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HomeMy WebLinkAboutKinkade Crossing Final Plat Staff Report LUA17-000469 (2)DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT HEX Report Kinkade Crossing Final Plat LUA 17-000469, FP A. REPORT TO THE HEARING EXAMINER DATE: October 24, 2017 Project Name Kinkade Crossing Final Plat Owner: Nordic Ridge LLC Address: 15 Lake Bellevue Drive Bellevue, WA 98005 Contact: Robert Fitzmaurice, Nordic Ridge LLC File Number: LUA17-000469, FP Project Manager: Ian Fitz-James Project Summary: Final Plat Approval for the 17-lot subdivision with 3 tracts known as Kinkade Crossing. This 157,875 square foot (3.62 acre) project site is located within the Residential-8 (R-8) zoning designation and the Residential Medium Density (RMD) Comprehensive Plan Land Use designation. The proposed lots would range in size from 5,001 square feet to 6,095 square feet. Project Location: 17709 116th Avenue SE, Section 32, Township 23, Range 05 Site Area: 157,875 SF (3.62 acres) B. EXHIBITS: Exhibit 1: Staff Report dated October 24, 2017 Exhibit 2: HEX Preliminary Plat Report and Exhibits (LUA15-000695) Exhibit 3: Determination of Non-Significance - Mitigated (DNS-M) Exhibit 4: Conditions of Compliance Letter Exhibit 5: Final Plat Map Exhibit 6: Vicinity Map Exhibit 7: Approved Civil Construction Plans C. FINDINGS OF FACT (FOF): 1. The applicant, Nordic Ridge LLC, filed a request for approval of a 17-lot final plat. 2. The Environmental Review Committee (ERC), the City’s responsible State Environmental Policy Act (SEPA) official, issued a Determination of Non-Significance – Mitigated with Mitigation Measures on October 30, 2015 for the subject proposal. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Kinkade Crossing Final Plat LUA17-000469, FP October 24, 2017 Page 2 of 5 HEX Kinkade Crossing Final Plat LUA 17-000469, FP 3. Staff from various City departments are reviewing the application materials to identify compliance with all conditions of project approval. 4. The subject site is located at 17709 116th Avenue SE. The plat is located in Section 32, Township 23, Range 05. 5. The subject site is a 3.62 acre parcel (157,875 square feet). 6. The Preliminary Plat (LUA15 - 000695) received approval from the City on January 5, 2016 with a reconsideration dated February 9, 2016. 7. The property is located within the R-8 zone and RMD Comprehensive Plan designation. 8. The Final Plat complies with both the Zoning Code and the Comprehensive Plan. 9. The applicant has complied with the following mitigation measures imposed by the City’s State Environmental Policy Act (SEPA) Responsible Official, the Environmental Review Committee (ERC), on October 30, 2015: Compliance Environmental Review Committee (ERC) Imposed Conditions  Mitigation Measures #1 – Project construction shall be required to comply with the recommendations included in the Geotechnical Engineering Report, prepared by The Riley Group, Inc. dated July 8, 2015 or updated report submitted at a later date. Staff Comment: The Project construction complied with the recommendations included in the Geotechnical Engineering Report prepared by the Riley Group. Construction was supervised by a licensed professional geotechnical engineer and approved by City inspectors. 10. The applicant has complied with the following conditions of preliminary plat approval from the Hearing Examiner’s Decision dated January 6, 2016 and Hearing Examiner’s Reconsideration Decision dated February 9, 2016: Compliance Hearing Examiner’s Decision Imposed Conditions  Condition #1 – The applicant shall comply with the mitigation measures issued as part of the Determination of Non-Significance Mitigated, dated October 30, 2015. Staff Comment: This project complied with the DNS-M as described under FOF 9.  Condition #2 – The applicant shall obtain a demolition permit and complete all required inspections for the removal of the existing single family residence and accessory structures prior to Final Plat recording. Staff Comment: The applicant obtained two demolition permits, Permit Nos. B16002332 and B16002333 from the City, and removed the structures. All inspections have been completed and the permit has been put in finaled status. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Kinkade Crossing Final Plat LUA17-000469, FP October 24, 2017 Page 3 of 5 HEX Kinkade Crossing Final Plat LUA 17-000469, FP  Condition #3 – The applicant shall provide a minimum lot width variation of 10 feet (10’) minimum of one per four (4) abutting street-fronting lots or provide a front yard setback variation of at least five feet (5’) minimum for at least every four (4) abutting street fronting lots. Staff Comment: The final plat map includes lot width variations throughout the final plat map. However, the requirement of 10 feet minimum lot width variation of one per four abutting street-fronting lots was not achieved in full. For example, Lots 5-9 each maintain a lot width of 51.27 feet. The applicant would be subject to a building setback variation of at least 5 feet for at least every four abutting street fronting lots. This condition would be applied upon review of the individual building permit applications.  Condition #4 – The applicant shall provide a minimum of ten feet (10’) of on-site landscaping along all public street frontages. A final detailed landscape plan shall be submitted and approved by the City of Renton Project Manager prior to issuance of a construction permit. Staff Comment: The applicant submitted a detailed Landscape Plan which was approved by the Current Planning Project Manager on August 22, 2016. The approved Landscape Plans are plan numbers R-390525 - R-390528. The final Landscape Plans comply with the requirements of RMC 4-8-120 and include a 10-foot on-site landscape strip along the frontage of all lots.  Condition #5 – The applicant shall dedicate 14.5 feet (14’-6”) of right-of-way on SE Petrovitsky Rd (subject to a final survey). A final detailed street cross-section must be submitted and approved by the Plan Review Project Manager prior to issuance of a construction permit. Staff Comment: The applicant shows a dedication of 14.5 feet along SE Petrovitsky Road on Sheet 4 of the Final Plat Map. The final detailed street cross-section was approved by the Plan Review Project Manager at time of construction permit review. The approved SE Petrovitsky Road cross-section is shown on plan number R-390520 of the approved construction plans.  Condition #6 – A revised site plan shall be submitted to, and approved by, the Current Planning Project Manager and Plan Reviewer that identifies compliance with the development standards of the R-8 zone related to the lot orientation, width, depth, and size of Lots 1 and 2. A revised site plan shall be submitted and approved prior to construction permit issuance. Staff Comment: The applicant submitted a revised site plan which was approved by the Current Planning Project Manager and Plan Reviewer on August 22, 2016. The orientation, width, depth, and size of Lots 1 and 2 are shown on Sheets 4 and 5 of the Final Plat Map.  Condition #7 – The applicant shall submit a revised Tree Retention Plan to the City of Renton Current Planning Project Manager for review and approved prior to construction permit issuance. Staff Comment: The applicant submitted a revised Tree Retention Plan which was approved by the Current Planning Project Manager on August 22, 2016. The approved Tree Retention Plan is plan number R-390524. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Kinkade Crossing Final Plat LUA17-000469, FP October 24, 2017 Page 4 of 5 HEX Kinkade Crossing Final Plat LUA 17-000469, FP  Condition #8 – Lots 13-17 shall gain vehicular access to their respective lots off the alley. Lots 1 and 2 may gain access from a shared driveway, if a shared driveway modification is approved by the City. This shall be noted on the face of the plat. A final road plan shall be submitted to and approved by the City of Renton Current Planning Project Manager prior to issuance of a construction permit. (This condition was revised after a request for reconsideration on February 9, 2016). Staff Comment: Plan number R-390513 approved by the City on August 22, 2016 shows access to Lots 1 and 13-17 from the alley. The following note was added to the final plat: “VEHICULAR ACCESS TO LOTS 1, 13, 14, 15, 16, AND 17 SHALL BE FROM ALLEY A.” The applicant submitted a revised site plan which was approved by the Current Planning Project Manager and Plan Reviewer on August 22, 2016. Plan number R- 390512, approved by the City on August 22, 2016, shows access to Lot 2 from 115th Place SE (Road A). Lots 1 and 2 no longer abut one another and are separated by Stormwater Tract B. No shared driveway modification was received from the applicant. The final road plans were approved by the City on August 22, 2016.  