HomeMy WebLinkAboutHex Decision_Maertins Ranch_14-001568.doc
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8 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
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RE: Maertins Ranch Preliminary Plat
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LUA14-001568
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) FINAL DECISION
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SUMMARY
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The applicant requests preliminary plat approval for the subdivision of 4.09 acres into 13 single- family residential lots at 1508 Ilwaco Ave NE. The preliminary plat is
approved subject to
conditions.
TESTIMONY
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Clark Close, Renton associate planner, summarized the staff report. He noted there are no critical
20 areas on site. Mr. Close noted that during construction staff will monitor whether any project construction would adversely affect tree roots of neighboring properties.
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Maher Joudi, on behalf of the applicant, noted that the vault would be shored on the side of adjoining property to ensure that roots of neighboring properties would not be damaged. An
arborist has
already determined limits of disturbance for the neighboring roots as well.
Claudia Donnelly, neighbor, testified she lives about a quarter mile from the project site. She questioned why best management practices referenced in the staff report for flow control
aren’t
required as conditions of approval. She showed photographs of flooding on her property caused by
Windstone development. She read excerpts from the May Creek Basin Plan that concluded that detention ponds were not effective in preventing flooding from new development. The Plan
noted
that stormwater from new development has adversely affected May Creek. She noted in the Tiffany Park hearings there was testimony that the removal of trees will remove 75% of the ability
of the
property to process stormwater. She noted that pervious pavement should be used to mitigate
stormwater impacts and/or a level 3 vault and level 3 flow controls. She questioned why downstream analysis did not extend down to her property. She wanted to know why
flow control
measures aren’t taken now. She noted that Windstone stormwater facilities have broken twice and flooded her property with yellow water. She noted she had no flooding problems
prior to
Windstone. Her husband has measured flood waters up to 18 inches deep.
Steve Lee, Renton Development Engineering Manager, testified that the Green’s Creek flooding
depicted in Ex. 29 was part of a large flood event. Greens Creek has historically had periods of flooding in different parts of the river. Windstone was a King County project that
started in King
County and ended up in the City of Renton after annexation. Windstone stormwater design was initially subject to the 1990 manual and later stages were designed under the 1998 manual.
The
1990 manual required smaller ponds. The 1998 manual required larger ponds. Under the current
2009 manual, the ponds are required to be even larger.
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Maher Joudi noted that 2009 manual requires adherence to the best management practices (bmp) referenced by Ms. Donnelly. The applicant is required to comply with those bmps during final
engineering review whether they are required in the preliminary plat conditions of approval or not. The prior stormwater manuals used to govern Windstone didn’t require the modeling
of the rainfall
patterns of the area. Current durational modeling requires assessments to be based upon a storm on
top of a storm on top of a storm and to study the flow characteristics resulting from such events. The
current manual now requires stormwater controls to mimic pre-development conditions, which was
not required for Windstone. Ms. Connelly’s flooding complaints were not addressed in the downstream analysis because the current manual only requires assessment of complaints
less than
ten years old. Ms. Connelly’s complaints were more than ten years old. Unlike Windstone, the detention facility for the proposal is an underground vault where breaking is not near
as likely as the
open air facilities of Windstone. Matching pre-development stormwater conditions will reduce erosion on off-site properties. The retention capacity analysis done under the manual takes
into
account the loss of trees. It should also be noted that the project site is already heavily cleared and
developed, so that downstream property owners will likely see a reduction stormwater flows since the manual requires the applicant to mimic fully treed (undeveloped) conditions. Mr.
Joudi further
noted that downstream Level 3 analysis is only required for recurring historical stormwater problems. If there have been no complaints in the past ten years, as here, Level
3 analysis would not
be triggered.
Mr. Lee clarified that bmps are not made conditions of subdivision review because they are required
by the manual. The manual requirements are imposed during the utility construction permit stage of review.
