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Admin Report.Decision with Exhibits_Boun Short Plat_16-000124
DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTA.ADMINISTRATIVEREPORT&DECISIONDECISION:ElAPPROVEDAPPROVEDSUBJECTTOCONDITIONSElDENIEDREPORTDATE:April25,2016ProjectName:BounShortPlatOwner/Applicant:Socheat“Kent”Khnor,26721106thAvenueSE,Kent,WA98030Contact:IvanaHalvorsen,BarghausenConsultingEngineers,Inc.,1821572t,dAvenue5,Kent,WA98032FileNumber:LUA16-000124,SHPL-AProjectManager:JillDing,SeniorPlannerProjectSummary:TheapplicantisrequestingShortPlatapprovalforthesubdivisionofanexisting57,676squarefoot(1.32acre)siteinto7lotsandonetract(TractA)forthefutureconstructionofsinglefamilyresidences.TheprojectsiteislocatedwithintheResidential-8(R-8)zone.Theproposedlotsrangeinsizefrom5,002squarefeetto6,453squarefeet.TractAisapark,drainagefacility,andaccesstractandtotals7,253squarefeet.Lots1-4wouldhavefrontagealongDuvallAvenueNEandLots5-7wouldhavefrontagealongChelanAvenueNE.VehicularaccesstoeachlotwouldbeprovidedviatheextensionofChelanPlaceNE,apublicalleythroughthesitetothenorthernpropertyboundary.Nocriticalareasaremappedontheprojectsite.ProjectLocation:1012DuvallAvenueNE57,676squarefeet(1.32acres)ProjectLocationMapAdminReportBounShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionBOUNSHORTPLATLUA16-000124April25,2016Page2of16B.EXHIBITS:Exhibit1:StaffReportExhibit2:ShortPlatPlanExhibit3:TreeRetentionandLandscapePlanExhibit4:ArboristReportExhibit5:TreeRetentionWorksheetExhibit6:PreliminaryTechnicalInformationReport,preparedbyBarghausenConsultingEngineers,Inc.(datedJanuary8,2016)Exhibit7:PreliminaryGradingandDrainagePlanExhibit8:PreliminaryWaterandSewerPlanExhibit9:GeotechnicalReport,preparedbyPanGeo,Inc.(datedOctober12,2015)Exhibit10:PublicCommentletter(s)Exhibit11:StaffResponsetoPublicComment(s)Exhibit12:DensityWorksheetExhibit13:PreliminaryRoadProfileExhibit14:AdvisoryNotestoApplicantC.GENERALINFORMATION:Socheat“Kent”Khnor1.Owner(s)ofRecord:26721106thAvenueSEKent,WA980302.ZoningClassification:Residential-2(R-8)3.ComprehensivePlanLandUseDesignation:ResidentialMediumDensity(MD)4.ExistingSiteUse:Existingdetachedaccessorystructuretoberemoved.5.CriticalAreas:None6.NeighborhoodCharacteristics:a.North:Singlefamily,R-8zoneb.East:Singlefamily,R-8zonec.South:Singlefamily,R-8zoned.West:Singlefamily,R-8zone6.SiteArea:57,676squarefeet(1.32acres)D.HISTORICAL/BACKGROUND:ActionLandUseFileNo.OrdinanceNo.DateComprehensivePlanN/A575806/22/2015ZoningN/A575806/22/2015AdminReport_BounShortPlot CityofRentonDepartmentofCommunity&EconomicDevelopmentBOUNSHORTPLATApril25,2016AdministrativeReport&DecisionLUA16-000124Page3of16AnnexationN/A516111/27/2005E.PUBLICSERVICES:1.ExistingUtilitiesa.Water:WaterserviceisprovidedbytheCityofRenton.Thereisanexisting8-inchwatermaininChelanPlaceNEendingatthesouthpropertyline.Thereisalsoanexisting8-inchwatermainwestofthepropertyinChelanAvenueNE.KingCountyWaterDistrictNo.90(WD90)hasa4-inchwatermainwithinaneasementalongthewestsideofthedevelopment.Thislineservesotherparcelsnorthoftheproposeddevelopment.b.Sewer:SewerserviceisprovidedbytheCityofRenton.Thereisanexisting8-inchsewermaininChelanPlaceNEendingatthesouthpropertyline.Thereisalsoanexisting8-inchsewermaininChelanAvenueNE.Bothsewermainsflowsouthandconnecttothe8-inchsewermaininNE10thStreet.c.Surface/StormWater:Thereisanexisting12-inchstormdrainalongthewesternedgeofChelanAvenueNE.Thestormdrainflowssouthtoadetentionpipelocatedin4526and4532NE10thStreetandthentothepublicstormdraininNE10thStreet.Thereisalsoanexisting12-inchstormdrainalongthewesternedgeofChelanPlaceNEbeginningatthesouthpropertyline.The12-inchstormdrainalongChelanPlaceNEflowssouththroughadetentionvaultin4602NEStreetatthesouthendofChelanPlaceNE.ThedrainthenflowssouthtothepublicstormdraininNE10thStreet.DrainagealongtheeasternsitefrontageisconveyednorthbyaroadsideditchtoapublicstormdrainalongthewesternDuvallAvenueNEfrontage.2.Streets:ChelanAvenueNEhasa32-footwidepavedstreetsectionwestandsouthofthesite.AlongthewesternandeasternedgesofChelanAvenueNEthereis6-inchverticalcurbandcutteranda5-footwidesidewalk.ChelanAvenueNEterminatesabout125feetnorthofthesouthernpropertyline.DuvallAvenueNEhasa66-footwidepavedstreetsectioneastofthesite.ThewesternedgeofDuvallAvenueNEhasa6-inchverticalcurb,3.5-footplanter,and5-footsidewalksouthofthesite.Immediatelyeastofthesitethereisnocurborsidewalk.ChelanPlaceNE,southofthesite,hasa20-footwidepavedsection.TherearenosidewalksorcurbsalongChelanPlaceNE.3.FireProtection:CityofRentonFireDepartmentF.APPLICABLESECTIONSOFTHERENTONMUNICIPALCODE:1.Chapter2LandUseDistrictsa.Section4-2-020:PurposeandIntentofZoningDistrictsb.Section4-2-070:ZoningUseTablec.Section4-2-110:ResidentialDevelopmentStandards2.Chapter4PropertyDevelopmentStandards3.Chapter6StreetsandUtilityStandardsa.Section4-6-060:StreetStandards4.Chapter7SubdivisionRegulationsa.Section4-7-070:DetailedProceduresforShortSubdivisionAdminReportBounShortPlat April25,2016Page4of165.Chapter11DefinitionsG.APPLICABLESECTIONSOFTHECOMPREHENSIVEPLAN:1.LandUseElementH.FINDINGSOFFACT(FOF):1.ThePlanningDivisionoftheCityofRentonacceptedtheabovemasterapplicationforreviewonFebruary18,2016anddeterminedtheapplicationcompleteonFebruary24,2016.Theprojectcomplieswiththe120-dayreviewperiod.2.Theprojectsiteislocatedat1012DuvallAvenueNE.3.Theprojectsiteiscurrentlydevelopedwithadetachedaccessorystructure,proposedforremoval.4.AccesstothesitewouldbeprovidedviatheextensionofChelanPlaceNE(apublicalley)throughtheprojectsitetothenorthernpropertyline.Anadditional20-footwidevehicularaccesseasementisproposedoverTractAtoprovideanoutletfromChelanPlaceNEtothewesttoChelanAvenueNE.5.ThepropertyislocatedwithintheResidentialMediumDensity(MD)ComprehensivePlanlandusedesignation.6.ThesiteislocatedwithintheResidential-8(R-$)zoningclassification.7.Thereareapproximately7treeslocatedonsite,alltreesareproposedforremoval.8.Therearenocriticalareasmappedontheprojectsite.9.Approximately1,500cubicyardsofmaterialwouldbecutonsiteandapproximately2,000cubicyardsoffillisproposedtobebroughtintothesite.10.Theapplicantisproposingtobeginconstructioninsummer/fallof2016andendinwinterof2017.11.Staffreceived6publiccommentletter(s)(Exhibit10).Toaddresspubliccommentsthefollowingreportcontainsanalysisrelatedtovehicularaccess.12.Representativesfromvariouscitydepartmentshavereviewedtheapplicationmaterialstoidentifyandaddressissuesraisedbytheproposeddevelopment.Thesecommentsarecontainedintheofficialfile,andtheessenceofthecommentshasbeenincorporatedintotheappropriatesectionsofthisreportandtheDepartmentalRecommendationattheendofthisreport.13.ComprehensivePlanCompliance:ThesiteisdesignatedMediumDensity(MD)ontheCity’sComprehensivePlanMap.ThepurposeoftheMDdesignationistoallowavarietyofsingle-familyandmulti-familydevelopmenttypes,withcontinuitycreatedthroughtheapplicationofdesignguidelines,theorganizationofroadways,sidewalks,publicspaces,andtheplacementofcommunitygatheringplacesandcivicamenities.TheproposaliscompliantwiththefollowingComprehensivePlanGoalsandPoliciesifallconditionsofapprovalaremet:ComplianceComprehensivePlanAnalysis,,Policy1-3:Encourageinfilldevelopmentofsingle-familyunitsasameanstomeetgrowthtargetsandprovidenewhousing.GoalL-l:Utilizemultiplestrategiestoaccommodateresidentialgrowth,including:v•Developmentofnewsingle-familyneighborhoodsonlargetractsoflandoutsidetheCityCenter,CityofRentonDepartmentofCommunity&EconomicDevelopmentBOUNSHORTPLATAdministrativeReport&DecisionLUA16-000124AdminReportBounShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionBOUNSHORTPLATLUA16-000124April25,2016Page5of16.Developmentofnewmulti-familyandmixed-useintheCityCenterandintheResidentialHighDensityandCommercialMixedUsedesignations,and.lnfilldevelopmentonvacantandunderutilizedlandinestablishedneighborhoodsandmulti-familyareas.“GoalL-BB:MaintainahighqualityoflifeasRentongrowsbyensuringthatnewdevelopmentisdesignedtobefunctionalandattractive.“GoalL-FF:StrengthenthevisualidentityofRentonanditsCommunityPlanningAreasandneighborhoodsthroughqualitydesignanddevelopment.VPolicy1-49:Addressprivacyandqualityoflifeforexistingresidentsbyconsideringscaleandcontextininfillprojectdesign.14.ZoningDevelopmentStandardCompliance:ThesiteisclassifiedResidential-8(R-8)ontheCity’sZoningMap.DevelopmentintheR-8Zoneisintendedtocreateopportunitiesfornewsinglefamilyresidentialneighborhoodsandtofacilitatehigh-qualityinfilldevelopmentthatpromotesreinvestmentinexistingsinglefamilyneighborhoods.Itisintendedtoaccommodateusesthatarecompatiblewithandsupportahigh-qualityresidentialenvironmentandaddtoasenseofcommunity.Theproposaliscompliantwiththefollowingdevelopmentstandardsifallconditionsofapprovalaremet:ComplianceR-8ZoneDevelopStandardsandAnalysisDensity:ThealloweddensityrangeintheR-8zoneisaminimumof4.0toamaximumof8.0dwellingunitspernetacre.Netdensityiscalculatedafterthedeductionofsensitiveareas,areasintendedforpublicright-of-way,andprivateaccesseasements.StaffComment:ADensityWorksheet(Exhibit12)wassubmittedwiththeshortplotapplicationmaterials.Afterthedeductionof5,800squarefeetforpublicrights-of-wayand3,034squarefeetofprivateaccesseasementsfromthegrosssiteareaof57,656squarefeet,thesitewouldhaveanetareaof48,822squarefeet(1.12acres).Theproposalfor7lotsonthe1.12netacresitewouldresultinanetdensityof6.25dwellingunitsperacre(7lots/1.12acres6.25du/ac),whichiswithinthedensityrangepermittedintheR-8zone.LotDimensions:TheminimumlotsizepermittedintheR-8zoneis5,000sq.ft.Aminimumlotwidthof50feetisrequired(60feetforcornerlots)andaminimumlotdepthof80feetisrequired.ThefollowingtableidentifiestheproposedapproximatedimensionsforLots1-7ProposedLotLotSize(sq.ft.)LotWidth(feet)LotDepth(feet)CompliantifconditionofLoti5,0025192approvalismetLot25,74150118Lot35,89250118Lot46,07550118LotS5,65850110Lot65,65750110AdminReportBounShortPlot CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionBOUNSHORTPLATLUA16-000124April25,2016Page6of16Lot76,45349120TractA7,253N/AN/AStaffComment:Asshowninthetableabovealllots,withtheexceptionofthewidthofLot7,complywiththeminimumlotsize,width,anddepthrequirements.Lot7hasawidthof49feet,whichis1-footlessthantheminimumlotwidthof50feetrequiredintheR-8zone.Toensurethatalllotscomplywiththeminimumdimensionalrequirements,staffrecommends,asaconditionofapproval,thatthewidthofLot7beincreasedtocomplywiththeminimum50-footlotwidthrequirementoftheR-8zone.Thiscouldbeaccomplishedbyreducingthesizeoftheaccesseasementfrom20feettothewidthofapublicalley,16feet.Setbacks:TherequiredsetbacksintheR-8zoneareasfollows:frontyardis20feet,exceptwhenallvehicleaccessistakenfromanalley,then15feet,sideyardis5feet,sideyardalongthestreet15feet,andtherearyardis20feet.StaffComment:Vehicularaccessforalllotswouldbeprovidedviathealley(ChelanPlaceNE);thereforethefrontyardsetbackrequirementfortheselotswouldbe15feet.Thereisanexistingdetachedaccessorystructurelocatedontheprojectsite,proposedforremoval.Thedetachedaccessorystructurewouldnotcomplywiththerequiredsetbackareasfromthenewlotlines;thereforestaffrecommends,asaconditionofapproval,thatademolitionpermitbeobtainedfortheremovalofthedetachedaccessorystructure,andallrequiredinspectionsbecompletedpriortotherecordingoftheshortplat.Setbacksfortheproposedsinglefamilyresidenceswouldbeverifiedatthetimeofbuildingpermitreview.Thelotsasproposedappeartocontainadequateareaforcompliancewiththerequiredsetbacks.BuildingStandards:TheR-8zonehasamaximumbuildingcoverageof50%,amaximumimpervioussurfacecoverageof65%,andamaximumbuildingheightof2storieswithamaximumwallplateheightof24feet.StaffComment:Buildingheight,buildingcoverage,andimpervioussurfacecoverageforthenewsinglefamilyresidenceswouldbeverifiedatthetimeofbuildingpermitreview.Landscaping:TheCity’slandscaperegulations(RMC4-4-070)requirea10-footlandscapestripalongallpublicstreetfrontages.AdditionalminimumplantingstripwidthsbetweenthecurbandsidewalkareestablishedaccordingtothestreetdevelopmentstandardsofRMC4-6-060.Streettreesand,ataminimum,groundcover,aretobelocatedinthisareawhenpresent.SpacingstandardsshallbeasstipulatedbytheDepartmentofCommunityandEconomicDevelopment,providedthereshallbeaminimumofonestreettreeplantedperaddress.AnyadditionalCompliantifundevelopedright-of-wayareasshallbelandscapedunlessotherwisedeterminedbyconditionoftheAdministrator.Wherethereisinsufficientright-of-wayspaceornopublicapprovalisfrontage,streettreesarerequiredinthefrontyardsubjecttoapprovalofthemetAdministrator.AminimumoftwotreesaretobelocatedinthefrontyardpriortofinalinspectionforthenewSingleFamilyResidence.StaffComment:APreliminaryTreeRetentionandLandscapePlan(Exhibit3)wassubmittedwiththeprojectapplication.Theplanidentifiesa10-footonsitelandscapestripandadditionallandscapingbetweenthecurbandsidewalk.Theonsitelandscapestripincludesthefollowingtrees:floweringpear,Himalayanwhitebirch,‘Bowhall’maple,andvinemaple;shrubs:nandina,dwarfburningbush,maidengrass,Englishlavender,Euonymus,andfountaingrass;andgroundcover:kinnikinnik.TheonsiteAdminReport_BounShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionBOUNSHORTPLATLUA16-000124April25,2016Page7of16landscapestripincludesamixoftrees,shrubs,andgroundcover,whichcomplieswiththelandscapingrequirements.WithintheChelanAvenueNEpublicright-of-way,theapplicantisproposingalandscapestripbetweenthecurbandsidewalkthatstartsatawidthof4feetalongthesouthendoftheprojectsiteandwidenstoawidthof8feetalongthenorthendoftheprojectsite.A6-footwidelandscapestripisproposedbetweenthecurbandsidewalkalongDuvallAvenueNE.Thelandscapingproposedincludeskatsuratreesandlawn.Theportionofthelandscapestripthatislessthan8feetinwidthdoesnotcomplywiththeminimum8-footwidthrequiredintheCityofRentonstreetstandards(RMC4-6-060).Therefore,staffrecommends,asaconditionofapproval,thatadetailedlandscapeplanbesubmittedatthetimeofUtilityConstructionPermitReview.Thedetailedlandscapeplanshallincludean8-footwidelandscapingstripbetweenthecurbandsidewalkalongthefulllengthoftheChelanAvenueNEandDuvallAvenueNEfrontagesoramodificationrequesttoreducethelandscapestripshallbesubmittedandapprovedinaccordancewithRMC4-9-250DatthetimeofUtilityConstructionPermitReview.TreeRetention:TheCity’sadoptedTreeRetentionandLandClearingRegulationsrequiretheretentionof30percentoftreesinaresidentialdevelopment.Significanttreesshallberetainedinthefollowingpriorityorder:PriorityOne:Landmarktrees;significanttreesthatformacontinuouscanopy;significanttreesonslopesgreaterthantwentypercent(20%);Significanttreesadjacenttocriticalareasandtheirassociatedbuffers;andSignificanttreesoversixtyfeet(60’)inheightorgreaterthaneighteeninches(18”)caliper.PriorityTwo:Healthytreegroupingswhoseassociatedundergrowthcanbepreserved;othersignificantnativeevergreenordeciduoustrees;andOthersignificantnon-nativetrees.PriorityThree:Aldersandcottonwoodsshallberetainedwhenallothertreeshavebeenevaluatedforretentionandarenotabletoberetained,unlessthealdersand!orcottonwoodsareusedaspartofanapprovedenhancementprojectwithinacriticalCompliantifareaoritsbuffer.conditionof...approvalisAminimumtreedensityshallbemaintainedoneachresidentiallyzonedlot.Formetdetachedsinglefamilydevelopment,theminimumtreedensityistwo(2)significanttreesforeveryfivethousand(5,000)squarefeet.Thetreedensitymayconsistofexistingtrees,replacementtrees,treesrequiredpursuanttoRMC4-4-070F1,StreetFrontageLandscapingRequired,oracombination.StaffComment:APreliminaryTreeRetentionandLandscapePlan(Exhibit3)andaTreeRetentionWorksheet(Exhibit5)wereincludedwiththeshortplatapplicationmaterials.AccordingtotheTreeRetentionWorksheet(Exhibit5),atotalof7significanttreesarelocatedontheprojectsite.TheWorksheetnotesthat2treesarewithinareasofproposedpublicright-of-waydedicationand1treeiswithinaprivateaccesseasement,foratotalof3excludedtrees.Staffcalculatesthatatotalof4treesarelocatedwithinareasofpublicright-of-waydedicationwith1treelocatedinaprivateaccesseasement,foratotalof5excludedtrees.Afterthedeductionofthe5excludedtreesfromthetotalof7trees,atotalof2protectedtreesarelocatedontheprojectsite.Basedontheretentionrateof30percent,theapplicantisrequiredtoretain1tree(0.30x2=0.60trees).Notreesareproposedforretention,therefore___ _ _ _ __ _ _ _ _ _replacementisrequired.Thereplacementratiorequiredfor;significanttreewouldbeAdminReport_BounShortPlot CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionBOUNSHORTPLATLUA16-000124April25,2016Page8of166,2-inchcalipertreesplantedontheprojectsite.Theapplicantisproposingtocountthe2inchKatsuratreesproposedtobeinstalledwithinthepublicright-of-wayasreplacementtrees.Toensurethatthereplacementtreesadequatelymitigatetheremovaloftreesontheprojectsite,thereplacementtreesshallbeinstalledontheprojectsiteandnotwithinthepublicright-of-way.Atotalof171%inchcalipertreesareproposedtobeinstalledwithintheonsite10-footlandscapestripfrontingtheproposedlots.Ifthecalipersizeofthesetreeswereincreasedto2inches,theycouldbecountedasreplacementtrees.Inaddition,eachlotisrequiredtoprovideaminimumtreedensityoftwo2-inchcalipertrees.Tocomplywiththereplacementratioandminimumtreedensityrequirements,staffrecommends,asaconditionofapproval,thataFinalTreeRetentionPlanbesubmittedatthetimeofUtilityConstructionPermitReview.TheFinalTreeRetentionPlanshallincludeminimum2-inchcaliperreplacementtreeswithintheonsite10-footlandscapestrip.TheFinalTreeRetentionPlanshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapproval.Parking:Parkingregulationsrequirethataminimumoftwoparkingspacesbeprovidedforeachdetacheddwelling.Drivewaycutsarerequiredtobeaminimumof5feetfrompropertylinesandnewdrivewaysmaybeamaximumof16feetinwidthatthepropertyline.MaximumVdrivewayslopesshallnotexceedfifteenpercent(15%);provided,thatdrivewaysexceedingeightpercent(8%)shallprovideslotteddrainsatthelowerendwithpositivedrainagedischargetorestrictrunofffromenteringthegarage/residenceorcrossinganypublicsidewalk.StaffComment:CompliancewiththeparkinganddrivewaystandardswillbeverifiedatthetimeofBuildingPermitReview.15.DesignStandards:ResidentialDesignandOpenSpaceStandards(RMC4-2-115)areapplicableintheR8zone.TheStandardsimplementpoliciesestablishedintheLandUseElementoftheComprehensivePlan.CompliancewithSiteDesignStandardsmustbedemonstratedpriortoapprovalofthesubdivision.CompliancewithResidentialDesignStandardswouldbeverifiedpriortoissuanceofthebuildingpermitforthenewsinglefamilyhomes.Theproposalisconsistentwiththefollowingdesignstandards,unlessnotedotherwise:LotConfiguration:Oneofthefollowingisrequired:1.Lotwidthvariationof10feet(10’)minimumofoneperfour(4)abuttingstreet-frontinglots,or2.Minimumoffour(4)lotsizes(minimumoffourhundred(400)grossVsquarefeetsizedifference),or3.Afrontyardsetbackvariationofatleastfivefeet(5’)minimumforatleasteveryfour(4)abuttingstreetfrontinglots.StaffComment:Theproposedshortplatwouldcomplywithcriteria2aboveaspreviouslydiscussedaboveunderFOF14,LotDimensions.Garages:Oneofthefollowingisrequired;thegarageis:v1.Recessedfromthefrontofthehouseand/orfrontporchatleasteightfeet(8’),or2.Locatedsothattheroofextendsatleastfivefeet(5’)(notincludingAdminReportBounShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionBOUNSHORTPLATLUA16-000124April25,2016Page9of16eaves)beyondthefrontofthegarageforatleastthewidthofthegarageplustheporch/stooparea,or3.Alleyaccessed,or4.Locatedsothattheentrydoesnotfaceapublicand/orprivatestreetoranaccesseasement,or5.Sizedsothatitrepresentsnogreaterthanfiftypercent(50%)ofthewidthofthefrontfacadeatgroundlevel,or6.Detached.Theportionofthegaragewiderthantwentysix-feet(26’)acrossthefrontshallbesetbackatleasttwofeet(2’).StaffComment:Basedonthealleyloadeddesign,theproposedshortplatwouldcomplywithcriterianumber3above.PrimaryEntry:Oneofthefollowingisrequired:1.Stoop:minimumsizefourfeetbysixfeet(4’x6’)andminimumheighttwelveinches(12”)abovegrade,or2.Porch:minimumsizefivefeet(5’)deepandminimumheighttwelveCompliancenotinches(12”)abovegrade.yetException:incaseswhereaccessibility(ADA)isapriority,anaccessibleroutemaydemonstratedbetakenfromafrontdriveway.StaffComment:TheprimaryentranceforLots1-4wouldbeoffofDuvallAvenueNEandtheprimaryentranceforLots5-7wouldbeoffofChelanAvenueNE.Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.FaçadeModulation:Oneofthefollowingisrequired:1.Anoffsetofatleastonestorythatisatleasttenfeet(10’)wideandCompliancenottwofeet(2’)indepthonfacadesvisiblefromthestreet,oryet2.Atleasttwofeet(2’)offsetofsecondstoryfromfirststoryononedemonstratedstreetfacingfacade.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.CompliancenotWindowsandDoors:Windowsanddoorsshallconstitutetwenty-fivepercentyet(25%)ofallfacadesfacingstreetfrontageorpublicspaces.demonstratedStaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.N/AScale,Bulk,andCharacter:N/ARoofs:Oneofthefollowingisrequiredforalldevelopment:1.Hiporgabledwithatleastasixtotwelve(6:12)pitchforthe.prominentformoftheroof(dormers,etc.,mayhavelesserpitch),orCompliancenotyet2.Shedroof.demonstratedAdditionally,forsubdivisionsgreaterthannine(9)lots:Avarietyofroofformsappropriatetothestyleofthehomeshallbeused.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.AdminReportBounShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionBOUNSHORTPLATLUA16-000124April25,2016Page10of16Eaves:Bothofthefollowingarerequired:1.EavesprojectingfromtheroofoftheentirebuildingatleasttwelveCompliancenotinches(12”)withhorizontalfasciaorfasciagutteratleastfiveinchesyet(5”)deeponthefaceofalleaves,anddemonstrated2.Rakesongableendsmustextendaminimumoftwoinches(2”)fromthesurfaceofexteriorsidingmaterials.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.ArchitecturalDetailing:Ifonesidingmaterialisusedonanysideofthedwellingthatistwostoriesorgreaterinheight,ahorizontalbandthatmeasuresatleasteightinches(8”)isrequiredbetweenthefirstandsecondstory.Additionally,oneofthefollowingisrequired:Compliancenot1.Threeandonehalfinch(31/2”)minimumtrimsurroundsallwindowsyetanddetailsalldoors,ordemonstrated.2.Acombinationofshuttersandthreeandonehalfinches(31/2minimumtrimdetailsallwindows,andthreeandonehalfinches(31/2”)minimumtrimdetailsalldoors.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.MaterialsandColor:Forsubdivisionsandshortplats,abuttinghomesshallbeofdifferingcolor.Colorpalettesforallnewdwellings,codedtothehomeelevations,shallbesubmittedforapproval.Additionally,oneofthefollowingisrequired:1.Aminimumoftwo(2)colorsisusedonthehome(bodywithdifferentCompliancenotcolortrimisacceptable),oryet2.Aminimumoftwo(2)differingsidingmaterials(horizontalsidinganddemonstrated...shingles,sidingandmasonryormasonry-likematerial,etc.)isusedonthehome.Onealternativesidingmaterialmustcompriseaminimumofthirtypercent(30%)ofthestreetfacingfacade.Ifmasonrysidingisused,itshallwrapthecornersnolessthantwentyfourinches(24”).StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.16.CompliancewithSubdivisionRegulations:RMC4-7Providesreviewcriteriaforthesubdivisions.Theproposalisconsistentwiththefollowingsubdivisionregulationsifallconditionsofapprovalarecompliedwith:ComplianceSubdivisionRegulationsandAnalysisAccess:Eachlotmusthaveaccesstoapublicstreetorroad.Accessmaybebyashareddrivewaypertherequirementsofthestreetstandards.Themaximumwidthofsingleloadedgaragedrivewaysshallnotexceedninefeet(9’)Vanddoubleloadedgaragedrivewaysshallnotexceedsixteenfeet(16’).StaffComment:ThesiteisboundedbyChelanAvenueNE,apublicstreet,alongthewestpropertyboundaryandDuvallAvenueNEalongtheeastpropertyboundary.Inaddition,apublicalley,ChelanPlaceNE,abutsthepropertytothesouthandisproposedtobeextendedthroughtheprojectsitetothenorthpropertyline.VehicularAdminReport_BounShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionBOUNSHORTPLATLUA16-000124April25,2016Page11of16accesstotheproposedlotswouldbeprovidedviatheextensionofChelanPlaceNEthroughtheprojectsite.ChelanPlaceNEisproposedtohavearight-of-waywidthof20feetandapavementwidthof20feet.Anadditional20-footwideprivateaccesseasementisproposedtoprovideaneastwestconnectionbetweenChelanPlaceNEandChelanAvenueNEoverthestormwaterdetentiontract(TractA).ThiseastwestconnectionwouldprovideanalternateaccesstoChelanAvenueNEforresidentsofthisdevelopmentandcouldpotentiallyreducethenumberoftripsacrosstheportionofChelanPlaceNEsouthoftheprojectsite.N/ABlocks:Blocksshallbedeepenoughtoallowtwotiersoflots.StaffComment:Nonewblocksareproposedasaresultofthisdevelopment.Lots:Thesize,shape,orientation,andarrangementoftheproposedlotscomplywiththerequirementsoftheSubdivisionRegulationsandtheDevelopmentStandardsoftheR-8zoneandallowforreasonableinfillofdevelopableland.Alloftheproposedlotsmeettherequirementsforminimumlotsize,depth,andwidth.StaffComment:Allofthelotsarerectangularinshapeandwouldbealleyaccessed.Lots1-4areorientedtoprovidefrontyardsfacingeasttowardsDuvallAvenueNEandLots5-7areorientedtoprovidefrontyardsfacingwesttowardsChelanAvenueNE.