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HomeMy WebLinkAboutHEX Report 14-000241DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map HEX Report 14-000241.doc REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST HEARING DATE: April 22, 2014 Project Name: The Enclave at Bridle Ridge Preliminary Plat Owners: Sally Lou Nipert, 14004 156th Avenue SE, Renton, WA 98059 G. Richard Ouimet, 2923 Maltby Road, Bothell, WA 98012 Applicant/Contact: Justin Lagers, PNW Holdings LLC, 9675 SE 36th Street, Suite 105, Mercer Island, 98040 File Number: LUA14-000241, ECF, PP Project Manager: Jill Ding, Senior Planner Project Summary: Proposed subdivision of an 8.8 acre project site located within the R-4 (Residential 4 dwelling units per acre) zoning designation. The proposal would result in the creation of 31 lots and 2 tracts (Tracts A and B) and a new public street. The proposed lots would range in size from 8,050 square feet to 12,566 square feet. Access to the new lots would be provided via a new public street off of 156th Avenue SE. A lot line adjustment (LUA14-000250) is proposed between tax parcels 1423059057 and 1423059122 which will result in 30,175 square feet of parcel 1423059057 being removed from the proposed subdivision. The site is currently developed with one single family residences and a detached garage proposed to be removed. No critical areas are present on the project site. Project Location: 14038 156th Avenue SE Site Area: 328,129 SF (8.8 ac) City of Renton Department of Community & Economic Development Report to the Hearing Examiner ENCLAVE AT BRIDLE RIDGE PRELIMINARY PLAT LUA14-000241, ECF, PP Hearing Date: April 22, 2014 Page 2 of 13 HEX Report 14-000241.doc B. EXHIBITS: Exhibit 1: Staff Report, dated April 22, 2014 Exhibit 2: Neighborhood Detail Map Exhibit 3: Plat Map Exhibit 4: Tree Cutting/Land Clearing (2 sheets) Exhibit 5: Drainage Control Plan Exhibit 6: Landscape Plan (5 sheets) Exhibit 7: Topography Map Exhibit 8: Conceptual Road and Grading Plan Exhibit 9: Utilities Plan, Generalized Exhibit 10: Road Profile and Cross Section Details (3 sheets) Exhibit 11: Preliminary Traffic Control Plan Exhibit 12: Traffic Impact Analysis, prepared by Northwest Traffic Experts, dated December 27, 2013 Exhibit 13: Technical Information Report, prepared by D.R. Strong Consulting Engineers, Inc., dated February 19, 2014 Exhibit 14: Geotechnical Engineering Study, prepared by Earth Solutions NW, LLC, dated February 5, 2014 Exhibit 15: Arborist Report, prepared by Greenforest Inc., dated February 18, 2014 Exhibit 16: Wetland Report, prepared by Sewall Wetland Consulting, Inc., dated February 3, 2014 Exhibit 17: SEPA Determination Exhibit 18: ERC Mitigation Measures and Advisory Notes Exhibit 19: Affidavit of Mailing Exhibit 20: Comment letter dated March 21, 2014 from David Michalski Exhibit 21: Comment letter dated March 22, 2014 from Roger Paulsen Exhibit 22: Staff response to David Michalski dated April 9, 2014 Exhibit 23: Staff response to Roger Paulsen dated April 14, 2014 Exhibit 24: Drainage (Surface Water) Standards Administrative Policy/Code Interpretation, dated February 4, 2013 Exhibit 25: Safe route to schools exhibit C. GENERAL INFORMATION: 1. Owner(s) of Record: Sally Lou Nipert 14004 156th Avenue SE Renton, WA 98059 G. Richard Ouimet 2923 Maltby Road Bothell, WA 98012 2. Zoning Designation: Residential – 4 du/ac (R-4) 3. Comprehensive Plan Land Use Designation: Residential Low Density (RLD) 4. Existing Site Use: Contains one single family residence and a detached garage. City of Renton Department of Community & Economic Development Report to the Hearing Examiner ENCLAVE AT BRIDLE RIDGE PRELIMINARY PLAT LUA14-000241, ECF, PP Hearing Date: April 22, 2014 Page 3 of 13 HEX Report 14-000241.doc 5. Neighborhood Characteristics: a. North: Single Family Residential (R-4 zone) b. East: Single Family Residential (R-4 zone) c. South: Single Family Residential (R-4 zone) d. West: Single Family Residential (King County R-4) 6. Site Area: 328,129 SF (8.8 ac) D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5099 11/01/04 Pre-zoning – East Renton Plateau N/A 5254 01/17/07 Annexation N/A 5398 08/11/08 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by Water District #90. b. Sewer: Sewer service will be provided by the City of Renton. There is an 8-inch sewer main in 156th Avenue SE. c. Surface/Storm Water: There is a 12 inch storm pipe in 156th Avenue SE to the north of the project site. 2. Streets: There are no street frontage improvements along 156th Avenue SE. 3. Fire Protection: City of Renton Fire Department 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 