No preview available
HomeMy WebLinkAboutLUA-07-087_Misc(_---;,-, ·----' \ - REPORT City of Renton Department of Planning I Building I Public Works & DECISION ADMINISTRATIVE SHORT PLAT REPORT & DECISION A. SUMMARY AND PURPOSE OF REQUEST: Report Date: October 23, 2007 Project Name: Jason Place Short Plat Owner(s): A & D Quality Construction; 202 SW Sunset Blvd, E-202; Renton WA 98057 Contact: Dan Touma; Touma Engineers; 6632 S 191•1 Pl, E-102; Kent, 98032 File Number: LUA-07-087, SHPL-A I Project Manager: I Elizabeth Higgins, Planner Project Summary: The applicant is requesting approval of an Administrative Land Use Action (Short Plat Review) to subdivide one parcel of vacant land into 3 lots. The 13,360 sf parcel is located in a Residential 10 zone and the proposed density would be 9. 78 dwelling units per net acre of land. The new single-family residential lots, ranging in size from 4,437 to 4,666 sf would be accessed from NE 8th Street. Project Location: 2913 -2915 Northeast 8th St Project Location Map Admm SHPL Report 07-087.doc City of Renton P/B/PW Department Administrative Land Use Action JASON SHORT PLAT LUA07 -087, SHPL-A Page 2 of 12 REPORT AND DECISION DATED OCTOBER 23, 2007 B. EXHIBITS: C. 1. 2. 3. Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Neighborhood Detail Map Exhibit 3: Zoning Map (dated May 14, 2007) Exhibit 4: Short Plat Plan (July 2007) Exhibit 5: Landscape Plan (July 2007) Exhibit 6: Aerial Photograph GENERAL INFORMATION: Owner(s) of Record: A & D Quality Construction; 202 SW Sunset Blvd, E-202; Renton WA 98057 Zoning Designation:Residential-10 du/ac (R-10) Comprehensive Plan Land Use Designation: Residential Medium Density (RMF) 4. Existing Site Use: Currently vacant, one duplex unit was removed from the property 5. Neighborhood Characteristics: 6. 7. North: Multi-family residential use, Residential 8 zone (two 1976-77 duplex structures) East: Single family residential use, Residential 8 zone (1963) South:Multi-family residential use (apartment building), Residential 10 zone (1983) West: Multi-family residential use, Residential 10 zone (1943 duplex) Access: Site Area The access for the newly formed lots would be the same as for the existing lot, from the south side of NE 81h Street 13,360 square feet I 0.31 acre D. HISTORICAUBACKGROUND: Action Annexation Comprehensive Plan Zoning E. PUBLIC SERVICES: 1. Utilities: Land Use File No. NIA NIA NIA Ordinance No. 1246 5099 5171 Date 411611946 1110112004 1210512005 Water: The site is within the City of Renton water service area. There is an 8-inch water main within NE 8th Street. The building is located in the 565-water pressure zone. The site is within Aquifer Protection Area Zone 2. Fire Flow available to the site is over 1,000 gpm. Static water pressure is approximately 95 psi. Admin SHPL Report 07-087.doc ' City of Renton PIBIPW Department Administrative Land Use Action JASON SHORT PLAT REPORT AND DECISION DATED OCTOBER 23, 2007 LUA07-087, SHPL-A Page 3 of 12 Sanitary Sewer: There is an 8-inch sewer main available to serve the new lots. Stormwater: There is an existing storm water drainage system upslope, on the north side of NE 8th Street. 2. Streets: There is currently a paved public right-of-way, NE 81 h St, along the frontage of this site. Frontage improvements do not currently meet City of Renton standards. F. 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 Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-070: Detailed Procedures for Short Subdivisions Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7 -150: Streets -General Requirements and Minimum Standards Section 4-7-160: Residential Blocks-General Requirements and Minimum Standards Section 4-7-170: Residential Lots-General Requirements and Minimum Standards 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element -Residential Multi-family 2. Community Design Element H. DEPARTMENT ANALYSIS: 1. Project Description/Background The proposal is to subdivide, by means of the administrative short subdivision process, 1 vacant lot into 3 lots. The project site is