HomeMy WebLinkAboutD_Admin_Decision_Report_Exhibits_Tran_Short_Plat_190812_v4_FINALDEPARTMENT OF COMMUNITY
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D_Admin Decision_Tran Short Plat_190812_v4_FINAL
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: August 27, 2019
Project File Number: PR19-000224
Project Name: Tran Short Plat
Land Use File Number: LUA19-000113, SHPL-A
Project Manager: Alex Morganroth, Associate Planner
Owner/Applicant: Sang Tran, 16654 113th Ave SE, Renton WA, 98056
Contact: Thomas Woldendorp, Site Surveying, Inc, 21923 NE 11th St, Sammamish, WA 98074
Project Location: 16654 113th Ave SE
Project Summary: The applicant is requesting Administrative Short Plat approval in order to subdivide
an existing parcel into three lots. The subject property is located at 16654 113th Ave
SE near northeast corner of 113th Ave SE and SE 168th St (APN 0088009330). The
project site totals 21,600 square feet (0.5 acres) in area and is currently developed
with a single-family home and associated accessory structure. The site has a
Comprehensive Plan Land Use of Designation of Residential Medium Density and a
zoning designation of Residential-8 (R-8) dwelling units per net acre (du/ac). The
applicant is proposing to demolish the existing home and accessory structure and
construct one detached single-family home on each of the new lots. The proposed
lot sizes are 9,348 sq. ft., 5,524 sq. ft., and 5,539 sq. ft. Access to the lots is not
indicated on the submitted plan but is likely to be via driveways off of SE 168th St and
113 Ave SE. COR maps did not indicated the presence of any critical areas on the site.
The applicant did not indicate the removal any trees or vegetation on the site.
Site Area: 0.47 acres
DocuSign Envelope ID: 4D6083D6-4876-4573-A4BA-C270F8D2014F
City of Renton Department of Community & Economic Development
Tran Short Plat
Administrative Report & Decision
LUA19-000113, SHPL-A, MOD
Report of August 27, 2019 Page 2 of 16
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B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan
Exhibit 3: Landscape and Tree Retention Plan prepared by Site Surveying
Exhibit 4: Drainage Report and Technical Information Report (TIR) prepared by Migizi Group, Inc
(dated April 15, 2019)
Exhibit 5: Geotechnical Report prepared by Migizi Group (dated January 24, 2019)
Exhibit 6: Advisory Notes
C. GENERAL INFORMATION:
1. Owner(s) of Record: Sang Tran, 16654 113th Ave SE, Renton WA, 98056
2. Zoning Classification: Residential-8 (R-8)
3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD)
4. Existing Site Use: Single-family home
5. Critical Areas: Wellhead Protection Area Zone 2
6. Neighborhood Characteristics:
a. North: Single-family Residential, Residential- 8 du/ac (R-8)
b. East: Single-family Residential, Residential- 8 du/ac (R-8)
c. South: Single-family Residential, Residential- 10 du/ac (R-10)
d. West: Single-family Residential, Residential- 8 du/ac (R-8)
7. Site Area: 0.47 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Benson Hill Annexation N/A 5327 03/01/2008
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by Soos Creek Water and Sewer.
b. Sewer: Water service will be provided by Soos Creek Water and Sewer.
c. Surface/Storm Water: There is no existing on-site storm drainage system. There is a 12 inch public
storm drain west of the site along the western frontage of 113th Avenue SE that flows from north to
south. There is also an existing catch basin at the southwest corner of the site.
DocuSign Envelope ID: 4D6083D6-4876-4573-A4BA-C270F8D2014F
City of Renton Department of Community & Economic Development
Tran Short Plat
Administrative Report & Decision
LUA19-000113, SHPL-A, MOD
Report of August 27, 2019 Page 3 of 16
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2. Streets: The proposed development fronts both SE 168th St. and 113th Ave SE. along the southern and
western property lines, respectively. 113th Ave SE is a Residential Access street, with an available right
of way (ROW) width of 60 feet. SE 168th Street is a Collector Arterial street, with an available right of way
(ROW) width of 60 feet.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Zoning Districts – Uses and Standards
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide 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
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on May
17th, 2019 and determined the application complete on May 24th, 2019. The project was placed on hold
July 17, 2019 and taken off hold July 25th, 2019. The project complies with the 120-day review period.
