HomeMy WebLinkAboutSaddlebrook Plat, Preliminary PlatCITYOF kENTON
NOV0 9(ij
RECEIVED
CITY CLERK'S OFFICE
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8 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
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: Saddlebrook Plat
10FINAL DECISION
11 Preliminary Plat )
LUA12-077, ECF, PP )
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SUMMARY
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16 The Applicant requests preliminary plat approval for a 14 lot residential subdivision. The preliminary
plat is approved with conditions.
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18 TESTIMONY
19 Vanessa Dolbee, Senior Planner, City of Renton
20 Ms. Dolbee described the project. Ms. Dolby stated the site is located between Yakima Avenue NE
21 and Vesta Avenue NE. The site consists of two parcels located at 13430 and 13426 156th Avenue NE
(Vesta Avenue NE). The site is 4.35 acres is designated Residential Low Density in the
22 Comprehensive Plan and is within the Residential four dwelling units per acre (R-4) zone (Ex. 3).
23 The Applicant proposes a 14 lot single family subdivision.
24 Ms. Dolbee stated the site presently the site contains one single family residence, a mobile home and
outbuildings. It has recently been used as pasture. All structures will be removed.
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Exhibit 4 is a tree retention worksheet. There are 48 significant trees on-site and within right of way.
26 Eight of the trees are dangerous. Eleven of the trees are in right of way. The Applicant proposes to
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retain eight trees. Ms. Dolbee stated there are no critical areas on site.
The Applicant proposes a new public roadway Road A. Road A will connect Yakima Avenue NE
and Vesta Avenue NE. Ms. Dolbee stated the proposal is consistent with the zoning and development
standards. The Applicant will plant street trees on all rights of way.
The City issued an MDNS with four conditions. No appeals were filed. No public or agency
comments were received. Ms. Dolbee stated the project is consistent with comprehensive plan land
use and community design policies and with all zoning regulations, as conditioned. Ms. Dolbee stated
the Applicant is seeking impervious surface credit for the King County Surface Water Design
Manual.
The Applicant submitted a landscape plan with trees on all frontages and a 10 foot wide landscape
strip on the frontages. No trees or shrubs were proposed. Ms. Dolbee stated the code requires
groundcover and shrubs in the landscape strip but no trees because they are already in the street
planting. Ms. Dolbee further stated the City's forester requested the Applicant provide for a larger
tree species to replace a flowering pear. She stated there were no overhead wires and a larger tree
could be permitted here. Ms. Dolbee stated that 30 percent of the trees must be retained. Ms. Dolbee
said the Applicant's Arborist report showed an error by counting existing trees that are in the right of
way which are exempt from the 30 percent tree retention requirement. The City is asking the
Applicant to prepare a new tree retention worksheet.
Ms. Dolbee state the street improvements will add 5 foot bike lane, sidewalk and landscape strips on
both existing streets. The new street will have parking on one side, landscaping and sidewalks.
Surrounding property uses are residential, four dwelling units per acre. The proposal is similar,
though the Applicant has asked for a storm drainage tract. Staff recommends the Applicant provide
perimeter landscaping around the tract.
Ms. Dolbee stated fire and police service are adequate to serve the proposal. The Renton School
District can accommodate any additional students resulting from the proposal. Water service is
adequate but the Applicant must provide a Water Availability Certificate. A sewer extension is
required but adequate capacity exists.
The Applicant submitted a drainage report with an onsite pond. The pond has been designed to the
2009 King County stormwater manual. The Applicant is asking to discharge to one facility instead of
two. The City granted approval of the modification request to the stormwater standards on August 16,
2012, with conditions. The Applicant submitted a subsequent request for modification asking for an
adjustment for a filter system. This type of system is approved by the Washington State Department
of Ecology for stormwater treatment. The City of Renton approved the second modification request
on October 31, 2012 with 15 conditions (Ex. 19). Staff asks that condition of approval #6 in the Staff
Report (Ex. 1) be adjusted to reflect Exhibit 19.
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Ms. Dolbee stated Staff recommends approval of the project, subject to conditions. In response to the
Hearing Examiner, Ms. Dolby stated street trees will be provided subject to conditions. Staff states
the trees in the planter strips do not need to be in the landscape strip, too. The Arborist suggested
taller trees because there are no overhead electrical wires.
Stephen Avril, DR Strong _ Engineering Consultants
Mr. Avril represented the Applicant's engineering company, DR Strong. He testified that the
Applicant concurred with the Staff recommendation.
