HomeMy WebLinkAboutD_Admin Decision_Sather Short Plat_181030.pdfDEPARTMENT OF COMMUNITY
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D_Admin Decision_Sather Short Plat_181030
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: October 30, 2018
Project File Number: PR18-000386
Project Name: Sather Short Plat
Land Use File Number: LUA18-000559
Project Manager: Angelea Weihs, Associate Planner
Owner/Applicant: Patricia Sather; 3603 NE 75th St, Seattle, WA 98115
Project Location: 532 SW 3rd PL
Project Summary: The applicant is requesting Preliminary Short Plat for the proposed subdivision of an
existing 22,629 square foot (0.52 acre) lot, zoned Residential-8 (R-8), into three lots
and one tract. The subject property is a through lot located at 532 SW 3rd PL (Parcel
number 2143700230). The proposed residential density is 5.77 dwelling units per net
acre. One single-family residence is present on the southern portion of the property
and is proposed to be retained on Lot A. The proposed residential lot sizes are 11,589
SF for Lot A, 5,002 SF for Lot B, and 5,000 SF for Lot C. Access to Lot A will continue
to be provided via an existing residential driveway off of SW 3rd Place to the south.
Access to Lots B and C will be provided via an existing alley (SW 3rd Street) along the
north property line and a 1,039 SF emergency turnaround tract which extends off of
the alley. The applicant proposes to retain 9 significant trees onsite and remove 20
significant trees. High landslide hazards and sensitive slopes are mapped onsite. The
applicant submitted an Arborist Report and Geotechnical Engineering Study with the
application.
Site Area: 22,629 square feet (0.52 acre)
DocuSign Envelope ID: F72C5D06-49BE-4814-BB99-20733D01C274
City of Renton Department of Community & Economic Development
Sather Short Plat
Administrative Report & Decision
LUA18-000559
Report of October 30, 2018 Page 2 of 21
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B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan
Exhibit 3: Landscape Plan
Exhibit 4: Arborist Report, dated December 13, 2017, and Arborist Report Addendum, dated July
23, 2018, prepared by Shoffner Consulting
Exhibit 5: Tree Retention Plan
Exhibit 6: Preliminary Utility Plan and Technical Information Report (TIR) prepared by Triad, dated
July 31, 2018
Exhibit 7: Conceptual Drainage/Utilities Plan
Exhibit 8: Geotechnical Engineering Report prepared by Riley Group, Inc., dated April 7, 2017
Exhibit 9: Density Worksheet
Exhibit 10: Public Comment letter(s)
Exhibit 11: Staff Response to Public Comment(s)
Exhibit 12: Advisory Notes
C. GENERAL INFORMATION:
1. Owner(s) of Record: Patricia Sather; 3603 NE 75th St, Seattle, WA 98115
2. Zoning Classification: Residential-8 (R-8)
3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD)
4. Existing Site Use: Single-Family Residential
5. Critical Areas: High landslide hazards and protected slopes
6. Neighborhood Characteristics:
a. North: Alley; Single-family residential; R-8 zone
b. East: Single-family residential; R-8 zone
c. South: SW 3rd PL; Single-family residential; R-8 zone
d. West: Single-family residential; R-8 zone
7. Site Area: 22,629 square feet (0.52 acre)
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
Annexation N/A 1320 07/13/1948
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City of Renton Department of Community & Economic Development
Sather Short Plat
Administrative Report & Decision
LUA18-000559
Report of October 30, 2018 Page 3 of 21
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E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 8-inch water main
south of the site in SW 3rd Place that can deliver approximately 1,500 gallons per minute (gpm).
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch PVC sewer running
northwest to southeast south of the site in SW 3rd PL.
c. Surface/Storm Water: There is no existing onsite storm drainage system. Drainage from the site
sheet flows to the southwest. Drainage along the SW 3rd Place frontage is intercepted by a 12-inch
concrete storm drain. Drainage enters the system in the vicinity of the site through two type 1 catch
basins. One catch basin is located approximately 30 feet southeast of the site’s southeast corner
(COR Facility ID 132476).
2. Streets: The proposed development fronts SW 3rd Place along the south property line and the Alley along
the north property line. SW 3rd Place is classified as a residential access street. Existing right-of-way
(ROW) width, according to the King County Assessor Map, is 60 feet for SW 3rd Place and 20 feet for the
alley.
3. Fire Protection: Renton Regional Fire Authority
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE (RMC):
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-110: Residential Development 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 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
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City of Renton Department of Community & Economic Development
Sather Short Plat
Administrative Report & Decision
LUA18-000559
Report of October 30, 2018 Page 4 of 21
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H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on August
8, 2018, and determined the application complete on August 15, 2018. The project complies with the
120-day review period.
2. The project site is located at 532 SW 3rd Pl.
3. The project site is currently developed with an existing single-family home proposed to be retained.
4. Access to proposed Lot A would continue to be provided via an existing residential driveway off of SW
3rd Place to the south. Access to proposed Lots B and C would be provided via an existing alley (SW 3rd
Street) along the north property line and a 1,039 SF turnaround tract which extends off of the alley.
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 (R-8) zoning classification.
7. There are approximately 29 trees located onsite of which the applicant is proposing to retain a total of 9
trees.
8. The site is mapped with high landslide hazards and protected slopes.
9. Currently, no grading activities are proposed for the site. Proposed lot grading will be evaluated at
building permit submittal.
10. The applicant is proposing to begin construction following land use and construction permit approval.
11. Staff received two public comment letters (Exhibit 10). To address public comments the following
report contains analysis related to tree retention.
12. 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.
13. Comprehensive Plan Compliance: The site is designated 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
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
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
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City of Renton Department of Community & Economic Development
Sather Short Plat
Administrative Report & Decision
LUA18-000559
Report of October 30, 2018 Page 5 of 21
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Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
Policy L-29: Minimize erosion and sedimentation in and near sensitive areas by
requiring appropriate construction techniques and resource practices, such as low
impact development.
Policy L-37: Land uses in areas subject to flooding, seismic, geologic, and coal mine
hazards should be designed to prevent property damage and environmental
degradation before, during, and after construction.
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.
14. 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 neighborhoods. It is intended to accommodate uses that are compatible with and support
a high-quality residential environment and add to a sense of community. The proposal is compliant with
the following development standards, as outlined in Renton Municipal Code (RMC) 4-2-110.A, if all
conditions of approval are met:
Compliance R-8 Zone Develop Standards and Analysis
Density: The allowed density range in the R-8 zone is a minimum of 4.0 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: The project site has a net site area of 21,591 square feet (0.49 acres)
after the deduction of 1,038 square feet of fire turn-around tract from the 22,629 gross
site area. The proposal for 3 lots on the 0.49 acre site results in a net density of 6.05
dwelling unit per net acre, which is within the density range permitted in 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 A - C
Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.)
Lot A 11,589 100 115.75
Lot B 5,002 50 Approximately 107’
Lot C 5,000 50 Approximately 107’
Staff Comment: All proposed lots would comply with the minimum lot size, width and
depth requirements for the R-8 zone. However, per RMC 4-2-110D.14, for plats that
create lots of a size large enough to allow future division under current lot size
minimums and allow the potential to exceed current density maximums, covenants
shall be filed as part of the final plat requiring that future division of those lots in
question must be consistent with the maximum density requirements as measured
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LUA18-000559
Report of October 30, 2018 Page 6 of 21
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within the plat as a whole as of the time of future division, as well as the general lot size
and dimension minimums then in effect. Therefore, staff recommends as a condition of
approval that the applicant record a covenant as part of final short plat, consistent with
RMC 4-2-110D.14, and a draft version of this covenant shall be submitted for review
and approval by the current planning project manager prior to short plat recording.
Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 20 feet,
side yard is 5 feet, secondary front yard (applies to corner lots) is 15 feet, and the rear
yard is 20 feet.
