HomeMy WebLinkAboutD_Haevin Short Plat Decision_wExhibits_180607.pdfDEPARTMENT OF COMMUNITY
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D_Haevin Short Plat Decision_180607
A. ADMINISTRATIVE REPORT & DECISION
DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
REPORT DATE: June 7th, 2018
Project Name: Haevin Ridge Short Plat
Owner/Applicant: Lakhvir Sandhu, 9239 S 200th St, Kent, WA 98031
Contact: Lou Larsen, 15445 53rd Ave, Ste 100, Seattle, WA 98188
Project File Number: PR18-000119
Land Use File Number: LUA18-000205, SHPL-A, MOD
Project Manager: Alex Morganroth, Associate Planner
Project Summary: The applicant is requesting preliminary short plat approval for the subdivision of an
existing 57,934 square foot (1.32 acre) site into 6 residential lots and 3 tracts. The
project site is located at 18809 116th Ave SE (Parcel #3223059075) between SE 186th
St and SE 192nd St. The project site has a zoning designation of Residential-8 du/ac
(R-8). Two existing cell towers are located on the west side of the property and a 300
square foot telecoms building is located along the north property line. Both the
towers and the telecoms building would remain. The proposed lots range in size from
5,000 square feet to 5,850 square feet with a net density of 5.39 du/ac. Access to
Lots 1 through 5 is proposed via a 35-foot (35’) wide half-street along the south side
of the site, while Lot 6 would take access via a driveway off of 116th Ave SE. Access
to the cell tower and telecoms building proposed for retention would be provided via
a utility easement on the school property to the north of the subject site and existing
utility easements on the western portion of the site would be relinquished. The
applicant has proposed a stormwater vault in a 7,567 square foot tract on the north
side of the site. No critical areas are mapped on or within 200 feet of the project site.
The applicant indicated a total of 51 significant trees on the project site and has
proposed the retention of four (4) trees.
Project Location: 18809 116th Ave SE, Renton, WA 98058
Site Area: 1.32 acres
DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6C
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B. EXHIBITS:
Exhibit 1: Staff Report
Exhibit 2: Short Plat Plan
Exhibit 3: Landscape/Tree Retention Plan
Exhibit 4: Arborist Report
Exhibit 5: Preliminary Technical Information Report prepared by Pacific Engineering Design (dated
March 15, 2018)
Exhibit 6: Conceptual Drainage/Utilities Plan
Exhibit 7: Geotechnical Engineering Report prepared by Ages Engineering, LLC (dated August 16,
2017)
Exhibit 8: Construction Mitigation Description Request
Exhibit 9: Telecoms Structural Analysis letter prepared by Bruce MacVeigh (dated February 8,
2018)
Exhibit 10: Modification Request – Street Improvements
Exhibit 11: Advisory Notes to Applicant
C. GENERAL INFORMATION:
1. Owner(s) of Record: Lakhvir Sandhu
9239 S 200th St
Kent, WA 98031
2. Zoning Classification: Residential -8 du/ac (R-8)
3. Comprehensive Plan Land Use Designation: Residential Medium Density
4. Existing Site Use: Telecommunications Infrastructure
5. Critical Areas: None
6. Neighborhood Characteristics:
a. North: School, R-6 Zone
b. East: Single-family Residential, R-6 Zone
c. South: Single-family Residential, R-8 Zone
d. West: Single-family Residential, R-8 Zone
6. Site Area: 1.32 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Benson Hill Annexation N/A 5327 03/01/2008
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Wireless Communications Facility
Environmental Review and
Administrative Conditional Use Permit
LUA11-024 N/A 06/06/2018
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by Soos Creek Water and Sewer District.
b. Sewer: Wastewater service is provided by Soos Creek Water and Sewer District.
c. Surface/Storm Water: No stormwater infrastructure currently exists on-site. There is an existing 12-
inch stormwater main in 116th Ave SE.
2. Streets: The proposed development fronts 116th Ave SE to the east. There are no existing frontage
improvements along the street frontage of 116th Ave SE.
3. Fire Protection: Renton Regional Fire Authority
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivision
6. Chapter 9 Permits-Specific
b. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
7. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on March
15, 2018 and determined the application complete on March 26, 2018. The project complies with the
120-day review period.
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2. The project site is located at 18809 116th Ave SE (Parcel #322309075).
3. The project site has two (2) wireless communications monopoles and a small, one story building
containing a Comcast internet hub. All are proposed to be retained in two (2) tracts.
4. Access to the site would be provided via a 35-foot (35’) wide half-street off of 116 Ave SE on the south
side of the site.
5. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use
designation.
6. The site is located within the Residential 8 du/ac (R-8) zoning classification.
7. There are 51 trees located on-site of which the applicant is proposing to retain a total of four (4) trees.
8. No critical areas are mapped on the project site.
9. Approximately 1,500 cubic yards of material would be cut on-site and approximately 800 cubic yards of
fill is proposed to be brought into the site.
10. The applicant is proposing to begin construction in summer of 2018.
11. No public comments were received.
12. No agency comments were received.
13. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
14. Comprehensive Plan Compliance: The site is designated Residential Medium Density (MD) on the City’s
Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family and
multi-family development types, with continuity created through the application of design guidelines,
the organization of roadways, sidewalks, public spaces, and the placement of community gathering
places and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and
Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Policy L-3: Encourage infill development of single-family units as a means to meet growth
targets and provide new housing.
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
Development of new single-family neighborhoods on large tracts of land outside the
City Center,
Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
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Policy L-49: Address privacy and quality of life for existing residents by considering scale
and context in infill project design.
15. Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) on the City’s Zoning
Map. Development in the R-8 zone is intended to create opportunities for new single-family residential
neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing
single-family neighborhood. The proposal is compliant with the following development standards, as
outlined in RMC 4-2-110A, if all conditions of approval are met:
Compliance R-8 Zone Develop Standards and Analysis
Density: The density range permitted in the R-8 zone is a minimum of 4.0 up to a
maximum of 8.0 dwelling units per net acre. Net density is calculated after the
deduction of sensitive areas, areas intended for public right-of-way, and private access
easements.
Staff Comment: Based on a net area of 48,435square feet (57,847 square-foot gross
area – 9,412 square feet of right-of-way [ROW] dedication), the proposal for six
residential lots on the project site would result in a net density of 5.4 dwelling units per
acre (6 lots / 1.11 acres = du/ac) which meets the minimum and maximum density
requirements of the R-8 zone.
Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A
minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot
depth of 80 feet is required.
The following table identifies the proposed approximate dimensions for Lots 1-6, two
telecoms tracts, and the stormwater tract.
Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet)
Lot 1 (corner) 5,747 60.00 97.90
Lot 2 5,002 51.10 97.90
Lot 3 5,002 51.20 97.90
Lot 4 5,000 52.70 97.90
Lot 5 5,459 59.60 95.60
Lot 6 5,850 60.00 97.20
Telecom Tract 1 2,025 N/A N/A
Telecom Tract 2 5,793 N/A N/A
Stormwater Tract 7,082 N/A N/A
Staff Comment: All lots will comply with the lot dimension standards of the R-8 zone.
Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 20 feet,
side yards are 5 feet, secondary front yard (applies to corner lots) is 15 feet, and the
rear yard is 20 feet. Wireless communications facilities (WCF) are required to be
setback from each property line a distance equal to or greater than the tower height,
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Compliant if
condition of
approval is
met
unless an engineering analysis concludes that a reduced setback is safe for abutting
properties and appropriate for the site.
