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HomeMy WebLinkAboutD_Moorman Short Plat_170925DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTC—“Renton0A.ADMINISTRATIVEREPORT&DECISIONDECISION:DAPPROVEDAPPROVEDSUBJECTTOCONDITIONSDDENIEDREPORTDATE:September25,2017ProjectName:MoormanShortPlatOwner/Applicant:ClaudiaMoorman,8238113thAvenueSE,Newcastle,WA98056Contact:CraigKrueger,CommunityLandPlanning,15506NE103rdWay,Redmond,WA98052ProjectFileNumber:PR17-000435LandUseFileLUA17-000546,SHPL-ANumber:ProjectManager:JillDing,SeniorPlannerProjectSummary:Theapplicantisrequestingpreliminaryshortplatapprovalforthesubdivisionofa0.51acretriangularshapedlotinto3lotsand2tractsforthefutureconstructionofsinglefamilyresidences.TheprojectsiteislocatedwithintheR-8(Residential-8)zone.ProposedLot1wouldhaveanareaof5,486squarefeet,Lot2wouldhaveanareaof5,088squarefeet,Lot3wouldhaveanareaof8,138squarefeet,TractAwouldhaveanareaof2,111squarefeetandTractLiwouldhaveanareaof891squarefeet.A6.50feetofright-of-waydedicationisproposedtoaccommodatetherequiredfrontageimprovements.Allproposedlotswouldbeaccessedviaashareddrivewaytract(TractA)offofShattuckAveS.Amoderatecoalminehazardareaandslopeswithgradesbetween15and25percentaremappedontheprojectsite.ProjectLocation:2004ShattuckAvenueSSiteArea:22,400sq.ft.(0.51acres)ProjectLocationMapReport_Admin_Moorman_Final CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMOORMANSHORTPMTLUAIZ-000S46,SHPL-ASeptember25,2017Page2of15B.EXHIBITS:Exhibit1:StaffReportExhibit2:ShortPlatPlanExhibit3:LandscapePlanExhibit4:TreeInventoryPlanExhibit5:TechnicalInformationReport(datedJuly19,2017)Exhibit6:PreliminaryEngineeringPlansExhibit7:GeotechnicalReport(datedMay23,2017)Exhibit8:GeotechnicalReportw/coalminehazardevaluation(datedJune16,2017)Exhibit9:GeotechnicalAddendumw/infiltrationtesting(datedAugust8,2017)Exhibit10:PublicCommentletterfromOgdenExhibit11:staffResponsetoOgdenPublicComment(s)Exhibit12:PublicEmailCorrespondencefromGeoffreyFalkExhibit13:AdvisoryNotestoApplicantExhibit14:SharedDrivewayCodeInterpretation(Cl-124)CGENERALINFORMATION:ClaudiaMoorman1.Owner(s)ofRecord:82381181hAvenueSENewcastle,WA980562.ZoningClassification:R-83.ComprehensivePlanLandUseDesignation:ResidentialMediumDensity4.ExistingSiteUse:Existingsinglefamilyresidenceproposedforremoval.5.CriticalAreas:Amoderatecoalminehazardismappedontheprojectsite.6.NeighborhoodCharacteristics:a.North:Singlefamilyresidential(R-8)I,.East:Singlefamilyresidential(R-B)c.South:Singlefamilyresidential(R-8)d.West:Singlefamilyresidential(R-6)6.SiteArea:22,400sq.ft.(0.51acres)0.HISTORICAL/BACKGROUND:ActionLandUseFileNo.OrdinanceNo.DateComprehensivePlanN/A575806/22/2015Report_Admin_Moormanjinal MOORMANSHORTPMTLUAI7-000546,SHPL-ACityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSeptember25,2017Page3of15ZoningN/A575806/22/2015AnnexationN/A331605/23/1979E.PUBLICSERVICES:1.ExistingUtilitiesa.Water:WaterserviceisprovidedbyCityofRenton.ThesiteisintheTalbotHillserviceareainthe300hydraulicpressurezone.Thereisanexisting8-inchCitywatermainlocatedinShattuckAvenueSouth.Theapproximatestaticwaterpressureis65psiattheelevationof150feet.ThesiteislocatedoutsideofanAquiferProtectionArea.b.Sewer:WastewaterserviceisprovidedbytheCityofRenton.Thereisanexisting8-inchconcretewastewatermainlocatedinShattuckAvenueSouth.c.Surface/StormWater:TherearestormwatermainslocatedinShattuckAvenueSouth.Runofffromtheexistingsiteincludesonesinglefamilyresidencewherenostormwaterinfrastructurecurrentlyexistson-site.Runofffromthesitesheetflowseasttowestacrossthesiteandintoaditchandcatchbasinatthenorthwe5tcornerofthesite.2.Streets:ShattuckAvenueSouthisaResidentialStreetwithanexistingrightofway(ROW)widthof40-feetasmeasuredusingtheKingCountyAssessor’sMap.Nofrontageimprovementscurrentlyexistalongthepropertyfrontage.3.FireProtection:RentonFireAuthorityF.APPLICABLESECTIONSOFTHERENTONMUNICIPALCODE:1.Chapter2LandUseDistrictsa.Section4-2-020:PurposeandIntentofZoningDistrictsb.Section4-2-070:ZoningUseTablec.Section4-2-110:ResidentialDevelopmentStandards2.Chapter3£nvironmentalRegulationsa.Section4-3-050:CriticalAreaRegulations3.Chapter4PropertyDevelopmentStandards4.Chapter6StreetsandUtilityStandardsa.Section4-6-060:StreetStandards5.Chapter7SubdivisionRegulationsa.Section4-7-070:DetailedProceduresforShortSubdivision6.Chapter11DefinitionsG.APPLICABLESECTIONSOFTHECOMPREHENSIVEPLAN:1.LandUseElementH.FINDINGSOFFACT(FOF):1.ThePlanningDivisionoftheCityofRentonacceptedtheabovemasterapplicationforreviewonAugust17,2017anddeterminedtheapplicationcompleteonAugust25,2017.Theprojectcomplieswiththe120-dayreviewperiod.Report_Admin_Moorman_Final CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMOORMANSHORTPLATLUAI7-000546,SHPL-ASeptember25,2017Page4of152.Theprojectsiteislocatedat2004ShattuckAvenueS.3.Theprojectsiteiscurrentlydevelopedwithanexistingsinglefamilyresidence,proposedforremoval.4.AccesstothesitewouldbeprovidedviaashareddrivewayoftofShattuckAvenueS.5.ThepropertyislocatedwithintheResidentialMediumDensityComprehensivePlanlandusedesignation.6.ThesiteislocatedwithintheR-8zoningclassification.7.Thereareapproximately2significanttreeslocatedonsite.Notreesareproposedforretention.8.Thesiteismappedwithmoderatecoalminehazardareas.9.Asignificantamountofgradingisnotanticipatedastheprojectsitegentlyslopestothewest.10.Theapplicantisproposingtoconstructtheprojectin2018.11.Staffreceivedonepubliccommentletter(Exhibit10)andoneemailcomment(Exhibit12).Toaddresspubliccommentsthefollowingreportcontainsanalysisrelatedtocoalminehazards,drainage,lotdimensionalrequirements,andresidentialdesignstandards.12.Representativesfromvariouscitydepartmentshavereviewedtheapplicationmaterialstoidentifyandaddressissuesraisedbytheproposeddevelopment.Thesecommentsarecontainedintheofficialfile,andtheessenceofthecommentshavebeenincorporatedintotheappropriatesectionsofthisreportandtheDepartmentalRecommendationattheendofthisreport.13.ComprehensivePlanCompliance:ThesiteisdesignatedMediumDensity(MD)ontheCity’sComprehensivePlanMap.ThepurposeoftheMDdesignationistoallowavarietyofsingle-familyandmulti-familydevelopmenttypes,withcontinuitycreatedthroughtheapplicationofdesignguidelines,theorganizationofroadways,sidewalks,publicspaces,andtheplacementofcommunitygatheringplacesandcivicamenities.TheproposaliscompliantwiththefollowingComprehensivePlanGoalsandPoliciesifallconditionsofapprovalaremet:ComplianceComprehensivePlanAnalysis,.PolicyL-3:Encourageinfilldevelopmentofsingle-familyunitsasameanstomeetgrowthtargetsandprovidenewhousing.GoalL-l:Utilizemultiplestrategiestoaccommodateresidentialgrowth,including:.Developmentofnewsingle-familyneighborhoodsonlargetractsoflandoutsidetheCityCenter,v•Developmentofnewmulti-familyandmixed-useintheCityCenterandintheResidentialHighDensityandCommercialMixedUsedesignations,and.Infilldevelopmentonvacantandunderutilizedlandinestablishedneighborhoodsandmulti-familyareas.‘PolicyL-37:Landusesinareassubjecttoflooding,seismic,geologic,andcoalminehazardsshouldbedesignedtopreventpropertydamageandenvironmentaldegradationbefore,during,andafterconstruction.“GoalL-BB:MaintainahighqualityoflifeasRentongrowsbyensuringthatnewdevelopmentisdesignedtobefunctionalandattractive.‘GoalL-FF:StrengthenthevisualidentityofRentonanditsCommunityPlanningAreasandneighborhoodsthroughqualitydesignanddevelopment.Report_Admin_Moorman_Final MOORMANSHORTPMTLUAI7-000546,SHPL-ACityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSeptember25,2017Page5of15PolicyL-49:Addressprivacyandqualityoflifeforexistingresidentsbyconsideringscaleandcontextininfillprojectdesign.14.ZoningDevelopmentStandardCompliance:ThesiteisclassifiedResidential-S(R-8)ontheCity’sZoningMap.DevelopmentintheR-8Zoneisintendedtocreateopportunitiesfornewsinglefamilyresidentialneighborhoodsandtofacilitatehigh-qualityinfilldevelopmentthatpromotesreinvestmentinexistingsinglefamilyneighborhoods.Itisintendedtoaccommodateusesthatarecompatiblewithandsupportahigh-qualityresidentialenvironmentandaddtoasenseofcommunity.Theproposaliscompliantwiththefollowingdevelopmentstandards,asoutlinedinRMC4-2-11OA,ifallconditionsofapprovalaremet:Density:ThealloweddensityrangeintheR-8zoneisaminimumof4.0toamaximumof8.0dwellingunitspernetacre.Netdensityiscalculatedafterthedeductionofsensitiveareas,areasintendedforpublicright-of-way,andprivateaccesseasements.