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Rhododendron Ridge Preliminary Plat Subdivision SUB15-002

The Highlands at Newcastle LLC is requesting the subdivision of a 2.31-acre tract into 8 dwelling units. The proposal includes infrastructure improvements and variances for a trail and density. The staff recommends approval with conditions.

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Rhododendron Ridge Preliminary Plat Subdivision SUB15-002

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  1. Rhododendron RidgePreliminary Plat SubdivisionSUB15-002 Applicant: The Highlands at Newcastle LLC, Wendy Dorothy Public Hearing – Hearing Examiner October 11, 2016

  2. Overview • Recommendation • Application Information • Background • Proposal • Procedure • Public Notification • Density Waiver • Trail Variance • Recommended Conditions of Approval • Conclusion

  3. Recommendation • Staff recommend: • The Hearing Examiner recommend approval with conditions

  4. Application Information Applicant The Highlands at Newcastle LLC Wendy Dorothy 2821 Northup Way Ste 100 Bellevue WA 98004 Application received 7/3/08, determined complete 7/18/08 SEPA Mitigated Determination of Non-Significance issued 12/26/08 Related Permits and Reviews: SEPA Determination, Density Waiver, Trail Variance, Engineering Review Permit, Final Plat, Building Permit

  5. Background - Location • R-6 zone (high density) • Parcel #330396-0410 • North of SE 91st St, West of 138th Ave SE • Future development tract of the Highlands at Newcastle Subdivision • A trail, Tract X, traverses the project site on its circuit through the Highlands

  6. Background – Critical Areas • Steep Slope CA • Probably result of grading for 136th Ave SE • 18.24.300.C(2) allows regarding to not meet steep slope definition • Erosion Hazard Area • Located in NW corner of project site • Soils prone to severe or very severe erosion • Grading only between May 1st and Sept 30th, all vegetation to be retained

  7. Proposal • The applicant requests to subdivide 2.31 acres (without the trail tract) into 8 dwelling units • Associated infrastructure includes internal access street, retaining walls, stormwater flow control structures, utilities, surface upgrade to trail

  8. Procedure • Subdivisions are Type IV permits (NMC 19.07.030) meaning Council makes decision based on recommendation from the Hearing Examiner • The City Council’s Decision may be appealed to King County Superior Court

  9. Public Notification • 07/23/08 Notice of Application issued – mailed, posted and published • 08/04/08 affidavit of posting received • 12/26/08 SEPA MDNS issued – mailed, posted and published • One party of record request, no comments submitted

  10. Density Waiver Request: 8 lots instead of of 11 lots (min. allowed density) • Topography and long narrow shape limit flexibility • Must accommodate access road with cul-de-sac • Must maintain trail tract and connectivity with offsite trail • Must provide storm water facility

  11. Trail Variance Request: 10’ wide tract instead of 15’ wide tract • No special privilege: maintains conformance with existing trail • Necessary due to topography, shape and size • Maintenance not sacrificed due to ample access points • Consistent with Comp Plan due to access and surface improvements • Minimum necessary since maintaining width and entire width to be improved

  12. Conditions of Approval • Minimum of 8 lots provided • 2”:1” tree replacement • Fee-in-lieu of recreational space • Maintain 10’ trail tract with surface improvements • Legal instrument to protect permanent landscaping • Steep slope critical area to be regraded to not meet steep slope definition • CA Notice on Title of onsite erosion hazard area • No parking or islands in cul-de-sac bulb • Hydrant to be repositioned

  13. Conclusion • Staff recommend: • The Hearing Examiner recommend approval with conditions • Questions?

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