Staff Comment: Proposed Lot 5 would be located at the end of the new half-street
access road. The lot’s location and orientation in relation to the street creates similar
characteristics to those of a corner lot, as two facades will have high visibility from the
public ROW. In order to ensure adequate space for vehicular maneuvering and to
ensure a reasonably sized front yard for the future home owner, staff recommends as
a condition of approval that the future home on Lot 5 utilize corner lot setbacks for the
R-8 zone (side yard setbacks on the north and west sides of the property) and design
the home in way that both the south and east faces that engage the public ROW. All
lots have sufficient space to comply with the setbacks of the zone if the condition of
approval is met. Setbacks would be verified at the time of building permit review.
The applicant submitted a review letter (dated February 19, 2018) prepared by civil
engineer Bruce MacVeigh, P.E., outlining the results of a site analysis completed on
May 15, 2018 (Exhibit 9). The analysis found no structural or safety concerns related to
the siting of single-family homes within the setback area for WCFs and concluded that
the reduced setback from the WCFs was safe for the future single-family homes.
Compliance
not yet
demonstrated
Building Standards: The R-8 zone has a maximum building coverage of 50% and a
maximum impervious surface coverage of 65%. In the R-8 zone, a maximum building
height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height. If the height of wall plates on a building are less than the
states maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums. Common
rooftop features, such as chimneys, may project an additional four (4) vertical feet
from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than
4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum
wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet
from each minimum building setback line for each one (1) vertical foot above the
maximum wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
Staff Comment: Building height, building coverage, and impervious surface coverage
for the new single-family residences would be verified at the time of building permit
review.
Compliant if
conditions of
approval are
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated
by the Department of Community and Economic Development, provided there shall
be a minimum of one street tree planted per address. Any additional undeveloped
right-of-way areas shall be landscaped unless otherwise determined by the
Administrator. Where there is insufficient right-of-way space or no public frontage,
street trees are required in the front yard subject to approval of the Administrator. A
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minimum of two trees are to be located in the front yard prior to final inspection for
the new Single-Family Residence.
Staff Comment: A Conceptual Landscape Plan, prepared by Glenn Takagi, Landscape
Architect (Exhibit 3), was submitted with the short plat application materials. A 10-foot
(10’) wide on-site landscape strip is proposed along the street frontage of both 116th
Ave SE and the future half-street proposed as part of the project. The applicant has
also proposed perimeter landscaping around the stormwater tract. Per RMC 4-4-070,
a 15-foot (15’) wide landscape buffer is required around all stormwater facilities, with
modification of the buffer allowed as part of the subdivision process. The applicant
has proposed a reduced landscape buffer ranging between 5 and 10 feet (5-10’) along
the portion of the perimeter adjacent to the two telecoms tracts (east and west) and
the school district property to the north. A full 15-foot (15’) wide landscape buffer is
proposed on the south side of the storm tract adjacent to Lots 4 and 5. Staff supports
the reduced landscaping along the north, east, and west sides of the tract since they
are not visible from any existing or proposed residential uses. The applicant has also
proposed more robust landscaping on Lots 2, 3, 4, 5, and 6 in order to provide screening
for homes that will be near the telecoms equipment. Although the landscaping
proposed will provide an moderate visual buffer between the proposed new homes and
the existing ground mounted equipment, a few gaps existing in the current buffer that
may not allow for a continues, visual screen between the two uses. Therefore, staff
recommends as a condition of approval the applicant submit a revised landscape plan
showing additional landscaping on Lot 4 at the time of construction permit application
submittal. The updated landscape plan would be subject to review and approval by the
Current Planning Project Manager.
The reduction in the width of the landscape buffer adequately screens an underground
vault but may not be appropriate for an open detention pond or other stormwater
storage facility. In the case that the applicant proposes to utilize an open pond instead
of a vault at the time construction permit submittal, staff recommends that the change
in facility type be considered a major amendment to the short plat. Therefore the
applicant would be required to submit a new short plat application.
A plant schedule was included on the landscape plan, and the following trees and
plants are proposed within both the landscape strip along the frontage and the
landscaping around the telecoms and stormwater tract perimeter: salal, Japanese
boxleaf holly, creeping mahonia, pacific wax myrtle, dwarf laurel, flowering currant,
and evergreen huckleberry. the applicant has proposed the planting of two (2) capital
flowering pear trees, four (4) Douglas fir trees, five (5) slender hinoki cypress trees, 17
incense cedar trees, ten (10) amur maple trees, and five (5) hedge maple trees.
The proposed locations of the street trees does not meet the requirement of one street
tree per address for lots with street frontage. For Lots 3 and 4, at least one (1) street
tree per lot should be installed in the planter strip located in front of the lots. Therefore
staff recommends as a condition of approval that the applicant submit a revised
landscape plan with an adequate number of street trees to demonstrate compliance
with the landscape requirements in RMC 4-4-070.
The applicant would be required to record a note on the face of the plat that executes
a shared maintenance agreement for equal ownership and maintenance
responsibilities for improvements in the Stormwater Tract. A draft version of a shared
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maintenance agreement shall be submitted for review and approval by the current
planning project manager prior to short plat recording. On-site landscaping shall be
installed prior to final occupancy for the individual homes and landscaping within the
ROW shall be installed prior to short plat recording.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-
4-130) require the retention of thirty percent (30%) of trees in a residential
development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees
adjacent to critical areas and their associated buffers; and significant trees over sixty
feet (60') in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non- native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/
or cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
A minimum tree density shall be maintained on each residentially zoned lot. For
detached single-family development, the minimum tree density is two (2) significant
trees for every five thousand (5,000) square feet. The tree density may consist of
existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street
Frontage Landscaping Required, or a combination.
Staff Comment: A tree retention worksheet was submitted as part of the Conceptual
Landscape (Exhibit 3) in addition to an Arborist Report prepared by ArboristNW (Exhibit
4). A total of 51 existing trees were identified on the site. According to the report, 22
trees were excluded from the tree retention calculation due to being classified as a
dangerous tree or a tree being located in a future public street or access easement.
According to the plan, four (4) significant trees are proposed for retention: a 7”
Diameter Breast Height (DBH) Blue spruce, a 6” DBH Blue spruce, a 9” DBH Douglas fir,
and an 8” Black cottonwood. As a result, the applicant is proposing to retain thirteen
percent (13%) of the significant trees, thereby not meeting the minimum tree retention
requirements of the R-8 zone. In order to meet the minimum tree retention
requirements, the applicant would be required to retain nine (9) trees.
The applicant has proposed a total of 60-inches of replacement trees (12-inches
required per each tree unable to be retained). After review of the tree retention plan
and worksheet submitted with the application, staff determined that additional trees
on Lots 1, 2, and 6 may be able to be saved due to their location outside of the building
pad area. Therefore, staff recommends as a condition of approval that the applicant
either submit a revised tree retention plan showing at least nine (9) retained significant
trees. Alternatively, the applicant may submit a letter from a certified arborist with an
explanation of why additional significant trees are unable to be retained, subject to
concurrence by the Current Planning Project Manager.
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The landscape plan submitted by the applicant indicates the presence of at least two
significant trees on all lots. Therefore, the proposed landscape plan is in compliance
with the tree density requirements in the R-8 zone. However, if additional trees are
retained, the applicant should note that protected trees in excess of the lot’s minimum
tree density shall not contribute to the total number of trees required to be retained. If
additional trees are retained, staff recommends that the applicant submit an analysis
showing compliance with the tree density requirements.