located in the Highlands of Renton. (Exhibit 2) This property, and those surrounding it in an area of about 140 acres, were initially developed as [World] War [Two] Defense Worker Housing, funded by the federal government, and administered by the Renton Housing Authority (RHA). The 1941-43 housing was intended to be constructed on a temporary basis. Following WWII, the RHA sold the properties to individuals. A 1943-era duplex was on the site until recently removed. Admin SHPL Report 07-087.doc City of Renton P/B/PW Department JASON SHORT PLAT REPORT AND DECISION DATED OCTOBER 23, 2007 Administrative Land Use Action LUA07 -087, SHPL-A Page 4 of 12 The property is located in an area zoned Residential 10, which allows higher density and smaller lots than more traditional single-family zones. (Exhibit 3) The density would be increased from 6.52 dwelling units per net acre (du/a) to the proposed 9.78 du/a. The R-10 zoning implements the objectives and policies of the Residential Medium Density Comprehensive Plan Land Use Element. There are no known critical areas on the property. As previously mentioned, the property has been developed since 1943. The topography of the site slopes slightly downward from east to west. The subdivision of the existing lot would result in 3 lots of (from west to east) with the following sizes: Lot Size (sf} Lot 1 4,437 Lot 2 4,527 Lot 3 4,666 Total 13,360 There are no private streets or easements proposed. Each lot would be accessed directly from NE a'" Street by private driveways. (Exhibit 4) A landscape plan has been submitted indicating that required landscaping would be provided at the front of each lot. (Exhibit 5) The east side of the property has an abutting, unpaved public walkway. (Exhibit 6) 2. Environmental Review Except when located on lands covered by water or with critical 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 (Exhibit 1 ), 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. Admin SHPL Report 07-087.doc City of Renton P/B/PW Department Administrative Land Use Action JASON SHORT PLAT LUA07-087, SHPL-A Page 5 of 12 REPORT AND DECISION DATED OCTOBER 23, 2007 5. Consistency with Short Plat Criteria Approval of a short plat is based on an evaluation using the following short plat criteria: a) Compliance with the Comprehensive Plan Designation Purpose Statement: The Residential Medium Density designation is intended to create the opportunity for neighborhoods that offer a variety of lot sizes, housing, and ownership options. Residential Medium Density neighborhoods should include a variety of unit types designed to incorporate features from both single-family and multi-family developments, support cost- efficient housing, facilitate infill development, encourage use of transit service, and promote the efficient use of urban services and infrastructure. Objective LU-II: Residential Medium Density development should be urban in form and fit into existing residential neighborhoods if developed as infill projects. The proposed single-family, residential infill project would fit into the existing residential neighborhood, but the "form" of the project is more suburban than urban. Policy LU-171. Buildings should front the street rather than be organized around interior courtyards or parking areas. The new single-family structures would front on the existing street. Policy LU-174. Single-family, detached building types in the Residential Medium Density designation should have maximum lot coverage by the primary structure of fifty (50) percent. The Renton Municipal Code limits lot coverage by buildings in the R-10 to 70 percent. Coverage of the lot by proposed structures would be reviewed prior to issuance of building permits. The following objectives and policies from the Community Design Element apply for the development of new lots in "established neighborhoods" Objective CD-C: Promote re-investment in and upgrade of existing neighborhoods through redevelopment of small, underutilized parcels, modification and alteration of older housing stock, and improvements to streets and sidewalks to increase property values. The proposed project would develop property that, with a density of 6. 