“StaffComment:Theprojectsitehasanetsiteareaof19,603squarefeet(0.45acres)afterthedeductionof881squarefeetofright-of-waydedicationand2,111squarefeetofshareddrivewayfromthe22,595grosssitearea.Theproposalfor3lotsonthe0.45acresiteresultsinanetdensityof6.67dwellingunitpernetacre,whichiswithinthedensityrangepermittedintheR-8zone.LotDimensions:TheminimumlotsizepermittedintheR-8zoneis5,000sq.ft.Aminimumlotwidthof50feetisrequired(60feetforcornerlots)andaminimumlotdepthof80feetisrequired.ThefollowingtableidentifiestheproposedapproximatedimensionsforLots1-3ProposedLotLotSize(sq.ft.)LotWidth(feet)LotDepth(feet)VLot1Lot2Lot38981142StaffComment:Allproposedlotswouldcomplywiththeminimumlotsize,widthanddepthrequirementsfortheR-8zone.Setbacks:TherequiredsetbacksintheR-8zoneareasfollows:frontyardis20feet,sideyardis5feet,secondaryfrontyard(appliestocornerlots)is15feet,andtherearCompliantifyardis20feet.conditionofStaffComment:Thelotsasproposedprovideadequateareafortheconstructionofnewapprovalishomesincompliancewiththesetbackrequirements.Anexistingsinglefamilyresidencemetisproposedforremoval.Staffrecommends,asaconditionofapproval,thatademolitionpermitbeobtainedfortheexistingresidenceandallrequiredinspectionscompletedpriortotheapprovalofthefinalshortplot.BuildingStandards:TheR-8zonehasamaximumbuildingcoverageof50%andacompliancemaximumimpervioussurfacecoverageof65%.IntheR-8zone,amaximumbuildingnotyetheightof2storieswithawallplateheightof24feetispermitted.Roofswithapitchdemonstratedequaltoorgreaterthan4:12mayprojectanadditionalsix(6)verticalfeetfromthemaximumwallplateheight.Iftheheightofwallplatesonabuildingarelessthanthestatesmaximumtheroofmayprojecthighertoaccountforthedifference,yettheComplianceR-8ZoneDevelopStandardsandAnalysisReport_Admin_Moorman_Final CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMOORMANSHORTPLATLUA17-000546,SHPL-ASeptember25,2017Page6of15combinedheightofbothfeaturesshallnotexceedthecombinedmaximums.Commonrooftopfeatures,suchaschimneys,mayprojectanadditionalfour(4)verticalfeetfromtheroofsurface.Non-exemptverticalprojections(e.g.,roofspitchedlessthan4:12,decks,railings,etc.)mayextenduptosix(6)verticalfeetabovethemaximumwallplateheightiftheprojectionissteppedbackone-and-a-half(1.5)horizontalfeetfromeachminimumbuildingsetbacklineforeachone(1)verticalfootabovethemaximumwallplateheight.Wallplatessupportingaprimaryroofsurfacethathasonlyone(1)slopingplane(e.g.,shedroof)mayexceedthestatedmaximumiftheaverageofwallplateheightsisequalorlessthanthemaximumwallplateheightallowed.StaffComment:Buildingheight,buildingcoverage,andimpervioussurfacecoverageforthenewsinglefamilyresidenceswouldbeverifiedatthetimeofbuildingpermitreview.Landscaping:TheCity’slandscaperegulations(RMC4-4-070)requirea10-footlandscapestripalongallpublicstreetfrontages.AdditionalminimumplantingstripwidthsbetweenthecurbandsidewalkareestablishedaccordingtothestreetdevelopmentstandardsofRMC4-6-060.Streettreesand,ataminimum,groundcover,aretobelocatedinthisareawhenpresent.SpacingstandardsshallbeasstipulatedbytheDepartmentofCommunityandEconomicDevelopment,providedthereshallbeaminimumofonestreettreeplantedperaddress.Anyadditionalundevelopedright-of-wayareasshallbelandscapedunlessotherwisedeterminedbytheAdministrator.Wherethereisinsufficientright-of-wayspaceornopublicfrontage,streettreesarerequiredinthefrontyardsubjecttoapprovaloftheAdministrator.AminimumoftwotreesaretobelocatedinthefrontyardpriortofinalinspectionforthenewSingleFamilyResidence.CompliantifconditionofAn8-footlandscapestripshallberequiredbetweenashareddrivewayandanyabuttingapprovalispropertiesnotpartofthesubdivision.metStaffComment:AConceptualLandscapePlan(Exhibit3)wassubmittedwiththepreliminaryshortplotapplicationmaterials.Theconceptuallandscapeplanshowsan8-footlandscapestripbetweenthecurbandsidewalk,a10-footan-sitelandscapestrip,andan8-footlandscapestripbetweentheshareddrivewayandtheabuttingpropertiestothenorth.Thelandscapeplanincludedaplantcandidatelisthoweveritdidnotidentifywhichspecificplantsareproposedtobeinstalledwithinthelandscapedareas.Staffrecommends,asaconditionofapproval,thatadetailedlandscapeplan,asdefinedinRMC4-8-120,besubmittedatthetimeofConstructionPermitapplication.ThedetailedlandscapeplanshallbereviewedondapprovedbytheCurrentPlanningProjectManager.Landscapingwithinthepublicright-of-wayandwithinTractLIshallbeinstalledpriortofinalshortplatapproval,landscapingontheindividuallotsshallbeinstalledatthetimeoftheconstructionofthenewhomes.TreeRetention:TheCity’sadoptedTreeRetentionandLandClearingRegulations(4-4-130)requiretheretentionof30percentoftreesinaresidentialdevelopment.Significanttreesshallberetainedinthefollowingpriorityorder:“PriorityOne:Landmarktrees;significanttreesthatformacontinuouscanopy;significanttreesonslopesgreaterthantwentypercent(20%);significanttreesadjacenttocriticalareasandtheirassociatedbuffers;andsignificanttreesoversixtyfeet(60’)inheightorgreaterthaneighteeninches(18)caliper.ReporLAdminMoorman_Final MOORMANSHORTPMTLUAI7-000546,SHPL-ACityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSeptember25,2017Page7of1515.DesignStandards:ResidentialDesignandOpenSpaceStandards(RMC4-2-115)areapplicableintheR4,R-6,R-8zone.TheStandardsimplementpoliciesestablishedintheLanduseElementoftheComprehensivePlan.CompliancewithSiteDesignStandardsmustbedemonstratedpriortoapprovalofthesubdivision.CompliancewithResidentialDesignStandardswouldbeverifiedpriortoissuanceofthebuildingpermitforthenewsinglefamilyhomes.Theproposalisconsistentwiththefollowingdesignstandards,unlessnotedotherwise:LotConfiguration:Oneofthefollowingi5requiredofpreliminaryplatapplications:1.Lotwidthvariationof10feet(10’)minimumofoneperfour(4)abuttingN/Astreet-frontinglots,or2.Minimumoffour(4)lotsizes(minimumoffourhundred(400)grosssquarefeetsizedifference)forstreet-frontinglots,orPriorityTwo:Healthytreegroupingswhoseassociatedundergrowthcanbepreserved;othersignificantnativeevergreenordeciduoustrees;andothersignificantnon-nativetrees.PriorityThree:Aldersandcottonwoodsshallberetainedwhenallothertreeshavebeenevaluatedforretentionandarenotabletoberetained,unlessthealdersand!orcottonwoodsareusedaspartofanapprovedenhancementprojectwithinacriticalareaoritsbuffer.Aminimumtreedensityshallbemaintainedoneachresidentiallyzonedlot.Fordetachedsinglefamilydevelopment,theminimumtreedensityistwo(2)significanttreesforeveryfivethousand(5,000)squarefeet.Thetreedensitymayconsistofexistingtrees,replacementtrees,treesrequiredpursuanttoRMC4-4-070F1,StreetFrontageLandscapingRequired,oracombination.StaffComment:ATreeInventoryPlan(Exhibit4)wa5submittedwiththeprojectapplicationmaterials.Therearetwosignificanttreeslocatedontheprojectsite.BothtreesarelocatedwithinthebuildingenvelopeofproposedLot3andareproposedforremoval.The30percentretentionrequirementwouldrequiretheretentionorreplacementof0.6orItree.Thereplacementof1treewouldrequiretheplantingof62-inchcalipertrees.Theconceptuallandscapeplan(Exhibit3)proposestheinstallationof62-inchlargedeciduoustreeswithinthefrantyardareasofeachlotaswellastheinstallationoftreeswithinthe10-footonsitelandscapestrip,whichwouldsatisfythereplacementtreeandminimumtreedensityrequirement.CompliancenotyetdemonstratedParking:Parkingregulationsrequirethataminimumoftwoparkingspacesbeprovidedforeachdetacheddwelling.Drivewaycutsarerequiredtobeaminimumof5feetfrompropertylinesandnewdrivewaysmaybeamaximumof16feetinwidthatthepropertyline.Maximumdrivewayslopesshallnotexceedfifteenpercent(15%);provided,thatdrivewaysexceedingeightpercent(8%)shallprovideslotteddrainsatthelowerendwithpositivedrainagedischargetorestrictrunofffromenteringthegarage,fresidenceorcrossinganypublicsidewalk.StaffComment:Compliancewiththeparkinganddrivewayrequirementswouldbeverifiedatthetimeofbuildingpermitreviewfortheindividualresidences.However,thereisadequateareaprovidedon-sitefortheaccommodationoftwoon-siteparkingspaces.Report_Admin_Moorman_Final CityofRentonDeportmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMOORMANSHORTPMTLUAIY-000546,SHPL-ASeptember25,2017Page8ofis3.Afrontyardsetbackvariationofatleastfivefeet(5’)minimumforatleasteveryfour(4)abuttingstreetfrontinglots.StaffComment:Notapplicabletoshortplots.Lotsshallbeconfiguredtoachievebothofthefollowing:1.ThelocationofstormwaterinfiltrationLIDfacilitiesisoptimized,consistentwiththeSurfaceWaterDesignManual.BuildingandpropertylinesetbacksarespecifiedintheSurfaceWaterDesignManualforvinfiltrationfacilities.2.SoilswithgoodinfiltrationpotentialforstormwatermanagementarepreservedtothemaximumextentpracticableasdefinedbytheSurfaceWaterDesignManual.StaffComment:Seefurtherdiscus5ionbelowunderSurfaceWater.Garages:Ifanattachedgarageiswiderthantwentysixfeet(26’),atleastone(1)garagedoorshallberecessedaminimumoffourfeet(4’)fromtheothergaragedoor.Additionally,oneofthefollowingisrequired:1.Thefrontporchprojectsinfrontofthegarageaminimumoffivefeet(5’),andisaminimumoftwelvefeet(12’)wide,or2.Theroofextendsatleastfivefeet(s)(notincludingeaves)beyondthefrontofthegarageforatleastthewidthofthegarageplustheporch/stooparea,or3.Thegarageisalleyaccessed,orCompliancenotyet4.Thegarageentrydoesnotfaceapublicand/orprivatestreetoranaccessdemonstratedeasement,orS.Thegaragewidthrepresentsnogreaterthanfiftypercent(50%)ofthewidthofthefrontfacadeatgroundlevel,or6.Thegarageisdetached,or7.Thegaragedoorscontainaminimumofthirtypercent(30%)glazing,architecturaldetailing(e.g.trimandhardware),andarerecessedfromthefrontfaçadeaminimumoffivefeet(5’),andfromthefrontporchaminimumofsevenfeet(7’).StaffComment:Complianceforthi5standardwouldbeverifiedatthetimeofbuildingpermitreview.PrimaryEntry:Theentryshallincludeaporchorstoopwithaminimumdepthoffivefeet(s)andminimumheightoftwelveinches(12”)abovegrade.Exception:incaseswhereaccessibility(ADA)isapriority,anaccessibleroutemaybetakenfromafrontdriveway.Compliantif..StaffComment:TheprimaryentryforthenewresidenceconstructedonLot1shallbeconditionof.•orientedtowardsShattuckAvenue5,withasideloadedvehicularaccessoffoftheapprovalisshareddriveway.TheprimaryentranceforthenewresidenceconstructedonLot2meshollbeorientedtowardsthenorth,facingtheshareddriveway.Thisorientationwouldensurethatthefrontofeochstructurewouldbemastvisibletothepublic.Staffrecommends,asaconditionofapproval,thatanotetothiseffectberecordedonthefaceofthefinalshortplatmap.Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.Report_Admin_Moorman_Final MOORMANSHORTPLATLUAI7-000546,SHPL-ACityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSeptember25,2017Page9of15FaçadeModulation:Oneofthefollowing15required:1.Anoffsetofatleastonestorythatisatleasttenfeet(10’)wideandtwoCompliancefeet(2)indepthonfacadesvisiblefromthestreet,ornotyet2.Atleasttwofeet(2)offsetofsecondstoryfromfirststoryononestreetdemonstratedfacingfacade.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.ComplianceWindowsandDoors:Windowsanddoorsshallconstitutetwenty-fivepercent(25%)notyetofallfacadesfacing5treetfrontageorpublicspaces.demonstratedStaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.N/AScale,Bulk,andCharacter:N/AComplianceRoofs:Avarietyofroofformsappropriatetothestyleofthehomeshallbeused.notyetStaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingdemonstratedpermitreview.Eaves:Bothofthefollowingarerequired:1.EavesprojectingfromtheroofoftheentirebuildingateastCompliancetwelveinches(12”)withhorizontalfasciaorfasciagutteratleastnatyetfiveinches(5”)deeponthefaceofalleaves,anddemonstrated2.Rakesongableendsmustextendaminimumoftwoinches(2’)fromthesurfaceofexteriorsidingmaterials.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.ArchitecturalDetailing:Ifonesidingmaterialisusedonanysideofthedwellingthatistwostoriesorgreaterinheight,ahorizontalbandthatmeasuresatleasteightinches(8”)isrequiredbetweenthefirstandsecondstory.Additionally,oneofthefollowingisrequired:Compliance1.Threeandonehalfinch(31/2”)minimumtrimsurroundsallwindowsandnotyetdetailsalldoors,ordemonstrated...2.Acombinationofshuttersandthreeandonehalfinches(31/2minimumtrimdetailsallwindows,andthreeandonehalfinches(31/2”)minimumtrimdetailsalldoors.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.MaterialsandColor:Forsubdivisionsandshortplats,abuttinghomesshallbeofdifferingcolor.Colorpalettesforallnewdwellings,codedtothehomeelevations,shallbesubmittedforapproval.ComplianceAdditionally,oneofthefollowingisrequired:notyet...1.Aminimumoftwo(2)colorsisusedonthehome(bodywithdifferentdemonstrated.colortrimisacceptable),or2.Aminimumoftwo(2)differingsidingmaterials(horizontalsidingandshingles,sidingandmasonryormasonry-likematerial,etc.)isusedonthehome.OnealternativesidingmaterialmustcompriseaminimumofthirtyReport_Admin_Moorman_Final CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMOORMANSHORTPMTLUAI7-000S46,SHPL-ASeptember25,2017Page10of15percent(30%)ofthestreetfacingfacade.Ifmasonrysidingisused,itshallwrapthecornersnolessthantwentyfourinches(24’).StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.16.CriticalAreas:ProjectsiteswhichcontaincriticalareasarerequiredtocomplywiththeCriticalAreasRegulations(RMC4-3-050).Thesiteismappedwithmoderatecoalminehazardareas,onothercriticalareashavebeenidentifiedontheporjectsite.TheproposalisconsistentwiththeCriticalAreasRegulations,ifallconditionsofapprovalarecompliedwith:VGeologicallyHazardousAreas:Basedupontheresultsofageotechnicalreportand/orindependentreview,conditionsofapprovalfordevelopmentsmayincludebuffersand/orsetbacksfrombuffers.StaffComment:AGeotechnicalReport,preparedbyGeaGroupNorthwest,datedJune16,2017(Exhibit8)wassubmittedwiththeprojectapplication.Anassessmentofthemoderatecoalminehazardareaisincludedinthereport.ThereportindicatesthatdocumentedminingintheareaincludethoseoftheabandonedPattanMine.Nosettlementoftheexistinggroundsurfacewasobservedduringthesubsurfaceactivities.Geologicmappingandmininginformationwasreviewedaspartoftheevaluation.Accordingtoexistingcoalminedocumentation,theprojectsiteappearstobelocated200feettothesouthofthenearestmappedlocationoftheworkingsoftheabandonedPattonMine.Thedepthofthegangwayofthemineisanticipatedtobeatadepthofapproximately120feetbelowgroundsurface.Thereportconcludesthatduetothedistanceofthesubjectpropertyfromtheworkingofthemineandthedepthofthegangwaybelowgroundsurface,theriskofsettlementonthesubjectpropertyasaresultofpreviousminingactivitiesislow.17.CompliancewithSubdivisionRegulations:RMC4-7Providesreviewcriteriaforthesubdivisions.Theproposalisconsistentwiththefollowingsubdivisionregulationsifallconditionsofapprovalarecompliedwith:ComplianceSubdivisionRegulationsandAnalysisAccess:Eachlotmusthaveaccesstoapublicstreetorroad.AccessmaybebyashareddrivewaypertherequirementsoftheStreetstandards.Themaximumwidthofsingleloadedgaragedrivewaysshallnotexceedninefeet(9’)anddoubleloadedgaragedrivewaysshallnotexceedsixteenfeet(16’).StaffComment:Accesstothelotsisproposedviaa20-footwideshareddrivewaytractCompliant(TractA).Thepavementwidthwithintheshareddrivewaytractis20feetforemergencyifconditionaccess.Theshareddrivewaywouldserve3lotswithoneofthelotsabuttingthepublicofapprovalright-of-waywithapproximately104feetoffrontage.Lot3wouldbeaccessedviaaismetpipestem.Pipestemlotsarepermittedwhenneededtoachieveminimumdensity.Asdiscussedaboveunderdensity,theproposedprojecthasanetdensityof6.67dwellingunitspernetacre,whichismorethantheminimum4.0du/acneeded.Thereforethepipestemisnotneededtoachieveminimumnetdensity.Staffrecommends,asaconditionofapproval,thatthepipestemofproposedLot3beincludedwithintheshareddrivewaytract(TractA)andthatthelandscapetract(LI)beextendedalongthefulllengthoftheshareddriveway.Report_AdminMoorman_Final CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMOORMANSHORTflATLUAI7-000546,SHPL-ASeptember25,2017Page11of15N/ABlocks:Blocksshallbedeepenoughtoallowtwotiersoflots.StaffComment:Notapplicablenonewblocksareproposed.Lots:Thesize,shape,orientation,andarrangementoftheproposedlotscomplywiththerequirementsoftheSubdivisionRegulationsandtheDevelopmentStandardsoftheR-8zoneandallowforreasonableinfillofdevelopableland.Alloftheproposedlotsmeettherequirementsforminimumlotsize,depth,andwidth.Widthbetweensidelotlinesattheirforemostpoints(i.e.,thepointswherethesidelotlinesintersectwiththestreetright-of-wayline)shallnotbelessthaneightypercent(80%)oftherequiredlotwidthexceptinthecasesof(1)pipestemlots,whichshallhaveaminimumwidthoftwentyfeet(20)and(2)lotsonastreetcurveortheturningcircleofcul-de-sac(radiallots),whichshallbeaminimumofthirtyfivefeet(35’).VStaffComment:Aspreviouslydiscussedabove,thelotsasproposedorasconditionedwouldcomplywiththesize,shape,orientation,andarrangementrequirementsofthesubdivisionregulotionsandtheR-8developmentstandards.PerCl-124(Exhibit14),LotsIand2wouldfunctionascarnerlots.ThefrontyardofLotIwouldbearientedtothenorthtowardstheshoreddrivewaytract.LotIwouldhaveasecondaryfrontyardfacingtothewesttowardsShattuckAvenueS.Lot2wouldhaveafrontyardfacingtothewesttowardsShattuckAvenueSandasecondaryfrontyardfacingtothenorthtowardstheshareddriveway.Cornerlotsarenotrequiredtohaverearyards,thereforethesetbacksfromtheremainingpropertylineswouldbe5-footsideyardsetbacks.Lot3wouldhaveafrontyardorientedtothewesttowardsShattuckAvenueSandtheshareddriveway.Streets:TheproposedstreetsystemshallextendandcreateconnectionsbetweenexistingstreetspertheStreetStandardsoutlinedinRMC4-6-060StreetStandards.StaffComment:Nonewpublicstreetsareproposedasaresultoftheproposedshortplat.VTheapplicantisproposingtodedicatetherequired6.5feetofright-of-wayalongtheprojectfrontage.Inaddition,therequiredpaving,curbandgutter,8-footlandscapeplanterstrip,and5-footsidewalkareproposedalongShattuckAvenueSincompliancewiththeCity’sadoptedstreetstandords.RelationshiptoExistingUses;Theproposedprojectiscompatiblewithexistingsurroundinguses.vStaffComment:TheprojectsiteissurroundedbyexistingsinglefamilyresidentialuseswithintheR-8andR-6zones.Theprojectisdesignedtoaccommodatetheconstructionof3newsinglefamilyresidences.Thenewlotsproposedareconsistentwiththesize,shape,andorientationrequirementsoftheR-8zone.18.AvailabilityandImpactonPublicServices:ComplianceAvailabilityandImpactonPublicServicesAnalysisPoliceandFire:PoliceandFirePreventionstaffindicatesthatsufficientresourcesexisttofurnishservicestotheproposeddevelopment;subjecttotheconditionthatthe“applicantprovidesCoderequiredimprovementsandfees.CurrentFireimpactfeesareapplicableattherateof$718.56persinglefamilyunit.Thisfeeispaidattimeofbuildingpermitissuance.Schools:ItisanticipatedthattheRentonSchoolDistrictcanaccommodateanyadditional“studentsgeneratedbythisproposalatthefollowingschools:TalbotHillElementary,DimmittMiddleSchoolandRentonHighSchool.AnynewstudentsfromtheproposedReport_Admin_Moorman_Final MOORMANSHORTPMTWAI7-000546,SHPL-ACityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSeptember25,2017Page12of15developmentwouldbebussedtotheirschools.Thebusstopislocatedapproximately0.17milesfromtheprojectsiteat1722DavisAvenueS.TheproposedprojectincludestheinstallationoffrontageimprovementsalongtheShattuckAvenueSfrontage,includingsidewalks.StudentswouldwalkalongtheeastshoulderofShattuckAvenueSto51gthStreet,wheretheywouldcrossthestreettothenorthandwalktothewesttoDavisAvenueS.StudentswouldthenwalkalongthewestsideofDavisAvenueStothebuststopat1722DavisAvenueSTheexistingshouldersandsidewalkswouldprovideasafewalkingroutforstudentstowalktothebusstop.ASchoolImpactFee,basedonnewsingle-familylots,willberequiredinordertomitigatetheproposal’spotentialimpactstotheRentonSchoolDistrict.ThefeeispayabletotheCityasspecifiedbytheRentonMunicipalCode.Currentlythefeeisassessedat$6,432.00persinglefamilyresidence.Parks:AParkImpactFeewouldberequiredforthefuturehouses.ThecurrentParkImpactFeeis$2,740.07.Thefeeineffectatthetimeofbuildingpermitapplicationisapplicabletothisprojectandispayableatthetimeofbuildingpermitissuance.StormWater:Anadequatedrainagesystemshallbeprovidedfortheproperdrainageofallsurfacewater.StaffComment:APreliminaryDrainagePlan(Exhibit6)andTechnicalInformationReport(TIR),datedJuly19,2017,preparedbyCPHConsultants(Exhibit5)wassubmittedwiththeshortplotapplicationmaterials.BasedontheCityofRenton’sflowcontrolmap,thesitefallswithintheFlowControlDurationStandardareamatchingForestedSiteConditionsandiswithintheBlackRiverDrainageBasin.ThedevelopmentissubjecttoFullDrainageReviewinaccordancewiththe2017RentonSurfaceWaterDesignManual(RSWDM).AllninecorerequirementsandthesixspecialrequirementshavebeendiscussedintheTechnicalInformationReport.ThedevelopmentisrequiredtoprovideOn-SiteBestManagementPractices(AMPs)tohelpmitigatethenewrunoffcreatedbythisdevelopment.Thesoilsclassification/presentedinthegeotechnicalreportclassifiedthesoilsassiltysandyloomsandprovidedinfiltrationtestingresultsindicatingthesoilshovethepotentialabilitytoinfiltrateatameasuredroteofupto16inchesperhour.Applicantshallexplorethefeasibilityoflimitedinfiltration,permeablepavementsandbioretentionaspotentialOn-SiteBMPsfortheproposedresidences.TheproposedOn-SiteAMPsshallbedesignedandsubmittedwiththeCivilConstructionPermitApplicationandmaybeinstalledwiththeindividualbuildingpermitsforeachproposedparcel.Thedevelopmentisrequiredtoprovideflowcontrolandbasicwaterqualitytreatmentpriortodischargeintothepublicconveyancesystem.TheprojectproposesadetentionvaultbeneaththeshareddrivewaytractandwaterqualitytreatmentwillconsistofconveyancetoaStormfilterwithZPGMediaFiltrationsystempriortoconnectiontotheproposeddetentionvault.TheconveyanceandwaterqualitysystemsshallbedesignedinaccordancewiththeRSWOMthatiscurrentatthetimeofcivilconstructionpermitapplication.Water:WaterserviceisprovidedbyCityofRenton.ThesiteisintheTalbotHillserviceareainthe300hydraulicpressurezone.Thereisanexisting8-inchCitywatermainlocatedinShattuckAvenueSouth.Eachlotshallhaveaseparatemeter.Theprojectproposesone1-inchwaterservicelineandmetertoeachlot,foratotaloftwo(2)newdomesticwaterservicelinesandmeters.Report_Admin_Moorman_Final CityofRentonDeportmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMOORMANSHORTPLATLUAI7-000546,SHPL-ASeptember25,2017Page13of15Installationoffirehydrantswithin300feetofeachlotisrequiredbyRentonFireAuthority.Thenumberandlocationofnewhydrantswillbedependentuponthefinishedsquarefootageofthehomes.Thedevelopmentissubjecttoapplicablewatersystemdevelopmentchargesandmeterinstallationfeesbasedonthesizeofthewatermeters.Additionalwatersystemdevelopmentchargesandwatermeterchargeswillapplyifalandscapeirrigationmeterisrequiredandisbasedonthesizeofthemeter.SanitarySewer:WastewaterserviceisprovidedbytheCityofRenton.Thereisanexisting8-inchconcretewastewatermainlocatedinShattuckAvenueSouth.AllexistingsidesewerswillberequiredtobecutandcappedduringdemolitionoftheexistingVresidence.Newsidesewersshallbeinstalledtoserveeachindividualproperty.Eachlotshallbeservedbyanindividualsidesewer,dualsidesewersarenotallowed.Thesidesewerstobenefitlots2and3,whichareshowntobealongthesouthpropertylinesoflots1and2,shallbeinadedicated10-footprivatesewereasement.LCONCLUSIONS:1.ThesubjectsiteislocatedintheResidentialMediumDensity(MD)ComprehensivePlandesignationandcomplieswiththegoalsandpoliciesestablishedwiththisdesignation,seeFOF13.2.ThesubjectsiteislocatedintheR-8zoningdesignationandcomplieswiththezoninganddevelopmentstandardsestablishedwiththisdesignationprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOF14.3.TheproposedshortplatcomplieswiththeResidentialDesignandOpenSpaceStandardsprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOF15.4.TheproposedshortplatcomplieswiththeCriticalAreasRegulationsprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOF16.5.TheproposedshortplatcomplieswiththesubdivisionregulationsasestablishedbyCityCodeandstatelawprovidedalladvisorynotesandconditionsarecompliedwith,seeFOF17.6.TheproposedshortplatcomplieswiththestreetstandardsasestablishedbyCityCode,providedtheprojectcomplieswithalladvisorynotesandconditionsofapprovalcontainedherein,seeFOF17.7.Therearesafewalkingroutestotheschoolbusstop,seeFOF18.8.Thereareadequatepublicservicesandfacilitiestoaccommodatetheproposedshortplat,seeFOF18.DECISION:TheMoormanShortPlat,FileNo.LUA17-000546,asdepictedinExhibit2,isapprovedandissubjecttothefollowingconditions:1.Ademolitionpermitshallbeobtainedfortheexistingresidenceandallrequiredinspectionscompletedpriortotheapprovalofthefinalshortplat.2.Adetailedlandscapeplan,asdefinedinRMC4-8-120,shallbesubmittedatthetimeofConstructionPermitapplication.ThedetailedlandscapeplanshallbereviewedandapprovedbytheCurrentPlanningProjectManager.Landscapingwithinthepublicright-of-wayandwithinTractLishallbeinstalledpriortofinalshortplatapproval,landscapingontheindividuallotsshallbeinstalledatthetimeoftheconstructionofthenewhomes.3.ThepipestemofproposedLot3shallbeincludedwithintheshareddrivewaytract(TractA)andthelandscapetract(Li)shallbeextendedalongthefulllengthoftheshareddriveway.ThesechangesshallbereflectedintheConstructionPermitApplicationandthefinalshortplatforreviewandapprovalbytheCurrentPlanningProjectManager.4.TheprimaryentryforthenewresidenceconstructedonLot1shallbeorientedtowardsShattuckAvenueS,withasideloadedvehicularaccessoffoftheshareddriveway.TheprimaryentrancefortheReport_Admin_Moormon_Finol CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMOORMANSHORTPLATLUA17-000546,SHPL-ASeptember25,2017Page14of15newresidenceconstructedonLot2shallbeorientedtowardsthenorth,facingtheshareddriveway.Anotetothiseffectshallberecordedonthefaceofthefinalshortplatmap.Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.DATEOFDECISIONONLANDUSEACTION:SIGNATURE:46’IenniferHenning,PlanningDirectorDateTRANSMUTEDthis25ofSeptember,2017totheOwner/Applicant/Contact:Owner/Applicant:Contoct:ClaudiaMoormanCraigKrueger8238118thAvenueSECommunityLandPlanningNewcastle,WA9805615506NE103rdWayRedmond,WA98052TRANSMITTEDthis25thdayofSeptember,2017tothePartiesofRecord:BettyChanGeoffreyFolkKarenUitting525520Street33252QthPlace1940ShattuckAvenueSRenton,WA98055Renton,WA98055Renton,WA98055MargaretSebelistRoseWarrenTedandBarbaraMontemayor1940ShattuckAvenue52015TalbotRoadS1928ShattuckAvenueSRenton,WA98055Renton,WA98055Renton,WA98055ThomasandKristenOgden1934ShattuckAvenueSRenton,WA98055TRANSMITTEDthis25thdayofSeptember,2017tothefollowing:ChipVincent,CEDAdministratorBrianneBannworth,DevelopmentEngineeringManagerAmandaAskren,PropertyServicesVanessaDalbee,CurrentPlanningManagerFireMarshalK.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATION:ITheadministrativelandusedecisionwillbecomefinalifthedecisionisnotappealedwithin14daysofthedecisiondate.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHearingExamineronorbefore5:00PMonOctober9,2017.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075(3);WAC197-11-680),togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.RMC4-8-110.BgovernsappealstotheReport_Admin_Moorman_Final CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMOORMANSHORTATLUAI7-000546,SHPL-ASeptember25,2017Page15of15HearingExaminerandadditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’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.Allcommunicationsarepublicrecordandthispermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting-AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.Report_Admin_Moorman_Fin& SHATTUCK AVE S1 TRACT L123TRACT ALandscape Architecture AOA Environmental Planning & Office (425) 333-4535PO Box 578 Carnation, WA 98014 Fax (425) 333-4509 Altmann Oliver Associates, LLC a TREE INVENTORYDATE:JULY 10, 2017 PREPARED BY:TONY SHOFFNER SHOFFNER CONSULTING ISA #PN-0909A CTRA #1759A #1 #2 Prepared for: Craig Krueger 15506 NE 103rd Way Redmond, WA 98052 Prepared by: CPH Consultants Jamie Schroeder, PE Colton Darden, EIT 11431 Willows RD NE, Suite 120 Redmond, WA 98052 June X, 2017 Technical Information Report Moorman Short Plat CPH Project No. 0100-16-107 Renton, WA CP H CONSULTANTS S 20TH PLACE S 20TH PLACESHATTUCK AVE STALBOT ROAD SS 21ST STREET SMITHERS AVENUE SS 20TH PLACE S 19TH STREET PROJECT SITE SR-167 LAKE AVENUE SDAVIS AVENUE SS 18TH STREET MORRIS AVE SBENSON DRIVE SWELLS COURT SNO.DATE REVISION BY CK. SE 1/4, SE 1/4, SEC. 19, TWP 23 N, R5E W.M. SCALE PROJECT NO.SHEET PROJECT SURVEYOR _______ OF _______ OWNER/ APPLICANT 0 AS NOTED _______ OF _______1 Copyright © 2017 CPH Consultants, LLC. All Rights Reserved. 0100-16-107 C P H O N S U L T A N T S 11431 Willows Rd. NE, Suite 120 Redmond, WA 98052 Phone: (425) 285-2390 | FAX: (425) 285-2389 www.cphconsultants.com Site Planning • Civil Engineering Land Use Consulting • Project Management CITY OF RENTON KING COUNTY, WASHINGTON MOORMAN SHORT PLAT 6/20/17 PRELIMINARY PLAT SUBMITTAL MDS JBS 1 NEIGHBORHOOD DETAIL MAP IN FEETPLAN 0 N 100 200 P1.00 1 2 3 TR A C T A SHATTUCK AVENUE STRACT L1 S 20TH PLACE NO.DATE REVISION BY CK. SE 1/4, SE 1/4, SEC. 19, TWP 23 N, R5E W.M. SCALE PROJECT NO.SHEET PROJECT SURVEYOR _______ OF _______ OWNER/ APPLICANT 0 AS NOTED _______ OF _______1 Copyright © 2017 CPH Consultants, LLC. All Rights Reserved. 0100-16-107 C P H O N S U L T A N T S 11431 Willows Rd. NE, Suite 120 Redmond, WA 98052 Phone: (425) 285-2390 | FAX: (425) 285-2389 www.cphconsultants.com Site Planning • Civil Engineering Land Use Consulting • Project Management CITY OF RENTON KING COUNTY, WASHINGTON MOORMAN SHORT PLAT 6/20/17 PRELIMINARY PLAT SUBMITTAL MDS JBS LEGEND APPROX. EARTHWORK QUANTITIES IN FEETPLAN 0 N 20 40 1 PRELIMINARY GRADING PLAN P2.00 TR A C T A SHATTUCK AVENUE S20TH PLACE S 1 2 3 EXIST. CB, CB10, TRACT L1 SF100 NO.DATE REVISION BY CK. SE 1/4, SE 1/4, SEC. 19, TWP 23 N, R5E W.M. SCALE PROJECT NO.SHEET PROJECT SURVEYOR _______ OF _______ OWNER/ APPLICANT 0 AS NOTED _______ OF _______1 Copyright © 2017 CPH Consultants, LLC. All Rights Reserved. 0100-16-107 C P H O N S U L T A N T S 11431 Willows Rd. NE, Suite 120 Redmond, WA 98052 Phone: (425) 285-2390 | FAX: (425) 285-2389 www.cphconsultants.com Site Planning • Civil Engineering Land Use Consulting • Project Management CITY OF RENTON KING COUNTY, WASHINGTON MOORMAN SHORT PLAT 6/20/17 PRELIMINARY PLAT SUBMITTAL MDS JBS IN FEETPLAN 0 N 20 40 1 PRELIMINARY DRAINAGE CONTROL PLAN P3.00 LEGEND S 20TH PLACE SHATTUCK AVENUE STR A C T A 1 2 3 TRACT L1 NO.DATE REVISION BY CK. SE 1/4, SE 1/4, SEC. 19, TWP 23 N, R5E W.M. SCALE PROJECT NO.SHEET PROJECT SURVEYOR _______ OF _______ OWNER/ APPLICANT 0 AS NOTED _______ OF _______1 Copyright © 2017 CPH Consultants, LLC. All Rights Reserved. 0100-16-107 C P H O N S U L T A N T S 11431 Willows Rd. NE, Suite 120 Redmond, WA 98052 Phone: (425) 285-2390 | FAX: (425) 285-2389 www.cphconsultants.com Site Planning • Civil Engineering Land Use Consulting • Project Management CITY OF RENTON KING COUNTY, WASHINGTON MOORMAN SHORT PLAT 6/20/17 PRELIMINARY PLAT SUBMITTAL MDS JBS IN FEETPLAN 0 N 20 40 1 PRELIMINARY UTILITY PLAN P4.00 LEGEND NO.DATE REVISION BY CK. SE 1/4, SE 1/4, SEC. 19, TWP 23 N, R5E W.M. SCALE PROJECT NO.SHEET PROJECT SURVEYOR _______ OF _______ OWNER/ APPLICANT 0 AS NOTED _______ OF _______1 Copyright © 2017 CPH Consultants, LLC. All Rights Reserved. 0100-16-107 C P H O N S U L T A N T S 11431 Willows Rd. NE, Suite 120 Redmond, WA 98052 Phone: (425) 285-2390 | FAX: (425) 285-2389 www.cphconsultants.com Site Planning • Civil Engineering Land Use Consulting • Project Management CITY OF RENTON KING COUNTY, WASHINGTON MOORMAN SHORT PLAT 6/20/17 PRELIMINARY PLAT SUBMITTAL MDS JBS PRIVATE ACCESS TRACT SHATTUCK AVENUE S (PUBLIC RESIDENTIAL ACCESS) 1 PRELIMINARY ROAD SECTIONS AND PROFILE P5.00IN FEETVERT. 0 IN FEETHORIZ. 