HomeMy WebLinkAboutElliott Farms Dec 1
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8 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
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RE: Elliott Farms )
10 ) FINAL DECISION
11 Preliminary Plat �
LUA15-000242, ECF, PP, SA-H, MOD�
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SUMMARY
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16 The applicant requests preliminary plat and hearing examiner site plan approval for a 45-lot residential
subdivision with a street modification. The preliminary plat, site plan and street modification are
1� approved with conditions.
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TESTIMONY
19
Vanessa Dolbee, City of Renton Planning Manager, summarized the staff report.
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Ivana Halvorsen, applicant's representative, testified that the project can be revised to address staff
22 report concerns over landscaping. On active open space, the code is silent as to number of facilities
required. As an alternative to recommended Condition No. 3,two small active facilities be required in
23 lieu of"active play structures or courts". Staff had no objection to this substitution. Ms. Halverson
noted that the private alleys will be dedicated to the public, so a street modification is no longer
24 necessary. Ms. Halverson summarized requested condition revisions in Ex. 47.
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Chris Bicket, project transportation engineer, found that the project generates 27 AM peak hour trips
2C, and 31 PM peak hour trips. All affected intersections will operate within accepted City level of service
PRELIMINARY PLAT - 1
1 standards. WSDOT has approved a channelization plan for access to the project.
2 A Renton Public Works staff inember testified that Public Works reviewed the applicant's traffic
3 analysis and found it to be adequate.
4 Vanessa Dolbee requested to have"bond"stricken from the applicant's proposed revision to Condition
2 because the City doesn't accept bonds for landscaping.
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EXHIBITS
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8 Exhibits 2-43 listed on page 2 of the August 9, 2016 Staff Report, in addition to the Staff Report itself
(Ex. 1), were admitted into evidence the public hearing. Additional exhibits admitted during the
9 hearing include:
10
Ex. 44—City of Renton PowerPoint
11 Ex. 45 —City of Renton Core Maps (located on City's webpage)
Ex. 46 - Google maps of project area
12 Ex. 47—Applicant's Proposed Condition Revisions
13 Ex. 48—Technical Information Report for Cedarwood Subdivision
14 FINDINGS OF FACT
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Procedural:
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1. Anplicant. Lennon Investments, Inc. and Cedar River Lightfoot, Inc.
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2. Hearins.The Examiner held a hearing on the subject application on August 9,2016 in the City
18 of Renton Council Chambers.
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3. Proiect Description. The applicant is requesting preliminary plat and site plan approval for a
20 45-lot subdivision for the future construction of attached two- and three-unit buildings. The 6.07-acre
21 site is located along SR-169 between 140th Way SE and 145th Ave SE within the Residential-14
zoning district(APN 2223059004). The subdivision of 45 residential lots and 8 tracts would result in
22 a net density of 9.7 dwelling units per acre. The tracts include 47,911 sf of critical areas, 60,731 sf of
23 open space and 4,915sf for alleys. The fee simple lots would range in size from 2,217sf to 3,939sf
with an average lot size of 2,586s£ Primary access to the development would be via a managed public
24 road access from SR 169 that runs through the development and connects to an existing private lane
25 at Molasses Creek Condominiums. Secondary access to the lots would be available through the
existing private lane to 140th Way SE and SR I69. The applicant is also requesting a modification
26 from RMC 4-6-060F.2 "Minimum Design Standards Table for Public Streets and Alleys" to reduce
PRELIMINARY PLAT - 2
1 the width of the residential access roadway and relocate a fair portion of the public sidewalks and
2 planter strips into open space tracts away from vehicular travel ways.
3 The undeveloped site contains high erosion hazards, landslide hazards and a Category II wetland with
a 50-foot buffer. The site is in the Cedar River drainage basin and outside the 100-year floodplain
4 limits. Stormwater would be conveyed to the existing water quality pond located west of 140th Way
5 SE. Soils primarily consist of Newburg Silt Loam (Ng). Approximately 9,000 cubic yards of cut and
20,000 cubic yards of fill are anticipated for the project. The site contains ll4 significant trees. The
6 project would remove 31 trees within the development area and replant 120 trees. All 74 significant
� trees in the wetland and buffer are proposed to be retained.
g To the north, south and west of the proposed project are residential low density(RLD)neighborhoods.
There are also resource conservation areas (RC)to the north, south and west of the subject site. To the
9 east and south are residential medium density areas (RMD) which are zoned R-8. A residential high
10 density area(RHD)with an R-14 zoning density also lies to the west of the subject property. Some of
the property to the south of the subject site is in unincorporated King County. This property lies within
11 two zones;a King County Urban Residential Medium Density designation with 4-12 du/ac and a King
12 County Residential 6 du/ac. Surrounding uses include multi-family and single family residences in the
Residential-14 (R-14) and Residential-8 (R-8)zones, respectively.
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4. Adeauacv of Infrastructure/Public Services. The project will be served by adequate
14 infrastructure and public services as follows:
15 A. Water and Sewer Service. Water and sewer service will be provided by Cedar River Water
16 and Sewer District. The applicant provided a Certificate of Water Availability(Ex. 15)and
a Certificate of Sewer Availability(Ex. 16).
17
1 g A copy of the approved water plan and the approved sewer plan from Cedar River Water
& Sewer District shall be provided to the City prior to approval of the Utility Construction
19 permit.
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B. Police and Fire Protection. Police and Fire Prevention staff indicate that sufficient
21 resources exist to furnish services to the proposed development; subject to the condition
22 that the applicant provides code required improvements and fees. Alleys are required to be
20 feet wide.The applicant is proposing a 16-foot wide alley.The applicant will be required
23 to submit a variance request to reduce the width of the proposed alleys throughout the site.
24 (See Ex 1,FOF 30, Streets.)Fire impact fees are applicable at the rate of$495.10 per single
family unit. This fee is paid at time of building permit issuance.
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PRELIMINARY PLAT - 3
1 C. Drainage. Drainage will be adequately addressed. The 6.07-acre site is located within the
2 Lower Cedar River drainage basin and outside the 100-year floodplain limits. According
to the Preliminary Technical Information Report (Ex. 13), the project would maintain the
3 natural discharge location for the site. However, less than 10%of the total basin area of the
4 wetland would be diverted away from the wetland. The project's biologist does not expect
the proposed diversion would result in a substantial change in the flow available to the
5 wetland (Ex. 20). Based on the City's flow control map, this site falls within the Flow
6 Control Duration Standard, Forested Site Condition. Surface water runoff created by this
development would be collected through a series of new catch basins and pipe systems in
7 the new roadways within two (2) drainage basins. One (1) basin would be drained to the
existing conveyance system in Molasses Creek and the second basin would drain to a
g ro osed 24-inch conve ance s stem alon the ro ect frontin SR l69 Ex. 6 The
P P Y Y g P J g � )•
9 proposed 45-lot subdivision is subject to full drainage review and water quality in
accordance with the 2009 KCSWDM.
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11 According to the TIR, flow control is exempt for this project as the project is within a half
mile of the Cedar River. Direct discharge to Cedar River is permitted per City of Renton
12 Amendment to King County Storm water design manual section 1.2.3.1, provided that the
13 direct discharge exemption requirements,as described in the City Amendments to the 2009
KCSWDM, are met. Cedar River is listed as a Major Receiving Water and the project is
14 less than one-half mile to the 100-year flood plain. The final Technical Information Report
15 (TIR) must include a level 3 downstream analysis to demonstrate that there is sufficient
capacity in the existing and proposed storm system and that the approval of direct discharge
16 Would not cause flooding.
17
The developer is intending to use an existing off-site water quality facility(wet pond). The
1 g wet pond is located at the southwest corner of the SR 169 and 140th Way SE intersection.
