HomeMy WebLinkAboutStaff Report to the HEX - Concord Place Final Plat.pdfCITYOFANDECONOMICDEVELOPMENTRentonA.REPORTTOTHEHEARINGEXAMINERDATE:March23,2016ProjectNameConcordPlaceFinalPlatOwner:AlbacoreACH,LLCApplicant:9675—SE36t17StreetSuite105MercerIsland,WA98040Contact:JustinLagers,PNWHoldings,LLC.,9675—SE36thStreetSuite105MercerIsland,WA98040FileNumber:LUA16-000071,FPProjectManager:JanlIlianProjectSummary:A13-lotresidentialsubdivisionwith1Tractona4.07acresite,locatedwithinthe(R-4)zoningclassification.PreliminaryPlatLUA14-001568.ProjectLocation:1508—llwacoAvenueNE,Section03,Township23,Range05SiteArea:177,683SF(4.07acres)NB.EXHIBITS:Exhibit1:StaffReportdatedMarch23,2016Exhibit2:PreliminaryPlatReportandExhibits(LUA14-0001568)Exhibit3:FinalPlatMapExhibit4:VicinityMapExhibit5:ConditionsofComplianceLetterNC.FINDINGSOFFACT(FOE):1.Theapplicant,AlbacoreACHLLC,filedarequestforapprovalofa13-lotfinalplat.2.TheEnvironmentalReviewCommittee(ERC),theCity’sresponsibleofficial,issuedaDeterminationofNon-Significance-MitigatedonJanuary5,2015forthesubjectproposal.3.Representativesfromvariouscitydepartmentsarereviewingtheapplicationmaterialstoidentifycompliancewithallconditionsofprojectapproval.4.Thesubjectsiteislocatedat1508-llwacoAveNE.TheplatislocatedinSection03Twp.23Rng.05.5.Thesubjectsite(177,683squarefeet)isa4.07acreparcel.6.Thepreliminaryplat(LUA14-001568)receivedapprovalfromtheCityofRentononMarch2,2015;noappealswerefiled.HEXReportconcordPlaceLUA16-000071,FP
CityofRentonDepartmentofCommunity&EconomicDevelopmentHearingExaminerRecommendationConcordPlaceFinalPlatakaMaertinsRanchLUA6-000071,FPMarch23,2016Page2ofS7.ThepropertyislocatedwithintheR-4ZoneandRLDCompPlandesignation.8.TheFinalPlatcomplieswithboththeZoningCodeandtheComprehensivePlan.9.TheapplicanthascompliedwiththefollowingconditionsimposedbytheERConSeptember15,2014:i.ProjectconstructionshallberequiredtocomplywiththerecommendationsfoundintheGeotechnicalEngineeringStudyreport,preparedEarthSolutionsNW,LLC.datedOctober29th2014.StaffResponse:Theserecommendationswillbecompliedwithbythecompletionofconstructionofsiteimprovementsasprovidedforontheapprovedconstructiondrawing.10.TheapplicanthascompliedwiththefollowingconditionsasaresultofthepreliminaryplatapprovalHearingExaminer’sDecisiondatedOctober31,2014.i.TheapplicantshallcomplywiththemitigationmeasuresissuedaspartoftheMitigatedDeterminationofNon-Significancefortheproposal.StaffResponse:Seestaffresponseabove.ii.AllproposedstreetnamesshallbeapprovedbytheCityandallstreetnamesignsshallbeinstalledpriortofinalplatapproval.StaffResponse:Streetnameshavebeenprovided.Streetnamesignshavebeeninstalled.iii.Alllotcornersatintersectionsofdedicatedpublicrights-of-way,exceptalleys,shallhaveminimumradiusoffifteenfeet(15).StaffResponse:Alllotcornersattheintersectionsofthededicatedpublicrights-of-wayshaveaminimumof15-footradius.iv.Sidesewerlinesshallbeinstalledeightfeet(8’)intoeachlotifsanitarysewermainsareavailable,orprovidedwiththesubdivisiondevelopment.StaffResponse:Asindicatedontheapprovedconstructionplans(andas-builtdrawings),allsidesewerlineshavebeeninstalled8feetintoeachlot.v.Allutilitiesdesignedtoservethesubdivisionshallbeplacedunderground.Anyutilitiesinstalledintheparkingstripshallbeplacedinsuchamanneranddepthtopermittheplantingoftrees.Thoseutilitiestobelocatedbeneathpavedsurfacesshallbeinstalled,includingallserviceconnections,asapprovedbytheDepartmentofPublicWorks.Suchinstallationshallbecompletedandapprovedpriortotheapplicationofanysurfacematerial.EasementsmayberequiredforthemaintenanceandoperationofutilitiesasspecifiedbytheDepartmentofPublicWorks.StaffResponse:Thisconditionhasbeenmetwiththecompletionofconstructionofthesiteimprovementsasshownontheapprovedconstructionplans.HEXRepartConcordPlaceLUA15-000071,FP
CityofRentonDepartmentofCommunity&EconomicDevelopmentHearingExaminerRecommendationConcordPlaceFinalPlatakaMaertinsRanchLUA16-000071,FPMarch23,2016Page3of5vi.AnycableTVconduitsshallbeundergroundedatthesametimeasotherbasicutilitiesareinstalledtoserveeachlot.ConduitforserviceconnectionsshallbelaidtoeachlotlinebyApplicantastoobviatethenecessityfordisturbingthestreetarea,includingsidewalks,oralleyimprovementswhensuchserviceconnectionsareextendedtoserveanybuilding.Thecostoftrenching,conduit,pedestalsand/orvaultsandlateralsaswellaseasementsthereforerequiredtobringservicetothedevelopmentshallbebornebythedeveloperand/orlandowner.Theapplicantshallberesponsibleonlyforconduittoservehisdevelopment.Conduitendsshallbeelbowedtofinalgroundelevationandcapped.ThecableTVcompanyshallprovidemapsandspecificationstotheapplicantandshallinspecttheconduitandcertifytotheCitythatitisproperlyinstalled.StaffResponse:Alldryutilities(cable,phone,gas,etc.)havebeeninstalledunderground,stubbedtoeachlot,andallassociatedfeeshavebeenpaidbythedeveloper.Thisconditionhasbeenmetwiththecompletionofconstructionofthesiteimprovementsasshownontheapprovedconstructionplans.Necessaryeasementshavebeenproducedonthefinalplat.vii.TheapplicantshallcomplywiththemonumentandsurveyrequirementsofRMC4-7-210.StaffResponse:Monumentswillbeinstalledandthefinalplathasbeenpreparedaccordingtothesurveyrequirements.viii.TheapplicantshallsubmitanarboristreportdemonstratingtothesatisfactionofCitystaffthattheproposedvaultconstructionwillnotadverselyaffecttreesonadjoiningproperty.StaffResponse:FourcopiesofthearboristreportpreparedbyGreenforestIncorporated,datedNovember12,2014havebeensubmittedwiththefirstsubmittalofthefinalplat.Theapplicantobtainedaconstructioneasementfromtheneighboringpropertyowner.Thiswasapprovedduringtheconstructiondocumentphaseoftheproject.ix.Theapplicantshallobtainademolitionpermitandcompleteallrequiredinspectionsfortheremovaloftheexistingsinglefamilyresidence,detachedgarageandbarnpriortoFinalPlatrecording.StaffResponse:Therequiredpermithasbeenobtainedandtheexistingstructuresdemolished.x.UpontheextensionandcompletionofthepublicroadfromNE16thStreetthroughtoSR900,thefutureownersofLot5&6mayrelinquishthecombined3,562squarefeetofthetemporarycul-desaceasement,pendinginstallationofcompletefrontageimprovementsintheright-of-wayandapprovalbytheCityofRenton.Priortorecording,theapplicantshallincludesimilarlanguageonthefaceoftheplat.StaffResponse:TheeasementisshownonSheet5andthefollowingnote7isprovidedonSheet2underEasementNotes.“ThetemporaryturnaroundeasementshownonLots5,6and7hasbeengrantedandconveyedtoTheCityofRenton,apoliticalsubdivisionofTheStateofWashington,fortemporaryturnaroundfacilities.TheConcordPlaceHomeownersAssociationisherebyresponsibleforthemaintenanceofsaidtemporaryturnaroundfacilitieswithinsaideasement.Thiseasementshallautomaticallyterminateupontheextensionsofthepublicrightofwaythroughtheadjoiningproperty.Itshallbetheresponsibilityofthedeveloperextendingsaidrightofwaytoremovetheimprovementsassociatedwiththetemporaryturnaroundandreconstructthestandardroadwaycrosssectionthroughtheseareas.”HEXReportConcordPlaceLUA16-000071,FP
