HomeMy WebLinkAboutD_Admin_Report_and_Exhibits_LUA19-000086_v2DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Admin_Report_Wilson_Park_II_FPUD
A. FINAL PLANNED URBAN DEVELOPMENT REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: May 24, 2019
Project File Number: D07-045
Project Name: Wilson Park II
Land Use File Number: LUA19-000086, FPUD
Project Manager: Angelea Weihs, Associate Planner
Owner/Applicant: Bob Wilson, 21703 60th St. E, Lake Tapps, WA 98391
Contact: Hans Korve, BMP Inc., 726 Auburn Way N, Auburn, WA 98002
Project Location: Parcel number 3123059119 (East of 520 S 55th Street)
Project Summary: The applicant is requesting Final Planned Urban Development (FPUD) approval in
order to subdivide an existing 2.15 acre parcel into 10 lots for the eventual
development of detached single family homes, two open space tracts (A and B) and
one critical area tract (C). The site is currently located within the Residential-4 (R-
4) & Residential-1 (R-1) zoning designation. At the time of Preliminary PUD
application, the site was located within the Residential-14 (R-14) & Residential-1 (R-
1) zoning designation. The site contains 10,558 square feet of protected slopes
(>40%). The proposed density averages 6.4 dwelling units per net acre across the
site, with 9 lots proposed in the currently zoned R-4 area, & 1 lot proposed within
the R-1 zone. Access would be provided from South 55th Street via a new public
street that extends from South 55th Street to the north property line. A small
hydrologically isolated, unregulated wetland is located on the western portion of
the site. The site contains 101 trees, of which 33 would be removed for the
construction of the new public street serving the development. The applicant is
proposing to retain 14 trees on the project site. Under the approved Preliminary
PUD (LUA12-013), the following standards or requirements were permitted to be
modified: lot size, lot width, setbacks, building coverage, impervious surface area,
lot configuration, and some residential design standards. The applicant received
Preliminary Planned Urban Development approval from the City’s Hearing Examiner
on July 5, 2012. Final PUD approval is required prior to obtaining Final Plat approval,
as well as building and construction permits.
Site Area: 2.25 acres (98,010 square feet)
DocuSign Envelope ID: 050FC8BF-6CBE-4DCA-AFC2-C1C228983928
City of Renton Department of Community & Economic Development Administrative Report & Decision
WILSON PARK II FPUD LUA19-000086, FPUD
Report of May 24, 2019 Page 2 of 16
D_Admin_Report_Wilson_Park_II_FPUD
B. EXHIBITS:
Exhibit 1: FPUD Report and Decision
Exhibit 2: Neighborhood Detail Map
Exhibit 3: Site Plan
Exhibit 4: Confirmation of Compliance with Conditions of Preliminary PUD Approval
Exhibit 5: Landscape Plan
Exhibit 6: Arborist Report prepared by A.B.C. Consulting Arborists LLC, dated February 27, 2019
Exhibit 7: Public Comment Letter, dated May 21, 2019
Exhibit 8: Staff Response Letter to Public Comment, dated May 22, 2019
Exhibit 9: Renton School District Letter (dated February 19, 2019)
Exhibit 10: Advisory Comments
C. GENERAL INFORMATION:
1. Owner(s) of Record: Bob Wilson, 21703 60th St. E, Lake Tapps, WA
98391
2. Zoning Classification: Residential-4 (R-4) and Residential-1 (R-1)
3. Comprehensive Plan Land Use Designation: Residential Low Density (LD)
4. Existing Site Use: Vacant
5. Critical Areas: Regulated Slopes and an Unregulated Wetland
6. Neighborhood Characteristics:
a. North: Single-family residential; Residential-8 (R-8) zone, Residential-1 (R-1) zone, and
Residential-14 (R-14) zone.
b. East: Single-family residential; Residential-1 (R-1) zone and Residential-8 (R-8) zone.
c. South: S 55th Street; Single-family residential; Residential-1 (R-1) zone and Residential-8
(R-8) zone.
d. West: Single-family residential; Residential-8 (R-8) zone.
7. Site Area: 2.15 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation (Springbrook) N/A 3268 12/13/1978
Wilson Park II Preliminary
PUD and Preliminary Plat
LUA12-013, ECF, PP, PPUD N/A 07/05/2012
DocuSign Envelope ID: 050FC8BF-6CBE-4DCA-AFC2-C1C228983928
City of Renton Department of Community & Economic Development Administrative Report & Decision
WILSON PARK II FPUD LUA19-000086, FPUD
Report of May 24, 2019 Page 3 of 16
D_Admin_Report_Wilson_Park_II_FPUD
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Provided by Soos Creek Water and Sewer District.
b. Sewer: Wastewater service is provided by the City of Renton. There is an existing sewer main located
in 55th Avenue South.
c. Surface/Storm Water: Storm water service is provided by the City of Renton.
2. Streets: The proposed development fronts South 55th Street, which is a Residential Access Street.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-110: Residential Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 Permits – Specific
a. Section 4-9-150 Planned Urban Development Regulations
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The applicant is requesting Final Planned Urban Development (PUD) approval in order to subdivide an
existing 2.15 acre parcel into 10 lots for the eventual development of detached single family homes, two
open space tracts and one critical area tract.
2. On May 7, 2012, the City of Renton Environmental Review Committee issued a Determination of Non-
Significance - Mitigated (DNS-M) for Wilson Park II Plat and PUD. The DNS-M included seven (7)
mitigation measures:
1. The applicant shall comply with the recommendations contained in the Geotechnical
Engineering Study, prepared by Liu & Associates, Inc. dated November 22, 2004 and amended
February 15, 2012, for the duration of project construction.
2. The applicant shall provide a Temporary Erosion and Sedimentation Plan designed pursuant to
the Department of Ecology’s Erosion and Sediment Control Requirements outlined in Volume II
of the 2005 Stormwater Management Manual and provide staff with a Construction Mitigation
Plan prior to issuance of construction permits. This mitigation measure shall be subject to
review and approval of the Development Services Division.
DocuSign Envelope ID: 050FC8BF-6CBE-4DCA-AFC2-C1C228983928
City of Renton Department of Community & Economic Development Administrative Report & Decision
WILSON PARK II FPUD LUA19-000086, FPUD
Report of May 24, 2019 Page 4 of 16
D_Admin_Report_Wilson_Park_II_FPUD
3. The applicant shall provide weekly reports on the status and condition of the erosion control
plan with any recommendations of change or revision to maintenance schedules or installation
shall be submitted by the Project Engineer of record to the Public Works inspector.