0 20 40 5 10 TRACT A 13705 Bel-Red Road · Bellevue, Washington 98005 Phone 425/649-8757 · Fax 425/649-8758 Geotechnical Engineers, Geologists, & Environmental Scientists GEO Group Northwest, Inc. August 8th, 2017 G-4362 Mr. Bill Moorman bill@billsmpteam.com Subject: Geotechnical Addendum with Infiltration Testing 2004 Shattuck Ave S Renton, WA Dear Mr. Moorman, We are pleased to provide geotechnical consulting services for the proposed short plat residential development in Renton. A visit to the project site was made on August 1st and 2nd, 2017 to perform infiltration testing and provide soil conditions evaluation at infiltration testing locations. This report summarizes the findings and test results. Subsurface Investigation: While on-site, three 2-foot deep and approximately 6” in diameter holes were dug using a postal digger on the property at 2004 Shattuck Ave S in Renton. These holes are referred to as test holes (TH) no. 1 thru 3 in this report. The approximate locations for each of the test holes are indicated on the aerial map of the property shown in fig. 1 below. From:ThomasOgdenandKristenOgdenSeptember6,20171934ShattuckAve5.—CIYOFRbNRenton,WA98055To:JiltDing,CityofRentonDepartmentofCommunityandEconomicDevelopmentSEP6201?DEVEL0PVbi’ProjectName/Number:MoormanShortPlat/LUA17-000546,SHPL-ASER\JICEOnAugust24,2017theCityofRentonposteda‘NoticeofApplicationatthelistedpropertyforaproposedsubdividingofone0.51acrelotintoaconstructionof3separateresidentiallots.Thisletterisaresponsetothisproposedaction.Propertyownersinthe1900blockofShattuckAvenueSouthraiseconcernsoverthisproposedactionandthisletteroutlinesnumeroussignificantcommentsinopposition,toinclude(butnotlimitedto):seriousenvironmentalconcerns,qualityoflifedegradation,healthhazards,erosionofslopedproperties,andpotentialencroachmentonexistingestablishedproperties.1.SeriousEnvironmentalConcernsandHealthHazards:Asnotedontheproposedactionletter,thepropertyislocatedonanoldcoalmineterritory.Thepropertyitselfhasatleastonelargecaverninthegroundinwhichresidentspreviouslyindicatedthatitwasanunknowndangerousdepth.Currentlytheareainwhichtheunsafeholeislocated,isovergrownbyweedsandbrush.Thisdangerousholeispotentiallyrelatedtotheoldcoalmine.Constructiononthisparticularsitecouldexposethecommunitytominehazardssuchasslurryorotherunknownhazardsthatcurrentlyliedormantinground.AshasbeenseeninotherareasoftheU.S.,oldminewastethatgetsreleasedfromadormantmineisanextremeenvironmentalandhealthhazardthatcouldcauseimmeasurabledangerifreleased.Ithasbeenmentionedbylong-timelocalresidentsthatdevelopmentofthissitehasbeenpotentiallyavoidedinthepastduetothesetypesofconcerns.Theseenvironmentalandhealthhazardsshouldbetakenseriously.Anydevelopmentofthissiteshouldhaveafull,lengthy,andin-depthenvironmentalstudyconductedpriortoundertakinganyapprovaldecision.Atamaximum,ifapproved,constructionshouldbelimitedto1residence(replacingthecurrenthome),toensurethedormantmineisundisturbedonthelot.2.ErosionAffectingSlopedPropertiesinthe1900BlockofShattuckAvenueSouth:Asresidentandhomeownerof1934ShattuckAvenueSouth,erosionisasignificantconcern.Thepropertiesinthe1900blockareslightlyhigherinslopeandback-uptotheMoormanproperty.Approximately4yearsago,rentalresidentsoftheMoormanShortPlateliminatedtheblackberrybushesontheproperty.Almostimmediately,mypropertybegantowashawayonthebackside.Thereforeasmallwirefencewasconstructedalongwithtreesonthepropertyline.Thisinstallationwasmadetohelpkeepthegroundintactandpreventfurthererosionactivity.Thisproposeddevelopmentactionwouldeliminatemywirefenceandmytreeswouldberemovedbydevelopers.Anydevelopmentofthissitemusttakesubstantialmitigatingactiontoensureerosionofneighboringproperties,suchasmine,doesnotoccur.3.QualityoflifeDegradationtoExistingCommunity:Thedestructionofthegreenbelt”onthispropertyandthedestructionofthetreesinstalledonmyfencelinenotonlyimpactserosionbutalsotheoverallqualityoflifeofthecommunity.Theconstructionofthreehousesdirectlyoverlookingthebackofthepropertieslocatedinthe1900blockofShattuckAvenueSouth,dramaticallychangesthequalityofliving.Forexample,myhome(1934Shattuck AveSouth)waspurchasedin2011.Oneofthemajorreasonsforpurchasingthishousewastheprivacythatcamewithit.Livingonaquietcul-de-sacwithnohousesoverlookingthebackyardwasamajorsalespoint.Theconstructionofthreehomesdirectlyoverlookingthebackofmyhousewillbeahugechangetomyfamilyandtothecommunity.Itmustbestatedthatthisnotonlyimpactsmyqualityofliving,butthelivesofallsurroundingproperties.Itwouldbeashameforthisprojecttobeapprovedtothebenefitofadeveloperonlytotheextremedetrimenttotheexistingcommunity.WecallontheCityofRentontodenythisapplicationor,ataveryminimum,delayapprovaluntilallseriouspointsinthisletteraremitigated.Wecanbereachedat206-305-7136ortjogden4@gmail.com.BestRegards,ThomasOgdenKristenOgdenç.L--QU)I__ojLJR__TIStoç‘c,I__-13___ September 18, 2017 Thomas and Kristen Ogden 1934 Shattuck Avenue S Renton, WA 98055 SUBJECT: Moorman Short Plat, LUA17-000546, SHPL-A Dear Mr. and Mrs. Ogden: Thank you for your comment letter. Your letter has been included in the official file for consideration by the decision maker. You have been added as a party of record for this project. In your letter you cited concerns regarding the coal mine hazard area, erosion of your property, and the disruption to privacy. 1. Regarding your environmental concerns, the City has current critical areas regulations regarding coal mine hazards. The applicant was required to engage the services of the Geotechnical Engineer to provide the City with a report regarding any potential coal mine hazards on the project site. 2. Regarding your erosion concerns, the City has adopted a 2017 City of Renton Surface Water Design Manual and has adopted erosion control standards that the project will be reviewed for compliance with. In addition, the applicant will be required to grade the site to maintain the existing grades where they intersect with abutting property lines. 3. Regarding your privacy concerns, the City has instituted an R-8 zoning designation on this property, which allows for the subdivision of the project site into 3 lots. The City has adopted landscaping, tree retention, and design standards for the new homes to help mitigate the loss of privacy and visual impact the new homes will have on the surrounding neighborhood. Please contact me at (425) 430-6598 or jding@rentonwa.gov if you have any questions. Sincerely, Jill Ding Senior Planner From: Jill Ding Sent: Monday, September 18, 2017 12:38 PM To: 'Geoffrey Falk' Subject: RE: Questions about Moorman Short Plat LUA17-000546, SHPL-A Geoffrey, Thank you for your comments, please see my responses to your questions below. Jill From: Geoffrey Falk [mailto:geoffrey.falk@viewpoint.com] Sent: Wednesday, September 06, 2017 11:41 AM To: Jill Ding <JDing@Rentonwa.gov> Subject: RE: Questions about Moorman Short Plat LUA17-000546, SHPL-A Jill, After reviewing the PDF, I have a few more questions: 1. What are the setbacks between the homes? The setbacks are as follows: front 20 feet, rear 20 feet, side 5 feet, secondary front (side yard along a street) 15 feet. 2. How large of homes would be allowed on each? What requirements are there for yards here? See response above for setbacks. The maximum building coverage for the homes (building footprint) would be 50 percent of the lot area. 3. On the PDF, the trapezoids numbered 1 and 2, and triangle numbered 3: Are those the lots themselves or the proposed homes? Those are the building setback lines. 