HomeMy WebLinkAboutRenton Subdivision, Preliminary Plat 1
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8 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
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RE: Renton Subdivision )
10 ) FINAL DECISION
Preliminary Plat )
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LUA16-000981,PP )
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SUMMARY
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16 The applicant requests preliminary plat approval for a 11-lot residential subdivision on 1.93 acres of
land located at 17018 and 17022 106th Avenue SE. The preliminary plat is approved with conditions.
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TESTIMONY
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19 Note: The following is a summary of testimony provided for the convenience of the reader only
and should not be construed as containing any findings of fact or conclusions of law. The focus
20 upon or exclusion of any particular testimony or hearing evidence in this summary is not
reflective of the priority or probative content of any particular hearing evidence and no
21 assurance is made as to accuracy.
22 Staff Testimony
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Jill Ding, Senior Planner, City of Renton described the project. She noted the street will be extended
24 to the east ending in a temporary hammerhead turn around. She also noted the storm vault will have
landscaping.
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PRELIMINARY PLAT - 1
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i 1 Applicant Testimony
2 Mark Travers of Mark Travers Architecture and representative of the applicant stated they are in favor
3 of the staff report and had not comments on the conditions of approval.
4 Public Comments
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5 No member of the public appeared to testify.
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EXHIBITS
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Exhibits 2-9 listed on page 2 of the April 17, 2018 Staff Report, in addition to the Staff Report itself
9 (Ex. 1), were admitted into evidence the public hearing. Additional exhibits admitted during the
hearing include:
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Ex. 10—City of Renton PowerPoint
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12 FINDINGS OF FACT
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Procedural:
14 1. Applicant. Mark Travers of Mark Travers Architecture, 2315 E. Pike Street, Seattle, WA 98122.
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2. Hearing. The Examiner held a hearing on the subject application on April 17,2018 in the City of
16 Renton Council Chambers.
17 3. Project Description. The applicant is requesting Preliminary Plat approval and SEPA
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Environmental Review in order to subdivide a 1.93-acre property into 11 lots for the future
construction of single-family residences. There will also be a stormwater tract. The project site is
19 located in the Residential-8 (R-8)zoning designation. The proposed single-family residential lots
range in size from 5,100sf to 7,200sf feet with a proposed net density of 7.1 dwellings per net
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acre. Two existing single-family dwellings will be removed, along with the associated accessory
21 structures. The proposed lots will be served by a new public residential access street that will
22 connect with 106th Ave SE.
23 No critical areas have been mapped on the project site.
24 There are 69 significant trees located on the project site. The applicant is proposing to retain a
25 total of 15 trees. Approximately 1,200 cubic yards of cut and fill is proposed to be accommodate
the development.
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PRELIMINARY PLAT - 2
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1 The project site is completely surrounded by low density single family development and vacant
2 land. Properties on all sides, including the subject, have a Residential Medium Density
Comprehensive Plan Land Use Designation. Properties to the north, south, and west are zoned
3 Residential-8 du/ac(R-8)in Renton.Properties to the east are zoned Residential-14 du/ac(R-14).
4 4. Adequacy of Infrastructure/Public Services. The project will be served by adequate
5 infrastructure and public services as follows:
6 A. Water and Sewer Service. Water and sewer service will be provided by the Soos Creek
Water and Sewer District. Copies of the water main and sewer main improvements will be
7 submitted to the City of Renton as part of the City's Civil Construction Permit.
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B. Police and Fire Protection. Police and Fire Prevention staff indicate that sufficient
9 resources exist to furnish services to the proposed development; subject to the condition
10 that the applicant provides code required improvements and fees. Fire impact fees are
applicable at the rate of$829.77 per single family unit. This fee is paid at time of building
11 permit issuance. Credit will be granted for the one existing home, which is slated to be
12 demolished.
13 C. Drainage. Drainage will be adequately addressed. Preliminary Civil Construction Plans
14 (Ex. 4) and a Technical Information Report (TIR) prepared by LitchField Engineering
Consultants dated October 12, 2017 (Ex. 3) were submitted to the City as part of the
15 preliminary plat submittal.The site is located in the City's Flow Control Duration Standard
16 (Forested Site Conditions). The site is located in the Black River drainage basin. All nine
core and six special requirements were addressed in the study.