4. Because of moisture-sensitive fine-grained soils mantling the site and the higher gradient areas
within the site the geotechnical study recommends that grading and foundation construction
be carried out and completed within the dryer period of the year from April 1 through October
31 unless otherwise approved by the Development Services Division. Therefore, the applicant
shall adhere to a construction schedule involving grading and foundation work during the dryer
period of the year.
5. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot
prior to recording the final plat.
6. The applicant shall be required to pay a Traffic Mitigation Fee based on $75.00 per each new
average daily vehicle trip associated with the proposed project prior to recording of the final
plat.
7. The applicant shall be required to pay a Fire Mitigation Fee based on $488.00 per each new
single family lot prior to recording the final plat.
A 14-day appeal period commenced on May 11, 2012 and ended on May 25, 2012. No appeals of the
threshold determination were filed.
3. On July 5, 2012, the applicant received approval from the City’s Hearing Examiner for the Preliminary
Plat and Planned Urban Development application with 39 conditions of approval, City File number
LUA12-013.
4. The Planning Division of the City of Renton accepted the FPUD master application for review on April 24,
2019, and determined the application complete on May 3, 2019. The project complies with the 120-day
review period.
5. The FPUD application differs from the Preliminary Planned Urban Development decision as it includes an
hammer head emergency turnaround (Exhibit 3), which has been reflected in the Final PUD and Civil
Construction Permit Application. Furthermore Wilson Park 1, LUA09-140, has not been developed as
oringlay anticiated neccesitating the change in design to accomidate an emergency turnaround.
6. No agency comments were received on the application during the 14-day public comment period. Staff
did receive one public comment letter (Exhibit 7) on May 21, 2019, after the 14-day public comment
period. The letter expressed conderns regarding safe sign distance for vehicle turning movements at the
intersection of the new road and S 55th Street intersection. Staff provided a response (Exhibit 8) to the
public comment letter on May 22, 2019.
7. The project site is located east of 520 S 55th Street (Parcel number 3123059119).
8. The project site is currently vacant.
9. Access to the site would be provided from South 55th Street via a new public Residential Access street.
Street improvements including curb, gutter, 5-foot sidewalks, an 8-foot planting strip would be provided
along both sides of the new public street. Alley access is the preferred street pattern for developments
within the Residential-14 (R-14) and Residential-8 (R-8) zoning classification. As noted above the site is
vested to R-14 and R-1 split zoning and the preliminary PUD approved the subdivision to be developed
to R-8 development standards. However, the original proposal included a public street connection to
Wilson Park I, which looped back and connected to S 55th Street, and therefore did not include alley
access. Wilson Park I has since expired, and Wilson Park II will now be developed as a dead end street
until the property to the north is developed, which may or may not result in an extension to this new
road. Like alleys, joint use driveways reduce the number of curb cuts along individual streets and thereby
DocuSign Envelope ID: 050FC8BF-6CBE-4DCA-AFC2-C1C228983928
City of Renton Department of Community & Economic Development Administrative Report & Decision
WILSON PARK II FPUD LUA19-000086, FPUD
Report of May 24, 2019 Page 5 of 16
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improve safety and vehicle pedestrian conflicts. In order to meet the intent of the street regulations and
limit the number of curb cuts on the street, staff recommends as a condition of approval that a minimum
of 8 of the 10 lots access via joint use driveways from the new residential street. The curb cuts shall be
identified in the Civil Construction Permit application for review and approval by the Current Planning
Project Manager. The joint use driveway easements shall be identified on the final plat for review and
approval by the Current Planning Project Manager, prior to Plat Recording.
10. The property is located within the Residential Low Density (LD) and Residential Medium Density (MD)
Comprehensive Plan land use designations.
11. The site is vested to the Residential-14 (R-14) and Residential-1 (R-1) zoning classifications as a result of
the 2012 Preliminary Plat application, which was approved x date.
12. There are 101 significant trees located on site of which the applicant is proposing to retain a total of 14
significant trees.
13. The site is mapped with regulated slopes and an unregulated wetland. Please note, the City’s critical
areas regulations were updated in 2015, and the subject wetland may not be considered unregulated
under the current critical areas ordiance adopted by the City. Due to project vesting this wetland
remaines to be considered unregulated for the purpose of this application.
14. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
15. The proposal requires Final Planned Urban Development Review. The plan shall be reviewed for
substantial conformance with the approved preliminary plan and consistency with the purposes and
review criteria of RMC 4-9-150G. The following table contains project elements intended to comply
with the thirty-nine (39) conditions of approval of the Preliminary Planned Urban Development
approval that also include mitigation measures issued as a part of the City’s State Environmental Policy
Act (SEPA) Threshold Determination:
Compliance Final Planned Urban Development Conditions Compliance Analysis
Compliance to
be
demonstrated
at Final Plat,
Construction,
and Building
Permits as
noted
1. The Applicants shall comply with the seven mitigation measures issued as part of
the Determination of Non -Significance Mitigated, dated May 7, 2012.
1. The applicant shall comply with the recommendations contained in the
Geotechnical Engineering Study, prepared by Liu & Associates, Inc. dated
November 22, 2004 and amended February 15, 2012, for the duration of
project construction.
2. The applicant shall provide a Temporary Erosion and Sedimentation Plan
designed pursuant to the Department of Ecology’s Erosion and Sediment
Control Requirements outlined in Volume II of the 2005 Stormwater
Management Manual and provide staff with a Construction Mitigation Plan
prior to issuance of construction permits. This mitigation measure shall be
subject to review and approval of the Development Services Division.
3. The applicant shall provide weekly reports on the status and condition of
the erosion control plan with any recommendations of change or revision
to maintenance schedules or installation shall be submitted by the Project
Engineer of record to the Public Works inspector.
DocuSign Envelope ID: 050FC8BF-6CBE-4DCA-AFC2-C1C228983928
City of Renton Department of Community & Economic Development Administrative Report & Decision
WILSON PARK II FPUD LUA19-000086, FPUD
Report of May 24, 2019 Page 6 of 16
D_Admin_Report_Wilson_Park_II_FPUD
4. Because of moisture-sensitive fine-grained soils mantling the site and the
higher gradient areas within the site the geotechnical study recommends
that grading and foundation construction be carried out and completed
within the dryer period of the year from April 1 through October 31 unless
otherwise approved by the Development Services Division. Therefore, the
applicant shall adhere to a construction schedule involving grading and
foundation work during the dryer period of the year.
5. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each
new single family lot prior to recording the final plat.
