HomeMy WebLinkAboutD_LUA19000265_Final_Plat_Admin_Rprt_and_Exhibits_20201013DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Administrative Report LUA19-000265
A. ADMINISTRATIVE DECISION
DECISION: APPROVED DENIED
REPORT DATE: October 13, 2020
Project Name: Cedars at the Highlands
Project File Number: PR17-000190
Land Use File Number: LUA19-000265
Project Manager: Brianne Bannwarth, PE, Development Engineering Manager
Project Location: 14120 160th Avenue SE, Renton WA 98059 (PID 1457500110)
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 Cedars at the Highlands Final Plat, File No. LUA19-000265, as depicted in Exhibit 1, is approved.
Signature and Date
C.E. ‘Chip’ Vincent, Community and Economic Development Administrator
TRANSMITTED this 13th day of October, 2020 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
Harbour Homes, LLC
400 N. 34th Street, Ste 300
Seattle, WA 98103
cburrus70@gmail.com
Harbour Homes, LLC
400 N. 34th Street, Ste 300
Seattle, WA 98103
cburrus70@gmail.com
Jamie Waltier
jwaltier@harbourhomes.com
Harbour Homes, LLC
400 N. 34th Street, Ste 300
Seattle, WA 98103
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10/13/2020 | 2:40 PM PDT
City of Renton Department of Community & Economic Development Administrative Report & Decision
CEDARS AT THE HIGHLANDS LUA19-000265
October 13, 2020 Page 2 of 2
Administrative Report LUA19-000265
TRANSMITTED this 13th day of October, 2020 to the following:
Vanessa Dolbee, Planning Director
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property and Technical Services Manager
Clark Close, Interim Current Planning Manager
Rob Shuey, 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 October 27, 2020. An appeal of the decision must be filed within the 14-day appeal period
(RCW 43.21.C.075(3); WAC 197-11-680). Due to Governor Jay Inslee’s Proclamation 20-25 (“Stay Home, Stay
Healthy”), the City Clerk’s Office is working remotely. For that reason, appeals must be submitted electronically to
the City Clerk at cityclerk@rentonwa.gov. The appeal fee, normally due at the time an appeal is submitted, will be
collected at a future date. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional
information regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov.
If the situation changes such that the City Clerk’s Office is open when you file your appeal, you have the option of
filing the appeal in person.
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 disco verable 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
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GRAPHIC SCALE
150'300'600'
1 INCH = 300 FT.
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GRAPHIC SCALE
20'40'80'
1 INCH = 40 FT.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 4
EXHIBIT 2
Compliance with Preliminary Plat Conditions Summary LUA17-000189
Satisfied
PLN - ERC Mitigation Measure
1. Project construction shall comply with the recommendations found in the submitted geotechnical report prepared
by Earthworks NW, dated February 23, 2017.
Comments: Project construction under Civil Construction Permit C19000411 has complied with the geotechnical
report prepared by Earthworks NW, dated February 23, 2017.
PLN - Hearing Examiner Condition
1. The Applicant shall comply with the mitigation measure issued as part of the Determination of Non-Significance
Mitigated, dated August 24th, 2018.
Comments: The project has complied with the mitigation measure issued as part of the Determination of
Non-Significance Mitigated, dated August 24th, 2018. See response to SEPA Mitigation Measure.
2. A final detailed a final detailed landscape plan shall be submitted compliant with RMC 4-8-120 and RMC 4-4-070
and approved by the Current Planning Project Manager prior to issuance of the construction permits.
Comments: A final detailed landscape plan (Sheets L1 through L3) was reviewed and approved by the City on
June 28, 2019 as part of the Civil Construction Permit C19000411.
3. The Applicant shall submit an updated tree retention and replanting plan that demonstrates compliance with RMC
4-4-130 for review and approval by the Current Planning Project Manager prior to issuance of the construction
permits.
Comments: An updated tree retention and replanting plan was reviewed and approved by the City on June 28,
2019 as part of the Civil Construction Permit C19000411.
4. The Applicant shall create a Home Owners Association (“HOA”) that maintains all improvements and landscaping
in the Storm Tract and any and all other common improvements. A draft of the HOA documents shall be
submitted to, and approved by, the Current Planning Project Manager and the City Attorney prior to Final Plat
recording. Such documents shall be recorded concurrently with the Final Plat.
Comments: A draft of the Homeowners Association documents have been reviewed and approved by the City on
October 9, 2020. The documents will be recorded concurrently with the Final Plat.
5. Proposed Lots 12 and 13 shall utilize a joint-use driveway for vehicular access. An updated plan shall be provided
at the time of Construction Permit Application for review and approval by the Current Planning Project Manager, a
note to this effect shall be recorded on the face of the plat.
Comments: A joint-use driveway for vehicular access on Lots 12 and 13 was reviewed and approved by the City
on June 28, 2019 as part of the Civil Construction Permit C19000411. A note has been placed on the final plat
indicating a 16 foot wide access easement for the joint-use driveway on Lots 12 and 13.
6. A photometric study and street lighting plan shall be submitted at the time of construction permit for review and
approval by the City’s Plan Reviewer prior to issuance of a construction permit.
Comments: A photometric study and street lighting plan (Sheet IL1 through IL3) was reviewed and approved by
the City on July 9, 2019 as part of the Civil Construction Permit C19000411.