The landscape plan submitted by the applicant indicates the presence of at least two
significant trees on all lots. Therefore, the proposed landscape plan is in compliance
with the tree density requirements in the R-8 zone.
Parking: Parking regulations require that a minimum of two parking spaces be
provided for each detached dwelling.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with
positive drainage discharge to restrict runoff from entering the garage/residence or
crossing any public sidewalk.
Staff Comment: Each lot contains adequate area for the provision of two parking
spaces per dwelling unit, as required by RMC 4-4-80 required parking spaces. Parking
requirements and driveway grades for each of the new residences proposed would be
verified at the time of building permit review.
Compliant if
condition of
approval is
met
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front
yard and side yard along a street setback where the fence shall not exceed forty eight
inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: The applicant has proposed the installation of six-foot tall wood fences
around Telecom Tract 1 and Telecom Tract 2. The intent of the fences is to provide a
visual screen between the proposed residential lots and the telecoms equipment. In
order to ensure the fence style and material used provides adequate screening of the
equipment, staff recommends as a condition of approval that the applicant submit a
fence detail at the time of construction permit application submittal for review and
approval by the Current Planning Project Manager.
16. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-
4, R-6, R-8 zone. The Standards implement policies established in the Land Use Element of the
Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of
the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the
building permit for the new single-family homes. The proposal is consistent with the following design
standards, unless noted otherwise:
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Compliance
not yet
demonstrated
Garages: If an attached garage is wider than twenty six feet (26’), at least one (1)
garage door shall be recessed a minimum of four feet (4’) from the other garage
door. Additionally, one of the following is required:
1. The front porch projects in front of the garage a minimum of five feet
(5’), and is a minimum of twelve feet (12’) wide, or
2. The roof extends at least five feet (5') (not including eaves) beyond the
front of the garage for at least the width of the garage plus the
porch/stoop area, or
3. The garage is alley accessed, or
4. The garage entry does not face a public and/or private street or an
access easement, or
5. The garage width represents no greater than fifty percent (50%) of the
width of the front facade at ground level, or
6. The garage is detached, or
7. The garage doors contain a minimum of thirty percent (30%) glazing,
architectural detailing (e.g. trim and hardware), and are recessed from
the front facade a minimum of five feet (5’), and from the front porch a
minimum of seven feet (7’).
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Primary Entry: The entry shall include a porch or stoop with a minimum depth of
five feet (5') and minimum height of twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
Staff Comment: Compliance for this standard would be verified at the time of
building permit review. The future house on Lot 1, a corner lot, would be required to
include features that ensure the street-facing facades engage both the new access
street and 116th Ave SE.
Compliance
not yet
demonstrated
Facade Modulation: One of the following is required:
1. An offset of at least one story that is at least ten feet (10') wide and two
feet (2') in depth on facades visible from the street, or
2. At least two feet (2') offset of second story from first story on one street
facing facade.
Staff Comment: Compliance for this standard would be verified at the time of
building permit review.
Compliance
not yet
demonstrated
Windows and Doors: Windows and doors shall constitute twenty-five percent (25%)
of all facades facing street frontage or public spaces.
Staff Comment: Compliance for this standard would be verified at the time of
building permit review. It should be noted that the facades facing the driveway tract
(private street), on both Lots 1 and 2 are required to meet the twenty-five percent
(25%) requirement for windows and doors requirement.
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Compliance
not yet
demonstrated
Roofs: A variety of roof forms appropriate to the style of the home shall be used.
Staff Comment: Compliance for this standard would be verified at the time of
building permit review.
Compliance
not yet
demonstrated
Eaves: Both of the following are required:
1. Eaves projecting from the roof of the entire building at least
twelve inches (12") with horizontal fascia or fascia gutter at least
five inches (5") deep on the face of all eaves, and
2. Rakes on gable ends must extend a minimum of two inches (2")
from the surface of exterior siding materials.
Staff Comment: Compliance for this standard would be verified at the time of
building permit review.
Compliance
not yet
demonstrated
Architectural Detailing: If one siding material is used on any side of the dwelling
that is two stories or greater in height, a horizontal band that measures at least eight
inches (8") is required between the first and second story.
Additionally, one of the following is required:
1. Three and one half inch (3 1/2") minimum trim surrounds all windows
and details all doors, or
2. A combination of shutters and three and one half inches (3 1/2")
minimum trim details all windows, and three and one half inches (3 1/2")
minimum trim details all doors.
Staff Comment: Compliance for this standard would be verified at the time of
building permit review.
Compliance
not yet
demonstrated
Materials and Color: For subdivisions and short plats, abutting homes shall be of
differing color. Color palettes for all new dwellings, coded to the home elevations,
shall be submitted for approval.
Additionally, one of the following is required:
1. A minimum of two (2) colors is used on the home (body with different
color trim is acceptable), or
2. A minimum of two (2) differing siding materials (horizontal siding and
shingles, siding and masonry or masonry-like material, etc.) is used on
the home. One alternative siding material must comprise a minimum of
thirty percent (30%) of the street facing facade. If masonry siding is used,
it shall wrap the corners no less than twenty four inches (24").
Staff Comment: Compliance for this standard would be verified at the time of
building permit review.
17. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). According to the applicant and City of Renton Maps (COR Maps), no critical
areas are present on or within 200 feet of the project site.
18. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The
proposal is consistent with the following subdivision regulations if all conditions of approval are complied
with:
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Compliance Subdivision Regulations and Analysis
Compliant
if condition
of approval
is met
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of the street standards.
In the R-8 zone, alley access is the preferred street pattern for all new residential
development and should be utilized unless the applicant can demonstrate that it is not
practical.
The maximum width of single loaded garage driveways shall not exceed nine feet (9') and
double loaded garage driveways shall not exceed sixteen feet (16').
Staff Comment: The applicant is proposing a 35-foot (35’) wide half-street off of 116th Ave
SE to be used for access by Lots 1, 2, 3, 4, and 5. Lot 6 would have direct access 116th Ave
SE with 60 feet (60’) of (ROW) frontage. Half-street frontage improvements required
along both new access road (unnamed) and 116th Ave SE includes 20 feet (20’) of
roadway, a 0.5 foot (0.5’) curb and gutter, 8-foot (8’) planting strip, and 5-foot (5’)
sidewalk. The applicant has proposed a 5.5-foot (5.5’) wide ROW dedication in order
allow for the completion of the frontage improvements. Due to the constraints on the site
created by the two telecoms tracts, alley access was determined by staff to be unfeasible
for the proposed project and therefore would not be required.
Driveways shall be designed in accordance with RMC 4-4-080. In order to ensure that
additional curb cuts are not needed, staff recommends as a condition of approval that
the applicant create a new joint use driveway tract to be located between the stormwater
tract and the proposed public half-street in order to allow for access by Lots 3 and 4. The
joint use driveway shall be placed in a 16-foot (16’) wide tract and include a minimum
pavement width of 12 feet (12’) with two-foot (2’) wide gravel strips on each side. The
joint use driveway tract shall only be used to access Lot 3, Lot 4, and the stormwater tract
to the north and shall record this restriction on the face of the plat. A public access/utility
easement shall be placed over the proposed joint use driveway tract and stormwater
tract. The applicant would be required to record a note on the face of the plat that
executes a shared maintenance agreement for equal ownership and maintenance
responsibilities for improvements in the new Joint Use Driveway Tract. A draft version of
a shared maintenance agreement shall be submitted for review and approval by the
current planning project manager prior to short plat recording.