6. The applicant shall be required to pay a Traffic Mitigation Fee based on
$75.00 per each new average daily vehicle trip associated with the
proposed project prior to recording of the final plat.
7. The applicant shall be required to pay a Fire Mitigation Fee based on
$488.00 per each new single family lot prior to recording the final plat.
Staff Comment: Mitigation Measures 5 – 7 are no longer applicable as the City has
subsequently adopted an impact fee ordinance. The applicant would be required to pay
the impact fees in effect at the time of building permit application.
Compliance to
be
demonstrated
at Final Plat
2. The Applicants shall place a restrictive covenant on each of the lots indicating that
only detached single family units may be constructed, and any future accessory
units allowed per the R-8 Development Regulations. This covenant shall be subject
to the review and approval of the Current Planning Project Manager and City
Attorney, and shall be recorded prior to the recording of the Final Plat.
Condition
Satisfied
3. The final PUD application shall reflect the minimum dimensional requirements for
each lot in conformance with the standards of the R-8 Zone. Specifically, Lot 1 must
be a minimum of 60 feet in width with a minimum 15 foot side yard setback along
the street in order to conform to the R-8 standards for corner lots.
Staff Comment: The provided Site Plan (Exhibit 3) demonstrates compliance with the lot
dimensional requirements of the Residential-8 (R-8) zone for each proposed lot.
Proposed lot 1 has a lot width of 60 feet, and therefore complies with the corner lot
width requirements for the R-8 zone.
Compliant
Provided
Condition of
Approval is
Met
4. The final PUD application shall reflect the maximum building coverage and
maximum impervious coverage requirements for each lot in conformance with the
standards of the R-8 Zone, except where proposed to exceed those requirements.
Staff Comment: The applicant states (Exhibit 4) that the project has not yet been
constructed and that no homes are currently proposed at this time. The applicant
requested that compliance with this condition be deferred to Final Plat Recording via a
restriction noted on face of the Final Plat. Staff agrees that the request is reasonable;
therefore, staff recommends as a condition of approval that the applicant record a note
on the face of the plat that identifies the maximum building coverage and maximum
impervious coverage requirements for each lot in conformance with the vested
standards of the Residential-8 (R-8) Zone.
Compliant
Provided
Condition of
Approval is
Met
5. The final PUD application shall reflect a minimum setback of 18 feet from the face
of the garage to the back of the sidewalk to allow an appropriate area for parking.
Additionally, parking may be allowed on the east side of Road A. No Parking signs
shall be installed on the west side, prior to final plat recording.
DocuSign Envelope ID: 050FC8BF-6CBE-4DCA-AFC2-C1C228983928
City of Renton Department of Community & Economic Development Administrative Report & Decision
WILSON PARK II FPUD LUA19-000086, FPUD
Report of May 24, 2019 Page 7 of 16
D_Admin_Report_Wilson_Park_II_FPUD
Staff Comment: The applicant requested (Exhibit 4) that compliance with this condition
be deferred to Final Plat Recording via a restriction noted on face of the Final Plat. Staff
agrees that the request is reasonable; therefore, staff recommends as a condition of
approval that the applicant record a note on the face of the plat that identifies a
minimum setback of 18 feet from the face of the garage to allow an appropriate area
for parking.
Compliant
Provided
Condition of
Approval is
Met
6. The final PUD application shall reflect the five foot setback from Tract A and the
pedestrian path within an easement.
Staff Comment: The original proposal submitted with the preliminary application
included only one open space and critical areas tract, identified as “Tract A”; however,
the Final PUD application proposes a total of three tracts: Tracts A, B, and C. Tract A
and B are for open space and do not contain critical areas. Tract C is for the area
identified as protected slopes and shall have a Native Growth Protection Easement
recorded. A soft-surface, 3-foot wide walking path, which is proposed for public benefit,
is proposed along the north and east boundaries of Lot 6, and along the east boundary
of Lots 7 through 10, within the proposed new Tract A. The path would wrap around
the south boundary of Lot 10 and intersect with the sidewalk on the East side of the new
public street. The proposed path will not be located within Tract C. The path is proposed
to be within an easement along the north property line of Lot 6 and along the south
property line of Lot 10.
The applicant states (Exhibit 4) that the project has not yet been constructed and that
no homes are currently proposed at this time. The applicant requests that compliance
with this condition be demonstrated at a later stage of construction/land use approval.
Staff agrees that the request is reasonable; therefore, staff recommends as a condition
of approval that the applicant record a note on the face of the plat that includes the
pedestrian path within a public easement, for the purposes of public access. The
purpose of the public pedestrian easement shall be provided on the face of the final
plat, for review and approval by the Current Planning Project Manager, prior to final
plat recording. In addition, staff recommends as a condition of approval that the
applicant record a note of the face of the plat that requires a minimum five foot setback
between any primary or accessory structures within Lots 6, 7, 8, 9, and 10, and the
pedestrian path easement and Tract A.
Condition
Satisfied
7. The final PUD application shall reflect the residential and open space requirements
in conformance with the standards of the R-8 Zone, which include lot width
variation of a minimum ten feet for one of each four abutting street fronting lots,
or a minimum of four lot sizes (minimum 400 sq. ft. size difference), or a front yard
setback variation of at least five feet for one of each four abutting street fronting
lots.
Staff Comment: A revised Landscape Plan (Exhibit 5) was submitted with the project
application. The Landscape Plan depicts the open space and recreation requirements of
the Final PUD. In addition, the proposed lots shown in the provided site plan (Exhibit 3)
show at least four different lot sizes that are 400 square feet in size difference.
Compliant
Provided
Condition of
Approval is
Met
8. The final PUD application shall reflect the residential and open space requirements
in conformance with the standards of the R-8 Zone, which require a recess for the
garage of at least 8 feet from the front of the house, or an extension of the roof of
at least 5 feet, or a design that locates the entry away from a public and/ or private
street or access easement, or such that the width of the garage is no greater than
DocuSign Envelope ID: 050FC8BF-6CBE-4DCA-AFC2-C1C228983928
City of Renton Department of Community & Economic Development Administrative Report & Decision
WILSON PARK II FPUD LUA19-000086, FPUD
Report of May 24, 2019 Page 8 of 16
D_Admin_Report_Wilson_Park_II_FPUD
50% of the front facade at ground level, and that the portion wider than 26 feet
wide is set back at least 2 feet.