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18 The applicant has proposed a stormwater detention vault within Tract A, which would be
adjacent to the 106th Ave SE public right-of-way. The underground stormwater detention
19 vault will be a public stormwater facility maintained by the City of Renton. A stormwater
20 detention vault that is located entirely underground and is landscaped appropriately would
be compatible with the surrounding neighborhood, however a stormwater pond or a vault
21 that the partially expose above ground would not be as compatible with the existing
22 surrounding uses. Therefore, a condition of approval will require any proposal to convert
the stormwater vault within Tract A to a stormwater detention pond to be considered a
23 Major Plat Amendment subject to the requirements outlined under RMC 4-7-080M.2. A
24 further condition of approval will require the stormwater vault to be located entirely below
ground. Engineered construction plans showing the vault entirely below ground shall be
25 submitted to the Engineering Plan Reviewer at the time of Construction Permit review for
26 review and approval.
PRELIMINARY PLAT - 3
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A1 The applicant has proposed to construct a retaining wall around the proposed stormwater
2 vault within Tract A, adjacent to the 106th Ave SE public right-of-way. It appears that in
some areas,the wall may exceed 6 feet in height. A condition of approval will require any
3 retaining walls to comply with the maximum height of 72-inches, provided that adjacent
1 4 to the public right-of-way, the maximum height permitted shall be 48-inches. There shall
also be a 3-foot landscaped setback between the public right-of-way and the base of the
5 wall.
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6 Each new lot is subject to a stormwater system development charge(SDC). The 2018 SDC
7 for stormwater is $1,718.00 per lot. A credit for one (1) lot will be issued for the existing
home. Stormwater SDC fees are due at construction permit issuance.
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<, 9 A Construction Stormwater General Permit from the Department of Ecology will be
required if grading and clearing of the site exceeds equals one (1) acre or more.
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11 D. Parks/Open Space. The proposal will provide adequate provisions for parks and open
12 space.A Park Impact Fee would be required for the future houses. The current Park Impact
Fee is assessed at $2,740.07 per single family residence. The fee is payable at the time of
e, 13 building permit issuance. As conditioned,the proposed plat complies with the Residential
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Design and Open Space Standards.
15 E. Streets.As conditioned,adequate transportation facilities will be provided.A 47-foot wide
1 limited residential access street is proposed to serve the proposed lots. The proposed street
16 would eventually extend through the property to the east and provide a connection from
17 106th Ave SE to 108th Ave SE. A temporary hammerhead turn around will serve for
emergency access until such time as the street is extended. City standards require the public
18 limited access residential street to have a pavement width of 20 feet with 6-inch wide curbs,
- 19 8-foot wide landscaped planters, 5-foot wide sidewalks,drainage improvements,and street
lighting.
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21 The existing right-of-way width in 106th Ave SE fronting the site is 60 feet. Street frontage
A improvements including 26 feet of paving or paved width to match existing paved width
22 along the corridor(the larger number is required),6-inch wide curb,8-foot wide landscaped
23 planters, 5-foot wide sidewalks, drainage improvements,and streetlights are required to be
provided on 106th Ave SE. The applicant may be required to provide right of way
24 dedication if the existing right of way is insufficient. A condition of approval will require
25 the applicant to dedicate land for right of way,if necessary,to comply with City street and
1 right of way standards.
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PRELIMINARY PLAT - 4
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1 Each new lot is subject to a Transportation Impact Fee. The 2018 Transportation Impact
2 Fee is $5,430.85 per single-family home.A credit for one(1) lot will be issued due for the
existing home. The Transportation Impact Fee is due at the time of Building Permit
3 issuance for each individual home. The proposal will meet the transportation concurrency
4 requirements (Ex 9).