Staff Comment: The lots as proposed provide adequate area for the construction of new
homes in compliance with the setback requirements. An existing single-family residence
is proposed to be retained on Lot A. The proposed rear yard setback between the
existing home and the new property line is approximately 62 feet, which complies with
minimum rear yard setback requirements. The orientation of Lot A has the front yard
facing a public street, SW 3rd PL. The orientation of Lot B and C has the front yards facing
the public alley, SW 3rd St. The applicant will need to demonstrate compliance with
setback requirements for Lots B and C at the time of building permit review.
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: The existing single-family home on Lot A has a building footprint of
approximately 1,305 square feet and a building coverage of 11.3 percent (1,305 sf /
11,589 sf = 11.3%). Lot A also contains approximately 678 square feet of rockery,
walkway, and patio, for a total impervious area of 1,983 square feet. The impervious
area for Lot A is approximately 17 percent (1,983 sf / 11,589 sf = 17%). No changes to
the existing single-family home are currently proposed. The existing one-story, single-
family structure complies with the building coverage and impervious surface
requirements of the R-8 zone. Building height, building coverage, and impervious
surface coverage for the new single-family residences proposed on lots B and C would
be verified at the time of building permit review.
Compliant if
condition of
approval is
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
DocuSign Envelope ID: F72C5D06-49BE-4814-BB99-20733D01C274
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LUA18-000559
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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 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 (Exhibit 3) was submitted with the
preliminary short plat application materials. Public right-of-way (ROW) improvements
are not proposed with this subdivision. Where there is insufficient ROW space or no
public frontage, street trees are required in the front yard subject to approval of the
Administrator. A minimum of two (2) trees are required to be located in the front yard
prior to final inspection for the new Single-Family Residences. Based on the provided
landscape plan, a minimum of two (2) front yard trees are proposed on each lot, which
complies with this requirement.
The conceptual landscape plan shows landscaping along the street frontage of the new
Lots B and C (SW 3rd ST); however, the landscape plan does not show the required street
frontage landscaping area along SW 3d Place. In addition, the provided conception
landscape plan does not specify the quantity or size of proposed shrubs or groundcover
within the street frontage landscaping. Therefore, staff recommends, as a condition of
approval, that the applicant submit a final detailed landscape plan in compliance with
RMC 4-8-120D.12 that includes required street frontage landscaping on both streets at
the time of utility construction permit application for review and approval by the current
planning project manager prior to construction permit issuance. In addition, street
frontage landscaping along SW 3rd PL shall be installed prior to short plat recording.
Compliant if
conditions of
approval are
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-
4-130) require the retention of 30 percent 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 conceptual Tree Retention Plan (Exhibit 5), arborist report, and
arborist report addendum (Exhibit 4) were submitted with the project application
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Administrative Report & Decision
LUA18-000559
Report of October 30, 2018 Page 8 of 21
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materials. The Tree Retention Plan and Arborist Report identify 29 significant trees
onsite. Two (2) of the trees (Identified as tree number 6 and 11 in the arborist report)
are identified in the arborist report as non-viable based on poor health/condition and
are recommended for removal. One (1) tree is located in the proposed
turnaround/access tract.
A total of 26 trees remain following the deduction of non-viable trees and trees located
within the turnaround/access easement. Thirteen (13) of the 26 trees are proposed for
removal due to proximity to proposed new single-family residences. The proposed tree
retention of nine (9) trees complies with the minimum tree retention requirements of
the R-8 zone, providing 35 percent (35%) retention.
Per RMC 4-4-130A, the purpose of the tree retention and land clearing regulations is to
preserve and enhance the City’s physical and aesthetic character by minimizing
indiscriminate removal or destruction of trees, as well as promoting land development
practices that result in minimal adverse disturbance to existing vegetation. This goal is
further promoted by RMC 4-4-130H.1.b, which prioritizes the retention of significant
trees that form a continuous canopy. Trees number 14, a 26-inch caliper Fir tree (as
shown in Exhibit 4), is located in the rear yard of Lot B. City Arborist, Terry Flatley, visited
the site and observed that this tree is one of the largest and tallest trees on the site. In
addition, this tree is in close proximity to a neighboring offsite tree, which is also a 26-
inch caliper Fir tree. City staff observed that both trees together create a continuous
and impressive canopy which adds value to the character of the community. In addition,
city staff has received public comment requesting that tree number 14 be retained due
to its close proximity to the other offsite Fir tree, as well as the added privacy that this
tree provides. Therefore, in order to preserve the mature tree canopy and neighborhood
privacy/character, staff recommends a condition of approval that tree number 14 be
retained, and that the applicant submit a tree retention plan with the civil construction
permit that shows the required tree retention fencing at a minimum of 20 feet around
the tree. In addition, the tree retention plan shall be revised to include offsite trees
within 10 feet of the property, and required tree protection fencing shall be identified
on the plan for offsite trees.
In addition to complying with the minimum tree retention requirements, the applicant
is required to retain or plant two (2) significant trees, or gross equivalent caliper inches,
per 5,000 square feet of lot area. A minimum of five (5) trees are required on Lot A to
comply with tree density requirements. The conceptual Landscape Plan demonstrates
compliance for Lot A by showing a total of nine (9) significant trees. In addition, the
applicant proposes two 2-inch caliper trees on both Lots B and C, as shown on the
landscape plan (Exhibit 3), which complies with minimum tree density requirements.
Per RMC 4-4-130H.2, trees required to be retained (i.e., protected trees), that are not
necessary to provide the required minimum tree density for residential lots, shall be
preserved by establishing a tree protection tract that encompasses the drip line of all
protected trees. Among the trees proposed to be retained, the applicant proposes to
retain trees numbered 9, 8, 7, 10, 11, and 12, which are all located on the north portion
of Lot A, in close proximity. Following deduction of these trees, Lot A will still comply
with tree density requirement; therefore, staff recommends as a condition of approval,
that the applicant submit a final detailed tree retention/landscape plan and short plat
plan that shows and identifies trees numbered 9, 8, 7, 10, 11, and 12 within a tree
protection tract. In addition, The permit holder shall establish and record a permanent
and irrevocable deed restriction on the property title of the tree protection tract.
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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 the tree protection 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.
Onsite landscaping shall be installed prior to final occupancy for the individual homes
and landscaping within the ROW, if required, shall be installed prior to short plat
recording.
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: The existing single-family residence on proposed Lot A has adequate
area to provide off-street parking for two vehicles. Compliance with the parking and
driveway requirements for the new single-family residences would be verified at the
time of building permit review.
15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the 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:
Compliance R-8 Design Standards and Analysis
N/A
Lot Configuration: One of the following is required of preliminary plat applications:
1. Lot width variation of 10 feet (10’) minimum of one per four (4) abutting street-
fronting lots, or
2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square
feet size difference) for street-fronting lots, or
3. A front yard setback variation of at least five feet (5’) minimum for at least
every four (4) abutting street fronting lots.
Staff Comment: Not applicable to short plats.
Compliant if
condition of
approval is
met
Lots shall be configured to achieve both of the following:
1. The location of stormwater infiltration LID facilities is optimized, consistent
with the Surface Water Design Manual. Building and property line setbacks are
specified in the Surface Water Design Manual for infiltration facilities.
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2. Soils with good infiltration potential for stormwater management are
preserved to the maximum extent practicable as defined by the Surface Water
Design Manual.
Staff Comment: See FOF 18 regarding storm water requirements.
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 façade 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. No changes are proposed to the existing single-family structure.
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. No changes are proposed to the existing single-family structure.
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. No changes are proposed to the existing single-family structure.
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.
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Staff Comment: Compliance for this standard would be verified at the time of building
permit review. No changes are proposed to the existing single-family structure.
