HomeMy WebLinkAboutFinal Plat Staff Report.pdfDEPARTMENT OF COMMUNITY _.:: r C'ry°frt
AND ECONOMIC DEVELOPMENT
STAFF REPORT AND RECOMMENDATIONS
APPLICANT: Simrit S. Dhillon
Bob Singh Final Plat
(Preliminary Plat LUA09-050)
File: LUA14-000172 FP
LOCATION: 19029 — 120th Ave SE
SE % Section 33, Twp. 23 N. Rng, 5 E.
SUMMARY OF REQUEST: Final Plat
for nine
(9) single family
residential lots,
with storm
and streets.
Water and
sewer service is
provided
by Soos
Creek Water and
Sewer District.
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Approve With Conditions
FINDINGS, CONCLUSIONS &RECOMMENDATION
Having reviewed the record documents in this matter, staff now makes and enters the following:
FINDINGS:
1. The applicant, Simrit S. Dhillon, filed a request for approval of a 9 -lot final plat with 3 tracts for
drainage and recreation.
2. The yellow file containing all staff reports, the State Environmental Policy Act (SEPA)
documentation, and other pertinent materials were entered into the record as Exhibit No. 1.
3. The Environmental
4. The subject proposal was reviewed by all depart
Review Committee
(ERC), the City's responsible official, issued a Determination.
of Non -Significance
-Mitigated on June
1, 2009, for the
subject proposal.
ments with an interest in the matter.
S. The subject site is located at 19029 —120`h Ave SE. The plat is located in Section 33, Twp,
6. The subject site is a 2.14 acre parcel.
7. The Preliminary
Plat received approval from the City of Renton on September 14, 2009.
8. The property is located within King County R-6 Zoning.
9. The Final Plat complies with both the applicable King County Zoning Code and the
Comprehensive Plan.
H:\CED\Development Engineering\Jan\LUA14-000172 Singh FP to HEX.doc
City of Renton Department of Community & Economic Development Final Plat Report & Decision
BOB SINGH FINAL PLAT LUA14-000172, FP
Page 2 of 6
10, The Preliminary Plat was subject to a number of conditions as a result of both environmental
review and plat review. The applicant has complied with the following condition imposed by the
ERC:
The applicant shall plant 42 3 -inch caliper replacement trees on the subject site prior to
Final Plat recording. The applicant shall be responsible for replacement of any dead or dying trees
for a period of three years following installation. Once the trees have been installed per the
approved plan and an inspection has been completed by the Community and Economic
Development (CED) project manager, the applicant shall provide the City of Renton with a surety
device, prior to Final Plat recording, of approximately $32,000 for significant tree protection,
monitoring, and replacement. The surety device may be released after the CED project manager
has completed a second inspection, three years after installation, and determined that the trees
have been kept healthy and thriving.
11. The proposed Bob Singh Preliminary Plat was accepted by King County prior to annexation to
Renton. Following annexation, the King County preliminary plat conditions were amended, and
the applicant has complied with the amended preliminary plat conditions.
AMENDED CONDITIONS OF APPROVAL FOR BOB SINGH PRELIMINARY PLAT
Hearing
Examiners
Conditions as amended by Neil Watts, Director
of
City of Renton
Development
Services
Division, in
the letter to Mr. Andy Rykels, dated November
1,
2013.
The proposed subdivision of Bob Singh Preliminary Plat, as accepted by King County for complete
application on May 6, 2009, and granted preliminary plat approval by Renton City Council on September
14, 2009, is granted approval of minor amendments to the preliminary plat, subject to the following
conditions of final plat approval:
1. Compliance with all
platting
provisions of the
Renton Municipal
Code
(RMC) 4-8-110.
Response: The final
plat has
been prepared in compliance with
site
code
2. The applicant or subsequent owner shall comply with the applicable City of Renton fire mitigation
fee schedule or applicable impact fee schedule in place at time of fee payment.
Response: Fees will be paid at building permit issuance.
3. The applicant or subsequent owner shall comply with the applicable City of Renton traffic
mitigation fee schedule or applicable impact fee schedule in place at time of fee payment.
Response: Fees will be paid at building permit issuance.
4. All lots shall meet the density and dimensions requirements of the R-6 zone classification or shall
be as shown on the face of the approved preliminary subdivision, whichever is larger. Minor
revisions to the subdivision, which do not result in substantial changes and/or do not create
additional lots, may be approved at the discretion of the Department of Community and
Economic Development.