CityofRentonDepartmentofCommunity&EconomicDevelopmentHearingExaminerRecommendationConcordPlaceFinalPlatakaMaertinsRanchLUA16-000071,FPMarch23,2016Page4of5xi.Theapplicantshallprovidetwo(2)treeswithintherearyardsofLots4,5,10,11,12,and13andone(1)treewithinthe10-footlotlandscapingalongstreetfrontageofLot6.AfinaldetailedlandscapeplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoconstructionpermitissuance.StaffResponse:Therequiredtreesareshownontheapprovedlandscapeplansandwillbeinstalledpriortoand/orwithbuildingpermit.xii.Thecul-de-sacshallbeconstructedtopublicstreetstandards,inandoutofthededicatedpublicright-of-way.StaffResponse:Thisconditionhasbeenmetwiththecompletionofconstructionofthesiteimprovementsasshownontheapprovedconstructionplans.xiii.AstreetlightingplanshallbesubmittedatthetimeofconstructionpermitreviewforreviewandapprovalbytheCity’sPlanReviewerStaffResponse:Streetlightingplanshavebeensubmittedandapproved.xiv.TheapplicantshallcreateaHomeOwnersAssociation(“HOA”)thatmaintainsalllandscapingimprovementsinTract“A”,allmaintenanceandrepairsofthetemporaryaccesseasementforthecul-de-sacturnaroundandanyandallothercommonimprovements.AdraftoftheHOAdocumentsshallbesubmittedtoandapprovedbytheCityofRentonProjectManagerandtheCityAttorneypriortoFinalPlatrecording.SuchdocumentshallberecordedconcurrentlywiththeFinalPlat.StaffResponse:TheConcordPlaceHomeownersAssociationwasestablishedOctober7,2015.TherequiredmaintenanceresponsibilitiesareestablishedonthefinalplatandtheCovenants,ConditionsandRestrictionshavebeensubmittedwiththefirstsubmittalofthefinalplat.xv.AnyproposaltoconvertthestormwatervaultwithinTract“A”toastormwaterdetentionpondshallbeconsideredaMajorPlatAmendmentsubjecttotherequirementsoutlinedunderRMC4-7-080M.2.StaffResponse:TractAhasbeendevelopedandapprovedwithastormwatervault.xvi.Theapplicantshallberequiredtoobtainatemporaryconstructioneasementforallworkconductedoutsideoftheapplicant’sproperty.ThetemporaryconstructioneasementshallbesubmittedtotheCitypriortoanypermitsbeingissuedordemonstratethatoffsitetreescanbesavedduringconstruction.StaffResponse:Allrequiredoffsiteeasementshavebeensubmittedandapprovedandpermitsissued.HEXReportConcordPlaceLUA16-000071,FP
CityofRentonDepartmentofCommunity&EconomicDevelopmentHearingExaminerRecommendationConcordPlaceFinalPlatakaMaertinsRanchLUA6-000071,FPMarch23,2016PageSof50.CONCLUSIONS:1.ThesubjectsiteislocatedintheResidentialLowDensity(RLD)ComprehensivePlandesignationandcomplieswiththegoalsandpoliciesestablishedwiththisdesignation,seeFOE7.2.ThesubjectsiteislocatedintheResidential-4DU/AC(R-4)zoningdesignationandcomplieswiththezoninganddevelopmentstandardsestablishedwiththisdesignation,seeFOE7.3.TheFinalPlatsatisfiestheconditionsimposedbythepreliminaryplatprocess,seeFOF6.E.RECOMMENDATION:StaffrecommendsapprovaloftheConcordPlaceFinalPlat,FileNo.LUA6-000071,FPasdepictedinExhibit3,subjecttothefollowingconditions:1.AllplatimprovementsshallbeeitherconstructedordeferredtothesatisfactionofCitystaffpriortotherecordingoftheplat.SUBMITTEDTHIS23rdDAYOFMARCH,2016NNINGDIVISIONHEXReportConcordPlaceLUA16-000071,FP
1234567$BEFORETHEHEARINGEXAMINERFORTHECITYOFRENTON9)RE:MaertinsRanchPreliminaryPlat)10)FINALDECISION)11)LUA14-001568)12))13_____________________________________________)14SUMMARY15Theapplicantrequestspreliminaryplatapprovalforthesubdivisionof4.09acresinto13single-16familyresidentiallotsat150$llwacoAveNE.Thepreliminaryplatisapprovedsubjectto17conditions.18TESTIMONY19ClarkClose,Rentonassociateplanner,summarizedthestaffreport.Henotedtherearenocritical20areasonsite.Mr.Closenotedthatduringconstructionstaffwillmonitorwhetheranyproject21constructionwouldadverselyaffecttreerootsofneighboringproperties.MaherJoudi,onbehalfoftheapplicantnotedthatthevaultwouldbeshoredonthesideofadjoining22propertytoensurethatrootsofneigh’bonngpropertieswouldnotbedamaged.Anarboristhas23alreadydeterminedlimitsofdisturbancefortheneighboringrootsaswell.24ClaudiaDonnelly,neighbor,testifiedshelivesaboutaquartermilefromtheprojectsite.Shequestionedwhybestmanagementpracticesreferencedinthestaffreportforflowcontrolaren’t25requiredasconditionsofapproval.SheshowedphotographsoffloodingonherpropertycausedbyWindstonedevelopment.ShereadexcerptsfromtheMayCreekBasinPlanthatconcludedthat26detentionpondswerenoteffectiveinpreventingfloodingfromnewdevelopment.ThePlannotedPRELIARYPLAT-1EXHIBIT2
1thatstormwaterfromnewdevelopmenthasadverselyaffectedMayCreek.ShenotedintheTiffanyParkhearingstherewastestimonythattheremovaloftreeswillremove75%oftheabilityofthe2propertytoprocessstormwater.Shenotedthatperviouspavementshouldbeusedtomitigate3stormwaterimpactsand/oralevel3vaultandlevel3flowcontrols.Shequestionedwhdownstreamanalysisdidnotextenddowntoherproperty.Shewantedtoknowwhyflowcontro4measuresaren’ttakennow.ShenotedthatWindstonestormwaterfacilitieshavebrokentwiceandfloodedherpropertywithyellowwater.Shenotedshehadnofloodingproblemspriorto5Windstone.Herhusbandhasmeasuredfloodwatersupto18inchesdeep.6SteveLee,RentonDevelopmentEngineeringManager,testifiedthattheGreen’sCreekflooding7depictedinEx.29waspartofalargefloodevent.GreensCreekhashistoricallyhadperiodsoffloodingindifferentpartsoftheriver.WindstonewasaKingCountyprojectthatstartedinKing8CountyandendedupintheCityofRentonafterannexation.Windstonestormwaterdesignwasinitiallysubjecttothe1990manualandlaterstagesweredesignedunderthe199$manual.The91990manualrequiredsmallerponds.The1998manualrequiredlargerponds.Underthecurrent2009manual,thepondsarerequiredtobeevenlarger.1011MaherJoudinotedthat2009manualrequiresadherencetothebestmanagementpractices(bmp)referencedbyMs.Donnelly.Theapplicantisrequiredtocomplywiththosebmpsduringfinal12engineeringreviewwhethertheyarerequiredinthepreliminaryplatconditionsofapprovalornot.ThepriorstormwatermanualsusedtogovernWindstonedidn’trequirethemodelingoftherainfall13patternsofthearea.Currentdurationalmodelingrequiresassessmentstobebaseduponastormontopofastormontopofastormandtostudytheflowcharacteristicsresultingfromsuchevents.The14currentmanualnowrequiresstormwatercontrolstomimicpre-developmentconditions,whichwas15notrequiredforWindstone.Ms.Connelly’sfloodingcomplaintswerenotaddressedinthedownstreamanalysisbecausethecurrentmanualonlyrequiresassessmentofcomplaintslessthan16tenyearsold.Ms.Connelly’scomplaintsweremorethantenyearsold.UnlikeWindstone,thedetentionfacilityfortheproposalisanundergroundvaultwherebreakingisnotnearaslikelyasthe17openairfacilitiesofWindstone.Matchingpre-developmentstormwaterconditionswillreduceerosiononoff-siteproperties.Theretentioncapacityanalysisdoneunderthemanualtakesinto18accountthelossoftrees.Itshouldalsobenotedthattheprojectsiteisalreadyheavilyclearedand19developed,sothatdownstreampropertyownerswilllikelyseeareductionstormwaterflowssincethemanualrequirestheapplicanttomimicfullytreed(undeveloped)conditions.Mr.Joudifurther20notedthatdownstreamLevel3analysisisonlyrequiredforrecurringhistoricalstormwaterproblems.Iftherehavebeennocomplaintsinthepasttenyears,ashere,Level3analysiswouldnot21betriggered.22Mr.Leeclarifiedthatbmpsarenotmadeconditionsofsubdivisionreviewbecausetheyarerequired23bythemanual.Themanualrequirementsareimposedduringtheutilityconstructionpermitstageofreview.2425EXHIBITS26PRELIMINARYPLAT-2
1Exhibits1-20identifiedatpage4-5oftheJanuary5,2015staffreportwereadmittedintotherecord2duringthehearing.Thefollowingexhibitswerealsoadmittedduringthehearing:Ex.26:ClaudiaDonnellyletter.Ex.27:Staffpowerpointpresentation.Ex.28:GISmapsofprojectarea(locatedoncitywebsite).Ex.29:ClaudiaDonnellyphotographs(seven$xllphotographs)Ex.30:PortionsofEnvironmentalCommitteeReportonapplication.Ex.31:Pages5-39and6-9ofMayCreekBasinPlan6Ex.32:ClaudiaDonnellytestimony.7FINDINGSOFFACT8Procedural:1.Applicant.PNWHoldings,LLC102.Hearing.AhearingonthepreliminaryplatapplicationwasheldonFebruary10,2015intheCityofRentonCouncilCityChambers.123.ProjectDescription.Theapplicantrequestspreliminaryplatapprovalforthesubdivisionof4.09acresinto13single-familyresidentiallotsandadrainagetractat15081]wacoAveNE.The13parcelwouldbedividedinto13residentiallotsandonestormdrainagetractandwouldresultina14netdensityof4.32dwellingunitspernetacre.Thedrainagetractmeasures10,496squarefeet(sf)andconsistsofastormwaterdetentionvault.Theproposedlotswouldrangeinsizefrom8,050sfto1510,985sfwithanaveragelotsizeof9,274sf.AccesstothesitewouldbefromNE16thSt.16Thesitecurrentlycontainsonesingle-familyresidence,adetachedgarage,abarn,andassociated17graveldriveways.Allexistingstructuresareproposedfordemolition.Thereare159significanttrees18onthesiteand34originaltreesareproposingtoberetained.TheapplicanthassubmittedaCriticalAreaReport,TechnicalInformationReport,TrafficImpactAnalysis,ArboristReport,anda19GeotechnicalEngineeringStudy.Theapplicantwilldedicate46,627sfforpublicstreetswithan20accessroadrunningnorth/south,throughtheproperty,toservethenewlots.21224.AdequacyofInfrastructure/PublicServices.Theprojectwillbeservedbyadequateinfrastructureandpublicservices.Preliminaryadequacyofallinfrastructurehasbeenreviewedby23theCity’sPublicWorksDepartmentandfoundtobesufficient.Specificinfrastructure/servicesare24addressedasfollows:25A.WaterandSewerService.WaterservicewillbeprovidedbyKingCountyWaterDistrict26#90.AwateravailabilitycertificatewassubmittedtotheCity.SewerservicewillbeprovidedbytheCityofRenton.PRELIMINARYPLAT-3
1B.PoliceandFireProtection.PoliceandFirePreventionstaffindicatesthatsufficient2resourcesexisttofurnishservicestotheproposeddevelopment;subjecttothecondition3thattheapplicantprovidesCoderequiredimprovementsandfees.Anapprovedcul---de--sactypeturnaroundisrequiredfordeadendstreetsover300feetlong,andall4homesbeyond500feetondeadendstreetsarerequiredtoinstallanapprovedfire5sprinklersystem;thisappliestoLots5and6(RMC4---6---060H.2).fireimpactfeesareapplicableattherateof$495.10persinglefamilyunit.Thisfeeispaidattimeof6buildingpermitissuance.78C.Drainage.Theproposalprovidesforadequatestormwaterdrainagefacilities.Adrainageplan(Exhibit7)andtechnicalinformationreport(Exhibit15)hasbeensubmittedwith9theapplication.Thereportaddressescompliancewith2009KingCountySurfaceWater10Manual(KCSWM)andCityofRentonAmendmentstotheKCSWM,Chapters1and2.CitystaffhavefoundthepreliminarydesigntobeconsistentwiththeKSCWMandno11evidencewaspresentedtothecontrary.FinalcompliancewiththeKSCWMwillbe12implementedduringutilityconstructionpermitandfinalplatreview.13ClaudiaDonnellywrote(Ex.26and32)andtestifiedofseverefloodingproblemsonherpropertycausedbyupstreamdevelopment.ShebelievesthattheWindstonesubdivision14wasthecauseofthefloodinginthe1990s.Whilethismaybethecase,theCity’s15stormwaterregulationshavebeenupgradedseveraltimessincetheregulationsthatappliedtotheWindstonedevelopment.Astestifiedbytheprojectengineerandthe16City’sengineer,amajorchangeinstormwaterregulationssincethestormwaer17regulationsthatappliedtoWindstoneisthatoff-sitestormwaterflowsgeneratedbytheprojectmustmatchpre-development,fullyforestedconditions.Astestifiedbythe18projectengineer,sincetheprojectsiteiscurrentlypartiallydevelopedandcleared,the19matchingofpredevelopmentstormwaterconditionswilllikelyreducestormwaterimpactstoMs.Donnelly’spropertyovercurrentconditions.GiventhattheKCSWM20requirespre-developmentflowsandtheprojectandcityengineer’sbothhaveconcluded21thatthisrequirementcanbeachieved,itmustbedeterminedthattheproposalwillnotcreateanysignificantadversestormwaterimpactstoMs.Donnelly’spropertyorthe22propertyofanyoneelse.23GiventhestormwaterproblemsthatMs.Donnellyandothershavehadinthepast,Ms.24Donnelly’sconcernsarecertainlylegitimateandunderstandable.However,theCity’s25neweststormwaterregulationsarespecificallydesignedtopreventthestormwaterproblemsthatoccurredinthepast.Thereisalsonoexpertopinionintherecordthat26counterstheconclusionsofMr.LeeandMr.JoudithattheKCSWMwillpreventadversePREUMINARYPLAT-4