N/A Scale, Bulk, and Character: N/A
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. No changes are proposed to the existing single-family structure.
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. No changes are proposed to the existing single-family structure.
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. No changes are proposed to the existing single-family structure.
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. No changes are proposed to the existing single-family structure.
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16. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with:
Compliance Critical Areas Analysis
Compliant if
condition of
approval is
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: City Records indicate that high landslide hazards and sensitive slope
are mapped on the subject site. A geotechnical engineering report, dated April 7, 2017,
completed by Riley Group, Inc. (RCI), was provided with the application (Exhibit 8).
RGI’s geotechnical scope of work included the advancement of four test pits to a
maximum depth of 6 feet below ground surface (bgs). According to the report, the site
is underlain by 5 feet of fill or surficial soils comprised of loose to medium dense silty
sand with trace organics over very dense sandstone bedrock. As part of the evaluation,
light groundwater was encountered at 3 and 5 feet bgs in one of the test pits during
the subsurface exploration. The report states that the site slopes generally to the south
with an overall elevation difference of about 50 feet.
On March 22, 2017, RGI’s geologist performed a site reconnaissance to evaluate the
stability of the site slope. During the field observations, RGI did not find any signs such
as rotational failures, tension cracks or exposed slope surfaces indicating previous
major landslide activities. No seeps or springs were observed on the slope face through
most of the property. The report states that the slope onsite is vegetated with
blackberry brambles, vines, ferns, and mixed brush, with localized small- to medium-
diameter deciduous trees scattered throughout the slope. Based their observations, the
slopes appear to be stable in their current configuration and condition.
The report concludes that the site is suitable for the proposed construction from a
geotechnical standpoint. RGI recommends that proposed buildings be supported on
spread footings bearing on medium dense native soil, bedrock or new structural fill, and
that slab-on-grade can be similarly supported on medium dense native soil or structural
fill. The report further states that impacts on erosion-prone areas can be reduced by
implementing an erosion and sedimentation control plan.
The geotechnical study will need to be submitted with construction and building permit
application. The study provides recommendations including, but not limited to, erosion
control, stripping, site preparation, structural fill, foundations, and drainage. Staff
recommends as a condition of approval, that project construction comply with the
recommendations found in the geotechnical engineering report completed by Riley
Group, Inc. (dated April 7, 2017) for the subdivision.
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LUA18-000559
Report of October 30, 2018 Page 13 of 21
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17. 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:
Compliance Subdivision Regulations and Analysis
Compliant if
conditions of
approval are
met
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of RMC 4-6-060 Street Standards.
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 to retain access to the existing home on
proposed Lot A via an existing residential driveway off of SW 3rd Place to the south.
Access to Lots B and C would be provided via an existing alley (SW 3rd Street) along the
north property line and a 1,039 square foot emergency turnaround tract which extends
off of the alley.
Alley access is the preferred street pattern for all new residential development except
in the Residential Low Density land use designation (RC, R-1, and R-4 zones). Both Lots
B and C would access off of an existing residential alley, and therefore comply with this
requirement. The short plat proposal does not include alley access for Lot A, which
currently accesses from SW 3rd Place. The City uses the following factors to determine
whether the use of alleys is not practical, including: a) Size: The new development is a
short plat; b) Topography: The topography of the site proposed for development is not
conducive for an alley configuration; c) Environmental Impacts: The use of alleys would
have more of a negative impact on the environment than a street pattern without
alleys; d) If site characteristics allow for the effective use of alleys (RMC 4-7-150E.5).
Proposed Lot A has public street frontage on SW 3rd Place, and would not have alley
access with the proposed short plat. The existing site characteristics, topography, and
dimensions do not allow for a practical use of alley access for Lot A.
Driveways shall be designed in accordance with RMC 4-4-080, Parking, Loading, and
Driveway Regulations. Per subsection I.6 of this section, driveways shall not exceed a
slope of 15% without an approved variance. Based on the existing topography of the
site (Exhibit 2), the existing slopes are approximately 21 percent in the vicinity of the
proposed emergency turn around. In order to ensure access feasibility, staff
recommends as a condition of approval that the applicant submit a conceptual site
grading plan that demonstrates compliance with driveway and tree protection
regulations with the civil construction submittal, for review and approval by the current
planning project manager, and site grading in accordance with the approved plan shall
be completed with the civil construction permit, prior to short plat recording.
In addition, in order to ensure that additional curb cuts are not needed, staff
recommends as a condition of approval that both Lots B and C access off of the
emergency turnaround tract via residential driveways. No parking shall be permitted
within the emergency turnaround tract. A public access easement shall be placed over
the proposed turnaround tract. The applicant would be required to record a note on the
face of the plat that executes a shared maintenance agreement between Lots B and C
(Excluding Lot A) for equal ownership and maintenance responsibilities for
improvements in the new emergency turnaround 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.
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N/A
Blocks: Blocks shall be deep enough to allow two (2) tiers of lots.
Staff Comment: Not applicable, no blocks are proposed. Projects are exempt from block
depth regulation when the location and extent of environmental constraints prevent a
standard plat land configuration.
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-8 zone and allow for reasonable infill of developable land.
All of the proposed lots shall 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 (or flag lot),
which shall have a minimum width of twenty 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').
No residentially zoned lot shall have a depth-to-width ratio greater than four-to-one
(4:1).
Pipestem lots may be permitted for new plats to achieve the minimum density within
the Zoning Code when there is no other feasible alternative to achieving the minimum
density.
Staff Comment: As discussed above under FOF 14, all lots meet the minimum lot size
and dimensional requirements in the R-8 zone. Proposed Lot A is rectangular in shape.
Due to the deduction of Tract A, which is a fire hammerhead turnaround, Lots B and C
have irregular shaped lots with one curved lot corner. The orientation of Lot A has the
front yard facing a public street, SW 3rd PL. The orientation of Lot B and C has the front
yards facing the public alley, SW 3rd St. The building design of the new residences on
Lots B and C would be reviewed and approved at the time of building permit application.
Compliant if
condition of
approval is
met
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 access to Lot A is provided via an existing residential
driveway off of SW 3rd Place to the south. Access to Lots B and C is proposed via an
existing alley (SW 3rd Street) along the north property line and a 1,039 square foot
emergency turnaround tract which extends off of the alley. SW 3rd Place is classified as
a residential access street. Existing right-of-way (ROW) width, according to the King
County Assessor Map, is 60 feet for SW 3rd Place and 20 feet for the alley. Per RMC 4-6-
060, the minimum ROW width for residential access street is 53 feet; therefore, no
(ROW) dedication is required for SW 3rd Place.
To meet the City’s complete street standards for residential access streets, 13 feet of
pavement from center line, a 0.5-foot curb and gutter, 8-foot planter, and 5-foot
sidewalk are required. The applicant has submitted a request for Fee in Lieu of Street
Improvements. Due to the existing street pattern within the neighborhood, staff
recommend approval of the requested street frontage Fee in Lieu. The application must
be signed and dated, and the required fees will be subject to payment at the time of
civil construction permit application.
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18. 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. The current rate of fire impact
fee is $829.77 per new single-family house. Fees are subject to change. The fire impact
fee that is current at the time of building permit application would be levied.
Compliant if
condition of
approval is
met
Schools: It is anticipated that the Renton School District can accommodate any additional
students generated by this proposal at the following schools: Bryn Mawr Elementary,
Dimmitt Middle School and Renton High School. Any new students from the proposed
development would be bussed to their schools.
The bus stop for Bryn Mawr Elementary and Dimmitt Middle School is located
approximately 0.20 miles from the project site at the corner Stevens Ave SW and SW
Langston Rd. Students from Lots B and C would exit the residential alley (SW 3rd ST) and
walk along the east shoulder of Earlington Ave SW to SW Langston Rd, where they would
turn right and continue on a sidewalk to the corner of SW Langton Rd and Stevens Ave
SW. Students from Lot A would walk on the north shoulder of SW 3rd PL and take a left
and continue on the left shoulder of Stevens Ave SW to the same corner bus stop. This
The existing alley ROW width is 20 feet. Frontage Improvements along the alley are not
required since the existing ROW meets the minimum standards for alleys, per RMC 4-4-
060. As stated above, the applicant is also proposing a 1,039 SF emergency turnaround
tract which extends off of the alley for emergency services access. The existing paved
alley width is 14 feet and does not comply with the requirements for emergency
services. 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.
Therefore, staff recommends, as a condition of approval, that the applicant either
request a variance from the fire code to allow a 14-foot wide fully paved fire apparatus
access roadway, or provide a 20-foot wide paved alley for emergency vehicles in order
to provide fire access to within 150 feet of all points on each building.
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 $5,430.85 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: The proposed short plat is surrounded by existing detached single-
family residences to the north, south, east, and west of the site. All surrounding
properties are also located in the R-8 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 (MD) Comprehensive Plan land
use designation and R-8 zoning designations. Therefore, the proposal for new single-
family homes would be compatible with the existing uses in the area.
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Report of October 30, 2018 Page 16 of 21
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route is partially improved with sidewalks. Due to the uneven shoulders and incomplete
sidewalks, improvements to Earlington Ave SW and Stevens Ave SW may be required in
order to establish a safe walking route to the bus stop located on the corner of Stevens
Ave SW and SW Langston Rd. Improvements may include lane paint stripes or barriers.
Therefore, staff recommends, as a condition of approval, that the applicant provide a
safe route to school plan, which includes lane paint and/or barriers, for review and
approval by the Current Planning Project Manager, prior to construction permit issuance.
Lastly, the bus stop for Renton High School is located approximately 0.16 miles from the
project site at Thomas Ave SW and SW 3rd PL. Students from Lots B and C would exit the
residential alley (SW 3rd ST) and walk along the east shoulder of Earlington Ave SW to SW
3rd PL, where they would cross the street to the west and continue on the north shoulder
of SW 3rd PL till they reach the corner of Thomas Ave SW and SW 3rd PL. Students from
Lot A would walk on the north shoulder of SW 3d PL towards the west until they reach
the same corner stop. These routes are not improved with sidewalks; however, the
existing shoulders would provide a safe walking route for students to walk to the bus
stop.
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 current rate of school
impact fee is $7,772 per new single-family house. Fees are subject to change. The school
impact fee that is current at the time of building permit application would be levied.
Parks: A Park Impact Fee would be required for the future houses. The current rate of
park impact fee is $2,740.07 per new single-family house. Fees are subject to change.
The park impact fee that is current at the time of building permit application would be
levied.
Compliant if
condition of
approval is
met
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: A geotechnical report, dated April 7, 2017, completed by The Riley Group,
Inc. for the site has been provided. The report discusses the soil and groundwater
characteristics of the site including infiltration potential and provides recommendations
for project design and construction. The report states that infiltration is not suitable due
to the native soil or bedrock.
A Preliminary Utility Plan and Technical Information Report (TIR) prepared by Triad
(Exhibit 6), dated July 31, 2018, was submitted with the Land Use Application. Based on
the City of Renton’s flow control map, the site falls within the City’s Peak Rate Flow
Control Standard (Existing Site Conditions) and is within the Black River Drainage Basin.
The development is subject to Directed Drainage Review in accordance with the Renton
Surface Water Design Manual (RSWDM). All nine core requirements and the six special
requirements must be discussed in the TIR and appropriate onsite BMPs will be required
to help mitigate the new runoff created by this development.
The provided TIR does not include the entire property and alley as part of the project area.
In addition, a preliminary drainage plan, including the application of onsite BMPs, has not
been included with the land use application. A final drainage plan and revised drainage
report will be required with the civil construction permit application, prior to civil
construction permit issuance. Within the revised TIR, all requirements must be revised to
include the entire property and any disturbed area (alley) as the project area.
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Report of October 30, 2018 Page 17 of 21
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The site contains regulated slopes across the site with an elevation change of
approximately 46-feet from the northwest corner (approximate elevation 202 feet) to the
low point of the property near the southeast corner (approximate elevation 156 feet).
Drainage improvements along the SW 3rd Place frontage will be required to conform to
the City’s street standards. A surface water system development fee of $1,718.00 per new
dwelling unit is payable prior to issuance of the construction permit.
Water: Water service is provided by the City of Renton. There is an existing ¾-inch water
service serving the existing home. This service is proposed to remain with the existing
home. The Applicant is proposing two, 1-inch meters for Lots B and C. The services will
be installed in a Private Utility Easement along the east property line. See Exhibit 4 for
additional advisory comments.
The service line and meter for the new lots would be installed by the City of Renton. The
current (2018) fee to install one (1) service and meter is $3,310.00. The development is
subject to system development charges (SDCs) for water service. The current SDC for a
1-inch meter is $3,727.00. SDC fees are payable at construction permit issuance.
Sanitary Sewer: Sewer service is provided by the City of Renton. There is an existing 6-
inch PVC sewer service line for the existing property. The applicant is proposing three
new sewer services for Lots A, B, and C. The services will be installed in a Private Utility
Easement along the east property line. See Exhibit 14 for additional advisory comments.
The development is subject to system development charges (SDCs). The SDC for sewer
service is based on the size of the domestic water service. The current SDC for sewer
service with a 1-inch water meter installation is $2,837.00. SDC fees are payable at
construction permit issuance.
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 13.
2. The subject site is located in the Residential-8 (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 14.
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 15.
4. The proposed short plat complies with the Critical Areas Regulations provided the applicant complies
with City Code and conditions of approval, see FOF 16.
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 17.
6. The proposed short plat complies with the street standards as established by City Code, provided the
project complies with all advisory notes and conditions of approval contained herein, see FOF 17.
7. There are safe walking routes to the school bus stop, see FOF 18.
8. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 18.
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Report of October 30, 2018 Page 18 of 21
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J. DECISION:
The Sather Short Plat and street frontage fee-in-lieu, SHPL-A, File No. LUA18-000559, as depicted in Exhibit 2,
is approved and is subject to the following conditions:
1. The applicant shall either request a variance from the Renton Fire Authority to allow a 14-foot wide
fully paved fire apparatus access roadway, or provide a 20-foot wide fully-paved alley for emergency
vehicles in order to provide fire access to within 150 feet of all points on each building for Lots B and C.
2. A detailed landscape plan that complies with RMC 4-8-120D.12 shall be submitted at the time of utility
construction permit application to the current planning project manager for review and approval. The
detailed landscape plan shall include required street frontage landscaping on both streets. The onsite
trees and street frontage landscaping on Lots B and C shall be installed prior to final occupancy for the
new homes. Street frontage landscaping along SW 3rd PL shall be installed prior to short plat recording.
3. 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 Tract A. A draft version of
the 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
turnaround access easement. The applicant shall install one “No Parking” on each side of the pavement
within the turnaround tract, prior to short plat recording.
4. The project construction shall comply with the recommendations found in the geotechnical engineering
report completed by Riley Group, Inc. (dated April 7, 2017) for the subdivision.
5. Tree number 14 shall be retained, and the applicant shall submit a revised tree retention plan that
complies with RMC 4-8-120D.20 with the civil construction permit that shows the required tree retention
fencing at a minimum of 20 feet around tree number 14. In addition, the tree retention plan shall be
revised to include offsite trees within 10 feet of the property, and required tree protection fencing shall
be identified on the plan for offsite trees, where the dripline of those trees extend over the property line.
The revised tree retention plan shall be submitted at the time of utility construction permit application
to the current planning project manager for review and approval.