5 F. Access.Adequate access to a public street will be provided for all lots.All lots would front
6 and take access from a public. As noted above, a temporary hammerhead is proposed
between Lots 5 and 6. The hammerhead will be within an easement. Alleys are not
7 proposed within the proposed plat layout. Staff reviewed the proposed lot layout and
8 determined that the use of an alley layout would be infeasible due to the location of trees
proposed for retention.
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To reduce the number of curb cuts along the new public street,a condition of approval will
10 require driveway access to Lots 5 and 6 to be provided via the hammerhead easement,
11 utilizing the joint use driveway provision of Renton Municipal Code. A note to this effect
shall be recorded on the face of the final plat.
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13 G. Tree Retention. As conditioned, adequate tree retention and mitigation is achieved. The
applicant submitted a Conceptual Landscape and Tree Retention Plan(Ex. 8).A total of 69
14 significant trees were identified on the project site. Of these, 11 trees are located within
15 areas of proposed right-of-way dedication, which results in 58 remaining significant trees
on-site. Based on the City's retention requirement of 30 percent, the applicant is required
16 to retain or replace 17 trees on the project site. The applicant has identified 15 trees as
17 viable for retention. The applicant is therefore required to for the removal of 2 significant
trees through the installation of 12 2-inch caliper trees. The Conceptual Landscape Plan
18 proposes the planting of 51 3-inch caliper trees, which exceeds the minimum tree
19 replacement requirements. In addition, each lot includes the minimum two (2) trees
required per 5,000 square feet for compliance with the minimum tree density requirements.
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21 A condition of approval will require the applicant to submit a final Tree Retention and
Replacement Plan at the time of Construction Permit application for review and approval
22 by the Current Planning Project Manager.
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H. Landscaping. As conditioned, adequate landscaping will be provided. The applicant
24 submitted a Conceptual Landscape Plan(Ex. 8).The submitted landscape plan includes the
25 required 10-foot on-site landscape strip along the new, proposed public street as well as
the required planter strip between the curb and sidewalk. No on-site landscape strip was
26 shown within the front yard areas of the lots, which would front on 106th Ave SE or for
PRELIMINARY PLAT - 5
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1 the Tract A. A condition of approval will require the applicant to submit a detailed
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landscape plan meeting the requirements of RMC 4-8-120D.12 at the time of Construction
Permit review for review and approval by the Current Planning Manager. A further
3 condition of approval will require the applicant to establish a Homeowners Association
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prior to final plat approval for the maintenance of any shared improvements and/or
landscaping.A draft of the CC&Rs for the Homeowners Association shall be submitted for
5 review and approval prior to the recording of the final plat.
6 I. Parking. Sufficient area exists, on each lot, to accommodate off-street parking for a
I 7 minimum of two (2) vehicles. Compliance with individual driveway requirements would
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8 be reviewed at the time of building permit review.
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9 J. Schools. The Renton School District can accommodate any additional students generated
by this proposal at the following schools: Cascade Elementary,Nelsen Middle School and
A 10 Lindberg High School.Any new students from the proposed development would be bussed
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1 11 to their schools.
12 The stop for Cascade Elementary is located approximately 0.08 miles from the project site
13 at 10717 172nd St SE. Students walking to this stop would walk to the south along the
1 14 shoulder of 106th Ave SE and then head east along the shoulder of 172nd St SE to 10717
m 172nd St SE.
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The stop for Nelsen Middle School is located approximately 0.56 miles from the project
16 site at 11001/11002 SE Petrovitsky Rd. Students walking to this stop would walk south
17 along the shoulder of 106th Ave SE, east along the shoulder of SE 172nd St to the
j. intersection with 108th Ave SE. Students would walk south along 108th Ave SE to Benson
18 Dr S (State Route 515)where they would walk southeast along the existing sidewalk to SE
19 Petrovitsky Rd where they would walk east along the existing sidewalk to the bus stop at
110001/11002 SE Petrovitsky Rd.
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21 The stop for Lindberg High School is located approximately 0.27 miles from the project
site at the intersection of 108th Ave SE and SE 170th St. Students walking to this stop
22 would walk south along the existing shoulder along 106th Ave SE to SE 172nd St. They
23 would then walk east along the existing shoulder along SE 172nd St to 108th Ave SE.