1stormwaterimpactstodownstreamproperties.Ms.Donnellydidraisethepointthatan2expertintheTiffanyParkhearingidentifiedthattreesserveasignificantfunctioninstormwaterretention,buttheKCSWMrequiresthatstormwaterfacilitiesbedesignedto3substituteforthelostcapacitycausedbytheremovaloftrees.4Ms.Donnellyalsoquestionedwhystaffisnotrecommendingaconditionofapproval5requiringcompliancewithbestmanagementpracticesandalsowantstoknowwhydownstreamanalysisdoesn’textenddowntoherproperty.Thebestmanagement6practiceswillberequiredduringutilityconstructionpermitreviewsothereisnoneedto7requirethemduringpreliminaryplatreview.TheextentofdownstreamanalysisissetbytheKCSWM.AstestifiedbyMr.Joudi,theKSCWMdidnotrequiredownstream8analysistoextendtoMs.Donnelly’spropertybecausefloodingproblemsinherareaare9documented(baseduponstormwatercomplaints)ashavingoccurredmorethantenyearsago.1011D.Parks/OpenSpace.Cityordinancesrequirethepaymentofparkimpactfeespriorto12buildingpermitissuance.RMC4-2-115,whichgovernsopenspacerequirementsfor13residentialdevelopment,doesnothaveanyspecificrequirementsforopenspaceforresidentialdevelopmentintheR-4district.Theimpactfeesprovideforadequateparks14andopenspace.15E.Streets.Nosignificanttrafficimpactsareanticipatedfortheproject.Projectspecific16impactswillnotnessistateanyoff-siteimprovementsandtheapplicantwillberequired17topayitsproportionateshareofmitigationtotheCity’stransportationsystemasawholethroughthepaymentoftrafficimpactfees.Cityengineeringstaffhavereviewedthe18preliminaryStreetdesignandfounditcompliantwithapplicablestreetstandards.Final19complianceshallbeassessedbycitystaffduringfinalplatreview.20ATrafficImpactAnalysispreparedbyTraffExNorthwestTrafficExperts(datedOctober2127,2014;Exhibit14)wassubmittedwiththeapplicationmaterials.Theproposed13-lotsubdivisionwouldgenerate124averageweekdaytrips:10AMpeakhourand13PM22peakhouratthefutureintersectionofNE16thStandthesitesproposedaccessstreet.23ThestudyintersectionoperatesatanexcellentLevelofService(LOS)Aforfutureconditionsincludingprojectgeneratedtraffic.A3%peryearannualbackgroundgrowthratewasaddedforeachyearofthetwo-yeartimeperiod(foratotalof6%)fromthe2014trafficcounttothe2016horizonyearoftheproposal.Thetrafficreportconcludesbylistingthefollowingtrafficimpactmitigationmeasures:1)constructtheStreet26improvementsincludingcurb,gutterandsidewalkforthesiteaccessstreetandsitePRELIMINARYPLAT-5
1frontageonNE16thStreet;and2)contributetheapproximately$8,550Transportation2MitigationfeetotheCityofRenton.3ItisalsoanticipatedthattheproposedprojectwouldresultinimpactstotheCity’sstreet4system.Inordertomitigatetransportationimpacts,theapplicantwouldberequiredtomeetcode-requiredfrontageimprovements,CityofRentonstransportationconcurrency5requirements(Exhibit24)baseduponatestofthecitywideTransportationPlanandpayappropriateTransportationImpactFees.Currently,thisfeeisassessedat$2,214.44per6netnewsinglefamilyhome(13x$2,214.44$28,787.72).Thisfeeispayabletothe7Cityatthetimeofbuildingpermitissuance.8F.Parking.Sufficientareaexists,oneachlot,toaccommodaterequiredoffstreetparking9foraminimumoftwovehiclesperdwellingunitasrequiredbyCitycode.10G.Schools.Adequateschoolfacilitiesareavailablefortheprojectandsafe11walkingconditionswillbeprovidedtoandfromschool.12ThestaffreportconcludesthatitisanticipatedthattheIssaquahSchoolDistrictcan13accommodateanyadditionalstudentsgeneratedbythisproposalatthefollowingschools:NewcastleElementary($400136thAveSE,Newcastle),MaywoodMiddleSchool14(14490168thAveSE,Renton),andLibertyHighSchool(16655SE136thSt).ASchool15ImpactFee,basedonnewsinglefamilylots,willalsoberequiredinordertomitigatetheproposal’spotentialimpactstoIssaquahSchoolDistrict.ThefeeispayabletotheCityas16specifiedbytheRentonMunicipalCodeatthetimeofbuildingpermitapplication.17Currently,the2015feeisassessedat$5,730.00persinglefamilyresidence.18RCW58.17.110(2)providesthatnosubdivisionbeapprovedwithoutmakingawritten19findingofadequateprovisionmadeforsafewalkingconditionsforstudentswhowalktoandfromschool.Aspartoftheproposedproject,sidewalkswouldbeconstructedalong20on-siteroadwayswhichwouldconnecttotheexistingsidewalksystemalongNE16thSt,21LyonsP1NE,NE17thSt,and148thAveSEtotheanticipatedbusstopsattheintersectionofNE17thStand148thAveSE.Thisanticipatedroutewouldprovideadequate22provisionsforsafewalkingconditionsforstudentswhowalktoandfromschooland/or23busstops(Exhibit19).245.AdverseImpacts.Therearenoadverseimpactsassociatedwiththeproposal.Adequate25publicfacilitiesanddrainagecontrolareprovidedasdeterminedinFindingofFactNo.4.TheCity’sstormwaterregulationsaresufficienttopreventfloodingbothoffandon-site.Thereareno26PRELIMINARYPLAT-6
1criticalareasonsite.TheproposalissurroundedbysinglefamilydevelopmentthatiszonedR-4or2R-$socompatibilityofuseisnotanissue.Therewereconcernsraisedabouttreepreservation.•Citydevelopmentstandardsdefinewhatis3acceptabletreeremovalandretention.Iheproposaliscompliantwithapplicabletreeretentionstandards.RMC4-4-130Hrequiresthirtypercentofthetreesshallberetainedinaresidentialdevelopment.Whentherequirednumberofprotectedtreescannotberetained,newtrees,withatwo-inch(2”)caliperorgreater,mustbeplanted.Thereplacementrateistwelve(12)caliperinchesofnewtreestoreplaceeachprotectedtreeremoved.ThepropertyiscoveredwithlargeDouglasfir6andsomeMadronaandornamentaltreesaroundthehome.Thereareapproximately159treesover6inchesindiameterthroughoutthesite(208treesincludingrights-of-waysandonadjoiningparcels).Afterstreetandcriticalareadeductions,andtheminimumrequirementtoretain30%,theapplicant8isrequiredtoretain36trees.Theapplicantisproposingtoretain34trees(6”orlarger),andthustherequiredtreecaliperreplacementis24inches.Theaveragesizeofthetrunkatdiameteratbreastheight(DBH)forthe34treesis11.7inches(11.7”)andthespeciesinclude27Douglas-firs,six(6)Westernred-cedars,andone(1)Madrona.Mathematically,aminimumof9.6replacementtreesat102.5DBHwillbeusedtoachievetherequired24replacementinches.Alltreesthatareproposedtoberetainedwillbefencedandsignedduringconstructionprocessforpreservation(Exhibits5-8).Theapplicantisproposingadditionaltreesbeyondtheminimum9.6treesat2.5inches(2812EvergreenMagnoliax2.570replacementinches;18LeylandCypressat8’-lO’height);thiscomplieswithRMC.13Aconcernwasalsoraisedaboutimpactstotreesonadjoiningproperties.Duetothesizeandlocationoftheproposedstormwatervault,thereisapotentialtoimpacttotheoff-sitetreestotheeastofTractA.Theapplicanthadanarboristtoassessthelimitsofdisturbanceforconstructionof6thevault.Citystaffwillalsobemonitoringthevaultconstructiontoensurethattreerootsarenot1damaged.Theconditionsofapprovalwillrequireimplementationofthesemeasurestoprotecttreesonadjoiningproperties.17Noothersignificantimpactsarereasonablyanticipatedfromtheevidencecontainedwithintheadministrativerecord.1920ConclusionsofLaw21221.Authority.RMC4-7-020(C)and4-7-050(D)(5)providethattheHearingExaminershallholdahearingandissueafinaldecisiononpreliminaryplatapplications.RMC4-9-070grantsthe23ExaminerauthoritytoreviewandmakefinaldecisionsonSEPAappeals.242.Zoning/ComprehensivePlanDesignations.ThesubjectpropertyiszonedResidential425dwellingunitspernetacre(R-4).ThecomprehensiveplanmaplandusedesignationisResidential26LowDensity(RLD).PRELIMINARYPLAT-7