Gwendolyn High
Ms. High stated she is a member of the Renton Planning Commission, but was at the hearing
representing herself as a neighbor of the project, rather than as a commissioner. Ms. High stated she
thinks the Staff Report is thorough but she had some concerns. Specifically, Ms. High stated she is
concerned about rats fleeing the barn on-site when it is demolished. She also stated she was
concerned about the connection of Road A to 156th Avenue SE (Vesta Avenue NE). This road is a
major arterial with existing problems. The road was created as a neighborhood connector but within
two years was reclassified to a major arterial. There is a utility pole next to the Hill property that
limits site view as they leave their property. This situation is compounded by an existing turn lane at
that location. The proposed connection to 156th Avenue SE from Road A is very close to that turn
lane. There is also a church there that provides traffic conflicts as it is heavily utilized throughout the
day and the week. The neighbors are very concerned about the traffic. There is also a school bus stop
there with stops ten times per day. The corridor is very busy. She is concerned about sight distances
and sight lines. She also was concerned about the drainage plan. Ms. High entered Exhibit 21 to the
record.
Kayren Kittrick, Lead Construction Inspector, City of Renton
Ms. Kittrick stated the traffic study showed no additional mitigation was necessary to maintain the
existing level of service (LOS). The City will still look at this at the construction stage. The traffic
operation group will make recommendations for anything else that is required. Ms. Kittrick stated the
traffic operations group can't deal with speed limits other than to coordinate with the police. The
speed limit is 35 mph, though cars do travel faster. The traffic report showed the roads would remain
at LOS A or B. There are only 30 PM Peak Hour trips generated by the proposal which don't trigger
any required improvements. The City didn't see any conflicts, but now that they have more
information, they will pay more attention at the construction stage. The City did look at traffic on the
corridor, including church traffic. The sight distance wasn't an issue, but the City will review it again.
The City could work with PSE or Century Link or whoever owns the pole to fix any site distance
issues. Any new utilities have to go underground. The second stormwater adjustment (the filter
system), is a very small vault for water quality control. Ms. Kittrick stated the City with work with
Ms. High,
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Vanessa Dolbee
Ms. Dolbee stated the City would work with a pest abatement company to deal with the rats.
Stephen Avril
Mr. Avril described the vault system proposed. He stated there are no proposed changes to the tract or
lot lines from that shown on the plat map.
EXHIBITS
Exhibits 2-18 listed on page 2 of the November 6, 2012 Staff Report, in addition to the Staff Report
itself (Ex. 1), were admitted into evidence the public hearing. Additional exhibits admitted during
the hearing include:
Ex. 19 — Modification to the Stormwater Standards, October 31, 2012
Ex. 20 — Staff Powerpoint presentation from hearing
Ex. 21 — Public Comment from Gwendolyn High
FINDINGS OF FACT
Procedural:
1. Applicant. Justin Lagers, PNW Holdings LLC. Represented by Stephen Avril, D.R.
Strong Consulting Engineers, Inc.
2. Hearing. The Examiner held a hearing on the subject application on November 13, 2012 in
the City of Renton Council Chambers.
3. Project Description. The Applicant is requesting Preliminary Plat approval for a 14 lot
subdivision and a storm drainage tract located in the Residential 4 net du/ac zone. The application
includes two lots addressed 13430 & 13426 156th Avenue SE with a land area of 189,797 square
feet (4.35 acres). The proposed lots range in size from 9,400 square feet to 11,737 square feet. The
resulting net density is 3.86 dwelling units per acre. The site contains two existing buildings which
will be demolished. Access to the site would be via a new public road, "Road A" which would
connect Yakima Avenue NE (158th Avenue SE) to Vesta Avenue NE (156th Avenue SE). New
frontage improvements would be provided along 156th Avenue SE, Yakima Avenue NE, and the
new Road A. There are no critical areas located on the site. Eight significant trees have been
proposed to be retained of the 48 located on site. To prepare the site approximately 8,873 cubic yards
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of cut and 5,636 cubic yards of fill are proposed. The Applicant submitted a stormwater report,
geotechnical report, and a traffic study with the application.
The properties surrounding the subject site are single-family residences and are designated R-4 on
the City's zoning maps. The proposal is similar to existing development patterns in the area and is
consistent with the Comprehensive Plan and Zoning Code, which encourages large lot development.