‘Staffrecommends,asaconditionofapproval,thataccessforLots1-7shallbeprovidedviathealley(ChelanPlaceNE).ThefrontfaçadeofthehousestobeconstructedonLots1-4shallfaceDuvallAvenueNEandthefrontfaçadeofthehousestobeconstructedonLots5-7shallfaceChelanAvenueNE.AnotetothiseffectshallberecordedonthefaceoftheShortPlatmap.Compliancewiththeminimumsize,width,anddepthrequirementswaspreviouslydiscussedaboveunderFOF14.StaffrecommendedaconditionthatthewidthofLot7berevisedtocomplywiththeminimumlotwithrequirementsoftheR-8zone.Streets:TheproposedStreetsystemshallextendandcreateconnectionsbetweenexistingstreetspertheStreetStandardsoutlinedinRMC4-6-060StreetStandards.StaffComment:ChelanAvenueNEisclassifiedasaResidentialAccessStreetandhasa32-footwidepavedstreetsectionwestandsouthofthesite.AlongthewesternandeasternedgesofChelanAvenueNEthereis6-inchverticalcurbandgutteranda5-footwidesidewalk.ChelanAvenueNEterminatesabout125feetnorthofthesouthernpropertyline.Thepreliminaryroadprofiles(Exhibit13)forChelanAvenueNEshowsa0.5-footcurb,8-footplanter,and5-footsidewalk.However,thelandscapeplan(Exhibit3)showsthe8-footwideplanterstriptaperingtoawidthof4feet,whichislessthantheminimum8-footrequirement.AspreviouslydiscussedaboveunderLandscaping(FOF14),staffrecommendedasaconditionofapprovalthatthewidthofthelandscapestripbeincreasedto8feetoramodificationtothestreetstandardsberequestedandapproved.Theshortplatlayout(Exhibit2)showsaright-of-waydedicationof23feetprovidedfortheextensionofChelanAvenueNE.Thisallowsfor35-footofright-of-way.ThisisacceptableforChelanAvenueNE.Thededicationofthe18-footwidepanhandlenorthofthe23-footrightofwaydedicationisacceptableforthefutureextensionofChelanAvenueNE.Frontageimprovementsarenotproposedalongthefullextentofthe18-footwidepanhandlenorthoftheprojectsiteasrequiredpertheCity’sstreetstandards(RMC4-6-060).Therefore,staffrecommends,asaconditionofapproval,thatamodificationrequestbesubmittedandapprovedfortheproposedwaiveroffrontageimprovementsalongthe18-footwidepanhandlenorthoftheprojectsite.ThemodificationrequestshallbesubmittedatthetimeofUtilityConstructionPermitReview.AdminReport_BounShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionBOUNSHORTPLATLUA16-000124April25,2016Page12of16DuvallAvenueNEisclassifiedasaPrincipalArterialwithanexistingright-of-waywidthof84feetandapavementwidthof66feet.ThewesternedgeofDuvallAvenueNEhasa6-inchverticalcurb,3.5-footplanter,and5-footsidewalksouthofthesite.Immediatelyeastofthesitethereisnocurborsidewalk.A3.5-foottightofwaydedicationwillneedtobeprovidedalongtheDuvallAvenueNEfrontagetomeetCitystandards.Thisisappropriatelyshownontheplans.A27-footwidepavedhalfstreetisrequited.Thisaccountsfortwo11-foottravellanesandone5-footbikelane.A0.5-footwidecurb,8-footwideplanter,8-footsidewalk,and1-footmaintenanceareabehindthesidewalkarerequitedtobeprovidedbythedeveloper.PleaseupdatetheDuvallAvenueNEstreetsectiontoaccommodatetheserequirements.TheStreetfrontageimprovementsneedtobeinstalledalongthefullprojectfrontage,theimprovementsalongDuvallAvenueNEwillneedtoextendtothenorthtothenorthernpropertyboundary.PleasereferenceRMCcodesection4-6-060forstreetstandards.ChelanPlaceNEisapublicalleyandhasa20-footwidepavedsectionwithina20-footright-of-way.ThereatenosidewalksorcurbsalongChelanPlaceNE.RMC4-6-060specifiesthatpublicalleysshallhavearight-of-waywidthof16feetwith12feetofpaving.TheproposedlayoutoftheChelanPlaceNEwiththeextensionofthe20-foottight-of-waytothenorthpropertylineexceedstheCity’salleystandards.Staffrecommends,asaconditionofapproval,thatthewidthofthealleyberevisedtocomplywiththeCity’sadoptedstreetstandards,orthatamodificationtothesestandardsberequestedatthetimeofUtilityConstructionPermitReview.17.RelationshiptoExistingUses:Theproposedprojectiscompatiblewithexistingsurroundinguses.,.-StaffComment:Theproposedlotswouldbecompatiblewiththeexistingsizeandshapeofsurroundingdevelopment.Inaddition,theproposedlotswouldbealleyaccessed,whichiscompatiblewiththeneighboringdevelopmentpatterntothesouthoftheprojectsite.AvailabilityandImpactonPublicServices:ComplianceAvailabilityandImpactonPublicServicesAnalysisPoliceandFire:PoliceandFirePreventionstaffindicatesthatsufficientresourcesexisttofurnishservicestotheproposeddevelopment;subjecttotheconditionthatthe“applicantprovidesCoderequiredimprovementsandfees.Fireimpactfeesareapplicableattherateof$495.10persinglefamilyunit.Thisfeeispaidattimeofbuildingpermitissuance.Schools:ItisanticipatedthattheRentonSchoolDistrictcanaccommodateanyadditionalstudentsgeneratedbythisproposalatthefollowingschools:SierraHeightsElementary,McKnightMiddleSchoolandHazenHighSchool.Anynewstudentsfromtheproposeddevelopmentwouldbebussedtotheirelementaryandmiddleschools.StudentsattendingHazenHighSchoolwouldwalktoschool.ThebusstopforSierravHeightsElementarystudentsislocatedapproximately0.25milesfromtheprojectsiteatDuvallPlaceNEandNEStreet.StudentswouldwalksouthalongtheexistingsidewalkonDuvallAvenueNEtoNE9thStreetwheretheywouldcrossthestreetandwalkalongtheNE9thStreetshouldertothebusstopattheintersectionofDuvallPlaceNEandNE9thStreet.ThebusstopforMcKnightMiddleSchoolstudentsislocatedapproximately0.3milesfromtheprojectsiteat1332DuvallAvenueNE.StudentswouldwalknorthalongtheexistingsidewalkonDuvallAvenueNE,andcrosstheStreetAdminReportBounShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionBOUNSHORTPLATLUA16-000124April25,2016Page13of16atanyofthecrosswalksalongtheway,totheexistingbusstoplocatedat1332DuvallAvenueNE.TheproposedprojectincludestheinstallationoffrontageimprovementsalongtheDuvallAvenueNEandChelanAvenueNEfrontages,includingsidewalks.ASchoolImpactFee,basedonnewsingle-familylots,willberequiredinordertomitigatetheproposal’spotentialimpactstotheRentonSchoolDistrict.ThefeeispayabletotheCityasspecifiedbytheRentonMunicipalCode.Currentlythefeeisassessedat$5,643.00petsinglefamilyresidence.Parks:AParkImpactFeewouldberequiredforthefuturehouses.ThecurrentParkImpactFeeis$1,887.94.Thefeeineffectatthetimeofbuildingpermitapplicationisapplicabletothisprojectandispayableatthetimeofbuildingpermitissuance.StormWater:Anadequatedrainagesystemshallbeprovidedfortheproperdrainageofallsurfacewater.StaffComment:APreliminaryTechnicalInformationReportcompletedbyBarghausenConsultingEngineers,Inc.datedJanuary8,2016(Exhibit6)wassubmittedwiththeprojectapplication.Thesiteisapproximately1.32acresinsizeandiscurrentlycoveredinbrushandtrees.ThesiteisintheFlowControlDurationStandard(ForestedConditions)andrequiresBasicWaterQuality.ThesiteisintheMayCreekdrainagebasin.ThesiteconsistsoftwoseparateThresholdDischargeAreas(TDA).SincebothTDAsrequireafulldrainagereview,theapplicantisproposingtocombinetheTDAsbyasurfacewateradjustment.ThecombinedTDAwilldischargeatthenaturaldischargelocationofthewestTDA.ThesurfacewateradjustmentwillneedtobereviewedbytheCity.PleasereferenceSection1.4oftheCity’sAmendmentstothe2009KCSWDMformoteinformationontheadjustmentprocess.Theprojectisproposingacombinationdetention/wetvaultdesigninaccordancewiththe2009KCSWDMandthe2010CityofRentonAmendmentsforLevel2FlowControlandBasicWaterQuality.ThisisacceptabletotheCity.Thesitewillrequireon-siteFlowControlBMPs.Pleaseseesection1.2.3.3oftheCityamendmentstotheKCSWDMfortheFlowControlBMPrequirement.AllincompleteinformationfromtheCoreRequirementsshallbeprovidedinthefinalreport.AGeotechnicalReportcompletedbyPanGEOdatedOctober12,2015(Exhibit9)wassubmittedwiththeprojectapplication.Perthereport,thissiteisunsuitableforstormwaterinfiltration.AConstructionStormwaterGeneralPermitfromtheWashingtonDepartmentofEcologywillberequiredsinceclearingofthesiteexceedsoneacre.Thedevelopmentissubjecttoasystemdevelopmentcharge(SDC)of$1,485.00pereachlot.Feesarepayableatthetimeofpermitissuance.Water:WaterserviceisprovidedbytheCityofRenton.Thereisanexisting8-inchwatermaininChelanPlaceNEendingatthesouthpropertyline.Thereisalsoanexisting8-inchwatermainwestofthepropertyinChelanAvenueNE.KingCountyWaterDistrictNo.90(WD90)hasa4-inchwatermainwithinaneasementalongthewestsideofthedevelopment.Thislineservesotherparcelsnorthoftheproposeddevelopment.Theprovidedpreliminarysurveyandwaterandsewerplan(Exhibit8)doesnotshowtheexisting8”watermaininChelanAvenueNEwestoftheparcel.Pleasehavethislinesurveyedanddisplayedonthewaterandsewerplan.RefertoFacilityID:WM-05906andRecordDrawingW-332501inCORMapsforreference.Theexisting4”KingCountyWD90watermainisalsonotshown.Pleasehavethislinesurveyedanddisplayedonthewaterandsewerplan.AdminReport_BounShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionBOUNSHORTPLATLUA16-000124April25,2016Page14of16An8”watermainextensionfromChelanPlaceNEwestalongtheneweast/westaccessroadtotheexisting8”watermaininChelanAvenueNEwillneedtobeinstalled.Profilesarerequiredforthewatermainextensions.ProfilesshallbeperCityofRentondraftingstandards.Eachlotshallbeservicedbya1”domesticwatermeter.EachmeterwillbeinstalledbytheCityofRenton.Thedevelopmentissubjecttoasystemdevelopmentcharge(SDC)of$3,245.00per1”watermeter.Theinstallationfeeper1”meteris$3,310.00.Feesarepayableatthetimeofpermitissuance.SanitarySewer:SewerserviceisprovidedbytheCityofRenton.Thereisanexisting8-inchsewermaininChelanPlaceNEendingatthesouthpropertyline.Thereisalsoanexisting8-inchsewermaininChelanAvenueNE.Bothsewermainsflowsouthandconnecttothe8-inchsewermaininNE10thStreet.TheproposedsewerlayoutwithaterminationataSSMHatthenorthendofChelanPlaceNEisacceptable.AprofileofVthesewermainperCityofRentondraftingstandardswillberequired.Thedevelopmentissubjecttoasystemdevelopmentcharge(SDC)forsewerservice.TheSDCforsewerserviceisbasedonthesizeofthedomesticwaterservice.ThecurrentSDCforsewerservicewitha1”watermeterinstallationis$2,242.00.ThesiteisintheHoneyCreekSpecialAssessmentDistrict(SAD)andthefeeis$250.00perlot.Feesarepayableatthetimeofpermitissuance.I.CONCLUSIONS:1.ThesubjectsiteislocatedintheResidentialMediumDensity(MD)ComprehensivePlandesignationandcomplieswiththegoalsandpoliciesestablishedwiththisdesignationifallconditionsofapprovalaremet,seeFOF13.2.ThesubjectsiteislocatedintheResidential-$(R-8)zoningdesignationandcomplieswiththezoninganddevelopmentstandardsestablishedwiththisdesignationprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOF14.3.TheproposedshortplatcomplieswiththeResidentialDesignandOpenSpaceStandardsprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOF15.4.TheproposedshortplatcomplieswiththesubdivisionregulationsasestablishedbyCityCodeandstatelawprovidedalladvisorynotesandconditionsarecompliedwith,seeFOF16.5.TheproposedshortplatcomplieswiththestreetstandardsasestablishedbyCityCode,providedtheprojectcomplieswithalladvisorynotesandconditionsofapprovalcontainedherein,seeFOE16.6.Therearesafewalkingroutestotheschoolbusstop,seeFOE17.7.Thereareadequatepublicservicesandfacilitiestoaccommodatetheproposedshortplat,seeFOE17.8.Keyfeatureswhichareintegraltothisprojectincludethealleyloadedaccesstotheindividuallots.NJ.DECISION:TheBounShortPlat,FileNo.LUA16-000124,asdepictedinExhibit2,isapprovedandissubjecttothefollowingconditions:1.ThewidthofLot7shallbeincreasedtocomplywiththeminimum50-footlotwidthrequirementoftheR-8zone.2.Ademolitionpermitshallbeobtainedfortheremovalofthedetachedaccessorystructure,andallrequiredinspectionsshallbecompletedpriortotherecordingoftheshortplat.AdminReportBounShortPlot CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionBOUNSHORTPLATLUA16-000124April25,2016Page15of163.AdetailedlandscapeplanshallbesubmittedatthetimeofUtilityConstructionPermitReview.Thedetailedlandscapeplanshallincludean8-footwidelandscapingstripbetweenthecurbandsidewalkalongthefulllengthoftheChelanAvenueNEandDuvallAvenueNEfrontagesoramodificationrequesttoreducethelandscapestripshallbesubmittedandapprovedinaccordancewithRMC4-9-250DatthetimeofUtilityConstructionPermitReview.4.AFinalTreeRetentionPlanshallbesubmittedatthetimeofUtilityConstructionPermitReview.TheFinalTreeRetentionPlanshallincludeminimum2-inchcaliperreplacementtreeswithintheonsite10-footlandscapestrip.TheFinalTreeRetentionPlanshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapproval.5.Amodificationrequestshallbesubmittedandapprovedfortheproposedwaiveroffrontageimprovementsalongthe18-footwidepanhandlenorthoftheprojectsite.ThemodificationrequestshallbesubmittedatthetimeofUtilityConstructionPermitReview.6.AccessforLots1-7shallbeprovidedviathealley(ChelanPlaceNE).ThefrontfaçadeofthehousestobeconstructedonLots1-4shallfaceDuvallAvenueNEandthefrontfaçadeofthehousestobeconstructedonLots5-7shallfaceChelanAvenueNE.AnotetothiseffectshallberecordedonthefaceoftheShortPlatmap.7.ThewidthofthealleyshallberevisedtocomplywiththeCity’sadoptedstreetstandards,oramodificationtothesestandardsshallberequestedatthetimeofUtilityConstructionPermitReview.DATEOFDECISIONONLANDUSEACTION:SIGNATURE:__ __ _JenniferHenning,PlanningDirectorDateTRANSMITTEDthis25thdayofApril,2016totheOwner/Applicant/Contact:Owner/Applicant:Contact:Socheat“Kent”KhnorIvanaHalvorsen26721106thAvenueSEBarghausenConsultingEngineers,Inc.Kent,WA9803018215AvenueSKent,WA98032TRANSMITTEDthis25thdayofApril,2016tothePartiesofRecord:DedrickTalJeffAmiraRichWagner1011ChelanP1NE4122FactoriaBlvdSE,405BaylisArchitectsRenton,WA98059-4550Bellevue,WA9800610801MainStBellevue,WA98004RolandoTanjuaquioScottKolbySueHuang1014ChelanPINE1017ChelanPINEP0Box20805Renton,WA98059-4347Renton,WA98059-4551SanJose,CA95160TinHoangTrinhLe1008ChelanPINE4608NE10thStRenton,WA98059-3975Renton,WA98059-4595AdminReport_BounShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionBOUNSHORTPLATLUA16-000124April25,2016Page16of16TRANSMITTEDthis25thdayofApril,2016tothefollowing:ChipVincent,CEDAdministratorBrianneBannwarth,DevelopmentEngineeringManagerJanConklin,DevelopmentServicesVanessaDothee,CurrentPlanningManagerFireMarshalK.