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Home My WebLink AboutSWP272938(3) TED�4o..Lg9� TECHNICAL INFORMATION REPORT Rousso Short Plat "A" 1500 Aberdeen Avenue N.E. Renton, Washington • M l t� �X">>Soal �M Svc- At-NA s ITT H ITT Prepared for: x- Marc Rousso 61-10-0� August 2001 Our Job No. 7585 ti p. GR� C i?Y OF RENTON �F`�OF WAsy�'1'� RECEIVED AUC, 0 6 2001 1 239 5 �2 r:u�16�ni�rtl SERVICE O��FG/STER�� SS/ONAtENG` A C.�tI, / �GH (JS ;EXPIRES:G-10• L, CIVIL ENGINEERING, LAND PLANNING, SURVEYING, ENVIRONMENTAL SERVICES io 18215 72ND AVENUE SOUTH, KENT, WA 98032 . (425)251-6222 . (425)251-8782 FAX www.barghausen.com e <l�tiG ENG�N�� TABLE OF CONTENTS • 1.0 PROJECT OVERVIEW 1.1 Technical Information Report Worksheet 2.0 PRELIMINARY CONDITIONS SUMMARY 2.1 Hearing Examiner's Report 3.0 OFF-SITE ANALYSIS 3.1 Preliminary Drainage Report 4.0 RETENTION/DETENTION POND ANALYSIS AND DESIGN 5.0 CONVEYANCE SYSTEM ANALYSIS AND DESIGN 6.0 SPECIAL REPORTS AND STUDIES 7.0 BASIN AND COMMUNITY PLAN AREAS 8.0 OTHER PERMITS • 9.0 EROSION/SEDIMENTATION CONTROL DESIGN • 7585.005[DED/bq/kn] 1.0 PROJECT OVERVIEW 1.0 PROJECT OVERVIEW • The proposed project site,known as Rousso Short Plat"A,"is located within the southeast quarter of Section 5,Township 23 North,Range 5 East,Willamette Meridian,Renton,King County,Washington. More particularly, the site is located at 1500 Aberdeen Avenue N.E., Renton, Washington. The site currently exists as an existing single-family residence located on a 0.39-acre lot,with an associated pool in the backyard, concrete driveway, and several trees scattered through the backyard of the lot. The proposal for this development is to construct a 3-lot short plat by adding two new lots to the development behind the existing single-family residence located in the front portion of the lot. The majority of the lot, from the approximate location of the existing house,slopes off toward the back of the lot in an easterly direction at an approximate grade of 1 1/2 percent. The front yard of the lot slopes off toward Aberdeen Avenue N.E. at a similar grade. The existing trees on the lot are fir trees and,for the most part,will be cut down for development of the short plat. The project site soils are classified as Indianola,which is a Type"A"soil,meaning infiltration would be applicable if it was required from this development. • 7585.005 [DED/bq/knl 1.1 Technical Information Report Worksheet King County Department of Development and Environmental Services TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 1 PROJECT OWNER AND Part 2 PROJECT LOCATION AND • PROJECT ENGINEER DESCRIPTION Project Owner Mark Rousso Project Name Address 64 Rainier Avenue South, Suite"F," Rousso Short Plat"A" Renton, WA 98055 Location Phone Township 23 North Project Engineer Hal Grubb Range 5 East Company Barghausen Consulting Engineers, S.E. 1/4 Section 5 Inc. Address/Phone 18215- 72nd Avenue South Kent,Washington 98032/(425)251-6222 Part 3 TYPE OF PERMIT Part 4 OTHER REVIEWS AND PERMITS APPLICATION ❑ Subdivision HPA ❑ DFW HPA ❑ Shoreline Management ❑ Short Subdivision ❑ COE 404 ❑ Rockery ❑ Grading ❑ DOE Dam Safety ❑ Structural Vaults • ❑ Commercial ❑ FEMA Floodplain ❑ Other ❑ Other Short Plat ❑ COE Wetlands Part 5 SITE COMMUNITY AND DRAINAGE BASIN Community City of Renton Drainage Basin Lake Washington Part 6 SITE CHARACTERISTICS ❑ River ❑ Floodplain ❑ Stream ❑ Wetlands ❑ Critical Stream Reach ❑ Seeps/Springs ❑ Depressions/Swales ❑ High Groundwater Table ❑ Lake ❑ Groundwater Recharge ❑ Steep Slopes ❑ Other • 7585.003 [JPJ/ath] Part 7 SOILS Soil Type Slopes Erosion Potential Erosive Velocities • Indianola 4 to 15 percent ❑Additional Sheets Attached Part 8 DEVELOPMENT LIMITATIONS REFERENCE LIMITATION/SITE CONSTRAINT Cj ❑Additional Sheets Attached Part 9 ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION AFTER CONSTRUCTION ❑ Sedimentation Facilities ✓ Stabilize Exposed Surface ❑ Stabilized construction Entrance ✓ Remove and Restore Temporary ESC Facilities • ✓ Perimeter Runoff control ✓ Clean and Remove all Silt and Debris ❑ Clearing and Grading Restrictions ❑ Ensure Operation of Permanent Facilities ✓ Cover Practices ❑ Flag Limits of SAO and open space preservation ✓ Construction Sequence areas ❑ Other ❑ Other Part 10 SURFACE WATER SYSTEM ❑ Grass Lined ❑ Tank ❑ Infiltration Method of Analysis Channel ❑ Vault ❑ Depression ❑ Pipe System ❑ Energy Dissipater ✓ Flow Dispersal Compensation/Mitigationit Storage of Eliminated Site Storage ❑ Open Channel ❑ Wetland ❑ Waiver ❑ Dry Pond ❑ Stream ❑ Regional Detention ❑ Wet Pond Brief Description of System Operation Facility Related Site Limitations • Reference Facility Limitation 7585.003 [JPJ/athl Part 11 STRUCTURAL ANALYSIS Part 12 EASEMENTS/TRACTS ❑ Cast in Place Vault ❑ Drainage Easement • ❑ Retaining Wall ❑ Access Easement ❑ Rockery>4' High ❑ Native Growth Protection Easement ❑ Structural on Steep Slope ❑ Tract ❑ Other ❑ Other Part 13 SIGNATURE OF PROFESSIONAL ENGINEER I or a civil engineer under by supervision have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attachments./fo the best of my knowledge the information provided here is accurate. �-1 -'2-0 i Signed/Date R • • 7585.003 [JPJ/ath] 2.0 PRELIMINARY CONDITIONS SUMMARY 2.0 PRELIMINARY CONDITIONS SUMMARY • The following are responses to the Hearing Examiner's conditions of approval dated June 28,2001. 