4. Adequacy of Infrastructure/Public Services. The project will be served by adequate
infrastructure and public services as follows:
A. Water and Sewer Service. The site is located in the Water District 90 water service
boundary. The Applicant must obtain a Certificate of Water Availability.
There are existing City of Renton 8 -inch sewer mains in Vesta Avenue NE and Yakima
Avenue NE. The Applicant provided a conceptual utility plan with the application
(Exhibit 9). The conceptual utility plan was approved by Plan Review. This proposal is
located in the Central Plateau Interceptor Area Special Assessment District (SAD 0034).
These fees are $351.95 plus interest per unit, and shall be paid at the time a construction
permit is issued and prior to recording the plat.
B. Police and Fire Protection. Police and Fire Prevention Staff indicate that sufficient
resources exist to furnish services to the proposed development; subject to the condition
that the Applicant provides Code required improvements and fees. A Fire Impact Fee,
based on new single-family lot with credit given for the existing single-family residence,
is required by the MDNS for the project. The fee is payable to the City as specified by the
Denton Municipal Code.
C. Drainage. Drainage will be adequately addressed. The site is situated atop a ridge and
discharges runoff into two sub -basins. Tributary Drainage Area (TDA) West is
approximately 1.78 acres and discharges to Vesta Avenue NE while TDA East is
comprised of the remaining 2.58 acres and discharges to Yakima Avenue NE. The storm
drainage and TESC standards for the project are established by the City of Renton
Addendum to the 2009 King County Surface Water design Manual (KCSWDM). This
site is located in the Flow Control Duration Standard Forested Conditions and is required
to provide Basic Water Quality treatment and Level 3 Flow Control.
The Applicant submitted a Technical Information Report (TIR) prepared by D.R. Strong
Consulting Engineers, dated August 27, 2012 (Ex. 12). Based on the provided TIR the
Applicant is proposing all surface water runoff from impervious surfaces to be collected
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and conveyed to a storm detention/water quality pond located in proposed Tract A. Tract
A is located in the southwest corner of the proposed development and would discharge to
the conveyance system in Vesta Avenue NE. Pursuant to the provided TIR the proposed
conveyance system was analyzed and is capable of conveying the 100 -year peak storm
without overtopping any structures or channels.
Prior to the subject application, the Applicant requested an adjustment to the requirement
to discharge stormwater to one detention facility instead of the required two. An approval
of this request was granted by the City of Renton Surface Water Utility Supervisor on
August 16, 2012, subject to seven conditions (Ex. 18). Subsequent to this approval, the
Applicant submitted a revised request for modification asking for an adjustment for a
filter system. This type of system is approved by the Washington State Department of
Ecology for stormwater treatment. The City of Renton approved the second modification
request on October 31, 2012 with 15 conditions (Ex. 19). A condition of approval will
require the Applicant to comply with the mitigation measures in Exhibit 19.
The Applicant's Geotechnical Report (Exhibit 13) evaluated the on-site soils to determine
their percolation rate. Based on the provided Geotechnical Report infiltration on the site
or individual lots is not feasible.
D. Parks/Open Space. The MDNS for the project requires the Applicant to pay a Parks and
Recreation Impact fee at the time of final plat recording. RMC 4-2-115, which governs
open space requirements for residential development, does not have any specific
requirements for open space for residential development in the R-4 district. The impact
fees provide for adequate parks and open space.
E. Streets. Access to all lots would be provided along a new public road, Road A. The
driveway width standards for the proposed lots would be verified at the time of building
permit review. The proposed street improvements on Vesta Avenue NE will provide a 5 -
foot bike lane, curb 17 feet from centerline of right-of-way, then an 8 -foot planter strip
and a 5 -foot sidewalk. The proposed street improvements on Yakima Avenue NE will
provide 32 feet of pavement to allow for parking on both sides, curb 16 feet from
centerline of right-of-way, then an 8 -foot planter strip and a 5 -foot sidewalk. The
proposed new internal street, Road A, will extend the full width of the development,
connecting to both Vesta Avenue NE and Yakima Avenue NE. Road A will have a 26 -
foot pavement section, with parking on one side, an 8 -foot planter, and a 5 -foot sidewalk
in a 52 -foot dedicated right-of-way.
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The proposed plat is anticipated to generate additional traffic on the City's street system.