19 According to the TIR, the off-site water quality drainage facility(wet pond) was built and
sized for several divisions of Cedarwood projects, Molasses Creek Condominium,areas of
20 the WSDOT right-of-way, as well as the proposed Elliott Farms project. A SEPA
21 mitigation measure was included that requires the applicant to provide a copy of the final
drainage report(s) used to build the Cedarwood water quality pond by King County,
22 including the original design of the pond.
23
Temporary erosion and sedimentation control measures would be provided in the final
24 engineering plan set and would be subject to the 2009 Department of Ecology Guidelines.
25 A Construction Stormwater Permit from Department of Ecology is required if clearing and
grading of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is
26 required for this site.
PRELIMINARY PLAT - 4
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2 D. Parks/Onen Space. No park is required as the total project size is less than 10 acres. The
applicant plans to provide open space, walking trails and park amenities. Open space is
3 required in the form of a park, common green, pea-patch, pocket park or pedestrian entry
4 easement. The open space is required to have picnic areas, space for small recreational
activities or other similar activities. The development includes 2.5 acres of common open
5 space,well over the minimum three hundred fifty(350)square feet of common open space.
6 The common open space includes walking trails, picnic benches and pocket areas for
residents. Because the open space is located throughout the development it is highly visible
7 and is easily accessible to the neighborhood. However, the open space is lacking
g recreational activities for all age groups and lighting for public safety. Therefore, a
condition of approval will require the applicant to incorporate into the landscaping plan a
9 minimum of two (2)active play structures or courts that provide opportunities for physical
exercise and social interaction.The applicant must also incorporate low level trail lighting.
10 The details of these amenities shall be identified on the final landsca m lan and shall be
P� g p
11 submitted to the City of Renton Project Manager with the street and utility construction
permits.
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13 A Park Impact Fee is required for the future multi-family units. The current Park Impact
Fee (per unit) is $1,532.56 for a 2-unit multi-family structure or$1,448.52 for a 3 to 4-unit
14 multi-family structure. The fee in effect at the time of building permit application is
15 applicable to this project and is payable at the time of building permit issuance.
16 E. Streets. The proposed development fronts Maple Valley Hwy (SR 169) along the north
1� property line. SR 169 is classified as a Principal Arterial Road and is a Washington State
Highway. Primary access to the site would be provided via a new channelized public road
1 g access from SR 169 that runs through the development and connects to an existing private
19 lane at Molasses Creek Condominiums. A street channelization plan has been reviewed
and approved by Washington State Department of Transportation (WSDOT) (Ex. 38).
20 Adequate sight distance and frontage improvements along SR 169 would be subject to
21 design review and approval by WSDOT. The City defers to the American Association of
State Highway and Transportation Officials (AASHTO) standard clear zones, which
22 provide the same, or similar, clear zone requirements as WSDOT. This may include
23 dedication of right-of-way(ROW)for future planned widening of SR 169 to accommodate
six (6) 12-foot wide travel lanes and 8-foot wide shoulders. If curbs are used, shoulder
24 width may be reduced to 4 feet. Existing ROW width is approximately I50 feet. Per City
25 code 4-6-060, half-street improvements shall include a pavement width of 88 feet (44 feet
from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees
26 and storm drainage improvements.However,the City's transportation group would support
PRELIMINARY PLAT - 5
1 an alternate standard to match the established standard street section for SR 169. The City
2 is supportive of the developer's request to retain the existing curb line, followed by a 6-
foot wide planting strips and 5-foot wide sidewalks behind the existing curb along the
3 project frontage of SR 169. The applicant may submit a formal reyuest for modification to
4 staff for consideration to deviate from the frontage improvements and dedication of right-
of-way along SR 169.
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6 Secondary access to the lots would be available through the existing private lane to 140th
Way SE and SR 169 (Ex. 2). The subject property has easement rights to use the existing
7 private road through Molasses Creek Condominiums (Ex. 19). The preliminary road plans
g and profiles and onsite grading plan identify the existing and proposed grading and road
improvements to serve the proposed 45 units (Ex. 5).
9
As previously identified, the applicant is requesting a modification from RMC 4-6-060F.2
10 ��Minimum Design Standards Table for Public Streets and Alleys" that would modify the
11 residential access road standard by disconnecting the majority of the public sidewalks and
planter strips from the road and away from vehicular travel ways, into open space tracts
12 throughout the development. The modified street standard includes ROW dedication
13 between 35 feet and 53 feet along Road A.The majority of the street improvements include
a paved roadway width of 20 feet with 5-foot wide sidewalks and 8-foot wide planter strips
14 along one side of the roadway. Sidewalks and planter strips alternate between the north
15 side of the roadway and the south side of the roadway in order to provide pedestrian access
to the pathways used to connect common areas. In addition, portions of the paved road
16 sections also include up to seven(7)on-street parking stalls along the north side of the road
1� (Ex. 5). See FOF 30 for more information.
1 g The proposal also includes three (3) 16-foot wide alley Tracts (Tract A (alley 3), Tract B
19 (alley 2), and Tract E (alley 1)). Under RMC 4-6-060J, these three access tracts are
identified as shared driveways. Shared driveways are not dedicated right-of-way and are
20 owned and maintained by the Homeowner's Association. Deviation from the shared
21 driveway standards of the code would require a separate street modification request. The
applicant may submit a formal request for modification to staff for consideration to deviate
22 from the shared driveway standards. The staff report does not identify what provisions of
23 RMC 4-6-060J are not being met by the proposal. Also,the applicant testified that a street
modification isn't necessary because the applicant is now proposing to make private
24 easements public. The applicant didn't identify which of the several street
25 modifications/variances referenced in the staff report would be affected by this public
dedication, but as best as can be ascertained, it is modification to RMC 4-6-060J.
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PRELIMINARY PLAT - 6
1 Alley 1 provides access to Lots 24-26, alley 2 provides access to Lots 5-13 and alley 3
2 provides access to Lots 1-4.Access is required within 150 feet of all points on the buildings
and fire department apparatus access roadways are required to be minimum 20 feet wide
3 fully paved, with 25 feet inside and 45 feet outside turning radius (including the turning
4 radius to alley 2). Fire access roadways shall be constructed to support a 30-ton vehicle
with 75 psi point loading. In order to construct the proposal as is,the applicant must submit
5 a variance request for approval by the Renton Fire Authority for 16-foot wide alley access
6 to Lot 1-4, 5-13 and 24-26. An earlier site plan design included a T-shaped alley that
included lots without pipestems, landscape screening between the alley and the public
7 right-of-way and minimum turning radius (Ex. 43). Staff is more supportive of a T-shaped
g alley design that meets all these items, but the applicant testified that the T-shape alley is
no longer practical given the latest design iterations.