13.ReviewCriteria.Chapter4-7RMCgovernsthecriteriaforpreliminaryreview.Applicable2standardsarequotedbelowinitalicsandappliedthroughcorrespondingconclusionsoflaw.3RMC4-7-080(B):Asubdivisionshallbeconsistentwiththefollowingprinciplesofacceptability:41.LegalLots:CreatelegalbuildingsiteswhichcomplywithaltprovisionsoftheCityZoningCode.52.Access:Establishaccesstoapttbticroadforeachsegregatedparcel.63.PhysicalCharacteristics:Havesttitablephysicalcharacteristics.Aproposedplatmaybedeniedbecauseofflood,inundation,orwetlandconditions.Constructionofprotectiveimprovementsmay7berequiredasaconditionofapproval,andsuchimprovementsshallbenotedonthefinalplat.84.Drainage:Makeadequateprovisionfordrainageways,streets,alleys,otherpttbticways,water9suppliesandsanitarywastes.104.AstocompliancewiththeZoningCode,Finding1(2)ofthestaffreportisadoptedby11referenceasifsetforthinfull,withallrecommendedconditionsofapprovaladoptedbythisdecisionaswell.Asdepictedintheplatmap,Ex.2,eachproposedlotwilldirectlyaccessapublic12Road,RoadA.AsdeterminedinFindingofFactNo.4and5,theprojectisadequatelydesignedto13preventanyimpactstocriticalareasandwillnotcausefloodingproblems.AsdeterminedinFindingofFactNo.4,theproposalprovidesforadequatepublicfacilities.14RMC4-7-080(I)(1):...TheHearingExaminershallassureconformancewiththegeneralpurposes15oftheComprehensivePlanandadoptedstandards...165.TheproposedpreliminaryplayisconsistentwiththeRentonComprehensivePlanasoutlined17inFinding1(1)ofthestaffreport,whichisincorporatedbythisreferenceasifsetforthinfull.18RMC4-7-120(A):Noplanforthereplatting,subdivision,ordedicationofanyareasshallbeapprovedbytheHearingExaminerunlessthestreetsshownthereinareconnectedbysurfacedroad19orstreet(accordingtoCityspecufications)toanexistingstreetorhighway.206.TheinternalroadsystemconnectstoNE16thSt.,anexistingpublicroad.21RMC4-7-120(B):Thelocationofallstreetsshallconformtoanyadoptedplansforstreetsinthe22City.237.TheCity’sadoptedStreetplansarenotaddressedinthestaffreportoranywhereelseinthe24administrativerecord.However,theonlystreetconnectionpossiblefortheprojectisasproposedtoNE16thTheprojectsiteisotherwisecompletelysurroundedbysingle-familydevelopment.2526PRELIMINARYPLAT-8
1RMC4-7-120(C):Ifasubdivisionislocatedintheareaofanofficiallydesigned[sic]trail,2provisionsshallbemadeforreservationoftheright-of-wayorforeasementstotheCityfortraitpurposes.38.Thereisnothingintherecordtoreasonablysuggesttheproximityofanyofficialdesignated4trail.5RMC4-7-130(C):Aptat,shortp1at,subdivisionordedicationshallbepreparedinconformance6withthefollowingprovisions:71.LandUnsititableforSubdivision:Landwhichisfoundtobeunsuitableforsttbdivisioninclttdeslandwithfeatureslikelytobeharmfultothesafetyandgeneralhealthoftheftttttreresidents(such$aslandsadverselyaffectedbyflooding,steepslopes,orrockformations).Landwhichthe9DepartmentortheHearingExaminerconsidersinappropriateforsubdivisionshallnotbesubdividedunlessadeqttatesafeguardsareprovidedagainsttheseadverseconditions.10a.Flooding/Inundation:Ifan)’portiolzofthelandwithintheboundaryofapreliminaryplatissubjecttofloodingorinundation,thatportionofthesubdivisionmusthavetheapprovaloftheState12accordingtochapter86.16RCWbeforetheDepartmentandtheHearingExaminershaltconsidersuchsubdivision.13b.SteepSlopes:Aplat,shortptat,subdivisionordedicationwhichwouldresultinthecreationofa14lotortotsthatprimarilyhaveslopesfortypercent(40%)orgreaterasmeasuredperRMC4-3-15050J]a,withoutadeqttateareaatlesserslopesuponwhichdevelopmentmayoccur,shallnotbe16approved.17183.LandClearingandTreeRetention:ShaltcomplywithRMC4-4-130,TreeRetentionandLandClearingRegulations.194.Streams:20a.Preservation:Everyreasonableeffortshallbemadetopreserveexistingstreams,bodiesofwater,21andwetlandareas.22b.Method:Ifastreampassesthroughan)’oftizesubjectproperty,aplanshallbepresentedwhich23indicateshowthestreamwiltbepreserved.Themethodologiesusedshouldincludeanovemflow24area,andanattempttominimizethedisturbanceofthenaturalchannelandstreambed.25c.Culverting:Thepipingortunnelingofwatershallbediscouragedandallowedonlywhengoingunderstreets.26PREUMINARYPLAT-9
1d.CleanWater:Everyeffortshaltbemadetokeepallstreamsandbodiesofwaterclearofdebris2andpollutants.39.Thelandissuitableforasubdivisionasthestormwaterdesignassuresthatitwillnotcontributetofloodingandtherearenocriticalareasattheprojectsite.Nopipingortunnelingof4streamsisproposed.TreeswillberetainedasrequiredbyRMC4-4-130asdeterminedinFindingof5FactNo.5.6RMC4-7-140:ApprovalofallsubdivisionslocatedineithersinglefamilyresidentialormultifamilyresidentialzonesasdefinedintheZoningCodes/tallbecontingentuponthesubdivider’s7dedicationoflandorprovidingfeesinliettofdedicationtotheCity,allasnecessarytomitigatethe8advei-seeffectsofdevelopmentupontheexistingpai-kandrecreationservicelevels.TherequirementsandproceduresforthismitigationshallbepertheCityofRentonParksMitigation9Resolittion.1010.Cityordinancesrequirethepaymentofparkimpactfeespriortobuildingpermitissuance.11R1\IC4-7-150(A):Theproposedstreetsystemshaltextendandcreateconnectionsbetweenexisting12streetsunlessotherwiseapprovedbythePttblicWorksDepartment.Priortoapprovingastreetsystemthatdoesnotextendorconnect,theReviewingOfficialshallfindthatsuchexceptionshall13meetthereqttirementsofsubsectionE3ofthisSection.Theroadwayclassificationsshallbeas14definedanddesignatedbytheDepartment.1511.thAsshownintheaerialphotographatp2ofthestaffreport,theinternalroadconnectionto16NE16St.iscurrentlytheonlyroadconnectionpossiblefortheproject.17RMC4-7-150(B):AllproposedstreetnamesshallbeapprovedbytheCity.1812.Asconditioned.19RMC4-7-150(C):Streetsintersectingwithexistingorproposedpttblichighways,majororsecondaryarterialsshallbeheldtoaminimum.2013.TheproposedconnectiontoNE16thistheonlyconnectionpossiblefortheproject.2122RMC4-7-150(D):ThealignmentofallstreetsshallbereviewedandapprovedbythePttblicWorksDepartment.ThestreetstandardssetbyRMC4-6-060shaltapplyunlessotherwiseapproved.Street23alignmentoffsetsoftessthanonehundredtwentyfivefeet(125’)arenotdesirable,butmaybe24approvedbytheDepartmentuponashowingofneedbtttonlyafterprovisionofallnecessarysafetymeasures.2514.AsdeterminedinFindingofFact4,thePublicWorksDepartmenthasreviewedand26approvedtheadequacyofstreets,whichincludescompliancewithapplicablestreetstandards.PRELUVflNARYPLAT-10
