HomeMy WebLinkAboutkinkade crossing memo DEPARTMENT OF COMMUNITY �C�TYOF
— Renton �
AND ECONOMIC DEVELOPMENT FRENTON
DEC 21 2015
M E M O R A N D U M RECEIVED
CITY CLERK'S OFFICE
DATE: December 17, 2015
T0: Memo to the Hearing Examiner
FROM: Clark H. Close, CED Planning, x7289
SUBJECT: Kinkade Crossing Preliminary Plat,
LUA15-000695, ECF, MOD, PP
This matter is scheduled for a continued Public Hearing on December 22, 2015 at 11:00
am, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton.
The applicant or representative(s) of the applicant are required to be present at the
public hearing.
This memo includes changes to the original staff report dated November 24, 2015.
Enclosed, as part of this memorandum, is the most recent version of the above-
referenced preliminary plat site plan.
Pro'ect Summa :
1 rN
The applicant is requesting a Preliminary Plat (revised on December 15, 2015) in order
to subdivide a 3.63 area property into 17 lots and two (2) tracts for the future
construction of single family residences. The project site is located at 17709 116th Ave
SE, Renton, WA. The development includes two tracts, a stormwater drainage tract
(Tract "B") and a landscaping tract (Tract "A"). The project site is located within the
Residential-8 zoning designation. The site contains an existing single family residence
and accessory structures, which are proposed to be removed. The proposed lot sizes
would range in area from 5,000 sq. ft. to 7,818 sq. ft. Access to the proposed lots is
planned via extending the residential access road (SE 177th PI) to the east with half-
street connection to 116th Ave SE; an additional north south road would provide access
to the majority of the lots. No critical areas have been mapped on the project site.
Modifications:
The applicant is no longer requesting modifications from the City's street standards
(RMC 4-6-060) for a reduction to the required 8-foot wide planter strip within the
limited access road or a shared driveway within the subdivision. The revised preliminary
plat provides for complete streets which allows for increased tree retention near the
I Kinkade Crossing Preliminary Piat,PRE15-404695
Page 2 of 6
December 17,2015
south portion of the property and sufficient pianter strip area to piant the required
street trees.
R-8 Zone Develop Standards:
After factoring in ali density deductians �public streets, private access easements and
critical areas}, the site has a net square faotage af 94,481 sq. ft. or 2.17 net acres.
Specifically, the applicant is proposing 45,303 sq. ft. of public right-of-way dedications.
The 17-lot proposal would arrive at a net density of 7.8 dwelling units per acre (17 (ots J
2.17 acres = 7.8 du/ac�, which falls within the permitted density range for the R-8 zone.
All lots meet the requirements for minimum lot size. The majority of the lots meet the
requirements for lot dimensian, including lat width and depth if averaged. lots 1 and 2
do not comply with minimum lot depth due to their proposed orientation. Additional
engineering would be required to further evaluate the configuration and required
dimensions of the stormwater pand and there appears to be sufficient area within the
net area af the parcel ta comply with a1! fot development standards of the zane.
Therefore, staff recammends, as a canditian of approval,that the applicant shaH camply
with a!I development standards of the R-8 zane. A revised site plan shall be submitted
ta, and approved by, the Current Planning Praject Manager and Plan Reviewer prior ta
canstructian permit issuance, to address the arientation of Lots 1 and 2.
, The required setbacks in the R-8 zone are as follows: front yard is 20 feet except when
'� all vehicle access is taken from an ailey, then 15 feet; side yard is 5 feet; side yard along
I the street 15 feet; and the rear yard is 20 feet. The vehicle entry for a garage or carport
shall be set back 20 feet from the property line where vehicle access is provided and ali
other fa�ades of a garage shall be subject to the applicable zone's minimum setback.
! Because Lots 14-17 have a vehicle access taken fram the proposed alley, these homes
would have a minimum 15-foat front yard setback along SE Petrovitsky Rd.
� Primary access to the site is praposed via a new half-street intersection on 116th Ave 5E.
iGrading andJor a construction easement may be required to be obtained from the
adjacent south neighbar at 17721 116th Ave SE for constructian of the proposed half-
istreet. The residential street, SE 177th PI, waufd intersect Road A before cannecting to
i 116th Ave SE. Road A wauid be widened from a limited access residential street to a
residentia! access road, beginning south of SE 177th Pl. The 22-foat wide hammerhead
turnaround, at the north end af Road A, has been canverted ta a 16-faat wide alley and
extended to serve Parcel No. 3223059071, in order to allow loading from the alley. The
� reconfiguration of the road netwark has impacted the prapased trees scheduled for
� retention. Therefore, staff recommends, as a condition af approval, that the appiicant
� submit a revised Tree Retentian Plan to the Current Planning Project Manager for
I review and approval prior to construction permit issuance.