1. This condition will be met prior to the recording of the final short plat. 2. This condition will be met prior to the recording of the final short plat. 3. This condition will be met prior to the recording of the final short plat. 4. This condition will be met prior to the recording of the final short plat. 5. The shared private driveway has been designed with a 20-foot width as required. N � 6. No parking signs have been specified on the plan to be installed per City of Renton requirements. • • 7585.005[DED/bq/knl 2.1 Hearing Examiner's Report REPORT City of Renton Department of Planning/Building/Public Works L , � & DECISION ADMINISTRATIVE SHORT PLAT REPORT & DECISION A. SUMMARY AND PURPOSE OF REQUEST: REPORT DATE: June 27,2001 Project Name Rousso Short Plat A Applicant Marc Rousso File Number LUA-01-036, SHPL-A Project Manager Jason Jordan Project Description Administrative Land Use Action (Short Plat Review)for the three-lot subdivision of a 0.40- acre site located in the Residential—8 Dwelling Unit per Acre (R-8)zone. The subject site is currently developed with an existing single family structure,which is proposed to remain on Lot 1. Lots 2 and 3 are intended for the future construction of single-family residences. Project Location 1500 Aberdeen Avenue NE • __ — — g- Sse I I I I A Project Location Map s*rpt.doc City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED June 26,2001;PROJECT LUA-01-036,SHPL-A Page 2 .�, GENERAL INFORMATION: 1. Owners of Record: Marc Rousso 64 Rainier Avenue South Suite F Renton,WA 98055 2. Zoning Designation: Residential—8 du/ac(R-8) 3. Comprehensive Plan Land Use Designation: Residential Single Family(RSF) 4. Existing Site Use: The site is currently developed with an existing 993 square foot single family residence proposedto remain on Lot 1 and a 160 square foot garage proposed to be removed or demolished as part of this application. Lastly,the site has an existing subterranean pool that straddles proposed Lots 2 and 3. The pool is proposed to be removed and filled prior to short plat recording. 5. Neighborhood Characteristics: North: Single Family Residential (R-8 zone) East. Single Family Residential (R-8 zone) South: Single Family Residential (R-8 zone) West: Single Family Residential (R-8 zone) 6. Access: Lot 1 has street frontage on Aberdeen Avenue NE and would be served from that street. Lots 2 and 3 would be accessed from a shared 134-foot private driveway easement accessing off of Aberdeen Avenue NE and located on the south side of the subject site. The shared private driveway would end at the beginning of the pipestem portion of Lot 3. Site Area: 17,309 square feet/0.40 acre C. HISTORICAU/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan 4498 2/20/95 Zoning 4404 6/7/93 Annexation 1822 3/22/60 D. PUBLIC SERVICES: 1. Utilities Water: There is an existing 16-inch diameter water main in Aberdeen Avenue NE. Sewer: There is an existing 8-inch diameter sanitary sewer main in Aberdeen Avenue NE. Surface Water/Storm Water: There is an existing 12-inch storm pipe in Aberdeen Avenue NE. 2. Fire Protection: City of Renton Fire Department E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations • 3. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and shpltrpt.doc City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED June 26,2001;PROJECT LUA-01-036,SHPL-A Page 3 • Minimum Standards Section 4-7-150: Streets-General Requirements and Minimum Standards Section 4 7 170: Residential Lots General Requirements and Minimum Standards 5. Chapter 9 Procedures and Review Criteria F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element—Residential Single Family 2. Housing Element G. DEPARTMENT ANALYSIS: 1. Protect Description/Background The applicant, Marc Rousso, has proposed to subdivide a 0.40-acre parcel into three lots. The property is currently developed with an existing single family residential structure, which is proposed to remain on Lot 1 and an existing 160 square foot garage proposed to be removed or demolished as part of this application. In addition, a subterranean pool that straddles proposed Lots 2 and 3 would be demolished and filled prior to final short plat recording. Lots 2 and 3 are intended for the eventual development of a detached single family home. The lots are proposed at 5,655 square feet (Lot 1), 5,325 square feet (Lot 2) and 6,329 square feet (Lot 3) in size. The proposal for a total of three residential units on the site arrives at a density of 7.5 dwelling units per acre (du/ac). Lot 1 abuts Aberdeen Avenue NE and would be provided access from that street. A shared 20-foot wide private driveway easement located on the south side of the development is being proposed to provide access to Lots 2 and 3. The shared private driveway easement would have direct access to Aberdeen Avenue NE. • Lastly, the topography of the subject site is generally flat and the site is predominately vegetated with grass lawn and other ornamental vegetation and trees. No critical areas were found at the subject site during the review of this application. 2. Environmental Review Except when located on lands covered by water or sensitive areas, short plats are exempt from SEPA Environmental Review pursuant to WAC 197-11-800(6)(a). 3. Compliance with ERC Conditions N/A 4. Staff Review Comments Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. Consistency Short Plat Criteria Approval of a plat is based upon several factors. The following short plat criteria have been established to assist decision-makers in the review of the plat: a) Compliance with the Comprehensive Plan Designation The site is designated Residential Single Family(RSF)on the Comprehensive Plan Land Use Map. The RSF designation is intended to promote and enhance single family neighborhoods. The proposal is consistent with the RSF designation in that it would allow for the future construction of a • single family home, thereby promoting goals of infill development. The proposal is consistent with the following Comprehensive Plan Land Use and Housing Element policies: Policy LU-34. Net development densities should fall within a range of 5 to 8 dwelling units per acre in Residential Single Family neighborhoods. shpnrpt.doc City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED June 26,2001;PROJECT LUA-01-036,SHPL-A Page 4 • The net density of the proposed subdivision, 