HomeMy WebLinkAboutPipers Bluff Plat, Preliminary Platf
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E chi RENT011
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RECEIVED
BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
RE: Piper's Bluff Plat ) FINAL DECISION
Preliminary Plat )
LUA12-076, ECF, PP )
SUMMARY
The Applicant requests preliminary plat approval for a 28 lot residential subdivision. The preliminary
plat is approved with conditions.
TESTIMONY
Rocale Timmons, Associate Planner, City of Renton
Ms. Timmons described the project. The proposed plat is located on the east side of Hoquiam Avenue
NE. It is five acres located in the Residential Single Family (Comprehensive Plan Designation) and
R-8 zoning district. The Applicant initially requested a 30 lot subdivision with three tracts and a
density of 8 dwelling units per acre. The topography is rolling from the west to east with local areas
of 15% slopes. There is a portion of a Category II wetland on site as well as the upper reach of Honey
Creek, a Class N creek. There are presently 211 trees on site. The City received public comment
letters related to stormwater treatment and requesting enhanced water quality standards.
The City issued a Mitigated Determination of Non -Significance (MDNS) on October 8, 2012 with
four mitigation measures. Ms. Timmons noted an administrative error in the Staff Report (Ex. 1) that
stated there were five MDNS conditions, rather than four. No appeals to the MDNS were filed.
PRELIMINARY PLAT - 1
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Ms. Timmons stated the Applicant must retain the trees on proposed lots 29 and 30. The Applicant
submitted a revised lot layout for 28 lots at a density of 7.27 dwelling units per acre. Lots are
proposed to be 4,500-6,700 square feet.
Twenty-four trees will be retained in the critical areas and their buffers. The Applicant submitted a
landscape plan that included an eight foot landscaping strip in the right of way. The Staff Report
conditions of approval require a ten foot on-site requirement as well as retention in the critical areas
and buffers. Thirty seven trees are now proposed to be retained on site. The Applicant has proposed to
retain 12 trees outside the critical areas tract and outside the required landscaping. The City's
Environmental Review Committee offered to work with the Applicant if the required 211 new trees
cannot be feasibly planted.
In the initial application, the Applicant proposed to encroach into the 50 foot wetland buffer. The
Applicant offered 660 square feet of enhancement and buffer creation as mitigation for the
encroachment. Ms. Timmons stated the Applicant will likely forgo the encroachment in order to
accommodate stormwater. The Applicant had initially proposed a stormwater vault but has since
revised the application to show a stormwater pond. Ms. Timmons stated the Staff's recommended
conditions of approval require the Applicant to submit a revised storm drainage report.
Ms. Timmons reported the application does not meet sidewalk and landscaping standards. Staff has
recommended conditions of approval that will require compliance with these codes. Ms. Timmons
stated the present design has two pipe stem lots with driveways that are very close together. Staff
recommends the driveways be consolidated to a joint driveway.
Ms. Timmons stated emergency service access is adequate. The Applicant must show a Certificate of
Water Availability. The Applicant must also modify the plans to show adequate room for a required
sewer lift station. Ms. Timmons reported Staff found the application is consistent with
Comprehensive Plan goals and the City's design standards. The application can meet all zoning
requirements with conditions of approval.
In response to the Hearing Examiner, Ms. Timmons stated she could provide the Examiener with the
code citation for the caliper that qualifies a tree for protection under the City's tree protection
ordinance.
Kayren Kittrick, Lead Construction Inspector, City of Renton
Ms. Kittrick stated the City's adopted 2009 stormwater manual requires enhanced water quality
treatment when there are critical areas. There are critical areas on this site. The City will not be
requiring enhanced water quality treatment unless the revised application triggers these requirements.
Buffer averaging will require enhanced water quality treatment. The Staff will pay attention to the
thresholds and require enhanced water quality treatment if necessary.