6. The applicant shall revise the short plat plan, landscape plan, and tree retention plan to include trees
numbered 9, 8, 7, 10, 11, and 12, as identified in Exhibit 4, within a tree protection tract. The applicant
shall establish and record a permanent and irrevocable deed restriction on the property title of the tree
protection tract, and 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 the tree protection
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.
7. The applicant shall provide a safe route to school plan, which includes lane paint and/or barriers, for
review and approval by the Current Planning Project Manager, prior to construction permit issuance.
8. The applicant shall submit a conceptual site grading plan that demonstrates compliance with driveway
and tree protection regulations with the civil construction submittal, for review and approval by the
current planning project manager, and site grading in accordance with the approved plan shall be
completed with the civil construction permit, prior to short plat recording.
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Administrative Report & Decision
LUA18-000559
Report of October 30, 2018 Page 19 of 21
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DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
_____________
Jennifer Henning, Planning Director Date
TRANSMITTED this 30th day of October, 2018, to the Owner/Applicant/Contact:
Owner/Applicant:
Patricia Sather
3603 NE 75th St.
Seattle, WA 98115
TRANSMITTED this 30th day of October, 2018, to the Parties of Record:
Alex and Pam Ohlsen
524 SW 3rd Pl
Renton, WA 98057
Connie Trover
316 Earlington Ave SW
Renton, WA 98057
Kimbur Jones
532 SW Sunset Blvd
Renton, WA 98057
TRANSMITTED this 30th day of October, 2018, to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Lillian Watson, Property Services
Vanessa Dolbee, Current Planning Manager
Rick Marshall, 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 November 13, 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.
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
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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 REPORT & DECISION
EXHIBITS
Project Name:
Sather Short Plat
Land Use File Number:
LUA18-000559
Date of Report
October 30, 2018
Staff Contact
Angelea Weihs,
Associate Planner,
425-430-7312
Project Contact/Applicant
Patricia Sather
3603 NE 75th St.
Seattle, WA 98115
Project Location
532 SW 3rd PL
The following exhibits are included with the report:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan
Exhibit 3: Landscape Plan
Exhibit 4: Arborist Report, dated December 13, 2017, and Arborist Report Addendum, dated July
23, 2018, prepared by Shoffner Consulting
Exhibit 5: Tree Retention Plan
Exhibit 6: Preliminary Utility Plan and Technical Information Report (TIR) prepared by Triad, dated
July 31, 2018
Exhibit 7: Conceptual Drainage/Utilities Plan
Exhibit 8: Geotechnical Engineering Report prepared by Riley Group, Inc., dated April 7, 2017
Exhibit 9: Density Worksheet
Exhibit 10: Public Comment letter(s)
Exhibit 11: Staff Response to Public Comment(s)
Exhibit 12: Advisory Notes
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EXHIBIT 2
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N
EXHIBIT 3
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Shoffner Consulting
21529 4TH AVE. W #C31 BOTHELL, WA 98021 MOBILE:(206)755-2871
May 30, 2017
Revised: December 13, 2017
Patter Sather
532 SW 3rd Pl.
Renton, WA
98057
RE: Tree Inventory and Retention Plan - Sather SP, Renton, WA.
Patty:
This report is provided to address the recent inventory I conducted on the
property at the address of 532 SW 3rd Pl. in the City of Renton. Please see the
accompanying Tree Inventory Map and Tree Evaluation Data spreadsheet for
reference to this report.
1. Site Conditions and Proposed Development
The property is located in Renton in an area primarily developed with single
family residences. The project site is currently developed as a nursery with
several buildings, greenhouses and a home. The site slopes downward to the
south.
The proposed development of the site is to short plat it into as many as four
single family residence lots.
2. Tree Inventory Methods and Results
I visited the site on May 22, 2017 to conduct an inventory and gather information
on all of the trees during which I labeled them with numbered metal tags which
correspond to the numbers on the inventory map and in the tree evaluation data
spreadsheet.
I conducted visual condition assessments according to the methods and
procedures specified in the ISA Tree Risk Assessment Manual (2013) by viewing
them up close to observe the trunk and root collar and from afar to observe
conditions in the crown. The tree evaluation data spreadsheet provides
information on all of the trees. In total, I conducted evaluations on 29 trees. One
tree shown on the survey has recently fallen.
The accompanying Tree Evaluation Data spreadsheet provides information on all
of the inventoried trees.
Two of the trees on the site, both western red cedars (#6 and #11) have very
sparse crowns, a condition that is indicative of decline that will ultimately end in 1
EXHIBIT 4
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the death of these trees very soon. In my opinion, these trees should not be
retained as they will soon need to be removed.
3. Tree Retention and Replacement Required and Proposed
This property is located in a residential zone and is planned to be developed with
single family residences, therefore the City of Renton specifies tree retention at 2
trees per every 5,000 square feet of property area. The project site measures
22,920 square feet requiring the retention/replacement with 9 trees.
Trees 30” and greater are classified as landmark in the City of Renton and are
prohibited from removal without an approved Vegetation Management Plan or a
Land Development Permit. There are 2 trees on the site that meet the size
threshold to be classifed as landmark. They are trees #6 and #9. Number 6,
however, is in an advanced state of decline and not recommended to be retained
as it will need to be removed in the near future once it has died.
A total of 12 trees, including the healthy exceptional tree (#9) are proposed to be
retained satisfying the requirement for tree retention on developing lots in the
City of Renton.
For trees not retained to meet the minimum requirement, replacement trees are
to be 2 inch caliper for deciduous trees and a minimum of 6’ in height for
evergreen trees.
For trees not planted as replacement below the required minimum, section 3.H.
1.e.iii of the RMC specifies the following:
iii. Fee in Lieu: When the Administrator determines that it is infeasible to replace
trees on the site, payment into the City’s Urban Forestry Program fund may be
approved in an amount of money approximating the current market value of the
replacement trees and the labor to install them. The City shall determine the
value of replacement trees.
No tree replacement is required on this project as the required tree retention is
being provided.
4. Impact Assessment
This impact assessment is to provide information on the potential impact
removing trees will have on the retained trees.
Most of the trees to be removed are on the new lots, to the north of the existing
residence. Three trees to be removed on the existing lot are east of the trees to
be retained on that lot.
The main impact associated with the removal of trees on retained trees is the
increase in exposure of the retained trees to winds. In this area, the prevailing
winds (which create the strongest gusts) blow from the south to southwest. Since 2
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all of the trees to be removed are north or east of the trees to be retained, the
removal of trees on the site will not increase the exposure of the retained trees,
therefore, they will not be impacted.
5. Tree Protection Measures
The following tree protection measures are required for all of the retained trees:
• Prior to beginning any work on the site, including clearing and grading,
protection fencing is to be installed at the required locations at or beyond
the dripline edge.
• The fencing is to be a type required or approved by the City of Renton.
• Signs calling out the area within the fencing as the Tree Protection Zone -
No Entry, No Dumping, No Storage of Materials and No Machinery, are to
be hung from the fencing around each tree.
• The fencing is to remain in place throughout construction and removed
only upon approval of the City of Renton.
Any impacts proposed within the tree protection zone is to be evaluated and
assessed for extent of impacts by the project consulting arborist.
5. Use of This Report and Limitations
This report is provided to Patty Sather as a means of reporting on the conditions
and statuses of the trees located on the short plat project site in the City of
Renton. While Shoffner Consulting has used every means available to determine
tree health and development impacts, trees are dynamic and their conditions can
change rapidly given changes in environmental factors and site development,
therefore this assessment pertains only for those noted on the day of their
evaluation, and no guarantee can be made against damage caused by
unforeseen development-related impacts. Natural decline and failure of trees is
not predictable.
Cordially, !