9
The applicant has indicated that the proposed 45-lot subdivision would generate 321 new
10 Weekday daily trips, with 27 new trips occurring during the weekday AM peak hour (5
11 entering, 22 exiting), and 31 new trips occurring during the weekday PM peak hour (21
entering, 10 exiting) (Ex. 12). The estimated distribution of project traffic was based on
12 existing traffic patterns and were generally distributed as follows: 50 percent to/from the
13 west on SR 169; 30 percent to/from the east on SR 169; and 20 percent to/from the south
on 140th Way SE. Based on the LOS results conducted at three study intersections, all
14 intersections are expected to operate at acceptable levels (LOS D or better)during the AM
15 and PM peak hours in 2017 with no significant impacts created by the proposed Elliott
Farm. An annual growth rate of two percent was applied to the existing volumes.
16
1� The proposed project would result in impacts to the City's street system. In order to
mitigate transportation impacts, the applicant must meet code-required frontage
1 g improvements, the City of Renton's transportation concurrency requirements (Ex. 36)
19 based upon a test of the citywide Transportation Plan, and pay appropriate Transportation
Impact Fees. The 2016 impact fee for condominium/townhome is $1,546.31 per dwelling
20 unit. Based on 45 new dwelling units, the resulting impact fee would be $69,583.95 (45 x
21 1,54631 per unit). Payment of transportation impact fees is applicable at the time of
issuance of the building permit. The City of Renton transportation impact fee rate schedule
22 is subject to change.
23
All street lighting is required to meet city standards. Lighting plans were not submitted
24 with the land use application and would be reviewed during the construction utility permit.
25 A condition of approval will require a lighting plan and final detailed landscape plan to be
submitted to, and approved by, the Current Planning Project Manager and the Plan
26 Reviewer prior to construction permit issuance.
PRELIMINARY PLAT - 7
1
2 F. Sidewalks, Paths and Pedestrian Easernents.. Pedestrian sidewalks and pedestrian
connectians are located throughout the subject property and would provide for safe and
3 efficient pedestrian access throughout the site. In portions of the development, sidewalks
� have been disconnected fram the raad. Logical pedestrian connectians are provided from
SR 169 and Molasses Creek Condominiurns to Road A, The applicant has included a
5 primary 5-foot wide sidewalk along the north side of Road A and a 7-foot wide crushed
� rock trail throughaut the open space tracts. Each portion of the trail that is directly
connected to the SR 169 wauld be required to be paved in order to meet ADA standards.
'7 A condition of approval wiil require the proposed on-site seven-foot wide trail system ta
$ be paved with concrete, except the trail system located directly behind the rear yards of
Lots 34-45. The final detailed trail system and profite plans shall be submitted to the City
9 of Renton Project Manager with the street and utility construction permits.
�� The sidewalk and trail systems would be used ta connect buildings to common open space,
11 on-street parking,neighboring properties, and the public right-of-way(Ex. 2, 5, 9,and 39).
The front yards af Lots 1-13 abut cotnmon open space.A conditian of appraval will require
12 the applicant to orient the front doors and front yards of the attached dwelling units an Lots
j 3 l-1 3 taward the street(Road A}or the common open space tracts. Each of these units shall
provide a faur-foot (4') entry walkway that connects the front entry to shared common
�4 green space trail or sidewalk system. A note to this effect shall be recorded on the face of
15 the Plat map. Each of these units shall be designed to the highest level of architectural
detailing and articulation.
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�� Sidewalks or pathways far parks and green spaces shall be lacated at the edge of the
common space to allow a larger usable green and easy access to hames. A condition of
1$ approval will require the applicant to relocate the shared cammon green space trail system,
I q which runs northlsouth between Lots 3-18, to be located claser to the front yards af Lots
5-13 to provide more usabte green space behind the tats.
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21 Lots 24-26 front Tract E (alley 1),therefore,the homes do not front on a residential access
street, lirnited residential access street,a park,or a comrnon green area. A pedestrian entry
22 easement that is at least fifteen feet (1 S') wide plus a five-foat (5') sidewalk shall be
23 provided. A plat revisian that is consistent with this code regulation shall be submitted to
the City of Renton Project Manager with the street and utility construction permits. It
2`� appears that the applicant could shift ilots 19-23 approximately five feet {5') to the north
2S and incarparate a flush concrete sidewalk with the a11ey (a]ley 1} to comply with the
pedestrian entry easernent and sidewalk requirement of the code. A condition of approval
�6 wiil require the applicant to submit a revised plat p(an that inciudes a pedestrian entry
PRELIMINARY PLAT - 8
1 easement that is at least fifteen feet(1S'}wide plus a five-faot(5') sidewalk ta the north of
2 Lots 24-26.
3 G. Tree Retention. The City's adapted Tree Retention and Land Clearing Regulations require
4 the retention of 20 percent of trees in a residential develapment. The undeveloped site
contains 114 significant trees. The project would remove 31 trees within the development
5 area and replant 120 trees, All 74 significant trees in the wetland and buffer are proposed
� to be retained. A SEPA MDNS mitigation measure requires the appticant ta remove
concrete foundations within the wetland buffer and restore Ehe affected area by planting
'7 trees and shrubs within the 50-foot wetland buffer by hand and without heavy machinery.
The condition of approval requires the applicant to pravide a tree planting plan to the
$ Current Planning Project Manager for review and approvaI prior to canstruction permit
q issuance.
id The property is covered with a variety of trees. Several larger trees are located around the
1 � former residences at the sauthwest portion of the project site,including cedar,conifer,pine,
spruce and alder trees {Ex. 8). The Arbarist Repart identified 114 significant trees {125
12 including eleven 6-inch alderslcottonwoods} an the parcel propased ta be developed {Ex.
13 14). Six (b} were classified as poor or dangerous, three (3) were lacated within private
access easemettts/tracts, and 74 were located in critical areas and buffers. The net number
�4 of heaithy trees for this developrnent is 31. The average size of the trunk at diameter at
15 breast height(DBH)for the surveyed trees is 14 inches(14")with the largest tree,a bigleaf
mapie at 60" DBH, located sauthwest corner of the lot in the Category II wetland (Tract
16 H). The minimum tree retention requirement is twenty percent (20°l0) in the R-14 zone.
17 After street and critical area deductior�s, the applicant is proposing to retain zero of the
potential 31 healthy trees or none of the required 6 trees.
18
Ic� The applicant is proposing to replant the subdivision with l20 new trees. These propased
onsite replacement trees exceed the minimurn required replacement inches, I2 inches(12")
2� for every tree that was unable to be retained, or '74 inches (74") for this project. Where
21 there is insufficient ROW space or no public frontage, street trees are required in the front
yard(s). Compliance with tree density development standard would be would be reviewed
2� by planning at the time of building permit review. A final tree retentian and detailed
2� landscape plan shall be submitted with the street and utility construction permits.
24 H. Landscapin�.As proposed,the conceptual landscape plan does not include the required 10-
25 faot wide landscaping alang a!1 street frontage{Ex.39).The applicant is required to include
the required 10-foot wide landscaping along alt street frontages, according to code. A
26 condition of approval will require the applicant to submit a detailed landscaping plan,
PRELIMINARY PLAT - 9
1 complying with RMC 4-4-070,far approved by the Current Planning Project Manager prior
2 to issuance of the street and utility construction permits. A 10-foot landscape frontage is
not required alang the frontage of the public alley.
