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Home My WebLink AboutHEX Report_Pipers Bluff_14-000591DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTIw:cjnGPLANNNINGDIVISIONDEPARTMENTOFCOMMUNITY&ECONOMICDEVELOPMENTCITYOFRENTONSTAFFREPORTANDRECOMMENDATIONSAPPLICANT:ConnerHomesLLCPiper’sBluffFinalPlatfLUA2-076PP,ECF,MOD)File:LUA14-000591FPLOCATION:1166-HoquiamAveNESE%Section32,Twp.23N.Rng.5E.SUMMARYOFREQUEST:FinalPlatfor28singlefamilyresidentiallots,withwater,sewer,storm,streetsandlighting.WaterserviceisprovidedbyWaterDistrict90.RECOMMENDATION:ApproveWithConditionsFINDINGS,CONCLUSIONS&RECOMMENDATIONHavingreviewedtherecorddocumentsinthismatter,staffnowmakesandentersthefollowing:FINDINGS:1.Theapplicant,ConnerHomesLLC,filedarequestforapprovalofa28-lotfinalplat.2.Theyellowfilecontainingallstaffreports,theStateEnvironmentalPolicyAct(SEPA)documentationandotherpertinentmaterialswereenteredintotherecordasExhibitNo.1.3.TheEnvironmentalReviewCommittee(ERC),theCity’sresponsibleofficial,issuedaDeterminationofNon-Significance-MitigatedonOctober8,2012forthesubjectproposal.4.Thesubjectproposalwasreviewedbyalldepartmentswithaninterestinthematter.5.Thesubjectsiteislocatedat1166—HoquiamAveNE.TheplatislocatedinSection32,Twp.23N.Rng.5E.6.Thesubjectsite(78,466squarefeet)isa1.8acreparcel.7.ThepreliminaryplatandsiteplanreceivedapprovalfromtheCityofRentononNovember20,2012.8.ThepropertyislocatedwithintheR-8Zone. CCCityofRentonDepartmentofCommunity&EconomicDevelopmentFinalPlatReport&DecisionPIPER’SBLUFFFINALPLAYLUA4-000591,FPPage2of49.TheFinalPlatcomplieswithboththeZoningCodeandtheComprehensivePlan.10.ThePreliminaryPlatwassubjecttoanumberofconditionsasaresultofbothenvironmentalreviewandplatreview.TheapplicanthascompliedwiththefollowingconditionsimposedbytheERC:a.TheapplicantshallberequiredtoretainthosetreeslocatedonproposedLots29and30,astheycanbestbeusedtosaveseveralexistingmaturetreesonsiteandarethemostsuitabletolocatealargenumbersofreplacementtreesthatcouldnotbeaccommodatedthroughouttheremainderoftheplat.ThearealocatedinLots29-30wouldberequiredtobeconsolidatedandplacedintoaTreePreservationTract.ForthosereplacementtreesthatcannotbesitedwithintheTreePreservationTractorwithintheremainderoftheplattheapplicantwouldberequiredtoworkwiththeCity’sParksDepartmenttodeterminea“feeinlieu”foreachreplacementtreethatcouldnotbeplantedonsiteorasuitableoff-sitelocationtoplanttheremainderoftherequirednumberofreplacementtrees.TherevisedTreeRetentionPlanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerandarepresentativeoftheCity’sParksDepartmentpriortoconstructionpermitapproval.Response:AsrequiredTractCwascreatedintheplaceoflots29and30.Thistractissetasideasatreepreservationtractinwhichtheexistingtreeswerepreservedandadditionalplantingwasinstalled.PleaseseesheetL-03oftheFinalLandscapePlanfortheplantings.AlsoseesheetSof5oftheFinalPlatforthelocationandsizeoftheTreePreservationTract.b.TheapplicantshallpayaParksandRecreationImpactfeepereachnewsinglefamilylot.Response:Impactfeeswillbepaidatthetimeofbuildingpermitissuance.c.TheapplicantshallpayaTrafficImpactfeepereachnewsinglefamilylot.Response:Impactfeeswillbepaidatthetimeofbuildingpermitissuance.d.TheapplicantshallpayaFireImpactfeepereachnewsinglefamilylot.Response:ImpactFeeswillbepaidatthetimeofbuildingpermitissuance.11.Inaddition,theapplicanthascompliedwiththefollowingconditionsasaresultofthepreliminaryplatapprovalHearingExaminer’sDecisiondatedNovember20,2012.a.TheapplicantshallcomplywithallrequirementsoftheDeterminationofNon-Significance—MitigatedthatwasissuedbytheEnvironmentalReviewCommitteeonOctober8,2012.Response:Seecomplianceundernumber11.b.TheApplicantshallobtainademolitionpermitandallrequiredinspectionsfortheremovalofthetwoexistingsinglefamilyresidencespriortoFinalPlatrecording.Response:DemolitionpermitswereobtainedthroughtheCityofRentonDevelopmentServicesDivisionandthehomesweredemolishedperCitycode,andallinspectionshavebeencompletedwithregardtodemolition.c.TheApplicantshallberequiredtosubmitarevisedlandscapeplan,depictinga10-footwideon-sitelandscapestripforalllots.ThefinaldetailedlandscapeshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoFinalPlatrecording. CCCityofRentonDepartmentofCommunity&EconomicDevelopmentFinalP/atReport&DecisionPIPER’SBLUFFFINALPMTLUA14000591,FPPage3of4Response:ArevisedlandscapeplanwassubmittedandapprovedbytheDevelopmentServicesDivision.Wehaveincludedthefinallandscapeplanwiththisapplication.The10-footwideon-sitelandscapestripisshownforalllotsonSheetL-02ofthefinallandscapeplans.Theproposedlandscapingincludesamixoftrees,shrubs,andgroundcoverasnecessarytomeetRMC4-4-070F.1d.TheApplicantshallsubmitaFinalMitigationPlanifimpactsareproposedtothecriticalareasonsiteortheirbuffers.TheFinalMitigationPlanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoFinalPlatsubmittal.InanycasetheApplicantshallberequiredtoplacefencingandsignagealongtheoriginaloraveragedwetlandbuffer.Response:AFinalMitigationPlanwasprepared,submittedto,andapprovedbytheCurrentPlanningProjectManager.Permanentfencingandsignagehasbeenplacedalongtheboundaryofthewetlandareas.e.TheApplicantshallberequiredtosubmitarevisedstreetimprovementplan,depicting36feetfaceofcurbtofaceofcurb,includinggutter,8footplanterstrip,anda5footsidewalkalongthefullfrontageofHoquiamAveNE.TherevisedplanshallbesubmittedtoandapprovedbytheDevelopmentServicesPlanReviewerpriortoconstructionpermitapproval.Response:ArevisedstreetimprovementplanasspecifiedabovewaspreparedandsubmittedtotheCityofRentonforreview.Itwasapprovedandtheroadsandfrontageshavebeenconstructedpertheapprovedplans.f.TheApplicantshallberequiredtocreateashareddrivewayfortheprimaryandsoleaccesstoLots27and28.AnaccesseasementshallberecordedconcurrentlyonthefaceoftheFinalPlat.Response:AshareddrivewayforprimaryandsoleaccesstoLots27and28isshownonthefinalp/atmapsheetSandislistedasTractD.g.TheApplicantshallberequiredtorevisethedrainageplantorelocatetheoutfalltothewetlandbuffer.ThereviseddrainageplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerandtheDevelopmentServicesPlanReviewerpriortoconstructionpermitapproval.Response:AreviseddrainageplanwiththerelocatedoutfalltothewetlandbufferwassubmittedforreviewtotheCurrentPlanningManagerandtheDevelopment.TheapprovedcivilengineeringplansetsheetC8forthefinallocationoftheoutfallwithinthewetlandbufferwasconstructedperthoseplansandiscomplete.h.TheApplicantshallsubmitareviseddetailedutilityplandepictingadequateareafortheproposedliftstationandassociatedimprovementstothesatisfactionoftheDevelopmentServicesPlanReviewerpriortoutilityconstructionapproval.Response:Afinalutilityplandepictingadequateareafortheproposedliftstationandassociatedimprovementswassubmittedto,reviewedby,andapprovedbytheDevelopmentServicesPlanReviewer.TheliftstationislocatedinthenorthernsectionofTractAandissizedappropriatelyforthesite.PleasereferencesheetC14oftheapprovedengineeringplanset. CCCityofRentonDepartmentofCommunity&EconomicDevelopmentFinalPlatReport&DecisionPIPER’SBLUFFFINALPMTLUA4-000591,FPPage4of4I.TheApplicantshallobtainaCertificateofWaterAvailabilityfromWaterDistrict90.Response:ACertificateofWaterAvailabilitywasissuedbyWaterDistrict90onJuly31st,2012andwasprovidedtotheCityforourrecords.j.TheApplicantisrequiredtoretain47on-sitetreesoutsideofthecriticalareas,rightofwayoraccessareas.IntheeventtheApplicantisunabletoretainall47on-sitetrees,theApplicantshallreplaceeachremovedtreewithaminimumoftwelve(12)caliperinchesofnewtrees,at2inchcaliberminimumpertree,foreachprotectedtreeremoved.ShouldtheApplicantfindthattheprovisionoftherequiredreplacementtreeson-sitetreesisinfeasible,theApplicantshallworkwiththeCity’sParksDepartmentinordertodetermineafeeinlieuforeachreplacementtreeoranoff-sitelocationtoplanttherequirednumberofreplacementtrees.Response:Theapplicantwillmeetthetreerequirementthroughtreeretentionandreplacement.Atotalof22treeswillberetainedonthesiteandanadditional211treesareproposedThefinallandscapeplanswassubmittedwiththeFinalPlatapplication.Treeshavebeeninstalledasrequiredandtreeretentionrequirementshavebeenmet.CONCLUSIONS:TheFinalPlatsatisfiestheconditionsimposedbythepreliminaryplatprocess.RECOMMENDATION:TheHearingExaminerapprovestheFinalPlatwiththefollowingconditions:1.AllplatimprovementsshallbeeitherconstructedordeferredtothesatisfactionofCitystaffpriortotherecordingoftheplat.SUBMITTEDTHIS9thDAYOFDECEMBER,2014PNNINGDIVISION iT,‘1SrUIzINE1Ufl4ST01414C141.4I—1.3St114Tthp‘PIPER’SBLUFFICllITYI,z0zMNEUrup.1414SITESE112ThPNE11ThCTN1ITIrSTiE1TiIP.U.0:4CJ2XitiIcirgCountyUIzC0’t352ftIheIntormahotiinducedontmsmapnsaDeancompiledoytungUOUfltStanIromavarietyotsourcesanaISsuDecttocnengewtnomnouce.ungICoiintymaices.norepresentatlonsorwarranties,expressorImplied,astoaccuracy,completeness,ttmeiiness,ortightstothejIseDf.suchtomiation..Thisdocumentls,poJntendedforuseasasurveyproduct.KingCountyshallnotbetableforanygeneral,special,Indirectlddental,orcoquerttial’jdamageskiduding,butnotlimitedto,lostrevenuesorlostprofitaresultingfromtheuseormisuseoftheinformationcontainedonthismepAnysaleofthismapormnformationonthismapisprohibitedexceptbywrittenpermissionofKingCounty:-Date:1218/2014____ _ __KingCounty CCDEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENT—““]I©I1MEMORANDUMDATE:December9,2014TO:PhilOlbrechts,HearingExaminerFROM:JanlIlian,x7216SUBJECT:PIPERSBLUFFFINALPLATLUA14-000591FP(PreliminaryPlatLUA12-076)PerCityCode4-7-110,FinalPlatProcedures,IamforwardingtheattachedFinalPlatforreview.IamtheprojectmanagerandIamintheprocessoffinalizingallrequiredpaperwork.IrecommendthattheHearingExaminerapprovetheFinalPlatwiththefollowingcondition:1.AllplatimprovementsshallbeeitherconstructedordeferredtothesatisfactionofCitystaffpriortotherecordingoftheplat.Iamtheresponsiblepartytoinsurethatbothofthoseconditionsaremet.PleasenotethatfollowingtheHearingExaminer’sapproval,theprojectisreturnedtomeforthefinalstepintheprocess.IwillthensubmittheprojecttothePublicWorksAdministratortosignthefinalplatmylars,atwhichtimeIshalldeclarethatallconditionsandallfeeshavebeenpaid.PleasecontactmeiffurtherinformationoradditionalmaterialsisneededThankyou.Cc:JenniferHenning,PlanningDirectorSteveLee,DevelopmentEngineeringManager