PRELIMINARY PLAT - 2
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Mr. Luay Jouveh, Applicant
Mr. Jouveh discussed the Staff's recommended conditions of approval. He noted Item 91 has already
been corrected to four not five mitigation measures. Mr. Jouveh stated the Applicant agrees with
Items #2-4. With respect to Item #5, Mr. Jouveh stated the plat plans show the right cross section but
mislabeled the distance. They will correct it. Mr. Jouveh stated the Applicant is fine with the shared
driveway issue #6. Mr. Jouveh said with regard to Item #7, the plans are showing the outfall in the
wetland buffer, not in the wetland. The lift station will be given a larger area on the revised plans.
They concur with this condition. Mr. Jouveh said, in general, the Applicant concurs with the 8
conditions of approval recommended by Staff.
There was no public comment or staff or Applicant rebuttal.
EXHIBITS
Exhibits 2-12 listed on page 2 of the November 6, 2012 Staff Report, in addition to the Staff Report
itself (Ex. 1), were admitted into evidence the public hearing.
FINDINGS OF FACT
Procedural:
1. Applicant. Westpac Development, LLC. Represented by Nadeem A. Khan, D.R. Strong
Consulting Engineers, Inc.
2. Hearing. The Examiner held a hearing on the subject application on November 6, 2012 in
the City of Renton Council Chambers.
3. Project Description. The Applicant is requesting Preliminary Plat approval and
Environmental (SEPA) Review for the subdivision of an existing 5 acre parcel into 28 lots. The
project site is located within the Residential - 8 (R-8) dwelling units per acre zoning classification.
Access to the plat is proposed via Hoquiam Ave NE via two new curb cuts. Hoquiam Avenue NE is
proposed to be improved as part of the plat improvements. A portion of a Category 2 wetland is
located on the northeastern portion of the site as well as Honey Creek, a Class 4 stream. The
proposal would result in a net density of 7.27 du/ac. Internal access is proposed via a new loop road
(Road A) with primary access being taken directly from the new internal road for proposed Lots 18-
28. Primary access for proposed Lots 1-17 would be provided via a proposed alley.
PRELIMINARY PLAT - 3
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4. Adequacy of Infrastructure/Public Services. The project will be served by adequate
infrastructure and public services as follows:
A. Water and Sewer Service. The site is located in the Water District 90 water service
boundary. The Applicant must obtain a Certificate of Water Availability.
There is an existing City of Renton 8 -inch sewer main in NE 11t' Court. In addition to
what is shown on the conceptual utility plan, the gravity sewer main in the north road
needs to extend westward, and a manhole must be installed in Hoquiam Ave NE. The
force main sewer in Hoquiam Ave NE may not be connected directly into the manhole.
The force main needs to be connected into a minimum 20 feet of 8 -inch pipe. The force
main is connected into the upstream side of the 8 -inch pipe, and the 8 -inch pipe is then
connected into a new manhole which shall be installed at the intersection of Hoquiam
Ave NE and the road to the east continuing from that manhole easterly to the existing
manhole via gravity.
This proposal is also located in the Honey Creek Special Assessment District (SAD
8611). These fees are $250 per connection and shall be paid at the time a construction
permit is issued.
Installation of a public owned sewage lift station to current city standards is required on
this project. The station shall be located in either a tract or easement and shall be sized
appropriately to allow proper access by the City's maintenance equipment, including a
full-size vactor truck. The station shall be sized in accordance with DOE guidelines, and
shall include potential full build -out flows from within the entire basin that could drain to
this station not currently served with public sewer. The station shall be designed with
Flyght brand submersible pumps in an appropriately sized concrete wet well with separate
valve vault, and motor control and telemetry contained within a small building. The
control building must be large enough to house the motor control and the telemetry, as
well as the 10 -inch wet well and the 8 -foot x 6 -foot site for the emergency generator. The
present plans do not allow adequate area for the lift station.
A condition of approval will require the Applicant to submit a revised detailed utility plan
depicting adequate area for the proposed lift station and associated improvements to the
satisfaction of the Development Services Plan Reviewer prior to utility construction
approval.
