HomeMy WebLinkAboutRylee's Place Preliminary Plat1
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PRELIMINARY PLAT - 1
BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
RE: Rylee’s Place
Preliminary Plat
LUA13-001455, ECF, PP
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FINAL DECISION
SUMMARY
The applicant requests preliminary plat approval for a 17 lot residential subdivision. The preliminary
plat is approved with conditions.
TESTIMONY
Staff Testimony
Elizabeth Higgins, senior planner, stated that the staff report does not address walking conditions to
schools. The property will be accessed from the east by a new road that will end in a cul -de-sac.
Additionally, there is an access road from SE 188th Street that will not be improved. Benson Hill
Elementary School is to the northwest of the property. The only sidewalks in the vicinity of the
project are from the School to 188th Street. There are no sidewalks along 116th and parts of 188th
streets. Ms. Higgins does not know if students would walk to Benson Hill Elementary because of the
distance. She summarized the recommendations for approval in the staff report. In regard to
recommendation number three, the applicant clarified that lot four has access from the cul-de-sac so
the 30ft front setback requirement is met. In regard to recommendation number four, the existing
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PRELIMINARY PLAT - 2
structures, a house and at least one out-building, on lot five do not exceed the lot maximum coverage,
according to the applicant.
Applicant Testimony
Evan Mann, ESM Engineering, stated the applicants concur with the staff’s findings. In regard to lot
five, future developers may decide to remove the homes on the lot which would require modification
of lots three, four and five. In regard to safe-walking conditions to schools, there is a development
being constructed to the south of Riley’s Place which requires frontage improvements on 120th Ave
SE. The Rylee’s Place project will provide frontage improvements to the east of the site. There is
sidewalk on SE 191st Street as part of the Jesse’s Glenn Development. Additionally, there is a
private, pedestrian-access tract to the southeast of Riley’s Place which is also part of the Jesse’s Glen
project. In front of the elementary school, there is a crosswalk that connects to SE 191st Street. He is
not sure if the students will be granted access to the private tract or if students will choose to walk to
the school.
Randolph Eagleson, owner of property, testified that he has lived on the site for the past thirteen
years. He has seen students walk from 120th to 188th Street. The shoulder width varies, but it is
generally 4-5ft.
EXHIBITS
Exhibits 2-14 listed on page 2 of the January 7, 2014 Staff Report, in addition to the Staff Report
itself (Ex. 1), were admitted into evidence during the public hearing. Additional exhibits admitted
during the hearing are the following:
Exhibit 15 revised preliminary plat plan
Exhibit 16 memorandum from project applicant with 2 notes providing clarification
Exhibit 17 aerial photo showing boundaries of the property
Exhibit 18 aerial photo showing property in relation to nearby school
FINDINGS OF FACT
Procedural:
1. Applicant. Randolph Eagleson.
2. Hearing. The Examiner held a hearing on the subject application on January 7, 2014 in the
City of Renton Council City Chambers.
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PRELIMINARY PLAT - 3
3. Project Description. The applicant requests preliminary plat approval for a 17 lot residential
subdivision. The site is located in southeast Renton (Exhibit 2), in the Benson Hill Planning Area
(Exhibit 3). The site consists of 4 tax parcels totaling 4.95 acres in area and is currently developed
with 3 residential structures and associated outbuildings that were constructed in 1949, 1959, and
2006 (Exhibit 5). The preliminary plat also includes a storm drainage control tract labeled as Tract
‘A’.
4. Adequacy of Infrastructure/Public Services. The project will be served by adequate
infrastructure and public services as follows:
A. Water and Sewer Service. Water and sewer will be provided by the Soos Creek Water
and Sewer District (SCWSD). Certificates of Water and Sewer Availability were
provided with the land use application (Exhibit 11).
Water and sewer main extensions within the interior roads will be required during civil
plan review (the engineering review between preliminary and final plat approval).
B. Police and Fire Protection. Police and fire service would be provided by the Renton
Police Department and Renton Fire Departments, respectively. The Police Department
has commented that police impacts would be minimal. Fire system needs are addressed
by the City’s fire impact fees. The access and road system proposed for the preliminary
plat has been reviewed and approved by the Renton Fire Department. The number and
location of fire hydrants will be subject to approval of the Fire Department during civil
review.