In addition, no parking shall be permitted within the stormwater access easement.
Therefore staff recommends that the applicant install one “No Parking” on each side of
the pavement within the joint use driveway tract and install bollards at the end of the
tract in order prevent vehicles from driving or parking in the storm tract area.
N/A Blocks: Blocks shall be deep enough to allow two tiers of lots.
Staff Comment: No blocks are proposed.
Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the
requirements of the Subdivision Regulations and the Development Standards of the R-6
zone and allow for reasonable infill of developable land. All of the proposed lots meet
the requirements for minimum lot size, depth, and width. Width between side lot lines
at their foremost points (i.e., the points where the side lot lines intersect with the street
right-of-way line) shall not be less than eighty percent (80%) of the required lot width
except in the cases of (1) pipestem lots, which shall have a minimum width of twenty
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feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots),
which shall be a minimum of thirty five feet (35').
Staff Comment: Lots 1-4 and Lot 6 meet the minimum lot dimensional requirements in
the R-8 zone. Due to its position behind a proposed interior lot and minimal access to the
public ROW, Lot 6 shares similar characteristics to that of a pipestem lot. Lot 6 has 20 feet
(20’) of frontage As discussed above in under FOF 15, all lots meet the minimum lot
dimensional requirements in the R-8 zone.
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: The proposed project provides access to 116th AVE SE (a Minor Arterial
Street) via a 35-foot half-street along the southern property line. The proposed half street
would include 20 feet of pavement, a
The existing ROW width of 116th Ave SE is approximately 60 feet (60’). To meet the City’s
complete street standards for, a minimum ROW width of 91 feet (91’) is required. A street
modification request dated January 26th 2018 was submitted by the applicant. The
modification requests to provide a 71 foot (71’) ROW with the installation of a 0.5-foot
(0.5’) curb, eight-foot (8’) planter, five-foot (5’) sidewalk, and 0.5-foot (0.5’) clear at the
back of sidewalk along the project’s 116th Ave SE frontage. The proposed ROW width
would create a road section with the same width as the parcel to the north (Benson Hill
Elementary). Dedication of 5.5 feet (5.5’) of ROW would be required along the project
frontage. Please see the Street Modification Criteria and Analysis in FOF 19 for a complete
summary of the request, staff analysis, and staff recommendation. If the modification is
approved, the proposed frontage improvements along 116th Ave SE would be sufficient.
Payment of the transportation impact fee is applicable on the construction of the single-
family houses at the time of application for the building permit. The current rate of
transportation impact fee is $5,430.00 per new single-family house. Fees are subject to
change. The transportation impact fee that is current at the time of building permit
application would be levied.
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: Two existing wireless communications facilities are located on the
western portion of the site. Both facilities are classified as monopoles and stand
approximately 60 feet (60’) tall. The southern tower is proposed for removal as part of
the proposed project and the northern tower is remain within a tract. Access for
maintenance of the tower will remain through easement located within the private street
to the north of the site (SE 188th St). In addition to the monopole tower, an existing one
story, 300 square foot structure housing a Comcast internet hub will remain on the north
side of the site. The applicant has proposed a landscape buffer around both telecoms
tracts in order provide a level of natural screening between the existing equipment and
the future new homes. According to the applicant, the existing equipment does not
generate and significant noise or light that would negatively impact the future residents
of the neighborhood.
The proposed short plat is surrounded by existing detached single-family residences to
the east, west, and south of the site. An elementary school, a use typical in residential
areas, is located directly to the north. Parcels to the west and south of the proposed
project are located in the R-8 zone, while parcels to the east and northeast are located in
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the R-6 zone. The proposed lots are similar in size and shape to the existing surrounding
development pattern in the area and would be consistent with the Comprehensive Plan
and Zoning Code, which encourages residential infill development in the Residential
Medium Density and R-8 zoning designations. Therefore, the proposal for new single-
family homes would be compatible with the existing uses in the area.
19. Street Modification Analysis: The applicant is requesting an Administrative Modification from RMC 4-6-
060F.2, Minimum Design Standards for Public Streets and Alleys, to allow for a modified roadway section
for 116th Ave SE that would include two 11-foot wide travel lanes, one 12-foot wide center turn lane, two
5-foot wide bike lanes, and a 5-foot wide sidewalk. The proposal is compliant with the following
modification criteria, pursuant to RMC 4-9-250D, if all conditions of approval are met. Therefore, staff is
recommending approval of the requested modification as noted below:
Compliance Street Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
Staff Comment: The Community Design Element has applicable policies listed under a
section labeled Promoting a Safe, Healthy, and Attractive Community. These policies
address walkable neighborhoods, safety, and shared uses. The intent of the policies are
to promote new development with walkable places that support grid and flexible grid
street and pathway patterns, and are visually attractive, safe, and healthy
environments. The requested street modification is consistent with both the Land Use
Element and the Community Design Element policies.
b. Will meet the objectives and safety, function, appearance, environmental
protection, and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The City’s Public Works Transportation section and Development
Engineering section have reviewed 116th Ave SE and the surrounding area and have
determined that a modified minor arterial street section is more suitable for the portion
of Union Ave NE adjacent to the site. The determination was based on the fact that the
44-foot (44’) curb-to-curb width of the roadway is sufficient for the traffic speed and
volume on 116th Ave SE. In addition, there is insufficient space between the existing
ROW and existing nearby homes to expand the roadway section to meet the minor
arterial standards.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: There are no identified adverse impacts to other properties from the
requested modification.
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
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20. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees. Current fire impact fees are
applicable at the rate of $829.77 per single-family unit. This fee is paid at time of building
permit issuance.
Schools: It is anticipated that the Renton School District can accommodate any additional
students generated by this proposal at the following schools: Benson Hill Elementary,
Nelsen Middle School and Lindberg High School. Any new students from the proposed
development would be bussed to the middle school and high school. Transportation
would not be provided to the elementary school due to the close proximity. Elementary
school students would walk approximately 100 feet north on the existing five foot wide
sidewalk located along the west side of 116th Ave SE to Benson Hill Elementary.
The bus stop for middle and high school students is located approximately 0.01 miles
from the project site at the corner of SE 188th St and 116th AVE SE. In the morning,
students would walk up to the bus stop along the proposed new sidewalk. Upon their
return from school, students would be dropped off on west side of the 116th Ave SE and
walk home via the existing sidewalk. The students would not need to cross 116th Ave SE
at any time. The identified routes provide a safe walking route from the proposed
subdivision to the bus stop or the respective schools.
A School Impact Fee, based on new single-family lots, will be required in order to mitigate
the proposal’s potential impacts to the Renton School District. The fee is payable to the
City as specified by the Renton Municipal Code. Current school impact fees are applicable
at the rate of $6,432.00 per single-family unit. This fee is paid at time of building permit
issuance.
Parks: A Park Impact Fee would be required for the future houses. The current Park
Impact Fee is $2,740.07. The fee in effect at the time of building permit application is
applicable to this project and is payable at the time of building permit issuance.