PRELIMINARY PLAT - 4
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B. Police and Fire Protection. Police and Fire Prevention Staff indicate that sufficient
resources exist to furnish services to the proposed development; subject to the condition
that the Applicant provides Code required improvements and fees. A Fire Impact Fee,
based on new single-family lot with credit given for the existing single-family residence,
is required by the MDNS for the project. The fee is payable to the City as specified by the
Renton Municipal Code.
C. Drainage. Drainage will be adequately addressed through the preparation of an updated
drainage report that proposes storm drainage facilities that Staff have determined
complies with the standards of the 2009 King County Surface Water Design Manual as
amended by the City of Renton.
The site is located within the Cedar River/Lake Washington watershed; more specifically
it is located within the Honey Creek sub basin of the May Creek drainage basin. Site
runoff currently travels northeasterly and enters into the Category 2 wetland located near
the northeast property corner and then exits the wetland via the Class 4 stream also
located on site. The stream conveys runoff northerly to an offsite Category 2 wetland.
This wetland extends north and flows through a culvert under Hoquiam Ave NE and
encompasses the remainder of the quarter mile downstream. Based on the City's flow
control map, this site falls within the Flow Control Duration Standard (Forested
Conditions).
The Applicant submitted a Preliminary Drainage Report prepared by DR Strong
Consulting Engineers, Inc., dated August 29, 2012. The report states that the runoff from
the proposed project would be collected and conveyed by a catch basin/pipe network to a
detention vault in the northeast corner of the site. The vault would then discharge to the
onsite stream. The storm vault is designed per the 2009 King County Surface Water
Design Manual as amended by the City of Renton. The provided storm report was
acceptable for preliminary review. The Applicant has since submitted a revised lot layout
proposing the use of a detention pond, instead of a vault.
A comment letter was received by the Muckleshoot Indian Tribe Fisheries Division
(Exhibit 12) which raised concerns regarding the stormwater facility outlet being located
within the wetland as opposed to its buffer. Additionally, Muckleshoot Indian Tribe
Fisheries Division requested the Applicant be required to comply with the enhanced
water quality standard as opposed to the basic water quality treatment standard in order to
avoid causing impacts to salmon downstream. Historically, Staff have not recommended
increasing the water quality standard beyond what is required in the 2009 King County
PRELIMINARY PLAT - 5
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Surface Water Design Manual from other projects unless the proposal was commercial or
was located along heavily traveled streets. Staff have recommended enhanced water
quality standards when stormwater facilities sent outfall into critical areas. Staff testified
that the project is already being conditioned to relocate the outfall out of the critical area
and into the buffer. Staff further testified they will require enhanced water quality
treatment in the event the revised plan triggers one of the enhanced water quality
thresholds on the 2009 stormwater code.
A condition of approval will require the Applicant to submit a revised storm report,
including the use of a storm pond and relocating the outfall to the wetland buffer, which
will be reviewed in full detail at the time the project is submitted for a construction
permit. The revised drainage plan shall be submitted to and approved by the Current
Planning Project Manager and the Development Services Plan Reviewer prior to
construction permit approval.
D. Parks/Open Space. The MDNS for the project requires the Applicant to pay a Parks and
Recreation Impact fee at the time of final plat recording. RMC 4-2-115, which governs
open space requirements for residential development, does not have any specific
requirements for open space for residential development in the R-8 district. The impact
fees provide for adequate parks and open space.
E. Streets. Access to the plat is proposed via two new curb cuts on Hoquiam Avenue NE.
Hoquiam Avenue NE is proposed to be improved as part of the plat improvements.
Street improvements along Hoquiam Ave NE need to be 36 feet face of curb to face of
curb, including gutter, 8 foot planter strip (which includes the curb), and a 5 foot sidewalk
along the full frontage. The conceptual utility plan does not show the required
improvements.