C. Drainage. The proposal provides for adequate stormwater drainage facilities. During
civil plan review the applicant will be required to demonstrate compliance with the 2009
King County Surface Water Manual and the 2009 City of Renton Amendments to the
KCSWM, Chapter 1 and 2. Compliance with these regulations will assure that the
proposal will not create any increase in off-site stormwater flows. Rylee’s Place
Technical Information Report (TIR) dated 10/2/2013, was submitted by ESM Consulting
Engineers (Exhibit 14). As established in the TIR, adequate space has been reserved in
the preliminary plat for all needed stromwater facilities via the dedication of Tract A for
that purpose. The TIR proposes a design for a combined detention and water quality
pond to be located in Tract A. The TIR is a preliminary document and a final report will
be submitted during civil plan review.
D. Parks/Open Space. City ordinances require the payment of park impact fees prior to
building permit issuance. RMC 4-2-115, which governs open space requirements for
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PRELIMINARY PLAT - 4
residential development, does not have any specific requirements for open space for
residential development in the R-4 district. The impact fees provide for adequate parks
and open space.
E. Streets. The proposal provides for adequate streets. The site fronts the west side of 120th
Ave SE, a residential neighborhood collector street with an existing right-of-way width of
60 feet. The Public Works Department has reviewed and approved the proposed street
alignment.
Internal access is accomplished with a single cul-de-sac that connects to 120 Ave SE.
The proposed cul-de-sac is in lieu of an east-west street through the plat to the west. The
opportunity to connect a street from the proposed plat to SE 189th Pl, which would have
connected 120th and 116th, was lost with the development of Jessie’s Glen, abutting the
west property boundary of the proposed plat, which has a cul-de-sac instead of a street
that anticipated development to the east. The cul-de-sac will be developed with a 47-foot
wide right-of-way with 20-foot pavement width, 0.5 foot vertical curb, gutter, 8-foot wide
landscape strip, and 5-foot wide sidewalk on both sides.
Street improvements along the west side of 120th will include the installation of a 0.5
wide vertical curb, gutter, 8-foot wide landscape strip, and an 8-foot wide sidewalk. As a
residential collector street, 120th Ave SE requires a minimum paved width of 26 feet (20-
foot wide travel land and 6-foot wide parking area).
F. Parking. Sufficient area exists, on each lot, to accommodate required off street parking
for a minimum of two vehicles as required by City development standards.
G. Schools. The project area is adequately served by the Renton School District and there are
safe and adequate pedestrian facilities for students that will have to walk to and from
school1. According to the staff report, it is anticipated that the Renton School District can
accommodate additional students generated by this proposal at the following schools:
Benson Hill Elementary, Nelson Middle School, and Lindbergh High School. A school
impact fee, assessed per single-family residence, is required by City code to mitigate the
proposal’s potential impacts to Renton School District. According to testimony during
the hearing, Benson Hill Elementary is within walking distance of the subdivision. The
1 RCW 58.17.110(2) provides that no subdivision may be approved without making a written finding adequate
provision is made to ensure that there are safe walking conditions for students that walk to and from school.
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PRELIMINARY PLAT - 5
applicant’s agent testified that in conjunction with frontage improvements that will be
required of another development to the south, children will have a combination of
continuous sidewalks and a private pedestrian access strip to provide safe walking
conditions to the school. Even in the absence of such features, the applicant testified that
the road shoulders are three to four feet wide and the speed limit in the area is 25 mph.
The preponderance of evidence suggests safe walking conditions to and from school.
5. Adverse Impacts. There are no adverse impacts associated with the proposal discernible from
the record. As discussed in Finding of Fact No. 4, the proposal provides for adequate infrastructure
and is served by adequate public services.
There are no critical areas on site. The City’s tree retention regulations do require the preservation of
some trees categorized as “significant”. There are approximately 142 trees that qualify as
“significant” (over 6 inches in diameter) under city regulations on the site (Exhibit 9). Nineteen can
be excluded from retention requirements (16 to be removed from proposed roads and 3 from private
street easements and tracts). The tree retention formula, as per RMC 4-4-130H, for the R-4 zone,
requires that 37 trees must be retained. The project proposal indicates that 48 trees would be
retained. Therefore, no replacement trees are required, although landscaping requirements would
require new trees to be planted as per RMC 4-4-070. A detailed landscape plan must be submitted
prior to issuance of the street and utility construction permits.
