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HomeMy WebLinkAboutD_LUA22000395_Final_Plat_Admin_Rprt_Exhibit_20230622DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Administrative Report LUA22-000395 A. ADMINISTRATIVE DECISION DECISION: APPROVED DENIED REPORT DATE: June 22, 2023 Project Name: 28 Hundred Unit Lot Subdivision Project File Number: PR17-000185 Land Use File Number: LUA22-000395 Project Manager: Huy Huynh, Civil Engineer II Project Location: 2800 NE 12th St, Renton WA 98056 (PID 7227801690) 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 28 Hundred Unit Lot Subdivision Final Plat, File No. LUA22-000395, as depicted in Exhibit 1, is approved. Signature and Date C.E. ‘Chip’ Vincent, Community and Economic Development Administrator TRANSMITTED this 22nd day of June, 2023 to the Owner/Applicant/Contact: Owner: Applicant: Contact: Greystoke, LLC 720 N 10 St, unit A-282 Renton, WA 98057 hksei@hotmail.com Greystoke, LLC 720 N 10 St, unit A-282 Renton, WA 98057 hksei@hotmail.com James Howton Jimjim1111@comast.net 12018 SE 51st St, Bellevue WA 98006 City of Renton Department of Community & Economic Development Administrative Report & Decision 28 HUNDRED UNIT LOT SUBDIVISION LUA22-000395 June 22, 2023 Page 2 of 2 Administrative Report LUA22-000395 TRANSMITTED this 22nd day of June, 2023 to the following: Vanessa Dolbee, Planning Director Brianne Bannwarth, Development Engineering Director Amanda Askren, Property and Technical Services Manager Matt Herrera, 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 July 6, 2023. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the City Council, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.F governs appeals to the City Council and additional information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510. 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 discoverable 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 4 EXHIBIT 2 Compliance with Preliminary Plat Conditions Summary LUA17-000163 Satisfied PLN - Hearing Examiner Condition 1. A draft agreement in a form approved by the City with the King County Recorder’s Office requiring that the one affordable housing unit remain affordable housing for fifty (50) years or the life of the development, whichever is less, shall be provided for review and approval at the time of Building Permit review to the Current Planning Project Manager and City Attorney. This agreement shall be a covenant running with the land, binding on the assigns, heirs, and successors of the Applicant to the satisfaction of the City Attorney. Such agreement shall be recorded prior to Temporary Certificate of Occupancy. Comments: A draft agreement for affordable unit (Unit 10) was submitted for City of Renton’s review. This agreement will be recorded prior to Temporary Certificate of Occupancy issuance. 2. A detailed landscape plan shall be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager. This detailed landscape plan shall include, but not be limited to, the following: a. A mix of trees, shrubs, and ground cover within the 10 foot onsite required landscape strip; and b. Any utility boxes that are visible to the public shall be screened with landscaping or berms; c. Additional street trees within the existing landscape strip shall located between the curb and sidewalk along Harrington Ave NE where the driveway removal is proposed; and d. The proposed stormwater vault access pads shall be removed to the maximum extent feasible to allow for compliance with the City’s landscaping regulations as well as access requirements for the maintenance of the stormwater vault. Onsite landscaping shall be installed prior to certificate of occupancy for the proposed buildings. Landscaping required within the public right of way shall be installed prior to the recording of the final plat. Comments: A final detailed landscape plan (sheet L1- L3) was reviewed and approved by the City on December 09, 2019 as part of the civil construction permit C19000411. 3. The An arborist shall be onsite during the installation of any proposed improvements within the drip lines of retained trees. In addition, the arborist should recommend specific care requirements to ensure the long term health of the trees during and after construction. Comments: An arborist was onsite during installation of the proposed improvements within the drip lines of retained trees. Recommendation for specific care requirements was provided to ensure the long-term health of the trees during and after construction. 4. The Either the layout of the unit lot subdivision shall be revised to provide common open space with a minimum width of 20 feet and a minimum area of 3,850 square feet or a fee in lieu of common open space shall be requested in accordance with RMC 4 1 240.B.3. The revised unit lot subdivision or fee in lieu request shall be submitted at the time of Construction Permit review. Comments: Open space’s dimensions were reviewed and approved on December 06, 2019 as part of the Civil Construction permit process C19004381. 5. Additional information shall be submitted at the time of Construction Permit review demonstrating the project’s compliance with the private open space requirements of a minimum of 250 square feet per unit with no dimension less than 8 feet in width. Comments: Private open space requirements are satisfied based on Civil Construction Plan approved on Page 2 of 4 December 06, 2019 as part of the Civil Construction permit C19004381. 6. All primary entry doors shall be trimmed with three and one half inches (3 1/2") minimum head and jamb trim around the door. Revised elevations including the trim detail shall be submitted to the Current Planning Project Manager at the time of Building Permit review for review and approval prior to Building Permit issuance. Comments: A modification to this requirement was approved under LUA20-000282 on December 17th, 2020. Compliance with the modification was reviewed as part of the Building Permit review for building permits B19006289, B19006288, and B19006287. 