1RMC4-7-150(E):21.Grid:Agridstreetpatternshallbeusedtoconnectexistingandnewdevelopmentandshaltbethe3predominantstreetpatterninanysubdivisionpermittedbythisSection.42.Linkages:Linkages,includingstreets,sidewalks,pedestrianorbikepaths,shallbeprovidedwithinandbetweenneighborhoodswhentheycancreateacontinuousandinterconnectednetwork5ofroadsandpathways.ImplementationofthisrequirementshallcomplywithComprehensivePlanTransportationElementObjectiveT-AandPoliciesT-9throughT-]6andCommunityDesign6Element,ObjectiveCD-MandPoliciesCD-SOandCD-60.73.Exceptions:8a.Thegridpatternmaybeadjustedtoa“flexiblegrid”byreducingthenumberoflinkagesorthe9alignmentbetweenroads,wherethefollowingfactorsarepresentonsite:10i.Infeasibleduetotopographical/environmentalconstraints;and/oriiii.Substantialimprovementsareexisting.124.Connections:Priortoadoptionofacompletegridstreetplan,reasonableconnectionsthatlink13existingportionsofthegridsystemshallbemade.Ataminimum,stubstreetsshallberequired14withinsubdivisionstoallowfutureconnectivity.5.AlleyAccess:AlleyaccessisthepreferredstreetpatternexceptforpropertiesintheResidential15LowDensitylandusedesignation.IheResidentialLowDensitylandusedesignationincludesthe16RC,R-],andR-4zones.Priortoapprovalofaplotwithoutalleyaccess,theReviewingOfficialshallevaluateanalleylayoutanddeterminethattheuseofalley(s)isnotfeasible...176.AlternativeConfigurations:Offsetorlooproadsarethepreferredalternativeconfigurations.18197.Cul-de-SacStreets:Cul-de-sacstreetsmayonlybepermittedbytheReviewingOfficialwhereduetodemonstrablephysicalconstraintsnofutureconnectiontoalargerstreetpatternisph)’sically20possible.2115.AsshowninEx.2,nogridpatternispossiblefortheproposalduetosurroundingresidential22development.AlleyaccessisnotrequiredsincetheproposalisinaResidentialLowDensitycomprehensiveplanlandusedesignation.ThereisinsufficientspaceforaloopedroadsystemThe23proposedculdesacisnecessaryandauthorizedsincenofurtherroadconnectionispossible.24RMC4-7-150(F):Alladjacentrights-of-wayandnewrights-of-waydedicatedaspartoftheplot,25includingstreets,roads,andalleys,shallbegradedtotheirfullwidthandthepavementandsidewalksshallbeconstructedasspecifiedinthestreetstandardsordeferredbythe26Planning/Building/PublicWorksAdministratororIiis/herdesignee.PRELIM1NARYPLAT-11
116.Asproposedandaswillberequiredduringfinalplatengineeringreview.2RMC4-7-150(G):Streetsthatmaybeextendedintheeventoffutureadjacentplattingshallbe3requiredtobededicatedtotheplatboundaryline.Extensionsofgreaterdepththananaveragelotshallbeimprovedwithtemporaryturnarounds.Dedicationofafull—widtlzboundarystreetshallbe4requiredincertaininstancestofacilitatefuturedevelopment.517.Noadditionalstreetextensionsarepossiblefortheprojectsothecriteriondoesnotapply.6RMC4-7-170(A):Insofaraspractical,sidelotlinesshallbeatrightanglestostreetlinesorradial7tocttrvedstreetlines.$18.AsdepictedinEx.2,thesidelinesareinconformancewiththerequirementquotedabove.9RMC4-7-170(B):Eachlotmusthaveaccesstoapublicstreetorroad.Accessmaybebyprivate10accesseasementstreetpertherequirementsofthestreetstandards.1119.Aspreviouslydetermined,eachlothasaccesstoapublicstreet.12RMC4-7-170(C):Thesize,shape,andorientationoflotsshallmeettheminimumareaandwidthrequirementsoftheapplicablezoningclasstficationandshallbeappropriateforthetypeof13developmentanduseconte,nptated.Furthersubdivisionoftotswithinaplatapprovedthroughthe14provisionsofthisChaptermustbeconsistentwithtizethen-currentapplicablemaximumdensityrequirementasmeasuredwithintheplatasawhole.1520.Aspreviouslydetermined,theproposedlotscomplywiththezoningstandardsoftheR-416zone,whichincludesarea,widthanddensity.17RMC4-7-170(D):Widthbetweensidetottinesattheirforemostpoints(i.e.,thepointswherethe18sidelotlinesintersectwiththestreetright-of-wayline)shallnotbelessthaneightypercent(80%)of19therequuiredlotwidthexceptinthecasesof(])pipestemlots,whichshallhaveaminimumwidthoftwentyfeet(20’)and(2)lotsonastreetcttrveortheturningcircleofcul-de-sac(radiallots),which20shallbeaminimttmofthirtyfivefeet(35’).2121.AsshowninStaffReportEx.2,therequirementissatisfied.22RMC4-7-170(E):Alllotcornersatintersectionsofdedicatedpttblicrights-of-way,exceptalleys,23shallhaveminimumradiusoffifteenfeet(15’).2422.Asconditioned.25RMC4-7-190(A):Dueregardshallbeshowntoallnaturalfeaturessttchaslargetrees,watercourses,andsimilarcommunityassets.Suchnaturalfeaturesshouldbepreserved,thereby26addingattractivenessandvaluetotheproperty.PRELIMINARYPLAT-12
123.TreeswillberetainedasrequiredbyCitycodeasdeterminedinFindingofFactNo.5.2Therearenoothernaturalfeaturesthatneedpreservationascontemplatedinthecriterionquotedabove.3RMC4-7-200(A):UnlessseptictanksarespecificallyapprovedbythePtthlicWorksDepartment4andtheKingCountyHealthDepartment,sanitarysewersshaltbeprovidedbythedeveloperatno5costtotheCityanddesignedinaccordancewithCitystandards.Sidesewertinesshaltbeinstalledeightfeet(8’)intoeachlotifsanitarysewermainsareavailable,orprovidedwiththesubdivision6development.724.Asconditioned.8RMC4-7-200(B):Anadequatedrainagesystemshallbeprovidedfortheproperdrainageofall9stufacewater.Crossdrainsshallbeprovidedtoaccommodateallnaturalwaterflowandshallbeofstfficientlengthtopermitfull-widthroadwayandrequiredslopes.Thedrainagesystemshallbe10designedpertherequirementsofRMC4-6-030,Drainage(StufaceWater)Standards.Thedrainage11systemshallincludedetentioncapacityforthenewstreetareas.Residentialplotsshallalsoincludedetentioncapacityforfuturedevelopmentofthelots.Waterqualityfeaturesshaltalsobedesignedto12providecapacityforthenewstreetpavingfortheplot.1325.TheproposalprovidesforadequatedrainagethatisinconformancewithapplicableCity14drainagestandardsasdeterminedinFindingofFactNo.4.TheCity’sstormwaterstandards,whichareincorporatedintothetechnicalinformationreportandwillbefurtherimplementedduringcivil15planreview,ensurecompliancewithallofthestandardsinthecriterionquotedabove.16RMC4-7-200(C):Thewaterdistributionsystemincludingthelocationsoffirehydrantsshallbe17designedandinstalledinaccordancewithCitystandardsasdefinedbytheDepartmentandFire18Departmentrequirements.1926.CompliancewithCitywatersystemdesignstandardsisassuredduringfinalplatreview.20RMC4-7-200(D):Allutilitiesdesignedtoservethesubdivisionshallbeplacedunderground.Anyittilitiesinstalledintheparkingstripshallbeplacedinsuchamanneranddepthtopermitthe21plantingoftrees.Thoseutilitiestobelocatedbeneatlzpavedsurfacesshallbeinstalled,includingall22serviceconnections,asapprovedbytheDepartment.SuchinstallationshallbecompletedandapprovedpriortotheappticationofanysurfacemateriaLEasementsmayberequiredforthe23maintenanceandoperationofutilitiesasspecifiedbytheDepartment.2427.Asconditioned.25RMC4-7-200(E):AnycableTVconduitsshallbeundergroundedatthesametimeasotherbasic26tttilitiesareinstalledtoserveeachlot.ConduitforserviceconnectionsshallbelaidtoeachlotlinePRELIMINARYPLAT-13