Aesthetic impacts are primarily addressed by the City’s landscaping standards. The applicant’s
proposed landscaping measures fall short of City standards as identified at page 7 of the staff report
and the conditions of approval require modifications to be made to the applicant’s landscaping plan
in order to achieve compliance.
Conclusions of Law
1. Authority. RMC 4-7-020(C) and 4-7-050(D)(5) provide that the Hearing Examiner shall hold
a hearing and issue a final decision on preliminary plat applications.
2. Zoning/Comprehensive Plan Designations. The subject property is zoned Residential 4
dwelling units per net acre (R-4). The comprehensive plan map land use designation is Residential
Low Density (RLD).
3. Review Criteria. Chapter 4-7 RMC governs the criteria for subdivision review. Applicable
standards are quoted below in italics and applied through corresponding conclusions of law.
RMC 4-7-080(B): A subdivision shall be consistent with the following principles of acceptability:
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PRELIMINARY PLAT - 6
1. Legal Lots: Create legal building sites which comply with all provisions of the City Zoning Code.
2. Access: Establish access to a public road for each segregated parcel.
3. Physical Characteristics: Have suitable physical characteristics. A proposed plat may be denied
because of flood, inundation, or wetland conditions. Construction of protective improvements may
be required as a condition of approval, and such improvements shall be noted on the final plat.
4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water
supplies and sanitary wastes.
4. As noted in Finding of Fact 5, this criterion is not satisfied with respect to landscaping
requirements. The conditions of approval will require revision of the landscaping plan to conform to
applicable landscaping standards. Beyond this the proposed lots comply with all other requirements
of the R-4 zoning district as detailed by Staff at pages 6-7 of the Staff Report, which is adopted and
incorporated by this reference as if set forth in full, excluding the comments related to the 30 foot
yard setback for Lots 3 and 7. As noted in the applicant’s clarification, Ex. 16, Lots 3 and 7 will
access Road A as opposed to the proposed access easement and so will comply with front yard
requirements. The conditions of approval will require correction of the front lot setbacks for Lots 4
and 6 as outlined at p. 6 of the staff report. As shown on the preliminary plat map, Ex. 7, each lot
will access a public road, either via Road A or the eastern alley. There are no critical areas on site.
The developable site has physical characteristics suitable for development since there are no critical
areas and the topographical lines in Ex. 7 do not reveal a steep change in grade across the project
area. As determined in the Finding of Fact No. 4, and as conditioned, the proposal makes adequate
provision for drainage, streets water and sewer.
RMC 4-7-080(I)(1): …The Hearing Examiner shall assure conformance with the general purposes
of the Comprehensive Plan and adopted standards…
5. The proposed preliminary play is consistent with the Renton Comprehensive Plan as outlined
in page 6 of the staff report, which is incorporated by this reference as if set forth in full.
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.
6. Road A will connect to 120 Ave SE.
RMC 4-7-120(B): The location of all streets shall conform to any adopted plans for streets in the
City.
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PRELIMINARY PLAT - 7
7. The City’s adopted street plans are not addressed in the staff report or anywhere else in the
administrative record. However, as noted in Finding of Fact No. 5, there is no through street
possible for the preliminary plat due to surrounding development so it does not appear that anything
could be done to comply with any adopted street plan.
RMC 4-7-120(C): If a subdivision is located in the area of an officially designed [sic] trail,
provisions shall be made for reservation of the right-of-way or for easements to the City for trail
purposes.
8. Staff have not identified any pedestrian or bike trail linkages in the vicinity.
RMC 4-7-130(C): A plat, short plat, subdivision or dedication shall be prepared in conformance
with the following provisions:
1. Land Unsuitable for Subdivision: Land which is found to be unsuitable for subdivision includes
land with features likely to be harmful to the safety and general health of the future residents (such
as lands adversely affected by flooding, steep slopes, or rock formations). Land which the
Department or the Hearing Examiner considers inappropriate for subdivision shall not be
subdivided unless adequate safeguards are provided against these adverse conditions.
a. Flooding/Inundation: If any portion of the land within the boundary of a preliminary plat is
subject to flooding or inundation, that portion of the subdivision must have the approval of the State
according to chapter 86.16 RCW before the Department and the Hearing Examiner shall consider
such subdivision.
b. Steep Slopes: A plat, short plat, subdivision or dedication which would result in the creation of a
lot or lots that primarily have slopes forty percent (40%) or greater as measured per RMC 4-3-
050J1a, without adequate area at lesser slopes upon which development may occur, shall not be
approved.