2. The project site is located at 16654 113th Ave SE.
3. The project site is currently developed with a single-family home and associated detached garage, which
would be demolished as part of the project.
4. Access to the site would be provided via individual driveways off of SE 168th St and 113th Ave SE.
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 three (3) trees located on site. The applicant is proposing to remove all three (3) .
8. The site is located in the Wellhead Protection Area Zone 2.
DocuSign Envelope ID: 4D6083D6-4876-4573-A4BA-C270F8D2014F
City of Renton Department of Community & Economic Development
Tran Short Plat
Administrative Report & Decision
LUA19-000113, SHPL-A, MOD
Report of August 27, 2019 Page 4 of 16
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9. The site is primarily flat and minimual grading would be required (under 50 cubic yards).
10. The applicant is proposing to begin construction in spring of 2020 and end in fall of 2020.
11. Staff received no public or agency comment letters.
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 Residential Medium Density (MD) on the City’s
Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family and
multi-family development types, with continuity created through the application of design guidelines,
the organization of roadways, sidewalks, public spaces, and the placement of community gathering
places and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and
Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Policy L-3: Encourage infill development of single-family units as a means to meet
growth targets and provide new housing.
Goal L-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
Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s
sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream
courses and their floodplains, wetlands, ground water resources, wildlife habitats, and
areas of seismic and geological hazards.
Policy L-24: Manage urban forests to maximize ecosystem services such as stormwater
management, air quality, aquifer recharge, other ecosystem services, and wildlife
habitat.
Policy L-28: Minimize erosion and sedimentation in and near sensitive areas by
requiring appropriate construction techniques and resource practices, such as low
impact development.
Policy L-32: Emphasize the use of open ponding and detention, vegetated swales, rain
gardens, clean roof run-off, right-of-way landscape strips, open space, and stormwater
management techniques that mimic natural systems, maximize water quality and
infiltration where appropriate, and which will not endanger groundwater quality.
Policy L-34: Ensure buildings, roads, and other features are located on less sensitive
portions of a site when sensitive areas are present.
DocuSign Envelope ID: 4D6083D6-4876-4573-A4BA-C270F8D2014F
City of Renton Department of Community & Economic Development
Tran Short Plat
Administrative Report & Decision
LUA19-000113, SHPL-A, MOD
Report of August 27, 2019 Page 5 of 16
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Policy L-36: 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.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees,
natural slopes, and scenic areas that contribute to the City’s identity, preserve
property values, and visually define the community and neighborhoods.
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 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: Based on a net area of 19,072 square feet (20,412 square-foot gross
area – 1,340 square feet of right-of-way [ROW] dedication), the proposal for three
residential lots on the project site would result in a net density of 6.85 dwelling units per
acre (3 lots / 0.44 acres = du/ac) which meets the minimum and maximum density
requirements of the R-8 zone.
Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A
minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot
depth of 80 feet is required.
The following table identifies the proposed approximate dimensions for Lots 1 and 2.
Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.)
Lot 1 7,164 52.51 140.09
Lot 2 (corner lot) 6,704 80.6 84.29
Lot 3 5,002 60.04 84.29
Staff Comment: All lots will comply with the lot dimension standards of the R-8 zone.
Compliant if
condition of
approval is
met
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.
DocuSign Envelope ID: 4D6083D6-4876-4573-A4BA-C270F8D2014F
City of Renton Department of Community & Economic Development
Tran Short Plat
Administrative Report & Decision
LUA19-000113, SHPL-A, MOD
Report of August 27, 2019 Page 6 of 16
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Staff Comment: All lots have sufficient building area to develop a single-family home
and comply with the setbacks of the zone. Setbacks would be verified at the time of
building permit review.
If retained, the existing residence and shed would not comply with Residential-8 (R-8)
setback requirements. Therefore, staff recommends as a condition of approval that the
applicant obtain a demolition permit and complete a final inspection from the City for
the removal of the residence and shed located on proposed Lots 1 and 2 in order to
comply with Residential-8 (R-8) setbacks of the zone prior to final plat approval.