Students would then cross 108th Ave SE and walk north along the existing sidewalk and
24 shoulder along 108th Ave SE to the bus stop at SE 170th St.
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1 A School Impact Fee,based on new single-family lots,will be required in order to mitigate
26 the proposal's potential impacts to the Renton School District. The fee is payable to the
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PRELIMINARY PLAT - 6
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1 City as specified by the Renton Municipal Code. Currently the fee is assessed at$6,432.00
2 per single-family residence.
3 5. Adverse Impacts. There are no adverse impacts associated with the proposal. As discussed in
Finding of Fact No. 4, the proposal provides for adequate infrastructure and is served by adequate
4 public services. There are no critical areas on and near the subject site. The project complies with tree
5 retention requirements.
6 Conclusions of Law
7 1. Authority. RMC 4-7-020(C)and 4-7-050(D)(5)provide that the Hearing Examiner shall hold
8 a hearing and issue a final decision on preliminary plat applications.Preliminary plat review is a Type
9 III decision subject to hearing examiner approval.
10 2. Zoning/Comprehensive Plan Designations. The subject property is zoned Residential-8 (R-8).
The comprehensive plan map land use designation is Residential Medium Density.
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3. Review Criteria. Chapter 4-7 RMC governs the criteria for subdivision review. Applicable
12 standards are quoted below in italics and applied through corresponding conclusions of law.
13 Preliminary Plat
14 RMC 4-7-080(B): A subdivision shall be consistent with the followingPrinciples of acceptability:
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1. Legal Lots: Create legal building sites which comply with all provisions of the City Zoning
16 Code.
17 2. Access: Establish access to a public road for each segregated parcel.
18 3. Physical Characteristics: Have suitable physical characteristics. A proposed plat may be
19 denied because of flood, inundation, or wetland conditions. Construction of protective
improvements may be required as a condition of approval, and such improvements shall be
20 noted on the final plat.
21 4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways,
22 water supplies and sanitary wastes.
23 4. As conditioned, this criterion is satisfied, as detailed by staff at pages 4-6 of the Staff Report,
which is adopted and incorporated by this reference as if set forth in full. There are no critical areas
24 on site. As noted in Finding of Fact No. 4(H), conditions of approval will require the applicant to
25 submit a final detailed landscape plan demonstrating compliance with RMC 4-8-120 and RMC 4-4-
070 and the creation of a Home Owners Association ("HOA") that maintains all landscaping in the
26 Storm Tract and any and all other common improvements. As conditioned,the proposal is compliant
PRELIMINARY PLAT - 7
1 with respect to street layouts and pedestrian amenities, and street lighting. With respect to tree
2 retention and density(FOF No.4(G)),the proposal will retain an adequate number of significant trees.
A condition of approval requires the applicant to provide a final detailed landscape plan identifying
3 compliance with tree density requirements. Primary access to the development would be via a
4 managed public road access from 106th Avenue SE. As noted in Finding of Fact No. 5, no adverse
impacts are anticipated. As determined in the Finding of Fact No. 4, and as conditioned, the proposal
5 makes adequate provision for drainage, streets,water and sewer.
6 RMC 4-7-080(I)(1): ...The Hearing Examiner shall assure conformance with the general purposes
7 of the Comprehensive Plan and adopted standards...
8 5. The proposed preliminary plat is consistent with the Renton Comprehensive Plan as outlined
on page 4 of the staff report, which is incorporated by this reference as if set forth in full.
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RMC 4-7-120(A): No plan for the replatting, subdivision, or dedication of any areas shall be
10 approved by the Hearing Examiner unless the streets shown therein are connected by surfaced road
11 or street(according to City specifications) to an existing street or highway.
12 6. Primary access to the development would be via a new residential access road intersecting
106th Avenue SE.
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14 RMC 4-7-120(B): The location of all streets shall conform to any adopted plans for streets in the
City.
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7. The internal road,Road A will connect to 106th Avenue.A temporary hammerhead turn around
16 will be provided until the internal road is extended to connect to 108th Avenue SE.