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Kinkade Crossing Preliminary Plat,PRE15-000695
Page 3 of 6
December 17,2015
The applicant is also proposing to dead end Road A along the northeast property line of
Lot 5. Staff recommends, as a condition of approval, that the applicant place the east 53
feet of Lot 5 within a separate tract. The tract shall include ingress, egress, utility,
common open space, and tree retention. At the southernmost terminus of Road A, a
future roadway sign shall be installed along the eastern most half the road
improvements. A revised plat plan shall be submitted to, and approved by, the Current
Planning Project Manager and Plan Reviewer prior to construction permit issuance.
Public Services:
The size and configuration of the stormwater pond has been modified from the original
plans (narrowed and lengthened). The final plans and drainage report, based on the
requirements mentioned in the City of Renton Amendments to the 2009 King County
Surface Water Design Manual, would be required to be submitted with the utility
construction permit.
Staff Recommendations(updates):
The following conditions are no longer recommended from the original staff report
(dated November 24, 2015):
Condition #6:
6. The applicant shall extend the limited residential access road(Road AJ to the south to
serve each proposed residential lot, as depicted in Exhibit 21. An updated plat plan shall
be submitted to, and approved by, the City of Renton Project Manager prior to issuance
a construction permit.
Reason for removal of condition #6: The applicant has extended and widened the
residential road to the south to serve each of the proposed residential lots. The revised
plat plan shows the extension of Road A to Lot 5. Therefore,this condition of approval is ,
no longer being recommended by staff.
Condition #7:
7. The applicant shall dedicate the area located to the southeast of Road A's south leg
hammerhead turnaround (roughly 1,000 square feetJ as public right-of-way. Frontage
improvements along this portion of the public right-of-way shall consist of a vertical curb
and landscaping only. A final detailed road plan and landscape plan must be submitted
to, and approved by, the City of Renton Project Manager prior to issuance of a
construction permit.
Reason for removal of condition #7: The plat plan has been revised and this condition is
no longer applicable. Two additional recommendations from stafF would address
Kinkade Crossing Preliminary Plat,PRE15-000695
Page 4 of 6
December 17,2015
opportunities to not preclude future public access from the plat to the neighboring
properties.
Condition #8:
8. The applicant shall provide two (2J on-street parking stalls along the limited
residential access road (Road A) immediately west of Tract A (Landscape/Recreation
TractJ. Select portions of the required planter strip may be converted to pavement to �
accommodate the two on-street parking spaces. A final detailed road plan and �!,
landscape plan shall be submitted to, and approved by, the City of Renton Project ,
Manager prior to issuance of a construction permit. ��,
Reason for removal of condition #8: The plat plan has been revised and the pocket park I�
proposed for the neighborhood has been eliminated. Therefore, this condition of I
approval is no longer being recommended by staff.
Condition #9:
9. The applicant shall provide shared curb cut approaches for Lots 2 & 3, Lots 9 & 10 and
Lots 11 & 12. A mutua!access easement between the lots shall be provided for each curb .
cut approach. The shared curb cuts shall be identified on the construction permit
application, for review and approval by the Current Planning Project Manager and the
shared curb cut restriction shall be noted on the face of the final plat.
Reason for removal of condition #9: The plat plan has been revised to include wider
roads with on-street parking spaces and the pedestrian safety concerns have been
addressed as part of the redesign. Therefore, this condition of approval is no longer
being recommended by staff.
Condition #10:
10. The applicant shall reduce the width of the turnaround on the north end of Road A
from twenty-two feet (22') ro sixteen feet (16') and extend the overall length to provide
access to Lot 13 and the existing single family lot at 11525 SE Petrovitsky Rd. A final road
plan shall be submitted to, and approved by, the City of Renton Project Manager prior to
issuance a construction permit.
Reason for removal of condition #10: The plat plan has been revised to include this
condition by reducing the width of the turnaround on the north end of Road A from
twenty-two feet (22') to sixteen feet (16') and extend the overall length to provide
access to Lot 13 and the existing single family lot at 11525 SE Petrovitsky Rd. Staff has
retained the portion of the condition that required Lot 13 to be accessed off the alley.