Building Standards: The R-8 zone has a maximum building coverage of 50% and a
maximum impervious surface coverage of 65%. In the R-8 zone, a maximum building
height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height. If the height of wall plates on a building are less than the
states maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums. Common
rooftop features, such as chimneys, may project an additional four (4) vertical feet from
the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12,
decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall
plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from
each minimum building setback line for each one (1) vertical foot above the maximum
wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
Staff Comment: Building height, building coverage, and impervious surface coverage
for the new single-family residences would be verified at the time of building permit
review.
Compliant if
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
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 and Tree Retention Plan prepared by Site
Surveying (Exhibit 3), was submitted with the short plat application. The plan does not
show the required 10-foot on-site landscape strip along the street frontage of 113th Ave
SE and 168th Ave SE. The applicant has proposed two (2) street trees within the ROW
fronting Lot 3, four (4) street trees in the ROW fronting Lot 2, and no street trees in front
of Lot 1, for a total of six (6) trees. Therefore the Conceptual Landscape Plan is not
compliant with RMC 4-4-070. In addition, the species and size of the trees are not
indicated on the plan. Staff recommends as a condition of approval that the applicant
DocuSign Envelope ID: 4D6083D6-4876-4573-A4BA-C270F8D2014F
City of Renton Department of Community & Economic Development
Tran Short Plat
Administrative Report & Decision
LUA19-000113, SHPL-A, MOD
Report of August 27, 2019 Page 7 of 16
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submit an updated conceptual landscape plan with the civil construction permit
applicant demonstrating compliance with the street tree and on-site landscaping
requirements for review and approval by the Current Planning Project Manager.
Compliant if
Condition of
Approval
under FOF 14
(Landscaping)
is 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 total of three (3) significant trees were identified on the Tree
Retention and Landscape Plan prepared by Site Surveying (see Exhibit 3). The three
trees are located in the future ROW dedication near the location of the future sidewalk
and planting strip along 113th Ave SE. Therefore no trees are required to be retained on
the site.
Lots 1 and 2 should provide a minimum of three new trees in order to comply with the
tree density regulations. Lot 3 shall provide a minimum of two new trees in order to
comply with the tree density regulations. Trees designated as street trees do not count
towards the minimum tree density requirement. Therefore the applicant shall show the
required trees on the updated Conceptual Landscape Plan to be submitted with the Civil
Construction Permit application.
Parking: Parking regulations require that a minimum of two parking spaces be
provided for each detached dwelling.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with positive
drainage discharge to restrict runoff from entering the garage/residence or crossing
any public sidewalk.
Staff Comment: Each lot contains adequate area for the provision of two parking spaces
per dwelling unit, as required by RMC 4-4-080 required parking spaces. Parking
DocuSign Envelope ID: 4D6083D6-4876-4573-A4BA-C270F8D2014F
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Tran Short Plat
Administrative Report & Decision
LUA19-000113, SHPL-A, MOD
Report of August 27, 2019 Page 8 of 16
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15.
Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-
4, R-6, R-8 zone. The Standards implement policies established in the Land Use Element of the
Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of
the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the
building permit for the new single-family homes. The proposal is consistent with the following design
standards, unless noted otherwise:
Compliance Design Standards R-8 and Analysis
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.
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.
requirements and driveway grades for each of the new residences proposed would be
verified at the time of building permit review.
N/A
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front
yard and side yard along a street setback where the fence shall not exceed forty eight
inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: The applicant has not proposed any new retaining walls, fences, or
hedges as part of the short plat.
DocuSign Envelope ID: 4D6083D6-4876-4573-A4BA-C270F8D2014F
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Tran Short Plat
Administrative Report & Decision
LUA19-000113, SHPL-A, MOD
Report of August 27, 2019 Page 9 of 16
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Staff Comment: Compliance for this standard would be verified at the time of building
permit review. The primary entry for Lots 1 and 2 shall front 113th Ave. SE and the
primary entry for Lot 3 shall front 168th Ave.