4-2-070: Zoning Use Table c. Section 4-2-110: Residential Development Standards 2. Chapter 4 Property Development Standards a. Section 4-4-030: Development Guidelines and Regulations b. Section 4-4-130: Tree Cutting and Land Clearing Regulations 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations a. Section 4-7-080: Detailed Procedures for Subdivisions b. Section 4-7-120: Compatibility with Existing Land Use and Plan – General Requirements and Minimum Standards City of Renton Department of Community & Economic Development Report to the Hearing Examiner ENCLAVE AT BRIDLE RIDGE PRELIMINARY PLAT LUA14-000241, ECF, PP Hearing Date: April 22, 2014 Page 4 of 13 HEX Report 14-000241.doc c. Section 4-7-150: Streets – General Requirements and Minimum Standards d. Section 4-7-160: Residential Blocks – General Requirements and Minimum Standards e. Section 4-7-170: Residential Lots – General Requirements and Minimum Standards 5. Chapter 9 Procedures and Review Criteria 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Community Design Element H. FINDINGS OF FACT: 1. The applicant is requesting a preliminary plat in order to subdivide an 8.8 acre site into 31 single family lots, one stormwater tract (Tract A), and one open space tract (Tract B). The proposal would result in a density of 4.45 du/ac. 2. The Planning Division of the City of Renton accepted the above master application for review on February 27, 2014 and determined it complete on March 10, 2014. The project complies with the 120- day review period. 3. The proposed plat would be located on the east side of 156th Avenue SE between SE 139th Place and SE 143rd Street at 14038 156th Avenue SE. 4. The property is in the Residential Low Density (RLD) Comprehensive Plan land use designation and the Residential-4 (R-4) zoning classification. Lands in the RLD designation are intended to guide development on land appropriate for a range of low intensity residential where land is either constrained by sensitive areas or where the City has the opportunity to add larger-lot housing stock, at urban densities of 4 du/net acre, to its inventory. 5. The project site is comprised of a total of three parcels 1423059122, 1423059023, and 1423059057. A Lot Line Adjustment (City of Renton File No. LUA14-000250) was submitted concurrently with the preliminary plat application. The proposed lot line adjustment would remove 30,175 square feet of parcel 1423059057 from the proposed preliminary plat. 6. The proposed subdivision would result in 31 lots ranging in lot size from 8,050 square feet to 12,566 square feet, one 32,174 square foot stormwater tract (Tract A) and one 490 square foot open space tract (Tract B). 7. The site is currently occupied by a single family residence, a detached garage, and associated gravel driveways. 8. The existing residence and the detached garage are proposed to be demolished as a part of the proposed subdivision. 9. The current site contains 303 significant trees of which 57 are determined to be dead and/or dangerous by the applicants Arborist, 46 would be located in the proposed roadway and 35 are proposed to be retained. 10. The site is rectangular in shape. 11. The following table identifies the proposed approximate dimensions for Lots 1-31: As Proposed Lot Size Width Depth City of Renton Department of Community & Economic Development Report to the Hearing Examiner ENCLAVE AT BRIDLE RIDGE PRELIMINARY PLAT LUA14-000241, ECF, PP Hearing Date: April 22, 2014 Page 5 of 13 HEX Report 14-000241.doc Lot 1 8,190 SF 70 feet 117 feet Lot 2 8,190 SF 70 feet 117 feet Lot 3 8,986 SF 76 feet 117 feet Lot 4 12,566 SF 70 feet 123 feet Lot 5 8,346 SF 70 feet 101 feet Lot 6 8,050 SF 70 feet 115 feet Lot 7 8,052 SF 70 feet 115 feet Lot 8 8,052 SF 70 feet 115 feet Lot 9 8,052 SF 70 feet 115 feet Lot 10 8,052 SF 70 feet 115 feet Lot 11 8,051 SF 70 feet 115 feet Lot 12 10,479 SF 101 feet 105 feet Lot 13 11,170 SF 94 feet 115 feet Lot 14 9,266 SF 82 feet 114 feet Lot 15 8,398 SF 73 feet 115 feet Lot 16 8,625 SF 75 feet 115 feet Lot 17 8,050 SF 70 feet 115 feet Lot 18 8,050 SF 70 feet 115 feet Lot 19 9,251 SF 80 feet 115 feet Lot 20 9,264 SF 82 feet 115 feet Lot 21 8,050 SF 70 feet 115 feet Lot 22 8,050 SF 70 feet 115 feet Lot 23 8,050 SF 70 feet 115 feet Lot 24 8,683 SF 75 feet 115 feet Lot 25 9,533 SF 82 feet 115 feet Lot 26 9,168 SF 82 feet 115 feet Lot 27 8,683 SF 75 feet 115 feet Lot 28 8,050 SF 70 feet 115 feet Lot 29 8,050 SF 70 feet 115 feet Lot 30 8,050 SF 70 feet 115 feet Lot 31 9,539 SF 82 feet 115 feet Storm Drainage Tract A 32,174 SF - - Open Space Tract Tract B 490 - - 12. Access to all lots would be provided along a new looped public road (Road A and Road B) off of 156th Avevnue SE. A dead end access is also provided, terminating in a temporary cul-de-sac at the south property line. It is anticipated the dead end access would extend onto the adjacent property to the south at a later date, under a future application for development. 