A proposed loop road will run along the north boundary line. The northern portion of this
road is proposed to be improved to a half -street improvement standard with the remainder
of the street maintaining a 45 foot right of way. The proposed internal street section needs
to be designed to 26 feet of pavement, with an 8 foot planter strip, 5 foot sidewalk, and
parking on one side only.
Primary access for proposed Lots 1-17 would be provided via a proposed 16 -foot wide
alley. Internal access is proposed via a new loop road (Road A) with primary access being
taken directly from the new internal road for proposed Lots 18-28.
PRELIMINARY PLAT - 6
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Lots 27 and 28 are proposed to be accessed via separate private driveways, located within
abutting pipe stems, which would be spaced very close. Staff recommends a shared
driveway for primary and sole access to Lots 27 and 28. An access easement shall be
recorded concurrently on the face of the Final Plat.
The proposed plat is anticipated to generate additional traffic on the City's street system.
A Transportation Impact Fee, per net new average daily trip attributed to the project, with
credit given for the existing single-family residence, was recommended as part of the
SEPA review. The fee would be used to mitigate the proposal's potential impacts to the
City's transportation system and is payable to the City as specified by the Renton
Municipal Code.
Conditions of approval will require the Applicant to submit a revised street improvement
plan for approval by the Development Services Plan Reviewer prior to construction
permit approval. This plan will demonstrate compliance with the City's half street
improvement standards, compliance with the City's design standards for internal roads
and a joint use driveway for Lots 27 and 28.
F. Tree Retention. The City received a comment letter expressing concern about tree
retention on-site. There are a total of 211 trees located on site. Twenty-four of these are
proposed to be retained (12 located within the critical area and its buffer). The Applicant
is required to retain 30 percent of the trees located on site outside of critical areas,
proposed rights of way and access easements. Of the 211 trees located on-site, 54 trees
would be excluded from the tree retention requirements because of their location in the
critical area or proposed rights of way or access easements. The remaining 157 trees are
subject to the 30% tree retention requirement. The Applicant must retain at least 47 trees
on site or mitigate the removal of trees by planting new trees. The Applicant has
proposed to retain only 12 of the 47 required trees.
When the required number of protected trees cannot be retained, new trees, with a two-
inch caliper or greater, shall be planted. The replacement rate is 12 -caliper inches of new
trees to replace each protected tree removed. As the Applicant proposes to retain only 12
of the required 47 trees, the Applicant must mitigate for 35 additional trees, or plant 420 -
caliper inches of trees on-site. The Applicant is proposing a total of 211 replacement trees
of 2 caliper inches each, for a total of 422 -caliper inches.
Staff recommended as a SEPA mitigation measure that the applicant be required to retain
those trees located on proposed Lots 29 and 30, as they can best be used to save existing
PRELIMINARY PLAT - 7
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mature trees on site and are the most suitable for large numbers of replacement trees that
could not be accommodated throughout the remainder of the plat. The revised tree
retention plan complies with the mitigation measure to eliminate Lots 29 and 30 in order
to preserve mature vegetation on-site and provide an opportunity to plant replacement
trees. A condition of approval will require the Applicant to work with the City's Parks
Department in order to determine a fee in lieu for each replacement tree or an off-site
location to plant the required number of replacement trees should the Applicant find that
the provision of 211 on-site trees is infeasible.
G. Landscaping, As proposed the conceptual landscape plan does not comply with the 10 -
foot wide on-site landscape requirement. A condition of approval will require the
Applicant to submit a revised landscape plan, depicting a 10 -foot wide on-site landscape
strip for all lots for approval by the Current Planning Project Manager prior to Final Plat
recording.
H. Parking. Sufficient area exists, on each lot, to accommodate required off street parking
for a minimum of two vehicles.
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
public services. There is a Category II wetland and a Class IV stream on the subject property. The
steepest slopes on the property are 15%, though these appear to be isolated. A condition of approval
will require the Applicant to demonstrate compliance with critical areas buffers and to provide a
mitigation plan for any critical areas or buffers affected by the final design of the plat. Another
condition of approval will require the Applicant to submit a new storm drainage plan that relocates
the stormwater facility outfall to within the wetland buffer rather than the critical area itself. No
other adverse impacts are reasonably discernible from the record and there was no testimony against
the project.
