HomeMy WebLinkAboutPanther Lake Preliminary Plat1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
RE: Panther Lake Preliminary Plat )
FINAL DECISION
LUA14-000190 )
The applicant requests preliminary plat approval and a street modification for a 34 -lot subdivision
located on the west side of 108th Ave SE just north of SE 192nd St. The preliminary plat application
is approved with conditions. The street modification is also approved.
IN
Clark Close, Renton Planner, summarized the staff report. Mr. Close noted that recommended
condition 5 should be modified to require wetland mitigation to be completed prior to final plat
approval as opposed to approval of construction permits. Condition 14 should include Lot 23 and
should clarify that Lot 20 can be accessed from the cul de sac or the private driveway. Steve Lee,
Renton Public Works, noted that condition 12 should be modified to refer to flow control as
opposed to erosion control. Mr. Close clarified that no road connection to the south is possible due
to the presence of a Class N stream.
Alan Boeker, applicant representative, testified that the applicant is in agreement with the staff
PRELRv NARY PLAT - 1
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
recommended conditions except for Condition No. 14.
Eric LaVrie, applicant's engineer, testified that the 20 foot shared driveway width required by
Condition 14 is inconsistent with RMC 4-6-060(x), which only requires a 16 foot easement with 12
foot wide driveway. The applicant understands that the added width requirement comes from the fire
department, but the homes served by the shared driveway will be sprinklered. The added width
impacts Lots 19 and 20, which in turns affects other portions of the plat. Lots 8-11 have shared
driveway access with a 20 foot easement width solely because a sewer easement is also located in
that shared driveway area as well as a retaining wall.
Steve Lee, Renton Public Works, noted that the 20 foot access requirement comes from the fire
department to provide sufficient room for fire department access. Sprinkler systems only delay fire
and do not serve as a substitute for adequate fire access.
Vanessa Dolbee, planning manager, stated that staff would not be opposed to modifying Condition
14 in order to allow the driveway width to be reduced upon approval from the fire department.
Mr. LaVrie noted that the shared driveway is short enough to be fully accessed by the fire
department's 150 foot hoses.
R
Exhibits 1-32 listed on page 2 of the July 15, 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 33 City PowerPoint presentation
Exhibit 34 IFC Section 503
Exhibit 35 Preliminary Road and Utility Plan
Exhibit 36 Revised Preliminary Plat, revised 6/23/14
Exhibit 37 July 17, 2014 email from Clark Close to Hearing Examiner with Attachments
(including 7/17/14 email from Duana Kolouskova)
Procedural:
OR _0 13llM ._
2
0
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
Applicant. Conner Homes Group, LLC.
2. Hearing. The Examiner held a hearing on the subject application on July 15, 2014 in the
City of Renton Council City Chambers at 10:00 am. The hearing was held open through July 16,
2014 to provide IFC code sections governing staff recommended Condition No. 14. The applicant
was given until July 18, 2014.
3. Project Description. The applicant requests Preliminary Plat approval, a Lot Line
Adjustment, and a street modification for a 34 -lot subdivision on a 7.92 acre project site composed
of seven lots located on the west side of 108th Ave SE just north of SE 192nd St.
The 34 lots would result in a net density of 5.35 du/ac. Lot sizes would range from 4,500 sf to roughly
6,278 sf with an average lot size of 5,318 s£ In addition to the 34 lots, five (5) tracts are proposed for
sensitive areas, storm drainage, and recreational areas. Four lots will be served via a 20 -foot shared
private driveway (Lots 8, 9, 10, and 26) and three lots are proposed to be served via a 16 -foot shared
private driveway (Lots 20, 21, and 22).
The site currently contains four (4) single family residences and several detached structures. Two (2)
of the four (4) single family structures and detached garages are proposed for demolition.
Topographically, the overall site slopes from east to west with elevation changes from 490 feet to 420
feet across the entire project site. The very western edge of the property drops significantly down to
Panther Creek (Exhibit 5). The steepest slope on the developable portion of the property is
approximately 15%. Slopes exceed 20% alongside the western boundary of the property.