7.5 dwelling units per acre, is within the density range prescribed. Policy H-4. Encourage infill development as a means to increase capacity. The proposal would create two additional lots,thereby increasing density within a currently developed residential area. b) Compliance with the Underlying Zoning Designation The subject site is designated Residential—8 Dwelling Units per Acre (R-8) on the City of Renton Zoning Map. The proposed development would allow for the future construction of up to two new single family dwelling units. The allowed density range in the R-8,zone is a minimum of 5.0 to a maximum of 8.0 dwelling units per acre. Net density is calculated after the deduction of sensitive areas and areas intended for public right-of-way from the grass acreage of the site. The property does not contain any sensitive areas nor areas required for right-of-way dedication. The proposal for 3 units on the 0.40-acre site would arrive at a net density of 7.5 dwelling units per acre—within the allowed density range of the zone. The allowed building lot coverage in the R-8 zone is 35 percent or 2,500 square feet whichever is greater for lots over 5,000 square feet in size. Lot 1, with the existing residential structure, has a lot coverage of approximately 18 percent after the short plat,which is within the allowed range. Setbacks in the R-8 zone are as follows: front yard 20 feet, side yard 5 feet, side yard along a street 15 feet, and rear yard 20 feet. Upon recording of the short plat, the existing single family structure on Lot 1 would meet the minimum required setbacks as established by code. While no construction is planned for Lots 2 and 3 at this time, the lots appear to have adequate area to provide for a new single family residence while meeting the required setbacks and lot coverage. • In addition,each lot would have adequate area to provide two off-street parking spaces as required by the parking regulations. c) Compliance with Subdivision Regulations Streets: No new public streets would be created as part of the proposed short plat. RMC section 4-7-150.F of the Subdivision Regulations requires the installation of full street improvements, including curb, gutter, 6-foot sidewalk,and half-street pavement along the site's Aberdeen Avenue NE street frontage pursuant to City of Renton Street Standards (RMC section 4- 6-060), unless waived or deferred through the City of Renton Board of Public Works. On April 11, 2001 the City of Renton Board of Public Works deferred the required street improvements. The proposed subdivision is anticipated to generate additional traffic on the City's street system. In order to mitigate transportation impacts, a Transportation Mitigation Fee based on$75.00 per net new average daily trip attributed to the project will be required. The additional lots are expected to generate approximately 9.57 new average weekday trips per lot with credit given for the existing single family residence. The fee for the proposed short plat is estimated at$1435.50 ($75.00 x 9.57 trips x 2=$1435.50)and is payable prior to the recording of the short plat. Blocks:No new blocks will be created as part of the proposed short plat. Lots: The minimum lot size permitted in the R-8 zone is 4,500 square feet. The proposed plat would create three lots—Lot 1 at 5,655 square feet, Lot 2 at 5,325 square feet and Lot 3 at 6,329 square feet. The proposed lot sizes are compatible with other existing lots in this area under the same R-8 zoning classification. The proposed lots also comply with the R-8 requirements for minimum lot width (60 feet for corner lots and 50 feet for interior lots)as well as minimum lot depth (65 feet). The residence proposed to remain on Lot 1 meets the required setbacks and lot coverage permitted in the R-8 zone. In • addition, proposed Lots 2 and 3 (interior lots)appears to have adequate building area for the construction of a single family residence when taking setbacks and lot coverage requirements into consideration. shpltrpt.doc City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED June 26,2001;PROJECT LUA-01-036,SHPL-A Page 5 The size, shape, orientation,and arrangement of the proposed lots comply with the requirements • of the Subdivision Regulations and the development standards of the R-8 zone. In addition, each lot would have access to a public street(Aberdeen Avenue NE). d) Reasonableness of Proposed Boundaries Access: Each lot will have direct access to a public right-of-way(Lot 1 direct street frontage from Aberdeen Avenue NE and Lots 2 and 3 from a shared private 20-foot wide access easement off Aberdeen Avenue NE). The proposed 20-foot private shared driveway easement would be located on the south side of the subject site. A shared private driveway may be permitted for access up to two lots that do not abut public right- of-way. In addition, the applicant requested a modification to eliminate the required emergency access turnaround because the beginning of the pipestem portion of Lot 3 is less than 150 feet in length from the edge of the Aberdeen Avenue NE right-of-way. The modification was granted By the City of Renton's Development Services Division on June 21, 2001; however,two conditions were placed on the modification approval. The first condition is the applicant shall post no parking signs on the shared 20-foot wide private driveway easement, and the second condition is the easement shall be 20 feet of paved surface subject to the City of Renton's Development Services Division. The above modification is attached as part of this staff report. This proposal does comply with the above-mentioned regulations as Lot 1 is abutting Aberdeen Avenue NE and the proposed shared private driveway easement would be 20 feet in width with a minimum of 20 feet of pavement as required by code and the above-mentioned modification request. Topography.The