A Transportation Impact Fee, per net new average daily trip attributed to the project, with
credit given for the existing single-family residences, was recommended as part of the
SEPA review. The fee would be used to mitigate the proposal's potential impacts to the
City's transportation system and is payable to the City as specified by the Renton
Municipal Code.
F. Tree Retention. The site is currently occupied by a single family residence, a mobile
home and outbuildings at the west side of 156th Avenue SE. A large portion of the site is
being used for horse pasture. The remainder of the site is vegetated with scattered trees,
lawn, and clumps of Himalayan blackberry. The current site contains 48 significant trees
of which 8 are determined to be dead, diseased and/or dangerous, 11 would be located in
the proposed roadway and 8 are proposed to be retained.
There appears to be an error in the Applicant's tree retention report in determining the
number of trees located on the subject site and located in the proposed right-of-way
improvement area. Staff has recalculated the retention ratios and determined the
Applicant would be required to provide four replacement trees at 2 -inch caliper. The
Applicant's Conceptual Landscape Plan proposed to plant 61 new trees at a 1.5 inch
caliper in size. If the Applicant provided four of the proposed 61 trees at 2 caliper inches,
the 30 percent retention/replacement ratio would be met. A condition of approval will
require the Applicant to provide an updated tree retention worksheet and planting plan
that meets the minimum retention and/or replacement requirements.
G. Landscaping, As proposed the conceptual landscape plan does comply with the 10 -foot
wide on-site landscape requirement. However, there are no trees and/or shrubs proposed
in the portions of on-site street frontage landscaping located along Road A and no trees
proposed in the portions of on-site street frontage landscaping located along Yakima
Avenue NE and Vesta Avenue NE. An 8 -foot planting strip between the back of the curb
and the sidewalk is required along all street frontages. Street trees are required to be
planted in the planting area.
The Applicant has proposed to plant flowering pear trees in the planting strip along Road
A and Katsura trees along Yakima Avenue NE and Vesta Avenue NE. As such, all lots
would have trees along the frontage; therefore, staff recommends approval of eliminating
the requirement for trees in the on-site landscape strips along all frontages. A mixture of
shrubs and ground cover is required. As proposed, the lawn along new Road A would not
meet the minimum requirements for on-site street frontage landscaping.
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The City's Urban Forester recommended the Applicant provide a larger sized tree in
place of the flowering pear trees along Road A. The flowering pear tree is a small
maturing tree which is typically used in places where overhead electrical wires occur. As
no overhead electrical wires are present at the subject site, a larger tree species is
appropriate.
A condition of approval will require the Applicant to submit a final detailed landscape pla
for approval by the Current Planning Project Manager prior to construction permit
issuance, including a larger maturing tree along Road A and shrubs and ground cover
located in the on-site landscape strips.
H. Parking. Sufficient area exists, on each lot, to accommodate required off street parking
for a minimum of two vehicles.
I. Schools. The Renton School District can accommodate any additional students generated
by this proposal at the following schools: Maplewood Elementary, McKnight Middle
School and Hazen High School. A School Impact Fee, based on new single-family lot,
will be required in order to mitigate the proposal's potential impacts to the Renton School
District. The fee is payable to the City as specified by the Renton Municipal Code.
Currently the fee is assessed at $6,392.00 per single family residence.
5. Adverse Impacts. There are no adverse impacts associated with the proposal. As discussed
in Finding of Fact No. 4, the proposal provides for adequate infrastructure and is served by adequate
public services. There are no critical areas on site.
The Applicant has proposed to develop a storm drainage tract, Tract A, in the southwest corner of the
site. Typically storm ponds are large "holes in the ground" surrounded by a fence. This type of
development would not be compatible with the surrounding residential development. The aesthetic
impacts of a fenced storm pond could be relieved by the addition of screening landscaping around
the perimeter of the pond. The Applicant has proposed to provide landscaping around Tract A;
however, the south side of the tract has no landscaping proposed. A condition of approval will
require the Applicant to provide screening landscaping meeting the definition of fully site obscuring
on the outside of the fence (if a fence is proposed) or along the entire perimeter of Tract A.
One issue of significant concerns to neighbors was the potential for rats to invade the neighborhood
when the existing barn is demolished. The City expressed a willingness to work with the neighbors
to ensure pests are managed. A condition of approval will require the Applicant to ensure rodents are
exterminated in the subject property prior to demolition of the existing structures.