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3. Land Clearing and Tree Retention: Shall comply with RMC 4-4-130, Tree Retention and Land
Clearing Regulations.
4. Streams:
a. Preservation: Every reasonable effort shall be made to preserve existing streams, bodies of water,
and wetland areas.
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PRELIMINARY PLAT - 8
b. Method: If a stream passes through any of the subject property, a plan shall be presented which
indicates how the stream will be preserved. The methodologies used should include an overflow
area, and an attempt to minimize the disturbance of the natural channel and stream bed.
c. Culverting: The piping or tunneling of water shall be discouraged and allowed only when going
under streets.
d. Clean Water: Every effort shall be made to keep all streams and bodies of water clear of debris
and pollutants.
9. As discussed in Conclusion of Law No. 4, and as conditioned, the land is suitable for
development. The property is not designated as a floodplain and there are no critical areas on-site,
including any streams.
RMC 4-7-140: Approval of all subdivisions located in either single family residential or multi-
family residential zones as defined in the Zoning Code shall be contingent upon the subdivider’s
dedication of land or providing fees in lieu of dedication to the City, all as necessary to mitigate the
adverse effects of development upon the existing park and recreation service levels. The
requirements and procedures for this mitigation shall be per the City of Renton Parks Mitigation
Resolution.
10. City ordinances require the payment of park impact fees prior to building permit issuance.
RMC 4-7-150(A): The proposed street system shall extend and create connections between existing
streets unless otherwise approved by the Public Works Department. Prior to approving a street
system that does not extend or connect, the Reviewing Official shall find that such exception shall
meet the requirements of subsection E3 of this Section. The roadway classifications shall be as
defined and designated by the Department.
11. The Public Works Department determined that no street connections are required (beyond the
connection of Road A to 120th Ave SE) because surrounding development makes any such
connections impossible.
RMC 4-7-150(B): All proposed street names shall be approved by the City.
12. As conditioned.
RMC 4-7-150(C): Streets intersecting with existing or proposed public highways, major or
secondary arterials shall be held to a minimum.
13. There is no intersection with a public highway or major or secondary arterial.
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PRELIMINARY PLAT - 9
RMC 4-7-150(D): The alignment of all streets shall be reviewed and approved by the Public Works
Department. The street standards set by RMC 4-6-060 shall apply unless otherwise approved. Street
alignment offsets of less than one hundred twenty five feet (125') are not desirable, but may be
approved by the Department upon a showing of need but only after provision of all necessary safety
measures.
14. As determined in Finding of Fact 4, the Public Works Department has reviewed and
approved the street alignment.
RMC 4-7-150(E):
1. Grid: A grid street pattern shall be used to connect existing and new development and shall be the
predominant street pattern in any subdivision permitted by this Section.
2. Linkages: Linkages, including streets, sidewalks, pedestrian or bike paths, shall be provided
within and between neighborhoods when they can create a continuous and interconnected network
of roads and pathways. Implementation of this requirement shall comply with Comprehensive Plan
Transportation Element Objective T-A and Policies T-9 through T-16 and Community Design
Element, Objective CD-M and Policies CD-50 and CD-60.
3. Exceptions:
a. The grid pattern may be adjusted to a “flexible grid” by reducing the number of linkages or the
alignment between roads, where the following factors are present on site:
i. Infeasible due to topographical/environmental constraints; and/or
ii. Substantial improvements are existing.
4. Connections: Prior to adoption of a complete grid street plan, reasonable connections that link
existing portions of the grid system shall be made. At a minimum, stub streets shall be required
within subdivisions to allow future connectivity.
