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Home My WebLink AboutSR_HEX_Report_LUA09-140_100316.pdfPUBLIC City of Renton Department of Community and Economic Development HEARING PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: PUBLIC HEARING DATE: March 15, 2010 Project Name: Wilson Park Preliminary Plat ApplicantlOwner: Robert Wilson; 21703 50th Street East; Lake Tapps, WA 98391 Contact: Shupe Holmberg; Baima & Holmberg Inc., 100 Front Street; Issaquah, WA 98027 File Number., LUA09-140, PP, ECF Project Manager., Gerald Wasser, Associate Planner Project Summary: The applicant is requesting approval of a Preliminary Plat for the subdivision of a 108,884 square foot (2.5 acre) parcel in the R-1, R-8 and R-14 zones and in the Urban Separator Overlay. The original proposal encompassed 13 -lots and 4 -tracts (for open space and storm detention). The revised proposal encompasses 12 -lots and 3 -tracts (for open space). A portion of proposed Lot 12 would also contain an open space easement. A proposed stormwater vault would be located under the proposed access road. Proposed lots range in size from 4,500 to 1.3,006 square feet with a density of 7.99 dwelling units per acre. The proposed lots are intended for the future construction of single family residences. Slopes generally range from 13`Yo to 39% and the southwestern portion of the site contains a small area of protected slopes (over 40%). Access to the proposed lots would be via a new street off of South 55th Street; a secondary access for emergency vehicles is also proposed. Grading would involve approximately 17,000 cubic yards of cut with approximately 5,000 cubic yards used as structural fill. Approximately 500 cubic yards of crushed rock fill would be used for road construction. Project Location: 720 South 55th Street Project Location Map LUA09-140, ECF, PP City of Renton Community and Economic lopment Deportment P inary Report to the Hearing Examiner WILSON PARK PRELIMINARY PLAT LUA09-140, PP, ECF PUBLIC HEARING DATE March 36, 203 Page 2 of 13 B. HEARING EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Vicinity Map (date stamped 10/16/09) Exhibit 3: Preliminary Plat Map (Baima & Holmberg Inc., Sheet 1/1, revised 01/11/10) Exhibit 4: Boundary/Topography Map, (Baima & Holmberg Inc., Sheet 1/5, revised 01/11/10) Exhibit 5: Generalized Utilities/Drainage/Control/Conceptual Grading/Landscaping Plant (Sheet 2/5, revised 01/11/10) Exhibit 6: Road Profile (Baima & Holmberg Inc., Sheet 3/5, revised 01/11/10) Exhibit 7: Wall Profiles & Cross Sections, (Baima & Holmberg Inc., Sheet 4/5, revised 01/11/10) Exhibit 8: Tree Inventory, (Baima & Holmberg Inc., Sheet 5/5, revised 01/11/10) Exhibit 9: Zoning Map (Sheet 13, East %) Exhibit 10: Administrative Policy/Code Interpretation affecting Urban Separator Overlay Regulations, effective January 14, 2010 Exhibit 11: Street Modification letter, dated November 10, 2009 C. GENERAL INFORMATION. 1. Owner of Record: Richard Wilson 21703 601h Street East Lake Tapps, WA 98391 2. Zoning Designation: Residential —1 du/ac (R-1); Residential — 8 du/ac; Residential —14 du/ac (R-14); Urban Separator Overlay 3. Comprehensive Plan Designation: 4. Existing Site Use: 5. Neighborhood Characteristics: North: East: South: West: 6. Site Area: D. HISTORICAL/BACKGROUND: Action Land Use File No. Annexation N/A Comprehensive Plan N/A Zoning Code N/A E. PUBLIC SERVICES: 1. Utilities: Residential Low Density (RLD); Residential Single Family RSF); and, Residential Medium Density (RMD) Single-family home Vacant (R-1, R-8, and R-14 Vacant (R-4) Vacant and Single Family Home (R-1, R-8, and R-14) Single Family Residential Plat (Geneva Court, R-14) 2.49 acres (108,884 gross square feet) Ordinance No. 3268 5099 5100 Water: Water service is provided by Soos Creek Water and Sewer District. Date 12/13/78 11/01/2044 11/01/2004 LUA09-I40, ECF, PP City of Renton Community and Economic Development Department Preliminary Report to the Hearing Examiner WILSON PARK PRELIMINARYPLAT LUA09-140, PP, ECF PUBLIC HEARING DATE March 16, 2010 Page 3 of 13 Sewer: Sewer service is provided by City of Renton. An 8 -inch diameter sanitary sewer is required to be extended to serve the site. Surface Water/Storrn Water: Storm conveyance is City of Renton. 2. Streets: All streets are within the City of Renton. 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 Tables c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 4 Property Development Standards a. Section 4-2-030: Development Guidelines and Regulations 3. Chapter 6 Streets and Utility Standards a. Section 4-"60: Street Standards 4. Chapter 7 Subdivision Regulations a. Section 4-7-080: Detailed Procedures for Subdivision b. Section 4-7-120: Compatibility with existing Land Use and Plan — General Requirements and Minimum Standards c. Section 4-7-1.50: Streets — General Requirements and Minimum Standards d. Section 4-7-170: Residential Lots — General Requirements and Minimum Standards e. Section 4-7-220: Hillside Subdivisions S. Chapter 9 Procedures and Review Criteria 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Low Density; Residential Single Family; Residential Medium Density 2. Community Design Element: Natural Areas; Urban Separators; New and Infill Development: Site Planning; 3. Environmental Element: Storm Water; Steep Slopes, Landslide, and Erosion Hazards H. DEPARTMENT ANALYSIS: 1. Project Description/Background The applicant proposes subdividing an existing 2.49 acre parcel (APN 312305-9125) into 12 lots suitable for the eventual development of detached single family homes and 3 tracts for open space. The resulting parcels would range in size from 4,500 to 13,006 square feet. In addition, the applicant is also LUA09-140, ECF, PP Citrof Renton Community and Economic opment Deportment P nary Report to the Hearing Examiner WILSON PARK PRELIMINARY PLAT LUA09-140, PP, ECF PUBLIC NEARING DATE March 16, 2020 Page 4 of 13 proposing that 4,884 square feet of proposed Lot 12 (which is within the Talbot Urban Separator) be designated as a Native Growth Protection Easement. The site is comprised of three zoning classifications: 27,156 square feet in the Residential -1 dwelling units per acre zone (R-1) ; 79,343 square feet in the Residential — 8 dwelling units per acre (R-8) zone; and, 2,384 square feet in the Residential —14 dwelling units per acre (R-14) zone. In addition, the Talbot Urban Separator Overlay is present and corresponds to the R-1 zoning in the western portion of the site. Overall density of the 12 -lot proposal on the site would be 7.99 dwelling units per acre. Primary access to the site would be via a 50 -foot wide access easement from South 55th Street. This access easement is approximately 300 -feet in length and accesses the westerly portion of the site and is identified as "Road A" on the revised site plan. A secondary emergency access on the easterly side of the property is also proposed via a 30 -foot wide access easement and continues to the northerly property line. This access is identified as "Road B" on the Preliminary Plat plan. A stormwater detention vault is proposed off-site and to be located under proposed Road A. The applicant is proposing grading involving 17,000 cubic yards of cut with a pproximately 6,000 cubic yards of it being used as structural fill material with the remainder to be exported. In addition, approximately 500 cubic yards of crushed rock fill would be imported to the project site for road construction. An existing single family residence (3,520 square feet) would be demolished to accommodate the proposed development. Because average slopes are in excess of 20 percent this project is considered a hillside subdivision. 2. Environmental Review Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on Feb 22, 2010, the Environmental Review Committee issued a Determination of Non -Significance Mitigated (DNS -M) for the Wilson Park Preliminary Plat. A 14 --day appeal period commenced on February 26, 2010 and ended on March 12, 2010. No appeals of the threshold determination were filed as of the writing of this staff report. 3. Compliance with ERC Conditions 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. The applicant shall place a note on the face of the plat which requires a 15 -foot building setback line from the top of slopes which are 40% or greater. 2. The applicant will be required to comply with the recommendations contained in the Geotechnical Engineering Study, prepared by Liu & Associates, Inc. dated February 20, 2009. 3. The applicant shall clearly mark and fence trees outside the construction area and replant exposed ground as soon as possible after construction activities. 4. That the applicant shall provide a Temporary Erosion and Sedimentation Plan designed pursuant to the 2005 Department of Ecology's Erosion and Sediment Control Requirements and provide staff with a Construction Mitigation Plan prior to issuance of construction permits. LUA09-140, ECF, PP City of Renton Community and Economic Deveoopment Deportment Preliminary Report to the Hearing Examiner . WILSON PARK PRELIMINARY PLAT LUA09-140, PP, ECF PUBLIC HEARING DATE March 16, 2010 Poge 5 of 13 S. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation shall be submitted by the Project Engineer of record to the Public Works inspector. 6. Grading and foundation activities shall be conducted during the dryer months of the year from April 1 through October 31 unless otherwise approved by the Development Services Division. 7. The final drainage report and design shall be subject to the 2009 King County Surface Water Design Manual. 8. The applicant shall be required to pay a Parks Mitigation Fee based on $530.75 per each new single family lot prior to recording the final plat (with credit given for the existing house). The fee is estimated to be $5,838.36. 9. The applicant shall be required to pay a Traffic Mitigation Fee based on $75.00 per each new average daily vehicle trip associated with the proposed project prior to recording of the final plat (with credit given for the existing house). The fee is estimated to be $7,895.25. 10. The applicant shall be required to pay a Fire Mitigation Fee based on $488.00 per each new single family Jot prior to recording the final plat (with credit given for the existing house). The fee is estimated at $5,368.00. 11. The applicant shall submit a sample board indicating the texture and tinting to be used on all visible surfaces of retaining walls for the review and approval of the Planning Division project manager prior to the issuance of construction permits. 4. Staff Review Comments Representatives from various 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 has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. Consistency with Preliminary Plat Criteria Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to assist decision -makers in the review of the plat: a) Compliance with the Comprehensive Plan Designation The site is designated Residential Low Density (RLD), Residential Single Family (RSF), and Residential Medium Density (RMD) on the City's Comprehensive Plan Land Use Map. The proposal is consistent with all of the following Comprehensive Plan Land Use policies: Policy CD -1. Integrate development into natural areas by clustering development and/or adjusting site plans to preserve wetlands, steep slopes, and notable stands of trees or other vegetation. Natural features should function as site amenities. Use incentives such as flexible lot size and configuration to encourage preservation and add amenity value. Policy Objective Met 0 Not Met Policy CD -22. During land division, all lots should front streets or parks. Discourage single tier lots with rear yards backing onto a street. Where a singie-tier plat is the only LUA09-140, ECF PP City of Renton Community and Economic Iopment Department P inary Report to the Hearing Examiner WIMN PARK PRELIMINARY PLAT LUA09-140, PP, ECF PUBLIC NEARING DATE March 16, 2010 Page 6 of 13 viable alternative due to land configuration, significant environmental constraints, or location on a principal arterial, additional design features such as larger setbacks, additional landscaping, or review of fencings should be required. a. Evaluation of land configuration should consider whether a different layout of streets or provision of alleys is physically possible and could eliminate the need for a single -tier plat. b. Evaluation of environmental constraints should consider whether the location and extent of critical areas prevents a standard plat design. c. Review of fencing should ensure that the development does not "turn its back" to public areas. Policy Objective Met Not Met Policy CD -25. Streets, sidewalks, and pedestrian or bike paths should be arranged an interconnecting network. Dead-end streets and cul-de-sacs should be discouraged. A grid or "flexible grid" pattern of streets and pathways, with a hierarchy of widths and corresponding traffic volumes, should be used. Policy Objective Met Not Met Policy CD -26. Interpret development standards to support plats designed to incorporate vehicular and pedestrian connections between plats and neighborhoods. Small projects composed of single parcels and/or multiple parcels of insufficient size