Staff Comment: The applicant states (Exhibit 4) that the project has not yet been
constructed and that no homes are currently proposed at this time. The applicant
requests that compliance with this condition, as wells as conditions numbered 9 and 10
below, be demonstrated at a later stage of construction. Staff agrees that
demonstration of compliance at this stage in the process if difficult, and; therefore, staff
recommends as a condition of approval that the homes comply with the current R-8
residential design standards identified in RMC 4-2-115. Compliance with these design
standards would be reviewed at the time of building permit application.
Compliant
Provided
Condition of
Approval is
Met
9. The final PUD application shall reflect the scale, bulk and character standards in
conformance with the standards of the R-8 Zone, which require a variety of
elevations and models.
Staff Comment: See staff response above under condition of preliminary approval
number 8.
Compliant
Provided
Condition of
Approval is
Met
10. The final PUD application shall reflect the residential design standards in
conformance with the standards of the R-8 Zone.
Staff Comment: See staff response above under condition of preliminary approval
number 8.
Compliance to
be
demonstrated
prior to Final
Plat Recording
11. The Applicants must record a Native Growth Protection Area Easement over Tract
A including all critical areas and their buffers. The Applicants shall establish and
record a permanent and irrevocable easement on the property title for all critical
areas and their buffers prior to Final Plat recording. The protective easement shall
be held by current and future property owners; shall run with the land, and shall
prohibit development, alteration, and disturbance within the easement except for
the purposes of habitat enhancement as a part of an enhancement project, access
for the trail users and maintenance, and debris flow mitigation access for landslide
events. The NGPE shall be subject to the review and approval of the Current
Planning Project Manager and the City Attorney, and shall be recorded prior to
recording of the Final Plat.
Staff Comment: As noted previously, Tract A has been amended to be three tracts,
Tracts A, B, and C. Tract A and B are for open space and do not contain critical areas,
Tract C is for the area identified as protected slopes and shall have a Native Growth
Protection Easement recorded. As such, staff recommends amending condition 11 to
change “Tract A” to “Tract C”.
Compliant
Provided
Condition of
Approval is
Met
12. The applicants shall submit a detailed final landscape plan for review and approval
by the Current Planning Project Manager prior to final PUD approval. Specifically,
the final landscape plan shall include, but is not limited to the following:
a. Proposed locations and design details of the pergola/gazebo, split-rail fence
and interpretive signage proposed along the soft surface trail.
b. Street trees shall be identified within the right-of-way in compliance with
the City’s street tree standards.
DocuSign Envelope ID: 050FC8BF-6CBE-4DCA-AFC2-C1C228983928
City of Renton Department of Community & Economic Development Administrative Report & Decision
WILSON PARK II FPUD LUA19-000086, FPUD
Report of May 24, 2019 Page 9 of 16
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c. The plan shall indicate either 100 percent drought tolerant plantings or the
applicant shall provide a final irrigation plan with the final detailed
landscape plan.
d. Provide a revised Landscape Plan indicating a Common Recreation area that
is a minimum of 500 square feet that includes improvements providing for
recreation by the public and area residents.
e. Redesign the trail on the south side of Lot 10 such that the trail meanders
and is not abutting the edge of the split rail fence on Lot 10.
f. Tree retention shall protect all trees with a 2-inch or more caliper.
Staff Comment: The applicant submitted a Landscape Plan (Exhibit 5) with the Final PUD
Application. The provided landscape plan does not indicate if 100 percent drought
tolerant plantings are proposed, nor did the applicant provide a final irrigation plan with
the landscape plan. The provided landscape plan does not label the proposed open
space as a “Common Recreation area” as required by the preliminary condition of
approval, nor does the landscape plan show required tree protection fencing among
other code and Preliminary PUD requirements. Therefore, staff recommends as a
condition of approval that the applicant submit a revised landscape plan with the Civil
Construction Permit resubmittal that demonstrates compliance with Wilson Park II
Preliminary Plat and PUD condition of approval number 12 and RMC 4-8-120.
Deferred to
Construction
Permit
13. The Applicants shall submit detailed and revised construction engineering plans
and final landscape plan for review and approval by the Current Planning Project
Manager prior to final PUD approval. Specifically, the plans shall reflect the design
and construction of curb, gutter, 5-foot wide sidewalks and an 8-foot wide planting
strip along the proposed street intersection of Road A and South 55th Street and
along the portion of Tract A that fronts South 55th Street. Another 8-foot planning
strip is required along the inside of Road A.
Staff Comment: The applicant submitted a Civil Construction permit application prior to
submitting for the Final PUD. The Civil Construction Permit includes construction
engineering plans and a landscape plan for review and approval. The applicant will be
required to update the civil plans, including the landscape plan, to reflect conditions of
Final PUD approval, prior to Civil Construction permit issuance.
Compliant
Provided
Condition of
Approval is
Met
14. In order to facilitate children walking to and from the school bus stop, the
construction engineering plans and final detailed landscape plan must reflect the
addition of an asphalt walking path from the entrance of the development to the
nearest Renton School District bus stop location. These improvements must be
constructed within the improved right of way, with a minimum 5-foot asphalt path
separated from the traffic lane by C-curb. These improvements shall be shown on
the final PUD application, and reviewed and approved by the Engineering Plan
Review Project Manager prior to final PUD approval. Installation of the
improvements must be concurrent with related street and utility improvements
consequent of the project.
Staff Comment: The applicant submitted a letter from Renton School District (Exhibit
10), dated February 19, 2019, with the project application. The letter states that the
Renton School District is supportive of providing bus service for Wilson Park II, if the
required hammerhead turnaround is constructed; however the school district further
states that, if Renton School District were to allow buses to use South 55th Street
between Talbot Road South and 102nd Ave SE, Renton School District reserves the right
DocuSign Envelope ID: 050FC8BF-6CBE-4DCA-AFC2-C1C228983928
City of Renton Department of Community & Economic Development Administrative Report & Decision
WILSON PARK II FPUD LUA19-000086, FPUD
Report of May 24, 2019 Page 10 of 16
D_Admin_Report_Wilson_Park_II_FPUD
to move any bus stop to accommodate the safe and efficient transport of students. The
provided letter does not ensure or guarantee that the bus stop location will be within
or at the entrance of Wilson Park II development. In order to ensure compliance with
the condition of preliminary approval regarding safe route to school, staff recommends
as a condition of approval that the applicant either submit a letter from the Renton
School District guaranteeing that the student will be picked up within or at the entrance
of Wilson Park II with Civil Construction Permit resubmittal, or the applicant shall submit
revised construction drawings with the Civil Construction Permit resubmittal that
demonstrates compliance with Wilson Park II Preliminary Plat and PUD condition of
approval number 14.