3
4 The applicant has submitted a prelirninary landscape plan (Ex. 9 and 39) that includes a
ten-foot (10'� wide fully sight-obscuring landscaped visual barrier between the R-14
5 subject property and the abutting R-$ parcel to the south. The sight-obscuring barrier
� includes the fallowing cross-sectian:a 6 foat(6')high fence along the shared property line,
landscaping abutting the fence, a maYimum 4 foot {4'} high retaining wa11, follawed by
� additianal landscaping in front af the wall. The proposed landscape plan, alang Road A,
atsa includes a O.S-foot wide curb,an$-foot wide pianting strip,and a 5-foot wide sidewalk
� along approximately half of the proposed public street.A final detailed landscape plan will
q be reviewed for cornpliance with RMC prior to issuance of the street and utility
construction permit issuance.
IO
ll The landscaping plan praposes to plant 12Q trees including, katsura, elm, flowering
dogwood, 3apanese snowbell, paperbark maple, vine maple, serviceberry, and cornelian
12 cherry at either 2-inch caliper or 6-10 feet in height{Ex. 9 and l4).A condition af approval
13 will require the applicant ta install all common landscaping and open space amenities prior
to plat recording. A final detailed landscape plan shail be submitted with the street and
14 utility construction permits.
15
The applicant is proposing 60,731 square feet af open space within four (4� tracts (Tracts
�6 A, D, F and G)throughaut the subject praperty. All 74 significant trees in the wetland and
1� buffer are praposed to be retained. As a condition of approval,the applicant shall create a
Home Owners Association("HOA")that retains ar improves the existing vegetation within
�� the open space tracts. A draft HOA document has been submitted as part of the application
�c� (Ex. 41). A final HOA shalI be submitted to, and approved by, the City of Renton Current
Project Manager and the City Attorney prior to Final Plat recording. Such documents shatl
2� be recorded concurrently with the Final Piat,
21
I. Parkin�. Sufficient area exists, on each lat, to accammadate aff-street vehicular parking.
22 This is typically achieved by providing a two (2) car garage for each building (Ex. 40).
23 Each af the three (3) building optians includes a 3-bedroam floar plan with up to two (2)
garage parking stall per unit which, if rounded up, is compliant with RMC 4-4-Q80F.d.
24 Compliance with individual driveway requirements would be reviewed at the time of
25 building permit review.
26
PRELIMINARY PLAT - 10
1 J. Schools. The Renton School District can accommodate any additional students generated
2 by this proposal at the following schools: Tiffany Park Elementary School, Nelsen Middle
School, and Lindbergh High School (Exhibit 29). Any new students attending the Renton
3 schools would be bussed. The proposed project includes the installation of frontage
4 improvements along the public street frontages, including sidewalks. The designated
school bus stops are at the following intersections(at or near the project site): 14105 Maple
5 Valley Hwy (Turn lane Molasses Creek) and 140th Way SE & SE 154th Pl. A sidewalk
6 runs the distance from each lot to either of the designated bus stops. Therefore, there are
safe walking routes to the school bus stops.
7
g A School Impact Fee, based on new single-family lots, would be required in order to
mitigate the proposal's potential impacts to the Renton School District. The fee is payable
9 to the City as specified by the Renton Municipal Code. Currently the fee is assessed at
�� $1,385.00 per multi-family unit.
11 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
12 public services. There are critical areas on and near the subject site. The site contains low to high
13 erosion hazards, low to medium landslide hazards and a Category II wetland. Specific issues related
to critical areas are discussed further below.
14
A. Geologicallv Hazardous Areas. No adverse impacts are anticipated from geologically
15 hazardous areas. The Geotechnical Engineering Study identified the majority of the site as low
landslide hazard (LL), defined as areas with slopes <15%. A 10- to 20-foot wide centrally-
16 located slope aligned northwest-southeast across the site was classified as medium landslide
1� hazard (LM) area. LM is defined as areas with slopes between 15%and 40%and underlain by
soils that consist largely of sand, gravel, or glacial till. The geotechnical engineer did not
1 g observe any indications of instability, emergent groundwater seepage, significant erosion, or
historical movement on or adjacent to the site in areas where soils would classify as LM. No
19 development activity is planned in the area of the steep slope in the southwest corner of the
site. Development plans would remove or regrade the centrally-located slope during mass
20 regrading. The geotechnical engineer concluded that the areas to be developed on the site do
21 not pose a risk as a landslide hazard area.
22 B. Wetlands. No adverse impacts to wetlands are anticipated. A Critical Areas Report was
submitted by the applicant, prepared by Raedeke Associates, Inc. on December 15, 2014 (Ex.
23 ll). Raedeke Associates, Inc. determined that the site contains a Category II wetland located in
the southwest portion of the property. Under the vested City of Renton code, Category II
24 wetlands must provide a standard buffer width of 50 feet. The wetland is a low-lying forested
25 area in the southwest portion of the site. No other wetlands or critical areas were identified
within the remaining portion of the property.
26
PRELIMINARY PLAT - 11
1 In addition to the standard buffer, the applicant is alsa providing a minimum 15-foot wide
camman areas tract, immediately north of the wetland buffer {Tract F}, in order to pravide
2 additional separation between the wetland buffer and the proposed rear lats of Lots 34-45.Based
3 on the provided site ptan,there would be minimal impacts to the wetland and its buffer. As part
of the SEPA process, a mitigation measure was included that wauld require the applicant to
q remove the existing cancrete foundation(s) within the wetland buffer and restore the affected
areas by planting trees and shrubs within the 50-foot standard wetland buffer by hand and
5 witho�t heavy machinery.
6
'7 Conclusions of Law
8
� 1. Authority. RMC 4-7-020(C}and 4-�-050(D}(5}provide that the Hearing Examiner shall hold
a hearing and issue a final decision on pretiminary plat applications. RMC 4-8-080(G} provides that
la the Hearing Exarniner shall issue a final decisian an Type III hearing examiner site plans. Both
�1 processes are Type III decisians subject to hearing examiner approval.
12 �• Zonin�lComarehensive Plan Desi�nations,. The subject property is zoned Residential 14
dwetling units per net acre (R-14). The corrtprehensive plan map Iand use designation is Residential
13 High Density.
1`� 3. Review Criteria/Street Modification. Chapter 4-7 RMC governs the criteria for subdivision
15 review. RMC 4-9-200 governs hearing exarniner site plan review. Applicable standards are quoted
below in italics and applied through correspanding conclusions of law. The street modification request
16 assessed in Finding of Fact No. 33 of the staff report is approved for the reasons identified in Finding
�7 of Fact No. 33 of the staff report.
1 g Preliminary Plat
19 RMC 4-7-0$0(B): A subc�ivision shall be consistc�nt with the following principles of acc�;ptability:
2Q 1. Legal Lots: C�eate legal builc�ing sites which cc�mply with atl�rovisio».5 of the C'iry Zonirrg Code.
21 2. Access: Establish access to a public road,for eaeh se�egaFed pareel.
22 3. Ph�1sicad Characteristzcs: Have suztable physical churacteristics. A proposec�plat may he denied
23 ���'Ause o,f',flovd, inunc�atian, or wetland conditions. Constr�ction o�f�pratectrve imprc�vements may be
required as a condition of approvccl, and,such improvements shall be t�oted on the�nal plat.
24
25 4. Drainage: Make adequate provision far drainage ways, streets, alleys, other public ways, water
supplies and sanitary wastes.