to provide such connections, should include future street stubs. Future street connections should be clearly identified to notify residents of future roadway connections. Policy Objective Met Not Met Policy EN -28. Minimize on-site erosion and sedimentation during and after construction. Policy Objective Met Not Met Policy EN -71. Allow land alteration only for approved development proposals or approved mitigation efforts that will not create unnecessary erosion, undermine the support of nearby land, or unnecessarily scar the landscape. Policy Objective Met Not Met Policy LU -156. Residential Low Density areas may be incorporated into Urban Separators. Policy Objective Met Not Met Policy EN -28. Minimize on-site erosion and sedimentation during and after construction. Policy Objective Met Not Met 6j Compliance with the Underlying Zoning Designation The subject site is designated R-1, R-8, and R-14 on the City of Renton Zoning Map. The proposed development would allow for the future construction of 12 new single-family dwelling units. Density: The density permitted in the R-1 zone is a maximum of 1 dwelling per net acre du/ac). The density range in the R-8 zone is a minimum oof 4.0 up to a maximum of 9_0 du/ac. The density range in the R-14 zone is a minimum of 10.0 and a maximum of 14.0 du/ac. Net density is calculated after public rights -of way, private access easements, and LUA09-140, ECF, PP City of Renton Community and Economic Development Department Preliminary Report to the Hearing Examiner WILSON PARK PRELIMINARY PLAT LUA09-140, PP ECF PUBLIC HEARING DATE March 16, 2010 Page 7 of 13 critical areas are deducted from the gross acreage of the site. The net acreage of the R-1 area of the property is 0.3882 acre (23,795 sf — 5,927 sf of road area and 958 sf of steep slope area = 16,910 sf or 0.3882 ac); the net acreage of the R-8 portion of the property is 63,277 sf or 1.4526 ac (80,632 sf —17,355 sf of road area = 63,277 sf or 1,4526 ac); and the net acreage of the R-14 area of the property is 2,094 sf or 0.0481 acre (2,384 sf — 290 sf of road area= 2,094 sf or 0.0481 acre). The overall net density for the project is 7.99 du/ac. Lot Dimensions: Twelve lots and three tracts are proposed. The minimum lot size required in the R-1 zone is 1 acre or 10,000 sf for cluster developments; minimum lot width in the R- 1 zone is 75 -feet for interior lots and 85 -feet for corner lots and the minimum depth is 85 - feet. The minimum lot size in the R-8 zone is 4,500 sf for parcels greater than one acre in size; the minimum lot width in the R-8 zone is 50 -feet for interior lots and 60 -feet for corner lots. No lots are proposed in the R-14 portion of the property. As proposed and demonstrated in the table below, all lots meet the requirement for minimum width. Lot Area (s4. ft.) Width/Depth (ft. 1 Notes 1 4,594 63/75 R-8 Zone; abuts open space Tracts B &D 2 4,500 60/75 R-8 Zone 3 5,896 80/75 R-8 Zone; corner lot 4 5,993 50/120 R-8 Zone 5 5,979 50/120 R-8 Zone 6 5,964 50/120 R-8 Zone 7 5,782 57/120 R-8 Zone; future road connection to north 8 6,269, 70/90 R-8 Zone; corner lot 9 5,400 60/90 R-8 Zone 10 5,400 60/90 R-8 Zone 11 5,404 60/90 R-8 and R-1 Zones 12 73,006 (net lot area 8,122) 108/90 Ft. R-1 Zone; includes 4,884 sq. ft. of open space B 958 N/A I Steep Slope Open Space Tract C 4,195 N/A Open Space Tract D 2,900 N/A Open Space Tract Setbacks: Proposed Lots 1 -11 are subject to the setback requirements of the R-8 Zone. Lot 12 is entirely within the R-1 Zone, and is, therefore, subject to R-1 setbacks. None of the proposed lots are subject to the requirements of the R-14 zone. R-1 zone setback requirements are a minimum of 30 -feet front yard, 15 -feet side yard and 25 -feet rear yard. R-8 setback requirements are a minimum of 15 -feet for the primary LUA09-140, ECF, PP City of Renton Community and Economic . lopment Department P inary Report to the Nearing Examiner WILSON PARK PRELIMINARY PLAT LUA09-140, PP, ECF PUBLIC NEARING DATE March 16, 2010 - Page 8 of 13 structure and 20 -feet for attached garages in the front yard, 5 -feet side yard and 20 -feet rear yard. As proposed, all lots appear to contain adequate area to provide all required setback areas. Compliance with building setback requirements would be reviewed at the time of building permit review. The applicant has indicated that the existing residence on portions of proposed Lots 2, 3, 8, and 9 would be removed. Since the existing house is within the area of several proposed lots and the Road 8, the house will need to be removed prior to recording. Staff recommends as a condition of approval, that the applicant apply for and obtain a demolition permit, remove the existing residence, and complete final inspections of the demolition prior to plat recording. Building Standards:_ The R-1 and R-8 zones permit one residential structure per lot. Each of the proposed lots would support the construction of one detached single family home/ Building height in the R-1 (Lot 12) and R-8 zones (Lots 1 - 11) is limited to 30 feet. The maximum lot coverage in the R-1 Zone (Lot 12) is 35% percent; while the maximum impervious lot coverage in the R-8 Zone is dependent on the lot size. For lots greater than 5,000 square feet (Lots 3 - 11) 35% lot coverage or 2,500 sq. ft. is permitted, whichever is greater; for lots less than 5,000 sq. ft. (tots 1 and 2) 50% lot coverage is permitted. it appears that all of the proposed parcels contain enough area to accommodate single family residential homes that comply with the lot coverage requirements. The building standards for proposed lots would .be verified at the time of building permit review. Proposed Lot 12 contains an open space easement which would be recorded as a part of the Native Growth Protection Easement (NGPE) recommended in this report. d) Community Assets Landscaping: The applicant will be required to provide landscape strips along the internal roads where street trees shall be planted. Proposed Road A within the plat would require an 8 -foot landscape strip between the street and the sidewalk along the north side of the street. The off-site portion of Road A will also require an 8 -foot planter strip between the street and the sidewalk. Proposed (toad B is required to have a 5 -foot planter strip landscaped with street trees. The applicant has submitted a tree inventory and tree retention worksheet which indicates that there are 101 trees on the site. A total of 25 trees must be retained and the applicant is proposing to retain 15 of these trees_ The replacement ratio is six, 2 -inch caliper trees per tree removed. The applicant is proposing