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATION:Theadministrativelandusedecisionwillbecomefinalifthedecisionisnotappealedwithin14daysofthedecisiondate.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHearingExamineronorbefore5:00PMonMay9,2016.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075(3);WAC197-11-680),togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.RMC4-8-110.BgovernsappealstotheHearingExaminerandadditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,(425)430-6510.EXPIRATION:Theadministrativeshortplatdecisionwillexpiretwo(2)yearsfromthedateofdecision.Asingleone(1)yearextensionmayberequestedpursuanttoRMC4-7-070.M.RECONSIDERATION:Within14daysofthedecisiondate,anypartymayrequestthatthedecisionbereopenedbytheapprovalbody.Theapprovalbodymaymodifyhisdecisionifmaterialevidencenotreadilydiscoverablepriortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheapprovalbodyfindssufficientevidencetoamendtheoriginaldecision,therewillbenofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.THEAPPEARANCEOFFAIRNESSDOCTRINE:providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpattiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.AdminReportBounShortPlat COVERSHEETOFBOUNSHORTPLATAPORTiONOFSECTION10,TOWNSHIP23N.,RANGE05E,W.M.—rLEEINDEX-1OF6COVERSHEET/2OF6PRELIMINARYSHORTFLAT1-3OF6PREUMINARYGRADINGANDDRAINAGEPLANt4OF6PRELIMINARYROADPROFLE5OF6PRELIMINARYWATERANDSEWERPLAN60F6PRELIMINARYTREERETENTIONANDLANDSCAPEPLAN1zWASHINGTONz:z::zzzz-VICINfl’fMAPNOTES2.0010ARCS657976sr.(to32WE)11000Il-iIILEGALDESCRPT)ONDDEEAST0062/OFTORES010URESTQUNTEAOFTOEEXCEPTTIE5002040FEETOFTHENORTH232.04FEETLONGEASTOFTIEWEST30FEETOFSOOT50002051000.0040TOE1611100624DATEDWEREI,2005.)SURVEYNOTESDOOFTRITONADACATWERTg000601SAWR4SS0401000CONCRETERECESSED0.6NO.0WTIETOPOFMUNA6ENtCASE0148COYOFTRITONR100TPEATREC000ED0048CRREC000RAGNOADEA20120110A00001AREASLEGFoH5,600SF(W/WNT6AW)‘-4H6.CR000048Z90*AG:00-6(30/WERE)8.REASONEDAlA.ITTTRIO:SOFEET/NOFEETCORDER6.RETAINEDIAN.CDTDEPOT:DOPOET/TOFEETCORDERTI.WETPROJECTTERROr:6,25DO/WERE-.,.-2.REOCARRO9000.FRONT/SEESTREET,-‘--IOWNER/DEVaOPERENcNEER/PLANNEHAARQ16USENCINAROTNUDRADACORS.SCrFEErSTCR,’4J91V’‘ENGNER 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NSV-20114IPRELIMINARYTREERECEN71ONANDLANDSCAPEPLANOFBOUNSHORTPLATAPOR11ONOFSECTiON10,TOWNSHP23NRANGE05E.,W.M.ctrOFRENTON,WASHINGTONACANTTREELENDTREERETENTiONTABLEflcIf3:wIDEPARTMENTOFCOMMUNITYANDECONOMICDEYEtOPMENTIitrjr______IrTREERETENTIONWORKSHEETDEcA000STOROMANSOURCEOFSONHCANTThEES10WIDTHLANDSCAPEBUFFERROSENCONSIO.DNG.AATC2015El10WIDTHLANDSCAPE-—BUFFER5Ott60:;dt,HoIt6PLANTSCHEDULEIBOTANICAL/COMMONNAMETREES:SIZECONDITIONSPACINGQUANTItYREMARKSALAMALZACERIGIRHYILONJAPONOOM/REPLACEMENTTREEQUANTITYTOREADJUSTEDBASEDONDRYRFWA’ILOCATORS2,00mI-II-I-1UTRACTA--PARR,DRNNHGEFAcRITYANDOSUTRSACEES:kUz>_jArPYRUSCALLERYANA‘CHANTICLEER’/FLOWERINGPEARYARDTREERETAIN,RCOUEMONTR/IRMA[AYANBAREBIRCHYARDTREEACERSR‘BUWHALL’/YARDTREEACERCRONATUU/WAEMARIEYARDTREE2”CAL.BART—T/2”CAL.B&1—1/2”CAL,B&B1—T/2’CAL.N&1—1/2”CALBABTB”ATTO”AT18”ATTB”ATSTARE&GUTONEGRUWBIGSEASON:NURSERYGROWNFORSTREETTREEUSE,BRANCHEDATN’STARE&GUYONEGRYWBAGSEASON;NURSERYGROWNBRANCHEDATA’SEASON;NURSERYGROANSTARE&GUYONEGROWBAGSEASON;NURSERYGROWNBRANCHEDATA’STAKEHGASONEMOWBAGSEASONNURSERYGROWNBRANCHEDATU’FOI,CANNRISKYP1111ANDBOISTRIruttANDRUS1RYFUELANDBUSHYFULLANDDUSKYFULLANDRUSHY1ASSHOWNASSHOWNASSHOWNASSHOWNASSHOWNASSHOWNAUSHOWN5-:12SHRUBS:YGNNDINAROVESDCA‘UDOHWAY’/EUONYUUSALATA‘COUPACTA’/DWARFBURNWGBUSHMISCANTHUSDNENSD/MAIDENGRASSENGLISHLAVENDER/EURNYTAUSSP.‘EMERALDNGOLD’/EUOKYMUSPENNISETUMSP‘RAMELN’/FOUNTAINGRASSGROUNDCOVER:SEWNARCTOSTAPRYLLDSKYA-URSIMASSACHUSETTS’/KRNIAIIAHRIGALLON24O.C.ASREO’DFULLANDWJSRTYAINED Greenforest Incorporated October 14,2015 Kent Khnor 26721 106th Ave SW Kent WA 98030 RE:Arborist Report,Boun Short Plat,Parcel No.1023059139 You contracted my services as a consulting arborist.My assignment is to: 1.Inspect and inventory 5 significant trees as shown on preliminary tree retention plan. 2.Confirm significant tree quantity on site. 3.Record tree species,diameter,dripline and visible defects. 4.Assess tree health and structure. 5.Prepare a written report of findings. I received a preliminary tree retention plan from Ivana Halvorsen,of Barghausen Consulting Engineers,Inc.,locating 5 significant trees.I visited the site 10/6/15 and performed a field inspection.The site is flat and covered mostly in unmanaged brambles.I inspected the 5 surveyed trees plus an additional 2 trees of significant size, which are the subject of this report.Six of the 7 trees are Douglas-fir,and range in size from 6 to 30 inches DBH.The seventh tree is a red alder. TREE INSPECTION —Tree Health,Condition and Viability I marked each tree with 1”x 3.5”aluminum tag indicating tree number.I visually inspected each tree from the ground and rated both tree health and structure. A tree’s structure is distinct from its health.This inspection identifies what is visible with both.Structure is the way the tree is put together or constructed,and identifying obvious defects can be helpful in determining if a tree is predisposed to failure.Tree health assesses disease,insect infestation and old age. No invasive procedures were performed on any trees.The resu iiUii Documentbasedonwhatwasvisibleatthetimeoftheinspection.Av 1aiable Upon Request 4547 South Lucile Street,Seattle,WA 98118 Tel EXHIBIT 4 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Ii— Planning Division 1055 South Grady Way-Renton,WA 98057 Phone:425-430-7200 Fax:425-430-7231 1.Total number of trees over 6”diameter’,or alder or cottonwood trees at least 8”in diameter on project site 7 2.Deductions:Certain trees are excluded from the retention calculation: Trees that are dangerous2 Trees in proposed public streets Trees in proposed private access easements/tracts Trees in critical areas3 and buffers Total number of excluded trees:3 3.Subtract line 2 from line 1:4 o trees 2 trees 1 trees o trees 4.Next,to determine the number of trees that must be retained4,multiply line 3 by: 0.3 in zones RC,R-1,R-4,R-6 or R-8 0.2 in all other residential zones 0.1 in all commercial and industrial zones 5.List the number of 6”in diameter,or alder or cottonwood trees over 8”in diameter that you are proposing5 to retain4: 6.Subtract line 5 from line 4 for trees to be replaced: (if line 6 is zero or less,stop here.No replacement trees are required) 7.Multiply line 6 by 12”for number of required replacement inches: 8.Proposed size of trees to meet additional planting requirement: (Minimum 2”caliper trees required) 9.Divide line 7 by line 8 for number of replacement trees6: (If remainder is .5 or greater,round up to the next whole number) trees trees trees inches inches per tree trees 1 Measured at 4.5’above grade. 2 A tree certified,in a written report,as dead,terminally diseased,damaged,or otherwise dangerous to persons or property by a licensed landscape architect,or certified arborist,and approved by the City. Critical areas,such as wetlands,streams,flood plains and protected slopes,are defined in RMC 4-3-050. Count only those trees to be retained outside of critical areas and buffers. The City may require modification of the tree retention plan to ensure retention of the maximum ni mhr ‘f ——- 6 When the required number of protected trees cannot be retained,replacement trees,with at six feet (6’)tall,shall be planted.See RMC 4-4430.H.1.e.(ii)for prohibited types of replacemer 1 EXHIBIT 5 TREE RETENTION WORKSH EET trees trees trees 4x0.3=1.2 0 1.2 14.4 2 7 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Tree Retention Worksheet.docx PRELIMINARY TECHNICAL INFORMATION REPORT Boun Short Plat NWC of N.E.10th Street and Duvall Avenue N.E. Renton,Washington Prepared for: Kent Khnor Warring Properties 845 106th Avenue N.E.,Suite 200 Bellevue,WA 92044 January 8,2016 Our Job No.17625 Full Document Available upon Request CIVIL ENGINEERING,LAND PLANNING,SL1821572NDAVENUESOUTHKENT,WA 98032 (425)251-BRANCH OFFICES •TUMWATER,WA •LONG BEACH,CA ,RC www.barghausen.com EXHIBIT 6 FIII9IHX]w.----2IIrUi.CHELANAVENE—--ao/4-——-—*jr1--46—ivEEJ1-CHELANPLttcAttvIEH1),DUVALLAVENE/JP&RTE**/-—---w-—________:;‘VI:üi8572NDAVENUESOUTHKEirKHNORTe(425)251-8782FAX=26721-106ThAVESEDRAIYNGANDDRAINAGEPLAN369JWEUNG.ENXRXNMENTALSEHVCE5D.UVBOUNSHORTPLATII WE1’-20’HlzIz1wI0PRELIMINARYWATERANDSEWERPLANBOAPORTiONOFSECTION10,TOWNSHIP23N.RANGE05E.,W.M.COFREON,WASNGTONPROPOSED5WADESMETER(6PADE-4)50‘—PR0ROS[D6SANDARR3PS4350-4Oz-Jhi6II-II-I><U.’p2UU>-jP435.0SCWAwIIto_ _ ___ _ _ASPSWLTLZEEICATCHWADIS(CA)CONCRETES0(WALWEELIWITWARSEWADWNSNEESCREW)WATERANNE(W5301(IS)ANDEWGWDHN5SELEPSANEEDGEREASPHALT PanGEe INCORPORATED Geotechnical &Earthquake Engineering Consultants October 12,2015 PanGEO Project No.07-107.200 Mr.Kent Khnor 26721 106th Avenue Kent,WA 98030 Subject:GEOTEcBNICAL REPORT Proposed Boon-Phany Short Plat Chelan Avenue NE near NE 10th Street Renton,Washington Dear Mr.Khnor, As requested,PanGEO has completed a geotechnical engineering study for the proposed Boon Phany short plat planned just north of the intersection of Chelan Avenue NE and NE 10th Street in Renton,Washington.This study was performed in accordance with our mutually agreed scope of work outlined in our proposal dated September 25,2015.The proposal was subsequently approved by you on September 29,2015.PanGEO previously completed a geotechnical report for the project site in 2007.Our current scope of work includes reviewing our previous report, conducting a site reconnaissance to confirm the site conditions remain unchanged,and updating the report. SITE AND PROJECT DESCRIPTION The project site is located on the east side of Chelan Avenue NE approximately 170 feet north of the intersection of Chelan Avenue NE and NE 10th Street in Renton,Washington (see figure 1, Vicinity Map).Review of a preliminary site plan indicates that the vacant 1.32-acre,rectangular site extends approximately 200 feet in a north-south direction and aDnroximatelv 285 feet in an east-west direction.The site is currently bound to the north by sing Full Document lot,to the south by newly developed 2-story single family residenc Available upon Request NE,to the east by Duvall Avenue NE,and to the west by Chelan P EXHIBIT 9 Scott Kolby 1017 Chelan PL NE Renton,WA 98059 425-256-0404 skolby42gmai1.com March 1,2016 Jill Ding Senior Planner, Renton Department of Community &Economic Development 1055 South Grady Way Renton,WA 98059 Dear Ms Ding, I recently received the notice of application for project Boun Short Plat /LUA16-000124, SHPL-A.The purpose of this letter is to express my concern of the proposed “vehicular access to each lot would be provided via the extension of Chelan Place NE.”Considering all the existing homes on Chelan PL NE each have at least two vehicles,it would be reasonable to expect that the new homes being built will result in a similar vehicle counts for a total of at least 14 more vehicles,or over a 110%increase in traffic accessing homes down our narrow alley. My primary concern with the proposed increase in traffic is the safety of the children who live in several of the homes on Chelan PL NE.Many of these children frequently play in the front yards of these homes,and with our narrow street that leaves no margin for safety.The additional traffic this proposal brings will likely result in increased risk for them. As you evaluate the approval of the short plat for this project,I request that you consider an alternate access point,such as the wider,curbed,street Chelan Ave NE,or even Duvall Ave NE.Thank you for your time and consideration. Sincerely, Scott Kolby EXHIBIT 10(x \.1 1’\ Jill Ding From:Rich Wagner <wagnerr@baylisarchftects.com> Sent Friday,March 04,2016 8:42 AM To:Jill Ding Subject Boun Short Plat /LUA16-000124 Dear Ms.Ding, Please make me a party of record for this land use application. I will be representing,AM Jorgensen,the nearby property owner to the northwest of the applicant. Since this application has not,as of this morning,been entered into the city’s online list of proposed actions, please send to me a copy of the full proposal. Our initial concerns are two: 1.The proposed access to Duval appears to be far south of what might be considered a more logical connection at mid-block (from lOthto 12th),more aligned with NE 11th St and thus able to serve the entire neighborhood. Might the connection where currently shown,prejudice future connections to the larger undeveloped neighborhood north of the applicant site and extending to l2th? A question of information:are access points to Duval subject to WashDOT approvals? 