17 RMC 4-7-120(C): If a subdivision is located in the area of an officially designed[sic]trail,
18 provisions shall be made for reservation of the right-of-way or for easements to the City for trail
purposes.
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8. The staff report and administrative record do not identify any officially designated trail in the
20 vicinity.
21 RMC 4-7-130(C): A plat, short plat, subdivision or dedication shall be prepared in conformance
22 with the following provisions:
23 1. Land Unsuitable for Subdivision: Land which is found to be unsuitable for subdivision
24 includes land with features likely to be harmful to the safety and general health of the future
residents(such as lands adversely affected by flooding, steep slopes, or rock formations). Land
25 which the Department or the Hearing Examiner considers inappropriate for subdivision shall
26 not be subdivided unless adequate safeguards are provided against these adverse conditions.
PRELIMINARY PLAT - 8
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1 a. Flooding/Inundation: If any portion of the land within the boundary of a
2 preliminary plat is subject to flooding or inundation, that portion of the subdivision
must have the approval of the State according to chapter 86.16 RCW before the
3 Department and the Hearing Examiner shall consider such subdivision.
4 b. Steep Slopes:A plat, short plat, subdivision or dedication which would result in the
5 creation of a lot or lots that primarily have slopes forty percent(40%) or greater as
measured per RMC 4-3-050J1 a, without adequate area at lesser slopes upon which
6 development may occur, shall not be approved
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8 3. Land Clearing and Tree Retention: Shall comply with RMC 4-4-130, Tree Retention and
9 Land Clearing Regulations.
10 4. Streams:
11 a. Preservation: Every reasonable effort shall be made to preserve existing streams,
12 bodies of water, and wetland areas.
13 b. Method: If a stream passes through any of the subject property, a plan shall be
presented which indicates how the stream will be preserved. The methodologies used
14 should include an overflow area, and an attempt to minimize the disturbance of the
15 natural channel and stream bed.
16 c. Culverting: The piping or tunneling of water shall be discouraged and allowed
only when going under streets.
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d. Clean Water:Every effort shall be made to keep all streams and bodies of water
18 clear of debris and pollutants.
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9. As discussed in Conclusions of Law No. 4,the land is suitable for development. The property
20 is not designated as a floodplain and no adverse impacts to critical areas are anticipated.
21 As discussed in Finding of Fact No. 4(F), the City's adopted Tree Retention and Land Clearing
22 Regulations require the retention of 30 percent of trees in a residential development. The site contains
58 significant trees which means they must retain 17 trees. The applicant proposes to retain 15 trees
23 and mitigate the other two with the planting of 12 new 2-inch caliper trees, which exceeds the City's
24 requirement.
25 RMC 4-7-140: Approval of all subdivisions located in either single family residential or multi family
residential zones as defined in the Zoning Code shall be contingent upon the subdivider's dedication
26 of land or providing fees in lieu of dedication to the City, all as necessary to mitigate the adverse
PRELIMINARY PLAT - 9
1 effects of development upon the existing park and recreation service levels. The requirements and
2 procedures for this mitigation shall be per the City of Renton Parks Mitigation Resolution.
3 10. The developer will pay the City's required Park and Recreation Impact fees.The fee is payable
at the time of building permit issuance.
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RMC 4-7-150(A): The proposed street system shall extend and create connections between existing
5 streets unless otherwise approved by the Public Works Department. Prior to approving a street system
6 that does not extend or connect, the Reviewing Official shall find that such exception shall meet the
requirements of subsection E3 of this Section. The roadway classifications shall be as defined and
7 designated by the Department.
8 11. As noted in Conclusion of Law No.7,the internal road,Road A,will connect to 106th Avenue.
9 A temporary hammerhead turn around will be provided until the internal road is extended to connect
to 108th Avenue SE.
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RMC 4-7-150(B): All proposed street names shall be approved by the City.
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12 12. As conditioned.
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RMC 4-7-150(C): Streets intersecting with existing or proposed public highways, major or
secondary arterials shall be held to a minimum.
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13. As proposed,there will be a single street intersection with 106th Avenue SE.