to provide 60 replacement trees. The majority of these replacement trees are proposed to be planted within the Urban Separator Area (R-1 zoning) which encompasses the eastern portion of proposed Lot 12, and Tracts B, C, and D. Staff recommends as a condition of approval that a Native Growth Protection Easement (NGPE) be recorded over the eastern portion of Lot 12 and Tracts B, C, and D. The edge of the NGPE shall be delineated with a split rail fence and identified with signage as approved by the Planning Division project manager. A fencing and signage detail shall be submitted to the Planning Division project manager for review and approval at the time of construction permit application. The fencing and signage shall be installed prior to recording the final plat_ In order to ensure that the proposed open space area would be provided with vegetation enhancement, staff recommends as a condition of approval that the applicant be required to plant replacement trees as indicated on Exhibit 8. Staff further recommends as a condition of approval that the applicant establish a Homeowners LUA49-140, ECF, PP City of Renton Community and Economic Development Department Preiiminory Report to the Nearing Examiner WILSON PARK PRELIMINARY PLAT LLiA09-140, PP, ECF PUBLIC NEARING DATE March 16, 2010 Page 9 of 13 Association which would be responsible for maintenance of the open space areas within the plat. Open Space: The R-1 zoned portion of the property coincides with the Talbot Road Urban Separator Overlay. RMC 4-3-110 identifies two Urban Separator Overlay areas in the City: the May Valley Urban Separator and the Talbot Road Urban Separator. In the May Valley Urban Separator, entire properties are included in the Urban Separator designation. However, in the Talbot Road Urban Separator only portions of properties are within the Urban Separator. Urban Separators are intended to create contiguous open space corridors within and between urban communities, which provide environmental, visual, recreational and wildlife benefits. The purpose of the Urban Separator is also to protect resources and environmentally sensitive areas. Properties located within Urban Separators are required to dedicate 50 percent of the designated gross area of the property as open space. For properties in May Valley, where entire properties are within the Urban Separator, this is appropriate. However, for properties in the Talbot Road area, where only portions of the sites are within the designated Urban Separator, the requirement for dedicating 50 percent of the area as open space is a hardship. By requiring 50 percent of the area designated as Urban Separator to be dedicated as open space, there is uniformity and fairness between the Talbot Road and May Valley Urban Separator areas. An Administrative Policy/Code Interpretation which became effective on January 14, 2010 states that properties in the Talbot Urban Separator will be required to dedicate 50 percent of the gross land area in the Urban Separator as open space, rather than 50 percent of the gross site area. The area to be dedicated may also include portions of the site abutting the Urban Separator. The area of the project site within the Talbot Road Urban Separator (R-1 zone) is 23,795 sf. Using the Administrative Policy/Code Interpretation cited, above, the applicant would be required to dedicate 11,898 sf of open space. The applicant proposes to provide 12,937 sf of open space (958 sf in Tract B, 4,195 sf in Tract C, 2,900 sf in Tract D, and 4,884 sf in the open space easement as part of proposed Lot 12). e) Compliance with the Subdivision Regulations Streets: Access to the site would require the dedication of a new public street across an abutting property. This street would 26 -feet of paving, an 8 -foot planter strip and a 5 -foot sidewalk. A secondary emergency access across the abutting property to the southeast is required. This emergency access would be gated and is required to have 20 -feet of paving. Residential Blocks: RMC 4-7-160A states that blocks shall be wide enough to accommodate two tiers of lots, except where the location and extent of environmental constraints prevent a standard plat land configurations including size and shape of the parcel. In addition, prior the approval of a single tier of lots, the applicant must demonstrate that a different layout or provision of an alley system is not feasible. The site contains environmental constraints including limited access, steep slopes, and narrow underlying lot width which preclude a double tier of lots or an alley configuration. Furthermore, the applicant initially proposed a different lot layout, with more parcels, and redesigned the plat to conform to the multiple underlying zone classifications and the Urban Separator Overlay. Staff supports the current lot layout. The parcels are ,uniform in size and shape. Lots: The proposed lots are generally rectangular in shape and conform to Code requirements in terms of minimum size and width_ Proposed Lots 3 and 8 would be corner lots and frontage has been determined to be on proposed Road A. Staff recommends as a LUA09-140, ECF, PP City of Renton Community and Economic . lopment Department P inary Report to the Nearing Examiner WIL50N PARK PRELIMINARY PLAT LUA09-140, PP, ECF PUBLIC NEARING DATE March 16, 2010 Page 10 of 13 condition of approval that proposed Lots 3 and 8 front on proposed Road A and, therefore, a note shall be placed on the face of the plat prior to recording. D Reasonableness of Proposed Boundaries: Access: Each of the proposed lots and tracts would have access to a public street. The applicant has proposed to extend a new 42 -foot wide public street from South 55` h Street. This street would have 26 -feet of paving, an 8 -foot planter strip, a five-foot sidewalk, curb and gutter along the westerly side of the street. This street would require off-site dedication. Within the plat, Road A would be a 42 -foot wide right-of-way consisting of 26 feet of paving, with and 8 -foot wide landscape strip and 5 -foot wide sidewalk fronting proposed Lots 8 —12. The sidewalk and planting strip would be located on only on the north side of the street fronting Road A. Improvements proposed on proposed Road B fronting Lots 4 — 7 consist of a 5 -foot wide sidewalk and a 5 -foot wide sidewalk and a 5 -foot wide planting strip along the east side of proposed Lot 8. improvements for proposed Road B would end at the northern property line. Staff recommends as a condition of approval that the applicant place a sign at the northern terminus of proposed Road B that alerts future property owners that