Compliance to
be
demonstrated
at
Construction
Permit
15. The Applicants shall submit a lighting plan for review and approval by the Current
Planning Project Manager at the time of the construction permit application
submittal. The lighting plan shall reflect illumination of the hard surface portions
of the trail and gazebo/pergola area and either minimal or no lighting of the soft
surface trail at night. The lighting plan shall contain pedestrian lighting in addition
to building and landscaping lighting if proposed.
Compliance to
be
demonstrated
at
Construction
Permit
16. A street lighting plan shall be submitted with the construction permit application
for review and approval by the Plan Reviewer prior to construction permit
approval.
Condition
Satisfied
17. In the event that Wilson Park I is not constructed prior to the beginning of
construction for Wilson Park II, the construction engineering plans shall be revised
to reflect the construction of an approved emergency turnaround in the public
street ( Road A). These improvements shall be shown on the final PUD application,
and reviewed and approved by the Development Services Project Manager and
the Fire Marshal prior to final PUD approval.
Staff Comment: Wilson Park I is expired. The applicant proposes to revise Wilson Park II
to include an emergency turnaround, which has been reflected in the Final PUD and Civil
Construction Permit Application.
Compliant
Provided
Condition of
Approval is
Met
18. The Applicants shall establish a home owners' association for the development,
which would be responsible for any common improvements, including but not
limited to the soft surface trail, landscaping, and common recreational facilities
within the PUD. The draft CCR's shall be reviewed and approved by the City
Attorney, prior to final PUD approval. All common facilities, not dedicated to the
City, shall be permanently maintained by the PUD home owners' association. The
CCR's shall provide that any covenants required by the City may not be amended
without City approval.
Staff Comment: The applicant did not submit draft CCR’s with the project application.
The applicant requested that compliance with this condition be deferred to Final Plat
Recording. Staff agrees that the request is reasonable; therefore, staff recommends as
a condition of approval that the applicant submit draft CCR's and draft Homeowners
association documents at the time of Final Plat application for review and approved by
the City Attorney.
Compliance to
be
demonstrated
19. A covenant shall be placed on all tracts restricting their separate sale and giving
each lot owner within the plat an undivided interest in the tracts. This covenant
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WILSON PARK II FPUD LUA19-000086, FPUD
Report of May 24, 2019 Page 11 of 16
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prior to and at
Final Plat
Recording
should be recorded on the face of the plat, and/ or concurrent with the plat
recording, noting the recording number on the plat.
Deferred to
Construction
Permit
20. The Applicants shall provide the Current Planning Project Manager, a water line
installation plan, which complies with RMC 4-3-050L.8.b.i.(b) for review and
approval, prior to final PUD approval.
Staff Comment: The applicant submitted a Civil Construction permit application prior
to submitting for the Final PUD. The Civil Construction Permit includes construction
engineering plans, including water line installation plans, for review and approval. Staff
recommends that this condition be deferred to construction permit application.
Compliance to
be
demonstrated
at Final Plat
Recording
21. The common boundary between the native growth protection tract and the
abutting land must be permanently identified. This identification shall include a
permanent wood split rail fence and metal signs on treated or metal posts. The
permanent wood split rail fence and signs shall be installed prior to Final Plat
recording.
Staff Comment: As noted above Tract A as approved in the PPUD has been amended to
be three tracts. Tract C is identified as the native growth protection tract. The wood
split rail fence required in condition 21 shall identify the boundary of Tract C.
Compliance to
be
demonstrated
at Final Plat
Recording
22. The following note shall appear on the face of the Final Plat and shall also be
recorded as a covenant running with the land on the title of record for all affected
lots on the title: MAINTENANCE RESPONSIBILITY: All owners of lots created or
benefitting from this City action abutting or including a native growth protection
tract are responsible for maintenance and protection of the tract. Maintenance
includes ensuring that no alterations occur within the tract and that all vegetation
remains undisturbed unless the express written authorization of the City has been
received."
Compliance to
be
demonstrated
at Final Plat
Recording
23. All proposed street names shall be submitted to the City and approved by the City
prior to final plat approval.
Condition
Satisfied
24. All subdivision streets shall comply with the street standards of RMC 4-6-060 as
contemplated in RMC 4-7-150(D).
Staff Comment: The project is compliant with the applicable vested street standards of
RMC 4-6-060.
Deferred to
Final
Construction
Permit
Inspection
25. 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.
Deferred to
Final Plat
Recording
26. Road A as depicted in Ex. 2 shall be dedicated to the public.
Condition
Satisfied
27. All lot corners at intersections of dedicated public rights-of-way, except alleys, shall
have a minimum radius of fifteen feet (15') as contemplated by RMC 4-7-170(E).
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WILSON PARK II FPUD LUA19-000086, FPUD
Report of May 24, 2019 Page 12 of 16
D_Admin_Report_Wilson_Park_II_FPUD
Staff Comment: As stated above, the project is compliant with the applicable vested
street standards of RMC 4-6-060.
Deferred to
Construction
Permit
28. 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.
Deferred to
Construction
Permit
29. As contemplated in RMC 4-7-200(B), 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.
Deferred to
Construction
Permit
30. The water distribution system including the locations of fire hydrants shall be
designed and installed in accordance with City standards as defined by the
Department and Fire Department requirements as contemplated in RMC 4- 7- 200(
C).
Deferred to
Final
Construction
Permit
Inspection
31. All utilities designed to serve the subdivision shall be placed underground. Any
utilities installed in the planting 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 of
Community and Economic Development.
Deferred to
Final
Construction
Permit
Inspection
32. 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.
Deferred to
Final Plat
Recording
33. Concrete permanent control monuments shall be established at each and every
controlling corner of the subdivision. Interior monuments shall be located as
determined by the Department of Community and Economic Development. All
surveys shall be per the City of Renton surveying standards. All other lot corners
shall be marked per the City surveying standards.
Deferred to
Final
Construction
Permit
Inspection
34. The applicant shall install all street name signs necessary in the subdivision.
Deferred to
Building
Permit
35. The applicant shall demonstrate compliance with the private open space standards
of RMC 4-9-150(E)( 2) for each lot prior to and as a requirement for building permit
issuance.