The applicant is requesting a street modification, from RMC 4-6-060, in order to eliminate the
requirement for frontage improvements along 108th Ave SE. In order to meet the City's complete
street standards, street improvements including an 8 -foot planting strip behind the existing curb, a 12 -
foot sidewalk (shared bike/pedestrian), a 2 -foot strip back of sidewalk, storm drainage, and street
lighting would be required. The applicant has identified the following four reasons for justification of
the street modification: 1) The total length of the frontage improvements that would be installed are
only about 125', once the intersection and curb returns are taken into account. This minimal length of
improvements would result in awkward transitions to and from the existing improvements and would
result in little, if any public benefit; 2) There are no similar improvements along the entire 7 -mile
stretch of Benson Road S from S Grady Way to SE Kent-Kangely Road (SR -516); 3) It is highly
unlikely that the City of Renton will be retrofitting this stretch of roadway in the next 10 -years; and 4)
the applicant is not aware of any City plans to construct these improvements within the next 10 -years.
In addition landscaping will be provided near the entrance to enhance the entry to the plat and along
the additional frontage right-of-way. Tract A will be designated for landscaping and plat
monumentation. Staff is recommending approval of the street modification at the entry as proposed.
PRELIMINARY PLAT - 3
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
4. Adequacy of Infrastructure/Public Services. The project will be served by adequate
infrastructure and public services as follows:
A. Water and Sewer Service. This site is located in the Soos Creek Water District service
boundary. Sewer service will be provided by Soos Creek Sewer District. Water and
sewer certificates have been provided to the City. Ex. 25.
B. Police and Fire Protection. Police and Fire Prevention staff indicates that sufficient
resources exist to furnish services to the proposed development, subject to the condition
that the applicant provides Code required improvements and fees. Fire impact fees are
applicable at the rate of $479.28 per single family unit. This fee is paid at time of building
permit issuance.
C. Drainage. The proposal provides for adequate stormwater drainage facilities. As verified
by engineering staff, the applicant has completed the preliminary design for a stormwater
system that will ensure that post stormwater flow conditions match the flow duration
and volumes of the pre -development forested condition as required by the City's
stormwater regulations.
The applicant's Preliminary Technical Information Report (Exhibit 14) states that water
quality treatment will be provided by a storm filter vault, followed by a stormwater
detention pond located in the southwest portion of the site and will discharge to the west
toward Panther Creek. The subdivision is subject to full drainage review in accordance
with the 2009 King County Surface Water Manual and City of Renton Amendments to
the KCSWM, Chapters 1 and 2. Appropriate Best Management Practices (BMPs) from
the Washington State Department of Ecology Manual for individual lot flow control will
be required to help mitigate the new runoff created by this development. The northwest
corner of the project proposes to provide a storm filter manhole to treat the bypass area
before discharging near the west property line. Pursuant to Staff recommendation, the
conditions of approval require the applicant to use an oversized level spreader.
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
residential development, does not have any specific requirements for open space for
residential development in the R-8 district. In the absence of any specific standards for
dedication of park and open space land, the park impact fees must be construed as
providing for adequate parks and open space. The proposed preliminary plat also
PRELIMINARY PLAT - 4
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
contains a 5,597 square foot open space tract, a 49,228 square foot open space/sensitive
areas tract and a 4,801 park tract.
E. Streets. The proposed on-site road improvements in conjunction with the City's
transportation impact fees assures that the proposal will be served by adequate streets.
As to specific off-site impacts, no off-site improvements are necessary. City staff have
subjected the proposal to a concurrency test and found it to not violate the City's
transportation level of service standards. See Ex. 20. A Traffic Impact Analysis prepared
by Jake Traffic Engineering, Inc. (dated January 22, 2014; Exhibit 15) was submitted
with the application materials. The proposed 34 -lot subdivision would generate 305 new
trips: 24 and 32 trips during the weekday, AM and PM peak hour, respectively. The
report concludes that no classified city intersections would be effected by the proposal.
There is no evidence to the contrary and the conclusions of the report are taken as
verities. As to the mitigating general off-site transportation impacts of the proposal,
impacts are adequately covered by the City's transportation impact fees, paid by the
applicant during building permit review.
The proposal also provides for adequate on-site transportation facilities and
improvements. Access to the plat is proposed via 108th Ave SE via one new curb cut,
which is included as part of the plat improvements. Internal access is proposed via a new
road network that includes a cul-de-sac near the south end of the property and a future
connection back to 108th Ave SE (based on the revised plat plan, Exhibit 36). The future
connection will connect to a 20 -foot secondary access road/utility easement for
emergency access to 108th Ave SE. The emergency road will be gated and used only for
emergency purposes. The applicant is requesting the waiver of frontage improvement
requirements to 108th Ave SE, which has been approved by this decision pursuant to
staff's recommendation. Staff has reviewed the on-site transportation facilities and found
them to be adequate and to meet City code. There being no evidence to the contrary, it is
determined that the proposal provides for adequate on-site transportation facilities and
improvements.