this road may be extended to the north should future development warrant such an extension. Emergency secondary access would be provided via an emergency vehicle access extending from the southeast terminus of Road 'B' (near Lots 3 and 4) to South 55'h Street. This emergency access would require 20 -feet of pavement. Property owners to the west have expressed concern about the installation of new roads to the proposed project. They are concerned about appropriate setbacks, easements and fences along property lines. Additionally, these property owners are concerned about safety on these roads in inclement weather. The surrounding property owners also suggest a concrete barrier wall for cars travelling southbound (downhill) on proposed Road A. The applicant must address all appropriate City of Renton road safety issues at the time of construction. The property owners to the west are also concerned about traffic on S 551h Street which is serpentine and slopes downward from east to west in the vicinity of the proposed project. While it is acknowledged that vehicle accidents have occurred in this area on S 55th Street, the Traffic Study submitted with the application materials indicates that sight distances at the proposed access point for the proposed project are adequate. This has been verified by City staff. Topography: The site contains areas of protected slopes (greater than 40 percent) in the southwestern portion of the property. The Environmental Review Committee imposed a mitigation measure which requires the applicant to place a note on the face of the plat that requires a 15 -foot building setback line from the top of slopes which are 40 percent or greater. The applicant has indicated proposed retaining walls along the westerly side of proposed Lot 12 (within the R-14 portion of the property) and through proposed Lots S, 6, and 7. These walls range in height from 12 to 20 -feet in height. The retaining wall on the easterly side of the property would be poured concrete or soil nail composition. The retaining wall on the westerly side of the property would be poured concrete or reinforced earth. Because the height of these proposed walls may cause visual impacts to adjoining property owners to the west and northeast, the Environmental Review Committee imposed a mitigation measure to require a combination of texturing and tinting on all visible surfaces LUA09-140, ECF, PP City of Renton Community and Economic Development Department Preliminary Report to the Nearing Examiner WILSON PARK PRELIMINARY PLAT LUA09-140, PP, ECF PUBLIC HEARING DATE March 16, 2010 Page 11 of 13 of the proposed retaining walls. Because proposed retaining walls would be in close proximity to property lines, staff recommends as a condition of approval that the applicant obtain any necessary construction and maintenance easements for the retaining walls and the stormwater vault. Property owners to the west of the project site have expressed concern about appropriate engineering of the proposed project so that the properties below the site are not compromised by increased danger of landslides or run-off. The Geotechnical Engineering Study prepared by Liu & Associates, Inc., dated February 20, 2009 and the Technical Information Report prepared by Baima & Holmberg, Inc., dated May 5, 2009 address these issues and present recommendations to avoid such consequences. Relationship to Existing _Uses: Single-family residences abut the project site to the west and south with vacant land to the north and east. The detached single-family residences would be compatible with the surrounding development. g) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development. Due to limited access staff recommends, as a condition of approval, any future residence constructed within the plat shall be sprinkled unless the requirement is removed by the City of Renton Fire Marshal or his/her designee. A note shall be recorded on the face of the short plat to this effect. The proposal would add new residential units to the City that would potentially impact the City's Police and Fire Emergency Services. Staff recommended through SEPA Environmental Review as a condition of approval to mitigate for these impacts that requires the applicant to pay a Fire Mitigation Fee, based on $488.00 per new single-family residence payable prior to recoding of the final plat. The fire mitigation fee is estimated to be $5,386 (11 new units x $488.00 = $5,386.00) Schools: The project site is served by schools in the Renton School District. It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Benson Hill Elementary, Nelsen Middle School and Lindbergh High School. School impact fees are regulated under RMC 4-1-160 and are in effect at the time of permit application or final plat approval. Currently, the Renton School District required fee is 6,310.00 per each new single-family residence; however, school mitigation and impact fees are updated annually and are subject to change. Surface Water: The applicant submitted a Technical Information Report for Wilson Park, prepared by Baima & Holmberg, Inc. dated May 5, 2009. That report includes an analysis of upstream tributary drainage which states that the parcel to the east drains onto the site. The Level I Downstream Drainage Analysis in the report states that runoff from the site flows west into lots in the adjacent Geneva Court development. The majorities of these flows collect in a drain constructed along the back yards of the western -most lots of the Geneva Court development and then flow into the storm system in South 53rd Place. This flow collects in a stormwater pond/bioswale facility located at the intersection of Talbot Road S and South 53`d Place approximately 750 -feet downstream from the site. This facility outfalls through an 18 -inch pipe to the west side of Talbot Road S into a poorly defined channel flowing into the woods. The flows then pass through a 12 -inch culvert under a walking path and continue to flow west to a wooded wetland area more than a quarter LUA09-240, ECF, PP City of Renton Community and Economic opment Deportment Pr )cry Report to the Nearing Examiner WILSON PARK PRELIMINARY PLAT LUA09-140 PP, ECF PUBLIC HEARING DATE March 16, 2010 Page 12 of 13 mile downstream from the site. Flows into the ditch along S 551" Street continue west in a rock lined channel along the north side of the street to the intersection of Talbot Road S and S 55`h Street. The channel is eroded and shows signs of flowing into the street. Flows from the ditch along Talbot Road S collect in the storm system about 850 -feet downstream from the site eventually