1b)’subdividerastoobviatethenecessityfordisturbingthestreetarea,includingsidewalks,oralley2improvementswhensuchserviceconnectionsareextendedtoserveanybuildinE.Thecostoftrenching,conduit,pedestalsand/orvaultsandlateralsaswellaseasementsthereforerequiredto3bringservicetothedevelopmentshallbebornebythedeveloperand/orlandowner.Thesubdivider4shallberesponsibleonlyforconduittoservehisdevelopment.Conduitendsshallbeelbowedtofinalgroundelevationandcapped.ThecableTVcompanyshallprovidemapsandspecificationsto5thesubdividerandshallinspecttheconduitandcertifytotizeCitythatitisproperlyinstalled.628.Asconditioned.7RMC4-7-210:8A.MONUMENTS:9Concretepermanentcontrolmonumentsshallbeestablishedateachandeven’controllingcornerof10thesubdivision.InteriormnonttmentsshallbelocatedasdeterminedbytheDepartment.AllsurveysshallbepertheCityofRentonsurveyingstandards.1112B.SURVEY.13AltotherlotcornersshallbemarkedpertheCitysurveyingstandards.C.STREETSIGNS:15Thesubdividershallinstallallstreetnamesignsnecessaryinthesubdivision.1629.Asconditioned.171819DECISION20TheproposedpreliminaryplatasdepictedinEx.2anddescribedinthisdecisionisconsistentwith21allapplicablereviewcriteriaasoutlinedaboveandisthereforeapproved,subjecttothefollowing22conditions:231.TheapplicantshallcomplywithmitigationmeasuresissuedaspartoftheMitigated24DeterminationofNon-Significancefortheproposal.252.AllproposedstreetnamesshallbeapprovedbytheCityandallstreetnamesignsshallbe26installedpriortofinalplatapproval.PRELIMINARYPLAT-14
13.Alllotcornersatintersectionsofdedicatedpublicrights-of-way,exceptalleys,shallhave2minimumradiusoffifteenfeet(15’).34.Sidesewerlinesshallbeinstalledeightfeet(8’)intoeachlotifsanitarysewermainsareavailable,orprovidedwiththesubdivisiondevelopment.45.Allutilitiesdesignedtoservethesubdivisionshallbeplacedunderground.Anyutilitiesinstalledintheparkingstripshallbeplacedinsuchamanneranddepthtopermitthe6plantingoftrees.Thoseutilitiestobelocatedbeneathpavedsurfacesshallbeinstalled,7includingallserviceconnections,asapprovedbytheDepartmentofPublicWorks.Suchinstallationshallbecompletedandapprovedpriortotheapplicationofanysurfacematerial.8Easementsmayberequiredforthemaintenanceandoperationofutilitiesasspecifiedbythe9DepartmentofPublicWorks.106.AnycableTVconduitsshallbeundergroundedatthesametimeasotherbasicutilitiesareinstalledtoserveeachlot.Conduitforserviceconnectionsshallbelaidtoeachlotlineby11Applicantastoobviatethenecessityfordisturbingthestreetarea,includingsidewalks,or12alleyimprovementswhensuchserviceconnectionsareextendedtoserveanybuilding.Thecostoftrenching,conduit,pedestalsand/orvaultsandlateralsaswellaseasementstherefore13requiredtobringservicetothedevelopmentshallbebornebythedeveloperand/orland14owner.Theapplicantshallberesponsibleonlyforconduittoservehisdevelopment.Conduitendsshallbeelbowedtofinalgroundelevationandcapped.ThecableTVcompanyshall15providemapsandspecificationstotheapplicantandshallinspecttheconduitandcertifyto16theCitythatitisproperlyinstalled.177.TheapplicantshallcomplywiththemonumentandsurveyrequirementsofRMC4-7-210.188.TheapplicantshallsubmitanarboristreportdemonstratingtothesatisfactionofCitystaff19thattheproposedvaultconstructionwillnotadverselyaffecttreesonadjoiningproperty.209.Theapplicantshallobtainademolitionpermitandcompleteallrequiredinspectionsforthe21removaloftheexistingsinglefamilyresidence,detachedgarageandbarnpriortoFinalPlatrecording.222310.UpontheextensionandcompletionofthepublicroadfromNE16thStreetthroughtoSR900,thefutureownersofLot5&6mayrelinquishthecombined3,562squarefeetof24temporarycul-de-saceasement,pendinginstallationofcompletefrontageimprovementsin25theright-of-wayandapprovalbytheCityofRenton.Priortorecording,theapplicantshallincludesimilarlanguageonthefaceoftheplat.26PRELIMINARYPLAT-15
111.Theapplicantshallprovidetwo(2)treeswithintherearyardsofLots4,5,10,11,12,and132andone(1)treewithinthe10-footlotlandscapingalongstreetfrontageofLot6.AfinaldetailedlandscapeplanshallbesubmittedtoandapprovedbytheCurrentPlanningProject3Managerpriortoconstructionpermitissuance.412.Thecul-de-sacshallbeconstructedtopublicstreetstandards,inandoutofthededicated5publicright-of-way.613.Astreetlightingplanshallbesubmittedatthetimeofconstructionpermitreviewforreview7andapprovalbytheCity’sPlanReviewer.814.TheapplicantshallcreateaHomeOwnersAssociation(“HOA”)thatmaintainsalllandscapingimprovementsinTract“A”,allmaintenanceandrepairsofthetemporaryaccess9easementforthecul-de-sacturnaroundandanyandallothercommonimprovements.A10draftoftheHOAdocumentsshallbesubmittedtoandapprovedbytheCityofRentonProjectManagerandtheCityAttorneypriortofinalPlatrecording.Suchdocumentshallbe11recordedconcurrentlywiththeFinalPlat.1215.AnyproposaltoconvertthestormwatervaultwithinTract“A”toastormwaterdetention13pondshallbeconsideredaMajorPlatAmendmentsubjecttotherequirementsoutlinedunder14RMC4-7-080M.2.1516.Theapplicantshallberequiredtoobtainatemporaryconstructioneasementforallwork16conductedoutsideoftheapplicant’sproperty.ThetemporaryconstructioneasementshallbesubmittedtotheCitypriortoanypermitsbeingissuedordemonstratethatoffsitetreescan17besavedduringconstruction.1$19DATEDthis2nddayofMarch,2015.-20PhiA.Ollrchts21CityofRentonHearingExaminerAppealRightandValuationNotices24RMC4-8-080providesthatthefinaldecisionofthehearingexaminerissubjecttoappealtotheRentonCityCouncil.RMC4-8-110(E)(14)requiresappealsofthehearingexaminer’sdecisionto25befiledwithinfourteen(14)calendardaysfromthedateofthehearingexaminer’sdecision.A26requestforreconsiderationtothehearingexaminermayalsobefiledwithinthis14dayappealperiodasidentifiedinRMC4-$-l10(E)13)andRMC4-8-lOO(G)(9).Anewfourteen(14)dayPRELIMINARYPLAT-16
1appealperiodshallcommenceupontheissuanceofthereconsideration.AdditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,RentonCityHall—7th2floor,(425)430-6510.Affectedpropertyownersmayrequestachangeinvaluationforpropertytaxpurposesnotwithstandinganyprogramofrevaluation.567891011121314151617181920212223242526PRELIMINARYPLAT-17
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EXHIBIT 3
D.R.STRONG
CONSUL 17NG ENGINEERS
ENGINEERS PLANNERS SURVEYORS
620 7TH AVENUE KIRKLAND,WA 98033
0425827.3063 F 425.827.2423
Io’ow.drsIIonB,oom
PROJECT NO.14103
