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HEX Staff Report_The Enclave at Bridle Ridge Final Plat_LUA16-000280
CITYOFDEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTRentOnA.REPORTTOTHEHEARINGEXAMINERDATE:July2O,2016ProjectNameTheEnclaveAtBridleRidgeFinalPlatOwner:AlbacoreACH,LLCApplicant:9675—SE36thStreetSuite105MercerIsland,WA98040Contact:JustinLagers,PNWHoldings,LLC.,9675—SE36thStreetSuite105MercerIsland,WA98040FileNumber:LUA16-000280,FPProjectManager:JanlIlianProjectSummary:A31-lotresidentialsubdivisionwith1Tractonan8.8acresite,locatedwithinthe(R-4)zoningclassification.PreliminaryPlatLUA14-000241.ProjectLocation:14004—156thSE,Section14,Township23,Range05SiteArea:383,127SF(8.8acres)B.EXHIBITS:UExhibit1:StaffReportdatedJuly20,2016Exhibit2:PreliminaryPlatReportandExhibits(LUA4-000241)Exhibit3:FinalPlatMapExhibit4:VicinityMapExhibit5:ConditionsofComplianceLetterExhibit6:HearingExaminer’sDecisiononLUPApetitiondatedMay15,2015C.FINDINGSOFFACT(FOF):I1.Theapplicant,AlbacoreACHLLC,filedarequestforapprovalofa31-lotfinalplat.2.TheEnvironmentalReviewCommittee(ERC),theCity’sresponsibleofficial,issuedaDeterminationofNon-Significance-MitigatedonMarch31,2014forthesubjectproposal.3.Representativesfromvariouscitydepartmentsarereviewingtheapplicationmaterialstoidentifycompliancewithallconditionsofprojectapproval.4.Thesubjectsiteislocatedat14004—156thAveSE.TheplatislocatedinSection14Twp.23Rng.05.5.Thesubjectsite(383,127squarefeet)isan8.8acreparcel.HEXReportTheEnclaveAtBridleRidgeFinalPlotLUAI6-000280,FP CityofRentonDepartmentofCommunity&EconomicDevelopmentHeoringExaminerRecommendationTheEnclaveatBridleRidgeFinalPlatLUA6-000280,FPReportofJuly20,2016Page2of56.Thepreliminaryplat(LUA14-000241)receivedapprovalfromtheCityofRentononJuly18,2014.Noappealswerefiled.7.ArequestforreconsiderationoftheHearingExaminer’sapprovalwassubmittedandfiledonJuly30th2016.TheHearingExaminerdeniedtherequestforreconsiderationonAugust31,2016.AnappealtoCouncilofHearingExaminer’sDecisionwasfiledonAugust26,2016.CouncilaffirmedtheHearingExaminer’s(July18,2016)decisiononOctober27,2014.ALandUsePetitionwaslaterfiledonNovember17,2015withtheKingCountySuperiorCourt.TheLUPApetitionwasdeniedbyKingCountySuperiorCourtJudge.,TanyaThortononMay15,2015.ThepropertyislocatedwithintheR-4ZoneandRLDCompPlandesignation.8.TheFinalPlatcomplieswithboththeZoningCodeandtheComprehensivePlan.9.TheapplicanthascompliedwiththefollowingconditionsimposedbytheERConSeptember15,2014:i.ProjectconstructionshallberequiredtocomplywiththerecommendationsfoundintheGeotechnicalEngineeringStudyreport,preparedEarthSolutionsNW,LLC.DatedFebruary5th2014.StaffResponse:Theserecommendationshavebeencompliedwithbythecompletionofconstructionofsiteimprovementsasprovidedforontheapprovedconstructiondrawing.10.TheapplicanthascompliedwiththefollowingconditionsasaresultofthepreliminaryplatapprovalHearingExaminer’sDecisiondatedJuly18th2014.I.TheapplicantshallcomplywiththemitigationmeasuresissuedaspartoftheMitigatedDeterminationofNon-Significancefortheproposal.StaffResponse:Seestaffresponseabove.ii.AllproposedstreetnamesshallbeapprovedbytheCity.StaffResponse:StreetnameshavebeenprovidedbytheCity.iii.Alllotcornersatintersectionsofdedicatedpublicrights-of-way,exceptalleys,shallhaveminimumradiusoffifteenfeet(15’).StaffResponse:Alllotcornersattheintersectionsofthededicatedpublicrights-of-wayshaveaminimumof15-footradius.iv.Sidesewerlinesshallbeinstalledeightfeet(8’)intoeachlotifsanitarysewermainsareavailable,orprovidedwiththesubdivisiondevelopment.StaffResponse:Asindicatedontheapprovedconstructionplans(andas-builtdrawings),allsidesewerlineshavebeeninstalled8feetintoeachlot.v.Allutilitiesdesignedtoservethesubdivisionshallbeplacedunderground.Anyutilitiesinstalledintheparkingstripshallbeplacedinsuchamanneranddepthtopermittheplantingoftrees.Thoseutilitiestobelocatedbeneathpavedsurfacesshallbeinstalled,includingallserviceconnections,asapprovedbytheDepartmentofPublicWorks.Suchinstallationshallbecompletedandapprovedpriortotheapplicationofanysurfacematerial.EasementsmayberequiredforthemaintenanceandoperationofutilitiesasspecifiedbytheDepartmentofPublicWorks.StaffResponse:Thisconditionhasbeenmetwiththecompletionofconstructionofthesiteimprovementsasshownontheapprovedconstructionplans.HEXReportTheEnclaveatBridleRidgeLUA16-000280,FP CityofRentonDepartmentofCommunity&EconomicDevelopmentHeoringExaminerRecommendationTheEnclaveatBridleRidgeFinalPlatLUA6-000280,FPReportofJuly20,2016Page3of5vi.AnycableTVconduitsshallbeundergroundedatthesametimeasotherbasicutilitiesareinstalledtoserveeachlot.ConduitforserviceconnectionsshallbelaidtoeachlotlinebyApplicantastoobviatethenecessityfordisturbingthestreetarea,includingsidewalks,oralleyimprovementswhensuchserviceconnectionsareextendedtoserveanybuilding.Thecostoftrenching,conduit,pedestalsand/orvaultsandlateralsaswellaseasementsthereforerequiredtobringservicetothedevelopmentshallbebornebythedeveloperand/orlandowner.Theapplicantshallberesponsibleonlyforconduittoservehisdevelopment.Conduitendsshallbeelbowedtofinalgroundelevationandcapped.ThecableTVcompanyshallprovidemapsandspecificationstotheapplicantandshallinspecttheconduitandcertifytotheCitythatitisproperlyinstalled.StaffResponse:Alldryutilities(cable,phone,gas,etc.)havebeeninstalledunderground,stubbedtoeachlot,andallassociatedfeeshavebeenpaidbythedeveloper.Thisconditionhasbeenmetwiththecompletionofconstructionofthesiteimprovementsasshownontheapprovedconstructionplans.Necessaryeasementshavebeenproducedonthefinalplat.vii.Theapplicantshallinstallallstreetsignsnecessaryinthesubdivisionpriortofinalplatapproval.StaffResponse:Allstreetsignshavebeeninstalled.viii.Citystaffshallinvestigatewhethertheproposed155thAvecrossingforschoolchildrenissafeintermsoflightingandstoppingdistance.Staffshallrequirefurtherinvestigationasnecessarytoensuresafewalkingconditionsforchildrenwalkingtotheschoolbus.StaffResponse:Thisconditionhasbeenmetandactiontakenbythecitystaffix.TheproposedstubroadshallincludeatemporaryturnaroundasrequiredbyRMC4-7-150(G)ifthisisnotalreadyproposed.StaffResponse:Therequiredtemporaryturnaroundhasbeenconstructedalongwiththeothersiteimprovementsasshownontheapprovedconstructionplans.Therequiredeasementhasbeenshownonthefinalplat.x.TheapplicantshallcomplywiththemitigationmeasuresissuedaspartoftherevisedDeterminationofNon-SignificanceMitigated,datedMay19,2014.StaffResponse:MitigationMeasureisprojectconstructionshallberequiredtocomplywiththerecommendationsfoundintheGeotechnicalEngineeringStudyreport,preparedEarthSolutionsNW,LLC.DatedFebruary5th,2014.Theserecommendationshavebeencompliedwithbythecompletionofconstructionofsiteimprovementsasprovidedforontheapprovedconstructiondrawing.xi.Theapplicantshallobtainademolitionpermitandcompleteallrequiredinspectionsfortheremovaloftheexistingsinglefamilyresidence,detachedgaragepriortoFinalPlatrecording.StaffResponse:Therequiredpermithasbeenobtainedandtheexistingstructuresdemolished.xii.AfinaldetailedlandscapeplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoconstructionpermitissuance,includinga10-footlandscapedvisualbarrieraroundtheperimeterofthestormdrainagetract(TractA).StaffResponse:Therequiredplanhasbeensubmittedandapprovedandincludedwiththeconstructionpermits.HEXReportTheEnclaveatBridleRidgeLUA16-000280,FP