Tony Shoffner
ISA Certified Arborist #PN-0909A, CTRA #1759
3
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TREE INVENTORY AND RETENTION PLAN
SATHER S.P.
532 SW 3RD PL. RENTON, WA.
TREE HAS
FALLEN
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Tree Tag #Species DBH Crown Diameter Rating Condition Notes Status
1 FC/Ps 16”20’1 Good condition and health, young and vigorous Removed
2 TP/Pc 10”16’2 Generally good condition, extensive pruning Retained
3 TP/Pc 8”16’2 Generally good condition, extensive pruning Retained
4 BC/Pe 12”24’1 Good condition and health, young and vigorous Removed
5 FC/Ps 12”15’1 Good condition and health, young and vigorous Retained
6 WRC/Tp 39”40’4 Poor condition and health, declining Removed
7 BLM/Am 18”36’1 Good condition and health, young and vigorous Retained
8 WRC/Tp 8”15’1 Good condition and health, young and vigorous Retained
9 PM/Am 30”40’2 Generally good condition and health, some decay Retained
10 CP/Pc 6”12’1 Good condition and health, young and vigorous Retained
11 WRC/Tp 24”30’4 Poor condition and health, declining Retained
12 Ap/Md 12”26’1 Good condition and health, young and vigorous Retained
13 PL/Pl 12”32’2 Generally good condition and health, some decay Retained
14 DF/Pm 26”40’2 Generally good condition and health, large and older Retained
15 BC/Pe 8”24’1 Good condition and health, young and vigorous Removed
16 BC/Pe 8”24’1 Good condition and health, young and vigorous Removed
17 BC/Pe 10”24’1 Good condition and health, young and vigorous Removed
18 BC/Pe 8”20’1 Good condition and health, young and vigorous Removed
19 Ap/Md 10”20’1 Good condition and health, young and vigorous Removed
20 BC/Pe 16”36’1 Good condition and health, young and vigorous Removed
21 BC/Pe 8”24’1 Good condition and health, young and vigorous Removed
22 BC/Pe 8”24’1 Good condition and health, young and vigorous Removed
23 BC/Pe 8”20’1 Good condition and health, young and vigorous Retained
24 BC/Pe 12”24’1 Good condition and health, young and vigorous Removed
25 BC/Pe 8”24’1 Good condition and health, young and vigorous Removed
26 BC/Pe 6”24’1 Good condition and health, young and vigorous Removed
27 BC/Pe 10”15’1 Good condition and health, young and vigorous Removed
28 BC/Pe 8”20’1 Good condition and health, young and vigorous Removed
29 BC/Pe 12”36’1 Good condition and health, young and vigorous Removed
Tree Tag #Number assigned to tree on survey tag
Species Species code:
Ap/Md=Apple (Malus domestica)FC/Ps=Flowering cherry (Prunus serrulata)
BC/Pe=Bittercherry (Prunus emarginata)PL/Pl=Portugal laurel (Prunus laurocerasus)
BLM/Am=Big leaf maple (Acer macrophyllum)PM/Am=Pacific madrone (Arbutus menziesii)
CP/Pc=Common pear (Pyrus communis)TP/Pc-=Thundercloud plum (Prunus cerasifera)
DF/Pm=Douglas fir (Pseudotsuga menziesii)WRC/Tp=Western red cedar (Thuja plicata)
Dbh Diameter at 4.5’ above ground surface
Crown diameter Maximum diameter of crown spread in feet
Rating Condition rating (1=Excellent condition and health; 2=Generally good condition and health;
3=fair condition and health, minor defects or stress 4=Poor condition and/or health)
Condition Notes General notes about health, condition and vigor
TREE EVALUTION DATA Sather Short Plat
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Shoffner Consulting
6741 NE 182nd St. Unit C401 Kenmore, WA 98028 Mobile:(206)755-9407
July 23rd, 2018
Patty Sather
532 SW 3rd Pl.
Renton, WA
98057
RE: Tree Inventory and Retention Plan Addendum - Sather SP, Renton, WA.
Patty:
This report is provided as an addendum to the original report dated May 30, 2017
reporting on the tree inventory of your property at the address of 532 SW 3rd Pl. in the
City of Renton WA. This addendum addresses recent site plan changes that require the
removal of additional trees.
1.0 Site Plan Tree Retention Revisions
In order to achieve the 5,000 s.f. minimum lot size, both lots will be shifted just over 10
feet to the south into lot A. This adjustment moves development related impacts into the
protection zones of trees 13, 14 and 23. These impacts call for grading and excavation
that will result in significant damage to the root systems of these trees, encroaching into
their root plates, the region wherein the major structural roots provide the most
stabilization function. This significant encroachment and resulting root loss will also
remove more than the recommended 1/3 total root area which will have a significant
impact upon the growth of the trees. The reduced ability of these trees to maintain the
current levels of water, oxygen and nutrient uptake will impair their growth and repair
functions. Given these impacts, these trees will no longer be good candidates for
retention and therefore are recommended to be removed.
2.0 Required Tree Retention and Proposed
The property is located in a residential zone and is planned to be single family
residences, therefore tree retention is required at 2 trees per every 5,000 square feet of
property area. At total area of 22,920 square feet, retention/replacent is required with 9
trees.
The prior site plan proposed the retention of the following 12 trees: 2, 3, 4, 7, 8, 9, 10,
11, 12, 13, 14 and 23.
The removal of trees 13, 14 and 23 due to the discussed site plan changes will still
maintain the required 9 trees to be retained, satisfying the City of Renton’s tree
retention requirements.
4.0 Use of This Report
This addendum to the original Tree Inventory and Retention Plan report is provided to
Patty Sather as a means of addressing the proposed site plan changes and the
resulting impacts to trees previously proposed to be retained affecting the total tree
retention numbers. No site visit was made for the preparation of this report, therefore,
DocuSign Envelope ID: F72C5D06-49BE-4814-BB99-20733D01C274
the conditions of the trees proposed to be retained are not specified nor warranted.
Shoffner Consulting cannot be held liable for the failure of any retained trees.
Please call if you have any additional questions.
Cordially,
Tony Shoffner
ISA Certified Arborist #PN-0909A
CTRA/TRAQ #1759
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EXHIBIT 5
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Sather Short Plat - Preliminary Technical Information Report
Job No. OWDV0022-0001
Sather Short Plat
PRELIMINARY
TECHNICAL INFORMATION REPORT
Renton, Washington
Issued: November 20, 2017
Revised: July 31, 2018
Prepared For:
Patty Sather
532 SW 3rd Place
Renton, WA 98057
Prepared By:
Kevin C. Flynn, PE
Reviewed By:
Richard A. Tomkins, PE
EXHIBIT 6
Entire Document
Available in
Laserfiche
Submittals Folder
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EXHIBIT 7
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Corporate Office 17522 Bothell Way Northeast Bothell, Washington 98011
Phone 425.415.0551 ♦ Fax 425.415.0311 www.riley-group.com
GEOTECHNICAL ENGINEERING REPORT
PREPARED BY:
THE RILEY GROUP, INC.
17522 BOTHELL WAY NORTHEAST
BOTHELL, WASHINGTON 98011
PREPARED FOR:
PATTY SATHER
532 SOUTHWEST 3RD PLACE
RENTON, WASHINGTON 98057
RGI PROJECT NO. 2017-035
SATHER SHORT PLAT
532 SOUTHWEST 3RD PLACE
RENTON, WASHINGTON 98057
APRIL 7, 2017
EXHIBIT 8
Entire Document
Available in
Laserfiche
Submittals Folder
DocuSign Envelope ID: F72C5D06-49BE-4814-BB99-20733D01C274
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
1
\\Wdvfs1\project\O\OWDV00220001\0800REC\0830Deliverables\Short Plat Submittal\Ready to Submit\08 density.docRev: 08/2015
DENSITY WORKSHEET
Planning Division
1055 South Grady Way-Renton, WA 98057
Phone: 425-430-7200 | www.rentonwa.gov
1. Gross area of property 22,629 square feet
2. Deductions: Certain areas are excluded from density calculations.
These include:
Public Streets* 0 square feet
Private access easements* 0 square feet
Critical Areas** 0 square feet
Total excluded area: 0 square feet
3. Subtract line 2 (total excluded area) from line 1 for
net area 22,629 square feet
4. Divide line 3 by 43,560 for net acreage 0.52 acres
5. Number of dwelling units or lots planned 3 units/lots
6. Divide line 5 by line 4 for net density 5.77 = dwelling units/acre
*Alleys (public or private) do not have to be excluded.