i5___COMPLIANCEOFCONDITIONSLETTER-RECWfEDJanuary25,20160ProjectNo.14103CityofRentonITi.vPlanningDivision-i’’‘..iii;I’iO1055SouthGradyWayPLANNINGDIV)SIONRentonWA98057Re:ConcordPlaceFinalPlatformallyknownasMaertinsRanchToFinalPlatReviewer:ThefollowingisprovidedinresponsetotheCity’sFinalPlatsubmittalrequirementregarding“ConfirmationofCompliancewithallConditionsofPlatApproval”.HearingExaminersConditionsdatedMarch15,2015:1.TheapplicantshallcomplywithmitigationmeasuresissuedaspartoftheMitigatedDeterminationofNon-Significancefortheproposal.MitigationMeasures:1.ProjectconstructionshallberequiredtocomplywiththerecommendationsfoundintheGeotechnicalEngineeringStudypreparedbyEarthSolutionsNW,LLC(datedOctober29,2014).Theserecommendationswillbecompliedwithbythecompletionofconstructionofsiteimprovementsasprovidedforontheapprovedconstructiondrawing.2.AllproposedstreetnamesshallbeapprovedbytheCityandallstreetnamesignsshallbeinstalledpriortofinalplatapproval.Streetnameshavebeenprovided.Streetnamesignshavebeeninstalledpriortofinalplatapproval.3.Alllotcornersatintersectionsofdedicatedpublicrights-of-way,exceptalleys,shallhaveminimumradiusoffifteenfeet(159.Theminimumradiuseshavebeenprovided.4.Sidesewerlinesshallbeinstalledeightfeet(89intoeachlotifsanitaiysewermainsareavailable,orprovidedwiththesubdivisiondevelopment.Thisconditionhasbeenmetwiththecompletionofconstructionoftheapprovedsanitarysewerfacilities.5.Allutilitiesdesignedtoseivethesubdivisionshallbeplacedunderground.Anyutilitiesinstalledintheparkingstripshallbeplacedinsuchamanneranddepthtopermittheplantingoftrees.Thoseutilitiestobelocatedbeneathpavedsurfacesshallbeinstalled,includingallserviceconnections,asapprovedbytheDepartmentofPublicWorks.Suchinstallationshallbecompletedandapprovedpriortotheapplicationofanysurfacematerial.EasementsmayberequiredforthemaintenanceandoperationofutilitiesasspecifiedbytheDepartmentofPublicWorks.Thisconditionhasbeenmetwiththecompletionofconstructionofthesite,fl/i2flLimprovementsasshownontheapprovedconstructionplans.,9803EPhone:(425)27-3O656.AnycableTVconduitsshallbeundergroundedatthesametimeasotherbasicFm::(425)827-2’2utilitiesareinstalledtoserveeachlot.ConduitforserviceconnectionsshallbelaidtoToRFree:)952-14fl2w\’w.crstrongcoY--———EXHIBIT5.-.g:C
CCCityofRentonJanuary25,2016Page2of3eachlotlinebyApplicantastoobviatethenecessityfordisturbingthestreetarea,includingsidewalks,oralleyimprovementswhensuchserviceconnectionsareextendedtoserveanybuilding.Thecostoftrenching,conduit,pedestalsand/orvaultsandlateralsaswellaseasementsthereforerequiredtobringservicetothedevelopmentshallbebornebythedeveloperand/orlandowner.Theapplicantshallberesponsibleonlyforconduittoservehisdevelopment.Conduitendsshallbeelbowedtofinalgroundelevationandcapped.ThecableTVcompanyshallprovidemapsandspecificationstotheapplicantandshallinspecttheconduitandcertifytotheCitythatitisproperlyinstalled.Thisconditionhasbeenmetwiththecompletionofconstructionofthesiteimprovementsasshownontheapprovedconstructionplans.Necessaryeasementshavebeenproducedonthefinalplat.7.TheapplicantshallcomplywiththemonumentandsurveyrequirementsofRMC4-7-210.Monumentswillbeinstalledandthefinalplathasbeenpreparedaccordingtothesurveyrequirements.8.TheapplicantshallsubmitanarboristreportdemonstratingtothesatisfactionofCitystaffthattheproposedvaultconstructionwillnotadverselyaffecttreesonadjoiningproperty.FourcopiesofthearboristreportpreparedbyGreenforestIncorporated,datedNovember12,2014havebeensubmittedwiththefirstsubmittalofthefinalplat.TheApplicantobtainedaconstructioneasementfromtheneighboringpropertyowner.Thiswasapprovedduringtheconstructiondocumentphaseoftheproject.9.Theapplicantshallobtainademolitionpermitandcompleteallrequiredinspectionsfortheremovaloftheexistingsinglefamilyresidence,detachedgarageandbarnpriortoFinalP/atrecording.Therequiredpermithasbeenobtainedandtheexistingstructuresdemolished.10.UpontheextensionandcompletionofthepublicroadfromNE16thStreetthroughtoSR900,thefutureownersofLot5&6mayrelinquishthecombined3,562squarefeetoftemporarycul-de-saceasement,pendinginstallationofcompletefrontageimprovementsintheright-of-wayandapprovalbytheCityofRenton.Priortorecording,theapplicantshallincludesimilarlanguageonthefaceoftheplat.TheeasementisshownonSheet5andthefollowingnote7isprovidedonSheet2underEasementNotes.“ThetemporaryturnaroundeasementshownonLots5,6and7isherebygrantedandconveyedtoTheCityofRenton,apoliticalsubdivisionofTheStateofWashington,fortemporaryturnaroundfacilities.TheConcordPlaceHomeownersAssociationisherebyresponsibleforthemaintenanceofsaidtemporaryturnaroundfacilitieswithinsaideasement.Thiseasementshallautomaticallyterminateupontheextensionsofthepublicrightofwaythroughtheadjoiningproperty.Itshallbetheresponsibilityofthedeveloperextendingsaidrightofwaytoremovetheimprovementsassociatedwiththetemporaryturnaroundandreconstructthestandardroadwaycrosssectionthroughtheseareas.”71.Theapplicantshallprovidetwo(2)treeswithintherearyardsofLots4,5,10,11,12,and73andone(1)treewithinthe70-footlotlandscapingalongstreetfrontageofLot6.AfinaldetailedlandscapeplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoconstructionpermitissuance.Therequiredtreesareshownontheapprovedlandscapeplansandwillbeinstalledpriortoand/orwithbuildingpermit.
CityofRentonJanuary25,2016Page3of312.Thecul-de-sacshallbeconstructedtopublicstreetstandards,inandoutofthededicatedpublicright-of-way.Thisconditionhasbeenmetwiththecompletionofconstructionofthesiteimprovementsasshownontheapprovedconstructionplans.13.AstreetlightingplanshallbesubmittedatthetimeofconstructionpermitreviewforreviewandapprovalbytheCity’sPlanReviewer.Streetlightingplanshavebeensubmittedandapproved.14.TheapplicantshallcreateaHomeOwnersAssociation(“HOA”)thatmaintainsalllandscapingimprovementsinTract“A”,allmaintenanceandrepairsofthetemporaiyaccesseasementforthecul-de-sacturnaroundandanyandallothercommonimprovements.AdraftoftheHOAdocumentsshallbesubmittedtoandapprovedbytheCityofRentonProjectManagerandtheCityAttorneypriortoFinalPlatrecording.SuchdocumentshallberecordedconcurrentlywiththeFinalPlat.TheConcordPlaceHomeownersAssociationwasestablishedOctober7,2015.TherequiredmaintenanceresponsibilitiesareestablishedonthefinalplatandtheC,C&Rshavebeensubmittedwiththefirstsubmittalofthefinalplat.15.AnyproposaltoconvertthestormwatervaultwithinTract“A”toastormwaterdetentionpondshallbeconsideredaMajorPlatAmendmentsubjecttotherequirementsoutlinedunderRMC4-7-080M.2.TractAhasbeendevelopedandapprovedwithastormwatervault.76.Theapplicantshallberequitedtoobtainatemporaryconstructioneasementforallworkconductedoutsideoftheapplicant’sproperty.ThetemporaryconstructioneasementshallbesubmittedtotheCitypriortoanypermitsbeingissuedordemonstratethatoffsitetreescanbesavedduringconstruction.Allrequiredoffsiteeasementshavebeensubmittedandapprovedandpermitsissued.ItrustthiswillsatisfytheCity’sFinalPlatsubmittalrequirementSincerelyyours,D.R.SONGConsultingEngineersInc.StephenJ.Schrei,PLSSeniorProjectSurveyorSJS/lcsR:\2O141i41O3\2Documents\FinalPIat’i151229_14703Renton-COA.Doc