13. The site generally slopes to the southwest with an elevation change of 20 feet. A geotechnical report for the site was submitted containing information on the surface conditions, subsurface conditions and groundwater. 14. A wetland report prepared by Sewall Wetland Consulting, Inc. (Exhibit 16) (dated February 3, 2014) was submitted with the project application. There are no critical areas on site. 15. The conceptual landscape plan (Exhibit 6) submitted with the application includes the installation of street trees within a proposed 8-foot planter along all street frontages. A 10-foot wide onsite landscape strip is proposed along the frontage of all lots and a 10-foot wide landscape strip is also City of Renton Department of Community & Economic Development Report to the Hearing Examiner ENCLAVE AT BRIDLE RIDGE PRELIMINARY PLAT LUA14-000241, ECF, PP Hearing Date: April 22, 2014 Page 6 of 13 HEX Report 14-000241.doc proposed around the storm drainage tract A. Vegetation proposed includes: Red Maple, Flowering Pear, Katsura, Western Red Cedar, Douglas Fir, Vine Maple, Himalayan Birch, Maple, Ash, Rockrose, Euonymus, Orange Sedge, Dwarf Ft. Grass, Evergreen Huckleberry, Lavender, Heavenly Bamboo, Oregon Grape, Pacific wax myrtle, Evergreen Azalea, Blue Oat Grass, Maiden Grass, Emerald Green Arborvitae, Heather, Kinnikinnik, and lawn. 16. A drainage plan (Exhibit 5) and drainage report (Exhibit 13) has been submitted with the application. The report addresses compliance with 2009 King County Surface Water Manual and City of Renton Amendments to the KCSWM, Chapters 1 and 2. The Engineer proposes to develop an on-site storm detention/water quality pond located in proposed Tract A. 17. Based on the provided Geotechnical Report (Exhibit 14) infiltration on the site or individual lots is not feasible. 18. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on March 31, 2014, the Environmental Review Committee issued a Determination of Non-Significance - Mitigated (DNS-M) for the Enclave at Bridle Ridge Preliminary Plat (Exhibit 17). The DNS-M included one mitigation measure. A 14-day appeal period commenced on April 4, 2014 and ends on April 18, 2014. As of the date of the preparation of this report, no appeals of the threshold determination have been filed. 19. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measure with the Determination of Non-Significance – Mitigated: 1) Project construction shall be required to comply with the recommendations outlined in the submitted Geotechnical Engineering Study prepared by Earth Solutions, NW (dated February 5, 2014). 20. 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 have been incorporated into the appropriate sections of this report. 21. Staff received two citizen comments during the 14 day public comment period (Exhibits 20 and 21). On April 9, 2014 and April 14, 2014 staff responded to the citizen comments (Exhibits 22 and 23). I. CONCLUSIONS: PRELIMINARY PLAT REVIEW CRITERIA: 1. CONFORMANCE WITH THE COMPREHENSIVE PLAN: The site is designated Residential Low Density (RLD) on the Comprehensive Plan Land Use Map. The proposal is consistent with the following Comprehensive Plan Land Use and Community Design Element policies if all conditions of approval are complied with:  Policy LU-147. Adopt urban density of at least four (4) dwelling units per net acre for residential uses except in areas with identified and documented sensitive areas and/or areas identified as urban separators.  Policy LU-157. Within the Residential 4 du/acre zoned area allow a maximum density of 4 units per net acre to encourage larger lot development and increase the supply of upper income housing consistent with the City’s Housing Element.  Policy CD-12. Sidewalks or walking paths should be provided along streets in established neighborhoods, where sidewalks have not been previously constructed. Sidewalk width should be ample to safely and comfortably accommodate pedestrian traffic and, where practical, match existing sidewalks.  Policy CD-15. Infill development should be reflective of the existing character of established City of Renton Department of Community & Economic Development Report to the Hearing Examiner ENCLAVE AT BRIDLE RIDGE PRELIMINARY PLAT LUA14-000241, ECF, PP Hearing Date: April 22, 2014 Page 7 of 13 HEX Report 14-000241.doc neighborhoods even when designed using different architectural styles, and /or responding to more urban setbacks, height or lot requirements. Infill development should draw on elements of existing development such as placement of structures, vegetation, and location of entries and walkways, to reflect the site planning and scale of existing areas.  