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WILSON PARK II FPUD LUA19-000086, FPUD
Report of May 24, 2019 Page 13 of 16
D_Admin_Report_Wilson_Park_II_FPUD
Deferred to
Final
Landscape
Inspection
36. Landscaping shall be maintained pursuant to requirements of RMC 4-4-070.
Deferred to
Final Plat
Recording
37. Prior to the issuance of any occupancy permits, all common facilities, including but
not limited to utilities, storm drainage, streets, recreation facilities, etc., shall be
completed by the applicant or, if deferred by the Planning/ Building/Public Works
Administrator or his/her designee, assured through a security device to the City
equal to the provisions of RMC 4-9-060.
Deferred to
Final Plat
Recording
38. All common area and open space shall be landscaped in accordance with the
landscaping plan submitted by the applicant and approved by the City; provided,
that common open space containing natural features worthy of preservation may
be left unimproved. Prior to the issuance of any occupancy permit, the developer
shall furnish a security device to the City in an amount equal to the provisions of
RMC 4-9-060. Landscaping shall be planted within one year of the date of final
approval of the planned urban development, and maintained for a period of two
(2) years thereafter prior to the release of the security device. A security device for
providing maintenance of landscaping may be waived if a landscaping
maintenance contract with a reputable landscaping firm licensed to do business in
the City of Renton is executed and kept active for a two (2) year period. A copy of
such contract shall be kept on file with the Development Services Division.
Deferred to
Construction
Permit
39. If circumstances warrant, staff shall require one or more public crosswalks or
walkways of not less than six feet (6) in width dedicated to the City to extend
entirely across the width of Road A at locations deemed necessary as required by
RMC 4-7-160( B). Such crosswalks or walkways shall be paved for their entire width
and length with a permanent surface and shall be adequately lighted at the
developer's cost.
I. CONCLUSIONS:
1. The proposal complies with the Final PUD review criteria if all conditions of approval are met.
2. The proposal is compliant and consistent with the plans, policies, regulations and approvals of the
Preliminary PUD.
3. The proposal is compliant with all conditions of the Preliminary PUD and SEPA Environmental Review if
all conditions of approval are met.
J. DECISION:
The proposed Wilson Park II Final Planned Urban Development, File No. LUA19-000086, FPUD is approved with
conditions. The proposal is subject to the following conditions:
1. The applicant shall record a note of the face of Final Plat that requires a minimum of 8 of the 10 lots
access via joint use driveways from the new residential street. The Final Plat shall identify which lots
utilize joint use driveways, for review and approval by the Current Planning Project Manager, prior to Plat
Recording.
2. The applicant shall record a note on the face of the plat that identifies the maximum building coverage
and maximum impervious coverage requirements for each lot in conformance with the vested standards
of the Residential-8 (R-8) Zone.
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WILSON PARK II FPUD LUA19-000086, FPUD
Report of May 24, 2019 Page 14 of 16
D_Admin_Report_Wilson_Park_II_FPUD
3. The applicant shall record a note on the face of the plat that identifies a minimum setback of 18 feet from
the face of the garage to allow an appropriate area for parking.
4. The applicant shall record a note on the face of the plat that includes the pedestrian path within a public
easement, for the purposes of public access. The purpose of the public pedestrian easement shall be
provided on the face of the final plat, for review and approval by the Current Planning Project Manager,
prior to final plat recording.
5. The applicant shall record a note of the face of the plat that requires a minimum five-foot setback
between any primary or accessory structures within Lots 6, 7, 8, 9, and 10, and the pedestrian path
easement and Tract A.
6. The applicant shall submit a preliminary architectural elevation proposal for all 10 lots that demonstrates
compliance with the vested residential design and open space standards, for review and approval by the
Current Planning Project Manager, prior to submittal of any single family building permit application for
the Plat.
7. The applicant shall submit a revised landscape plan with the Civil Construction Permit resubmittal that
demonstrates compliance with Wilson Park II Preliminary Plat and PUD condition of approval number 12.
8. The applicant shall either submit a letter from the Renton School District guaranteeing that the student
will be picked up within or at the entrance of Wilson Park II with Civil Construction Permit resubmittal,
or the applicant shall submit revised construction drawings with the Civil Construction Permit resubmittal
that demonstrates compliance with Wilson Park II Preliminary Plat and PUD condition of approval
number 14.
9. The Applicants shall record a Native Growth Protection Area Easement over Tract C, including all critical
areas and their buffers. The Applicants shall establish and record a permanent and irrevocable easement
on the property title for all critical areas and their buffers prior to Final Plat recording. The protective
easement shall be held by current and future property owners; shall run with the land, and shall prohibit
development, alteration, and disturbance within the easement except for the purposes of habitat
enhancement as a part of an enhancement project, access for the trail users and maintenance, and debris
flow mitigation access for landslide events. The NGPE shall be subject to the review and approval of the
Current Planning Project Manager and the City Attorney, and shall be recorded prior to recording of the
Final Plat.
10. The applicant shall submit draft CCR's and draft Homeowners association documents at the time of Final
Plat application for review and approved by the City Attorney.
11. All outstanding/modified conditions of approval from the Preliminary Planned Urban Development
decision shall be met prior to their associated benchmark, as identified in FOF 15.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED this 24th day of May, 2019 to the Owner/Applicant/Contact:
Owner/Applicant: Contact:
Bob Wilson
21703 60th St. E,
Lake Tapps, WA 98391
Hans Korve, BMP Inc.
726 Auburn Way N,
Auburn, WA 98002
DocuSign Envelope ID: 050FC8BF-6CBE-4DCA-AFC2-C1C228983928
5/24/2019 | 4:22 PM PDT
City of Renton Department of Community & Economic Development Administrative Report & Decision
WILSON PARK II FPUD LUA19-000086, FPUD
Report of May 24, 2019 Page 15 of 16
D_Admin_Report_Wilson_Park_II_FPUD
TRANSMITTED this 24th day of May, 2019 to the Parties of Record:
Jim Biteman
19203 98th Ave S
Renton, WA 98055
Harry Trapp
19223 98th Pl S
Renton, WA 98055
TRANSMITTED this 24th day of May, 2019 to the following:
Chip Vincent, CED Administrator Vanessa Dolbee, Current Planning Manager
Brianne Bannwarth, Development Engineering Manager Justin T. Johnson, Civil Engineer III
Amanda Askren, Property Services Rick Marshall, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The Final Planned Urban Development decision will become final if the decision is not appealed within 14 days
of the decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on June 7, 2019. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing
Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the
Hearing Examiner and additional information regarding the appeal process may be obtained from the City
Clerk’s Office, (425) 430-6510.
EXPIRATION: The applicant shall prepare and submit building permit applications which are accepted as
substantially complete to the Department of Community and Economic Development within six (6) months of
the effective date of approval. The developer shall complete the approved planned urban development or any
phase thereof included in the approved final plan within two (2) years from the date of the decision to approve
the final plan by the Community and Economic Development Administrator, unless a shorter time is designated.