2.We will be insisting that the applicant provide at least half-street improvements along Chelan Ave.for the entire length of their application.NE.Chelan Ave is a right-of-way recognized as a part of the approved city grid,yet the city has sometimes allowed applicants to skirt this obligation by using the short plat process.This already occurred at the townhome project to the north,at the southwest corner of Chelan and NE 12th If the city allows other applicants to slide-by this obligation,what are the city’s recommendations for making the necessary improvements? We look forward to working with you on the development of this property and the all of the properties in this neighborhood. Sincerely. RIch Wagner I FAIA Senior Principal A#CKITICTI Sponsors of the Louis Kahn:The Power of Architecture at the Bellevue Art Museum,January 29 through May 1,2016 10801 Main Street.#110 I Bellevue,wA 98004 1904 ThUd Avenue.#3301 Seattle.WA 98101 T:425.454.0566c:425.894.4646 www.Bayh’:cts.com unkedin Facebook 1 Jill Ding From:Sheldon <rstanjr7@yahoo.com> Sent:Tuesday,March 08,2016 6:48 PM To:Jill Ding Subject:LUA16-000124,SHPL-A Hello, My name is Rolando Tanjuaquio and currently residing at 1014 Chelan p1 NE,Renton 98059.I have a concern about the new construction beside my house.I was wondering if they could have their own road and make ours a dead end.We are just concern because we have two kids that are under 5 years old and concern of their safety. Hoping for your consideration on this matter. Thanks a lot. Sent from my iPhone 1 Jill Ding From:Jeff Amira <jamira@tilamortgage.com> Sent:Tuesday,March 08,2016 10:52 AM To:Jill Ding Subject:RE:Boun Short Plat LUA16-0000124 SHPLA Thanks iii.Yes please add me to the mailing list.Do you know what type of park will be going in?is the project 100% Dedicated to the Truth-In-Lending Act Operations Manager /Loan Originator NMLS 84717 Cell:2067959562 Office:4253685592 Fax:425-3814636 /wwy jffrnoffg%gecon /zeews Voted ‘%Star Mortgage Professional”in Seattle Magazine’s Top 100 in 2011,2012,2013,2014 From:Jill Ding {rnajtçng3ffgntonwgov] Sent:Tuesday,March 08,2016 10:37 AM To:Jeff Amira Subject:RE:Boun Short Plat LUA16-0000124 SHPLA At this point,the stormwater facility is proposed to be underground in a vault within Tract A.Would you like me to add you as a part of record for this project?If so I will need your mailing address. From:Jeff Amira [gjltpjamiryfftHamortçyygecom] Sent:Friday,March 04,2016 9:20 AM I A L fr te rt ju a’it 1n”f :1 scbsure u’’button o’tao ba3ed on wo tfltu eeDtron 0 0 fl1 ornhtbited in utved tr no eonro man ‘a erro’ptaann cuptact canoe’OflO c’coptes A D,v,scn ut arican Pacbtc h1ebpac 1 To:Jill Ding Subject:EW:Boun Short Plat LUA16-0000124 SHPLA Hi Jill, I wanted to teach out to you to discuss the Ttact A which will contain the dtainage facility.I wanted to get more details as to what this verbiage means in relation to a structure.Will it be an retention pond or some type of underground sewer? I 4122 Factoria Blvd SE,Ste 405 Bellevue,WA 98006 /WWvv pçgcorn /ziowrevews Voted “5 Star Mortgage ProfessionaV’in Seatde Magazine’s Top 100 in 2011,2012,2013,2014 ri Dedkated to the Truth-In-tending Act Operations Manager /Loan Originator -NMLS 84717 Cell:206-795-9562 Office:425-368-5592 Fax:425-381-4636 I BBB CONEDEA ;v NOTiCE Th tnQm D .m.nyrr . nT’j 2 Jill Ding From:Trinh Le <trinhvanie@gmail.com> Sent:Wednesday,March 09,2016 12:03 PM To:Jill Ding Subject:Concerns for Project Name/Number:Boun Short Plat/LUA16-000124,SHPL-A Hi Jill, Project Name/Number:Boun Short Plat/LUA16-000124,SHPL-A I would like to be made a party of record to receive any updates on this project. I also want to raise some concerns regarding the proposed access points to this site. The proposed access states it will be using an extension of an existing public alley (Chelan PL NE).My concern is that this public alley will not be able to support the additional traffic required for an additional 7 single family homes. The alley does not have any public sidewalks and does not have enough space to support two way traffic without having to drive onto the front lawns of existing homes. The existing homes using this alley are families with young children and additional traffic may present unsafe conditions especially when the extension is curved thus creating a slight blind sight for vehicles driving through. This public alley’entrance is also located roughly l5Oft from the busy main Duvall St.Traffic being held up in the public alley may cause unnecessary and potentially unsafe sudden backups through Duvall St. My recommendation is that an access point should be built from Chelan Ave NE which is an actual public street with public sidewalks and enough space for curbside street parking and two way traffic. Thank you and please do let me know if you have any questions on this. -Trinh Le 460$NE 10th St. Renton,WA 98059 IR206-458-5575L 1 Jill Ding From:hoang tin <tinhoang@yahoo.com> Sent:Wednesday,March 09,2016 6:53 AM To:JiM Ding Subject:LUA16-000124,SHPL-A Hello Jill, My name is Tin Hoang and I am the owner of the house at 1008 Chelan PL NE,Renton WA 98059.I recently received a notice of application for the Boun Short Plat!SHPL-A in which Chelan PL NE is proposed to be extended for access.I am very concern about this.Chelan PL NE isn’t too much bigger than a driveway, extending it for additional traffic can cause a number of problems.The biggest is for the young children that currently live on this street (there are 4 kids under 4yearsoldwhousethislittlestreettoplayduringthesummer). I hope you can consider an alternative solution. Thank you! Tin Hoang 1008 Chelan PL NE Renton,WA 98059 1 Jill Ding From:Dedrick Tai <dedricktai@gmail.com> Sent:Wednesday,March 16,2016 11:00 AM To:Jill Ding Subject:Re:Questions about LUA16-000124,SHPL-A What type of street light would be required?Do they have to be the big ones that are currently on most streets, or can they be smaller ones? On Wed,Mar 16,2016 at 10:33 AM,Jill Ding <JDinv@rentonwagQy>wrote: The parking will be privately owned by the development.At this point no play equipment or sports court is proposed within the parking area.it is currently proposed to be landscaped with a picnic table and some benches.Street lights were noted as a requirement along Chelan Place NE,Chelan Avenue NE,and possible Duvail Avenue NE by our Engineering Department.The applicant may request a modification or waiver from that requirement.No lights would be added to the park. From:Dedrick Tai [mailto:dedrcktqj35gmaiD:om] Sent:Wednesday,March 16,2016 10:08 AM To:Jill Ding Subject:Re:Questions about LUA16-000124,SHPL-A Hi Jill, Thank you for the explanation.I also saw on the plan that there will be a park,do you know if this will be a public park or a park maintained by the development?Will there be street lights added to Chelan PL NE or lights added to the park? Thanks, Dedrick 1 On Wed,Mar 16,2016 at 10:01 AM,Jill Ding <.JDinflrentonwa.gov>wrote: Dedrick, Thank you for your comments.You have been added as a party of record for this project and your comments have been included in the official file for consideration by the decision maker.As a party of record,you will receive a copy of the City’s decision,once it has been issued.Following the issuance of the administrative decision on this project,a 14-day appeal period will commence,during which appeals of the City’s decision may be filed.Any appeals filed will be heard by the City’s Hearing Examiner. In your comments you expressed concerns regarding traffic impacts.The City’s current transportation plan for your neighborhood includes the extension of Chelan Place NE (which is a dedicated public alley)and the extension of Chelan Avenue NE to NE 12th Street as development continues to occur north along this block.The extension of Chelan Avenue NE and Chelan Place NE would provide a connecting street grid,which is the City’s preferred street pattern.To alleviate some of the traffic concerns expressed be you and your neighbors,the City is requiring that the applicant provide a secondary private access from Chelan Place NE directly to Chelan Avenue NE.It is also anticipated that as development occurs farther north,subsequent connections between Chelan Place NE and Chelan Avenue NE would be made to provide an alternative access to Chelan Avenue NE and reduce the number of trips along the full length of Chelan Place NE. If you have further questions,please feel free to contact me. Jill Ding Senior Planner Community and Economic Development City of Renton 1055 S Grady Way Renton,WA 98057 425-430-6598 jding@rentonwa.gov 2 From:Dedrick Tal [mailto:d1ñcKtaLöqmaILcom] Sent:Wednesday,March 02,2016 7:18 AM To:Jill Ding Subject:Re:Questions about LUA16-000124,SHPL-A My address is 1011 Chelan p1 ne Renton,WA 98059. Do I still need to submit my concerns via mail as well or will email suffice? Will there be a public hearing? Thanks, Dedrick On Monday,February 29,2016,Jill Ding <JDIn iiituiJgp\>wrote: At this point,the 14day public comment period is open for this project.During this time you may submit comments or questions on the project (just as your have below).If you would like to be a party of record and receive a copies of further correspondence as well as a copy of the decision (which it is issued)would need you to provide your mailing address. Thanks, 3 JIM From:Dedrick Tai [maitodedrickIçmaihcprn] Sent:Friday,February 26,2016 10:19 AM To:Jill Ding Subject:Questions about LUA16-000124,SHPL-A Hi Jill, I live at 1011 Chelan PL NE and saw the project to build 7 homes next to my home with homes needing access via the public alley.Myself and some of the neighbors who live on Chelan PL NE are concerned about the increased traffic and potential parking impacts with the additional homes. Is there a way for us to voice our concerns and change the way access is granted to these homes? Thanks, Dedrick 4 Jill Ding From:Jill Ding Sent Wednesday,March 16,201610:17 AM To:‘Trinh LW Subject RE:Concerns for Project Name/Number Boun Short Plat/LUA16-000124,SHPL-A Trinh, Thank you for your comments.You have been added as a party of record for this project and your comments have been included in the official file for consideration by the decision maker.As a party of record,you will receive a copy of the City’s decision,once it has been issued.Following the issuance of the administrative decision