Policy CD-17. Setbacks and other development standards should not be reduced on newly platted lots through modification or variance to facilitate increased density. 2. COMPLIANCE WITH THE UNDERLYING ZONING DESIGNATION: The subject site is classified Residential-4 du/ac (R-4) on the City of Renton Zoning Map. RMC 4-2-110A provides development standards for development within the R-4 zoning classification. The proposal is consistent with the following development standards if all conditions of approval are complied with:  Density: The maximum density permitted in the R-4 zone is 4.0 dwelling units per net acre. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density which result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. Staff Comment: After subtracting approximately 79,419 square feet of road for proposed right-of-way dedications; the net square footage of the site is 303,707 square feet (6.97 net acres). The 31 lot proposal would arrive at a net density of 4.45 dwelling units per acre (31 lots / 6.97 acres = 4.45 du/ac), which falls within the permitted density range for the R-4 zone.  Lot Dimensions: The minimum lot size permitted in the R-4 zoning designation is 8,000 square feet. A minimum lot width of 70 feet is required for interior lots and 80 feet for corner lots. Lot depth is required to be a minimum of 80 feet. Staff Comment: As demonstrated in the table above under finding of fact 10, all lots meet the requirements for minimum lot size, width and depth.  Setbacks: Setbacks in the R-4 zone are the following: front yard is 30 feet; a side yard along the street is 20 feet; interior side yard is 5 feet; the rear yard is 25 feet. Staff Comment: An existing single family residence and detached garage are located on the project site and are proposed for removal. The setback requirements for the new residences would be verified at the time of building permit review. Staff recommends as a condition of approval that a demolition permit be obtained and all required inspections be completed for the removal of the existing single family residence and detached garage prior to Final Plat recording.  Building Standards: Building height is restricted to 30 feet. Detached accessory structures must remain below a height of 15 feet and one-story. The allowed building lot coverage for lots over 5,000 SF in size in the R-4 zone is 35 percent or 2,500 SF, whichever is greater. The allowed impervious surface coverage is 55 percent. Staff Comment: The building standards for the proposed lots would be verified at the time of building permit review. Partial Compliance Landscaping: Ten feet of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways per RMC 4-4-070. Such landscaping shall include a mixture of trees, shrubs, and groundcover as approved by the Department of Community and Economic Development. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover are to be located in this area when present. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard. A minimum of two (2) trees are to be located in the front yard prior to final inspection. City of Renton Department of Community & Economic Development Report to the Hearing Examiner ENCLAVE AT BRIDLE RIDGE PRELIMINARY PLAT LUA14-000241, ECF, PP Hearing Date: April 22, 2014 Page 8 of 13 HEX Report 14-000241.doc In addition, per an Administrative Interpretation (effective date February 4, 2013) (Exhibit 24) a minimum 15-foot wide landscaping strip around the outside of the fenced stormwater detention tract (Tract A) is required unless otherwise determined through the subdivision review process. Staff Comment: As proposed the conceptual landscape plan (Exhibit 6) does comply with the 10-foot wide on-site landscape requirement along street frontages. A 10-foot wide landscape strip is proposed around the perimeter of the storm drainage tract (Tract A), which is less than the 15-foot wide requirement. However, if the proposed subdivision were required to include the 15-foot wide landscape strip, this would result in a loss of at least one lot. Therefore, staff recommends that the applicant be required to install a 10-foot wide landscaped visual barrier around the outside perimeter of the stormwater detention tract in lieu of the required 15-foot wide landscaping strip. The applicant has proposed to install Red Maple trees in the planting strip along the 156th Avenue SE frontage, Flowering Pear trees in the planting strip along the east/west frontages of Roads A and B, and Katsura trees along the north/south internal access road located on the east side of the project site. 