Conclusions of Law
1. AuthodAy. 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. Zonin /g Comprehensive Plan Designations. The subject property is zoned Residential 8
dwelling units per net acre (R-8). The comprehensive plan map land use designation is Residential
Single Family.
PRELIMINARY PLAT - 8
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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:
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 4(G), this criterion is not satisfied with respect to landscaping
requirements. The proposed lots comply with all other requirements of the R-8 zoning district as
detailed by Staff at page 7 of the Staff Report, which is adopted and incorporated by this reference as
if set forth in full. As shown on the preliminary plat map, Ex. 2, each lot will access Hoquiam
Avenue NE, Road A or a private alley. As noted in Findings of Fact No. 5, there is a Category H and
a Class W creek on the property. The steepest slopes on the property are 15%, though these are
isolated. The proposal protects the critical areas and their buffer through the creation of tracts.
Additionally, two originally proposed lots have been converted into tracts for mature tree
preservation. Consequently, the remaining developable site has physical 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.
RMC 4-7-080(1)(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 pages 6-7 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. The internal circulation system of the subdivision connects to Hoquiam Avenue NE.
RMC 4-7-120(B): The location of all streets shall conform to any adopted plans for streets in the
City.
PRELIMINARY PLAT - 9
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7. The staff report and administrative record do not identify any applicable street plan or grid
system that would compel the connection of the interior streets to any specific roads. Hoquiam
Avenue NE will be improved to City road standards in the subject vicinity.
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. The staff report and administrative record do not identify any officially designated trail 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, thatportion 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-
050J1 a, without adequate area at lesser slopes upon which development may occur, shall not be
approved.
3. Land Clearing and Tree Retention: Shall comply with RMC 4-4-130, Tree Retention and Land
Clearing Regulations.
4. Streams:
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a. Preservation: Every reasonable effort shall be made to preserve existing streams, bodies of water,
and wetland areas.
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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 steep slopes on-site. As
discussed in Finding of Fact No. 5, there is a Class IV creek on-site. As proposed, and as
conditioned, all critical areas will be protected.
As discussed in Finding of Fact 4, there are 211 trees on-site. Of these, 54 trees would be excluded
from the tree retention requirements because of their location in the critical area or proposed rights of
way or access easements. The remaining 157 trees are subject to the 30% tree retention requirement.
The Applicant must retain at least 47 trees on site or mitigate the removal of trees by planting new
trees. This project will be conditioned to comply with RMC 4-4-130(H)(1)(b)(i) and/or to work with
the City's Parks Department in order to determine a fee in lieu for each replacement tree or an off-
site location to plant the required number of replacement trees.
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. The MDNS requires the payment of Park and Recreation Impact fees.
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. There are no existing streets to extend or connect to.
RMC 4-7-150(B): All proposed street names shall be approved by the City.
PRELIMINARY PLAT - 11
1 12. As conditioned.
2 RMC 4-7-150(C): Streets intersecting with existing or proposed public highways, major or
3 secondary arterials shall be held to a minimum.
4 13. There is no intersection with a public highway or major or secondary arterial.
5 RMC 4-7-150(D): The alignment of all streets shall be reviewed and approved by the Public Works
6 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
7 approved by the Department upon a showing of need but only after provision of all necessary safety
8 measures.
9 14. As discussed in Finding of Fact 4, the Public Works Department has reviewed and approved
the street alignment as conditioned.
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11 RMC 4-7-150(E):
12 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.