A final issue of significant concern to the neighbors was the sight lines and sight distances for
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vehicles exiting the site and the impact of site traffic on the neighbors. There are presently sight
distance issues related to a utility pole and a turn lane. Existing traffic in the area is also a concern
with respect to speeding and the heavy use of a church in the subject's vicinity. The proposal is
conditioned for staff to review the site distance issues raised by Ms. High and to mitigate the project
as determined reasonably necessary.
Conclusions of Law
1. Authodly. RMC 4-7-020(C) and 4-7-050(D)(5) provide that the Hearing Examiner shall hold
a hearing and issue a final decision on preliminary plat applications.
2. Zonin /g Comprehensive Plan Designations. The subject property is zoned Residential 4
dwelling units per net acre (R-4). The comprehensive plan map land use designation is Residential
Low Density.
3. Review Criteria. Chapter 4-7 RMC governs the criteria for subdivision review. Applicable
standards are quoted below in italics and applied through corresponding conclusions of law.
RMC 4-7-080(B): A subdivision shall be consistent with the following principles of acceptability:
1. Legal Lots: Create legal building sites which comply with all provisions of the City Zoning Code.
2. Access: Establish access to a public road for each segregated parcel.
3. Physical Characteristics: Have suitable physical characteristics. A proposed plat may be denied
because of flood, inundation, or wetland conditions. Construction of protective improvements may
be required as a condition of approval, and such improvements shall be noted on the final plat.
4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water
supplies and sanitary wastes.
4. As noted in Finding of Fact 4g, this criterion is not satisfied with respect to landscaping
requirements. The proposed lots comply with all other requirements of the R-4 zoning district as
detailed by Staff at pages 7-8 of the Staff Report, which is adopted and incorporated by this reference
as if set forth in full. As shown on the preliminary plat map, Ex. 2, each lot will access Road A.
There are no critical areas on site. The developable site has physical characteristics suitable for
development. As determined in the Finding of Fact No. 4, and as conditioned, the proposal makes
adequate provision for drainage, streets water and sewer.
RMC 4-7-080(I)(1): ...The Hearing Examiner shall assure conformance with the general purposes
of the Comprehensive Plan and adopted standards...
IW:Jami•iiMR "Ald9WAIEK
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5. The proposed preliminary play is consistent with the Renton Comprehensive Plan as outlined
in page 6 of the staff report, which is incorporated by this reference as if set forth in full.
RMC 4-7-120(A): No plan for the replatting, subdivision, or dedication of any areas shall be
approved by the Hearing Examiner unless the streets shown therein are connected by surfaced road
or street (according to City specifications) to an existing street or highway.
6. Road A will connect to both Vesta Avenue NE and Yakima Avenue NE.
RMC 4-7-120(B): The location of all streets shall conform to any adopted plans for streets in the
City.
7. The internal road, Road A will connect Vesta Avenue NE to Yakima Avenue NE.
RMC 4-7-120(C): If a subdivision is located in the area of an officially designed [sic] trail,
provisions shall be made for reservation of the right-of-way or for easements to the City for trail
purposes.
8. The staff report and administrative record do not identify any officially designated trail in the
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RMC 4-7-130(C): A plat, short plat, subdivision or dedication shall be prepared in conformance
with the following provisions:
1. Land Unsuitable for Subdivision: Land which is found to be unsuitable for subdivision includes
land with features likely to be harmful to the safety and general health of the future residents (such
as lands adversely affected by flooding, steep slopes, or rock formations). Land which the
Department or the Hearing Examiner considers inappropriate for subdivision shall not be
subdivided unless adequate safeguards are provided against these adverse conditions.
a. Flooding/Inundation: If any portion of the land within the boundary of a preliminary plat is
subject to flooding or inundation, that portion of the subdivision must have the approval of the State
according to chapter 86.16 RCW before the Department and the Hearing Examiner shall consider
such subdivision.
b. Steep Slopes: A plat, short plat, subdivision or dedication which would result in the creation of a
lot or lots that primarily have slopes forty percent (4001o) or greater as measured per RMC 4-3-
050J1 a, without adequate area at lesser slopes upon which development may occur, shall not be
approved.
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3. Land Clearing and Tree Retention: Shall comply with RMC 4-4-130, Tree Retention and Land
Clearing Regulations.