Compliance
not yet
demonstrated
Facade Modulation: One of the following is required:
1. An offset of at least one story that is at least ten feet (10') wide and two feet
(2') in depth on facades visible from the street, or
2. At least two feet (2') offset of second story from first story on one street facing
facade.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) of
all facades facing street frontage or public spaces.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
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.
Compliance
not yet
demonstrated
Eaves: Both of the following are required:
1. Eaves projecting from the roof of the entire building at least twelve inches (12")
with horizontal fascia or fascia gutter at least five inches (5") deep on the face
of all eaves, and
2. Rakes on gable ends must extend a minimum of two inches (2") from the
surface of exterior siding materials.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Architectural Detailing: If one siding material is used on any side of the dwelling that is
two stories or greater in height, a horizontal band that measures at least eight inches
(8") is required between the first and second story.
Additionally, one of the following is required:
1. Three and one half inch (3 1/2") minimum trim surrounds all windows and
details all doors, or
2. A combination of shutters and three and one half inches (3 1/2") minimum trim
details all windows, and three and one half inches (3 1/2") minimum trim
details all doors.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
DocuSign Envelope ID: 4D6083D6-4876-4573-A4BA-C270F8D2014F
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Tran Short Plat
Administrative Report & Decision
LUA19-000113, SHPL-A, MOD
Report of August 27, 2019 Page 10 of 16
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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.
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
Wellhead Protection Areas:
Staff Comment: The project site is located in the Wellhead Protection Area Zone 2. A fill
source statement is required to be submitted at the time of Construction Permit
submittal if any fill is brought on-site from another location.
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
condition of
approval is
met
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of RMC 4-6-060 Street Standards.
In the R-6 and R-6, new lots shall utilize an alley or vehicular access and shall orient new
homes towards to the rear of the property.
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 access each lot with individual driveways
off of SE 168th St (for Lots 2 and 3) and 113th Ave SE (for Lot 1). Alley access was
determined by staff to be unfeasible for the proposed project due to the lack of available
ROW at the rear of the property. However, in order to ensure the project achieves the
objectives associated with the alley requirement, the applicant should explore the
feasibility of accessing Lots 1, 2 and 3 via a joint use driveway off of 113th Ave SE.
Although RMC 4-4-080.I.9 only allows for two lots to utilize a joint-use driveway, staff
supports a modification to allow for all three lots to utilize the joint-use driveway in
accordance with the requirements in RMC 4-4-080. Therefore, as a condition of
approval, staff recommends that the applicant utilize a joint-use driveway located off
DocuSign Envelope ID: 4D6083D6-4876-4573-A4BA-C270F8D2014F
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LUA19-000113, SHPL-A, MOD
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of 113th Ave SE for access to Lots 1, 2, and 3, or a similar alternative approved by the
Current Planning Project Manager. In addition, staff recommends that lots 2 and 3 be
required to utilize rear-load garages and Lot 1 utilize a side or rear-load garage.
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: Proposed Lots 1, 2, and 3 meet the minimum lot dimensional
requirements in the R-8 zone.
Complaint 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: Access to the proposed project would be provided by one driveway per
lot off of the two fronting streets. The existing ROW width of 113th Ave SE, a Residential
Access Street, is approximately 60 feet. To meet the City’s complete street standards, a
minimum ROW width of 53 feet is required. The applicant has submitted a plan for
street improvements including a 5 foot wide sidewalk, 8 foot wide planter strip, and 0.5
foot wide curb (Exhibit 2). The existing ROW width of SE 168th St, a Collector Arterial
Street, is approximately 60 feet. The minimum ROW width for a Collector Arterial Street
is 83 feet with a 30 feet wide travel width, 8 feet wide paved parking width on both
sides, 0.5 feet wide curbs, 8 feet wide planter, 8 feet wide sidewalks, and clear width
back of sidewalks. The applicant is responsible for half-street improvements along the
subject property’s frontage. The City’s Transportation department has mentioned that
the existing curb to curb width of 44 feet may be sufficient at this location. Street
frontage improvements including 0.5 feet wide curb, 8 feet wide landscaped planter, 8
feet wide sidewalk, and 2 feet width back of sidewalk is required to be provided on the
frontage. Therefore, staff recommends as a condition of approval that the applicant
submit a street modification request to provide the street section and ROW dedication
recommended by the Transportation department instead of the code required larger
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City of Renton Department of Community & Economic Development
Tran Short Plat
Administrative Report & Decision
LUA19-000113, SHPL-A, MOD
Report of August 27, 2019 Page 12 of 16
D_Admin Decision_Tran Short Plat_190812_v4_FINAL
ROW dedication, for review and approval or develop the code required frontage with a
dedication of 11.5feet….