Condition #9 – The applicant shall place the east 53 feet of Lot 5 within a separate tract. The tract shall include ingress, egress, utility, common open space, and tree retention. At the southernmost terminus of Road A, a future roadway sign shall be installed along the eastern most half of the road improvements. A revised plan shall be submitted to, and approved by, the City of Renton Current Planning Project Manager and Plan Reviewer prior to construction permit issuance. Staff Comment: The east 53 feet of Lot 5 were placed within a separate tract. This is shown as Tract C on Sheet 6 of the Final Plat Map. Sheet 2 of the Final Plat Map indicates that Tract C is for private ingress and egress to Lot 5 and common open space. A private access easement, private sewer easement, and private water easement for Lot 5 are shown on Sheet 6 of the Final Plat Map. A future roadway sign is installed at the southern terminus of 115th Place SE (Road A). The construction plans were approved by the City on August 22, 2016.  Condition #10 – A street lighting plan shall be submitted at the time of construction permit review for review and approval by the City’s Plan Reviewer. Staff Comment: The applicant submitted street lighting plans which was approved by the City Plan Reviewer on August 19, 2016. The approved Street Lighting Plans are plan numbers T-390501 – T390504.  Condition #11 – The applicant shall create a Home Owners Association (“HOA”) that maintains all improvements within the landscaping and stormwater tracts, as well as any and all other common improvements. A draft of the HOA documents shall be submitted to, and approved by, the City of Renton Current Planning Project Manager and the City Attorney prior to Final Plat recording. Such documents shall be recorded concurrently with the Final Plat. Staff Comment: The applicant established a Homeowners Association (HOA) on January 12, 2017 with the Washington Secretary of State. The applicant submitted a Declaration of Covenants, Conditions, and Restrictions (CC&R’s) for the HOA. The CC&R’s are being reviewed by the Current Planning Project Manager, Plan Reviewer, City of Renton Department of Community & Economic Development Hearing Examiner Recommendation Kinkade Crossing Final Plat LUA17-000469, FP October 24, 2017 Page 5 of 5 HEX Kinkade Crossing Final Plat LUA 17-000469, FP D. CONCLUSIONS: 1. The subject site is located in the R-8 Zone and RMD Comprehensive Plan designation and complies with the zoning and development standards established with this designation. See FOF 7 in Section C of this document. 2. The Final Plat complies with mitigation measures required by the Environmental Review Committee as part of the State Environmental Policy Act (SEPA) process. See FOF 9 in Section C of this document. 3. The Final Plat satisfies the conditions imposed by the preliminary plat process. See FOF 10 in Section C of this document. 4. The Final Plat complies with the Subdivision Regulations of Renton Municipal Code (RMC 4-7). E. RECOMMENDATION: Staff recommends approval of Kinkade Crossing Final Plat, File No. LUA17-000469, FP as depicted in Exhibit 5, subject to the following conditions: 1. All plat improvements shall be either constructed or deferred to the satisfaction of City staff prior to the recording of the plat. SUBMITTED THIS 24TH DAY OF OCTOBER, 2017 and City Attorney. All parties shall approve the CC&R’s prior to recording them concurrently with the Final Plat.  Condition #12 – The applicant shall record on the face of the plat that landscaping Tract “A” shall allow for future ingress, egress, and utilities to Parcel Nos. 3223059291, 3223059211, and/or 3223059112. Tract “A” shall be owned and maintained by Kinkade Crossing Homeowners Association (“HOA”) until such time as the HOA allows the tract to be sold. Staff Comment: Sheet 2 of the Final Plat Map states that Tract A shall be conveyed to the Kinkade Crossing HOA upon recording of the plat. The note states that Tract A shall be owned and maintained by the Kinkade Crossing HOA until such time as the homeowners association allows the tract to be sold. It also states that Tract A shall allow for future ingress, egress, and utilities to Parcel Nos. 3223059291, 3223059211, and/or 3223059112.