52 du/a, is currently underutilized. The property would be redeveloped with 3 new single-family houses to a density of 9. 78 du/a. Policy CD-10. Sidewalks or walking paths should be provided along streets in established neighborhoods, where sidewalks have not been previously constructed. Sidewalk width should be ample to safely and comfortably accommodate pedestrian traffic and, where practical, match existing sidewalks. The development of the proposed new lots would require frontage improvements that meet City of Renton standards if they are not currently in place, unless waived by the "fee in lieu of improvements" process. Policy CD-12. Infill development, defined as new short plats of nine or fewer lots, should be encouraged in order to add variety, updated housing stock, and new vitality to neighborhoods. Admin SHPL Report 07-087.doc City of Renton P/B/PW Department JASON SHORT PLAT REPORT AND DECISION DATED OCTOBER 23, 2007 The proposed development would accomplish this policy goal. Administrative Land Use Action LUA07-087, SHPL-A Page 6 of 12 Policy CD-13. Infill development should be reflective of the existing character of established neighborhoods even when designed using different architectural styles, and /or responding to more urban setbacks, height or lot requirements. Infill development should draw on elements of existing development such as placement of structures, vegetation, and location of entries and walkways, to reflect the site planning and scale of existing areas. The applicant will be asked to consider this policy when designing the structures. Policy CD-14. Architecture of new structures in established areas should be visually compatible with other structures on the site and with adjacent development. Visual compatibility should be evaluated using the following criteria: a. Where there are differences in height (e.g., new two-story development adjacent to single-story structures), the architecture of the new structure should include details and elements of design such as window treatment, roof type, entries, or porches that reduce the visual mass of the structure. b. Garages, whether attached or detached, should be constructed using the same pattern of development established in the vicinity. c. Structures should have entries, windows, and doors located to maintain privacy in neighboring yards and buildings. The applicant will be asked to consider this policy when designing the structures. The following objectives and policies from the Community Design Element relate to landscaping: Objective CD-K: Site plans for new development projects for all uses, including residential subdivisions, should include landscape plans. A landscape plan has been submitted. Installation of landscaping is a code requirement. Policy CD-45. Existing mature vegetation and distinctive trees should be retained and protected in developments. Trees and vegetation would be removed from the lots. However, all pervious areas, except rear yards, are required to be landscaped and additional trees, both replacement trees and other required trees, would be planted, as per City of Renton code. This would compensate for the loss of vegetation to a certain extent. b) Compliance with the Underlying Zoning Designation The subject site is designated Residential -10 Dwelling Units per Net Acre (R-10) on the City of Renton Zoning Map. The R-10 zone was established for medium-density residential development that would provide a mix of residential styles including detached dwellings or semi-attached dwellings on small lots, attached townhouses, and small-scale attached flats. It is intended to implement the Medium Density Land Use Comprehensive Plan designation. Development in the zone is intended to increase opportunities for detached and semi-attached single family dwellings as a percent of the housing stock, as well as allow some small-scale Admin SHPL Report 07-087.doc City of Renton P/B/PW Department Administrative