26
PRELIMINARY PLAT - 12
1 4. As conditioned,this criterion is satisfied, as detailed by staff at pages 8-13 of the Staff Report,
2 which is adopted and incorporated by this reference as if set forth in full. With respect to parks, a
condition of approval will require the applicant to incorporate into the landscaping plan a minimum
3 of two (2) active play structures or courts that provide opportunities for physical exercise and social
4 interaction and along with low level trail lighting. With respect to street layouts and pedestrian
amenities, conditions of approval will require a street lighting plan and will require the applicant to
5 submit a revised plat plan that includes a pedestrian entry easement that is at least fifteen feet (15')
6 wide plus a five-foot(5')sidewalk to the north of Lots 24-26. With respect to tree retention,a condition
of approval requires the applicant to provide a tree planting plan to the Current Planning Project
7 Manager for review and approval prior to construction permit issuance. Primary access to the
8 development would be via a managed public road access from SR 169 that runs through the
development and connects to an existing private lane at Molasses Creek Condominiums. Secondary
9 access to the lots would be available through the existing private lane to 140th Way SE and SR 169.
As noted in Finding of Fact No. 5, no adverse impacts to geologically hazardous areas or wetlands are
10 anticipated. With the proposed grading and critical areas setbacks, the developable site has physical
ll characteristics suitable for development. As determined in the Finding of Fact No. 4, and as
conditioned, the proposal makes adequate provision for drainage, streets, water and sewer.
12
13 RMC 4-7-080(I)(1): ...The Hearing Examiner shall assure conformance with the general purposes
of the Comprehensive Plan and adopted standards...
14
5. The proposed preliminary play is consistent with the Renton Comprehensive Plan as outlined
15 on page 7 of the staff report, which is incorporated by this reference as if set forth in full.
16 RMC 4-7-120(A): No plan for the replatting, subdivision, or dedication of any areas shall be
�� approved by the Hearing Examiner unless the streets shown therein are connected by surfaced road
or street(according to City specifications) to an existing street or highway.
18
6. Primary access to the development would be via a channelized public road access from SR 169
19 that runs through the development and connects to an existing private lane at Molasses Creek
20 Condominiums. Secondary access to the lots would be available through the existing private lane to
140th Way SE and SR 169.
21
RMC 4-7-120(B): The location of all streets shall conform to any adopted plarrs for streets in the
22
Ciry.
23
7. The internal road, Road A will connect to SR 169 and 140t" Way SE.
24
RMC 4-7-120(C): If a subdivision is located in the area of an officially designed[sicJ trail,
25 provisions shall be made for reservation of the right-of-way or for easements to the City for trail
26 purposes.
PRELIMINARY PLAT - 13
I
1 8. The staff report and administrative record do not identify any afficially designated trail in the
� vicinity.
3 RMC 4-7-134(C): A plat, short plat, subdivision or dedicution shall be prepared rn con,formance
with the,foltowing provisions:
4
1. Land ZTnsz�r"tal�le,for Subdrvision: Land�=hich is,found to be unsurtable,for sasbdrvisron include.s
� la»d with features dikely tr� be harmy ful to the safety and genercrl heatth of the,future reside�ats (such as
6 lands adversely affected by floodirrg, steep slopes, or rock formations). Land which the Department
or the Hearing Examiner ccansiders inuppropriate for subdivision shall nnt be suhdivided unless
7 adequate safeguard.s are provided against these adverse condztions.
� a. Flcroding/Inundation: If any portiorr of the land within the boundary of a prelimznary plat is
q suhject to flooding ar inundation, that portion of the subdivision must have the approval of the State
according to chapter 86.16 RCW before the Department and the Hearing Examirrer shall cvnsider
1 a such subdiviszon.
�1 b. Steep Slopes:A plat, short plut, subdivision or dedication which would result in the creation of'a
1? lot or lots that przmuYily have slopes forry percent (�0%) or greater as measurecl per RMC�-3-
OSOJI a, withaut adequate area at lesser slopes upon which development may occur, shall not be
1� appravec�'.
14
15
3. Land Clearzng and Tree Retention: Shall corrtplv with RMC'4-4-130, Tree Retention and Land
16 Clearing Regulalions.
1� 4. Streams:
1� a. Preservation: Every reasanable effort shall he made to preserve existing streams, bodies of water,
�q and wetland areas.
20 b. Method: If a stream passes thrazagh a»y of the subject property, a plan shall be presented which
indreates haw the stream will be preserved. The methodologies used should include an overflow
2� area, and an uttempt to mznimize the disturl�ance af the nalural channet and stream bed.
22
c. Culverting: The prping or tunneling of water shall he discotcr•aged and ullowed anly when g«ing
23 u�der streets.
24 d. Clean Water-: Every ef,f�ort.shall be mac�e to keep all strearras and bodres of ujater clear of debris
2� and pollutant.r.
26
PRELIMINARY PLAT - 14
1 9. As discussed in Conclusions of Law No. 4 and Finding of Fact No. 5, and as conditioned, the
2 land is suitable for develapment.The property is not designated as a floadplain and no adverse impacts
to critical areas are anticipated.The gealogically hazardous area is a berrn in the middle of the property
3 which will be graded.No �;eologically hazardous area witI remain after civil construction. The on-site
4 wetland 'ts adequately mitigated. There are no streams on site.
5 As discussed in Finding of Fact 4, the City's adopted Tree Retention and Land Clearing Regulations
require the retention of 20 percent of trees in a residential development. The undeveloped site cantains
� 114 significant trees. The project would remove 31 trees within the developrnent area and replant 120
,� trees, which exceeds the City's requirement. All 74 significant trees in the wetland and buffer are
proposed to be retained.
8
RMC 4-7-140: Approval of all subdivisic�ns lacated in either single,family residential or multi family
� residentral zones as defined in the Zoning Code shall be contrngent upon the subdrvider's dedication
1� of'larrd or providing fees in lieu af dedication to the City, all as necessary to mittgate the adverse
ef,f'ects of develc�ptnent upon the exrsting purk a»d recreation serviee levels. The requirements and
11 p�Ucedures,fo�this mitigation shatl be per the City of Rentan Parks Mitigation Resolution.
12 14. The developer will provide commor� open space with recreational amenities as a condition of
1� appraval. The SEPA MDNS requires the payment of Park and Recreation Impact fees.
14 �� �-7-150{A): The proposec�street system shall exten�'and create connections b�tween existing
streets untess otherwise approved 8y the Public �i'ot-k.s Departrnent. Prior to approving a street system
15 that does »ot extend or cannect, the Revieuling Off cial shalt frnd that such exceptiorr shall meet the
16 �'equirements of sa�bsection E3 of this Section. The roadway classificatians shall be as defined and
de,signaled by the Department.
l7
11. The internal raad, Road A wil] connect to SR lb9 and 140th Way SE.
18
l� RMC 4-7-150(B): All proposed street names shall be a,pproved by the City.
2� 12. As conditioned.
21 RMC 4-7-150(C): Streets intersecting with existing or proposed publzc hzghways, major or
secondarv arterials shall be helr�to a minimum.
Zz �
13. bs proposed,there will be a single channelized street intersection with 5R 169. The street
2� design at the intersection will be required to meet WSDOT and AASHTO standards.
24
RMC 4-7-150(D): The alignment nf all streets shall be reviewed and crpproved by the Public Works
25 Depurtment. The street standards set by RMC 4-6-060 shald apply unless otherwise approved. Strcet
2� alignment offsets of less than one hundred twenty-five feet(125) are nvt desirable, but may be
PRELIMINARY PLAT - 15
1 approved by the Department upon a showing of need hut only after provision of all necessary safety
� measures.
� 14. As discussed in Finding of Fact 4, the Public Warks Department has reviewed and appraved
the street alignment.