All future houses within the plat shall substantially conform to the guidelines listed in Renton
Municipal Code (RMC) 4-2-115 Residential Design and Open Space Requirements. The City shall
City of Renton Department of Community & Economic Development Final Plat Report & Decision
BOB SINGH FINAL PLAT LUA14-000172, FP
Page 3 of 6
review and approve modifications from strict adherence to the prescribed standards provided the
applicant demonstrates design alternates meeting the spirit and intent of the guidelines.
Any plat boundary discrepancies shall be resolved to the satisfaction of the Department of
Community and Economic Development prior to the submittal of the final plat documents. As
used in this condition, "discrepancy" is a boundary hiatus, an overlapping boundary or a physical
appurtenance which indicates an encroachment, lines of possession, or a conflict of title.
Response: Density and lot dimensions are shown on the face of plat.
5. The existing residences shall be removed or modified in order to be compliant with the setbacks
of the R-6 zone prior to final plat approval.
Response: The existing residence has been removed.
6. A note shall be placed on the face of the plat requiring orientation for the front yard of all lots
towards SE 191st Street.
Response: The note has been added on the face of the plat.
A note shall be placed on the face of the plat restricting direct access from SE 191st Street for all
lots, except Lot 9. Access shall be provided via the Joint Use Driveway Tracts A and B.
Response: Note has been added on the face of the plat regarding direct access.
8. Final plat approval shall require full compliance with the drainage provisions set forth in King
County Code 9.04. Compliance may result in reducing the number and/or location of lots as
shown on the preliminary approved plat. All applicable requirements in K.C.C. 9.04 and the King
County Surface Water Design Manual (KCSWDM) must also be satisfied during engineering and
final review.
a. Drainage plans and analysis shall comply with the 2005 King County Surface Water
Design Manual and applicable updates adopted by King County. City of Renton
Development Services Division approval of the drainage and roadway plans is
required prior to any construction.
b. Current standard plan notes and ESC notes, as listed in the 2005 KCSWM, shall be
shown on the engineering plans.
c. The following note shall be shown on the final recorded plat:
"All building downspouts, footing drains, and drains from all impervious surfaces
such as patios and driveways shall be connected to the permanent storm drain
outlet as shown on the approved construction drawings on file with the City of
Renton Development Services Division. This plan shall be submitted with the
application of any building permit. All connections of the drains must be constructed
and approved prior to the final building inspection approval. For those lots that are
designated for individual lot infiltration systems, the systems shall be constructed at
the time of the building permit and shall comply with plans on file."
Response: Drainage plans have been approved and private storm lines have been installed.
9. The drainage facilities shall meet the requirements of the 2005 King County Surface Water
City a Renton Department a Community & Economic Development Final Plat Report & Decision
BOB SINGH FINAL PLAT LUA14-000172, FP
Page 4 of 6
Design Manual (KCSWDM). The drainage design shall meet at a minimum the Conservation Flow
Control and Basic Water Quality requirements in the KCSWDM. The drainage design and plan
submittals are to include the full disclosure of individual lot Best Management Practices (BMPs)
prior to drainage construction plans. To implement the required BMPs for treatment of storm
water, the final engineering plans and Technical Information Report (TIR) shall clearly
demonstrate compliance with all applicable design standards. The requirements for BMPs are
outlined in Chapter 5 of the 2005 KCSWDM. The design engineer shall address the applicable
requirements on the final engineering plans and provide all necessary documents for
implementation. The final recorded plat shall include all required covenants, easements, notes,
and other details to implement the required BMPs for site development.
Response: A storm pond and all drainage facilities have been constructed and approved by
the City. Covenants and required BMPs have been noted on the face of the plat.
10. The applicant shall establish a homeowners' association for the development, which would be
responsible for any common improvements and/or tracts (including the recreation and private
access tract) within the plat prior to final short plat approval.
Response: A homeowners' association has been established.
11. All construction and upgrading of public and private roads shall be done in accordance with the
King County Road Standards established and adopted by Ordinance No. 11187, as amended
(2007 KCRS), or as otherwise modified by agreement between the City of Renton Development
Services Division and the applicant per RMC 4-9-250D.
Response: All roads have been built to the City of Renton Standards. See attached letter
dated November 1, 2013, addressed to Mr. Andy Rykels sent from Neil Watts, Director of
Development Services.
12. 120th Ave SE is classified as an urban neighborhood collector street (KCRDCS 2.03.6). Urban
frontage improvements (including curb and sidewalk) shall be constructed along the property
frontage.
Response: Street frontage improvements on 120`h Ave SE have been built to King County
standards.
13. SE 191st Street is classified as an urban subaccess street (KCRDCS 2.03.6). Urban frontage
improvements (curb and sidewalk) shall be constructed along the property frontage. Additional
right-of-way shall be dedicated along the property frontage to provide 21 feet from the
centerline of roadway.