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 $7,820.42 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. Credit would be given for the existing home on the site.
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 east, west, north and south of the site. The proposed lots are
similar in size and shape to the existing surrounding development pattern in the area
and would be consistent with the Comprehensive Plan and Zoning Code, which
encourages residential infill development in the Residential Medium Density and R-8
zoning designations. Therefore, the proposal for new single-family homes would be
compatible with the existing uses in the area.
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. For 2019, Fire impact fees are
applicable at the rate of $829.77 per single-family residence. This fee is paid at time of
building permit issuance.
Schools: It is anticipated that the Renton School District can accommodate any additional
students generated by this proposal at the following schools: Cascade Elementary,
Nelson Middle School and Lindbergh High School. Any new students from the proposed
development would walk to the elementary school and middle school and would be
bussed to high schools. The bus stop is located approximately 1,200 feet from the project
site at the intersection of SE 164th ST and 114th Ave SE. Students would cross 113th Ave
SE at the project site and walk along the west side of 113th Ave SE on a mix of sidewalk,
gravel areas between the yards and street, and marked walkways with barrier curbing
until reaching SE 164th St. The students would then cross SE 164th St at the crosswalk in
order to access the bus stop on the other side of the road. Cascade Elementary is located
approximately 0.4 miles away from the project site. When walking to school, students
would walk along the north side of SE 168th St until the intersection of SE 168th St and
116th Ave SE. Students would then cross 116th Ave at the traffic-controlled intersection
and continue walking north on the sidewalk located on the east side of 116th Ave SE until
reaching the school. Nelsen Middle School is located approximately 0.5 miles from the
project site. To get to the school, students would walk north on 113th Ave SE on a mix of
sidewalk, gravel areas between the yards and street, and marked walkways with barrier
curbing until reaching SE 164th St. Students would then turn west and continue along the
south side of SE 164th St on a widened shoulder until reaching the intersection of 108th
Ave SE and SE 164th St. Students would then use an existing crosswalk to cross 108th Ave
SE and access the school property. Therefore safe routes for students are place for access
to all schools.
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City of Renton Department of Community & Economic Development
Tran Short Plat
Administrative Report & Decision
LUA19-000113, SHPL-A, MOD
Report of August 27, 2019 Page 13 of 16
D_Admin Decision_Tran Short Plat_190812_v4_FINAL
A School Impact Fee, based on new single-family lots, will be required in order to mitigate
the proposal’s potential impacts to the Renton School District. The fee is payable to the
City as specified by the Renton Municipal Code. For 2019, School impact fees are
applicable at the rate of $6,877.00 per single-family residence. This fee is paid at time of
building permit issuance.
Parks: A Park Impact Fee would be required for the future houses. For 2019, Park Impact
Fees are applicable at a rate of $3,945.70 per single-family residence. This fee is payable
at the time of building permit issuance.
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: According to the Geotechnical Report, Migizi Group and dated January
24, 2019 (see Exhibit 4), the project site is nearly level and is primarily vegetated with
mowed grass, bushes, and multiple trees. Two test pits, dug to depth of eight feet with a
mini-excavator, discovered 4 inches of topsoil underlain by approximately one foot of
medium dense brown silty sand, underlain by approximately 6.5 feet of medium to very
dense heavily mottled silty sand with gravel. Groundwater was encountered during
testing of approximately 2 feet. The report concluded that soil erosion potential on the
site can be mitigated through landscaping and surface water runoff control. Measures
recommended to be employed during construction include installing silt fences, hay bales,
mulching, control ditches, and diversion trenches. In order to ensure all measures
proposed by the geotechnical engineer are implemented related to soil erosion and the
foundation, staff recommends as a condition of approval the applicant comply with all
recommendations found in the submitted Geotechnical Report.