4
RMC 4-7-154{E};
5
1. Grid:A grid street pattern shall be used t�a connect existing and new development and shall he the
6 predominant street�attern in any subdivision permitted by this Section.
? 2. Linkages: Linkages, rncludzng streets, sidewalks,pedestrian or br"ke paths, shall be provided
g wzthin and between neighborhoods when they can create a continuous anu'irrterconnected network
of roads and pathways. Implementatian of this requirement shall comply with Comprehenszve Plan
9 Transportation Element Objective T-A and Polrcies T-9 through T-16 and Community Dc�sign
Element, Objective CD-M and Folicies C'D-SO and CD-60.
10
1� 3. Exceptions:
�� a. The grid paltern may be adjustet�to a `flexihle grrd"by reducing the number of�li�kages or the
alignment between roads, where the fallowingfactors are present on site:
13
i. Infeasible due to tnpographical/envirorrmentcrl constraints; anc�/or
14
15 ii. Substantial imprvvements are existzng.
16 �• Cannections: Prior to adoption c�f a complete grid street plan, reasonabte cor�nectians that link
existing portians of the grid system shall be made. At a minimum, stub streets shall be reyuired
l7 within suhdivisions ta allaw future connectivity.
1$ 5. �4lley Access:Alley access is the preferred street pattern except for praperties in the ResidentiaC
19 Law Density lancl use designatian. The Residenticrl Lativ Densrty land use designatian includes the
RC, R-1, and R-4 zanes. Prior to a�proval�f a plat wrthout alley access, the Reviewing O�eial shall
2p evaluate an alley layout and deFet�mine that the use of alley(s) is not,feasfble...
21 6. Alternative Configurations: O,ffset or loop roads are the preferred alternative canfrgurations.
22 7. Cul-de-�"ac Streets: Cul-de-sac streets may only be permitted by the Reviewing Offzciul where due
2� to demortstrable physical constraints no f'uture corrnectiorr to a larger street pattern is physzcally
possible.
24
1 S. The project provides a grid connection by connecting the internal road, Road A ta SR 169 and
2$ 140th Way SE. Adequate sight distance and frontage improvements along SR 169 would be subject
26 to design review and approval by WSDOT. The proposed project includes the installation of frontage
PRELIMINARY PLAT - 16
l improvements along the public street frantages, including sidewalks and in some places a separated
2 pedestrian trail.
� RMC 4-7-150{F}: All adjacent rights-of-way and new rights-a,f-way dedicated us part af the plat,
includirrg streets, roads, and alteys, shull be�aded to their full wrdth a»d the pavement and sidewalks
� shalt be constructed as specified in the street standards or deferred by the PlarrninglBuitdinglPuhlic
5 Works Admini.strator or hislher designee,
� 1 b. As proposed.
� RMC 4-7-150(G): Streets that may be extended in the event o,f f uture adjacent platting shall be
required to be dedicat�d to the plut bourrdary li»e. Extensiorrs of greater depth tharr a» averrzge tot
$ shall be impraved with tempvrary turnaround.s. Dediccrtion of a,futl-width houndary street shall be
q required in certain instances to facilitate future development.
10 I7. There are no further street extensions passible for the propased subdivision.
11 RMC 4-7-170(A): Inso.far as practzcal, side lot lrnes shall be at right angles to street lines or radicrl
1� to curvec�street l rnes.
�� 18. As depicted in Ex. 39,the side lines are in conformance with the requirement quoted above.
14 RMC 4-7-174(B): Each Cot must have access to a public strect or roa�l Access may be by private
access ec�sement street per the requirements af�the street sttrndarc�s.
15
19. As previously determined, each lat has access to a public street or road.
16
17 RMC 4-7-170(C): The size, shape, and orientation of dots shall meet the minzmum area and width
requrrements of the applicable zoning classi�cation and shall be approprrate for the type af
1$ development and use contemplated. Further subdivision vf lots within a plat approved through the
provi.sions of this Chapter must be cQnsistent with the then-current applicable maxirreum density
I� requirement as measured x�rthan the plat as a whole.
20
20. As previously determined, the proposed lats camply with the zoning standards of the R-14
21 zone,which includes area, width and density.
22 RMC 4-7-170(D): Width between,side lot lrnes at their foremost points(i.e., the par`nts where the side
2� lot lines intersect with the street right-of-wcrv line) shall not be less than �ighty percent (80%) of the
reguired lot wic�th except in the cases of(1)pipestem lots, which shall have a minimum width of twenty
24 feet (2Q) and(2) lots on a street curve or the turning crrcle of cul-de-sac (radial lots), tivhrch shall be
25 a minimum o,f'thirty f ve feet(35).
2� 21. As shown in Ex. 39,the requirement is satisf ed.
PRELIMINARY PLAT - 17
1 RMC 4-7-170(E): All lot corners at intersections of dedicated public rights-of-way, except alleys,
2 shall have minimum radius of fifteen feet(1 S).
3 22. As proposed.
4 RMC 4-7-190(A): Due regard shall be shown to all natural features such as large trees,
watercourses, and similar communiry assets. Such natural features should be preserved, thereby
5 adding attractiveness and value to the property.
6 23. As discussed in Finding of Fact No. 5 and Conclusion of Law No. 9, geologically hazardous
� areas on site are limited and will be removed by grading. The on-site wetland will be adequately
mitigated. There are no streams on-site. Significant trees are proposed for retention, where feasible
g on-site.
9 RMC 4-7-200(A): Unless septic tanks are specifically approved by the Public Works Department
10 and the King County Health Department, sanitary sewers shall be provided by the developer at no
cost to the City and designed in accordance with City standards. Side sewer lines shall be installed
11 eight feet(8) into each lot if sanitary sewer mains are available, or provided with the subdivision
12 development.
13 24. This requirement will be imposed during engineering review for final plat approval.
14 RMC 4-7-200(B): An adequate drainage system shall be provided for the proper drainage of all
15 surface water. Cross drains shall be provided to accommodate all natural water flow and shall be of
su�cient length to permit full-width roadway and required slopes. The drainage system shall be
16 designed per the requirements of RMC 4-6-030, Drainage (Surface Water) Standards. The drainage
1� system shall include detention capacity for the new street areas. Residential plats shall also include
detention capacity for future development of the lots. Water quality features shall also be designed to
1 g provide capacity for the new street paving for the plat.
19 25. The proposal, as conditioned, provides for adequate drainage that is in conformance with
20 applicable City drainage standards as determined in Finding of Fact No. 4c. A SEPA mitigation
measure was included that requires the applicant to provide a copy of the final drainage report(s) used
21 to build the Cedarwood water quality pond by King County, including the original design of the pond.
22 Temporary erosion and sedimentation control measures would be provided in the final engineering
23 plan set and would be subject to the 2009 Department of Ecology Guidelines. A Construction
Stormwater Permit from Department of Ecology is reyuired if clearing and grading of the site exceeds
24 one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site.
25
26
PRELIMINARY PLAT - 18
1 RMC 4-7-200(C): The water distribution system including the locations of fire hydrants shall be
2 designed and installed in accordance with City startdards as defrned by the Department and FiYe
Department requirements.
3
26. This requirement will be imposed during engineering review or final plat approval.
4
RMC 4-7-200(D): All utilities designed to serve the subdivision shall be placed underground. Any
5 utilities installed in the parking strip shall be placed in such a manner and depth to permit the planting
6 of trees. Those utilities to be located beneath paved surfaces shall be installed, including all service
connections, as approved by the Department. Such installation shall be completed and approved prior
� to the application of any surface material. Easemerrts rrtay be required for the maintenance and
g operation of utilities as specified by the Department.