Land Use Action JASON SHORT PLAT REPORT AND DECISION DATED OCTOBER 23, 2007 LUA07-087, SHPL-A Page 7 of 12 attached housing choices and to create high-quality infill development that increases density while maintaining the single family character of the existing neighborhood. Allowable base densities range from 4 to 1 O dwelling units per net acre. The zone serves as a transition to higher density multi-family zones. Density: The maximum allowed density in the R-10 zone is 10.0 dwelling units per net acre (minimum density requirements do not apply for properties less than 0.5 acre in size). Net density is calculated after the deduction of sensitive areas, areas intended for public rights-of- way, and private access easements. There would be no deductions required for this short plat. The proposed plat would have a net density of 9.78 dwelling units per net acre (3 lots/ 0.31 acre= 9.78 du/a), which is within the density range permitted for the R-1 Ozone. This is at the high end of the allowable range in the R-10 zone, which is preferred by the City in order to achieve the highest efficiency of land use. An additional living unit, however, would result in a project that exceeded the maximum density allowed. Staff recommends that a restrictive covenant be recorded that limits the project to one (1) dwelling unit per lot, for the 3 lot project, unless the development standards for the zone are changed in the future. Lot Dimensions: The minimum lot size permitted in the R-10 zone for single-family lots is 3,000 sf. A minimum width of 30 feet is required for interior lots and lot depth is required to be a minimum of 55 feet. The proposed lots would range in size from 4,437 sf to 4,666 sf. The average lot size would be 4,543 sf. All proposed lots would meet or exceed the minimum lot size and dimension requirements. Setbacks: The required setbacks for the R-10 zone are 20 feet in front, 5 feet along interior side yards, and 15 feet for rear yards. Setbacks shown on the preliminary plat plan meet these requirements. Building Standards: The R-1 Ozone allows one residential structure per lot, which may consist of detached, semi-attached, townhouse, or flats. Each of the proposed lots would support the construction of one detached unit. Accessory structures are permitted at a maximum number of two per lot at 720 sf each, or one per lot at 1,000 sf in size. The existing structure has been removed from the property. Building height in the R-10 zone is limited to 2 stories and 30 feet for primary structures and 15 feet for detached accessory structures. Compliance with this building standard would be verified prior to the issuance of building permits for each individual structure. Maximum building coverage is limited to 35 percent of the lot area or 2,500 sf, whichever is greater, for lots 5,000 sf and greater in size. Admin SHPL Report 07-087.doc City of Renton P/B/PW Department JASON SHORT PLAT REPORT AND DECISION DATED OCTOBER 23, 2007 Administrative Land Use Action LUA07-087, SHPL-A Page 8 of 12 Compliance with this building standard would be verified prior to the issuance of building permits for each individual structure. Parking: Each detached dwelling unit is required to provide two off-street parking spaces per unit. The proposed site layout appears to be adequately sized for the provision of the required parking. However, verification of two off-street parking spaces would be necessary at the time of building permit review. c) Compliance with Subdivision Regulations Streets: Street improvements, including curb, gutter, and sidewalk would be required along NE 8th Street. The existing frontage does not meet City of Renton standards. Streetlights would not be required for this 3 lot short plat. 