Response: Street frontage improvements on SE 191Street have been built to King County
standards.
14. Tract B shall be improved as a private joint use driveway (JUD) serving lots 1- 4; and Tract C
shall be improved as a private JUD serving Tots 5 - 8. These lots shall have undivided ownership
of the tracts and be responsible for its maintenance. Provide minimum 20 -foot unobstructed
driving surfaces on the tract/joint-use driveways serving all lots except Lot 9. Also mark/sign
them as fire lanes per requirements outlined in Title 17 of the King County Code.
Response: Private joint use driveways (Tracts B and C) have been constructed and are the
responsibility of the homeowners association.
City of Renton Department of Community & Economic Development Final Plat Report & Decision
BOB SINGH FINAL PLAT LUA14-000172, FP
Page 5 of 6
15. Utility poles along the road frontage that fall within the minimum clear zone for safety shall be
relocated prior to recording (KCRDCS Section 5.10). Field verification that this condition has
been satisfied is required prior to final plat approval.
Response: No utility poles were required to be moved for this project.
16. The
applicant must
obtain the approval of the Renton Fire
Department
for the adequacy of the
fire
hydrant, water
main, and fire flow standards of RMC 4-5-070.
line.
Response: No water mains were constructed for this project.
17. All utilities within proposed rights-of-way must be built and approved per RMC 4-7-200 prior to
final plat recording. Improvements are required by the sewer and/or water purveyor to serve
the lots in this plat. Written documentation shall be provided from said purveyor(s) to verify
that the required improvements have been installed, and all necessary easements have been
provided, prior to final recording of the final plat.
Response: All utilities were previously constructed in SE 191x` Street (existing right-of-way)
under the Jessie Glen Plat,
18. To implement appropriate tree retention standards under RMC 4-4-130, a detailed tree
retention plan shall be submitted with the engineering plans for the subject plat. The tree
retention plan (and engineering plans) shall be consistent with the requirements of RMC 4-4-
130. No clearing of the subject property is permitted until the final tree retention plan is
approved by Renton Development Services Division. Flagging and temporary fencing of trees to
be retained shall be provided, consistent with RMC 4-4-130. The placement of impervious
surfaces, fill material, excavation work, or the storage of construction materials is prohibited
within the fenced areas around the preserved trees, except for grading work permitted
pursuant to RMC 4-4-130. No clearing or grading of the site shall occur until CED approves the
detailed tree retention plan.
Response: A new landscape plan has been submitted and approved by the City of Renton.
19. Street Trees (KCC Title 21A.16):
City determines that
Street trees shall be provided
as follows (per KCRS 5.03 and
KCC 21A.16.050):
they shall be
located no more than 20
feet from the street right-of-way
a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all
roadsI Spacing may be modified to accommodate sight distance requirements for
driveways and intersections.
b. Trees shall be located within the street right-of-way and planted in accordance with
Drawing No. 5-009 of the 2007 King County Road Standards, unless CED determines
that trees should not be located in the street right-of-way.
c. If the
City determines that
the required street trees
should not be located within the
right-of-way,
they shall be
located no more than 20
feet from the street right-of-way
line.
d. The trees shall be owned and maintained by the abutting lot owners or the
homeowners association or other workable organization. Ownership and
maintenance shall be noted on the face of the final recorded plat.
City of Renton Department of Community & Economic Development Final Plat Report & Decision
BOB SINGH FINAL PLAT LUA14-000172, FP
Page 6 of 6
e. The species of trees shall be approved by CED if located within the right-of-way, and
shall not include poplar, cottonwood, soft maples, gum, any fruit -bearing trees, or
any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers,
or that is not compatible with overhead utility lines.
f. The applicant shall submit a street tree plan for review and approval by CED prior to
engineering plan approval.
g. The applicant
shall
contact Metro
Service Planning at 684-1622
to determine if
120th Avenue
SE is
on a bus route.
If 120th Avenue SE is a
bus route, the street tree
plan shall also be reviewed by Metro.
Response: Landscape plans show all necessary tree planting schedules. It is noted that 120`"
Ave SE is not on a bus route.
CONCLUSION:
The Final Plat satisfies the conditions imposed by the preliminary plat process.
RECOMMENDATION:
The Hearing Examiner approves the Final Plat with the following condition:
All plat improvements shall be either constructed or deferred to the satisfaction of City staff prior to the
recording of the plat.
SUBMITTED THIS 12`h DAY OF September 2014
PING DIVISION
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