**Critical Areas are defined as “Areas determined by the City to be not suitable for
development and which are subject to the City’s Critical Areas Regulations including very high
landslide areas, protected slopes, wetlands, or floodways.” Critical Areas buffers are not
deducted/excluded.
EXHIBIT 9
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1i1iI Ms.Connie Trover
I316 Eathngtofl Ave.SW
Renton,WA 98057
-No;Ne c-PIjs’m
ioc
3A130
EXHIBIT 10
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DEPARTMENTOFCOMMUNITY&ECONOMICDEVELOPMENTPlanningDivision1055SouthGradyWay,6thFloorIRenton,WA98057I425-430-7200,ext.2www.rentonwa,govNOTICEOFAPPLICATIONAMasterApplicationhasbeenfiledandacceptedwiththeDepartmentofCommunity&EconomicDevelopment(CED)—PlanningDivisionoftheCityofRenton.ThefollowingbrieflydescribestheapplicationandthenecessaryPublicApprovals.DATEOFNOTICEOFAPPLICATION:August15,2018PROJECTNAME/NUMBER:SatherShortPlat;PR18-000386/LUA18-000559PROJECTLOCATION:532SW3rdP1APPLICANT/PROJECTCONTACTPatriciaSather/3603NE75thSt,Seattle,WA98115PERSON:LOCATIONWHEREAPPLICATIONMAYApplicantdocumentsareavailableonlinethroughtheBEREVIEWED:CityofRentonDocumentCenterwebsite.SeealsohttQs://bit.Iv!2MR.lCPERMITS/REVIEWREQUESTIPROJECTDESCRIPTION:ofanexisting22,629squarepropertyisathroughlotlocapernetacre.OnesinglefanretainedonLotA.ThepropoAccesstoLotAwillcontinuetoLotsBandCwillbeprovturnaroundtractwhichexten2osignificanttrees.HighlandtReportandGeotechnicalEngiDATEOFAPPLICATION:NOTICEOFCOMPLETEAPPLICCommentsontheaboveapiPlanningDivision,1055Southaboutthisproposal,orwishtofortheproposedsubdivision:sandonetract.Thesubjectdensityis5.77dwellingunitspertyandisproposedtobe.otB,and5,000SFforLotC.rdPlacetothesouth.Accessropertylineanda1,039SFnttreeson-siteandremovelicantsubmittedanArboristAssociatePlanner,CED—01$.Ifyouhavequestionsi]-PrtJi7?651:—Tht—Manager.Anyonewhosubmitswrittencommentswillautomaticallybecomeapartyofrecordandwillbenotifiedofanydecisiononthisproject.CONTACTPERSON:AngeleaWeihs,AssociatePlanner;Tel:(425)430-7312;Email:aweihs@rentonwa.gov—.__dIiioullcatlonbymail,contacttheProjectLU-LUULU00=“CrZ0Ifyouwouldliketobemadeapartyofrecordtoreceivefurtherinformationonthisproposedproject,completethisformandreturnto:CityofRenton,CED—PlanningDivision,1055So.GradyWay,Renton,WA98057.Name/FileNo.:PR18-000386,SatherShortPlat/LUA18-000559NAME:________MAILINGADDRESS:ni..iC,...1-,:....EMAIL:TELEPHONENO.:DocuSign Envelope ID: F72C5D06-49BE-4814-BB99-20733D01C274
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I‘1A)DocuSign Envelope ID: F72C5D06-49BE-4814-BB99-20733D01C274
From: Alex Ohlsen [mailto:alex.r.ohlsen@gmail.com]
Sent: Tuesday, August 21, 2018 3:48 PM
To: Angelea Weihs <AWeihs@Rentonwa.gov>
Subject: Sather Short Plat
Dear Ms. Weihs,
We are neighbors to the Sather property, directly to the east, and we are strongly in favor of her
desire to short-plat her property. She is a great neighbor, and we are confident that whoever
buys, builds and moves in to our neighborhood will be just as wonderful.
Thanks for the opportunity to share,
Sincerely, Alex and Pam Ohlsen
DocuSign Envelope ID: F72C5D06-49BE-4814-BB99-20733D01C274
DenisLawMayorOctober24,2018ConnieTrover316EarlingtonAveSWRenton,WA98057Community&EconomicDevelopmentC.E.‘Chip”Vincent,AdministratorSUBJECT:DearMs.Trover:ResponsetoPublicComment;RE:LUA18-000559,SatherShortPlatThankyouforprovidingcommentontheSatherShortPlataspartofthepubliccommentperiod.YouwereaddedasanofficialPartyofRecordtoreceivenotificationsastheprojectmovesthroughtheapplicationprocess.Yourletter,datedAugust24,2018,specifiedconcernregardingtheproposedremovaloftreenumber14,asidentifiedinthesubmittedarboristreportforSatherShortPlat,anditsimpactontheneighboringFirtreeandneighborhoodprivacy.ThesecommentswillbeusedtohelpCitystaffcompleteacomprehensivereview,incompliancewithCitygoalsandpolicies,yourconcernswillbetakenintoconsiderationaspartofthedecision.Thankyouforyourinterestinthisproject.Ifyouhaveanyfurtherquestions,pleasecontactmeat(425)430-7312oraweihs@rentonwa.gov.Sincerely,AngeleaWeihsAssociatePlannercc:FileLUA18-0005591055SouthGradyWay,Renton,WA98057rentonwa.govEXHIBIT 11DocuSign Envelope ID: F72C5D06-49BE-4814-BB99-20733D01C274
From: alex.r.ohlsen <alex.r.ohlsen@gmail.com>
Sent: Wednesday, September 05, 2018 8:40 AM
To: Angelea Weihs
Subject: RE: Sather Short Plat
Yes. 524 Sw 3rd Place Renton 98057
Thank you!
Sent from my Verizon, Samsung Galaxy smartphone
-------- Original message --------
From: Angelea Weihs <AWeihs@Rentonwa.gov>
Date: 9/4/18 8:34 AM (GMT-08:00)
To: 'Alex Ohlsen' <alex.r.ohlsen@gmail.com>
Subject: RE: Sather Short Plat
Hello Alex and Pam,
Thank you for your comments. Would you like to be made a party of record? If so, I will need your
mailing address.
Have a great day!
Angelea Weihs
Associate Planner, City of Renton
1055 S. Grady Way
Renton, WA 98057
(425) 430-7312
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA18-000559
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: Angelea Weihs, 425-430-7312, aweihs@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. 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.
5. 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.
6. 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: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov)
1. See Attached Development Engineering Memo dated September 11, 2018
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@RentonRFA.org)
1. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. Fee is
paid at time of building permit issuance. No charge for the existing retained 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
EXHIBIT 12
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA18-000559
within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm.
Existing hydrants appear adequate to meet minimum requirements.
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. Maximum grade is 15 percent. Approved fire apparatus
turnarounds required for dead end roads exceeding 150-feet.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. No comments.