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 recording of the short plat. The proposed short plat 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 new average daily trip attributed to the project. The new lots are expected to generate approximately 9.57 new average weekday trips each. The fee for the proposed short plat is estimated at $1,435.50 ($75.00 x 9.57 trips x 2 lots = $1,435.50) and is payable prior to the recording of the Final Short Plat. Blocks: The proposed Short Plat does not create new blocks. Lot Standards: The size, shape, orientation, and arrangement of the proposed lots must comply with the requirements of the Subdivision Regulations and the development standards of the R-1 O zone. All lots exceed the minimum size and dimension requirements. The lots appear to contain adequate buildable areas for the construction of suitable single- familyresidences when taking setbacks and lot coverage requirements into consideration. These requirements will be reviewed at the time of building permit application for the new houses. The lots are rectangular in shape and aligned in an urban pattern that is consistent with other lots in the immediate vicinity, as well as generally with the city as a whole. The lot orientation would be with the front of the structure facing NE s'h Street. d) Reasonableness of Proposed Boundaries Access: All lots in a short plat must have access to a public street. All lots would front on NE 81h Street and have access from that street. With lots at 40 feet wide, there would be adequate area for driveways. Topography: The site slopes very gradually from east to west at a slope of less than 0.5 percent. Relationship to Existing Uses: The properties to the north and east are zoned Residential 8, those to the west and south are R-10. One of the original 1943 duplexes is located to the west (and on the subject property). Newer multi-family (duplex) units are on the north. A Admin SHPL Report 07-087.doc City of Renton P/B/PW Department JASON SHORT PLAT REPORT AND DECISION DATED OCTOBER 23, 2007 Administrative Land Use Action LUA07-087, SHPL-A Page 9 of 12 single-family house dating from 1963 is to the east and a 2-story, 6-unit apartment building is abutting on the south. A public walkway has existed abutting the east property line since the original 1940s platting of the area. Staff recommends, for public safety, that a condition be required that fencing along the east property line, coincident with the public walkway, be either no taller than 3.5 feet in height if a solid fence or must be transparent if taller than 3.5 feet, to prevent a "tunnel" effect and provide sight lines to and from the public walkway. e) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention Bureau staffs indicate that sufficient resources exist to furnish services to the proposed development. A Fire Mitigation Fee, based on $488.00 per new single-family lot is recommended in order to mitigate the proposal's potential impacts to City emergency services. The fee is payable prior to the recording of the Final Short Plat. For this plat the estimated fee would be $976.00. 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. Based on the student generation factor, the proposed short plat could result in a single new student (0.44 X 2 new lots = 0.88) to the local schools. Renton School District has indicated it can accommodate additional students generated by this proposal at Highlands Elementary School, Dimmitt Middle School, or Renton High School. Surface Water: There are existing storm water drainage systems currently serving the site. The Surface Water System Development Charge is $759 per new dwelling unit. This fee is due with the construction permit. Water: The proposed project is within the service area for the City of Renton water system. There is an 8-inch water main within NE 81 " Street. The building is located in the 565 water pressure zone. The site is within Aquifer Protection Area -Zone 2. Fire flow available to the site is over 1,000 gpm. Static water pressure is approximately 95 psi. Sanitary Sewer: There is an 8-inch sewer main available to serve the new lots. Each lot would require a new side sewer connection prior to recording the Final Plat. The Sewer System Development Charge is $1,017 per new single-family residence. This fee is due with the construction permit. I. Findings: 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 Jason Short Plat, File No. LUA-07-087, SHPL-A. 2. Application: The applicant's submittal complies with the requirements for information for a short plat. 