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RMC 4-7-150(D): The alignment of all streets shall be reviewed and approved by the Public Works
16 Department. The street standards set by RMC 4-6-060 shall apply unless otherwise approved. Street
17 alignment offsets of less than one hundred twenty-five feet (125') are not desirable, but may be
18 approved by the Department upon a showing of need but only after provision of all necessary safety
measures.
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14. As discussed in Finding of Fact 4, the Public Works Department has reviewed and approved
20 the street alignment.
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9 21 RMC 4-7-150(E):
22 1. Grid:A grid street pattern shall be used to connect existing and new development and
23 shall be the predominant street pattern in any subdivision permitted by this Section.
24 2. Linkages: Linkages, including streets, sidewalks,pedestrian or bike paths, shall be
provided within and between neighborhoods when they can create a continuous and
25 interconnected network of roads and pathways. Implementation of this requirement shall
comply with Comprehensive Plan Transportation Element Objective T-A and Policies T-9
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PRELIMINARY PLAT - 10
1 through T-16 and Community Design Element, Objective CD-M and Policies CD-50 and
CD-60.
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3 3. Exceptions:
4 a. The grid pattern may be adjusted to a flexible grid"by reducing the number of
linkages or the alignment between roads, where the following factors are present on
5 site:
6 i. Infeasible due to topographical/environmental constraints; and/or
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ii. Substantial improvements are existing
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4. Connections:Prior to adoption of a complete grid street plan, reasonable connections that
9 link existing portions of the grid system shall be made. At a minimum, stub streets shall be
10 required within subdivisions to allow future connectivity.
11 5.Alley Access:Alley access is the preferred street pattern except for properties in the
Residential Low Density land use designation. The Residential Low Density land use
12 designation includes the RC, R-1, and R-4 zones. Prior to approval of a plat without alley
access, the Reviewing Official shall evaluate an alley layout and determine that the use of
13 alley(s) is not feasible...
14 6. Alternative Configurations: Offset or loop roads are the preferred alternative
15 configurations.
16 7. Cul-de-Sac Streets: Cul-de-sac streets may only be permitted by the Reviewing Official
where due to demonstrable physical constraints no future connection to a larger street
17 pattern is physically possible.
18 15. The project provides a grid connection by connecting the internal road, Road A, to 106th
19 Avenue and will eventually connect to 108th Avenue SE. A temporary hammerhead turn around will
provide emergency access. The applicant will be required to install pavement and half street
20 improvements to 106th Avenue SE along the project frontage. The proposed project includes the
21 installation of frontage improvements along the public street frontages,including sidewalks. Staff have
concluded the alley access is infeasible. This criterion is satisfied.
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23 RMC 4-7-150(F): All adjacent rights-of-way and new rights-of-way dedicated as part of the plat,
including streets, roads, and alleys, shall be graded to their full width and the pavement and sidewalks
24 shall be constructed as specified in the street standards or deferred by the Planning/Building/Public
25 Works Administrator or his/her designee.
26 16. As proposed and conditioned.
PRELIMINARY PLAT - 11
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1 RMC 4-7-150(G): Streets that may be extended in the event of future adjacent platting shall be
2 required to be dedicated to the plat boundary line. Extensions of greater depth than an average lot
shall be improved with temporary turnarounds. Dedication of a full-width boundary street shall be
3 required in certain instances to facilitate future development.
4 17. As described in Conclusion of Law No. 15, the project provides a grid connection by
5 connecting the internal road, Road A, to 106th Avenue and will eventually connect to 108th Avenue
SE.A temporary hammerhead turn around will provide emergency access.
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RMC 4-7-170(A): Insofar as practical, side lot lines shall be at right angles to street lines or radial
7 to curved street lines.
8 18. The lots are generally rectangular in shape with minimal variations in size.All lots are oriented
9 to Road A. The building design of the new residences would be reviewed and approved at the time of
building permit application.
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RMC 4-7-170(B): Each lot must have access to a public street or road. Access may be by private
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access easement street per the requirements of the street standards.
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19. As previously determined, each lot has access to a public street or road.