F. Parki . Sufficient area exists, on each lot, to accommodate required off street parking
for a minimum of two vehicles per dwelling unit as required by City code.
G. Schools. School facilities are adequate to serve the development. The staff report notes
that it is anticipated that the Renton School District can accommodate any additional
PRELIMINARY PLAT - 5
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
students generated by this proposal at the following schools: Benson Hill Elementary
(0.68 miles from the subject site), Nelsen Middle School (1.72 miles from the subject
site), and Lindbergh High School (2.54 miles from the subject site). School impact fees
will be collected to ensure that there are adequate school capital facilities to serve the
development.
All school children will be bussed to school, so there is no direct issue of safe walking
conditions to and from school . The bus stops for all three schools serving the site are
identified in Exhibit 26. A 5 -foot sidewalk exists along 108th Ave SE and SE 180th St
between the subject site and the designated bus stops, which would provide a safe
walking route from the proposed subdivision to the bus stop.
5. Adverse Impacts. There are no adverse impacts associated with the proposal as detailed
below.
Adequate public facilities and drainage control are provided as determined in Finding of Fact No. 4.
All impacts to critical areas will be fully mitigated through measures required by the conditions of
approval and SEPA mitigation measures. The site contains five (5) Category 3 wetlands (Wetlands
A-E), a Class 4 stream, sensitive slopes alongside the western boundary of the property, and there is
a Class 2 stream (Panther Creek) located off-site with a buffer extending onto the subject site. The
applicant has submitted a Critical Area Report & Supplemental Stream Study. A geotechnical report
for the site was prepared by Earth Solutions, NW (dated September 23, 2013; Exhibit 11); the report
states that the proposed development activity is feasible and would not decrease stability of the site
or surrounding properties. The SEPA ' mitigation measures require compliance with the
recommendations and mitigation measures in the geotechnical report and the critical areas report. A
final mitigation plan in conformance with the City's critical area regulations will be required to be
completed prior to final plat approval as a condition of approval.
The administrative record does not address flooding, but it is determined that the proposal is not
located within a floodplain or floodway. Staff review a proposal for the presence of critical areas
and did not identify the presence of any floodplain or floodway. There is nothing in the record to
otherwise suggest the presence of a floodplain or floodway.
The proposal provides for adequate tree mitigation a required by the City's tree retention regulations,
RMC 4-4-130. There are 190 significant trees on the site and the applicant is proposing to retain 24
original trees (Exhibit 6). As required by RMC 4-4-130, after street and critical area deductions, and
the minimum requirement to retain 30%, the applicant must retain 44 trees. RMC 4-4-130(H)(1)(e)
authorizes the replacement of trees required to be maintained by the installation of 12" DBH
(diameter at breast height) tree inches per removed tree. The applicant is only proposing to maintain
24 of the required 44 trees. Consequently, it must provide for 240 DBH of replacement trees. The
PRELIIVIINARY PLAT - 6
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
applicant is proposing to install a minimum of 120 new trees at 2" DBH to achieve the 240 required
replacement inches.
Conclusions of Law
1. Authority. RMC 4-8-080(G) classifies preliminary plat applications as Type III permits
when Hearing Examiner review is required. RMC 4-8-080(G) classifies modifications, deviations
and alternatives of various code standards, such as the street standard modification request in this
proposal, as Type I permits, which are administratively approved by Staff with no required hearing.
The requested street modification has been consolidated with the preliminary plat application. RMC
4-8-080(C)(2) requires consolidated permits to each be processed under "the highest -number
procedure". The preliminary plat has the highest numbered review procedure, so the preliminary plat
and street modification request must be processed as Type III applications. As Type III applications,
RMC 4-8-080(G) grants the Examiner with the authority to hold a hearing and issue a final decision
on them, subject to closed record appeal to the City Council.
2. Zoning/Comprehensive Plan Designations. tions. The subject property is zoned Residential 8
dwelling units per net acre (R-8). 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. RMC 4-9-
250(D)(2) governs the criteria for granting modifications to street standards. Applicable criteria 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 to compliance with the Zoning Code, Conclusion I(2) of the staff report is adopted by
reference as if set forth in full. As depicted in the revised plat map, Ex. 36, each proposed lot will
PRELIMINARY PLAT - 7
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
access a public road, Road A or B. As determined in Finding of Fact No. 4 and 5, the project is
adequately designed to prevent any impacts to critical areas and will not cause flooding problems.
As determined in Finding of Fact No. 4, the proposal provides for adequate public facilities.