A Preliminary Drainage Plan and Technical Information Report (TIR), dated April 15, 2019
and prepared by Migizi Group, was submitted with the Land Use Application (see Exhibit
4). Based on the City of Renton’s flow control map, the site falls within the Flow Control
Standards Forested site conditions and is located within the Soos Creek Drainage Basin.
During review by staff, the report was found to be missing information and specifically
does not address all 9 Core Requirements and 6 Special Requirements from the 2017
Renton Surface Water Design Manual. All nine core requirements and the six special
requirements need to be discussed in the final Technical Information Report submitted at
the time of Construction Permit application. In addition, appropriate on-site BMPs
designed to mitigate for new runoff created by the development will need to be identified
on the final drainage plan and report submitted at the time of Construction Permit
application. If the applicant determines that that BMPs would not adequately migitate
the on-site storm water and proposes a stormwater vault, the vault would be required to
be located in a separate tract. See Advisory Notes (Exhibit 9) for additional comments.
The Stormwater system development charge for each new single-family residence is
$1,800.00. This is payable at construction permit issuance. A redevelopment credit of the
stormwater system development charge in the amount of $1,800.00 will be applied to
the existing home proposed to be demolished.
Water: The fire flow requirement for a single-family home is 1,000 gpm minimum for
dwellings up to 3,600 square feet (including garage and basements). If the dwelling
exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A
minimum of one fire hydrant is required within 300-feet of the proposed buildings and
two hydrants if the fire flow goes up to 1,500 gpm. In order to provide adequate fire
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Tran Short Plat
Administrative Report & Decision
LUA19-000113, SHPL-A, MOD
Report of August 27, 2019 Page 14 of 16
D_Admin Decision_Tran Short Plat_190812_v4_FINAL
protection and to conform to City of Renton Code and Development Standards, the
following improvements will be required:
Each home shall be installed with a fire sprinkler system with a double check valve
assembly (DCVA) for backflow prevention per the requirements of the Renton Regional
Fire Authority.
Sanitary Sewer: Sewer service will be provided by Soos Creek Water and Sewer District.
Approved sewer plans from Soos Creek Water and Sewer District should be provided to
the City during the civil construction plan review stage.
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, 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, see FOF 18.
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 short plat, see FOF 18.
J. DECISION:
The Tran Short Plat , File No. LUA19-000113, SHPL-A, MOD, as depicted in Exhibit 2, is approved and is subject
to the following conditions:
1. The applicant shall obtain a demolition permit and complete a final inspection from the City for the
removal of the residence and accessory building located on proposed Lots 1 and 2 prior to short plat
recording.
2. The applicant shall submit a Detailed Landscaping and Tree Retention plan that demonstrates
compliance with the on-site landscaping and tree density regulations in RMC 4-4-130, at the time of
construction permit application. The detailed landscape plan shall be reviewed and approved by the
Current Planning Project Manager prior to construction permit issuance.
3. The applicant shall either submit a street modification request to provide the street section and ROW
dedication recommended by the Transportation department instead of the code required larger ROW
dedication or develop the code required street frontage improvements and associated dedication. If a
street modification is requested, the modification shall be reviewed and approved by the City prior to
construction permit application.
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City of Renton Department of Community & Economic Development
Tran Short Plat
Administrative Report & Decision
LUA19-000113, SHPL-A, MOD
Report of August 27, 2019 Page 15 of 16
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4.The applicant shall utilize a joint-use driveway located off of 113th Ave SE for access to lots 1, 2, and 3,
or propose a similar alternative to be reviewed and approved by the Current Planning Project Manager
at the time of construction permit application. In addition, the future homes on lots 2 and 3 shall utilize
rear-load garages and Lot 1 shall utilize either a side or rear-load garage.
