HomeMy WebLinkAboutD_Lakeview Crest Final Plat LUA18-000657 FP Final Plat Admin Rprt_FINAL_190621DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Administrative Report LUA18-000657 FP
A. ADMINISTRATIVE DECISION
DECISION: APPROVED DENIED
REPORT DATE: June 21 2019
Project Name: Lakeview Crest Final Plat
Project File Number: PR16-000315
Land Use File Number: LUA18-000657 FP
Project Manager: Rohini Nair, Civil Engineer III
3907 Park Ave N, 3908 Lake Washington Blvd N, 3916 Lake Washington Blvd N.
B. EXHIBITS:
Exhibit 1: Final Plat Plan
Exhibit 2: Compliance with Preliminary Plat Conditions Summary
C. FINDINGS OF FACT (FOF):
1. Conformance with Preliminary Plat:
Compliance Conformance with Preliminary Plat
The final plat shall:
1. Conform with only minor modifications to the preliminary plat.
2. The lot configuration and number of lots remain unchanged from the approved
preliminary plat.
3. The lots meet development standards of the Zoning Code.
4. Conditions of approval have been met as identified in Exhibit 2.
D. DECISION:
The Lakeview Crest Final Plat, File No. LUA18-000657 FP, as depicted in Exhibit 1, is approved.
Signature and Date
C.E. ‘Chip’ Vincent, Community and Economic Development Administrator
TRANSMITTED this 21st day of June, 2019 to the Owner/Applicant/Contact:
Owner: Applicant:
Mr. Jim Christensen
Contact:
Mr. Jamie Schroeder, P.E.
ICAP Lakeview, LLC
3535 Factoria Blvd SE, Suite 500
Bellevue, WA 98006
ICAP Equity
3535 Factoria Blvd SE, Suite 500
Bellevue, WA 98006
CPH Consultants
11431 Willows Road NE, Suite 120
Redmond, WA 98052
Project Location:
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6/21/2019 | 2:23 PM PDT
City of Renton Department of Community & Economic Development Administrative Report & Decision
LAKEVIEW CREST FINAL PLAT LUA18-000657 FP
June 21, 2019 Page 2 of 2
Administrative Report LUA18-000640FP
TRANSMITTED this 13th day of March, 2019 to the following:
Jennifer Henning, Planning Director
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property and Technical Services Manager
Vanessa Dolbee, Current Planning Manager
Craig Burnell, Building Official
Fire Marshal
E. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use 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 City Council
on or before 5:00 PM on July 5, 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 City Council, City of Renton, 1055
South Grady Way, Renton, WA 98057. RMC 4-8-110.F governs appeals to the City Council and additional
information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510.
EXPIRATION: The administrative final plat decision will expire six (6) months from the date of decision. A single
one (1) year extension may be requested pursuant to RMC 4-7-110.F. To revitalize the expired plat, the plat shall
be resubmitted as a preliminary plat. One extension to the six (6) month period may be granted by the
Administrator.
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.
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EXHIBIT 1 - FINAL PLAT PLANDocuSign Envelope ID: 61A4FDB0-6863-44F5-A386-A09BBB2E0FC0
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
EXHIBIT 2: Compliance with Preliminary Plat Conditions Summary LUA16-000165
Satisfied
PLN - ERC Mitigation Measure
1. Project construction shall be required to comply with the recommendations included in the Geotechnical Engineering Report,
prepared by Earth Solutions NW, LLC dated September 17, 2015 or an updated report submitted at a later date.
Comments: The Project construction complied with recommendations by the Geotechnical Engineer; construction was
supervised by a licensed professional geotechnical engineer and approved by City inspectors.
2. The applicant shall install a fish exclusion device at the outfall to Lake Washington in accordance with standards set forth in the
WDFW document Fish Protection Screen Guidelines for Washington State (written by Bates and Nordlund, 2001). A final detailed
fish exclusion device must be submitted and approved by the Plan Review Project Manager prior construction permit issuance.
Comments: A fish exclusion device will be installed at the outfall to Lake Washington in accordance with standards set forth in
the WDFW document Fish Protection Screen Guidelines for Washington State. A deferral request was made by the applicant
and the City approved the deferral request on June 14, 2019. The fish exclusion device will be installed no later than August 1,
2019.
3. If any Native American grave(s) or archaeological/cultural resources (Indian artifacts) are found, all construction activity shall
stop and the owner/developer shall immediately notify the City of Renton planning department, concerned Tribes’ cultural
committees, and the Washington State Department of Archeological and Historic Preservation.
Comments: No Native American grave(s) or archaeological/cultural resources (Indian artifacts) were found during construction
activity of the site.
PLN - Hearing Examiner Condition
1. All proposed street names shall be approved by the City.
Comments: Street names have been approved by City staff and are shown on the final plat map.