4. Streams:
a. Preservation: Every reasonable effort shall be made to preserve existing streams, bodies of water,
and wetland areas.
b. Method: If a stream passes through any of the subject property, a plan shall be presented which
indicates how the stream will be preserved. The methodologies used should include an overflow
area, and an attempt to minimize the disturbance of the natural channel and stream bed.
c. Culverting: The piping or tunneling of water shall be discouraged and allowed only when going
under streets.
d. Clean Water: Every effort shall be made to keep all streams and bodies of water clear of debris
and pollutants.
9. As discussed in Conclusion of Law No. 4, and as conditioned, the land is suitable for
development. The property is not designated as a floodplain and there are no critical areas on-site.
As discussed in Finding of Fact 4, there are 48 significant trees on-site. Of these, 19 trees would be
excluded from the tree retention requirements because of their location in the proposed rights of way
or access easements (11 trees) or because they are dead and/or dangerous (8 trees). The remaining 29
trees are subject to the 30% tree retention requirement. The Applicant must retain at least 9 trees on
site or mitigate the removal of trees by planting new trees. This project will be conditioned to comply
with RMC 4-4-130 wherein the Applicant shall provide an updated tree retention worksheet, tree
retention plan and planting plan for review and approval by the Current Planning Project Manager
prior to construction permit issuance.
RMC 4-7-140: Approval of all subdivisions located in either single family residential or multi-
family residential zones as defined in the Zoning Code shall be contingent upon the subdivider's
dedication of land or providing fees in lieu of dedication to the City, all as necessary to mitigate the
adverse effects of development upon the existing park and recreation service levels. The
requirements and procedures for this mitigation shall be per the City of Renton Parks Mitigation
Resolution.
10. The MDNS requires the payment of Park and Recreation Impact fees.
25 RMC 4-7-150(A): The proposed street system shall extend and create connections between existing
26 streets unless otherwise approved by the Public Works Department. Prior to approving a street
system that does not extend or connect, the Reviewing Official shall find that such exception shall
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meet the requirements of subsection E3 of this Section. The roadway classifications shall be as
defined and designated by the Department.
11. The internal road, Road A will connect Vesta Avenue NE to Yakima Avenue NE.
RMC 4-7-150(B): All proposed street names shall be approved by the City.
12. As conditioned.
RMC 4-7-150(C): Streets intersecting with existing or proposed public highways, major or
secondary arterials shall be held to a minimum.
13. There is no intersection with a public highway or major or secondary arterial.
RMC 4-7-150(D): The alignment of all streets shall be reviewed and approved by the Public Works
Department. The street standards set by RMC 4-6-060 shall apply unless otherwise approved. Street
alignment offsets of less than one hundred twenty five feet (125) are not desirable, but may be
approved by the Department upon a showing of need but only after provision of all necessary safety
measures.
14. As discussed in Finding of Fact 4, the Public Works Department has reviewed and approved
the street alignment.
RMC 4-7-150(E):
1. Grid: A grid street pattern shall be used to connect existing and new development and shall be the
predominant street pattern in any subdivision permitted by this Section.
2. Linkages: Linkages, including streets, sidewalks, pedestrian or bike paths, shall be provided
within and between neighborhoods when they can create a continuous and interconnected network
of roads and pathways. Implementation of this requirement shall comply with Comprehensive Plan
Transportation Element Objective T -A and Policies T-9 through T-16 and Community Design
Element, Objective CD -Mand Policies CD -50 and CD -60.
3. Exceptions:
a. The grid pattern may be adjusted to a `flexible grid" by reducing the number of linkages or the
alignment between roads, where the following factors are present on site:
i. Infeasible due to topographical/environmental constraints; and/or
ii. Substantial improvements are existing.
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4. Connections: Prior to adoption of a complete grid street plan, reasonable connections that link
existing portions of the grid system shall be made. At a minimum, stub streets shall be required
within subdivisions to allow future connectivity.
5. Alley Access: Alley access is the preferred street pattern except for properties in the Residential
Low Density land use designation. The Residential Low Density land use designation includes the
RC, R-1, and R-4 zones. Prior to approval of a plat without alley access, the Reviewing Official shall
evaluate an alley layout and determine that the use of alley(s) is not feasible...
6. Alternative Configurations: Offset or loop roads are the preferred alternative configurations.
7. Cul -de -Sac Streets: Cul-de-sac streets may only be permitted by the Reviewing Official where due
to demonstrable physical constraints no future connection to a larger street pattern is physically
possible.