5.The applicant shall comply with all recommendations found in the submitted Geotechnical Report
prepared by Migizi Group and dated January 24, 2019.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
_____________
Jennifer Henning, Planning Director Date
TRANSMITTED this 27th day of August, 2019 to the Owner/Applicant/Contact:
Owner/Applicant:
Sang Tran
16654 113th Ave SE
Renton, WA 98056
Contact:
Thomas Woldendorp, Site Surveying, Inc,
21923 NE 11th St, Sammamish, WA 98074
TRANSMITTED this 27th day of August, 2019 to the Parties of Record:
Eleanor Ramirez
11312 168th St
Renton, WA 98055
TRANSMITTED this 27th day of August, 2019 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Vanessa Dolbee, Current Planning Manager
Angela St. John, 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 September 10, 2019. 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.
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Tran Short Plat
Administrative Report & Decision
LUA19-000113, SHPL-A, MOD
Report of August 27, 2019 Page 16 of 16
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RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal
appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
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CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Tran Short Plat
Land Use File Number:
LUA19-000113, SHPL-A
Date of Report
August 27, 2019
Staff Contact
Alex Morganroth
Associate Planner
Project Contact/Applicant
Thomas Woldendorp
Site Surveying, Inc
21923 NE 11th St,
Sammamish, WA 98074
Project Location
16654 113th Ave SE
The following exhibits are included with the ERC report:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan
Exhibit 3: Landscape and Tree Retention Plan prepared by Site Surveying
Exhibit 4: Drainage Report and Technical Information Report (TIR) prepared by Migizi Group, Inc
(dated April 15, 2019)
Exhibit 5: Geotechnical Report prepared by Migizi Group (dated January 24, 2019)
Exhibit 6: Advisory Notes
DocuSign Envelope ID: 4D6083D6-4876-4573-A4BA-C270F8D2014F
Exhibit 2DocuSign Envelope ID: 4D6083D6-4876-4573-A4BA-C270F8D2014F
Exhibit 3
DocuSign Envelope ID: 4D6083D6-4876-4573-A4BA-C270F8D2014F
Technical Information Report
Drainage Report
16654 113th Ave SE
Renton, Washington 98055
King County
P/N 0088000930
April 15, 2019
prepared for:
Sang Tran
16654 113th Ave SE
Renton, Washington 98055
(206) 680-5568
prepared by:
Migizi Group, Inc.
PO Box 44840
Tacoma, Washington 98448
(253) 537-9400
MGI Project P1239-T18
Entire
Document
available
Request
Exhibit 3
DocuSign Envelope ID: 4D6083D6-4876-4573-A4BA-C270F8D2014F
Geotechnical Engineering Report
Proposed Short Plat
16654 113th Ave SE
Renton, Washington 98055
P/N 0088000930
January 24, 2019
prepared for:
Sang Tran
16654 113th Ave SE
Renton, Washington 98055
prepared by:
Migizi Group, Inc.
PO Box 44840
Tacoma, Washington 98448
(253) 537-9400
MGI Project P1239-T18
Entire
Document
available
Request
Exhibit 5
DocuSign Envelope ID: 4D6083D6-4876-4573-A4BA-C270F8D2014F
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 5 LUA19-000113
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: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and wh ere
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant will be required to submit a Final Stream Mitigation Report and Maintenance and
Monitoring proposal. In addition, the applicant will be required to comply with all the code requirements
of RMC 4-3-050 Critical Areas. This includes, but is not limited to, placing the critical area within a Native
Growth Protection Easement, providing fencing and signage, and providing the City with a site
restoration surety device and, later, a maintenance and monitoring surety device.
6. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
7. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
8. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is respons ible
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 June 14, 2019
Fire Authority:
Exhibit 6
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ADVISORY NOTES TO APPLICANT
Page 2 of 5 LUA**-000***
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600
square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum
of 1,500 gpm fire flow would be required. A minimum of on e new fire hydrant is required within 300-
feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. A certificate
from the Soos Creek Water Department will be required to assure the demand can be met.
2. Fire impact fees are applicable at the rate of $829.77 per new residential unit. A credit is given for the
demolition of the existing houses. This fee is paid at time of building permit issuance.
3. Fire department apparatus access roadways are adequate as provided by the existin g public streets.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical shall be followed.