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 Residential Medium Density (RMD) land use designation. Admin SHPL Report 07-087.doc City of Renton P/B/PW Department JASON SHORT PLAT REPORT AND DECISION DATED OCTOBER 23, 2007 Administrative Land Use Action LUA07·087, SHPL·A Page 10 of 12 4. Zoning: The proposal as presented complies with the zoning requirements and development standards of the Residential 10 (R· 10) zoning designation, provided the applicant comply with all advisory notes and conditions of approval. 5. Subdivision Regulations: The proposal complies with the requirements established by the City's Subdivision Regulations, provided the applicant complies with all advisory notes and conditions of approval. 6. Existing Land Uses: Land uses surrounding the subject site include: North: Residential multi.family (zoned R-8): East: single.family residential (zoned R·8): South: Multi.family residential (zoned R·10): and West: Multi.family residential (zoned R·10). 7. Setbacks: The setbacks for the new houses on the proposed lots would be verified at the time of building permit review. 8. System Development Charges: A Surface Water System Development Charges and Sewer System Development Charges, at the current applicable rates, will be required for the new single.family lots at the time of issuance of the construction permits. 9. Public Utilities/Improvements: No improvements to public utility systems or the street frontage are required. I. Conclusions: 1. The subject site is located in the Residential Medium Density (RMD) Comprehensive Plan designation and complies with the goals and policies established with this designation. 2. The subject site is vested by timely application to the Residential -10 Dwelling Units Per Acre zoning designation and complies with the zoning and development standards established with this designation, provided all advisory notes and conditions are complied with prior to submitting for Final Plat approval, including requirements of the City of Renton Property Services Division (which will be provided to applicant under separate cover). 3. The proposed 3 lot short plat complies with the subdivision regulations as established by city code and state law provided the applicant comply with all advisory notes, City code, and conditions. 4. The proposed 3 lot short plat complies with the street standards as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein. J. DECISION: The Jason Short Plat, File No. LLJA.Q7.Q87, SHPL·A is approved subject to the following conditions: 1. A restrictive covenant shall be placed on the face of the Short Plat prior to recording that limits the short plat to one (1) dwelling unit per lot, unless the development standards for the zone are changed in the future. 2. Transportation Impact Fees, based on $75 per each new average weekday peak hour trip, estimated at $1,435.50, shall be paid prior to the recording of the Short Plat. Admin SHPL Report 07-087.doc City of Renton PIBIPW Department JASON SHORT PLAT REPORT AND DECISION DATED OCTOBER 23, 2007 Administrative Land Use Action LUA07-087, SHPL-A Page 11 of 12 3. Fencing along the east property line, coincident with the public walkway, shall be either no taller than 3.5 feet in height if a solid fence or must be transparent if taller than 3.5 feet, to prevent a "tunnel" effect and provide sight lines to and from the public walkway. Such fencing shall be ensured by a note on the face of the plat prior to recording. 4. A Fire Mitigation Fee, based on $488.00 per new single-family lot shall be required prior to the recording of the Short Plat. DATE OF DECISION ON LAND USE ACTION: SIGNATURES: TRANSMITTED this 23'd day of October, 2007, to the Owner: A&D Quality Construction 202 SW Sunset Blvd E202 Renton WA 98057 TRANSMITTED this 23'' day of October. 