proposal. •The project is required to comply with the 2017 City of Renton Surface Water Design Manual. Availability of Pubic Services •Staff recommends approval of the 28 Hundred Unit Lot Subdivision, Site Plan, Modification, and Conditional Use Permit as depicted in Exhibit 4 subject to 15 conditions of approval. Recommendation