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7. A covenant shall be required as a part of the final plat pursuant to RMC 4-2-1l0D, Note 14.
Comments: Covenant included in submitted CCRs document.
8. The Applicant shall provide a combination of the following in order to ensure a safe route to all three schools: a
physical structure to allow passage to and from Liberty High School, a plan showing existing and proposed
improvements to create a safe route from the project site to the bus stop, or documentation from the Issaquah
School District that an additional stop will be added closer to the project site. The proposal for a safe route to
school would be subject to review and approval by the Current Planning Project Manager during construction
permit application review.
Comments: A pedestrian connection through Tract A connecting SE 141st Place and the unimproved 162nd
Avenue SE and a pedestrian bridge within the unimproved 162nd Avenue SE right of way were both reviewed
and approved by the City on June 27, 2019 as part of the Civil Construction Permit C19000411. The pedestrian
connection and pedestrian bridge provides a safe access route to and from Liberty High School.
9. The builder/Applicant (Harbour Homes) shall restore the impacted critical areas buffer in Tract B per the Wetlands
Buffer Mitigation Plan reviewed and approved by Otak after expiration of the TUP. The document shall be
recorded concurrently with the Final Plat and the condition should be recorded on the face of the Final Plat and as
a covenant on Lot 8. The Applicant shall submit a separate surety device for the final mitigation phase to ensure
full restoration of the buffer after the barn/carport on Lot 8 and Tract B is demolished.
Comments: The correct language is included on final plat. The surety amount will be confirmed by the Current
Planning Project Manager and will be obtained prior to final plat recording.
10. No commercial or industrial-style lighting shall be utilized on the Lots 8 or 9. If any commercial or industrial-style
lighting is currently installed on either of the two buildings, the lighting shall be removed prior the issuance of the
first residential building permit.
Comments: No commercial or industrial lighting exists on Lots 8 or 9.
11. Any proposal to convert the stormwater vault within Tract A to a stormwater detention pond shall be considered a
Major Plat Amendment subject to the requirements outlined under RMC 4-7-7 080M.2.
Comments: A stormwater vault was reviewed and approved by the City on July 9, 2019 as part of the Civil
Construction Permit C19000411.
12. The proposed Stormwater vault within Tract A shall be located entirely below ground. Engineered construction
plans showing the vault entirely below ground shall be submitted at the time of Construction Permit review for
review and approval.
Comments: Engineered construction plans showing the stormwater vault entirely underground was reviewed and
approved by the City on June 27, 2019 as part of the Civil Construction Permit C19000411.
13. The vault shall be designed in a manner that fully retains the sidewalk, planter strip, and vertical curbing proposed
in the ROW and does not impact any required ROW improvements.
Comments: The construction plans showing the stormwater vault below the proposed right of way improvements
was reviewed and approved by the City on July 1, 2019 as part of the Civil Construction Permit C19000411.
14. The Applicant shall incorporate a pedestrian connection within Tract A (vault) for review and approval by the
Current Planning Project Manager at the time of construction permit application review.
Comments: A pedestrian connection through Tract A connecting SE 141st Place and the unimproved 162nd
Avenue SE was both reviewed and approved by the City on June 27, 2019 as part of the Civil Construction Permit
C19000411.
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15. The Applicant shall submit an updated plan that utilizes a pedestrian-focused design for the vault roadway access
at the time of construction permit application submittal. The new design would be subject to review and approval
by the Current Planning Project Manager and Publics Work staff.
Comments: A pedestrian connection through Tract A connecting SE 141st Place and the unimproved 162nd
Avenue SE was both reviewed and approved by the City on June 27, 2019 as part of the Civil Construction Permit
C19000411.
16. The Applicant shall record an easement encompassing the portion of the barn/carport structure in the critical
areas buffer (Tract B) that would automatically be extinguished after expiration of the Temporary Use Permit. The
document shall be recorded concurrently with the Final Plat.
Comments: Easement shown on the final plat.
17. The initial and final mitigation plan for the reduced wetlands buffer shall be subject to review and approval by the
City’s secondary wetlands reviewer, Otak. The review shall occur at the Applicant’s expense.
Comments: Both mitigation plans have been submitted and approved by Staff.
18. All road names shall be approved by the City.
Comments: The road names have been provided by the City and are shown on the Final Plat map.
19. 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.
Comments: The sanitary sewer system was reviewed and approved by the City on July 1, 2019 as part of the
Civil Construction Permit C19000411 and was installed in accordance with the approved plans.
20. 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. All other lot corners shall be marked per the City surveying standards. The
subdivider shall install all street name signs necessary in the subdivision.
Comments: The permanent control monuments were installed in accordance with the Final Plat.
21. 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 Public Works
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 Public Works
Department.
Comments: Franchise utilities have been reviewed and approved by the City under Franchise Utility permits
MFP19005590 and MFP19005771 to be constructed underground and were installed in accordance with the
approved plans.
22. 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 subdivides 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.
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Comments: Franchise cable TV conduits have been reviewed and approved by the City under Franchise Utility
permit MFP19005771 to be constructed underground and were installed in accordance with the approved plans.
23. All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of
fifteen feet (15').
Comments: Corner Lots 1 and 12 at the intersection of 160th Avenue SE and SE 141st Place have a minimum
radius of fifteen feet as shown on the Final Plat Map.
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