flowing into Springbrook Creek at about 1,800 -feet downstream from the site. Springbrook Creek continues flowing west to about one-half mike downstream of the site where it enters a box culvert crossing SR 167. The Technical Information Report indicates that there are no apparent drainage problems. The plans submitted by the applicant indicate that a proposed storm water detention vault would be located off-site in the easterly proposed access road to control downstream stormwater impacts. The Environmental Review Committee imposed a mitigation measure that requires the final drainage report shall be subject to the 2004 Icing County Surface Water Design Manual. Property owners to the west have expressed concern about changes in drainage due to impervious surfaces created by the proposed project. The applicant proposes to install a stormwater vault within the off-site portion of proposed Road A. Additionally, the applicant would be required to use the 2009 King County Surface Water Design Manual in the final drainage report. Water: The applicant proposes to serve the subject subdivision with a public water supply and distribution system managed by the Soos Creek Water and Sewer District. A Certificate of Water Availability, dated November 7, 2008, has been issued by the Soos Creek Water & Sewer District. The applicant will show, during engineering review, the location and distance of all existing fire hydrants within 300 feet of the site. Existing and new hydrants will be required to be retrofitted with Storz "quick disconnect" fittings, if not already in place. Furthermore, the Fire Department requires that all new houses be sprinklered. Sewer: The site is within the City of Renton sewer service area. A minimum 8 -inch diameter sanitary sewer extension is required to serve the site. Streets: The streets within the proposed project would be dedicated public streets and would become part of the City's street system. Improvements required on these streets are described ion the Access section, above. As indicated in that section, the neighboring property owners are concerned about how street safety issues would affect them. The Traffic Study prepared by Traffex, dated June 23, 2004 cites accident history in the project vicinity on South 551h Street between 98th Avenue S and 99t11 Place S. A total of four accidents occurred between January 1, 2004 and December 31, 2008. Two of the accidents were injury accidents with one of them being fatal. None of the accidents occurred at the curve on South 551h Street where the site access is proposed. The Traffic Study indicates that sight distances are adequate for the curves in the vicinity of the proposed project. The adequacy of sight distances has been verified by City staff and has been found to be appropriate for the proposed plat LUAC9-140, FCF, PP city of Renton Community and Economic Development Department Preliminary Report to the Nearing Examiner WILSON PARK PRELIMINARY PLAT LUA09-140, PP, ECF PUBLIC NEARING DATE March 16, 20I0 Page 13 of 13 G. RECOMMENDATIONS: Staff recommends approval of the Wilson Park Prellminary Plat, Project File No. LUA09-140, PP. ECF) subject to the following conditions: 1. The applicant shall comply with all requirements of the Determination of Non -Significance — Mitigated that was issued by the Environmental Review Committee on February 22, 2010 for Project File No. LUA09-140, ECF, PP. 2. The applicant shall apply for a demolition permit, remove the existing residence and complete final inspections of the demolition prior to plat recording. 3. A Native Growth Protection Easement (NGPE) shall be recorded over the eastern portion of Lot 12 and Tracts B, C, and D. The edge of the NGPE shall be delineated with a split rail fence and identified with signage as approved by the Planning Division project manager. A fencing and signage detail shall be submitted to the Planning Division project manager for review and approval at the time of construction permit application. The fencing and signage shall be installed prior to recording the final plat. 4. The applicant shall be required to plant replacement trees as indicated on Exhibit 8 prior to recording of the final plat. 5. The applicant shall establish a Homeowners Association for the maintenance of the NGPE, the stormwater vault and the retaining walls and provide the appropriate documents for the review and approval of the Planning Division project manager prior to recording of the final plat. 6. A note shall be placed on the face of the plat which indicates that Lots 3 and 8 shall be oriented to take access from proposed Road A. 7. The applicant shall place signs at the northerly terminus of proposed Road B which alert future property owners that this road may be extended to the north should future development warrant such an extension. These signs shall be installed prior to recording of the final plat. 8. The applicant shall obtain any necessary construction and maintenance easements for the retaining walls and the stormwater vault subject to review and approval by the City Attorney. EXPIRATION PERIODS: The Preliminary Plat approval will expire 5 years from the date of approval. An extension may be requested pursuant to RMC Section 4-7-080.1_. LUA09-140, ECF, PP EXHIBIT 2 r .a : A3 5 F`$•a a}' er s' 4 ei ` a r _ S tg ° Bei a! ° o 1i1 b0t,1 C x '• - -- l J rn. 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WM yw IAfW i ao-tasT grnd N0tLN3.L9WABOIN3hM 33UL-- = mf m = 5 7ik1Vd HQSIWI ; W ON•r7,Pg _ H3 - 30 T23N R5E E 1/2 IM -- EXHIBIT 9 co I IINftci9 S 1 _ _ . CO... R-14 iR-: CO co i 1to cE CarIW co-- 4t/ i ro j I CO RM -F ! 14 6.vane az __ s,wn0 aawta B s -- R-4 co COr C co CO i CO c CO W R-4 N x R -S N g sn a i R-14 ss,a s, R 1 ' t,l L R_4... 3 sw9 R-1 R-4 R-4 4 ZONING MAP.13010K J3 - Ob T22N R5E E 1/2 PW TECHNICAL SERVICES 3PRINTEDON11/13/09 I1 a 200 400 31 T23N R5E E 1/2crtraF.z in Feet f1 r I D_r .. 