9 27. This requirement will be imposed during engineering review for final plat approval.
10 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
11 by subdivider as to obviate the necessity for disturbing the street area, including sidewalks, or alley
12 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
13 bring service to the development shall be borne by the developer and/or land owner. The subdivider
14 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
15 subdivider and shall inspect the conduit and cert�to the City that it is properly installed.
16
28. This requirement will be imposed during engineering review for final plat approval.
17
RMC 4-7-210:
18
A. MONUMENTS:
19
20 Concrete permanent control monuments shall be established at each and every controlling corner of
the subdivision. Interior monuments shall be located as determined by the Department. All surveys
21 shall be per the Ciry of Renton surveying standards.
22 B. SURVEY.•
23 All other lot corners shall be marked per the City surveying standards.
24 C. STREET SIGNS:
25
The subdivider shall install all street name signs necessary in the subdivision.
26
PRELIMINARY PLAT - 19
1 29. This reqctirement will be imposed during engineering review for ftnai plat approval.
2 Site Plan
� RMC 4-9-200(E)(3) Criteria: The Ac�ministrator must�nd a proposed project to be in compliance
4 with the following: (Ord. 5676, r2-3-20121
5 a. Complrance and Consistency: Conformunce wr"th plans,paliczes, regulations anc�approvals,
includrng:
6
i. Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, und
� olicies, es eciall those o the a ltcable land use desi nation, und an u l�cable
P P Y .f PP � g Y Pp �
g adUpted Community Plan;
9 ii. Applicable land use regulatians;
1 Q iii. Relevant Planned Action C�rdinance and Development Agreements; and
11 iv. Design Regulations:Intent and guidelines of the design regulations locatec�in RMC'
1� 4-3-100. (C)rd. �759, 6-22-2015)
13 30. As discussed in Conclusions of Law No. 4 and 5 above, the proposed project complies with
and is cansistent with the Comprehensive PIan and all appticable land use regulatians. As discussed
14 in the Staff Report, pages i 3-20, which is adopted and incorparated by this reference as if set farth in
15 full, as conditioned the project complies with all applicable design regulations or will at the time of
building permit review. According to staff, the proposed development is compliant with Pre-
�6 Annexation Development Agreement Cedar River Lightfoat, Inc. (Ex. 42). These criteria are met.
17
b. �ff-Site Impacts: Mitigation of impacts to surrounding properties and uses, including.•
18
i. St�ucture.r: Restricting overscale structures and overconcentration of development
19 on a particular portzon of the site;
24 ii. C'irculatzon: Providing desirable transitions and linkages between uses, streets,
2� wcrlkways and adjacent propertres;
22 iii. Loading and Storage Areas: Locating, designing arrd screening storage a�eas,
utilities, rooftop equipment, loadirtg areas, arrd ref'use and recyclables to minimize
23 views from surrounding properties;
24 iv. Views: Recognizing the public benefit and desirability of maintaining visuad
2S accessibiliry to attractive naturul f�atures;
26
PRELIMINARY PLAT - 20
1 v. La�dscaping: Using landscaping to provide transitions between development and
2 surrounding properties to reduce noise and glare, maintain privacy, ancl generally
enhance the appearance of the project; and
3
vi. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
4 excessive brightness or glare to adjacent properties and streets.
5 3l. As proposed, the development will restrict overscale structures and overconcentration of
6 development on a particular portion of the site by providing two-story units of different sizes and
facades with porches, decorative roof brackets, individual colors and other measures to prevent any
� one type of building or fa�ade from dominating any one portion of the development(See Staff Report,
g FOF 28).A loop circulation system using Road A and Molasses Creek Condominium private roadway
allows for local serving traffic to access the multi-family properties from SR 169 to the north. The
9 street sections and onsite internal pathways are intended to create a pedestrian-friendly atmosphere
10 �'ith wide sidewalks and landscaping. The proposed development provides screened landscaping
around utilities and refuse bins and complies with all applicable design standards as noted in
11 Conclusion of Law No. 30.No views would be obstructed by the buildings. The buildings fronting SR
12 169 will have territorial views. As noted above, the applicant has provided a detailed landscape plan
which will provide screening,maintain privacy and enhance the appearance of the project.A condition
13 of approval will require the applicant to submit a lighting plan. As proposed and conditioned, this
14 criterion is met.
15 c. On-Site Impacts: Mitigation of impacts to the site, including:
16 i. Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation;
17
1 g ii. Structure Scale: Consideration of the scale of proposed structures in relation to
natural characteristics, views and vistas, site amenities, sunlight,prevailingwinds, and
19 pedestrian and vehicle needs;
20 iii. Natural Features: Protection of the natural landscape by retaining existing
21 vegetation and soils, using topography to reduce undue cutting and filling, and limiting
impervious surfaces; arrd
22
iv. Landscaping: Use of landscaping to soften the appearance of parking areas, to
23 provide shade and privacy where needed, to define and enhance open spaces, and
24 generally to enhance the appearance of the project. Landscaping also includes the
design and protection of planting areas so that they are less susceptible to damage
25 from vehicles or pedestrian movements.
26
PRELIMINARY PLAT - 21
1 32. As noted in the Staff Report,the Site Plan(Ex. 39}inciudes an arrangement af buildings araund '
2 the open space which will serve to reduce noise. The mutti-family buildings would be limited ta 30
feet in height. The height of the R-14 zone is consistent with the two- and three-story condominium
3 development project campleted in Phase 1. Additionally, as noted in Conclusion af Law No. 30, as
4 conditioned,the project will meet all applicable design standards. The developer proposes ta mitigate
the on-site geologically hazardous area through cut and fill. This area is lirnited and serves as a berm
5 in the middle of the site. Approximately 9,000 cubic yards of material would be cut onsite and
6 approximately 2Q,QOQ cubic yards of fill is prapased to be braught to the site. There is an existing ,
Categary II wetland ansite {Ex. 1 and 11) which wiil be adequately buffered. Based on the provided
? site plan, there wauld be minimat impacts ta the wetland and its buffer. As conditioned and as
described in Finding of Fact No. 5, the applicant has pravided a detailed landscape plan which will
� provide extensive pedestrian amenities and common open space. These criteria are satisfied.
9
c� Aceess and Cireutation: Safe and efficient access and circulation fnr aIl users, including:
la
r. �acation and Consolidatian: Provrding access points ot7 side streets or frontage
1 � streets rather than directly onta arterial str-eets and cansolidatran of'ingress and egress
1� points on the site and, when feasible, with adjacent propertres;
�� ii. Internal Cireulation.� Prorraoting safety ana' e�fieiency o,f the internal circulation
system, inctur�ing the laGution, design arrd dimensions of vehieulur and pedestrian
�4 access points, drives, parking, turnarounds, walkways, bikeways, and emergency
1 S access ways;
16 iii. Loading and Delivery: Separating loading and delzvery areas from parkirrg and
pedestrian areas;
t?
l� iv. Transit and Bicycles: Providing transrt, carpools anc�hicycle facilitres and c�ceess;
and
19
v. Pedestrians: Providing safe and attractive pedestrian connections between parking
2Q areas, built�ings,puhlic sidewalks arrd adjacent properties.