topography of the site gently slopes to the east, but is relatively flat. The property is vegetated with grass lawn and several ornamental and native trees. The development of the site will require the removal of several trees located on Lot 3 for the eventual development of a single family residence. Lastly,the short plat would involve minimal grade and fill activities • mainly associated with the filling of the subterranean pool straddling Lots 2 and 3. The proposed amount of grading activities is expected to be approximately 170 cubic feet,which will require a grading permit from the City's Development Services Division at the time of infrastructure installation. Relationship to Existing Uses:The properties surrounding the subject site are designated R-8 on the City's zoning map. The proposal is similar to existing development patterns in the area and is consistent with the Comprehensive Plan and Zoning Code,which encourage residential infill development. e) Availability and Impact on Public Services(Timeliness) Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide Code required improvements and fees. A Fire Mitigation Fee, based on $488.00 per new single family lot with credit given to the existing single family residence, will be required in order to mitigate the proposal's potential impacts to emergency services. The fee is estimated at $976.00 and is payable prior to the recording of the short plat. Recreation: The proposal does not provide on-site recreation areas for future residents of the proposed short plat. However, there are existing recreational facilities in the area such as: Gene Coulon Memorial Park, Sunset Court Park, and Kennydale Lions Park. Therefore, in order to offset recreational impacts associated with this development, a Park Mitigation Fee would be required. Specifically, a Parks Mitigation Fee of$530.76 per new single family lot will be required and is also payable prior to the recording of the short plat. Credit would be given to the existing single family residence. Schools: According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students • per single family residential dwelling. Therefore, it is anticipated that the proposed short plat would result in 0.44 new children to the local schools (Kennydale Elementary School, McKnight Middle School, and Hazen High School). The Renton School District has indicated they can accommodate an additional 0.88 students generated by this proposal. shpltrpt.doc City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED June 26,2001;PROJECT LUA-01-036,SHPL-A Page 6 • Storm Water. A 12-inch storm water pipe is located in Aberdeen Avenue NE. A drainage report was submitted with the application and has been reviewed by the City of Renton's Plan Review Section. A Surface Water System Development Charge of$525.00 per new single family lot would be collected as part of the construction permit or prior to the recording of the short plat. Water and Sanitary Sewer Utilities: There is an existing 16-inch water and 8-inch sewer main located in Aberdeen Avenue NE. No extensions will be required for this project. The applicant would, however, be required to make the necessary connections to serve future development on Lots 2 and 3. A Water System Development Charge of$1,105 per new single family lot, as well as a Sewer System Development Charge of$760.00 per new single family lot, would be collected as part of the construction permit or prior to the recording of the short plat. H. Findings: J Having reviewed the written record in the matter, the City now enters the following: 1. Request. ,The applicant has requested Administrative Short Plat Approval for the Rousso Short Plat A, File No. LUA-01-036, SHPL-A. 2. Application: The applicant's short plat application complies with the requirements for information for short plat review. The applicant's short plat plan and other project drawings are contained within the official land use file. 3. Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan designations of the Single Family Residential (SFR) land use designation. 4. Zoning: The proposal as presented, complies with the zoning requirements and development standards of the Residential Single Family-8 (R-8)zoning designation, provided all advisory notes and conditions of approval are complied with. • 5. Subdivision Regulations: The proposal complies with the requirements established by the City's Subdivision Regulations. 6. Existing Land Uses: Land uses surrounding the subject site include: North Residential Single Family (zoned R-8); East: Residential Single Family(zoned R-8); South:Residential Single Family(zoned R-8);and West: Residential Single Family(zoned R-8). 1. Conclusion: 1. The subject site is located in the Residential Single Family(RSF)comprehensive plan designation and complies with the goals and policies established with this designation. 2. The subject site is located in the Residential—8 Dwelling Units Per Acre zoning designation and complies with the zoning and development standards established with this designation. 3. The proposed three lot short plat complies with the subdivision regulations as established by city code and state law. 4. The proposed three lot short plat complies with the street standards as established by city code. • shpnrpt.doc City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED June 26,2001;PROJECT LUA-01-036,SHPL-A Page 7 �. DECISION: The Rousso Short Plat A, File No. LUA-01-036, SHPL-A, is approved subject to the following conditions: 1. The applicant shall pay the required Transportation Mitigation Fee at the rate of$75.00 per net new average daily trip associated with the project (estimated at$1,435.50). The Transportation Mitigation Fee shall be paid prior to the recording of the short plat. 2. The applicant shall pay the required Fire Mitigation Fee equal to $488.00 per new single family lot. The Fire Mitigation Fee shall be paid prior to the recording of the short plat. 3. The applicant shall pay the required Parks Mitigation Fee equal to $530.76 per new single family lot. The Parks Mitigation Fee shall be paid prior to the recording of the short plat. 4. The applicant shall obtain a demolition permit and complete all necessary inspections and approvals for the existing garage and subterranean swimming pool. The satisfaction of this requirement will be subject to the review and approval of the Development Services Division prior to the recording of the short plat. 5. The shared private driveway shall be a minimum of 20 feet in width and shall be paved subject to the City of Renton's Development Services Division. 