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. However, the requirement for a mixture of shrubs and ground cover would still be required and is shown on the conceptual landscape plan (Exhibit 6). Staff recommends as a condition of approval that a final detailed landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit issuance, including a 10-foot landscaped visual barrier around the outside perimeter of the storm drainage tract (Tract A). The landscaped visual barrier around the perimeter of Tract A shall be installed prior to recording of the final plat. Street frontage landscaping shall be installed prior to Certificate of Occupancy for the new single family residences.  Parking: Each unit is required to accommodate off street parking for a minimum of two vehicles. Staff Comment: Sufficient area exists, on each lot, to accommodate off street parking for a minimum of two vehicles. 3. COMMUNITY ASSETS: The proposal is consistent with the following community asset requirements if all conditions of approval are complied with:  Tree Retention: RMC 4-4-130H requires thirty percent of the trees shall be retained in a residential development. When the required number of protected trees cannot be retained, new trees, with a two-inch (2”) caliper or greater, shall be planted. The replacement rate shall be twelve (12) caliper inches of new trees to replace each protected tree removed. Staff Comment: The site is currently occupied by a single family residence, detached garage and associated gravel driveways. The site is currently vegetated with a total of 303 significant trees, lawn, and landscaping associated with the existing single family residence. Of the existing 303 significant trees 57 have been determined to be dead, diseased and/or dangerous per the applicant’s Arborist Report (Exhibit 15), and 46 would be located in the proposed roadway resulting in a total of 200 trees that have been identified as protected trees. Of the 200 protected trees 30 percent or 60 trees are required to be retained and/or replaced on the project site. The applicant proposes to retain 35 trees and install 150 2-inch caliper replacement trees, which complies with the City of Renton’s Tree Retention requirements. The trees identified for retention are located along the eastern boundary of the project site. In order to retain these trees, the applicant has proposed to curve the roadway which terminates at the southern boundary of the project site (see further discussion below under Access). The City’s Arborist will conduct a site visit to determine if additional trees along the City of Renton Department of Community & Economic Development Report to the Hearing Examiner ENCLAVE AT BRIDLE RIDGE PRELIMINARY PLAT LUA14-000241, ECF, PP Hearing Date: April 22, 2014 Page 9 of 13 HEX Report 14-000241.doc eastern boundary of the project site are available for retention. A final tree retention plan shall be submitted with the construction permit application that verifies preservation of the all trees identified in Exhibit 4, and any additional trees located along the east property line, that are determined to be viable retention trees by the City Arborist. Staff recommends as a condition of approval that a final tree retention plan be submitted with the construction permit application identifying all the trees to be retained, as determined by the City Arborist. 4. COMPLIANCE WITH SUBDIVISION REGULATIONS: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Partial Compliance Access: Each lot must have access to a public street or road. Access may be by private access easement per the requirements of the street standards. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Staff Comment: Access to all lots would be provided along a new looped public road (Road A and B). The driveway width standards for the proposed lots would be verified at the time of building and construction permit review. There is a roadway stub located just south of the subdivision site. Pursuant to City of Renton code, the roadway is to be extended north in a straight line. However, the applicant indicated that by curving the road alignment a significant amount of trees could be retained along the east property line. Once the homes are sold as individual lots, each home owner has the ability to remove up to 3 trees a year without permits. These trees would not provide the vegetative screen intended