2� 33. Access would accur from the through road that cannects the development from SR 164 to
22 Malasses Creek Condominiums (Road A). The applicant is alsa proposing a 7-faot wide on-site trail
system that connected ta the off-site street frantage improvements along SR t b9 which includes a 5-
23 foot wide sidewalk. The wide traiI system and sidewalk impravements would heip ta promote a
24 walkabie,pedestrian oriented,community connection that would promote safe and efficient circulation
and linkages to the neighboring developments. The site plan proposes a through raad system that
2� creates a more lagical and seamless road pattern than exists today. Pedestrian connectians fram the
2� street to the buildings would be pravided. The parking areas include up to seven (�)on-street parking
PRELIMINARY PLAT - 22
] stalls along the north side of the road (Ex. 5}. Na specific loading and delivery areas are designated.
2 The project develapment is residential in design. Per RMC 4-4-080F.1 l.a bicycle parking spaces are
required at one-half(0.5)bicycle parking space per one dwelling unit(attached dweiling}.Spaces shall
3 meet the requirements of subsection Fi lc of this Section, Bicycle Parking Standards. Each unit
4 contains a garage with enough space to pravide one-half(0.5)bicycIe parking space per dwelling unit.
These criteria are satis�ed.
5
e. Open Snace: Incorporating open spaces to serve as distinctzve praject focal points crnd to
6 provide adequate areas for passive and actrve recreation by the occupants/users of the site.
7 34. As described in Finding of Fact No. 4,the proposal incorporates open spaces in common areas
g which serve as distinctive focal points for passive and active recreation. As conditioned,this criterion
is satisfied.
9
f: Views and Public Access: When possible, praviding view cvrridors to shorelines and Mt.
Id Rainier, and incorporating public access ta shorelines.
�� 35. There are no view corridors or public access to shorelines, nor is Mt. Rainier visible in this
12 area.
13 g. Natural System�s: Arranging project elements to protect existing natural systems where
14 applicable.
15 36. As described in Finding of Fact No. 5, the site cantains 47,911 sf of critical area. Other than
the acknawledged Cate�ory II wetland in the southwest portion of the site,no ather wetlands ar critical
i� areas were identified within the remaining portion of the property. The applicant is also praviding a
17 minimum 15-foot wide cammon areas tract, immediately north of the wetland buffer (Tract F), in
order to provide additional separation between the wetland buffer and the propased rear lots of Lots
l� 34-45. Based an the provided site plan,there would be minimal irnpacts to the wetland and its buffer.
I� This criterion is satisfied.
2� h.Services and Infrastructure:Making available public services and facilities tv accammodate
the prvposed use.
21
i. Phasing.• Including a detailed sequencing plan with development phase,s and
22 estimatec�ttme frames,,for phczsed projects.
23 37. As described in Findrng of Fact No. 4. The proposal, as conditioned, is served by adequate
24 public services and facilities to accommodate the proposed use. This criterion is satisfied.
25 DECISION
26
PRELIMINARY PLAT - 23
1 The propased preliminary piat, site plan is approved and street modification are approved, subject to
2 the following conditions:
� 1. The appiicant shall comply with the mitigation measures issued as part of the Determination
af Nan-Significance- Mitigated,dated July 1 S, 2416.
4
2. The appticant shall install or pravide financial guarantees far all cammon landscaping and
5 open space amenities prior ta plat recording. A phasing plan and final detailed landscape plan
sha(l be submitted with the street and utility construction permits.
6
.� 3. The applicant shall incorporate into the landscaping plan a minimum of two(2)active facilities
subject to staff approval that provide opportunities for physical exercise and social interaction
g and law level trail lighting. The details of these amenities shall be identified on the �nal
landscaping plan and shall be submitted to the City of Renton Project Manager with the street
9 and utility constructian permits for approval.
1� 4. The proposed on-site seven-foot wide trail system shall be paved with concrete,except the trail
11 system located directly behind the rear yards of Lots 34-45. The final detailed trail system and
profile plans shall be submitted to the City af Renton Project Manager with the street and utility
1� construction permits.
l� 5. The applicant shall orient the front doors and front yards of the attached dwelling units an Lots
14 1-13 toward the street (Road A) ar the cornmon open space tracts. Each af these units shall
provide a four-foot (4') entry walkway that connects the front entry to shared common green
15 space trail or sidewalk system. A note to this effect shali be recorded on the face of the Plat
map. Each of these units shall be designed to the highest Ievel of architectural detailing and
16 articulation.
6. The applicant shall relocate the shared common green space trail systern, which runs
l� northlsouth between Lots 3-18, to be located closer to the front yards of Lats S-7 and 8-13 ta
1� provide more usable green space behind the lots. The revised plan shalI be submitted along
with the street and utitity canstruction permits.
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7. The applicant shall submit a revised plat pian that includes a pedestrian entry easement that is
20 at least fifteen feet�15'}wide plus a�ve-foat{5') sidewalk to the north af Lots 24-26.
21 $. The ptat shall include a minimum of four {4} different building types {models} to pravide
2z additional character to the devetapment. The detailed flaor and elevations plans shall be
submitted ta the City of Renton Project Manager with the street and utility canstructian
2� permits,
24 9. Prior to construction permit appraval,the applicant shall submit,to the City of Rentan Current
Project Manager, a site plan and a roo�ng materials board that identifies a variety of colars
25 throughout the develapment.
26
PRELIMINARY PLAT - 24
1 10. The applicant shall provide for the minimum standard of 24 feet (24') along street curves. A
final detailed site plan shall be submitted to, and approved by, the Current Planning Project
2 Manager and the Plan Reviewer prior to construction permit approval.
3
11. The applicant shall submit a lighting plan and final detailed landscape plan to, and approved
4 by, the Current Planning Project Manager and the Plan Reviewer prior to construction permit
issuance.
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12. The applicant shall create a Home Owners Association ("HOA") that retains or improves the
6 existing vegetation within the open space tract. A draft HOA document has been submitted as
� part of the application.A final HOA shall be submitted to,and approved by,the City of Renton
Current Project Manager and the City Attorney to the extent pertinent to public subdivision
g review prior to Final Plat recording. Such documents shall be recorded concurrently with the
Final Plat.
9
10 13. The applicant shall provide public easements for amenities that are outside of the right-of-way
of the new public street.
11
14. The applicant shall provide access signage that identifies the trails system throughout the
12 development for public access.
13 15. Finding of Fact 4(E) of this decision identifies an outstanding street modification required for
14 a shared driveway standard modification and a variance for fire access width. Unless these
requirements are nullified by approved design modifications,approval of the modification and
15 variance is required prior to final plat approval.
16
DATED this 25th day of August, 2016.
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18 �; �,� �� .
Ph� h_t�lbc,esht� ..__.
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20 City of Renton Hearing Examiner
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APPEAL RIGHTS AND VALUATION NOTICES
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24 RMC 4-8-080(G)provides that the final decision of the hearing examiner is subject to appeal to the
25 Renton City Council. RMC 4-8-110(E)(14) requires appeals of the hearing examiner's decision to
be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. A
26 request for reconsideration to the hearing examiner may also be filed within this 14 day appeal period
PRELIMINARY PLAT - 25
1 as identified in RMC 4-8-100(G)(9). A new fourteen (14) day appeal period shall commence upon
2 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) 430-6510.
3
Affected property owners may request a change in valuation for property tax purposes
4 notwithstanding any program of revaluation.
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PRELIMINARY PLAT - 26