15. The project provides a grid connection by connecting the internal street, Road A, to Vesta
Avenue NE and Yakima Avenue NE. The Applicant will provide sidewalks along its frontage of
both Vesta Avenue NE and Yakima Avenue NE as well as on both sides of internal Road A.
RMC 4-7-150(F): All adjacent rights-of-way and new rights-of-way dedicated as part of the plat,
including streets, roads, and alleys, shall be graded to their full width and the pavement and
sidewalks shall be constructed as specified in the street standards or deferred by the
Planning/Building/Public Works Administrator or his/her designee.
16. As conditioned.
WC 4-7-150(G): Streets that may be extended in the event of future adjacent platting shall be
required to be dedicated to the plat boundary line. Extensions of greater depth than an average lot
shall be improved with temporary turnarounds. Dedication of a full -width boundary street shall be
required in certain instances to facilitate future development.
17. There are no further street extensions possible for the proposed subdivision.
RMC 4-7-170(A): Insofar as practical, side lot lines shall be at right angles to street lines or radial
to curved street lines.
18. As depicted in Ex. 2, the side lines are in conformance with the requirement quoted above.
RMC 4-7-170(B): Each lot must have access to a public street or road. Access may be by private
access easement street per the requirements of the street standards.
19. As previously determined, each lot has access to a public street or road.
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RMC 4-7-170(C): The size, shape, and orientation of lots shall meet the minimum area and width
requirements of the applicable zoning classification and shall be appropriate for the type of
development and use contemplated. Further subdivision of lots within a plat approved through the
provisions of this Chapter must be consistent with the then -current applicable maximum density
requirement as measured within the plat as a whole.
20. As previously determined, the proposed lots comply with the zoning standards of the R-4
zone, which includes area, width and density.
RMC 4-7-170(D): Width between side lot lines at their foremost points (i.e., the points where the
side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (8001o) of
the required lot width except in the cases of (1) pipestem lots, which shall have a minimum width of
twenty feet (20) and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which
shall be a minimum of thirty five feet (35).
21. As shown in Ex. 2, the requirement is satisfied.
RMC 4-7-170(E): All lot corners at intersections of dedicated public rights-of-way, except alleys,
shall have minimum radius offifteen feet (15).
22. As conditioned.
RMC 4-7-190(A): Due regard shall be shown to all natural features such as large trees,
watercourses, and similar community assets. Such natural features should be preserved, thereby
adding attractiveness and value to the property.
23. As discussed in Finding of Fact No. 5, there are no critical areas on site. Significant trees are
proposed for retention, where feasible on-site.
RMC 4-7-200(A): Unless septic tanks are specifically approved by the Public Works Department
and the King County Health Department, sanitary sewers shall be provided by the developer at no
cost to the City and designed in accordance with City standards. Side sewer lines shall be installed
eight feet (8) into each lot if sanitary sewer mains are available, or provided with the subdivision
development.
24. As conditioned.
RMC 4-7-200(B): An adequate drainage system shall be provided for the proper drainage of all
surface water. Cross drains shall be provided to accommodate all natural water flow and shall be of
sufficient length to permit full -width roadway and required slopes. The drainage system shall be
designed per the requirements of RMC 4-6-030, Drainage (Surface Water) Standards. The drainage
system shall include detention capacity for the new street areas. Residential plats shall also include
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detention capacity for future development of the lots. Water quality features shall also be designed to
provide capacity for the new street paving for the plat.
25. The proposal, as conditioned, provides for adequate drainage that is in conformance with
applicable City drainage standards as determined in Finding of Fact No. 4c. A condition of approval
will require the drainage facilities to comply with the City's fifteen conditions included in the
stormwater adjustment granted by the City of Renton Surface Water Utility Supervisor dated October
31, 2012 (Exhibit 19).
RMC 4-7-200(C): 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.
26. As conditioned.
RMC 4-7-200(D): All utilities designed to serve the subdivision shall be placed underground. Any
utilities installed in the parking strip shall be placed in such a manner and depth to permit the
planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all
service connections, as approved by the Department. Such installation shall be completed and
approved prior to the application of any surface material. Easements may be required for the
maintenance and operation of utilities as specified by the Department.
27. As conditioned.
RMC 4-7-200(E): Any cable TV conduits shall be undergrounded at the same time as other basic
utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line
by subdivider as to obviate the necessity for disturbing the street area, including sidewalks, or alley
improvements when such service connections are extended to serve any building. The cost of
trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to
bring service to the development shall be borne by the developer and/or land owner. The subdivider
shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to
final ground elevation and capped. The cable TV company shall provide maps and specifications to
the subdivider and shall inspect the conduit and certify to the City that it is properly installed.