1:4.800 5331 EXHIBIT 14 City of 00000 ri 1 U") Department of Community and Economic Development Planning Division ADMINISTRATIVE POLICY/ CODE INTERPRETATION MUNICIPAL CODE SECTIONS: RMC 4-3-110, Urban Separator Overlay Regulations. REFERENCE: Wilson Park Preliminary Plat (LUA09-140, PP, ECF) SUBJECT: Determination regarding dedication of open space requirements for properties within the Talbot Urban Separator. BACKGROUND, The City received an application for a development proposal on a 2.5 acre site in the R-14, R-1, and R -S Zones. The site includes a portion of the Talbot Urban Separator, which is an overlay intended to create contiguous open space corridors within and between urban communities, which provide environmental, visual, recreational and wildlife benefits. The purpose of the Urban Separator is also to protect resources and environmentally sensitive areas. There are two Urban Separator areas: May Valley and Talbot Road. In the May Valley Urban Separator, entire properties are included in the Urban Separator designation. However, in the Talbot area, only portions of properties are within the Urban Separator, and these are generally portions of the property containing steep slopes. Properties located within the Urban Separator are required per RMC 4-3-110.E2.a to dedicate 50% of the gross land area of the parcel or parcels as a non - revocable open space tract. In May Valley, since the entire property is designated Urban Separator, the dedication of 50% of the gross site area is appropriate. However, in the Talbot Urban Separator where only a very small portion of the site is designated Urban Separator, it is inequitable to require that 50% of the gross site area be retained. JUSTIFICATION: Urban Separator regulations require dedication of 50% of designated properties gross area as open space. For properties in May Valley, where the entire site is within the Urban Separator, this is appropriate. However, for properties in the Talbot area, where only a portion of the site is designated Urban Separator, the requirement for dedication of H:\CED\Planning\Title IV\Docket\Administrative Policy Code Interpretation\CI-06\Code Interpretation.doc Page 1 of 2 50% of the area as open space is a hardship. By requiring 50% of the area designated as Urban Separator to be dedicated as open space, there is uniformity and fairness between the Talbot and May Valley areas. DECISION: Properties in the Talbot Urban Separator will be required to dedicate 50% of the gross land area in the Urban Separator as open space, rather than 50% of the gross site area. The area to be dedicated may also include portions of the site abutting the Urban Separator, in order to create a contiguous open space corridor. PLANNING DIRECTOR APPROVAL: C. E. "Chip" Vincent DATE: January 14, 2010 APPEAL PROCESS: To appeal this determination, a written appeal --accompanied by the required filing fee --must be filed with the City's Hearing Examiner (1055 S. Grady Way, Renton, WA 98057) no more than 14 days from the date of this decision. Your submittal should explain the basis for the appeal. Section 4-8-110 of the Renton Municipal Code provides further information on the appeal process. CODE AMENDMENTS NEEDED TO IMPLEMENT DETERMINATIONS: RMC 4-3-110.E.2 should be amended to read as shown on Attachment A. CE -05 Page 2 of 2 Attachment A RMC 4-3-110.E. 2. Dedication of Open Space Required. a. Approval of a plat, and/or building permit on an undeveloped legal lot in the May Valle Urban Separator Overlay shall require dedication of fifty percent (50%) of the gross land area of the parcel or parcels as a non -revocable open space tract retained by property owner, or dedicated to a homeowners association or other suitable organization as determined by the reviewing official. Approval of a 1plat, and/or building permit on an undeveloped le al lot in the Talbot Urban Separator Overlay shall require dedication of fifly percent 50% of the gross land area of that portion of the parcel or parcels located within the Urban Separator as a non - revocable open sace tract retained by the property owner, or dedicated to a homeowners association or other suitable organization as determined by the reviewinq official. In order to satis the dedication requirement, some of the area to be dedicated may consist of land abutting the Urban Separator, as determined b the Planning Director, on a case-by-case basis. Acreage in tracts may include critical areas and/or critical area buffers._ At a minimum, open space shall be connected to another contiguous open space parcel by a fifty foot (50') corridor. b. Existing residences, existing accessory uses and structures, existing above ground utilities located in the tract at the time of designation and new small and medium utilities shall not count toward the fifty percent (50%) gross land area calculation for open space except for storm water ponds designed with less than 3:1 engineered slopes and enhanced per techniques and landscape requirements set forth in the publication the "Integrated Pond" King County Land and Water Resources Division. c. Approval of a building permit for an addition of three hundred (300) square feet for a primary use structure or five hundred (500) square feet for an accessory structure shall require recordation of a conservation easement, protective easement or tract and deed restriction on critical areas and critical area buffers located within the contiguous open space corridor pursuant to RMC 4-3-0501=4, Native Growth Protection Areas. d. Land dedicated as open space shall be located within the mapped contiguous open space corridor unless a modification is approved pursuant to subsection E6 of this Section. LawLDenis— F City of EXHIBIT 11Mayor Department of Communityand Economic Development November 10, 2009 Alex Pietsch, Administrator Tom Redding Bairna & Holmberg, Inc. 100 Front Street South Issaquah, WA 98027-3817 Subject: Wilson Park PreliminaryPlat— I_UA09-140 720 South 55a' Street Street Modification requests Dear Mr. Redding.: We have completed our review of your request for modifications to the street standards for the proposed Wilson Park Preliminary Plat located at 724 South S5`'' Street. The proposed residential subdivision is for 13 single family building lots and four additional tracts. Tile subdivision will be served by two access roadways south of the site to South 55th Street, connecting to a rrew street through the - proposed project. You have requested modification for the internal roadway, including eliminating the required sidewalk from one side of the street,'reducing the right-of-way width, and eliminating the requirement far a cul- de-sac. Clarification of the street improvement requirements for the two off-site access roadways is also. requested. The proposal continues to be based on a waiver of the required connection to the north property line. The request to reduce the internal street right-of-way width to 37.5 feet is denied. However, the request to delete the sidewalk from one side of the internal street is approved', subject to providing an eight -foot (8') planting strip between the street and remaining sidewalk. The requirement fora cul-de- sac is modified to allow for a hammerhead turnaround and gated emergency access for secondary access. The proposal to waive the requirement to extend the