Failure to complete the planned urban development, or any phase thereof, within this time limit will require
the submittal of a new preliminary and final plan application in order to continue construction of the planned
urban development. Failure to submit a new application or to complete the planned urban development once
construction has begun shall constitute abandonment of the planned urban development subject to subsection
K of this Section. Expiration of any building permit issued for a planned urban development shall be governed
by the provisions of the applicable Building Code. Construction of any portion of the planned urban
development requires a current approved planned urban development and a current building permit.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal
appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: 050FC8BF-6CBE-4DCA-AFC2-C1C228983928
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WILSON PARK II FPUD LUA19-000086, FPUD
Report of May 24, 2019 Page 16 of 16
D_Admin_Report_Wilson_Park_II_FPUD
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
FINAL PLANNED URBAN DEVELOPMENT REPORT & DECISION
EXHIBITS
Project Name:
Wilson Park II FPUD
Land Use File Number:
LUA19-000086, FPUD
Date of Hearing
NA
Staff Contact
Angelea Weihs
Associate Planner
Project Contact
Hans Korve, BMP Inc.
726 Auburn Way N,
Auburn, WA 98002
Project Location
Parcel number 3123059119
(East of 520 S 55th Street)
The following exhibits are included with the FPUD Report and Decision:
Exhibit 1: FPUD Report and Decision
Exhibit 2: Neighborhood Detail Map
Exhibit 3: Site Plan
Exhibit 4: Confirmation of Compliance with Conditions of Preliminary PUD Approval
Exhibit 5: Landscape Plan
Exhibit 6: Arborist Report prepared by A.B.C. Consulting Arborists LLC, dated February 27, 2019
Exhibit 7: Public Comment Letter, dated May 21, 2019
Exhibit 8: Staff Response Letter to Public Comment, dated May 22, 2019
Exhibit 9: Renton School District Letter (dated February 19, 2019)
Exhibit 10: Advisory Comments
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EXHIBIT 2DocuSign Envelope ID: 050FC8BF-6CBE-4DCA-AFC2-C1C228983928
EXHIBIT 3
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EXHIBIT 4DocuSign Envelope ID: 050FC8BF-6CBE-4DCA-AFC2-C1C228983928
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Landscape
Architecture
AOA
Environmental
Planning &
Office (425) 333-4535PO Box 578 Carnation, WA 98014 Fax (425) 333-4509
Altmann Oliver Associates, LLC
a EXHIBIT 5DocuSign Envelope ID: 050FC8BF-6CBE-4DCA-AFC2-C1C228983928
Landscape
Architecture
AOA
Environmental
Planning &
Office (425) 333-4535PO Box 578 Carnation, WA 98014 Fax (425) 333-4509
Altmann Oliver Associates, LLC
a DocuSign Envelope ID: 050FC8BF-6CBE-4DCA-AFC2-C1C228983928
Landscape
Architecture
AOA
Environmental
Planning &
Office (425) 333-4535PO Box 578 Carnation, WA 98014 Fax (425) 333-4509
Altmann Oliver Associates, LLC
a DocuSign Envelope ID: 050FC8BF-6CBE-4DCA-AFC2-C1C228983928
Entire DocumentAvailable UponRequestEXHIBIT 6DocuSign Envelope ID: 050FC8BF-6CBE-4DCA-AFC2-C1C228983928
From: Ruth Perez
Sent: Tuesday, May 21, 2019 12:36 PM
To: Jim Biteman
Cc: Angelea Weihs; Chip Vincent; Julia Medzegian
Subject: Re: D07-045 Wilson Park Final PUD / LUA19-000086
Follow Up Flag: Follow up
Flag Status: Flagged
Dear Jim,
Thank you for sharing your safety concerns with us. I strongly agree with you because I also live
In the Springbrook Terrace neighborhood. I am forwarding your email to the Community and
Economic Development Department, as well as the Transportation Department so they can assist
you and provide us with more information.
Again, I appreciate your taking the time to write to us.
Ruth Pérez
Councilmember, City of Renton
Email: rperez@rentonwa.gov
Phone: 425-430-6501
Renton City Hall – 7th Floor
1055 South Grady Way
Renton, WA 98057-3232
On May 21, 2019, at 11:49 AM, Jim Biteman <jimbiteman@gmail.com> wrote:
Good Morning Angelea,
My name is Jim Biteman. My wife and I have lived on Snake Hill in the
Springbrook Terrace neighborhood at 19203 98th Ave So Renton 98055 (prior to
1986 it was 9639 So 192nd) for over 30 years one of the oldest houses in the area,
an neat little 1903 farm house. I am a lifelong resident of Renton graduating from
Renton High in the early '80s.
I am writing regarding LAU19-000086. I tried finding information on the City
website but was unable to find it, user error I am sure. The comment period
ended on May 17th according to the notice we received in the mail so I apologize
for not getting this to you sooner.
EXHIBIT 7
DocuSign Envelope ID: 050FC8BF-6CBE-4DCA-AFC2-C1C228983928
The concern I have is shared among just about every resident of our area and I am
sure would also be expressed by many of the hundreds if not thousands of
commuters who have turned So 55th/SE 192nd into a main arterial for people
from as far away as Enumclaw who are looking for a route to Renton and
beyond. In the morning hours, traffic coming west on So 55th/SE 192nd comes to
the stop sign Talbot Road before they turn north. Every morning there are cars
backed up So 55th/SE 192nd from Talbot Road, east over two blocks at a
standstill up into Snake Hill. This in itself is a dangerous scenario given the
volume of vehicles, steep grade of the hill and the slippery surface when cars
come down Snake Hill at speed. And on a rainy day the danger is amplified
significantly. In the time we have lived there we have heard or been witness to no
less than 40 accidents on our hill, including one fatality.
The concern I wish to express is the location of the proposed street entrance to the
future development, Wilson Park II. When the initial project plan was proposed
many years ago for a larger development project on this property the same
concerns were raised. Fast forward to 2019 and we have even more vehicles
using So 55th/SE 192nd as their main thoroughfare. The location of the entrance
will place it at the apex of the last turn on Snake Hill. The Safety mitigation
planning and review that must take place prior to approval of this project by the
City cannot be understated. Cars turning into the proposed development from
both directions will cause serious safety risks to themselves and their fellow
commuters. Located just 50-60 feet to the west of the proposed entrance is the
entrance to Springbrook Terrace. Cars are in and out of this neighborhood on a
regular basis and in doing so oftentimes put themselves in harm's way to go both
east or west due to the number of vehicles, speed of the vehicles in both directions
and the limited visibility of those coming down Snake Hill's curves. Placing this
entrance on So 55th/SE 192nd and in the proposed location is very dangerous
plan.