5. RMC 4-7-080(1)(1): ... The Hearing Examiner shall assure conformance with the general
purposes of the Comprehensive Plan and adopted standards...
6. The proposed preliminary play is consistent with the Renton Comprehensive Plan as outlined
in Conclusion I(2) of the staff report, which is incorporated by this reference as if set forth in full.
C 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.
7. Road B connects to Road A which connects to 108th Ave SE.
RMC 4-7-120(B): The location of all streets shall conform to any adopted plans for streets in the
City.
8. The City's adopted street plans are not addressed in the staff report or anywhere else in the
administrative record. However, as shown in aerial photograph in the staff report and from answers
to Examiner questions during the hearing, there are no other street connections possible due to the
presence of critical areas and existing development patterns.
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.
9. There is nothing in the record to suggest that there is any designated public trail within the
vicinity of the proposal.
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
PRELINIINARY PLAT - 8
1
2
3
4
5i
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
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:
a. Preservation: Every reasonable effort shall be made to preserve existing streams, bodies of water,
and wetland areas.
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.
10. The land is suitable for a subdivision as the stormwater design assures that it will not
contribute to flooding and development will not encroach into critical areas except as authorized by
the City's critical area regulations. No piping or tunneling of streams is proposed. Trees will be
retained as required by RMC 4-4-130 as determined in Finding of Fact No. 5. The on-site stream
will be protected by the critical area buffer that applies to it. The City's stormwater regulations
provide for adequate protection of water quality for the on-site stream and wetlands.
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.
PRELIMINARY PLAT - 9
1
0a
3
4
5
6i
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
11. RMC 4-1-190 requires the payment of park impact fees in lieu of dedication of park land.
RMC 4-1-190 sets the standard for adequacy of park mitigation. In this case the applicant has also
dedicated some park land it that dedication may qualify under RMC 4-1-190 to offset some of the
park impact fees.
C 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.
12. As previously determined, the only possible street connection is to 108th Ave SE due to
critical areas and existing development. The Public Works Department has reviewed and
recommended approval of the proposed street configuration.
RMC 4-7-150(B): All proposed street names shall be approved by the City.
13. 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.
14. 108th Ave SE is classified as an arterial, but there is no other connection possible for the
development.
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.
15. As determined in Finding of Fact 4, the Public Works Department has reviewed and
approved the adequacy of streets, which includes compliance with applicable street standards.
C 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
PRELIMINARY PLAT - 10
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
Transportation Element Objective T -A and Policies T-9 through T-16 and Community Design
Element, Objective CD Mand 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
existingportions 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 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 Oficial where due
to demonstrable physical constraints no future connection to a larger street pattern is physically
possible.
16. As previously discussed, the street system provides for as much connectivity as is possible
given the presence of critical areas and existing development patterns. There are no trails or
sidewalks to connect to outside the subdivision. Internally sidewalks are proposed along both sides
of the dedicated public roads. Alley access is not required because the property is designated
Residential Low Density. The criterion above is met.
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.
17. As proposed except for the street modification approved by this decision.
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
PRELIMINARY PLAT - 11
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24 1
25
26
shall be improved with temporary turnarounds. Dedication of a full -width boundary street shall be
required in certain instances to facilitate future development.
18. There are no further street extensions possible for the proposed subdivision due to the
presence of critical areas and existing development patterns.
C -7-170(A): Insofar as practical, side lot lines shall be at right angles to street lines or radial
to curved street lines.
19. As depicted in Ex. 36, the side lines are in conformance with the requirement quoted above.
C 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.
20. As previously determined, each lot has access to a public street.
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.
21. 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 (8001o) 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).
22. As shown in Ex. 36, 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 offifteen feet (15).
23. 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.
24. The critical area protection measures incorporated into the proposal satisfy the criterion.
PRELROI NARY PLAT - 12
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
C 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.
25. As conditioned.
C 4-7-200(): 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.
26. The proposal provides for adequate drainage that is in conformance with applicable City drainage
standards as determined in Finding of Fact No. 4. The City's stormwater standards, which are
incorporated into the technical information 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.
27. The water distribution system has already been subject to review by the City public works
and fire department staff to assure consistency with City standards. Further review will be done for
final plat approval.
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.
28. 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
PRELIMINARY PLAT - 13
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
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.
129. As conditioned.
I 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.