public street to the north property line is also denied. tity Cade 4-6-060 (Street Standards) requires full street improvements for all adjacent rights-of-way for, within, and dedicated by a plat. The City can modify street improvements for new plats if there are practical difficulties in carrying out the provisions of the Street Improvement ordinance. The Modification Procedures, as defined in Section 4-9-250D, clearly states the criteria for approval by the Department Administrator. In order for a modification to be approved, the Department Administrator must find that a special individual reason make's the strict letter of this'Ordinance impractical, that the modification is in conformity with the intent and purpose of this Ordinance; and that such modification: a) Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by this ordinance, based upon sound engineering judgment; and b) Will not be injurious to other property(s) in the vicinity; and Renton City Ha[I 9 i o55 South Grady Way • Renton, Washington 98057. • rentonwa.gov Mr. Torre Redd"ng Wilson Park Preliminary Plat Page 2of3 , c) Conform to the intent and purpose of the Code; and d) Can be shown to be justified and required for the use and situation intended, and e) Will not create adverse impacts to other properties in the vicinity. The request to reduce the right-of-way width to 37.5 feet cannot be approved. The code allows for consideration of reduction to 42 feet in width in cases where the additional area provides for a more reasonable lot configuration. The reduction to 42 feet in width is approved, but we fail to find justification'to reduce the public right-of-way in this new residential neighborhood to a lesser standard. The request to eliminate the sidewalk along'the southerly side of the new internal roadway can be supported in this situation, provided there are equivalent value amenities provided in exchange for these improvements. This request is granted, subject to the provision of an eight- foot (8') wide planting strip, including landscaping and street trees, on the northerly side of the street with the new sidewalk. The project site will be accessed by a single public street, which requires a cul-de-sac. The proposed secondary access will mitigate the dead-end roadway configuration for emergency vehicles, but will not be available for regular vehicles and delivery trucks. The requirement for a cul-de-sac is hereby waived, subject to providing a full hammerhead turnaround in public right-of-way and emergency secondary access through an approved gated system. The function of a hammerhead turnaround will be provided with the extension of the street to the north property line, as addressed below. The proposed street design for the plat fails to meet the requirement to extend the public street system through the plat to the northerly property line. The property north of the site is large enough for future platting, and will be connected to the public street system approved for this plat. The regbirement far extension of the public street system through the proposed plat to the north property line remains. This extension is to be provided'where Lot 8 is proposed, as an extension of the easterly north -south access roadway. The street improvements required for this preliminary plat, as modified in this decision, are as follows: Westerly off-site access roadway between S. 55t St and the development site: This street section shall be in dedicated public right-of-way. The pavement width can be reduced to 26 feet (26') in width, allowing for parking on one side of the street. Curb and gutter shall be provided along the westerly edge of the pavement_ An eight -foot (8') wide planting strip shall be provided along the west side of the street, with a five-foot (5') wide sidewalk. New internal street syste.m: This street section shall be in a minimum 42 -foot width right-of-way. Additional right-of-way is also required at ail the intersections and turns in the roadway configuration. These radius dedications shall be for a 15 -foot radius. The pavement width can be reduced to 26 feet in width, allowing for parking on one side of the street. Both sides of the street shall be improved with curb and gutter. A sidewalk is not required on the southerly side of the new street. The -face of the curb shall be installed three feet (3') from the southerly edge of the right-of-way. A five-foot (5') wide sidewalk shall be provided along the northerly and "outside" portion of the new internal street, with an Mr. Tom Redding Wilson Park Preliminary Plat Page 3 of 3 eight -foot (8') planting strip. The planting strip is to be landscaped, including street trees. Street lighting meeting code with required lighting levels shall be provided on the new internal street system. Street extension to nbrth property line: A public street is required -in the approximate location -of proposed Lot B. This street shall include a minimum of 42 feet in right-of-way. The street improvements for this extension shall include 25 feet of pavement, and curb and gutter along both sides of the street. Sidewalk's are required along both sides of this street section, both five feet (5') in width. The sidewalk on the east side of the street can be constructed adjacent to the new curb. The west side of the street shall include a five-foot (5') planting strip landscaped with street trees. Easterly off-site access roadway between S. 55th St and the development site: This street Section is initially to be used for secondary emergency. access through a private roadway easement. The pavement shall be a minimum of 20 feet in width through this roadway section. An emergency access gate, approved by the Renton Eire Department, can be installed where this roadway enters the new plat. If this private easement is replaced in the future with dedicated public right-of-way, the emergency access gate shall be removed. A note to this effect is to be included on the final plat. You have x4 days from the date.of this letter to appeal the administrative determination in accordance with City code. Appeals are to be filed in writing; with the City Clerk, and require a filing fee in the amount of $250.00. Appeals must be filed with the City Clerk before Tuesday, November 24, 2009, at 5:00 P.M. You may contact Kayren Kittrick at (425) 430-7299 if you have any questions or need additional information. Sincerely, r Neil Watts, Director Development Services Division cc: Alex Pietsch, Community & Economic Development Administrator Chip Vincent, Planning Director Kayren Kittrick, Development Engineering Supervisor Jerry Wasser, Associate Planner