6. The shared private driveway shall be signed for"No Parking"along both sides of the driveway. DATE OF DECISION ON LAND USE ACTION: June 28, 2001 SIGNATURES: e6 0/ Gregg A.Zimmerman, P/B/PW Administrator decision date • shpltrpt.doc City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED June 26,2001; PROJECT LUA-01-036,SHPL-A Page 8 ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions Property Services-Comments for Final Short Plat Submittal 1. Please refer to Sonja Fesser's memo dated June 6,2001. Fire Prevention 1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single family structures. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. Plan Review—Drainage 1. The Surface Water System Development Charges of$525 per each new lot applies to this project. Plan Review—Sewer . ,I 1. This project is located in the Aquifer Protection Area—Zone 2. 2. The existing side sewer may need to be relocated if it is located on what will be the new lots. 3. A sidesewer shall be installed to serve the new lot prior to recording the short plat. 4. A dual sidesewer will be allowed for this project if the applicant executes a Hold Harmless Agreement for dual sidesewers. This document shall be completed prior to the recording of the short plat. 5. A conceptual utility plan was not submitted showing how the new lot will be served,hence the conceptual utility plan is not approved. 6. The applicant is responsible for securing any necessary private sanitary easements prior to recording the short plat 7. Sanitary Sewer System Development Charges of$760 per each new lot are required for this project. The Development Charges are collected as part of the construction permit prior to the recording of the short plat. Plan Review—Water 1. The site is located in the Aquifer Protection Area—Zone 2, and a fill source statement will be required. 2. The site is located in the 435 Pressure Zone. 3. Pressure reducing valves may be required. 4. The existing water service and meter may need to be relocated and/or upsized to meet current City code. 5. All fire hydrants must be capable of delivering a minimum of 1,000 GPM. Fire hydrants are to be located within 300 feet of each structure. Any new construction must have a fire hydrant capable of delivering a minimum of 1,000 GPM fire flow and shall be located within 300 feet of the structure. This distance is measured along a travel route. The existing fire hydrant may need to be fitted with a storzt fitting to bring it up to current code. If the existing fire hydrant does not meet the above criteria,the will be required to install an additional fire hydrant. 7. Water System Development Charges of$1,105.00 per each new lot will be required for this project. The Development Charges are collected as part of the construction permit prior to the recording of the short plat. 8. A conceptual utility plan was not submitted showing how the new lot will be served, and will be required at construction permit issuance. Plan Review—Street Improvements 1. Projects that are 2-4 residential units in size are required per code to provide curb, gutters and 6-foot sidewalks along Aberdeen Avenue NE adjacent to the project. 2. Projects that are 2-4 residential units in size are required per code to provide half pavement width per city standards plus a minimum of 10 feet of paving. 3. The above street improvements are not shown on the applicant's formal submittal, but are code requirements unless deferred or waived by the City of Renton Board of Public Works. 4. Street lighting is not required for this project. 5. A shared private driveway may be permitted for access to two(2)lots. The private access easement shall be a minimum of twenty-foot(20)in width,with a minimum of twenty-foot(20)paved driveway per the approved modification request. 6. All new electrical, phone and cable services to the plat must be undergrounded. Construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to the recording of the short plat. 7. The applicant may seek a deferral of the required street improvements from the Board of Public Works. Please contact Paul Lumbert at(425)320-7304 for more information. Plan Review—General 1. All required utility,grading, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a registered Civil Engineer. Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first$100,000 of the estimated construction costs;4%of anything over$100,000 but less than$200,000,and 3% of anything over$200,000. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. Please review the Drafting Standards for additional information. shpltipt.doc City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED June 26,2001; PROJECT LUA-01-036,SHPL-A Page 9 aRANSMITTED this 28th day of June, 2001 to the owneclapplicant. arc Rousso 64 Rainier Avenue South Suite F Renton,WA 98055 TRANSMITTED this 28th day of June, 2001 to the contact. Larissa King Barghausen Engineers 18215 72"d Avenue South Kent,WA 98032 TRANSMITTED this 28h day of June, 2001 to the following: ` Larry Meckling, Building Official L.Rude, Fire Marshal Neil Watts,Development Services Director Jennifer Henning Jan Conklin Carrie Olson-Davis Lawrence J.Warren,City Attorney South County Journal Land Use Action Appeals & Requests for Reconsideration The administrative land use decision will become final if the decision is not appealed within 14 days of the effective date of decision. An appeal of the decision must be filed within the 14-day appeal period(RCW 43.21.C.075(3);WAC 197-11-680). ECONSIDERATION. Within 14 days of the effective date of the decision,any party may request that a decision on a short lat be reopened by the Administrator. The Administrator may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request,if the Administrator finds insufficient evidence to amend the original decision,there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the following appeal timeframe. APPEAL. This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on July 12,2001. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office,(425)430-6510. Appeals must be filed in writing,together with the required$75.00 application fee,to: Hearing Examiner,City of Renton, 1055 South Grady Way,Renton,WA 98055. EXPIRATION DATE: The Short Plat approval will expire two(2)years from the date of approval. An extension may be requested pursuant to RMC section 4-7-080.M. • shpltrpt doc • BOARD OF PUBLIC WORKS 8:30 a.m. Renton Municipal Building Wednesday, April 11, 2001 Conference Room No.620 Dave Christensen, Acting Chairman IN ATTENDANCE: Jim Gray,Fire Larry Meckling,Building Official Kevin Milosevich,Police Paul Lumbert, Board Coordinator Juliana Sitthidet',Plan Review Steve Taylor, Senior Planner Karl Hamilton,Transportation Bob Mahn,Transportation Mickie Flanagan,Recording Secretary Judy Walter, PB/PW Administration VISITORS: Eric LaBrie,Rousso Short Plat Marc Rousso M I N U T E S 1. CALL TO ORDER: Acting Chairman Dave Christensen,called the meeting to • order at 8:30 a.m. 2. APPROVAL OF MINUTES: Moved by Meckling,seconded by Gray,to approve meeting minutes dated April 4, 2001 as presented. MOTION CARRIED. 3. REQUESTED ACTION: Off-Site Deferral,Rousso Short Plat ,LUA 01-036 and LUA 01-037, 1324 Aberdeen Ave. N.E. and 1500 Aberdeen Ave. N.E. - Applicant requests waiver of street improvements for 2 short plats. Discussion: The Board recommended to the applicant, instead of a waiver,they consider a one-year deferral with a cash set aside to participate in future improvements. To ensure impacts are minimized in the ultimate roadway design,the Board preferred to delay off-site improvements at this time. The applicant agreed to this course of action. Action: Moved by Gray,seconded by Milosevich, to approve a deferral for off-site improvements at 1324 and 1500 Aberdeen Ave.N.E. for one year, subject to the following condition: 1) Applicant shall post a letter of credit or other acceptable security device in the amount of$21,562.50(150%of the cost estimate for improvements). MOTION CARRIED. • On-Site Deferral,Elizabeth Place, LUA 99-159, 1221 Edmonds Ave. • N.E. - Applicant requests a deferral for final lift of asphalt to complete recording of the plat. • CITY OF RENTON PLANNINGBUILDINGIPUBLIC WORKS MEMORANDUM DATE: June 6,2001 TO: Jason Jordan FROM: Sonja J.Fesser\� SUBJECT: Rousso Short Plat"A",LUA-01-036-SBPL Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced short plat submittal and have the following comments: Comments for the Applicant pertinent to the preliminary short plat submittal: • None. Information needed for final short plat approval includes the following: Note the City of Renton land use action number and land record number,LUA-01-036-SBPL and LND-20-02XX, respectively, on the drawing, preferably in the upper right-hand corner. The type size used for the land record number should be smaller than that used for the land use action number. Show ties to the City of Renton Survey Control Network. Provide short plat and lot closure calculations. Include a statement of equipment and procedures used,per WAC 332-130-100. Indicate what has been,or is to be, set at the corners of the proposed lots. Note the date the existing monuments were visited,per WAC 332-130-150, and what was found. Note all easements, agreements and covenants of record on the drawing, if any. Building setback lines should be removed from the final short plat submittal. Setbacks are determined at time of permitting. • \ 1AF1LE.SYS\LND\20\RoussOA.DOC June 1, 2001 Page 2 • On the final short plat submittal, remove all references to trees,utility facilities,topog lines and other items not directly impacting the subdivision. These items are provided only for preliminary short plat approval. Encroachments do need to be noted on the drawing. Note whether the adjoining properties are platted(give plat name and lot number)or unplatted. The city will provide addresses for the proposed lots after preliminary approval of the short plat is given. The addresses will need to be noted on the drawing. The required City of Renton signature(for Short plat approval) is the Administrator of Planning/Building/Public Works. The appropriate King County approval blocks also need to be noted on the drawing. Because the subject property falls within Zone 2 of the City of Renton Aquifer Protection Area,the Aquifer Protection Notice needs to be noted on the drawing. See the attachment. Note that if there are restrictive covenants,easements or agreements to others(City of Renton, etc.) as part of this subdivision,they can be recorded concurrently with the short plat. The short plat drawings and the associated document(s)are to be given to the Project Manager as a package. The short plat shall have the first recording number. The recording number(s)for the associated document(s)should be referenced on the short plat • If the new 20' access easement is shown for the benefit of future owners of the proposed lots,then include the following statement,juxtaposed to the subject easements: "Area for private(utilities, access, etc.)easement." Since the new lots created via this short plat are under common ownership at the time of recording,there can be no easement until such time as ownership of the lots is conveyed to others,together with and/or subject to specific easement rights. Also, add the following Declaration of Covenant language on the face of the subject drawing, if the previous paragraph applies: DECLARATION OF COVENANT.