if they are remove immediately following home construction as such they should be retained in a tree protection easement. Of the approximately 44 trees located along the east property line, the applicant is proposing to retain 21 trees. The 23 trees proposed for removal (identified as trees 5406, 5408-5415, 6181-6185, 6234, and 6229-6231) have been identified as diseased and/or dangerous per the submitted Tree Inspection Report (Exhibit 15). The City’s arborist will review the submitted Tree Cutting and Land Clearing Plan (Exhibit 4)) and Tree Inspection Report (Exhibit 15 ) and verify which trees located along the east property boundary are available for retention. Staff recommends as a condition of preliminary plat approval that an easement for tree protection be recorded along the east property line to protect the trees available for retention (as determined by the City of Renton Arborist). The easement should be of sufficient width to adequately protect the trees identified for protection, however staff recommends that the easement width be permitted to vary based on the width of the stand of trees proposed to be retained.  Blocks: Blocks shall be deep enough to allow two tiers of lots. Staff Comment: There is one block proposed and it contains two tiers of lots, therefore the proposed preliminary plat complies with this requirement. Partial Compliance Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Staff Comment: The following street improvements are required: • The current transportation impact fee is currently assessed at a rate of $1,430.72 per new lot. The transportation impact fee that is current at the time of building permit application will be levied. Payment of the transportation impact fee is due at the time of issuance of the building permit. • A looped roadway with stub ending is a temporary cul-de-sac is proposed as the internal site access. The cul-de-sac must meet City of Renton code and Fire Department requirements. To meet the City’s complete street standards, the new internal roadway shall be designed to meet the residential access roadway per City code 4-6-060. The new internal roadway shall be a 53-foot wide right of way, with City of Renton Department of Community & Economic Development Report to the Hearing Examiner ENCLAVE AT BRIDLE RIDGE PRELIMINARY PLAT LUA14-000241, ECF, PP Hearing Date: April 22, 2014 Page 10 of 13 HEX Report 14-000241.doc 26 feet of pavement, curb, gutter, an 8-foot planter strip and a 5-foot sidewalk installed along both sides of the street. One side of the road will be marked No Parking. As per code, the minimum separation of intersections along an arterial is 125 feet. If in future there are significant concerns regarding left turns to and from the south loop of the internal public street onto 156th Ave SE, the City traffic operations may impose left turn restrictions at that intersection. • To meet the City’s complete street standards, frontage improvements along the project side in 156th Ave SE shall include 22 feet of paving from the centerline, gutter, a 0.5 feet wide curb, an 8-foot planter strip and a 5-foot roadway per City code 4-6-060. To build this street section, five and half feet of right of way dedication will be required. It is shown on the plans. • Street lighting is required for this plat on the frontage and on the internal access road. LED lighting plans will be included with the civil plan submittal. • Tract B appears to be a ‘spite’ strip to prohibit any new lots created as a result of the future subdivision of parcel 1423059057, located to the northwest of the project site from gaining access to proposed Road A. This is not permitted, Tract B shall be required to be dedicated as right-of-way. The applicant provided Road Profile and Cross Section Details with the application (Exhibit 10) which shows the required frontage improvements. A street lighting plan was not included with the preliminary plat submittal, staff recommends as a condition of preliminary plat approval that a street lighting plan be submitted at the time of construction permit review for review and approval by the City’s Plan Reviewer. Staff also recommends as a condition of approval that the plat map be revised to show Tract B as dedicated right-of- way. The revised plat map shall be submitted to the Current Planning Project Manager prior to recording of the final plat.  Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The properties surrounding the subject site are single-family residences and are designated R-4 on the City’s zoning maps and King County 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. 