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: Surface grades in the vicinity of the site generally slope down to the
northeast. A high spot exists on the center of the site that slopes down in all directions
from the center of the site at surface inclinations ranging from 2 to 7 percent (2-7%). Soils
observed in the four test pits generally included 1-1.5 feet (1-1.5’) of disturbed native soils
or topsoil overlying silty sand with gravel consistent of dense glacial till.
A combined detention/wet vault is proposed to meet the detention and water quality
requirements of the project. The proposed detention/wet vault shall be a public facility
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
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since the project has a public internal street. The tract will be owned by the Home Owners
Association (HOA) and an easement shall be given to the City for the maintenance of the
stormwater vault and the associated public stormwater facilities.
A Preliminary Drainage Plan and Technical Information Report (TIR), dated March 15,
2018, was submitted by Pacific Engineering Design, LLC, with the Land Use Application
(Exhibit 5). Based on the City of Renton’s flow control map, the site falls within the Flow
Control Standards Forested site conditions. While the majority of the site is located in the
Soos Creek Drainage Basin, a portion of site along the western frontage falls 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. A Construction Stormwater General Permit from Department of
Ecology will be required if grading and clearing of the site exceeds one acre. A Stormwater
Pollution Prevention Plan (SWPPP) is required for this site.
Water: Water service is provided by the Soos Creek Water and Sewer District. A water
availability certificate was provided by the applicant. Approved plans from Soos Creek
should be submitted at the time of construction permit submittal.
Sanitary Sewer: Wastewater service is provided by the City of Renton. Soos Creek Water
and Sewer District. A sewer availability certificate was provided by the applicant.
Approved plans from Soos Creek should be submitted at the time of construction permit
submittal.
I. CONCLUSIONS:
1. The subject site is located in the Residential Medium Density (MD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 14.
2. The subject site is located in the Residential 8 du/ac (R-8) zoning designation and complies with the
zoning and development standards established with this designation provided the applicant complies
with City Code and conditions of approval, see FOF 15.
3. The proposed short plat complies with the Residential Design and Open Space Standards provided the
applicant complies with City Code and conditions of approval, see FOF 16.
4. The proposed short plat complies with the Critical Areas Regulations provided the applicant complies
with City Code, see FOF 17.
5. The proposed short plat complies with the subdivision regulations as established by City Code and state
law provided all advisory notes and conditions are complied with, see FOF 18.
6. The street modifications complies with all the modification criteria as established by City Code provided
the applicant complies with City Code and conditions of approval, see FOF 19.
8. There are safe walking routes to the elementary school and school bus stops, see FOF 20.
9. There are adequate public services and facilities to accommodate the proposed short plat see FOF 20.
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J. DECISION:
The Haevin Ridge Short Plat, File No. LUA18-000205, SHPL-A, MOD as depicted in Exhibit 2, is approved and is
subject to the following conditions:
1. The applicant shall record a note on the face of the plat that executes a shared maintenance agreement
for equal ownership and maintenance responsibilities for improvements in the to-be-created Joint Use
Access Tract, Stormwater Tract, Telecom 1 tract and Telecom 2 tract. A draft version of a shared
maintenance agreement shall be submitted for review and approval by the current planning project
manager prior to short plat recording.
2. The applicant shall submit a revised landscape plan showing additional landscaping on Lot 4 at the time
of construction permit application submittal. The updated landscape plan would be subject to review and
approval by the Current Planning Project Manager.
3. The applicant shall submit a revised landscape plan demonstrating compliance with the street tree
requirements in RMC 4-4-070.
4. The applicant shall submit a revised tree retention plan showing at least nine (9) retained significant trees
at the time of construction permit application submittal for review and approval by the Current Planning
Project Manager. Alternatively, the applicant shall submit a letter from a certified arborist containing
analysis explaining why retention of additional significant trees is not feasible, subject to concurrence by
the Current Planning Project Manager.
5. If additional trees can be retained, the applicant shall submit an analysis showing compliance with the
tree density requirements at the time of construction permit application submittal.
6. The applicant shall submit additional details on the fencing proposed around the various tracts at the
time of construction permit application submittal for review and approval by the Current Planning Project
Manager.
7. The future home on Lot 5 shall utilize corner lot setbacks for the R-8 zone (side yard setbacks on the
north and west sides of the property, front yard and secondary front yard setbacks on the south and
east sides of the property) and design the home in way that both the southern and eastern facing
engage the public ROW through use of features such as additional glazing, modulation, dormers, and a
wrapped porch.
8. The applicant shall create a new joint use driveway tract to be located between the stormwater tract
and the proposed public half-street in order to allow for access to Lot 3, Lot 4, and the Stormwater
Tract. A restriction shall be recorded on the face of the plat only allowing access to the two lots and
Stormwater Tract. A public access/utility easement shall be placed over the proposed joint use
driveway tract and stormwater tract and a note shall be added on the face of the plat that executes a
shared maintenance agreement for equal ownership and maintenance responsibilities for
improvements in the new Joint Use Driveway Tract. A draft version of the proposed Joint Use Driveway
Tract dimension, public access/utility easement, and shared maintenance agreement shall be
submitted at the time of construction permit application submittal for review and approval by the
Current Planning Project Manager.
9. The applicant shall install one “No Parking” on each side of the pavement within the joint use driveway
tract and install bollards at the end of the tract in order prevent vehicles from driving or parking in the
storm tract area prior to final plat recording.
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10. In the case that the applicant proposes to utilize an open pond instead of a vault at the time
construction permit submittal, the change in stormwater facility type shall be considered a major
amendment to the short plat and the applicant would be required to submit a new short plat
application.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED this 7th day of June, 2018 to the Owner/Applicant/Contact:
Owner/Applicant: Contact:
Lakhvir Sandhu
9239 S 200th St
Kent, WA 98031
Lou Larsen, 15445 53rd Ave, Ste 100,
Seattle, WA 98188
TRANSMITTED this 7th day of June, 2018 to the Parties of Record:
None
TRANSMITTED this 7th day of June, 2018 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Vanessa Dolbee, Current Planning Manager
Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
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 June 21st, 2018. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing
Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the
Hearing Examiner and additional information regarding the appeal process may be obtained from the City
Clerk’s Office, (425) 430-6510.
EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single
one (1) year extension may be requested pursuant to RMC 4-7-070.M.
EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year
extension may be requested pursuant to RMC 4-9-250.