The only other option that could be available for an entrance would be on the
southeast corner of the property. The same safety issues are present, though there
would be far less "traffic interaction" (cross-traffic) due to the fact there is not
another development entrance across the street. Additionally, cars are travelling
at a lower rate of speed in that location.
The Safety concerns with the proposed entrance location are very real. I am a
Facilities manager with Boeing. Safety is my job every day. I evaluate Site
Safety concerns and provide real solutions to Safety concerns. When needed, I
also provide decisions that do not allow projects or jobs to proceed without
extensive mitigation or sometimes at all.
Angelea, I appreciate you taking the time to read through my concern. Safety is
the most important thing any of us can focus on for ourselves and those around
us. This proposal has me very concerned about the welfare of those who use So
DocuSign Envelope ID: 050FC8BF-6CBE-4DCA-AFC2-C1C228983928
55th/SE 192nd every day. I would be very happy to talk or meet with someone
regarding these concerns should the opportunity arise.
I have cc'd two City Council members on this correspondence, Armondo and
Ruth, for some added visibility on this concern.
Warm Regards,
Jim Biteman
206-854-5175
--
Jim
DocuSign Envelope ID: 050FC8BF-6CBE-4DCA-AFC2-C1C228983928
From: Angelea Weihs
Sent: Wednesday, May 22, 2019 5:00 PM
To: Jim Biteman
Cc: Chip Vincent; Julia Medzegian; Ruth Perez; Armondo Pavone
Subject: RE: D07-045 Wilson Park Final PUD / LUA19-000086
Hello Jim,
Thank you for your comments on Wilson Park 2 Final PUD, LUA19-000086, you will be added to the
project’s party of record list and your comments will be saved in the projects official file and considered
when making a decision on the Final PUD. In response to your concerns regarding safety for vehicle
movements from the new proposed roadway and South 55th St. please note that this issue was studied
and evaluated by the City when the preliminary application was submitted in 2012. With this original
application, the applicant submitted a Traffic Impact Analysis Report prepared by TraffEx (Northwest
Traffic Experts, dated June 23, 2009 and supplemented January 25, 2012). Traffic safety and site
distance was evaluated in the provided report, and reviewed as part of the Environmental Review
(SEPA), Preliminary Plat and PUD process conduced in 2012 under LUA12-013. The provided traffic
study, SEPA determination and the Hearing Examiner’s Decision on the Preliminary Plat and PUD
conclude that the project design will ensure intersection and stopping sight distance requirements in
both the east and west directions would be met. Furthermore, the study concluded the location of the
new road on the outside of a horizontal curve optimizes sight distance in both directions for vehicles
entering and existing the site. The Preliminary Plat and PUD received Hearing Examiner approval on July
5, 2012. No appeals to the Hearing Examiner decision were submitted and the original determination
made by the City would stand that the new road as designed would meet the standard intersection
stopping sight distance. The applicant has applied for a Final PUD application, which is intended to
review compliance with all the conditions of the original approved Preliminary Plat and PUD. The Final
PUD application is vested to the regulations in effect at the time of preliminary application, and
therefore the City cannot re-evaluate the traffic issues at this time. The City will ensure that the project
is constructed according to the approved site distance. Once again, thank you for your comments. We
appreciate your concerns regarding traffic safety; however, we are bound by the vested rules and
regulations that applied to the preliminary application.
Sincerely,
Angelea Weihs
Associate Planner, City of Renton
1055 S. Grady Way
Renton, WA 98057
(425) 430-7312
On May 21, 2019, at 11:49 AM, Jim Biteman <jimbiteman@gmail.com> wrote:
Good Morning Angelea,
EXHIBIT 8
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EXHIBIT 9
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Name, 425-430-7312, aweihs@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Name, 425-430-7291, justintjohnson@rentonwa.gov)
1. See Attached Development Engineering Memo
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. See attached Comments.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
EXHIBIT 10
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ADVISORY NOTES TO APPLICANT
Page 2 of 2
1. No Comments
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. See attached Comments
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. No Comment
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:May 10, 2018
TO:Anglea Wheis, Senior Planner
FROM:Justin Johnson, Civil Engineer III, Plan Reviewer
SUBJECT:Wilson Park Final PUD
695 S 55th St
LUA19-000086
I have reviewed the application for the Wilson Park Final PUD located at 695 S 55th St and have the
following comments:
1. The transportation and utility details of the project will be reviewed with the construction
permit associated with this project.
2. Transportation impact fee will be applicable at the time of building permit.
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FIRE & EMERGENCY SERVICES DEPARTMENT
M E M O R A N D U M
DATE:May 15, 2019
TO:Angela Weihs, Associate Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Wilson Park Short Plat I & II
Environmental Impact Comments:
1 The fire impact fees are applicable at the rate of $829.77 per single
family unit. This fee is paid at time of building permit.
Code Related Comments:
1. The fire flow requirement for a single family home is 1,000 gpm
minimum for dwellings up to 3,600 square feet (including garage and
basements). If the dwelling exceeds 3,600 square feet, a minimum of
1,500 gpm fire flow would be required. A minimum of one fire hydrant
is required within 300-feet of the proposed buildings and two hydrants
if the fire flow goes up to 1,500 gpm. It appears that there are no
existing water mains adjacent to the site and therefore adequate
water mains need to be extended to the site.
2. Fire department apparatus access roadways are required within
150-feet of all points on all buildings. Fire access roads are
required to be a minimum of 20-feet unobstructed width with
turning radius of 25-feet inside and 45-feet outside minimum.
Roadways shall support a minimum of a 30-ton vehicle and 75-psi
point loading. Maximum slope is 15% grade. Dead end streets
that exceed 150-feet require an approved fire apparatus
turnaround. Proposed hammerhead type turnaround is
acceptable.
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c:\users\lbetlach\desktop\community services memo.docx
M E M O R A N D U M
DATE:May 7, 2019
TO:Angelea Weihs, Associate Planner
FROM:Leslie Betlach, Parks Planning and Natural Resources Director
SUBJECT:Robert Wilson/Wilson Park I & II, LUA 19-000086
I have completed my review and would appreciate incorporating the following
comments:
Parks Impact Fee applies as per adopted Ordinance.
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