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EXHIBITS
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1 Exhibits 1-20 identified at page 4-5 of the January 5, 2015 staff report were admitted into the record during the hearing. The following exhibits were also admitted during the hearing:
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Ex. 26: Claudia Donnelly letter.
Ex. 27: Staff power point presentation.
Ex. 28: GIS maps of project area (located on city website).
Ex. 29: Claudia Donnelly photographs (seven 8x11 photographs)
Ex. 30: Portions of Environmental Committee Report on application. Ex. 31: Pages 5-39 and 6-9 of May Creek Basin Plan
Ex. 32: Claudia Donnelly testimony.
FINDINGS OF FACT
Procedural:
1. Applicant. PNW Holdings, LLC
2. Hearing. A hearing on the preliminary plat application was held on February 10, 2015 in the City of Renton Council City Chambers.
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3. Project Description. The applicant requests preliminary plat approval for the subdivision of
4.09 acres into 13 single-family residential lots and a drainage tract at 1508 Ilwaco Ave NE. The
parcel would be divided into 13 residential lots and one storm drainage tract and would result in a
net density of 4.32 dwelling units per net acre. The drainage tract measures 10,496 square feet (sf) and consists of a stormwater detention vault. The proposed lots would range in size
from 8,050 sf to
10,985 sf with an average lot size of 9,274 sf. Access to the site would be from NE 16th St.
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The site currently contains one single-family residence, a detached garage, a barn, and associated
gravel driveways. All existing structures are proposed for demolition. There are 159 significant trees
on the site and 34 original trees are proposing to be retained. The applicant has submitted a Critical Area Report, Technical Information Report, Traffic Impact Analysis, Arborist
Report, and a
Geotechnical Engineering Study. The applicant will dedicate 46,627 sf for public streets with an
access road running north/south, through the property, to serve the new lots. 21
4. Adequacy of Infrastructure/Public Services. The project will be served by adequate infrastructure and public services. Preliminary adequacy of all infrastructure has been
reviewed by
the City’s Public Works Department and found to be sufficient. Specific infrastructure/services are
addressed as follows:
A. Water and Sewer Service. Water service will be provided by King County Water District
#90. A water availability certificate was submitted to the City. Sewer service will be provided by the City of Renton.
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B. Police and Fire Protection. Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition
that the applicant provides Code required improvements and fees. An approved cul-‐de-‐
sac type turnaround is required for dead end streets over 300 feet long, and all homes beyond 500 feet on dead end streets are required to install an approved fire
sprinkler system; this applies to Lots 5 and 6 (RMC 4-‐6-‐060H.2). Fire impact fees are
applicable at the rate of $495.10 per single family unit. This fee is paid at time of building permit issuance.
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C. Drainage. The proposal provides for adequate stormwater drainage facilities. A drainage plan (Exhibit 7) and technical information report (Exhibit 15) has been submitted with
the application. The report addresses compliance with 2009 King County Surface Water
Manual (KCSWM) and City of Renton Amendments to the KCSWM, Chapters 1 and 2. City staff have found the preliminary design to be consistent with the KSCWM and no
evidence was presented to the contrary. Final compliance with the KSCWM will be
implemented during utility construction permit and final plat review.
Claudia Donnelly wrote (Ex. 26 and 32) and testified of severe flooding problems on her
property caused by upstream development. She believes that the Windstone subdivision was the cause of the flooding in the 1990s. While this may be the case, the City’s
stormwater regulations have been upgraded several times since the regulations that applied to the Windstone development. As testified by the project engineer and the
City’s engineer, a major change in stormwater regulations since the stormwaer
regulations that applied to Windstone is that off-site stormwater flows generated by the project must match pre-development, fully forested conditions. As testified by the
project engineer, since the project site is currently partially developed and cleared, the
matching of predevelopment stormwater conditions will likely reduce stormwater impacts to Ms. Donnelly’s property over current conditions. Given that the KCSWM
requires pre-development flows and the project and city engineer’s both have concluded
that this requirement can be achieved, it must be determined that the proposal will not create any significant adverse stormwater impacts to Ms. Donnelly’s property or the
property of anyone else.