2007, to the Contact: Dan Touma Touma Engineers 6632 S 191" Pl E-102 Kent, WA 98032 TRANSMITTED this 23'd day of October, 2007, to the Parties of Record: [There are no Parties of Record for the project] TRANSMITTED this 23'' day of October. 2007, to the following: Larry Meckling, Building Official Bob Van Horne. Deputy Fire Chief Neil Watts, Development Services Director Jennifer Henning, Planning Manager Kayren Kittrick, Developrnent Engineering Supervisor Jan Conklin, Development Services Carrie Olson, Development Services Renton Reporter Land Use Action Appeals & Requests for Reconsideration 10J2-vlo1 I I Decision date 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 lhe decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Admin SHPL Rcpor1 07-087.doc City of Renton P/B/PW Department JASON SHORT PLAT REPORT AND DECISION DATED OCTOBER 23, 2007 Administrative Land Use Action LUA07-087, SHPL-A Page 12 of 12 RECONSIDERATION: Within 14 days of the effective date of the decision, any party may request that a decision on a short plat 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 November 6, 2007. 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. 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. Planning 1. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between 7:00 a.m. and 8:00 p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between 9:00 a.m. and 8:00 p.m. No work shall be permitted on Sundays. Fire 1. All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1.000 GPM within 300 feet of any proposed single-family structure. This distance is measured along a travel route. If the proposed single-family structures exceed 3,600 sq. ft., the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. Additional fire hydrants may be required as a part of this project to meet this criterion. The fire hydrants must meet all current City of Renton standards. 2. Street addresses shall be visible from a public street. Plan Review -Storm/Surface Water 1. A Surface Water System Development Charge of $759.00 per single-family lot is payable prior to final plat recording. Plan Review -Streets 1. Frontage improvements that meet requirements of the City of Renton are required along NE 8th Street, unless a "fee in lieu of improvements" is paid prior to recording of the Final Plat. 2. All new electrical, phone and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. Plan Review -Sewer 1. Sewer System Development Charges (SDC) are $1,017.00 per new unit. These fees are collected at the time a construction permit is issued and prior to recording the final plat. 2. Minimum slope for side sewers shall be 2%. Dual side sewers are not allowed. The existing side sewer may need to be relocated to better serve the short plat and new building foundations. Plan Review -General 1. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. 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 construction permit is issued. There may be additional fees for water service related expenses. See drafting standards. 3. All plans shall be tied to a minimum of two of the City of Renton horizontal and vertical control network. Admin SHPL Report 07-087.doc "·,,:·.. 0 t:J 17 ' l 1 ' I~ l '' I 1. .. I ~~ I W, I '' I ' I I I _....!!!.':!.· __ _J I VACA ru, '"' ~ --m.--;r--1~~ 18 I I ' I ' I ,1 I sl I I I J l ' ' I I I I ' I i I ' I I O I ~I" I ~: I '' I '' I I • I : ' ., ~ ;,I I -L',£!.... _'.._J Jr) r VUAT,f{) ~ I -;;,:u-----1 l ' I I I I : I I I ~ L __ ln.,_,,J_ "", l't ••crrED I 1--r,:n,t- 1 I~ / I I~ I EXHIBIT 2 L L. Highlands Subarea Adopted Zoning -May 14, 2007 e Econ~mic Development, Neighborhoods & Strategic Planning Alex Pietsch, Administrator C.E. Feasel 12 July2007 -RC -R-14 0 1000 2000 lllll'fill R-1 -RM-F ~~~~~ D R-8 -CV lilllllllll! C:: D R-10 -CN 1 : 12000 CITY OF RENTON SHORT PLAT NO. RENTON, WASHINGTON ~~ ~I • ~ -- ~ ' ·1:: c, N£ 7th S~. 5 ~ > l: NE 6th -PL. ~ VICINITY MAP " "' -~* ~ , , Ii S6!'5&'15"E 125.00' e.o.R MOH ' JaB VI. 1/4 OF' 5EC 9-23-0l!I fNO COf'PEfl. Pl,.UG W/Pl)NCII I fOUNO PIN IN CONC l,IQN IN CASE PC MON (7 /07) CORO BEARING N7B'24'2J" [ 5e9.27' PC l,IQN TO PT I.ION FOUND Plt,.I IN EX CB CONC t,,!ON IN CASE Rll,I EL oe J47 25 (7 /07) DtltG•12~'53" .