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RMC 4-7-170(C): The size, shape, and orientation of lots shall meet the minimum area and width
14 requirements of the applicable zoning classification and shall be appropriate for the type of
15 development and use contemplated. Further subdivision of lots within a plat approved through the
provisions of this Chapter must be consistent with the then-current applicable maximum density
16 requirement as measured within the plat as a whole.
17 20. As previously determined,the proposed lots comply with the zoning standards of the R-8 zone,
18 which includes area, width and density.
19 RMC 4-7-170(D): Width between side lot lines at their foremost points(i.e., the points where the side
lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the
20 required lot width except in the cases of(1)pipestem lots, which shall have a minimum width of twenty
21 feet(20) and(2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be
a minimum of thirty-five feet(35).
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21. As shown in Ex. 7,the requirement is satisfied.
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RMC 4-7-170(E): All lot corners at intersections of dedicated public rights-of-way, except alleys,
shall have minimum radius of fifteen feet(15).
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22. As proposed.
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PRELIMINARY PLAT - 12
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1 RMC 4-7-190(A): Due regard shall be shown to all natural features such as large trees,
2 watercourses, and similar community assets. Such natural features should be preserved, thereby
adding attractiveness and value to the property.
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23. As discussed in Finding of Fact No.5 there are no critical areas on site.There are no significant
4 natural features community assets. There are no streams on-site. Significant trees are proposed for
5 retention,where feasible on-site.
6 RMC 4-7-200(A): Unless septic tanks are specifically approved by the Public Works Department
and the King County Health Department, sanitary sewers shall be provided by the developer at no
7 cost to the City and designed in accordance with City standards. Side sewer lines shall be installed
8 eight feet (8) into each lot if sanitary sewer mains are available, or provided with the subdivision
development.
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24. No septic tanks are proposed. As noted in Finding of Fact No. 4(A), water and sewer service
10 will be provided by the Soos Creek Water and Sewer District. Copies of the water main and sewer
11 main improvements will be submitted to the City of Renton as part of the City's Civil Construction
Permit.
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RMC 4-7-200(B): An adequate drainage system shall be provided for the proper drainage of all
13 surface water. Cross drains shall be provided to accommodate all natural water flow and shall be of
14 sufficient length to permit full-width roadway and required slopes. The drainage system shall be
designed per the requirements of RMC 4-6-030, Drainage (Surface Water) Standards. The drainage
15 system shall include detention capacity for the new street areas. Residential plats shall also include ::,,
16 detention capacity for future development of the lots. Water quality features shall also be designed to
provide capacity for the new street paving for the plat.
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18 25. The proposal, as conditioned, provides for adequate drainage that is in conformance with
applicable City drainage standards as determined in Finding of Fact No. 4(C). A Construction
19 Stormwater General Permit from Department of Ecology may be required. This criterion is satisfied.
20 RMC 4-7-200(C): The water distribution system including the locations offire hydrants shall be
21 designed and installed in accordance with City standards as defined by the Department and Fire
Department requirements.
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26. Though the staff report indicates the City Fire Department has adequate capacity to serve this
23 development, no mention of fire hydrants was made in the Staff Report. A condition of approval will
24 require the applicant to design and install the water distribution system, including the placement of
fire hydrants,in accordance with the Fire Department requirements. Water service is provided by Soos
25 Creek. As noted in Finding of Fact No.4(A), copies of the water main and sewer main improvements
26 will be submitted to the City of Renton as part of the City's Civil Construction Permit. r
PRELIMINARY PLAT - 13
1 RMC 4-7-200(D): All utilities designed to serve the subdivision shall be placed underground. Any
2 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
3 connections, as approved by the Department. Such installation shall be completed and approved prior
4 to the application of any surface material. Easements may be required for the maintenance and
operation of utilities as specified by the Department.
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27. As proposed and conditioned,the stormwater facility will be an underground vault. A
6 condition of approval will require all proposed utilities to be underground and constructed in a
7 manner which will permit the planting of trees.