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Given the stormwater problems that Ms. Donnelly and others have had in the past, Ms.
Donnelly’s concerns are certainly legitimate and understandable. However, the City’s
newest stormwater regulations are specifically designed to prevent the stormwater problems that occurred in the past. There is also no expert opinion in the record that
counters the conclusions of Mr. Lee and Mr. Joudi that the KCSWM will prevent adverse
stormwater impacts to downstream properties. Ms. Donnelly did raise the point that an
expert in the Tiffany Park hearing identified that trees serve a significant function in stormwater retention, but the KCSWM requires that stormwater facilities be designed to
substitute for the lost capacity caused by the removal of trees.
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Ms. Donnelly also questioned why staff is not recommending a condition of approval
requiring compliance with best management practices and also wants to know why downstream analysis doesn’t extend down to her property. The best management
practices will be required during utility construction permit review so there is no need to
require them during preliminary plat review. The extent of downstream analysis is set by the KCSWM. As testified by Mr. Joudi, the KSCWM did not require downstream
analysis to extend to Ms. Donnelly’s property because flooding problems in her area are
documented (based upon stormwater complaints) as having occurred more than ten years ago.
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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.
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Streets. No significant traffic impacts are anticipated for the project. Project specific
impacts will not nessistate any off-site improvements and the applicant will be required
to pay its proportionate share of mitigation to the City’s transportation system as a whole through the payment of traffic impact fees. City engineering staff have reviewed the
preliminary street design and found it compliant with applicable street standards. Final
compliance shall be assessed by city staff during final plat review.
A Traffic Impact Analysis prepared by TraffEx Northwest Traffic Experts (dated October
27, 2014; Exhibit 14) was submitted with the application materials. The proposed 13-lot subdivision would generate 124 average weekday trips: 10 AM peak hour and 13 PM
peak hour at the future intersection of NE 16th St and the sites proposed access street.
The study intersection operates at an excellent Level of Service (LOS) A for future conditions including project generated traffic. A 3% per year annual background growth
rate was added for each year of the two-year time period (for a total of 6%) from the 2014
traffic count to the 2016 horizon year of the proposal. The traffic report concludes by listing the following traffic impact mitigation measures: 1) construct the street
improvements including curb, gutter and sidewalk for the site access street and site
frontage on NE 16th Street; and 2) contribute the approximately $8,550 Transportation
Mitigation fee to the City of Renton.
It is also anticipated that the proposed project would result in impacts to the City’s street
system. In order to mitigate transportation impacts, the applicant would be required to meet code-required frontage improvements, City of Renton’s transportation concurrency
requirements (Exhibit 24) based upon a test of the citywide Transportation Plan and pay appropriate Transportation Impact Fees. Currently, this fee is assessed at $2,214.44 per
net new single family home (13 x $2,214.44 = $28,787.72). This fee is payable to the
City at the time of building permit issuance.
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. Adequate school facilities are available for the project and safe
walking conditions will be provided to and from school.
The staff report concludes that it is anticipated that the Issaquah School District can
accommodate any additional students generated by this proposal at the following schools: Newcastle Elementary (8400 136th Ave SE, Newcastle), Maywood Middle School
(14490 168th Ave SE, Renton), and Liberty High School (16655 SE 136th St). 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 at the time of building permit application.
Currently, the 2015 fee is assessed at $5,730.00 per single family residence.
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. As part of the proposed project, sidewalks would be constructed along
on-site roadways which would connect to the existing sidewalk system along NE 16th St,
Lyons Pl NE, NE 17th St, and 148th Ave SE to the anticipated bus stops at the intersection of NE 17th St and 148th Ave SE. This anticipated route would provide adequate
provisions for safe walking conditions for students who walk to and from school and/or
bus stops (Exhibit 19).
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 City’s stormwater regulations are sufficient to prevent flooding both off and on-site.