30. As conditioned.
Street Modification
Section 4-4-080.F.10.d allows modifications from the street standards for individual cases, provided the
modification meets the following criteria (pursuant to RMC 4-9-250.D.2):
a. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgment;
and
b. Will not be injurious to other property(ies) in the vicinity; and
C. Conform to the intent and purpose of the Code, and
d. Can be shown to be justified and required for the use and situation intended; and
e. Will not create adverse impacts to other property(ies) in the vicinity.
PRELIMINARY PLAT - 14
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
31. The street modification request identified in Finding of Fact No. 3 meets the
criterion above for the reasons identified in Finding of Fact No. 3, specifically that the
frontage improvements would not serve any purpose since there are no similar
improvements to connect to on adjoining developments and there is no reasonable
chance that any similar improvements will be made on adjoining frontages in the
foreseeable future. As further noted in F®F No. 3, the length of improvements would
be relatively minor and would involve awkward transitions to the access points of the
subdivision. Given these factors, there are no safety or functional problems associated
with the requested modification and no adverse impacts. For these reasons, all criteria
above are met.
F13-01400301
The proposed preliminary plat as depicted in Exhibit 3, lot line adjustment and Street Modifications
are approved subject to the following conditions:
1. The applicant shall comply with the two mitigation measures issued as part of the
Determination of Non -Significance Mitigated, dated June 23, 2014.
2. The applicant shall obtain a demolition permit and all required inspections for the removal of
the existing single family residences and detached garages prior to Final Plat recording.
3. The applicant shall obtain all necessary state and federal authorization for wetland impacts
prior to beginning any ground disturbing activities, within the wetlands and their buffers.
4. A final detailed landscape plan shall be submitted to and approved by the Current Planning
Project Manager prior to construction permit issuance.
S. The applicant shall submit a Final Mitigation Plan for all construction impacts to the critical
areas and their buffers. The Final Mitigation Plan shall be submitted to and approved by the
Current Planning Project Manager prior to utility construction permit approval. All wetland
mitigation, including required fencing and signage shall be installed prior to final plat approval.
6. "Stormwater/Sensitive Areas Tract C," which includes both a stormwater pond and sensitive
areas, shall be separated into two tracts in order to apply a Native Growth Protection Easement
over the critical areas portion.
7. The applicant shall establish a Native Growth Protection Easement over that part of the site
encompassing the remaining stream and wetland buffer areas, prior to Final Plat Recording.
8. The applicant shall be required to create a Homeowners' Association (HOA) with shared
responsibility for maintenance of Native Growth Protection Easement and all shared
improvements of this development, including but not limited to utilities, shared driveways,
common landscaping, and park space. A draft of the document(s) shall be submitted to the
PRELIMINARY PLAT - 15
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
Current Planning Project Manager for review and approval by the City Attorney and Property
Services prior to the recording of the final plat.
9. The applicant shall be required to either obtain a variance for the tree removal and resubmit
the City of Renton Tree Retention Worksheet or redesign the plat to retain the trees located in
Wetland E and it buffer. The updated tree retention plan and worksheet along with an
approved variance shall be obtained prior to the issuance of a construction permit.
10. The applicant shall record, on the face of the plat, a minimum 5 -foot restrictive building
easement (no build) on the south lot lines of Lot 33 and Lot 34.
11. The applicant shall obtain approval for a Critical Area Exemption (also a Tier I permit) for all
activities that will intrude into a critical area or required buffer according to the City of Renton
Critical Areas Regulations in RMC 4-3-050C, J, L, and N.
12. The applicant shall be required to comply with Level 2 flow control by discharging stormwater
outfall using an energy dissipater located at the ordinary high water mark of Panther Creek
within the drainage easement.
13. The applicant shall provide an oversized level spreader to treat the bypass area.
14. Access to Lots 21-23 must be served by a 20 -foot wide shared private driveway, as depicted in
Exhibit 35, subject to the discretion of the fire marshal to reduce that width upon further review
during project engineering.
15. Each Preliminary Plat Sheet that is inconsistent with the revised Preliminary Plat Plan shall be
revised and resubmitted to and approved by the Current Planning Project Manager prior to
utility construction permit approval.
16. All proposed street names shall be approved by the City.
17. All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have
minimum radius of fifteen feet (15').
18. Side sewer lines shall be installed eight feet (8') into each lot if sanitary sewer mains are
available, or provided with the subdivision development.
19. 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.
20. 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
PRELIMINARY PLAT - 16
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
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.
21. The applicant shall install all street name signs necessary in the subdivision prior to final plat
approval.
22. The associated lot line adjustment application (LUA14-000190) shall be approved and recorded
prior to final plat approval.
DATED this 25th day of July, 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.
PRELIMINARY PLAT - 17