on this project,a 14-day appeal period will commence,during which appeals of the City’s decision may be filed.Any appeals filed will be heard by the City’s Hearing Examiner. In your comments you expressed concerns regarding traffic impacts.The City’s current transportation plan for your neighborhood includes the extension of Chelan Place NE (which is a dedicated public alley)and the extension of Chelan Avenue NE to NE 12th Street as development continues to occur north along this block.The extension of Chelan Avenue NE and Chelan Place NE would provide a connecting street grid,which is the City’s preferred street pattern.To alleviate some of the traffic concerns expressed be you and your neighbors,the City is requiring that the applicant provide a secondary private access from Chelan Place NE directly to Chelan Avenue NE.It is also anticipated that as development occurs farther north,subsequent connections between Chelan Place NE and Chelan Avenue NE would be made to provide an alternative access to Cheian Avenue NE and reduce the number of trips along the full length of Chelan Place NE. if you have further questions,please feel free to contact me. Jill Ding Senior Planner Community and Economic Development City of Renton 1055 S Grady Way Renton,WA 98057 425-430-6598 iding@rentonwa.gov From:Tdnh La [mailto:tdnhvanleø)gmail.com] Sent:Wednesday,March 09,2016 12:03 PM To:Jill Ding Subject:Concerns for Project Name/Number:Boun Short Piat/LUA16-000124,SHPL-A Hi Jill, Project Name/Number:Boun Short Pin’LUA16-000124,SHPL-A 1 EXHIBIT U I would like to be made a party of record to receive any updates on this project. I also want to raise some concerns regarding the proposed access points to this site. The proposed access states it will be using an extension of an existing public alley (Chelan PL NE).My concern is that this public alley will not be able to support the additional traffic required for an additional 7 single family homes. The alley does not have any public sidewalks and does not have enough space to support two way traffic without having to drive onto the front lawns of existing homes. The existing homes using this alley are families with young children and additional traffic may present unsafe conditions especially when the extension is curved thus creating a slight blind sight for vehicles driving through. This public alley’entrance is also located roughly l5Oft from the busy main Duvall St.Traffic being held up in the public alley may cause unnecessary and potentially unsafe sudden backups through Duvall St. My recommendation is that an access point should be built from Chelan Ave NE which is an actual public street with public sidewalks and enough space for curbside street parking and two way traffic. Thank you and please do let me know if you have any questions on this. -Trinh Le 4608 NE 10th St. Renton,WA 98059 206-458-5575 _____________ 2 Jill Ding From:Jill Ding Sent Wednesday,March 16,201610:16 AM To:‘hoang tin’ Subject RE:LUA16-000124,SHPL-A Hoang, Thank you for your comments.You have been added as a party of record for this project and your comments have been included in the official file for consideration by the decision maker.As a party of record,you will receive a copy ofthe City’s decision,once it has been issued.Following the issuance of the administrative decision on this project,a 14-day appeal period will commence,during which appeals of the City’s decision may be filed.Any appeals filed will be heard by the City’s Hearing Examiner. In your comments you expressed concerns regarding traffic impacts as it relates to children’s safety.First of all,the City does not recommend that children be allowed to play in any street regardless of the size of the street,the primary purpose of any street is to provide vehicular access.The City’s current transportation plan for your neighborhood includes the extension of Chelan Place NE (which is a dedicated public alley)and the extension of Chelan Avenue NE to NE 12 Street as development continues to occur north along this block.The extension of Chelan Avenue NE and Chelan Place NE would provide a connecting street grid,which is the City’s preferred street pattern.To alleviate some of the traffic concerns expressed be you and your neighbors,the City is requiring that the applicant provide a secondary private access from Chelan Place NE directly to Chelan Avenue NE.It is also anticipated that as development occurs farther north,subsequent connections between Chelan Place NE and Chelan Avenue NE would be made to provide an alternative access to Chelan Avenue NE and reduce the number of trips along the full length of Chelan Place NE. If you have further questions,please feel free to contact me. Jill Ding Senior Planner Community and Economic Development City of Renton 1055 S Grady Way Renton,WA 98057 425-430-6598 jding@rentonwa.gov From:hoang Un [mailto:Unhoang@yahoo.com] Sent:Wednesday,March 09,2016 6:53 AM To:Jill Ding SubJect:LUA16-000124,SHPL-A Hello Jill, My name Is Th Hoang and lam the ownerof the house at 1008 Chelan PL NE,Ret WA 98059.1 recendy received a notice of application forthe Bonn Short PIaVSHPL-A In whIch Chelan PL NE Is proposed to beextended for access.I am very concern aboutthis.Chelan PL NE isn’t too much biggerthan a ddvevmy, 1 extending it for additional traffic can cause a number of problems.The biggest is for the young children that currently live on this street (there are 4 kids under 4 years old who use this little streetto play during the summer). I hope you can consider an alternative solution. Thank you! Tin Hoang 7008 Chelan PL NE Renton,WA 98059 2 Jill Ding From: Sent: To: Subject: Attachments: Jeff, Jill Ding Wednesday,March 16,2016 10:13 AM ‘Jeff Amira’ RE:Boun Short Plat LUA16-0000124 SHPLA 14-D-LAN Dlandsc2Ol6.02.18.pdf I’ve added you as a party of record for this project.believe that the project is moving forward at this point.I’ve attached a landscape plan,which shows what type of landscaping is proposed on Tract A.There is no playground equipment or sports court proposed at this point. From:Jeff Amira [mailto:jamira©tilamortgage.com] Sent:Tuesday,March 08,2016 10:52 AM To:Jill Ding Subject:RE:Boun Short Plat LUA16-0000124 SHPLA Thanks uI,Yes please add me to the mailing list.Do you know what type of park will be going in?Is the project 100% moving forward? MORTGAGE] Dedicated to the Ttuth-inLending Act Jefl’Amira Operations Manager /Loan Originator NMLS $4717 CeM:206-7959562 Office:4253685592 Fax:4253814636 4122 Factoria Blvd SE,Ste 405 Bellevue,WA 98006 jfrt iarnortgae corn /tdarncrfgagj cotm /o’res Voted “5 Star Mortgage Professional”in Seattle Magazine’s Top 100 in 2011,2012,2013,2014 T A BBB CCNDNALI NOr’E ---;-i;:‘r --wLce ,aec,’cit’ar, p’n--vH -‘—--j —t-’‘F--r ma n e-r;a3e contct i*-a aee’A D ‘merican P&vortgaq 1 From:Jill Ding [maito:JDinFentonwaiov] Sent:Tuesday,March 08,2016 10:37 AM To:Jeff Amira Subject:RE:Boun Short Plat LUA16-0000124 SHPLA Jeff, At this point,the stormwater facility is proposed to be underground in a vault within Tract A.Wou you as a part of record for this project?If so will need your mailing address. From:Jeff Amira [mato:jamiarnortqaqecornj Sent:Friday,March 04,2016 9:20 AM To:Jill Ding Subject:FW:Boun Short Plat LUA16-0000124 SHPLA Hi Jill, I wanted to reach out to you to discuss the Tract A which will contain the drainage facility.I wanted to get more details as to what this verbiage means in relation to a structure.Will it be an retention pond or some type of underground sewer? T Dedicated to the Truth-InLendin9 Act APPLY NOW Jeff Amira Operations Manager /Loan Originator -NMLS 84717 Cell:206-795-9562 Office:425-368-5592 Fax:425-381-4636 4122 Factoria Blvd SE,Ste 405 Bellevue,WA 98006 jefft(amcrgace.com //ziHoeews Voted “5 Star Mortgage Professional”in Seattle Magazine’s To 100 in 2011,2012,2013,2014 BBB CO D “NCT (‘[rt r ——J c -— r.— -—rarP -z 2 Jill Ding From:Jill Ding Sent:Wednesday,March 16,2016 10:10 AM To:‘Rich Wagner’ Subject:RE:Boun Short Plat /LUA16-000124 Richard, Thank you for your comments.Per your request,you have been added as a party of record for this project and your comments have been included in the official file for consideration by the decision maker.As a party of record,you will receive a copy of the City’s decision,once it has been issued.Following the issuance of the administrative decision on this project,a 14day appeal period will commence,during which appeals of the City’s decision may be filed.Any appeals filed will be heard by the City’s Hearing Examiner. In your comments you expressed concerns regarding access to Duvall Avenue NE and transportation improvements along Chelan Avenue NE.Duvall Avenue NF is classified as a Principal Arterial,as such,our Transportation Department is not permitting access from this project site onto Duvall Avenue NE.Access to the proposed lots would be provided via the extension of Chelan Place NF (which is proposed to eventually extend up to NE 12th Street as further development occurs along this block).In addition,half street improvements (including paving,curb and gutter,landscaping,and sidewalks)would be required along the site’s Chelan Avenue NE frontage.A secondary private access is being proposed to connect Chelan Place NE to Chelan Avenue NE,the location of this access along the southern portion of the project site is necessary as Chelan Avenue NE will not yet be wide enough in the vicinity of the northern portion of the project site. If you have further questions,please feel free to contact me. Jill Ding Senior Planner Community and Economic Development City of Renton 1DSS S Grady Way Renton,WA 98D57 42S43D6S98 jpgjgflppwq2gpv From:Rich Wagner [rnailtoygggpyfjbjfyllgjjghjtegtscomj Sent:Friday,March 04,2016 8:42 AM To:Jill Ding Subject:Boun Short Plat I LUA16-000 124 Dear Ms.Ding, Please make me a party of record for this land use application. I will be representing,AM Jorgensen,the nearby property owner to the northwest of the applicant. 1 Since this application has not,as of this morning,been entered into the city’s online list of proposed actions, please send to me a copy of the full proposal. Our initial concerns are two: 1.The proposed access to Duval appears to be far south of what might be considered a more logical connection at mid-block (from lOthto 12°%more aligned with NE 1 1th St and thus able to serve the entire neighborhood. Might the connection where currently shown,prejudice future connections to the larger undeveloped neighborhood north of the applicant site and extending to it? A question of information:are access points to Duval subject to WashDOT approvals? 2.We will be insisting that the applicant provide at least half-street improvements along Chelan Ave.for the entire length of their application.NE.Chelan Ave is a right-of-way recognized as a part of the approved city grid,yet the city has sometimes allowed applicants to skirt this obligation by using the short plat process.This already occurred at the townhome project to the north,at the southwest corner of Chelan and NE 12th, If the city allows other applicants to slide-by this obligation,what are the city’s recommendations for making the necessary improvements? We look forward to working with you on the development of this property and the all of the properties in this neighborhood. Sincerely. RIch Wagner I FAIA Senior Prit i. flQMflCflboyI’:%__________ Sponsors of the Louis Kahn:The Power of Architecture at the Bellevue Art Museum.January 29 through May 1,2016 10801 Main street,#110 I Bellevue,WA 98004 1904 Third Avenue.