-·· . ~ ~· ISSl FOUND PIN IN CONC 1,,10N IN CASE \ (7/07) \ _,-""-~·,,"tL ""1''~.,;op- ~~'i'l.~ -~ / RECORDING NO. VOL./PAGE SCALE: 'k.-..-: . . 'i l lnd1 " 30 It. PORTION OF NE 1/4 OF SW 1/4 OF SEC 9, TWN. 23 N., RG. 5 E,, W.M. SURVEY NOTES !NS1RUM0.T: TOPCON GPT .JODOW TOTAL STA'!ION METl-100 USED: FIELD ffiAVERSE \IIITH AC11.JAL FlB.D MEASUREMENTS ANO ANGLES WAC JJ2-1J0-D90 DATE OF SVR\£Y: JULY 2007 8AS1S OF BEARING: NE 8th SraEET (N s5·-45·11" E) BENCHMARK: CITY RENTON MON '721 TOP l /2' PIN IN CONCRETE IN CASE INTERSECTION OF MONROE AVE NE NE 7th PLACE LUA-XX-XXX LNO-XX-XXXX ELEVATION • JSl.60' {116.J12m) NAVO 1988 LEGEND CJ CB {TYPE 1 ) @ S™H (TYPE 11) c t.lAIL BOX + PK NA!L '"' EC • ,<2<0-,i•w ~ ;~;i:: ~ ./' ./' _.--:: . . . . i " ' EXSSMH .,,,,-. _.,./ RIM a_ ., J44 95' ____.-:;, •• • __---'"'"" -"'·"~·· __ . ':?. ... ---;,~ : "',, .. ~ ,.,,,,/ -----~--~··"'·~, .//'\~ . .. ' ' -. , , ---.... :::.---\'-· -~- z\ ;\ ~~\ ® SANITARY SEWER MH WATER VAL\/( Bl WATER METER/SER".1C( • MON lN CASE/ EX REBAR / PIPE AS NOTED • SET 1/2' REBAR & CAP LSIJ6992 ----_,.... \ . ~ \ \ \ I -\ -6-FIRE H'1'DRANT UTILITY P-QLE _ ~ <- ~ GUY \l,\RE -..· - Ul'.JHT PCX.E TElEPHONE CABINET ..a. SIGN * CONIFER lREE 0 DECIDUOUS TREE @ CONIFER lREE TO BE REMOVED © DECIDUOUS ffiEE TO BE REMOVED • NEW "TREES -4" MAPLES • PROf'OSED STOOM CS • PROPOSED SEWER MH .. PROPOSED FH ~~,;i~) IH C,lS( I ~ •• '"·°":.,':::, 7 I ,-,~·-·~/ ~! \z ,\ii ' ' ' ' t,\ M PROPOSED WATER VALVE • PROPOSED C.O. 111 PROPOSED WA TERMETER LEGAL ·DESCRIPTION uJ z !!,' ""' ~[1'~ 03:: ¢---' :::::ri:'.r-"'"' o!"' "!:: LJ.J~ t,.., 01~)!:l a •o !;.:11- ~, §E c~'t ~ ii: ~ "',:, Cc:: ·{,.~,j <( ,z,.i>, II '<~\ ~~ \1:z r INTER. HARRltJGTON .O.VE NE & NE 7 ST fOUND BRASS DISC IN CONC I.ION IN CASE (01-2005) -------i "-J INFILlRATION SYSTEI.I 4 C.O.~. MON f t12 Sll'. CORNfJII OF SEC 9-Zl-05 ' fl'IO COPPOI PLUG w,/PtJNo. "-,._ lN C0.C l,IOf,I IN C.o.s:E EXHIBIT OWNER {01/lOOS) H'" 11Jl,H~6*15 [.1.l()&,°",035 A 111: 0 OUALITY CONSlRICTION CO • lLC 202 SW SUNSET BLVD. SUITE E 202 RENTON, WASHINGTON 98057 425-271-7751 ENGINEER / SURVEYOR TOUMA ~GINrus & LAND 5UR\.£YCRS 6632 s 19111t PLACE SUITE E -102 KENT, WASHINGTON 96032 (425) 251-0665 SHORT PLAT DATA TOTAL SHORT PLAT AREA 13.360 sq. ft. NUMBER Of" LOTS PROPOSED -J ZONE • R-10 SMALL LOT AREA "' 4,437 sq.ft. OENS1TY • 9.78 OU/ACRE PROPOSED SQUARE FOOTAGE OF NE LOTS 1 -4,437 eq.ft 2 -4,527 Sq.ft J -4,6615 sq.ft 4 \ \ . / 1NflllRll.11QN ,;f SYSTEM \ I / a .j .. CURVE TABLE '"'"' LENGTH RADIUS C, 40-67 1370.00 C2 40.66 1370.0 CJ 40.67 1.370.00 u 122.00 1370.00 I DELTA 01'47'0J" 01'42'02" 01"42"0.3"" OS06"08" g TOUMA £NG/NEERS LOT 2, BLOCK 268, CORRECTED PLAT, RENTON HIGHLANDS NO. 2, RECORDED IN VOLUME 57 or PLATS, PAGES 92 to 98 INCL RECORDS OF KING COUNTY. WASHINGTON. AQUIFER PROTECTION NOTICE ™E LOTS CREATED ME>l:EIN FAU. wrrn1N ZONE 2 OF RENTON's il.QUIFER PROT[CTION AREA ANO ARE SUSJECT TO 1HE REQUIREMENTS OF THE CITY OF RENTON ORDINANCE #4J67 AND AS AMENDED B'f ORDJNANCE NO. 4740. THIS CITYS SOLE SOURCE OF DRINKINC WATER IS SUPPLIED FROM A SHAU.OW AQUIFER UNDER THE CITY'S SURFACE. ™ERE IS NO NATIJRAL BARRIER BET\\EEN THE WATER TABL£ ANO GROUND SURFACE. EXTREME CARE SHOULD BE EXERasro YlttEN HANDUNO ANY LIQUID SIJSSTANCE OTHER TI-lAN WATER TO PROTECT FROM COOTACT WlTH TiiE GROUND SURFACE. IT IS Tl-!E HOMEO~ERS RESPONSIBILITY TO PROTECT THE Cff'l"S DRINKING WATER. OEVELOPMENT PLANNING CITY OF RENTON JA PLAT PROPOSED UTILITY PLAN ,rn """ '°"'"""' '""' I 0 ~ " k I I ~ ~/!:~a: svm: c-1:}'· ~ z"':r-': f..,,,--':'c"c..c'·;... __ 1--:,,,,_":,"c'c'-'-'-°'---,1--:,,::e·-·-----, CHKD. BY SCALE SHEET RA1M-Eff!D.G~~~ I A71-004-071 ""' HOml '"'' [l] E--< -a:i -I.(") ~ >< ~ ~ ::;z ~6 :;]~ ~~ !§8 ~"' I§ Ii: "'!=: z ~ Zz ...... ~~ ~ Q ~ ~1£ '(Y') -WU. 1-w :110 (.) ~~ ~ w mo a: ~ ' ), ~\ . \ \ y• \ Renton City Limits Parcels 100 0 SCALE 1 : 1,167 100 FE ET 1ttp://rentonnet.org/MapGuide/maps/Pa rcel.mwf Renton 200 ~ -~ Z.o"-lE- Du re..~ Ut-J\1~ 300 EXHIBIT 6