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2. Linkages: Linkages, including streets, sidewalks, pedestrian or bike paths, shall be provided
14 within and between neighborhoods when they can create a continuous and interconnected network
15 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
16 Element, Objective CD-Mand Policies CD-50 and CD-60.
17 3. Exceptions:
18 a. The grid pattern may be adjusted to a "flexible grid" by reducing the number of linkages or the
19 alignment between roads, where the following factors are present on site:
20 i. Infeasible due to topographical/environmental constraints; and/or
21 ii. Substantial improvements are existing.
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4. Connections: Prior to adoption of a complete grid street plan, reasonable connections that link
23 existing portions of the grid system shall be made. At a minimum, stub streets shall be required
within subdivisions to allow future connectivity.
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25 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
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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 alleys) 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.
15. No grid connections or linkages are feasible because there are no streets, sidewalks or trails to
connect with. The proposed sidewalk extends along Hoquiam Avenue NE. The proposed internal
street system connects to Hoquiam Avenue NE at two points. No cul de sacs are proposed. Alley
access is provided to most lots, where feasible.
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. As conditioned.
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.
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. 2, the side lines are 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
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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-8
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 (801116) of
the required lot width except in the cases of (1) pipestem lots, which shall have a minimum width of
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. 2, 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 Findings of Fact No. 4 and 5 and Conclusion of Law 9, the wetland and
critical areas have been protected and the proposal creates two tracts for mature tree retention along
with retention of significant trees, where feasible on-site.
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.
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25. The proposal, as conditioned, provides for adequate drainage that is in conformance with
applicable City drainage standards as determined in Finding of Fact No. 4c.
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.
26. As conditioned.
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 lot 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.
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I C. STREET SIGNS.•
The subdivider shall install all street name signs necessary in the subdivision.
129. As conditioned.
DECISION
The proposed preliminary plat is approved, subject to the following conditions:
1. The Applicant shall comply with the five mitigation measures issued as part of the
Determination of Non -Significance Mitigated, dated October 8, 2012.
2. The Applicant shall obtain a demolition permit and all required inspections for the removal
of the two existing single family residences prior to Final Plat recording.
3. 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.
4. The Applicant shall submit a Final Mitigation Plan if impacts are proposed to the critical
areas on site or their buffers. The Final Mitigation Plan shall be submitted to and approved
by the Current Planning Project Manager prior to Final Plat submittal. In any case the
Applicant shall be required to place fencing and signage along the original or averaged
wetland buffer.
5. The Applicant shall be required to submit a revised street improvement plan, depicting 36
feet face of curb to face of curb, including gutter, 8 foot planter strip, and a 5 foot sidewalk
along the full frontage of Hoquiam Ave NE. The revised plan shall be submitted to and
approved by the Development Services Plan Reviewer prior to construction permit approval.
6. The Applicant shall be required to create a shared driveway for the primary and sole access to
Lots 27 and 28. An access easement shall be recorded concurrently on the face of the Final
Plat.
7. The Applicant shall be required to revise the drainage plan to relocate the outfall to the
wetland buffer. The revised drainage plan shall be submitted to and approved by the Current
Planning Project Manager and the Development Services Plan Reviewer prior to construction
permit approval.
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8. The Applicant shall submit a revised detailed utility plan depicting adequate area for the
proposed lift station and associated improvements to the satisfaction of the Development
Services Plan Reviewer prior to utility construction approval.
9. The Applicant shall obtain a Certificate of Water Availability from Water District 90.
10. The Applicant is required to retain 47 on-site trees outside of the critical areas, right of way
or access areas. In the event the Applicant is unable to retain all 47 on-site trees, the
Applicant shall replace each removed tree with a minimum of twelve (12) caliper inches of
new trees, at 2 inch caliber minimum per tree, for each protected tree removed. Should the
Applicant find that the provision of the required replacement trees on-site trees is infeasible,
the Applicant shall work with the City's Parks Department in order to determine a fee in lieu
for each Tpplacement tree or an off-site location to plant the required number of replacement
trees.
DATED this 20th day of November, 2012.
Phil A. Olbrechts
City of Renton Hearing Examiner
Appeal Right and Valuation Notices
RMC 4-8-11 O(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.
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