28. As conditioned.
RMC 4-7-210:
A. MONUMENTS:
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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. All surveys
shall be per the City of Renton surveying standards.
I B. SURVEY. -
All other lot corners shall be marked per the City surveying standards.
C. STREET SIGNS:
The subdivider shall install all street name signs necessary in the subdivision.
29. As conditioned.
DECISION
The proposed preliminary plat is approved, subject to the following conditions:
1. The Applicant shall comply with the four mitigation measures issued as part of the
Determination of Non -Significance Mitigated, dated October 15, 2012.
2. Pursuant to the Flow Control BMP reduction; the proposed 45 percent impervious surface
limitation shall be recorded on the face of the final plat.
3. A final detailed landscape plan shall be submitted to and approved by the Current Planning
Project Manager prior to construction permit issuance, including but not limited to a larger
maturing tree along Road A and shrubs and ground cover located in the on-site landscape
strips.
4. The Applicant shall provide an updated tree retention worksheet, tree retention plan and
planting plan that meet the minimum retention and/or replacement requirements of RMC 4-4-
130. The plan sets and worksheet shall be submitted to the Current Planning Project
Manager for review and approval prior to construction permit issuance.
5. The Applicant shall provide fully sight obscuring screening landscaping along the perimeter
of Tract A. A landscaping plan shall be submitted for review and approval by the Current
Planning Project Manager prior to Construction Permit issuance. Screening landscaping shall
be required to be installed and inspected prior to final plat recording.
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6. The Applicant shall comply with the fifteen conditions included in the stormwater adjustment
granted by the City of Renton Surface Water Utility Supervisor dated October 31, 2012
(Exhibit 19).
7. Prior to demolition of the existing structures, the Applicant shall ensure rodents or other pests
living with the structures are exterminated.
8. City staff shall investigate the site distance issues raised by Ms. High as summarized in her
testimony in the Testimony section of this decision and, if any safety problems are
discovered, shall condition the project as reasonably necessary to provide for safe site
distance.
9. All proposed street names shall be approved by the City.
10. 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.
11. Unless septic tanks are specifically approved by the Public Works Department and the King
County Health Department, sanitary sewers shall be provided by the developer at no cost to
the City and designed in accordance with City standards. Side sewer lines shall be installed
eight feet (8') into each lot if sanitary sewer mains are available, or provided with the
subdivision development.
12. All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have
minimum radius of fifteen feet (15').
13. 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.
14. All utilities designed to serve the subdivision shall be placed underground. Any utilities
installed in the parking strip shall be placed in such a manner and depth to permit the planting
of trees. Those utilities to be located beneath paved surfaces shall be installed, including all
service connections, as approved by the Department. Such installation shall be completed and
approved prior to the application of any surface material. Easements may be required for the
maintenance and operation of utilities as specified by the Department.
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15. Any cable TV conduits shall be undergrounded at the same time as other basic utilities are
installed to serve each lot. Conduit for service connections shall be laid to each lot line by
Applicant as to obviate the necessity for disturbing the street area, including sidewalks, or
alley improvements when such service connections are extended to serve any building. The
cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore
required to bring service to the development shall be borne by the developer and/or land
owner. The Applicant shall be responsible only for conduit to serve his development. Conduit
ends shall be elbowed to final ground elevation and capped. The cable TV company shall
provide maps and specifications to the Applicant and shall inspect the conduit and certify to
the City that it is properly installed.
16. The Applicant shall install all street name signs necessary in the subdivision.
DATED this 29th day of November, 2012.
Phil A. Olbrechts
City of Renton Hearing Examiner
Appeal Right and Valuation Notices
RMC 4-8-110(E)(9) provides that the final decision of the hearing examiner is subject to appeal to
the Renton City Council. RMC 4-8-110(E)(9) requires appeals of the hearing examiner's decision
to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. A
request for reconsideration to the hearing e examiner may also be filed within this 14 day appeal
period as identified in RMC 4-8-110(E)(8) and RMC 4-8-100(G)(4). A new fourteen (14) day
appeal period shall commence upon the issuance of the reconsideration. Additional information
regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall — 7th
floor, (425) 430-6510.
Affected property owners may request a change in valuation for property tax purposes
notwithstanding any program of revaluation.
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