#330 Seattle,WA 98101 T:425.454.0566c:425.894.4646 Linkedln Facebook ijgjg 2 Jill Ding From:JiM Ding Sent:Wednesday,March 16,2016 10:18 AM To:‘Sheldon’ Subject:RE:LUA16-000124,SH PL-A Rolando, Thank you for your comments.You have been added as a party of record for this project and your comments have been included in the official file for consideration by the decision maker.As a party of record,you will receive a copy of the City’s decision,once it has been issued.Following the issuance of the administrative decision on this project,a 14-day appeal period will commence,during which appeals of the City’s decision may be filed.Any appeals filed will be heard by the City’s Hearing Examiner. In your comments you expressed concerns regarding traffic impacts as it relates to children’s safety.First of all,the City does not recommend that children be allowed to play in any street regardless of the size of the street,the primary purpose of any street is to provide vehicular access.The City’s current transportation plan for your neighborhood includes the extension of Chelan Place NE (which is a dedicated public alley)and the extension of Chelan Avenue NE to NE 12th Street as development continues to occur north along this block.The extension of Chelan Avenue NE and Chelan Place NE would provide a connecting street grid,which is the City’s preferred street pattern.To alleviate some of the traffic concerns expressed be you and your neighbors,the City is requiring that the applicant provide a secondary private access from Chelan Place NE directly to Chelan Avenue NE.It is also anticipated that as development occurs farther north,subsequent connections between Chelan Place NE and Chelan Avenue NE would be made to provide an alternative access to Chelan Avenue NE and reduce the number of trips along the full length of Chelan Place NE. If you have further questions,please feel free to contact me. Jill Ding Senior Planner Community and Economic Development City of Renton 1055 S Grady Way Renton,WA 98057 425-430-6598 gntwagy Original Message From:Sheldon Sent:Friday,March 11,2016 8:30 AM To:Jill Ding Subject:Re:LUA16-000124,SHPL-A Hello!Any updates regarding my first email? Sent from my iPhone 1 >On Mar 8,2016,at 6:47 PM,Sheldon <r [7yahoocorn>wrote: > >Hello, > >My name is Rolando Tanjuaquio and currently residing at 1014 Chelan p1 NE,Renton 98059.I have a concern about the new construction beside my house.I was wondering if they could have their own road and make ours a dead end.We are just concern because we have two kids that are under 5 years old and concern of their safety. > >Hoping for your consideration on this matter. > >Thanks a lot. > >Sent from my iPhone 2 Jill Ding From:Jill Ding Sent:Thursday,March 17,2016 10:48 AM To:‘Dedrick Tai’ Subject:RE:Questions about LUA16-000124,SHPL-A Dedrick, do not have a Ughting an at this point in the process.Street lights are typicafly reviewed later in the process. Jill From:Dedrick Tal [mailto:dedricktai@gmail.com] Sent:Wednesday,March 16,2016 11:00 AM To:Jill Ding Subject:Re:Questions about LUA16-000124,SHPL-A What type of street light would be required?Do they have to be the big ones that are currently on most streets, or can they be smaller ones? On Wed,Mar 16,2016 at 10:33 AM,Jill Ding <J Diig@ rent waqv>wrote: Dedrick, The parking will be privately owned by the development.At this point no play eqwpment or sports court is proposed within the parking area.It is currently proposed to be landscaped with a picnic table and some benches.Street lights were noted as a requirement along Chelan Place NE,Chelan Avenue NE,and possible Duvail Avenue NE by our Engineering Department.The applicant may request a modification or waiver from that requirement.No lights would be added to the park. Jill From:Dedrick Tai [mailto:dedcktaiQmaHcom] Sent:Wednesday,March 16,2016 10:08 AM To:Jill Ding Subject:Re:Questions about LUA16-000124,SHPL-A Hi Jill, 1 Thank you for the explanation.I also saw on the plan that there will be a park,do you bow if this will be a public park or a park maintained by the development?Will there be street lights added to Chelan PL NE or lights added to the park? Thanks, Dedfick On Wed,Mar 16,2016 at 10:01 AM,Jill Ding <JDing@rentonwa.gov>wrote: Dedrick, Thank you for your comments.You have been added as a party of record for this project and your comments have been included in the official file for consideration by the decision maker.As a party of record,you will receive a copy of the City’s decision,once it has been issued.Following the issuance of the administrative decision on this project,a 14-day appeal period will commence,during which appeals of the City’s decision may be filed.Any appeals filed will be heard by the City’s Hearing Examiner. In your comments you expressed concerns regarding traffic impacts.The City’s current transportation plan for your neighborhood includes the extension of Chelan Place NE (which is a dedicated public alley)and the extension of Chelan Avenue NE to NE 12”Street as development continues to occur north along this block.The extension of Chelan Avenue NE and Chelan Place NE would provide a connecting street grid,which is the City’s preferred street pattern.To alleviate some of the traffic concerns expressed be you and your neighbors,the City is requiring that the applicant provide a secondary private access from Chelan Place NE directly to Chelan Avenue NE.It is also anticipated that as development occurs farther north,subsequent connections between Chelan Place NE and Chelan Avenue NE would be made to provide an alternative access to Chelan Avenue NE and reduce the number of trips along the full length of Chelan Place NE. If you have further questions,please feel free to contact me. Jill Ding Senior Planner Community and Economic Development 2 City of Renton 1055 S Grady Way Renton,WA 98057 425-430-6598 jding@rentonwa.gov From:Deddck Tal [mallto:dedrickthl@gmaiLcom] Sent:Wednesday,March 02,2016 7:18 AM To:Jill Ding SubJect:Re:Questions about LUA16-000124,SHPL-A 3111, My address is 1011 Chelan p1 ne Renton,WA 98059. Do I still need to submit my concerns via mail as well or will email suffice? Will there be a public hearing? Thanks, Dedrick On Monday,February 29,2016,3ffl Ding 4Ding@rentonwa.gov>wrote: Dedrick, 3 At this point,the 14day public comment period is open for this project.During this time you may submit comments or questions on the project (just as your have below).If you would like to be a party of record and receive a copies of further correspondence as well as a copy of the decision (which it is issued)would need you to provide your mailing address. Thanks, From:Dedrick Tai [malto:dedhcktagmaiLcom] Sent:Friday,February 26,2016 10:19 AM To:Jill Ding Subject:Questions about LUA16-000124,SHPL-A Hi Jill, I live at loll Chelan PL NE and saw the project to build 7 homes next to my home with homes needing access via the public alley.Myself and some of the neighbors who live on Chelan PL NE are concerned about the increased traffic and potential parking impacts with the additional homes. Is there a way for us to voice our concerns and change the way access is granted to these homes? Thanks, Dedrick 4 Scott Kolby 1017 Chelan Place NE Renton,WA 98059 SUBJECT:Boun Short Plat,LUA16-000124,SHPL-A Dear Mr.Kolby: Thank you for your comments.You have been added as a party of record for this project and your comments have been included in the official file for consideration by the decision maker.As a party of record,you will receive a copy of the City’s decision,once it has been issued.Following the issuance of the administrative decision on this project, a 14-day appeal period will commence,during which appeals of the City’s decision may be filed.Any appeals filed will be heard by the City’s Hearing Examiner. In your comments you expressed concerns regarding traffic impacts as it relates to children’s safety.The City does not recommend that children be allowed to play in any street regardless of the size of the street,the primary purpose of any street is to provide vehicular access.The City’s current transportation plan for your neighborhood includes the extension of Chelan Place NE (which is a dedicated public alley)and the extension of Chelan Avenue NE to NE 12th Street as development continues to occur north along this block.The extension of Chelan Avenue NE and Chelan Place NE would provide a connecting street grid,which is the City’s preferred street pattern.To alleviate some of the traffic concerns expressed be you and your neighbors,the City is requiring that the applicant provide a secondary private access from Chelan Place NE directly to Chelan Avenue NE.It is also anticipated that as development occurs farther north,subsequent connections between Chelan Place NE and Chelan Avenue NE would be made to provide an alternative access to Chelan Avenue NE and reduce the number of trips along the full length of Chelan Place NE. Please contact me at (425)430-6598 or jding@rentonwa.gov if you have any additional questions. Sincerely, I, 7iill Ding Senior Planner Denis Law Mayor March 17,2016 Community &Economic Development Department C.E.”Chip”Vincent,Administrator Renton City Hall •1055 South Grady Way •Renton,Washington 98057 •rentonwa.gov DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ._‘i — I DENSITY WORKSHEET Planning Division 1055 South Grady Way-Renton,WA 98057 Phone:425-430-7200 Fax:425-430-7231 1.Gross area of property 57,656 square feet 2.Deductions:Certain areas are excluded from density These include: Public Streets* Private access easements* 5,800 3.034 calculations. -square feet square feet Critical Areas**0 square feet Total excluded area:8,834 square feet 3.Subtract line 2 (total excluded area)from line 1 for net area 48,852 square feet 4.Divide line 3 by 43,560 for net acreage 5.Number of dwelling units or lots planned 6.Divide line S by line 4 for net density *Alleys (public or private)do not have to be excluded. acres units/lots =dwelling units/acre **Critical Areas are defined as “Areas determined by the City to be not suitable for development and which are subject to the City’s CriticalAreas Regulations including very high landslide areas,protected slopes,wetlands,orfloodways.”Critical Areas buffers are not deducted/excluded. 1 EXHIBIT 12 1.12 7 6.25 H:\CED\Data\Forms-Templates\SeIf-HeIp Handouts\Planning\density.doc Rev:02/2015 PRELIMINARYROADPRORLEOF1-—DUVALLAVENUENELOOKINGNORTHCHELANAVENEATSTA.30+50CALLEY-fIACTAmxII-II-hwBOUNSHORTPLATAPORTIONOFSEC11ON10,TOWNSHIP23N.,RANGE05E.W.M.rrOFRENTON,WASHINGTONr——GO.GRO4JNOAT/CENTEIO.t4EDcROW4a——--------------—---*-----------—-----------------—--------—------*---DUVALLAVENE.GA.GROUNDATGRAD...?A-DEAL/CENTERORAEOFROWZZTTT1IILZZTTTJ20+00200L::fJI151022+0029+5000°°CHELANAVENE32+00swclCDETA9+7512+00W+°°PUBLICALLEY12+00PROPOSEDGRADEATGO.GROUNDAt_IPR!‘V=A.T2ASrCOATERLOFTRACTPROPOSEDEOGDATIOUAT430z__—----330J41+00TRACTA42+0042+70 ADVISORY NOTES TO APPLICANT CITY OFLUAY6-0001 24 —Renton 0 Application Date:February 18,2016 Site Address:1012 DuvaIl Ave NE Name:Boun Short Plat Renton,WA 98059-4154 PLAN -Planning Review -Land Use Version 1 I Engineering Review Comments Contact:Ian Fitz-James I 425-430-7288 I ifitz-james@rentonwa.gov Recommendations:DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMORANDUM DATE:March 10,2016 TO:Jill Ding,Senior Planner FROM:Ian Fitz James,Civil Plan Reviewer SUBJECT:Utility and Transportation Comments for the Khnor Short Plat 1012 Duvall Avenue NE LUA 16000124 I have reviewed the application for the Khnor Short Plat located at 1012 Duvall Avenue NE and have the following comments: EXISTING CONDITIONS WATER:Water service is provided by the City of Renton.There is an existing 8 inch water main in Chelan Place NE ending at the south property line.There is also an existing 8 inch water main west of the property in Chelan Avenue NE.King County Water District No.90 (WD 90)has a 4 inch water main within an easement along the west side of the development.This line serves other parcels north of the proposed development. SEWER:Sewer service is provided by the City of Renton.There is an existing 8 inch sewer main in Chelan Place NE ending at the south property line.There is also an existing 8 inch sewer main in Chelan Avenue NE.Both sewer mains flow south and connect to the 8 inch sewer main in NE 10th Street. STORM:There is an existing 12 inch storm drain along the western edge of Chelan Avenue NE.The storm drain flows south to a detention pipe located in 4526 and 4532 NE 10th Street and then to the public storm drain in NE 10th Street. There is also an existing 12 inch storm drain along the western edge of Chelan Place NE beginning at the south property line.The 12 inch storm drain along Chelan Place NE flows south through a detention vault in 4602 NE Street at the south end of Chelan Place NE. The drain then flows south to the public storm drain in NE 10th Street. Drainage along the eastern site frontage is conveyed north by a roadside ditch to a public storm drain along the western Duvall Avenue NE frontage. STREETS:Chelan Avenue NE has a 32 foot wide paved street section west and south of the site.Along the western and eastern edges of Chelan Avenue NE there is 6 inch vertical curb and cutter and a 5 foot wide sidewalk.Chelan Avenue NE terminates about 125 feet north of the southern property line. Duvall Avenue NE has a 66 foot wide paved street section east of the site.The western edge of Duvall Avenue NE has a 6 inch vertical curb,3.5 foot planter,and 5 foot sidewalk south of the site.Immediately east of the site there is no curb or sidewalk. Chelan Place NE,south of the site,has a 20 foot wide paved section.There are no sidewalks or curbs along Chelan Place NE. CODE REQUIREMENTS WATER COMMENTS 1.The provided preliminary survey and water and sewer plan do not show the existing 8”water main in Chelan Avenue NE west of the parcel.Please have this line surveyed and displayed on the water and sewer plan.Refer to Facility ID:WM 05906 and Record Drawing W 332501 in COR Maps for reference. 