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RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body 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 approval body finds sufficient 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 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
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CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE DECISION REPORT
EXHIBITS
Project Name:
Haevin Ridge Short Plat
Project Number:
LUA18-000205, SHPL-A, MOD
Date of Decision
June 7, 2018
Staff Contact
Alex Morganroth
Associate Planner
Project Contact/Applicant
Lakhvir Sandhu, 9239 S 200th
St, Kent, WA 98031
Project Location
18809 116th Ave SE,
Renton, WA 98058
The following exhibits are included with the Administrative Decision Report:
Exhibit 1: Staff Report
Exhibit 2: Short Plat Plan
Exhibit 3: Landscape/Tree Retention Plan
Exhibit 4: Arborist Report
Exhibit 5: Preliminary Technical Information Report prepared by Pacific Engineering Design
(dated March 15, 2018)
Exhibit 6: Conceptual Drainage/Utilities Plan
Exhibit 7: Geotechnical Engineering Report prepared by Ages Engineering, LLC (dated August
16, 2017)
Exhibit 8: Construction Mitigation Description Request
Exhibit 9: Telecoms Structural Analysis letter prepared by Bruce MacVeigh (dated February 8,
2018)
Exhibit 10: Modification Request – Street Improvements
Exhibit 11: Advisory Notes to Applicant
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LOT 2 LOT 1
LOT 6
TELCOM I
LOT 3
STORMWATER TRACT
ACCESS ROAD
LOT 4
IN COMPLIANCE WITH CITY OF RENTON STANDARDS####HAEVIN RIDGE SHORT PLATHAEVINRIDGESHORTPLATSHEET01 LUA17-000263C17-004067HAEVINRIDGESHORTPLATR-####PR17-000233RECEIVED
03/21/2018
amorganroth
PLANNING DIVISION
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RECEIVED03/21/2018amorganrothPLANNING DIVISIONDocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6C
IN COMPLIANCE WITH CITY OF RENTON STANDARDS####HAEVIN RIDGE SHORT PLATHAEVINRIDGESHORTPLATSHEET04 LUA####C####HAEVINRIDGESHORTPLATR-####PR####TREE NO.SPECIES DBH DL TO REMAIN TO REMOVE
701 (RW)DOUGLAS-FIR 15 14 X
702 (RW)HAWTHORNE 6,6,8 10 X
703 (I)X
704 (RW)BLACK LOCUST 20,20 18 X
705 (RW)BLACK LOCUST 23 16 X
706 BLACK LOCUST 25 16 X
707 BLACK LOCUST 8 12 X
708 BLACK LOCUST 8,9 14 X
709 BLACK LOCUST 7 10 X
710 BLACK LOCUST 8,8,8 14 X
711 BLACK LOCUST 7 10 X
712 BLACK LOCUST 7 10 X
713 BLACK LOCUST 8 14 X
714 BLACK LOCUST 6 10 X
715 (I)X
716 BLACK LOCUST 6 12 X
717 (I)X
718 (I)X
719 BLACK LOCUST 6 8 X
720 BLACK LOCUST 7,7 10 X
721 BLACK LOCUST 7 10 X
722 (UH)BLACK LOCUST 6 14 X
723 (I)X
724 (I)X
725 (I)X
726 (I)X
TREE NO.SPECIES DBH DL TO REMAIN TO REMOVE
729 (UH)BLACK LOCUST 8,8,9 14 X
730 (RW)BLACK LOCUST 9 13 X
731 (I)X
732 (UH)BLACK LOCUST 7 10 X
733 BLACK LOCUST 9 8 X
734 BLACK LOCUST 7 12 X
735 (I)X
736 BLACK LOCUST 6,6,6,8,8 16 X
737 BLACK LOCUST 8 10 X
738 (UH)BLACK LOCUST 5 8 X
739 (RW)BLACK LOCUST 10,10 14 X
740 (I) (RW)X
741 (I)X
742 (UH)BLACK LOCUST 6,7,7 16 X
743 (I)X
744 (UH)BLACK LOCUST 7 14 X
745 (UH)BLACK LOCUST 7 14 X
746 BLACK LOCUST 10 12 X
747 (I)X
748 (UH)BITTER CHERRY 6 8 X
750 (I)X
751 (UH)DOUGLAS-FIR 8 12 X
752 BLACK COTTONWOOD 8 12 X
753 DOUGLAS-FIR 9 8 X
754 (I)X
TREE NO.SPECIES DBH DL TO REMAIN TO REMOVE
755 (I)X
756 (I)X
757 (I)X
758 BLUE SPRUCE 7 7 X
759 BLUE SPRUCE 6 7 X
760 (I)X
761 BLACK LOCUST 6 12 X
762 (I)X
763 (I)X
764 BLACK LOCUST 6 13 X
765 BLACK LOCUST 5 14 X
766 BLACK LOCUST 6,7 12 X
767 BLACK LOCUST 6 10 X
768 (UH)BLACK LOCUST 8 10 X
769 BLACK LOCUST 9 12 X
770 (UH)WESTERN RED-CEDAR 22,24 18 X
771 (UH) (AC)DOUGLAS-FIR 38 18 X
772 (AC)PACIFIC DOGWOOD 8 12 X
773 (UH)LOMBARDI POPLAR 8 1 X
774 (I)X
775 (I)X
776 (I)X
777 (UH)BLACK LOCUST 9 14 X
A BLACK LOCUST 7 12 X
B BLACK LOCUST 8 12 X
TREE NO.SPECIES LOD NORTH EAST SOUTH WEST
752 BLACK COTTONWOOD 6 DL DL DL DL
753 DOUGLAS-FIR 6 DL DL DL DL
758 BLUE SPRUCE 6 DL DL PL PL
759 BLUE SPRUCE 6 DL DL PL DL
RECEIVED
03/21/2018
amorganroth
PLANNING DIVISION
DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6C
Greenforest Incorporated
C o n s u l t i n g A r b o r i s t
4547 South Lucile Street, Seattle, WA 98118 Tel. 206-723-0656
TO: Lakhvir Sandhu
9329 S 200th Street
Kent WA 98031
REFERENCE: Arborist Report
SITE ADDRESS: 18809 116th Ave SE, Renton WA
DATE: September 11, 2017
PREPARED BY: Favero Greenforest, ISA Certified Arborist # PN -0143A
ISA Tree Risk Assessment Qualified
ASCA Registered Consulting Arborist® #379
INTRODUCTION
You contacted me and contracted my services as a consulting arborist. My assignment is to
inspect and assess the regulated trees at the above referenced site. The purpose of this
report is to establish the condition of the significant trees to satisfy City of Renton permit
submittal requirements.
I received a site plan from you showing the locations and numbers of the surveyed trees. I
visited the site 8/30/2017 and visually inspected the trees indicated on the survey, which are
the subject of this report. I added two trees not included in the survey. This report
establishes the condition of, and represents all regulated trees on the parcel.
The attached table summarizes the tree quantities and categories inventoried in this report.
Significant, Landmark and Dangerous categories are defined by municipal code.
Summary
Significant Trees on Site 37
Landmark Trees on Site 0
Dangerous Trees on Site 14
DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6C
RECEIVED03/21/2018amorganrothPLANNING DIVISIONDocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6C
IN COMPLIANCE WITH CITY OF RENTON STANDARDS####HAEVIN RIDGE SHORT PLATHAEVINRIDGESHORTPLATSHEET03 LUA####C####HAEVINRIDGESHORTPLATR-####PR####RECEIVED
03/21/2018
amorganroth
PLANNING DIVISION
DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6C
RECEIVED
03/21/2018
amorganroth
PLANNING DIVISION
DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6C
Preliminary Construction Mitigation Plan
For
Haevin Ridge Short Plat
Proposed Construction Dates (begin and end dates):
Based on this preliminary short plat application date, we anticipate construction permits for
utilities and plat infrastructure (roads, sidewalks, etc.) to be finalized in the fourth quarter of 2018
with utility and plat infrastructure construction possibly beginning in late 2018 or early 2019.
Home construction on the lots should begin during the summer of 2019 and run through at least
the winter of 2019 and possibly longer, depending on lot sales.
Hours and Days of Operation:
Construction activities will be limited to the hours between 7:00am and 8:00pm, Monday through
Friday and 9:00am and 8:00pm Saturday. In addition, haul hours are limited to the hours between
8:30am and 3:30pm on Saturdays, unless approved in writing in advance by the development
services division. No work permitted on Sundays.