5. AVAILABILITY AND IMPACT ON PUBLIC SERVICES:  Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid at time of building permit issuance.  Schools: It is anticipated that 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. Any new students from the proposed development would be bussed to their schools. The stop is located approximately .06 mile from the project site at 156th Avenue SE & SE 5th Place. The proposed project includes the installation of frontage improvements along the 156th Avenue SE frontage, including sidewalks. Students would walk a short distance along 156th Avenue SE north of the project site along the road shoulder to the bus stop. However, there appears to be adequate area along the road shoulder to provide for safe walking conditions (Exhibit 25). In addition, the City is requiring right-of-way dedicated along the frontage of parcel 1423059057 (which is being removed from the project site via lot line adjustment) to allow for the future City of Renton Department of Community & Economic Development Report to the Hearing Examiner ENCLAVE AT BRIDLE RIDGE PRELIMINARY PLAT LUA14-000241, ECF, PP Hearing Date: April 22, 2014 Page 11 of 13 HEX Report 14-000241.doc installation of frontage improvements which would be required upon the receipt of a future subdivision application. The bus is traveling south students would be required to cross 156th Avenue SE at SE 5th Place via the existing crosswalk. The driver stops traffic to allow the students to cross 156th Avenue SE and board the bus. 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.  Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: A drainage plan (Exhibit 5) and drainage report (Exhibit 13) dated February 26, 2014 was submitted by D.R. Strong Consulting Engineers Inc. The proposed 31 lot subdivision is subject to Full Drainage review in accordance with the 2009 King County Surface Water Manual and City of Renton Amendments to the KCSWM, Chapters 1 and 2. All core and six special requirements have been discussed in the report. The 8.7 acre vegetated site generally slopes to the southwest. The site is located within the Lower Cedar River Basin and has a discharge to areas maintained by King County. King County has been provided a copy of these plans and reports that the project could impact King County’s Orting Hills Creek and service area. Based on the City’s flow control map, this site falls within the Flow Control Duration Standard, Forested Condition. The project is subject to basic water quality treatment and Level 2 flow control, which could be elevated to Level 3 depending on downstream conditions. A level 2 flow control facility is typically sized to match the pre- developed rates for the forested condition extending from 50% of the 2 year up to the 50 year flow. The engineer has designed a combined detention and wetpond to be located at the southwest corner of the site. Access and maintenance to the proposed combined water quality and retention facility will be required per the 2009 King County SWDM and the City of Renton Amendments to the KCSWDM. A level 3 downstream analysis will be required for the project. Appropriate individual lot flow control BMPs will be required to help mitigate the new runoff created by this development. The final drainage plan and drainage report must be submitted with the utility construction permit application. Secondary review may be required for the pond with both structural engineer and geotech engineer, and lining may also be required. A geotechnical report, dated February 4, 2014 was submitted by Earth Solutions NW, LLC (Exhibit 14). A SEPA mitigation measure (Exhibit 17) was imposed by the City’s Environmental Review Committee (ERC) requiring that the project construction comply with the recommendations outlined in the submitted geotechnical report (Exhibit 14). The report identifies the soils as sand glacial till. These soils will not support infiltration. Perched groundwater was found at a number of test pits. Due to the high moisture content, the geotech recommends site grading be limited to the summer months. If the grading is to take place during the wetter winter or spring month, the geotech recommends a contingency in the project budget be included to allow for export of native soil and import of structural fill. The applicant shall be required to create a homeowner’s association of maintenance agreement for the shared utilities, stormwater facilities, and maintenance and responsibilities for all shared improvements of this development. A draft of the document(s) shall be submitted to Current Planning Project Manager for the review and approval by the City Attorney and Property Services