2. All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of fifteen feet (15').
Comments: All lot corners at intersections of dedicated public rights-of-way have fifteen feet (15’) radii.
3. Side sewer lines shall be installed eight feet (8') into each lot if sanitary sewer mains are available, or provided with the
subdivision development.
Comments: The side sewer lines were installed a minimum of eight feet into each lot.
4. All utilities designed to serve the subdivision shall be placed underground. Any utilities installed in the parking strip shall be
placed in such a manner and depth to permit the planting of trees. Those utilities to be located beneath paved surfaces shall be
installed, including all service connections, as approved by the Department of Public Works. Such installation shall be completed
and approved prior to the application of any surface material. Easements may be required for the maintenance and operation of
utilities as specified by the Department of Public Works.
Comments: All utilities designed to serve the subdivision were placed underground. All utilities were installed as approved by
the Department of Public Works. The installation was completed and approved prior to the application of the surface material.
Easements are provided for the maintenance and operation of utilities as specified by the Department of Public Works and are
shown on the final plat map.
5. Any cable TV conduits shall be undergrounded at the same time as other basic utilities are installed to serve each lot. Conduit for
service connections shall be laid to each lot line by Applicant as to obviate the necessity for disturbing the street
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area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of
trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development
shall be borne by the developer and/or land owner. The applicant shall be responsible only for conduit to serve his development.
Conduit ends shall be elbowed to final ground elevation and capped. The cable TV company shall provide maps and specifications
to the applicant and shall inspect the conduit and certify to the City that it is properly installed.
Comments: All cable TV conduits were undergrounded at the same time as other basic utilities were installed to serve each lot.
Conduit for service connections were laid to each lot line. The cost of trenching, conduit, pedestals and/or vaults and laterals as
well as easements that was required to bring service to the development was borne by the developer and/or land owner. Maps
and specifications were provided to City staff.
6. If it hasn’t done so already, the applicant shall demonstrate to the satisfaction of staff that it is not practical to have right angled
lot lines with street lines as required by RMC 4-7-170(A). In the alternative the applicant may apply for any modifications or waivers
to RMC 4-7-170(A) authorized by code.
Comments: The applicant revised the plat map to have side lot lines at right angles to street lines or radial to curved street lines,
as required by RMC 4-7-170(A).
7. If it hasn’t done so already, the applicant shall demonstrate to the satisfaction of staff that alley access for the proposed lots is
not feasible as required by RMC 4-7-150(E)(5). In the alternative the applicant may apply for any modifications or waivers to RMC
4-7-150(E)(5) authorized by code.
Comments: The applicant provided alley access to Lots 3-6. The remainder of the lots front a public road.
8. The applicant shall comply with the mitigation measures issued as part of the Determination of Non-Significance - Mitigated,
dated May 6, 2016.
Comments: The Final Plat complies with all three (3) mitigation measures required by the Environmental Review Committee as
part of the State Environmental Policy Act (SEPA) process.
9. The applicant shall demonstrate compliance with the minimum lot dimensional standards of the Residential-6 zone prior to
issuance of a construction permit. A note on the face of the Final Plat shall be recorded if lot dimension averaging is utilized.
Comments: Lot dimension averaging was utilized with this plat. The application recorded a plat note to that effect.
10. The applicant shall record a note on the face of the Final Plat if setback averaging is utilized.
Comments: The applicant elected to use setback averaging and recorded the following plat note on the face of the Final Plat:
"The following lots have utilized the lot dimension averaging set forth in Renton Municipal Code (RMC) 4-2-100.D.31. The rear
yard setback for this project in the R-6 zone is 25 feet. The rear yard setback on Lots 3, 4, 14, and 15 have been decreased to
22.5 feet, per the allowed 10% limit. The rear yard setback on Lots 5, 6 12, and 13 have been increased to 27.5 feet, per the
allowed 10% limit. This setback averaging meets the variation requirements of RMC 4-2-115. In addition to the rear yard setback
averaging, this plat also applied lot width averaging. Per RMC 4-2-100.A. The minimum lot width required is 60 feet (70 feet for
corner lots). Lot 5 for example is only 57 feet wide." on the face of the Final Plat.
11. The applicant shall create a dual open space and tree protection tract at the southwest corner of the plat to retain the western
red cedar in perpetuity. A note to this effect shall be recorded on the face of the Plat map.
Comments: The applicant created a dual open space and tree protection tract at the southwest corner of the plat to retain the
western red cedar in perpetuity. A plat note (#4) to this effect was included on the face of the Final Plat map.
12. The applicant shall remove any invasive species and replant with native drought tolerant landscaping (trees, shrubs and
groundcover) within the open space tract.
Comments: The applicant removed all invasive species with the open space/tree preservation tract (Tract B) for the benefit of all
lot owner in this plat. Tract B was replanted with native drought tolerant landscaping, including trees, shrubs and groundcover.