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.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:September 11, 2018
TO:Angelea Weihs, Planner
FROM:Jonathan Chavez, Civil Plan Reviewer
SUBJECT:Utility and Transportation Comments for Sather Short Plat (LUA18-
000559)
532 SW 3rd Place
I have reviewed the application for the Sather Short Plat at 532 SW 3rd Place (APN: 2143700230) and
have the following review comments:
EXISTING CONDITIONS
This site is approximately .52 acres in size and is rectangular in shape. The existing site contains one
single family residence, three sheds, paved walkways, and associated driveways. The remainder of the
site is forested and slopes heavily from north to south.
WATER Water service is provided by the City of Renton. It is in the Earlington service area in the 370-
feet hydraulic pressure zone. The approximate static water pressure is 80 pounds per square
inch (psi) at a ground elevation of 182 feet. There is an existing 8-inch water main south of the
site in SW 3rd Place that can deliver approximately 1,500 gallons per minute (gpm). Reference
Project File WTR2703082 in COR Maps for record drawings.
SEWER Sewer service is provided by the City of Renton. There is an existing 8-inch PVC sewer running
northwest to southeast south of the site. Reference Project File WWP2703082 in COR Maps
for record drawings. There is an existing sewer service for the existing home. Since this home
will remain, no new sewer service is needed for this lot. A new 6-inch PVC sewer service will
be needed to serve each new lot. The sewer service lines shall be contained in a utility
easement where they pass through a shared driveway tract or neighboring parcel.
STORM There is no existing on-site storm drainage system. The majority of the site contains slopes
exceeding 15%. Drainage from the site sheet flows to the southwest. Drainage along the SW
3rd Place frontage is intercepted by a 12-inch concrete storm drain. Drainage enters the
system in the vicinity of the site through two type 1 catch basins. One catch basin is located
approximately 30 feet southeast of the site’s southeast corner (COR Facility ID 132476).
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STREET The proposed development fronts SW 3rd Place along the south property line and the Alley
along the north property line. SW 3rd Place is classified as a residential access street. Existing
right-of-way (ROW) width, according to the King County Assessor Map, is 60 feet for SW 3rd
Place and 20 feet for the alley.
CODE REQUIREMENTS
WATER
1. There is an existing ¾-inch water service serving the existing home. This service is proposed to
remain with the existing home. The Applicant is proposing two, 1-inch meters for B and C. The
services will be installed in a Private Utility Easement along the east property line.
2. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria. Sizing calculations
shall be provided to the City.
3. Installation of a pressure reducing valve (PRV) is required downstream of each meter if the
pressure is over 80 psi.
4. Fire hydrant requirements per the fire department shall be met.
5. 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 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 appear adequate to meet minimum requirements.
a. There are three existing fire hydrants in the parcel vicinity. One is located across the
street from 532 SW 3rd Place, 50 feet southeast of the SE corner of the lot. One is
located at the NE corner of the SW 3rd Place and Earlington Avenue SW intersection
approximately 125 feet northwest of the southwest property corner. Another is located
along the eastern frontage of Earlington Avenue SW approximately 40 feet northeast of
the alley and Earlington Avenue SW intersection.
6.The service line and meter for the new lots would be installed by the City of Renton. The current
(2018) fee to install one (1) service and meter would be $3,310.00. The development is subject
to system development charges (SDCs) for water service. The current SDC for a 1-inch meter is
$3,727.00. SDC fees are payable at construction permit issuance.
7.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. Maximum grade is 15 percent. Approved fire apparatus
turnarounds required for dead end roads exceeding 150 feet. In order to ensure access
feasibility, staff recommends as a condition of approval that the applicant submit a
conceptual site grading plan that demonstrates compliance with driveway and tree protection
regulations with the civil construction submittal, and site grading in accordance with the
approved plan shall be completed with the civil construction permit, prior to short plat
recording.
8. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. Fee is
paid at time of building permit issuance. No charge for the existing retained home.
SEWER
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1. There is an existing 6” PVC sewer service line for the existing property. The Applicant is
proposing three new sewer services for Lots A, B, and C. The services will be installed in a Private
Utility Easement along the east property line.
a. Specify whether existing service will remain or be replaced. If replaced, please show
existing service with demo hash marks. See Plan S-3082 (13) for 6" PVC stub.
2. Install surface cleanouts for each sewer service at Lot A, south property line.
3. The development is subject to SDCs. The SDC for sewer service is based on the size of the
domestic water service. The current SDC for sewer service with a 1-inch water meter installation
is $2,837.00. SDC fees are payable at construction permit issuance.
STORM
1. A geotechnical report, dated April 7, 2017, completed by The Riley Group, Inc. for the site has
been provided. 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 provides recommendations for project design and
construction. The report states that infiltration is not suitable due to the native soil or bedrock.
Geotechnical recommendations presented need to be addressed within the project plans.
2. A Preliminary Utility Plan and Technical Information Report (TIR), dated July 31, 2018, was
submitted by Triad with the Land Use Application. Based on the City of Renton’s flow control
map, the site falls within the City’s Peak Rate Flow Control Standard (Existing Site Conditions)
and is within the Black River Drainage Basin. The development is subject to Directed Drainage
Review in accordance with the Renton Surface Water Design Manual (RSWDM). All nine core
requirements and the six special requirements must be discussed in the TIR. The following
stormwater improvements are required and shall be discussed within the TIR:
a. All requirements must be revised to include the entire property and any disturbed area
(alley) as the project area.
3. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this
development.
a.A preliminary drainage plan, including the application of on-site BMPs, has not been
included with the land use application. The final drainage plan and drainage report
must be submitted with the civil construction permit application.
4. The site contains regulated slopes across the site with an elevation change of approximately 46-
feet from the northwest corner (approximate elevation 202 feet) to the low point of the
property near the southeast corner (approximate elevation 156 feet).
5. Drainage improvements along the SW 3rd Place frontage will be required to conform to the City’s
street standards.
6. Surface water system development fee is $1,718.00 per new dwelling unit. This is payable prior
to issuance of the construction permit.
TRANSPORTATION/STREET
1. Frontage Improvements along SW 3rd Place: 13 feet of pavement from center line, a .5-foot curb
and gutter, 8-foot planter, and 5-foot sidewalk are required.
a.The Applicant may submit a Fee in Lieu of Street Improvements Application.
i.The submitted application must be signed and dated.
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2. Frontage Improvements along the alley: not required since the existing ROW meets the
minimum standards for alleys, per City code 4-4-060. Alley paved width must be at least 20 feet
wide.
3. For the alley on the north property line, refer to City code 4-4-060 regarding driveway
regulations.
a. Shared driveways shall be wholly in a tract.
b. The shared driveway shall not be more than 200 feet in length.
c. The paved surface shall be a minimum 20 feet per Fire Department standards.
d. Drainage improvements per City standards are required along the shared driveway.
e. A minimum separation of 5 feet is required between driveway and the property line.
f. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
g. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and
double-loaded garage driveway shall not exceed sixteen feet (16').
h. An access easement shall cover the entirety of the tract.
4. No street lighting is required as the project is smaller than four residential units.
5. Paving and trench restoration within the City of Renton right-of-way shall comply with the City’s
Restoration and Overlay requirements.
6. The current transportation impact fee is $5,430.85 per single family home. Fees are payable at
the time of permit issuance.
GENERAL COMMENTS
1. 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.
2. 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.
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. Retaining walls that are 4 feet or taller from bottom of footing will require a separate building
permit. Structural calculations and plans prepared by a licensed engineer will be required.
5. The survey and all civil plans shall conform to the current City of Renton survey and drafting
standards. Current drafting standards can be found on the City of Renton website.
6. A final survey that is stamped and signed by the professional land surveyor of record will need
to be provided. All existing utilities need to be surveyed and shown. Please reference COR Maps
for mapping and records of existing utilities in the project vicinity.
7. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
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Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
a. http://rentonwa.gov/business/default.aspx?id=42473
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