section prior to the recording of the final plat. City of Renton Department of Community & Economic Development Report to the Hearing Examiner ENCLAVE AT BRIDLE RIDGE PRELIMINARY PLAT LUA14-000241, ECF, PP Hearing Date: April 22, 2014 Page 12 of 13 HEX Report 14-000241.doc  Water and Sanitary Sewer: Water service will be provided by Water District #90. A water availability certificate was submitted to the City. Approved water plans shall be submitted to the City. Sewer service is provided by the City of Renton. The project proposes to get sewer service by extending the 8-inch existing sewer main, located south of the site on 156th Ave SE near the intersection with SE 144th Street and extending the sewer main into the plat. The project is required to extend the sewer main along 156th Ave SE up to the north property line. The extension of the sewer main from the south on 156th Ave SE will require overlay pavement restoration for at least half street. A sewer stub is to be extended from the proposed sewer main in the internal access road, to the east property line (with a 10 foot sewer easement). A man hole is to be located on the sewer main in the proposed internal public street and a clean out at the end of the sewer stub. System development charge (SDC) fees for sewer are based on the size of the new domestic water meter that will serve each new lot. The current fee per lot based on ¾-inch or 1-inch water is $2,033.00. This fee is paid prior to issuance of the construction permit. This parcel falls within the boundaries of the Central Plateau Sewer Special Assessment District. Fee calculated as of 3/24/2014 is $438.16 per new lot. Interest accrues at a daily rate of $0.05111 until the fee is paid. J. RECOMMENDATIONS: Staff recommends approval of the Enclave at Bridle Ridge Preliminary Plat, LUA14-000241, ECF, PP subject to the following conditions: 1. The applicant shall comply with the one mitigation measures issued as part of the Determination of Non-Significance Mitigated, dated March 31, 2014. 2. The applicant shall obtain a demolition permit and all required inspections for the removal of the existing single family residence and detached garage prior to Final Plat recording. 3. A final detailed landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit issuance, including a 10-foot landscaped visual barrier around the perimeter of the storm drainage tract (Tract A). 4. The landscaped visual barrier around the perimeter of Tract A shall be installed prior to recording of the final plat. Street frontage landscaping shall be installed prior to Certificate of Occupancy for the new single family residences. 5. An easement for tree protection shall be recorded along the east property line to protect the trees available for retention (as determined by the City of Renton Arborist). The easement should be of sufficient width to adequately protect the trees identified for protection, however staff recommends that the easement width be permitted to vary based on the width of the stand of trees proposed to be retained. Such easement shall be identified on the face of the Final Plat. 6. A final tree retention plan shall be submitted with the construction permit application identifying all the trees to be retained, as determined by the City Arborist. 7. A street lighting plan shall be submitted at the time of construction permit review for review and approval by the City’s Plan Reviewer. 8. The plat map shall be revised to show Tract B as dedicated right-of-way. The revised plat map shall be submitted to the Current Planning Project Manager prior to recording of the final plat. 9. Secondary review may be required for the pond with both structural engineer and geotech engineer, and lining may also be required. City of Renton Department of Community & Economic Development Report to the Hearing Examiner ENCLAVE AT BRIDLE RIDGE PRELIMINARY PLAT LUA14-000241, ECF, PP Hearing Date: April 22, 2014 Page 13 of 13 HEX Report 14-000241.doc 10. Site grading shall be limited to the summer months. If the grading is to take place during the wetter winter or spring month, a contingency shall be provided in the project budget to allow for export of native soil and import of structural fill. 11. The applicant shall be required to create a homeowner’s association of maintenance agreement for the shared utilities, stormwater facilities, and maintenance and responsibilities for all shared improvements of this development. A draft of the document(s) shall be submitted to Current Planning Project Manager for the review and approval by the City Attorney and Property Services section prior to the recording of the final plat.