CityofRentonDepartmentofCommunity&EconomicDevelopmentHeatingExaminerRecommendationTheEnclaveatBridleRidgeFinalPlatLUA16-000280,FPReportofJuly20,2016Page4of5xiii.ThelandscapedvisualbarrieraroundtheperimeterofTractAshallbeinstalledpriortorecordingofthefinalplat.StreetfrontagelandscapingshallbeinstalledpriortoCertificateofOccupancyforthenewsinglefamilyresidences.StaffResponse:PriortorecordingofthefinalplatthelandscapedvisualbarrieraroundtheperimeterofTractAwillbeinstalled.PriortoCertificateofOccupancyforeachnewsinglefamilyresidence,streetfrontagelandscapingwillbeinstalled.xiv.Aneasementfortreeprotectionshallberecordedalongtheeastpropertylinetoprotectthetreesavailableforretention(asdeterminedbytheCityofRentonArborist).Theeasementshouldbeofsufficientwidthtoadequatelyprotectthetreesidentifiedforprotection,howeverstaffrecommendsthattheeasementwidthbepermittedtovarybasedonthewidthofthestandoftreesproposedtoberetained.SucheasementshallbeidentifiedonthefaceoftheFinalPlat.StaffResponse:Thetreestobesavedhavebeenshownonthefinalplatandarestrictivecovenantaddedprovidingfortheprotectionofthetrees.CovenanthasbeenapprovedbyCurrentPlanningprojectmanager.xv.Afinaltreeretentionplanshallbesubmittedwiththeconstructionpermitapplicationidentifyingallthetreestoberetained,asdeterminedbytheCityArborist.StaffResponse:Thefinaltreeretentionplanhasbeensubmittedandapprovedbythecityxvi.AstreetlightingplanshallbesubmittedatthetimeofconstructionpermitreviewforreviewandapprovalbytheCity’sPlanReviewer.StaffResponse:Streetlightingplanshavebeensubmittedandapproved.xvii.TheplatmapshallberevisedtoshowTractBasdedicatedright-of-way.TherevisedplatmapshallbesubmittedtotheCurrentPlanningProjectManagerpriortorecordingofthefinalplat.StaffResponse:ThepreliminaryplathasbeenrevisedtoincludeTractBaspublicrightofway.Therevisedpreliminaryplathasbeenresubmittedandapprovedbythecity.xviii.Secondaryreviewmayberequiredforthepondwithbothstructuralengineerandgeotechengineer,andliningmayalsoberequired.StaffResponse:Theponddesignhasbeenapprovedbythecity.xix.Sitegradingshallbelimitedtosummermonths.lithegradingistotakeplaceduringthewetterwinterorspringmonth,acontingencyshallbeprovidedtotheprojectbudgettoallowforexportofnativesoilandimportofstructuralfill.StaffResponse:Thisconditionhasbeenmet.Allsitegradinghasbeencompleted.xx.TheapplicantshallcreateaHomeOwnersAssociation(“HOA”)orMaintenanceAgreementforthesharedutilities,stormwaterfacilities,andmaintenanceandresponsibilitiesforallsharedimprovementsofthedevelopment.Adraftofthedocument(s)shallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapprovalbytheCityAttorneyandPropertyServicespriorrecordingofthefinalplat.HEXReportTheEnclaveatBridleRidgeLUA15-000280,FP CityofRentonDepartmentofCommunity&EconomicDevelopmentHearingExaminerRecommendationTheEnclaveatBridleRidgeFinalPlatLUA16-000280,FPReportofJuly20,2016Page5of5StaffResponse:TheapplicanthasestablishedTheEnclaveatBridleRidgeHomeowner’sAssociationalongwiththecertificateofincorporationandCovenants,ConditionsandRestrictions.Adrafthasbeensubmittedandapprovedbycitystaff.xxi.Bamboomaynotbeusedforanylandscapingrequiredbythisproposal.StaffResponse:Theapprovedlandscapeplansapprovedbythecitydonotincludeplantingofbamboo.0.CONCLUSIONS:1.ThesubjectsiteislocatedintheResidentialLowDensity(RLD)ComprehensivePlandesignationandcomplieswiththegoalsandpoliciesestablishedwiththisdesignation,seeFOF7.2.ThesubjectsiteislocatedintheResidential—4DU/AC(R-4)zoningdesignationandcomplieswiththezoninganddevelopmentstandardsestablishedwiththisdesignationseeFOE7.3.TheFinalPlatsatisfiestheconditionsimposedbythepreliminaryplatprocess,seeFOF6.E.RECOMMENDATION:StaffrecommendsapprovalofTheEnclaveatBridleRidgeFinalPlat,FileNo.LUA16-000280,FPasdepictedinExhibit3,subjecttothefollowingconditions:1.AllplatimprovementsshallbeeitherconstructedordeferredtothesatisfactionofCitystaffpriortotherecordingoftheplat.SUBMITTEDTHIS20thDAYOFJULY,2016PkiINGDIVISIONHEXReportTheEnclaveatBridleRidgeLUA16-000280,FP