5. Alley Access: Alley access is the preferred street pattern except for properties in the Residential
Low Density land use designation. The Residential Low Density land use designation includes the
RC, R-1, and R-4 zones. Prior to approval of a plat without alley access, the Reviewing Official shall
evaluate an alley layout and determine that the use of alley(s) is not feasible…
6. Alternative Configurations: Offset or loop roads are the preferred alternative configurations.
7. Cul-de-Sac Streets: Cul-de-sac streets may only be permitted by the Reviewing Official where due
to demonstrable physical constraints no future connection to a larger street pattern is physically
possible.
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15. No grid connection is possible for the project due to surrounding development.
RMC 4-7-150(F): All adjacent rights-of-way and new rights-of-way dedicated as part of the plat,
including streets, roads, and alleys, shall be graded to their full width and the pavement and
sidewalks shall be constructed as specified in the street standards or deferred by the
Planning/Building/Public Works Administrator or his/her designee.
16. This will be required during civil plan review.
RMC 4-7-150(G): Streets that may be extended in the event of future adjacent platting shall be
required to be dedicated to the plat boundary line. Extensions of greater depth than an average lot
shall be improved with temporary turnarounds. Dedication of a full-width boundary street shall be
required in certain instances to facilitate future development.
17. There are no further street extensions possible for the proposed subdivision due to
surrounding development.
RMC 4-7-170(A): Insofar as practical, side lot lines shall be at right angles to street lines or radial
to curved street lines.
18. As depicted in Ex. 7, the side lines are generally in conformance with the requirement quoted
above.
RMC 4-7-170(B): Each lot must have access to a public street or road. Access may be by private
access easement street per the requirements of the street standards.
19. As previously determined, each lot has access to a public street or road.
RMC 4-7-170(C): The size, shape, and orientation of lots shall meet the minimum area and width
requirements of the applicable zoning classification and shall be appropriate for the type of
development and use contemplated. Further subdivision of lots within a plat approved through the
provisions of this Chapter must be consistent with the then-current applicable maximum density
requirement as measured within the plat as a whole.
20. As previously determined, the proposed lots comply with the zoning standards of the R-4
zone, which includes area, width and density.
RMC 4-7-170(D): Width between side lot lines at their foremost points (i.e., the points where the
side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of
the required lot width except in the cases of (1) pipestem lots, which shall have a minimum width of
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PRELIMINARY PLAT - 11
twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which
shall be a minimum of thirty five feet (35').
21. As shown in Ex. 7, the requirement is satisfied.
RMC 4-7-170(E): All lot corners at intersections of dedicated public rights-of-way, except alleys,
shall have minimum radius of fifteen feet (15').
22. As conditioned.
RMC 4-7-190(A): Due regard shall be shown to all natural features such as large trees,
watercourses, and similar community assets. Such natural features should be preserved, thereby
adding attractiveness and value to the property.
23. As discussed in Finding of Fact No. 5, there are no critical areas on site. Significant trees are
proposed to be retained as required by the City’s tree retention code requirements.
RMC 4-7-200(A): Unless septic tanks are specifically approved by the Public Works Department
and the King County Health Department, sanitary sewers shall be provided by the developer at no
cost to the City and designed in accordance with City standards. Side sewer lines shall be installed
eight feet (8') into each lot if sanitary sewer mains are available, or provided with the subdivision
development.
24. As conditioned.
RMC 4-7-200(B): An adequate drainage system shall be provided for the proper drainage of all
surface water. Cross drains shall be provided to accommodate all natural water flow and shall be of
sufficient length to permit full-width roadway and required slopes. The drainage system shall be
designed per the requirements of RMC 4-6-030, Drainage (Surface Water) Standards. The drainage
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
provide capacity for the new street paving for the plat.
25. The proposal provides for adequate drainage that is in conformance with applicable City drainage
standards as determined in Finding of Fact No. 4c. The City’s stormwater standards, which are
incorporated into the TIR report and will be further implemented during civil plan review, ensure
compliance with all of the standards in the criterion quoted above.
RMC 4-7-200(C): The water distribution system including the locations of fire hydrants shall be
designed and installed in accordance with City standards as defined by the Department and Fire
Department requirements.
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26. As noted in the staff report, this will be addressed during civil plan review.