There are no
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1 critical areas on site. The proposal is surrounded by single family development that is zoned R-4 or R-8 so compatibility of use is not an issue.
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There were concerns raised about tree preservation. City development standards define what is acceptable tree removal and retention. The proposal is compliant with applicable tree retention
standards. RMC 4-4-130H requires thirty percent of the trees shall be retained in a residential development. When the required number of protected trees cannot be retained, new trees,
with a
two-inch (2”) caliper or greater, must be planted. The replacement rate is twelve (12) caliper inches of new trees to replace each protected tree removed. The property is covered with
large Douglas fir
and some Madrona and ornamental trees around the home. There are approximately 159 trees over 6
inches in diameter throughout the site (208 trees including rights-of-ways and on adjoining parcels). After street and critical area deductions, and the minimum requirement to retain
30%, the applicant
is required to retain 36 trees. The applicant is proposing to retain 34 trees (6” or larger), and thus the required tree caliper replacement is 24 inches. The average size of the trunk
at diameter at breast
height (DBH) for the 34 trees is 11.7 inches (11.7”) and the species include 27 Douglas-firs, six (6)
Western red-cedars, and one (1) Madrona. Mathematically, a minimum of 9.6 replacement trees at
2.5 DBH will be used to achieve the required 24 replacement inches. All trees that are proposed to
be retained will be fenced and signed during construction process for preservation (Exhibits 5-8). The applicant is proposing additional trees beyond the minimum 9.6 trees
at 2.5 inches (28
Evergreen Magnolia x 2.5 = 70 replacement inches; 18 Leyland Cypress at 8’-10’ height); this complies with RMC.
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A concern was also raised about impacts to trees on adjoining properties. Due to the size and
location of the proposed stormwater vault, there is a potential to impact to the off-site trees to the
east of Tract A. The applicant had an arborist to assess the limits of disturbance for construction of the vault. City staff will also be monitoring the vault construction to ensure
that tree roots are not
damaged. The conditions of approval will require implementation of these measures to protect trees on adjoining properties.
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No other significant impacts are reasonably anticipated from the evidence contained within the
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20 Conclusions of Law
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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. RMC 4-9-070 grants
the
Examiner authority to review and make final decisions on SEPA appeals.
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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).
3. Review Criteria. Chapter 4-7 RMC governs the criteria for preliminary 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.
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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 I(2) of the staff report is adopted by
reference as if set forth in full, with all recommended conditions of approval adopted by this decision as well. 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.
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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 I(1) 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 internal road system connects to NE 16th St., an existing public road. 21
RMC 4-7-120(B): The location of all streets shall conform to any adopted plans for streets in the
City.
7. The City’s adopted street plans are not addressed in the staff report or anywhere else in the
administrative record. However, the only street connection possible for the project is as proposed to NE 16th. The project site is otherwise completely surrounded by single-family development.
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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.
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8. There is nothing in the record to reasonably suggest the proximity of any official 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.
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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.
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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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18 3. Land Clearing and Tree Retention: Shall comply with RMC 4-4-130, Tree Retention and Land Clearing Regulations.
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Streams:
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Preservation: Every reasonable effort shall be made to preserve existing streams, bodies of water,
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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.
9. The land is suitable for a subdivision as the stormwater design assures that it will not contribute to flooding and there are no critical areas at the project site. 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.
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.
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. As shown in the aerial photograph at p 2 of the staff report, the internal road connection to
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NE 16
St. is currently the only road connection possible for the project.
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.
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The proposed connection to NE 16th is the only connection possible for the project.
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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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As determined in Finding of Fact 4, the Public Works Department has reviewed and
26 approved the adequacy of streets, which includes compliance with applicable street standards. .
1 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:
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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.
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4. Connections: Prior to adoption of a complete grid street plan, reasonable connections that link
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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…
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6. Alternative Configurations: Offset or loop roads are the preferred alternative configurations.