13. The applicant shall cover the vault tract with landscaping. A final detailed landscape plan shall be submitted to and approved by
the City of Renton Project Manager prior to construction permit approval.
Comments: The applicant submitted a detailed landscape plan for review and approval prior to construction plan approval. The
final as-built plans were reviewed and approved by the City Current Planning Project Manager. The vault tract (Tract A) included
adequate landscape cover.
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14. The applicant shall provide a permanent six foot (6’) tall fence along the south border of the open space tract and Lot 6 to
prevent direct access to the Easthaven Short Plat private driveway. The fencing detail and location shall be identified on the final
landscaping plan.
Comments: The applicant provided a final landscaping plan to the Current Planning Project Manager prior to civil construction
permit issuance. The applicants' contractor was able to grade down the mound along the south border of the open space tract to
make a smoother transition between the Easthaven Short Plat private driveway and the open space tract. In addition, in order to
maintain better sight vision triangles at the intersection of the Lake Washington Blvd N and the private driveway, the permanent
estate fence was subsequently lowered to a max height of 4 feet along along a portion of the open space tract and raised to six
feet along the remainder of the open space tract and the south border of Lot 6 to the northeast corner of the Easthaven Short
Plat. The final fence configuration provides sight vision, safety and privacy.
15. The applicant shall demonstrate compliance with the maximum retaining wall height standards. A final detailed grading plan
shall be submitted to and approved by the City of Renton Project Manager prior to issuance of a construction permit. Alternatively,
the applicant may submit a formal request for modification to staff for consideration to deviate from the retaining wall height
standards of the code.
Comments: The applicant submitted a modification request to deviate from the retaining wall height standards of the code. The
modification request was approved with conditions under LUA17-000383.
16. The applicant shall provide a pathway to connect the common open space tract to the development. The pathway shall be
a minimum three feet (3') in width and made of paved asphalt, concrete, or porous material such as porous paving stones, crushed
gravel with soil stabilizers, or paving blocks with planted joints. In addition, one easily accessible amenity, such as a park bench (no
structures), shall be provided within the open space area. The details of the amenity shall be identified on the final landscaping plan
for review and approval by the Current Planning Project Manager, prior to construction permit issuance.
Comments: The applicant provided a 4-foot wide gravel pathway connecting the common open space tract to the development.
In addition, one easily accessible park bench (SE-5130) was installed within the open space area. The details of the path and
bench were identified in the final landscaping plan that was approved prior to construction permit issuance.
17. The applicant install a temporary sign from grading and utility construction permit through building permit occupancy that
discourages unnecessary or unwarranted trips onto the private drive, serving 3818, 3824, 3830, and 3836 Lake Washington Blvd
N. The details of the sign and location must be submitted to and approved by the City of Renton Project Manager prior to issuance
of a construction permit.
Comments: The applicant installed a temporary sign on Lake Washington Blvd N that discouraged the contractor from
unnecessary or unwarranted trips onto the private drive serving the Easthaven Short Plat.
18. As discussed in Finding of Fact No. 5(A) of this decision, the applicant shall orient the front façades of Lots 3-6, to Lake
Washington Blvd N or Road B. The applicant shall choose which street of the two streets is subject to this condition. As required by
RMC 4- 2-115(E)(3), the front door of the homes shall be located on the façade closest to the street adjacent to the front façade. A
note to this effect shall be recorded on the face of the Plat map.
Comments: A plat note to this effect (#14) was recorded on the face of the Plat map. The plat note reads: "The applicant shall
orient the front façades of lots 3-6, to Lake Washington Blvd N. or N 39th Ct. The applicant shall choose which street of the two
streets is subject to this condition. As required by RMC 4-2-115(E)(3), the front door of the homes shall be located on the façade
closest to the street adjacent to the front façade." The home builder has subsequently indicated that they will orient the front
façades of Lots 3-6 internal to the site (i.e. towards the alley at the end of N 39th Ct).
In addition, the applicant provided a 6-foot (6') wide private pedestrian ingress/egress access easement within the rear lots of 1
and 2 for the benefit of the owners of Lakeview Crest Homeowners Association. The Lakeview Crest Homeowners Association is
responsible for the maintenance of the pedestrian easement.
19. The applicant shall create a Home Owners Association (“HOA”) that retains or improves the existing vegetation within the open
space tract. A draft HOA document has been submitted as part of the application. A final HOA shall be submitted to, and approved
by, the City of Renton Project Manager and the City Attorney prior to Final Plat recording. Such documents shall be recorded
concurrently with the Final Plat.
Comments: The Lakeview Crest Homeowner's Association was established on May 14, 2018 by the applicant (UBI Number 604
282 284). Ownership and maintenance responsibilities have been assigned to the HOA on the final plat.
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