Proposed Hauling/Transportation Routes:
The site is accessible from two main directions. From the south via 116th Ave SE / SE 192nd Street
/ 108th Ave SE (Benson) / SE 208th – 212th Street / I-167. From the north via 116th Ave SE / SE
176th Street (Petrovitsky – Carr Road) / I-167.
Measures to be implemented to minimize dust, traffic and transportation impact, erosion,
mud, noise and other noxious characteristics:
Water Truck, Temporary Erosion Control Plan, BMPs, construction proposed during City of
Renton permitted work hours.
Any special hours proposed for construction or hauling (i.e. weekends, late nights):
No special hours for construction or hauling are anticipated or proposed at this time.
Preliminary Traffic Control Plan:
Site is located along 116th Ave SE (classified minor arterial) just south of Benson Hill Elementary.
Anticipate “construction ahead” warning signs north / south of the project along 116th Ave SE.
Flaggers and additional signage will be provided when work is required in either right-of-way.
Construction staging will be limited to on-site with parking on-site and along 116th Ave SE only
as permitted.
Final Traffic Control Plan will be provided at the time of Engineering approval.
RECEIVED
03/21/2018
amorganroth
PLANNING DIVISION
DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6C
Bruce S. MacVeigho P.E.
Civil Engineer/Small Site Geotechnical
14245 59th Ave. S.
Tukwila, WA 98168
Cell Ph: 206-571-8794
February 19,2018
City of Renton
Attn: Review Staff
Subject Existing CellTelephone Towers Observation - Proposed Residential Plat,
18809 116th Avenue S.W., Renton, WA Parcel Number: 322305-9075
Dear Sir:
On May 15, 2016 this office visited the above site to review general site conditions and
to observe two celltelephone easemented fence enclosed facilities. One located in the
northwest corner contained two major steel pole towers with minor operation/
mechanical buildings. The other, located along the north line of the site at approximate
mid-point, contained only a single operation/mechanical building. Based on available
easement records, the facilities were installed in 1997 or soon after.
As observed during the visit, the northwest enclosure celltowers were observed to be in
good original condition. The interior of the enclosure was well kept with minimal
vegetation. There was no indication that the towers or their foundations had deteriorated
in any way. Our experience is that the design and installation or these towers is
substantial and provided with well adapted safety factors, and under heavy permit
review.
Based on the observations at the time, and during subsequent visits as recently as mid-
January 2018, the towers are in good original condition and retain their original
design/installation structural capacities.
Concerning either administrative or structural concerns for the locating of residential
uses adjacent to the enclosed sites, none is known. We know of no reason for
restricting or requiring setbacks from the enclosed facilities. The same type and scale
of facilities are located routinely in public accessed commercial and retail locations.
Emissions from these facilities should not be confused with those from high-tension
alternating current power transmission lines.
Attached are photographs taken during the site visit.
Thank you for your assistance.
lakhscel ltowers0 1 I 1 627
/ I FF,s ?g
Civil Engineer - #18657
RECEIVED
03/21/2018
amorganroth
PLANNING DIVISION
DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6C
DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6C
January 26, 2018
Alex Morganroth, Planner
Community & Economic Development Planning Division
City of Renton
1055 S. Grady Way
Renton, WA 98055
Subject: Haevin Ridge Preliminary Short Plat - Request for Street Modification (116th Ave SE)
Alex,
As part of the Haevin Ridge Preliminary Short Plat application, we are requesting a modification
from standards for the design section of 116th Avenue SE along our site frontage.
116th Avenue SE is classified as a minor arterial. Per RMC 4-6-060, the minimum right of way
width for a minor arterial with four lanes is 91 feet. The paved roadway section is 54 feet
consisting of four 11-foot travel lanes and two 5-foot bike lanes. A 0.5-foot curb, 8-foot planter
and 8-foot sidewalk are required along each side of the roadway. The King County Assessor’s
Map shows a current right of way width of approximately 60 feet for 116th Avenue SE. A right
of way dedication of approximately 15.5’ would be required along the project frontage.
The City’s Transportation Department has established a corridor plan for this section of 116th
Avenue SE. The corridor determined by the City’s Transportation Department requires a right of
way width of 71 feet. The paved roadway section is 44 feet consisting of two 11-foot travel
lanes, one 12-foot center turn lane, and two 5-foot bike lanes. A 0.5-foot curb, 8-foot planter,
and 5-foot sidewalk are required along each side of the roadway. A right of way dedication of
approximately 5.5 feet would be required to implement this section. This section is currently
shown on the preliminary plat application for the project.
Decision Criteria in granting modifications such as this requires that the modification meet the
following six justification points:
Substantially implements the policy direction of the policies and objectives of the Comprehensive
Plan Land Use Element and the Community Design Element and the proposed modification is
the minimum adjustment necessary to implement these policies and objectives;
This modification implements a design for 116th Avenue SE that meets the corridor
objective intended by the City of Renton Transportation Department and matches the
design standard used on other recent projects along the corridor.
RECEIVED
03/21/2018
amorganroth
PLANNING DIVISION
DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6C
City of Renton: Alex Morganroth 2 January 26, 2018
Haevin Ridge – Street Modification Request (116th Ave SE) PED Project No. 17020
Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgment;
This modification implements all objectives intended by the code requirement and is
designed based on sound engineering judgement.
Will not be injurious to other property(ies) in the vicinity;
As designed for the Haevin Ridge Preliminary Short Plat, this street modification will not
be injurious to any properties in the vicinity.
Conforms to the intent and purpose of the Code;
This modification specifically meets the corridor plan as intended by the City of Renton
Transportation Department and therefore conforms to the intent and purpose of the code.
Can be shown to be justified and required for the use and situation intended;
This modification meets the corridor plan as intended by the City of Renton
Transportation Department and matches the street section of other recent development
projects along this corridor.
Will not create adverse impacts to other property(ies) in the vicinity. (Ord. 4517, 5-8-1995; Ord.
4802, 10-25-1999; Ord. 5100, 11-1-2004; Ord. 5137, 4-25-2005; Ord. 5369, 4-14-2008)
As designed, this modification will not create any adverse impacts to other properties in the
vicinity.
If you have questions, comments, or need additional information, please contact me at your
convenience. Thank you.
Sincerely,
PACIFIC ENGINEERING DESIGN, LLC
Lou E. Larsen, Project Manager
DocuSign Envelope ID: CE6C60CE-3EF2-4C20-AB60-56511F803D6C
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 7 LUA18-000205
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: Name, 425-430-7219, amorganroth@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 bet ween the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant will be required to submit a Final Stream Mitigation Report and Maintenance and
Monitoring proposal. In addition, the applicant will be required to comply with all the code requirements
of RMC 4-3-050 Critical Areas. This includes, but is not limited to, placing the critical area within a Native
Growth Protection Easement, providing fencing and signage, and providing the City with a site
restoration surety device and, later, a maintenance and moni toring surety device.
6. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
7. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
8. 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: Name, 425-430-7298, rnair@rentonwa.gov)
1. See Attached Development Engineering Memo dated April 6, 2018
Fire Authority:
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ADVISORY NOTES TO APPLICANT
Page 2 of 7 LUA18-000205
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
Environmental Impact Comments:
1. The fire impact fees are currently applicable at the rate of $964.53 per single family unit. Credit
will be granted for the removal of the one existing home.