4. When looking at the PDF, it appears that the width of lot 1 is less than twice that of the road’s width. That doesn’t support a decent home and yard at all. Houses with no yards will adversely impact neighboring house prices. Lot 1 is 60 feet wide, which meets the 60-foot minimum lot width required for corner lots. 5. I also am concerned that the new road only has one entry point. Cars parked on each side will present a hazard in the event of an emergency. Can the road have be designated ‘No Parking’ to assure access? We do not require that shared driveways be signed with ‘No Parking’ signage because it is not a public street. How do we express our concerns about this project? The type and size of homes that would be provided here do NOT fit within the norms and standards of the area. It looks like they are trying to squeeze too many homes on the lot. I am greatly concerned that this project will adversely impact the property values of the neighborhood and feel that it is unacceptable to break this into the three lots. Thank you, GEOFFREY FALK, CPA Spectrum Product Manager 206.777.6811 [d] | 800.875.1400 ext 211 [o] From: Jill Ding [mailto:JDing@Rentonwa.gov] Sent: Tuesday, September 5, 2017 6:51 AM To: Geoffrey Falk <geoffrey.falk@viewpoint.com> Subject: RE: Questions about Moorman Short Plat LUA17-000546, SHPL-A Hi Geoffrey, Thank you for your email, I’ve provided responses to your questions below. Feel free to contact me if you have additional questions. I’ve also added you as a party of record, which means you will receive a copy of any correspondence from the City to the applicant. Thanks, Jill Ding Senior Planner City of Renton Community and Economic Development 6th floor 1055 S Grady Way Renton, WA 98057 425-430-6598 jding@rentonwa.gov From: Geoffrey Falk [mailto:geoffrey.falk@viewpoint.com] Sent: Thursday, August 31, 2017 10:35 AM To: Jill Ding <JDing@Rentonwa.gov> Subject: Questions about Moorman Short Plat LUA17-000546, SHPL-A Jill, I have a few questions about this project (LUA17-000546, SHPL-A). I am writing on behalf of my property and on behalf of the Valley Vue Homeowners Association. 1. The proposal is to create 3 lots AND 2 additional tracts for the future (for a total of 5 lots?) The notice does not explain how this will be sectioned off. I would like to see the map with the proposed changes overlaid – Would you send this to me? I’ve attached a copy of the proposed short plat map. The proposal is to create two lots, there would be a tract for the driveway and a tract for landscaping. Only 3 new homes would be built on the site. 2. It mentions that there will be a shared driveway – where will this be on the map? 3. Will “slot houses” be allowed to be built here? All new residences would be required to comply with our residential design and open space standards. These requirements include things like pitched roofs, porches, architectural detailing to the homes, trim around all windows and doors, etc. The resulting homes are typically attractive to look at. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 2 LUA17-000546 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 action. Planning: (Contact: Jill Ding, 425-430-6598, jding@rentonwa.gov) 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. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Development Engineering: (Contact: Ann Fowler, 425-430-7382, afowler@rentonwa.gov) 1. See Attached Development Engineering Memo dated September 14, 2017 Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) 1. The fire impact fees are currently applicable at the rate of $718.56 per single family unit. Credit will be granted for the removal of one existing home. 2. 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. Existing hydrants can be counted toward the requirements as long as they meet current code including 5-inch storz fittings. Add a storz fitting to the existing hydrant at the corner of S 19th St and Shattuck Ave S. 3. 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. Provide engineered plans showing the proposed storm drainage vault under the access road will comply with the above requirements. ADVISORY NOTES TO APPLICANT Page 2 of 2 LUA**-000*** Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) 1. Comments not yet available. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. Parks Impact fee per Ordinance 5670 applies. Police: (Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov) 1. No comments. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:September 14, 2017 TO:Jill Ding, Planner FROM:Ann Fowler, Civil Plan Reviewer SUBJECT:Utility and Transportation Comments for Moorman Short Plat 2004 Shattuck Avenue South LUA 17-000546 I have reviewed the application for the Moorman Short Plat at 2004 Shattuck Avenue South (APN(‘s) 7222000382) and have the following comments: EXISTING CONDITIONS The site is approximately 0.52 acres in size and is triangular in shape. The site is currently developed with a single family residence and associated detached accessory structures. Water Water service is provided by City of Renton The site is in the Talbot Hill service area in the 300 hydraulic pressure zone. There is an existing 8-inch City water main located in Shattuck Avenue South (see Water plan no. W-1132) that can deliver a maximum total flow capacity of gallons per minute (gpm). The approximate static water pressure is 65 psi at the elevation of 150 feet. The site is located outside of an Aquifer Protection Area. Sewer Wastewater service is provided by the City of Renton There is an existing 8-inch concrete wastewater main located in Shattuck Avenue South (see City plan no. S-0022). Storm There are stormwater mains located in Shattuck Avenue South. Runoff from the existing site includes one single family residence where no stormwater infrastructure currently exists on- site. Runoff from the site sheet flows east to west across the site and into a ditch and catch basin at the northwest corner of the site. Streets Shattuck Avenue South is a Residential Street with an existing right of way (ROW) width of 40- feet as measured using the King County Assessor’s Map. No frontage improvements currently existing along the property frontages. CODE REQUIREMENTS Moorman Short Plat – LUA17-000546 Page 2 of 5 WATER 1. Each lot shall have a separate meter. The project proposes one 1-inch water service line and meter to each lot, for a total of two (2) new domestic water service lines and meters. 2. Minimum separation between water service lines and storm sewer stubs is 5-feet. Applicant will be required to demonstrate compliance with the minimum pipe separations as outlined in Appendix J of the 2012 Water System Plan Update as part of the Civil Construction Permit review. 3. Installation of fire hydrants within 300 feet of each lot is required by Renton Fire Authority. The number and location of new hydrants will be dependent upon the finished square footage of the homes. 4. The development is subject to applicable water system development charges and meter installation fees based on the size of the water meters. a. Water system development charges for each proposed 1-inch domestic water service is $3,486.00 per meter or $6,972.00 for (2) 1-inch meters. 5. Water service installation charges for each proposed 1-inch water service is $2,850.00 per meter. The total water service installation fee is $5,700.00 for (2) 1-inch meters. This is payable at construction permit issuance. 6. Drop-in meter fee is $460.00 per meter. The total water drop-in meter fee is $920.00 for (2) 1- inch meters. This is payable at issuance of the building permit. 7. Additional water system development charges and water meter charges will apply if a landscape irrigation meter is required and is based on the size of the meter. SEWER 1. All existing side sewers will be required to be cut and capped during demolition of the properties. New side sewers shall be installed to serve each individual property. a.Each lot shall be served by an individual side sewer, dual side sewers are not allowed. b.The side sewers to benefit lots 2 and 3, which are shown to be along the south property lines of lots 1 and 2, shall be in a dedicated 10-foot private sewer easement. 2. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. a. SDC fee for a 1-inch meter is $2,540.00 per meter. The total fee is $5,080.00 for ($2.00) 1-inch meters. b. This is payable at construction permit issuance. SURFACE WATER 1. A geotechnical report, dated May 23, 2017, completed by GEO Group Northwest, Inc., for the site has been provided. The submitted report describes the site is a Low Erosion Hazard area. Erosion control measures will need to be in place prior to starting grading activities on the site. The report discusses the soil and groundwater characteristics of the site including infiltration potential and provide recommendations for project design and construction. A Geotechnical Addendum Report, dated August 8, 2017, completed by Geo Group Northwest, Inc., provided results of infiltration testing on the site in order to evaluate the feasibility of utilizing On-Site Infiltration BMPs. Based upon the results of the testing, the recommended design infiltration rate is 0.66 inches/hour, which exceeds the minimum recommended percolation rate for the use of Low Impact Design (LID) On-Site BMPs such as Bioretention and Permeable Pavements. Geotechnical recommendations presented need to be address within the project plans. Moorman Short Plat – LUA17-000546 Page 3 of 5 2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated July 19, 2017, was submitted by CPH Consultants with the Land Use Application. Based on the City of Renton’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Black River Drainage Basin. The development is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine core requirements and the six special requirements have been discussed in the Technical Information Report. 3. The development is required to provide On-Site Best Management Practices (BMPs) to help mitigate the new runoff created by this development. a. The soils classification presented in the geotechnical report classified the soils as silty sandy loams and provided infiltration testing results indicating the soils have the potential ability to infiltrate at a measured rate of up to 16 inches per hour. Applicant shall explore the feasibility of limited infiltration, permeable pavements and bioretention as potential On-Site BMPs for the proposed residences. The proposed On- Site BMPs shall be designed and submitted with the Civil Construction Permit Application and may be installed with the individual building permits for each proposed parcel. 4. The development is required to provide flow control and basic water quality treatment prior to discharge into the public conveyance system. The project proposes a detention vault beneath the shared driveway tract and water quality treatment will consist of conveyance to a Stormfilter with ZPG Media Filtration system prior to connection to the proposed detention vault. a. The development is required to match 50% of the 2-year and up to the full 50-year duration flows, as well as match the 2- and 10-year peak flows. The applicant will be required to demonstrate compliance with Core Requirement #3 as part of the Civil Construction Permit review. b. Presettling shall be provided per Section 6.7.2.1 of the 2017 RSWDM. c. The conveyance and water quality systems shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. d. For treatment upstream of detention, the water quality design rate is the peak 15- minute flow rate. Applicant will be required to demonstrate compliance with Core Requirement #8 as part of the Civil Construction Permit review. 5. There are no potential downstream flooding or erosion issues identified in the TIR. a. The development shall not create protected slopes as defined by RMC 4-3-050. b. Grading shall be in accordance with RMC 4-4-060. 6. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. 7. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 8. A surface water development fee of $1,608.00 per new single family residence will apply. The project proposes the addition of 2 new residences (3 new single family homes, 1 existing homes to be removed). The estimated total fee is $3,216.00. This is subject to final design and payable prior to issuance of the utility construction permit. TRANSPORTATION Moorman Short Plat – LUA17-000546 Page 4 of 5 1. The proposed development fronts Shattuck Avenue South along the west property lines. Shattuck Avenue South is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 40 feet. To meet the City’s complete street standards for residential streets, minimum right of way width is 53 feet. Dedication of 6.5 feet of right of way would be required. Required half street frontage improvements shall include 26-feet of paved roadway width (13- feet from centerline), installation of 0.5-foot curb and gutter, 8-foot planter strip and 5-foot sidewalk. 2. Access to each of the lots may be granted via the proposed shared driveway provided the shared driveway meets requirements for emergency services access and must provide a turnaround in compliance with City code 4-6-060I. a. 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. 3. Shared driveways are allowed for access to up to 4 lots provided at least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear feet of frontage and the subject lots are not created by a subdivision of ten (10) or more lots. Refer to the shared driveway requirements as outlined in RMC 4-6-060J. The tract shall be the width of the paved surface (20-ft minimum if fire access is required into the development) plus eight feet (8') for a landscape strip, when the tract abuts properties that are not part of the subdivision. 4.Driveways shall be a minimum of 5-ft from the property line to the north, 8-ft if the landscape strip is required. Refer City code 4-4-080 regarding driveway regulations. a. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains. 5. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 6. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The current rate of transportation impact fee is $5,430.85 per dwelling unit for single family homes. The project proposes the addition of 2 new residences (3 new single family homes, 1 existing homes to be removed). The estimated total fee is $10,861.70. Traffic impact fees will be owed at the time of building permit issuance. Fees are subject to change. The transportation impact fee that is current at the time of building permit application will be levied. GENERAL COMMENTS 1. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 2. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Moorman Short Plat – LUA17-000546 Page 5 of 5 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 5. Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. CITYOF—Rentonc::DepartmentofCommunityandEconomicDevelopmentPlanningDivisionADMINISTRATIVEPOLICY/CODEINTERPRETATIONADMINISTRATIVEPOLICY/CODEINTERPRETATION#:CI-124MUNICIPALCODESECTIONS:4-6-060,StreetStandards;4-4-080,Parking,Loading,andDrivewayRegulations;and4-11-040,DefinitionsDREFERENCE:N/ASUBJECT:ExceptionforSharedDrivewaysandEligibilityofjointUseDrivewaysBACKGROUND:“Shareddriveways”replaced“privatestreets”in2015viadocket#D-103byreducingthenumberoflotsthatmaybeaccessedfromsixtofourandintroducingotherregulationsandstandardstomitigateunintendedconsequencesofprivatestreets(e.g.,lackofmaintenance,disputedaccessrights,etc.).Inordertouseashareddrivewayatleastonelotmusthaveatleast50’linearfeetoffrontagealongapublicstreetwheretheshareddrivewayisaccessed,whichqualifiesitasacornerlot.Infilldevelopmentisoftenoccurringonrelativelynarrowlotswithsignificantdepth;thesenarrowlotstypicallyprovideenoughwidthtoaccommodateafifty-foot-widelotalongthepublicstreetandtheminimumwidthoftheshareddriveway.Theorientationofthiscornerlot(widthmeasuredparalleltothepublicstreetanddepthmeasuredparalleltotheshareddriveway)establishesapredictablepatternforotherlotslocatedalongtheshareddriveways.Thesesubsequentlotsmustlocatetheirfrontyardsalongtheshareddrivewaytherebyestablishingtheirdepthtobemeasuredperpendiculartotheshareddriveway,whichcreatescumbersomebuildableareasthataredifficulttoreconcilewithourdesignguidelinesandoftencreatesanobstacleforpropertiestobesubdividedandattainminimumdensity,hencetheconflictsinTitleIV.Amongotherstandards,ashareddrivewaymustbelocatedwithinanaccesseasement/tract,whichreducestheamountoflandusedtocalculatedensityandlotarea.Ifalandscapestripisrequiredtobufferadjoiningpropertiesoutsideoftheproposedsubdivisionthenittoomustbelocatedwithinthetract.Thedecisiontorequiretheshareddrivewaybewithinatractwaslargelytoestablishcommonownershipandresponsibilitiestomitigatedisputesoveraccessrightsandmaintenanceh:\ced\planning\titleiv\docket\administrativepolicycodeinterpretation\ci-124\codeinterpretation.docx