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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. As shown in Ex. 2, no grid pattern is possible for the proposal due to surrounding residential
development. Alley access is not required since the proposal is in a Residential Low Density comprehensive plan land use designation. There is insufficient space for a looped road system
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proposed cul de sac is necessary and authorized since no further road connection is possible.
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 and as will be required during final plat engineering review.
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 possible for the project so the criterion does not apply.
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. 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.
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.
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20. As previously determined, the proposed lots comply with the zoning standards of the R-4
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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 Staff Report 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').
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. Trees will be retained as required by City code as determined in Finding of Fact No. 5.
There are no other natural features that need preservation as contemplated in the criterion quoted above.
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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.
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RMC 4-7-200(C): The water distribution system including the locations of fire hydrants shall be
17 designed and installed in accordance with City standards as defined by the Department and Fire Department requirements.
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26. Compliance with City water system design standards is assured during final plat review.
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. 7 RMC 4-7-210:
8 A. MONUMENTS:
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Concrete permanent control monuments shall be established at each and every controlling corner of
10 the subdivision. Interior monuments shall be located as determined by the Department. All surveys shall be per the City of Renton surveying standards.
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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.
29. As conditioned. 17
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DECISION
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The proposed preliminary plat as depicted in Ex. 2 and described in this decision is consistent with
all applicable review criteria as outlined above and is therefore 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 and all street name signs shall be installed prior to final plat approval.
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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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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 comply with the monument and survey requirements of RMC 4-7-210. 18
8. The applicant shall submit an arborist report demonstrating to the satisfaction of City staff
that the proposed vault construction will not adversely affect trees on adjoining property.
9. The applicant shall obtain a demolition permit and complete all required inspections for the
removal of the existing single family residence, detached garage and barn prior to Final Plat recording.
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10. Upon the extension and completion of the public road from NE 16th Street through to SR 900, the future owners of Lot 5 & 6 may relinquish the combined 3,562 square feet of
temporary cul-de-sac easement, pending installation of complete frontage improvements in
the right-of-way and approval by the City of Renton. Prior to recording, the applicant shall include similar language on the face of the plat.
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11. The applicant shall provide two (2) trees within the rear yards of Lots 4, 5, 10, 11, 12, and 13
and one (1) tree within the 10-foot lot landscaping along street frontage of Lot 6. A final detailed landscape plan shall be submitted to and approved by the Current Planning Project
Manager prior to construction permit issuance.
12. The cul-de-sac shall be constructed to public street standards, in and out of the dedicated
public right-of-way.
13. A street lighting plan shall be submitted at the time of construction permit review for review
and approval by the City’s Plan Reviewer.
14. The applicant shall create a Home Owners Association (“HOA”) that maintains all landscaping improvements in Tract “A”, all maintenance and repairs of the temporary access
easement for the cul-de-sac turnaround and any and all other common improvements. A
draft of the HOA documents shall be submitted to and approved by the City of Renton Project Manager and the City Attorney prior to Final Plat recording. Such document shall be
recorded concurrently with the Final Plat.
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15. Any proposal to convert the stormwater vault within Tract “A” to a stormwater detention
13 pond shall be considered a Major Plat Amendment subject to the requirements outlined under 14 RMC 4-7-080M.2.
16. The applicant shall be required to obtain a temporary construction easement for all work
conducted outside of the applicant’s property. The temporary construction easement shall be submitted to the City prior to any permits being issued or demonstrate that offsite trees
can
be saved during construction.
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19 DATED this 2nd day of March, 2015.
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City of Renton Hearing Examiner
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Appeal Right and Valuation Notices
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RMC 4-8-080 provides that the final decision of the hearing examiner is subject to appeal to the Renton City Council. RMC 4-8-110(E)(14) 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 examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-110(E)(13) and RMC 4-8-100(G)(9). A new fourteen (14)
day
1 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
2 floor, (425) 430-6510.
Affected property owners may request a change in valuation for property tax purposes
notwithstanding any program of revaluation. 5
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