Code Related Comments:
1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to
3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet,
a minimum of 1,500 gpm fire flow would be required. A minimum of one new fire hydrant is
required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to
1,500 gpm. There are two existing hydrants within 300-feet of some of the proposed homes. A
water availability certificate is required from Soos Creek Water District.
2. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully
paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be
constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within
150-feet of all points on the buildings. Approved fire department turnaround is required for
dead end roads that exceed 150-feet long. Proposed hammerhead type turnaround is
acceptable.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. The 10’ Access Easement under Recording Number 9306171898 will need to be va cated prior to
construction and/or final short plat submittal. Provide documentation when requested.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed.
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ADVISORY NOTES TO APPLICANT
Page 3 of 7 LUA18-000205
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 6, 2018
TO: Alex Moragnroth, Planner
FROM: Rohini Nair, Civil Plan Reviewer
SUBJECT: Utility and Transportation Comments for Haevin Ridge (LUA18-000205)
18809 116th Ave SE
I have reviewed the application for the Haevin Ridge short plat at 18809 116th Ave SE (APN(‘s) 3223059075) and have the
following review comments:
Condition:
Stormwater main required on along entire public street frontage.
REVIEW COMMENTS
Water Water service is provided by Soos Creek Water & Sewer District. The Water Availability certificate has been
provided with the land use application.
Sewer Sewer service is provided by Soos Creek Water & Sewer District. The Sewer Availability certificate has been
provided with the land use application. Approved plans from Soos Creek Water & Sewer District should be
provided at time of construction permit review.
Storm There is existing 12-inch stormwater pipe conveyance along the western frontage of 116th Ave SE.
Streets The site has frontage on 116th Ave SE, a Minor Arterial, with existing ROW width of about 60 feet.
CODE REQUIREMENTS
WATER
1. The developer has to provide the water improvements required by Soos Creek Water & Sewer District. Approved
plans from Soos Creek Water & Sewer District should be provided at time of construction permit review.
2. Fire hydrants and fire flow should meet the requirements of Renton Fire Authority.
3. The Soos Creek acceptance letter should be provided to City at time of final short plat.
SEWER
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ADVISORY NOTES TO APPLICANT
Page 4 of 7 LUA18-000205
1. The developer has to provide the sewer improvements required by Soos Creek Water & Sewer District. The
approved plans from Soos Creek Water & Sewer District should be provided at construction permit stage. The
Water District 90’s acceptance letter should be provided to City at time of final short plat
SURFACE WATER
1. A geotechnical report, dated August 16, 2017, completed by Ages Engineering LLC for the site has been provided.
An infiltration testing report dated October 16, 2017, prepared by Aegis Engineering, LLC was also provided. The
submitted mentioned that full infiltration of soil is not feasible due to relatively shallow restrictive glacial till
beneath the site. However, BMP’s such as permeable pavement and/or bioretention facilities were considered
feasible. The measured infiltration rate was 0.45 inches per hour.
2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated March 15, 2018, was submitted by
Pacific Engineering Design, LLC, with the Land Use Application. Based on the City of Renton’s flow control map,
the site falls within the Flow Control Standards Forested site conditions. Majority of the site is located in the Soos
Creek Drainage Basin and a portion of site along the western frontage falls 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. The following information should be clarified and information to be included in the
plans and documents submitted with the construction permit.
a. A combined detention/wet vault is proposed to meet the detention and water quality
requirements of the project. The proposed detention/wet vault shall be a public facility since the
project has a public internal street. The tract will be owned by the HOA and an easement shall be
given to the City for the maintenance of the stormwater vault and the associated public
stormwater facilities. The detention/water quality elements of the project shall be designed in
accordance with the RSWDM. The combined total impervious area and pollution generation area
within the site and the frontage should be used to determine the water quality and detention
requirements.
b. All new conveyance systems constructed as part of the project must be sized to RSWDM standards
for the total tributary area that the storm systems serve.
c. A drainage plan and Technical Information Report (TIR), based on RSWDM should be provided
with the construction permit. The terms of the RSWDM should be used in the TIR submitted with
the construction permit.
3. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. A
preliminary drainage plan, including the application of on-site BMPs, has been included with the land use
application. The On-site BMPs shall be implemented at time of the single family building permits for the lots.
4. The minimum width of public utility easement is 15 feet.
5. The private storm line should not be located within the public srotmwater easment.
6. Separate building permit is required for the stormwater vault.
7. The stormwater tract including the access should be enclosed within a chain link fence with gate.
8. A Construction Stormwater General Permit from Department of Ecology will be required for projects that have
clearing and grading exceeding one acre.
9. Surface water system development fee is applicable to the project. The current rate of this fee is $1,718 per new
single family residence. This is payable prior to issuance of the construction permit. The rate that is current at the
time of construction permit issuance will be applicable on the project.
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ADVISORY NOTES TO APPLICANT
Page 5 of 7 LUA18-000205
TRANSPORTATION
1. The site has frontage on 116th Ave SE. 116th Ave SE is a Minor Arterial with existing ROW width of 60 feet. The
applicant has proposed a street modification request to provide a street section consisting of two 11-foot wide
travel lanes, one 12- foot wide center turn lane, two – 5 foot wide bike lanes, 0,5- foot wide curbs, 8- foot wide
landscaped planters, and 5-foot wide sidewalk. Staff reviewed the existing corridor along 116th Ave SE and
supports the requested modification in order to provide consistency along the corridor. Undergrounding of all
overhead utilities within the frontage are required per the requirements of RMC 4 -6-090. Frontage
improvements also include drainage improvements on the public street.
2. The site has an existing utility vault and two utility towers that will be located on tracts and will continue to be
accessed via the existing easement through the school property at the north property line of the subject parcel.
Internal access is proposed via a public half street of 35 foot right of way with paved travel width of 20 foot, 0,5
feet wide curb, 8-foot wide landscaped planter, and 5-foot wide sidewalk on the development side. An extruded
curb may be provided at the pavement edge on the side away from the development. Frontage improvements
also include drainage improvements on the public street. Lots 1-5 and the stormwater tract is proposed to take
access via this street. Lot 6 is proposed to obtain direct access from 116 th Ave SE. All grading for the project
including the street should be within the property, a temporary construction easement should be obtained from
the owner of the parcel where the construction encroachment will occur.
3. Intersection with arterials shall have a minimum intersection turning radius of 35 feet (RMC 4-6-060).
4. Individual driveways shall follow the requirements of RMC 4-4-080.
5. Payment of the transportation impact fee is applicable on the single family houses at the time of building permit
issuance. The current transportation impact fee rate is $5,430.85 per single family house. The transportation
impact fee that is current at the time of building permit will be applicable, payable at issuance of building permit.
6. Street lighting as per the City standards is required on the 116th Ave SE frontage and along the internal public
street.
7. Any work involving pavement cut on public street will require pavement restoration per City of Renton Street
Overlay and Pavement Restoration Standards.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or
within the site must be underground. The construction of these franchise utilities must be inspected and approved
by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as
outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. 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.
4. 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. Please
visit the Development Engineering Forms page for the most up-to-date plan submittal requirements:
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ADVISORY NOTES TO APPLICANT
Page 6 of 7 LUA18-000205
http://rentonwa.gov/business/default.aspx?id=42473
5. A landscaping/ tree retention plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2018 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.
7. Technology fee will be applied to all permit fees.
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ADVISORY NOTES TO APPLICANT
Page 7 of 7 LUA18-000205
2. st be followed as a condition of building permits.
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