Kinkade Crossing Preliminary Plat,PRE15-000695 I
Page 5 of 6
December 17,2015
Condition #11: I
11. The applicant shall retain a 68 foot front yard setback for Lot 5 from the west
property line of 17803 116th Ave SE (APN 322305-9112) to retain future connectivity
within the neighborhood, as depicted in Exhibit 21. This restriction shou/d be recorded on
the face of the fina/plat.
Reason for removal of condition #11: The plat plan has been revised to place the east 53
feet of Lot 5 within a separate tract. The tract would allow for shall include ingress,
egress, utility, common open space, and tree retention.
Condition #12:
12. Proposed Lot 13 shall maintain a minimum lot width of fifty five feet (55') and
primary access shall be from the alley. An updated plat plan shall be submitted to, and
approved by, the City of Renton Project Manager prior to issuance of a construction
permit.
Reason for removal of condition #12: The plat plan has been revised and Lot 13 now has
a lot width of 59 feet. The additional width would retain the necessary back out room of
24 feet from the edge of the alley and provide for the minimum 20-foot garage setback.
Therefore,this condition of approval is no longer being recommended by staff.
Revised Recommendations:
Staff recommends approval of the Revised Kinkade Crossing Preliminary Plat, File No.
LUA15-000695, as depicted in Exhibit 1, subject to the following conditions:
1. The applicant shall comply with the mitigation measures issued as part of the
Determination of Non-Significance Mitigated, dated October 30, 2015.
2. The applicant shall obtain a demolition permit and complete all required inspections
for the removal of the existing single family residence and accessory structures prior
to Final Plat recording.
3. The applicant shall provide a minimum lot width variation of 10 feet (10') minimum
of one per four (4) abutting street-fronting lots or provide a front yard setback
variation of at least five feet (5') minimum for at least every four (4) abutting street
fronting lots.
4. The applicant shall provide a minimum of ten feet (10') of on-site landscaping along
all public street frontages. A final detailed landscape plan shall be submitted to and
approved by the City of Renton Project Manager prior to issuance of a construction
permit.
5. The applicant shall dedicate 14.5 feet (14'-6"j of right-of-way on SE Petrovitsky Rd
(subject to a final survey). A final detailed street cross-section must be submitted
Kinkade Crossing Preliminary Plat,PRE15-000695
Page 6 of 6
December 17,2015
and approved by the Plan Review Project Manager prior to issuance a construction
permit.
6. A revised site plan shall be submitted to, and approved by, the Current Planning
Project Manager and Plan Reviewer that identifies compliance with all development
standards, including, but not limited to lot width, depth, and size of the R-8 zone. A
revised site plan shall be submitted and approved prior to construction permit
issuance.
7. The applicant shall submit a revised Tree Retention Plan to the City of Renton
Current Planning Project Manager for review and approval prior to construction
permit issuance.
8. Lots 1, 13, 14-17 shall gain vehicular access to their respective lots off the alley. This
shall be noted on the face of the plat. A final road plan shall be submitted to and
approved by the City of Renton Current Planning Project Manager prior to issuance a
construction permit.
9. The applicant shall place the east 53 feet of Lot 5 within a separate tract. The tract
shall include ingress, egress, utility, common open space, and tree retention. At the
southernmost terminus of Road A, a future roadway sign shall be installed along the
eastern most half the road improvements. A revised plat plan shall be submitted to,
and approved by, the City of Renton Current Planning Project Manager and Plan
Reviewer prior to construction permit issuance.
10. A street lighting plan shall be submitted at the time of construction permit review
for review and approval by the City's Plan Reviewer.
11. The applicant shall create a Home Owners Association ("HOA") that maintains all
improvements within the landscaping and stormwater tracts, as well as any and all.
other common improvements. A draft of the HOA documents shall be submitted to,
and approved by, the City of Renton Current Planning Project Manager and the City
Attorney prior to Final Plat recording. Such documents shall be recorded
concurrently with the Final Plat.
12.The applicant shall record on the face of the plat that landscaping Tract "A" shall
allow for future ingress, egress and utilities to Parcel Nos. 3223059291, 3223059211
and/or 3223059112. Tract "A" shall be owned and maintained by Kinkade Crossing
Home Owners Association ("HOA") until such time as the HOA allows the tract to be
sold.
Enclosure Revised Preliminary Plat Site Plan(Exhibit 1)
cc: Nordic Ridge,LLC/Owner(s)
Phillip Kitzes,PK Enterprises/Applicant
Buckmeier,Darby,Jermasek,Jones/Parties of Record
Yellow File
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