8 RMC 4-7-200(E): 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
9 by subdivider as to obviate the necessity for disturbing the street area, including sidewalks, or alley
10 improvements when such service connections are extended to serve any building. The cost of
trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to
11 bring service to the development shall be borne by the developer and/or land owner. The subdivider
12 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
13 subdivider and shall inspect the conduit and certifi,to the City that it is properly installed.
14
28. As conditioned.
15 RMC 4-7-210:
16
A. MONUMENTS:
17
Concrete permanent control monuments shall be established at each and every controlling corner of
18 the subdivision. Interior monuments shall be located as determined by the Department. All surveys
19 shall be per the City of Renton surveying standards.
20 B. SURVEY.
21 All other lot corners shall be marked per the City surveying standards.
22 C. STREET SIGNS:
23 The subdivider shall install all street name signs necessary in the subdivision.
24
29. As conditioned.
25
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PRELIMINARY PLAT - 14
,
1 DECISION
2 The proposed preliminary plat is approved, subject to the following conditions:
3 1. A detailed landscape plan,including but not limited to,an on-site 10-foot landscape strip along
4 all street frontages and meeting the requirements of RMC 4-8-120D.12 shall be submitted at
the time of Construction Permit review for review and approval by the Current Planning
5 Manager.
6 2. A final tree retention and replacement plan shall be submitted at the time of Construction
7 Permit application for review and approval by the Current Planning Project Manager.
8 3. Driveway access to Lots 5 and 6 shall be provided via the hammerhead easement. A note to
this effect shall be recorded on the face of the final plat.
9
4. A Homeowners Association shall be established prior to final plat approval for the maintenance
10 of any shared improvements and/or landscaping. A draft of the CC&Rs for the Homeowners
11 Association shall be submitted for review and approval prior to the recording of the final plat.
12 5. Any proposed retaining walls shall be required to comply with the maximum height of seventy-
two inches (72"), provided that adjacent to the public right-of-way, the maximum height
13 permitted shall be forty-eight inches (48") and there shall be a 3-foot(3') landscaped setback
14 between the public right-of-way and the base of the wall.
15 6. Any proposal to convert the Stormwater vault within Tract A to a Stormwater detention pond
shall be considered a Major Plat Amendment subject to the requirements outlined under RMC
16 4-7-080M.2.
17 7. The proposed stormwater vault within Tract A shall be located entirely below ground.
18 Engineered construction plans showing the vault entirely below ground shall be submitted to
the Engineering Plan Reviewer at the time of Construction Permit review for review and
19 approval.
20 8. The applicant shall dedicate land for right of way, if necessary,to comply with City street and
right of way standards along the project frontage of 106th Avenue SE.
21
22 9. The applicant shall design and install the water distribution system, including the placement of
hydrants, in accordance with the Fire Department requirements
23
10. The City shall approve all proposed street names.
24
11. All proposed utilities shall be underground and constructed in a manner which will permit the
25 planting of trees. Any cable TV conduits shall be undergrounded at the same time as other
26 basic utilities are installed to serve each lot and shall be constructed in accordance with RMC
4-7-200(E).
PRELIMINARY PLAT - 15
jj
1 12. The subdivider shall install all street name signs necessary in the subdivision.
2
3 DATED this 2nd day of May 2018.
4 ' --=
(7t...ttLtAl
5
Emily Terr 11
6 City of Renton Hearing Examiner Pro Tem
7
8 Appeal Right and Valuation Notices
9 RMC 4-8-110(E)(9) provides that the final decision of the hearing examiner is subject to appeal to
the Renton City Council. RMC 4-8-110(E)(9) requires appeals of the hearing examiner's decision
10 to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision.A
request for reconsideration to the hearing examiner may also be filed within this 14-day appeal
11 period as identified in RMC 4-8-110(E)(8)and RMC 4-8-100(G)(4).A new fourteen(14)day appeal
12 period shall commence upon the issuance of the reconsideration. Additional information regarding
the appeal process may be obtained from the City Clerk's Office,Renton City Hall—7th floor, (425)
13 430-6510.
14 Affected property owners may request a change in valuation for property tax purposes
notwithstanding any program of revaluation.
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PRELIMINARY PLAT - 16