2.The existing 4”King County WD 90 water main is also not shown.Please have this line surveyed and displayed on the water and sewer plan. EXHIBIT 14 Ran:April 25,2016 1 of 4 ADVISORY NOTES TO APPLICANT LUA16-000124 0 PLAN -Planning Review -Land Use Version 1 I Engineering Review Comments Contact:Ian Fitz-James I 425-430-7288 I ifitz-james @ rentonwa.gov 3.An 8”water main extension from Chelan Place NE west along the new east/west access road to the existing 8”water main in Chelan Avenue NE will need to be installed. 4.Profiles are required for the water main extensions.Profiles shall be per City of Renton drafting standards. 5.Each lot shall be serviced by a 1”domestic water meter.Each meter will be installed by the City of Renton. 6.The development is subject to a system development charge (SDC)of $3,245.00 per 1”water meter.The installation fee per 1” meter is $3,310.00.Fees are payable at the time of permit issuance. SEWER COMMENTS 1.The proposed sewer layout with a termination at a SSMH at the north end of Chelan Place NE is acceptable.A profile of the sewer main per City of Renton drafting standards will be required. 2.The development is subject to a system development charge (SDC)for sewer service.The SDC for sewer service is based on the size of the domestic water service.The current SDC for sewer service with a 1”water meter installation is $2,242.00.The site is in the Honey Creek Special Assessment District (SAD)and the fee is $250.00 per lot.Fees are payable at the time of permit issuance. STORM DRAINAGE COMMENTS 1.A Preliminary Technical Information Report completed by Barghausen was submitted to the City on February 18,2016.The site is approximately 1.32 acres in size and is currently covered in brush and trees.The site is in the Flow Control Duration Standard (Forested Conditions)and requires Basic Water Quality.The site is in the May Creek drainage basin. 2.The site consists of two separate Threshold Discharge Areas (TDA).Since both TDAs require a full drainage review,the applicant is proposing to combine the TDA5 by a surface water adjustment.The combined TDA will discharge at the natural discharge location of the west TDA. 3.The surface water adjustment will need to be reviewed by the City.Please reference Section 1.4 of the City’s Amendments to the 2009 KCSWDM for more information on the adjustment process. 4.The project is proposing a combination detention /wetvault design in accordance with the 2009 KCSWDM and the 2010 City of Renton Amendments for Level 2 Flow Control and Basic Water Quality.This is acceptable to the City. 5.The site will require on site Flow Control BMPs.Please see section 1.2.3.3 of the City amendments to the KCSWDM for the Flow Control BMP requirement. 6.All incomplete information from the Core Requirements shall be provided in the final report. 7.A Geotechnical Report completed by PanGEO was submitted to the City on February 18,2016.Per the report,this site is unsuitable for stormwater infiltration. 8.A Construction Stormwater General Permit from the Washington Department of Ecology will be required since clearing of the site exceeds one acre. 9.The development is subject to a system development charge (SDC)of $1,485.00 per each lot.Fees are payable at the time of permit issuance. TRANSPORTATION /STREET COMMENTS 1.The current transportation impact fee rate is $2,951.17 per single family house.The transportation impact fee that is current at the time of building permit application will be levied.Payment of the transportation impact fee is due at the time of issuance of the building permit. Ran:April 25,2016 Page 2 of 4 ADVISORY NOTES TO APPLICANT LUA16-000124 PLAN -Planning Review -Land Use Version 1 I Engineering Review Comments Contact Ian Fitz-James I 42543O7288 I ifitz-james @ rentonwa gov 2.Street lighting analysis is required to be conducted by the developer on Duvall Avenue NE and Chelan Avenue NE.Street lighting will also be required on the extension of Chelan Place NE.Required street lighting shall be provided by the developer and be to City standards. 3.The proposed layout of the Chelan Place NE with the extension of the 20’right of way to the north property line is acceptable. 4.The east west access road is shown in a 20’easement.Per planning,this road needs to be a limited residential access road with a 45’right of way to meet City requirements.The applicant has the option of submitting a modification request for the review of requirements for the east west access road. 5.The street section for Chelan Avenue NE shows a 0.5’curb,8’planter,and 5’sidewalk.This is acceptable. 6.The plan shows a right of way dedication of 23’provided for the extension of Chelan Avenue NE.This allows for 35’of right of way. This is acceptable for Chelan Avenue NE. 7.The dedication of 18’of right of way north of 23’right of way dedication is acceptable for the future extension of Chelan Avenue NE. 8.Duvall Avenue NE is a principal arterial with an existing right of way width of 84’.A 3.5’right of way dedication will need to be provided along the Duvall Avenue NE frontage to meet City standards.This is appropriately shown on the plans. 9.A 27’wide paved half street is required.This accounts for (2)—‘travel lanes and (1)—5’bike lane.A 0.5’wide curb,8’wide planter,8’sidewalk,and 1’maintenance area behind the sidewalk are required to be provided by the developer.Please update the Duvall Avenue NE street section to accommodate these requirements.Please reference RMC code section 4 6 060 for street standards. 10.The maximum width of single loaded garage driveway shall not exceed 9’and double loaded garage driveway shall not exceed 16’. 11.Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. GENERAL COMMENTS 1.The SDCs listed are for 2016.The fees that are current at the time of the building permit application will be levied.Please see the City of Renton website for the current SDC5. 2.The survey and all civil plans shall conform to the current City of Renton survey and drafting standards.Current drafting standards can be found on the City of Renton website. 3.The survey provided is labeled as preliminary.A final survey that is stamped and signed by the professional land surveyor of record will need to be provided.All existing utilities need to be surveyed and shown.Please reference COR Maps for mapping and records of existing utilities in the project vicinity. 4.Separate plan submittals will be required for construction permits for utility work and street improvements.All plans shall be prepared by a licensed Civil Engineer in the State of Washington. 5.Separate permits and fees for side sewers,water services,and storm connections will be required.Please see the City of Renton website for the current SDCs. 6.Rockeries or retaining walls greater than 4 feet in height will require a separate building permit.Structural calculations and plans prepared by a licensed engineer will be required. 7.A final tree removal/retention plan and landscape plan shall be included with the civil plan submittal. 8.When utility plans are complete,please submit four (4)copies of the plans,two (2)copies of the drainage report,an electronic copy of each,the permit application,an itemized cost of construction estimate,and application fee to the counter of the sixth floor. Ran:April 25,2016 Page 3 of 4 ADVISORY NOTES TO APPLICANT LUA16-000124 PLAN -Planning Review -Land_Use _______ Version 1 Contact:Cyndie Parks I 425-430-7521 I cparks@rentonwa.gov impact on police services. Planning Review Comments Contact:Jill Ding f 425-430-6598 I jding@rentonwa.gov Recommendations:1.RMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm,Monday through Friday unless otherwise approved by the Development Services Division. 2.Commercial,multi family,new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00)a.m.and eight o’clock (8:00)p.m.,Monday through Friday.Work on Saturdays shall be restricted to the hours between nine o’clock (9:00)a.m.and eight o’clock (8:00)p.m.No work shall be permitted on Sundays. 3.Within thirty (30)days of completion of grading work,the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90)days. Alternative measures such as mulch,sodding,or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year.The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4.A National Permit Discharge Elimination System (NPDES)permit is required when more than one acre is being cleared. 5.The applicant may not fill,excavate,stack or store any equipment,dispose of any materials,supplies or fluids,operate any equipment,install impervious surfaces,or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6.The applicant shall erect and maintain six foot (6’)high chain link temporary construction fencing around the drip lines of all retained trees,or along the perimeter of a stand of retained trees.Placards shall be placed on fencing every fifty feet (50’)indicating the words,“NO TRESPASSING —Protected Trees”or on each side of the fencing if less than fifty feet (50’).Site access to individually protected trees or groups of trees shall be fenced and signed.Individual trees shall be fenced on four (4)sides.In addition,the applicant shall provide supervision whenever equipment or trucks are moving near trees. Technical Services Comments Contact:Amanda Askren 425-430-7369 I aaskren@rentonwa.gov Boundary survey does not clearly define how the boundary was calculated based on section breakdown and ties to City of Renton Control as required. Topographic Survey submitted is unsigned,marked preliminary and appears to be another company not listed as surveyor on the property.Boundary shown on survey,but also not clearly defined as to how it was calculated.Please address the history on the topographic survey and if this is the final one for consideration then a signed copy will need to be submitted. Legal in the CCR5 and the on the plan sheets do not call out the Northeast Quarter as listed in the title report legal. Fire Review -Building Comments Contact:Corey Thomas I 425-430-7024 I cthomas@rentonwa.gov Recommendations:Environmental Impact Comments: 1.The fire impact fees are applicable at the rate of $495.10 per single family unit.This fee is paid at time of building permit issuance. Code Related Comments: 1.The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements).If the dwelling exceeds 3,600 square feet,a minimum of 1,500 gpm fire flow would be required.A minimum of one fire hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm.There is one existing fire hydrant that can be counted toward the requirements and it does have a storz fitting.It appears there is adequate fire flow in this area. 2.Fire department apparatus access roadways are required to be a minimum of 20 feet wide fully paved,with 25 feet inside and 45 feet outside turning radius.Fire access roadways shall be constructed to support a 30 ton vehicle with 75 psi point loading.Access is required within 150 feet of all points on the buildings. Ran:April25,2016 Page 4 of 4