• The owners of the land embraced within this short plat, in return for the benefit to accrue from this subdivision, by signing hereon covenants and agree to convey the beneficial interest in the new easement shown on this short plat to any and all future purchasers of the lots, or of any subdivisions thereof. This covenant shall run with the land as shown on this short plat. The private access easement requires a"New Private Easement for Ingress,Egress &Utilities Agreement. Fee Review Comments: • The Fee Review Sheet for this review of the preliminary short plat is provided for your use and information. • AQUIFER PROTECTION NOTICE THE LOTS CREATED HEREIN FALL WITHIN ZONE 2 OF RENTON'S AQUIFER PROTECTION AREA AND ARE SUBJECT TO THE REQUIREMENTS OF THE CITY OF RENTON ORDINANCE NO. 4367 AND AS AMENDED BY ORDINANCE NO. 4740. THIS CITY'S SOLE SOURCE OF DRINKING WATER IS SUPPLIED FROM A SHALLOW AQUIFER UNDER THE CITY SURFACE. THERE IS NO NATURAL BARRIER BETWEEN THE WATER TABLE AND GROUND SURFACE. EXTREME CARE SHOULD BE EXERCISED WHEN HANDLING OF ANY LIQUID SUBSTANCE OTHER THAN WATER TO PROTECT FROM CONTACT WITH THE GROUND SURFACE. IT IS_ THE HOMEOWNER'S RESPONSIBILITY TO PROTECT THE CITY'S DRINKING WATER. • • Note: New private exclusive easement for ingress, egress and utilities is to be created upon the sale of lots shown on this short plat. The owners of Lots shall have an equal and undivided interest in the ownership and responsibility for maintenance of the private access and utility easement. These maintenance responsibilities include the repair and maintenance of the private access roads, drainage pipes, any storm water quality and/or detention facilities within the easement, private signage, and other infrastructure not owned by the City of Renton or other utility providers. Maintenance costs shall be shared equally. Parking on the paving in the access easement is prohibited, unless pavement width is greater than 20 feet. • • PROPERTY ^.RVICES FEE REVIEW FOR SUBDIV"SIONS No. 2001 - o: 4- APPLICANT: RECEIVED FROM (date) JOB ADDRESS: I WO#-2aaAA— - AHIJORT RE OF WORK: �-Ln�_ i }D _i�l __A 1 LND#-20- LIMINARY REVIEW OF SUBDIVI lON BY L NG PLAT, NEED 1`IORE INFORMATION: LEGAL DESCRIPTION PLAT, BINDING SITE PLAN, ETC. - PID#'s - VICINITY i4tAP FINAL REVIEW OF SUBDIVISION,THIS REVIEW REPLACES SQUARE FOOTAGE OTHER PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE X SUBJECT PROPERTY PARENT PID# NEW KING CO.TAX ACCT.#(s) are required when assigned by King County. It is the intent of this development fee analysis to put the developer/owner on notice,that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on-site and off-site improvements(i.e.underground utilities,street improvements,etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. The existing house on SP Lot# , addressed as has not previously paid SDC fees, due to connection to City utilities prior to existance of SDC fee Ord. SP Lot# will be subject to future SDC fees if triggering mechanisms are touched within current City Ordinances. We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. The following quoted fees do NOT include inspection fees, side sewer rmits, r/w rmit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT NF�ZEE DISTRICTS NO. NO. ASSESSMENT UNITS Latecomer Agreement( yt)WATER Latecomer Agreement( vt)WASTEWATER Latecomer Agreement( yt)OTHER V Special Assessment DistrictfWATER L1H..tC 4 1-1 AVI= k1E s E!�e-T 0C)ZJ la ZEE B 16q.Z.5 JlWial Assessment District/WASTEWATER t Use Agreement(METRO) Local Improvement District Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION FUTURE OBLIGATIONS SYSTEM DEVELOPMENT CHARGE-WATER - Estimated #OF UNITS/ SDC FEE ❑ Pd Prey. ❑ Partial] Pd(Ltd Exemption) ❑ Never Pd SQ. FTG. Single family residential$1,105/unit x Mobile home dwelling unit$885/unit in park Apartment,Condo$665/unit not in CD or COR zones x Commercial/Industrial, $0.154/s .ft.of property(not less than$1,105.00)x Boeing,by Special Agreement/Footprint of Bldg plus 15 ft perimeter(2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE-WASTEWATER- Estimated ❑ Pd Prev. ❑ Partial] Pd(Ltd Exemption) ❑ Never Pd Single family residential$760/unit x 2 �� Mobile home dwelling unit$610/unit x Apartment,Condo$455/unit not in CD or COR zones x Commercial/Industrial$0.106/s . ft. of property x(not less than$760.00) SYSTEM DEVELOPMENT CHARGE-SURFACEWATER - Estimated ❑ Pd Prev. ❑ Partial] Pd (Ltd Exemption) ❑ Never Pd Single family residential and mobile home dwelling unit$525/unit x 1 575"Oo All other properties$0.183sq ft of new impervious area of property x (not less than$525.00) PRELIMINARY TOTAL $ N m O N O at of R i wing Authority DATE n0 *If subject property is within an LID, it is developers responsibility to check with the Finance Dept. for paid/un-paid status- Square footage figures are taken from the King County Assessor's map and are subject to change. E Current City SDC fee charges apply to O EFFECTIVE January 4,2001 PRELMNARY SHOFIT PLAT r-2a ROUSSO SHORT PLAT A A PORTION OF THE BE 1/4 OF SECTION 3,TOWNew 23 N,RANGE S E,WM I— PENTON,WASHH TON 9f1E O^1 Y CHTY MAP O } 1111OIr, �t I I i L fnf]I11]:&1 C (Mm V.I ) O j� I A ILIMO Ir1f:1wt f,IR)IOiDOS( 3 A A/ I •-��_. I A A1/V!m IRL•]laT flwl IMIT fUlOMW1 li ' > INr01m i]lala]N(]llrMll f w/K) »jl a a:�RM ouorrort I DENSITY CALCULATIONS <I I •"T F""m0° Pe I o, norm]e wt u woo:a I I la ♦xal]ae r.ur woos r' orlam.oaw:ftrt +_•—•—•. I II ' II II. .