7. A color palette coded to the exterior building elevations shall be provided to the Current Planning Project Manager at the time of Building Permit review for review and approval prior to Building Permit issuance. Comments: A color palette was reviewed and approved on August 12, 2021 as part of the Building Permit review for building permits B19006289, B19006288, and B19006287. 8. The Applicant shall either submit revised elevations providing the required three and one half inches (3 1/2”) minimum trim surrounding all windows and doors and one of the following architectural details: shutters, knee braces, flower boxes, or columns, or the Applicant shall submit a modification request and receive approval to vary from these standards. The revised elevations or modification request shall be submitted to the Current Planning Project Manager at the time of Building Permit review for review and approval prior to Building Permit issuance. Comments: A modification to this requirement was approved under LUA20-000282 on December 17th, 2020. Compliance with the modification was reviewed as part of the Building Permit review. 9. Details regarding the Applicant’s proposed individual refuse and recycling areas shall be provided at the time of Building Permit review to the Current Planning Project Manager for review and approval prior to Building Permit issuance and shall demonstrate compliance with RMC 4.4 090. Comments: Individual carts are to be provided and stored in the individual garages. 10. No A lighting plan shall be provided at the time of Building Permit review for review and approval by the Current Planning Project Manager. To ensure safety and avoid excessive brightness pedestrian scale lighting should be provided on the primary entries of each unit as well as along the pedestrian walkways as necessary to provide sufficient lighting for pedestrian safety but shall also be designed to minimize light spill and glare onto adjoining properties. Comments: A lighting plan was reviewed and approved on August 12, 2021 as part of the Building Permit review for building permits B19006289, B19006288, and B19006287. 11. A bicycle parking detail in compliance with RMC 4 4 080.F.11.c shall be provided at the time of Building Permit review for review and approval by the Current Planning Project Manager prior to Building Permit issuance. Comments: Bicycle parking is to be provided in the garages. 12. The unit lot drive shall be revised as follows: the pavement width through the alley/unit lot drive shall not exceed 16 feet with a curb around the perimeter and a 5-foot-wide sidewalk on west side. An 8-foot-wide landscape strip shall be located between the curb and sidewalk. This may result in the reduction of the width of the unit lot drive tract in some areas. Where the unit lot drive width is reduced, the additional area shall be transferred to the open space areas around the project perimeter. The unit lot drive/alley shall be privately owned and maintained by a Homeowners Association for the proposed development. Comments: The revised layout was reviewed and approved by the City on December 09, 2019 as part of the civil construction permit C19000411. Page 3 of 4 13. A Homeowners Association shall be established for the maintenance of all common improvements on the project site. Draft CC & Rs for the Homeowners Association shall be submitted for review and approval by the Current Planning Project Manager and the City Attorney prior to the recording of the final plat. Comments: A draft of the Homeowners Association documents have been reviewed and approved by the City on June 20, 2023. The document will be recorded concurrently with the Final Plat. 14. The common open space area fronting Unit 10 shall be revised to meet the minimum 20 foot width requirement and provide a minimum 5 foot wide pedestrian walkway from the sidewalk in NE 12th St to the base of the stairs leading to the deck serving Unit 10. Comments: This common open space layout was reviewed and approved by the City on December 09, 2019 as part of the civil construction permit C19000411. 15. The pedestrian walkways proposed to serve Unit 4 and 5 shall be consolidated into one centrally located walkway between Buildings 1 and 2. The pedestrian walkway serving Unit 9 shall be extended across the unit lot drive through the use of a differentiated pavement pattern. Comments: This walkway was reviewed and approved by the City on December 09, 2019 as part of the civil construction permit C19000411 16. All road names shall be approved by the City. Comments: There are no roadways in the plat that are required to be named. 17. 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 December 06, 2019 as part of the Civil Construction Permit C19004381 and was installed in accordance with the approved plans. 18. 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: No exterior or interior monuments were required as part of the subdivision. There are no internal roadways that are required to be named. All street names signs are provided along the perimeter roadways of the project. See Exhibit 1 of the final plat decision for the final plat map which identifies monuments and street name verification. 19. 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: All utilities have been designed to be placed underground and services beneath pavement have been installed. Required easements have been shown on the Final Plat Map (see Exhibit 1 of the final plat decision). 20. 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 Page 4 of 4 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 subdivider 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. Comments: Franchise utilities have been reviewed and approved by the City under Franchise Utility permits MFP21005032 and MFP21004988 to be constructed underground and were installed in accordance with the approved plans. 21. All lot corners at intersections of dedicated public rights of way, except alleys, shall have minimum radius of fifteen feet (15') Comments: There are no public right of way dedicated, therefore lot corners radius are not required at intersections.