RMC 4-7-200(D): All utilities designed to serve the subdivision shall be placed underground. Any
utilities installed in the parking strip shall be placed in such a manner and depth to permit the
planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all
service connections, as approved by the Department. Such installation shall be completed and
approved prior to the application of any surface material. Easements may be required for the
maintenance and operation of utilities as specified by the Department.
27. As conditioned.
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 lo t line
by subdivider as to obviate the necessity for disturbing the street area, including sidewalks, or alley
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
bring service to the development shall be borne by the developer and/or land owner. The subdivider
shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to
final ground elevation and capped. The cable TV company shall provide maps and specifications to
the subdivider and shall inspect the conduit and certify to the City that it is properly installed.
28. As conditioned.
RMC 4-7-210:
A. MONUMENTS:
Concrete permanent control monuments shall be established at each and every controlling corner of
the subdivision. Interior monuments shall be located as determined by the Department. All surveys
shall be per the City of Renton surveying standards.
B. SURVEY:
All other lot corners shall be marked per the City surveying standards.
C. STREET SIGNS:
The subdivider shall install all street name signs necessary in the subdivision.
29. As conditioned.
DECISION
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PRELIMINARY PLAT - 13
The proposed preliminary plat as depicted in Ex. 16 and described in this decision is approved,
subject to the following conditions:
1. The applicant shall comply with mitigation measures issued as part of the Mitigated
Determination of Non-Significance for the proposal.
2. All proposed street names shall be approved by the City.
3. All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have
minimum radius of fifteen feet (15').
4. Side sewer lines shall be installed eight feet (8') into each lot if sanitary sewer mains are
available, or provided with the subdivision development.
5. All utilities designed to serve the subdivision shall be placed underground. Any utilities
installed in the parking strip shall be placed in such a manner and depth to permit the planting
of trees. Those utilities to be located beneath paved surfaces shall be installed, including all
service connections, as approved by the Department of Public Works. Such installation shall
be completed and approved prior to the application of any surface material. Easements may
be required for the maintenance and operation of utilities as specified by the Department of
Public Works.
6. Any cable TV conduits shall be undergrounded at the same time as other basic utilities are
installed to serve each lot. Conduit for service connections shall be laid to each lot line by
Applicant as to obviate the necessity for disturbing the street area, including sidewalks, or
alley 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 bring service to the development shall be borne by the developer and/or land
owner. The applicant 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 applicant and shall inspect the conduit and certify to
the City that it is properly installed.
7. The applicant shall install all necessary street name signs prior to final plat approval.
8. The applicant shall install all survey monuments required by RMC 4-7-210(A) prior to
final plat approval.
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PRELIMINARY PLAT - 14
9. The applicant shall obtain a demolition permit and all required inspections for the removal of
the existing single family residence on proposed Tract ‘A’ prior to Final Plat recording.
10. The existing structures to remain on Lot 5 shall not exceed the maximum allowed building
coverage, or buildings may be subject to removal prior to recording the plat. The applicant
shall demonstrate compliance with lot coverage requirements for Lot 5 prior to final plat
approval.
11. The applicant shall be required to submit a revised landscape plan, depicting a 10-foot wide
on-site landscape strip for all lots. The final detailed landscape shall be submitted to and
approved by the Current Planning Project Manager prior to Final Plat recording.
12. The preliminary plat map shall be revised to provide for correct front yard setbacks for Lots 4
and 6 as detailed at p. 7 of the staff report.
DATED this 22nd day of January, 2014.
City of Renton Hearing Examiner
Appeal Right and Valuation Notices
RMC 4-8-110(E)(9) provides that the final decision of the hearing examiner is subject to appeal to
the Renton City Council. RMC 4-8-110(E)(9) requires appeals of the hearing examiner’s decision
to be filed within fourteen (14) calendar days from the date of the hearing examiner’s decision. A
request for reconsideration to the hearing e examiner may also be filed within this 14 day appeal
period as identified in RMC 4-8-110(E)(8) and RMC 4-8-100(G)(4). A new fourteen (14) day
appeal period shall commence upon the issuance of the reconsideration. Additional information
regarding the appeal process may be obtained from the City Clerk’s Office, Renton City Hall – 7th
floor, (425) 430-6510.
Affected property owners may request a change in valuation for property tax purposes
notwithstanding any program of revaluation.