♦aafss wil.for.]w f1»sr. LL Of p i toa I IL rrOaR foltiT Is W. xor,o asw,.mw s-f F .aA e..]e. i L IA s:rt Mw 1x qsw3mlt Munn s'sat]crs♦crt wa f• 1`¢(J iQ a.neo Isfan o.f♦e xl . r.MlIAO owuwa wwf ' i. I t .•. ° ,♦. w e+:,awn a wnnaf:a• GRM ._. ... Q .J pcc.11A,x.oM1 >wR suw IM.) I ., I t .....,,. 0 ,f. fea foo♦rtorr Is.ntnc ro wlwxf w Y• .IVA wl'ISIR Idaf III . 11 ill Il-. I•• V PraMwR. ♦o"m.rl 'I hw ! ', fc*sa v fne.wl I # rw•••..1..•,d. .p 2 II r R I � a0 1! 2 {0 LOT AREA TABLE i( � ' LM f NG I, .1 ♦♦G ll. M110'.m »•nl 3 #"•R,i ft.u/atmF,Wa1Ca fi:oMl pvl. I � 11 f I � I�I r1 fwrM OVar rr II "1"r" -I.a .•4 ~ 1 If-,r n] # �.d. -w$ oft won ruro Uoas III o S ,:� .?�a ro # #Il'•If##.*iqF rn 'In# ix,linc:rs e I II II I !'•..•••.•:1 SHN(D pMMT 11'R f f11 i1'M I}'nll �II Iw41 1w♦a(MrT � ! 11 I i d1 awe 01f1� 1 d ro x wlwto • 1 r♦IaIAwC M�ROOf d � � d n,fna mof !°u II a rA.o:clrt 1 ..` .rowµ.�.wllox i ' ' rwx urTwn'a�'nr A .._..__.�___— ' fwlfOl u)xloll frnoof Oulu. �tI C yr� I I _ ;mom 1 a,, lW ��,/]�(�� //Eyy�.�pppp��ff��yyff AppIJEaJII,]114} 6uwfYRQ faMtAIW[M.rxLR>K. Ilx�l xllw wC f0utw Ia A a rwna♦a ua.oufrla» fwl-]tf r ucerem waw �. ;IF. .y 1' V•d a PFELMNARY DRIVEWAY AND VnJM PLAN V-20' ROUSSO SHORT PLAT A PORTION OF THE SE 1/4 OF aecTx)N s,Tom"23 N,RANcE 5 E,wm RENTOK WAM*WON IL ........................ ............................ .......... 2 4EQEND rwnt WuL J ................. 0 _17—1 : 000 _ __ Jones; AY .............................. Jones Ave.; NE !; JL� vej fN C I D L'ii- 'ITI i 601'n _T cn re -n te L�0_44rjey Ave cn 'M 6,ht e-- e L Ll 00 ey. ------- Mo NE b0d' Ave. NE ;e co �71 R+_8 Co arbas A INE. '\K te 7 lo� I C-" �Dybow-a co INE R-10 FR-8(p) K4 �`-dm' oiids Ave, N Clio • OD 00 )d 0 . ..... 00- or 'Z/T ta MR NEU t - S(I CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: June 21, 2001 TO: Neil Watts j FROM: Jason E.Jordan SUBJECT: Rousso Short Plat A File No. LUA01-036,SHPL-A STREET IMPROVEMENT MODIFICATION REQUEST • The applicant has requested modification of the standard emergency vehicle turn around requirement for a proposed private 20-foot shared driveway serving Lot 2 and Lot 3 of the Rousso Short Plat A. • The applicant is proposing a 134-foot shared private driveway from Aberdeen Avenue NE to the beginning of the pipestem portion of Lot 3. However, the total distance to the closest corner of the building envelope for Lot 3 is over 150 feet from the edge of pavement to the Aberdeen Avenue NE right-of-way,typically requiring an emergency turn around. • The applicant is proposing the installation of a shared private driveway a minimum of 20 feet in width. The shared private driveway from Aberdeen Avenue NE would extend to the beginning of the pipesteme portion of Lot 3. This would be less than 150 feet from the edge of the existing Aberdeen Avenue NE right-of-way. Therefore, the applicant is requesting a modification from the required emergency vehicle turn around due to Lot 3 being less than 150 feet from the public street. • It should be noted that other modifications from the standard street improvements adjacent to the plat have been requested and approved by the City of Renton Board of Public Works. Improvements that have been waived include the installation of curbs, gutters and sidewalks along the site's Aberdeen Avenue NE frontage. • Street improvement requirements for new plats can be modified by the City if there are practical difficulties in carrying out the provisions of the Street Improvement Ordinance. In order for a modification to be approved, the City must "find that a special individual reason makes the strict letter of this Ordinance impractical, that the modification is in conformity with the intent and purpose of this Ordinance, and that such modification: (1) Will meet the objectives of safety, function, environmental protection and maintainability intended by the requirements of this Ordinance, based upon sound engineering judgment, (2) Will not be injurious to other property(s) in the vicinity." • The shared private driveway as proposed, would serve Lots 2 and 3 and would be less than 150 feet in length. In the event that an emergency response vehicle is required within this short plat, the emergency response vehicle could stop at the end of the shared driveway and still serve the future single family residence to be located on Lot 3. Furthermore, because the shared driveway is less than 150 feet in length the emergency response vehicle could back • out the shared driveway onto Aberdeen Avenue NE. Lastly, the City of Renton Fire Rousso Short Plat A LUA01-036, SHPL-A • Prevention Bureau has indicated in writing that an emergency vehicle turn around would not be required per the Uniform Fire Code as part of this proposed short plat. • The proposed modification would eliminate the requirement for an emergency vehicle turn around. This can be accomplished because the shared private drive would be less than the minimum length (150 feet), which triggers an emergency vehicle turn around. The proposal would meet all the objectives of safety, function, environmental protection and maintainability intended for a private shared driveway, with the exception of providing for an emergency vehicle turn around. There are no indications that the elimination of emergency vehicle turn around would be injurious to other properties. • The modification is approved with the following-conditions: 1. The shared private driveway shall be a minimum of 20 feet in width and shall be paved subject to the City of Renton's Development Services Division. 2. The shared private driveway shall be signed for "No Parking" along both sides of the driveway. If the requested modification is approved as presented above,please sign and date below. • Neil Watts, Development Services Director Date cc: yellow file • 3.0 OFF-SITE ANALYSIS 3.1 Preliminary Drainage Report