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ADVISORY NOTES TO APPLICANT
Page 3 of 5 LUA**-000***
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 14, 2019
June 20, 2011
TO: Alex Morganroth, Planning
FROM: Jonathan Chavez, Development Engineering
SUBJECT: Sang Tran Short Plat
16654 113th Avenue SE
LUA19-000113
I have reviewed the Land Use Application submittal for the Sang Tran Short Plat at 16654 113th Avenue SE (KC Parcel ID:
0088000930). The applicant is proposing to subdivide the existing lot into 3 lots for single family homes. The existing home is
proposed to be removed.
EXISTING CONDITIONS
The Site is approximately .50 acres in size and is square in shape. The existing site is developed with an existing single family
residence and lawn located throughout the parcel.
Storm The site contains an existing single family home surrounded by lawn area. There is no mapped on-site
conveyance system. The current site topography appears to drain the runoff from the site to the south. There is
a 12” public storm drain west of the site along the western frontage of 113th Avenue SE that flows from north to
south. There is also an existing catch basin at the southwest corner of the site.
Streets The proposed development fronts both SE 168th St. and 113th Ave SE. along the southern and western property
lines, respectively. 113th Ave SE is a Residential Access street, with an available right of way (ROW) width of 60
feet. SE 168th Street is a Collector Arterial street, with an available right of way (ROW) width of 60 feet.
CODE REQUIREMENTS
WATER
1. Water service is provided by Soos Creek Water and Sewer District.
2. A water availability certificate from Soos Creek Water and Sewer District is required as part of the Land use
Application.
3. Fire hydrants shall conform to Renton Fire Authority requirements.
4. Approved water plans from Soos Creek Water and Sewer District shall be provided to the City during the civil
construction plan review stage.
SEWER
1. Wastewater service is provided by Soos Creek Water and Sewer District.
2. A sewer availability certificate from Soos Creek Water and Sewer District is required as a part of the Land use
Application.
3. Approved sewer plans from Soos Creek Water and Sewer District shall be provided to the City during the civil
construction plan review stage.
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ADVISORY NOTES TO APPLICANT
Page 4 of 5 LUA**-000***
SURFACE WATER
1. Refer to Figure 1.1.2.A – Flow Chart to determine what type of drainage review is required for this site. The site
falls within the City’s Flow Control Duration Standard area matching Forested Conditions. The site falls within
the Soos Creek Drainage Basin. Drainage plans and a drainage report complying with the adopted 2017 Renton
Surface Water Design Manual (RSWDM) will be required.
a. Update the flow control model calculations to reflect all impervious areas created by this project
(combined), including frontage improvements. The full WWHM PDF Report Shall be provided along
with the TIR.
b. Address all 9 Core Requirements and all 6 Special Requirements.
c. Follow guidelines for Full Drainage Report on Section 2.3.1.1 of the 2017 RSWDM.
d. All calculated areas in the report must match areas shown on Civil and Survey Plans.
2. On-site BMPs satisfying Core Requirement #9 will be required for the site and each individual lots to the extent
feasible. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the
2017 RSWDM. Final review and approval of the lot BMPs will be evaluated during the review of the Building
Permit Application.
3. A new storm drainage conveyance system is required along the 113th Ave SE frontage. Storm drainage
improvements along public street frontages are required to conform to the City’s street standards. Any new
storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4
of the 2017 RSWDM. Calculations and models used for design of any conveyance systems shall be provided in
this TIR.
4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required
to provide basic water quality treatment. All proposed stormwater facilities shall be designed in accordance with
the current RSWDM at the time of civil construction permit application. Separate structural plans will be
required to be submitted for review and approval under a separate building permit for all proposed detention
and/or water quality vaults.
5. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section
C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations
of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report
should also include information concerning the soils, geology, drainage patterns and vegetation present shall be
presented in order to evaluate the drainage, erosion control and slope stability for site development of the
proposed plat. The applicant must demonstrate the development will not result in soil erosion and
sedimentation, landslide, slippage, or excess surface water runoff.
a. Provide infiltration rates.
6. As of September 28, 2018, the City of Renton has developed a new set of Surface Water Standard Plans to
replace the existing set. These new Surface Water Standard Plans shall be used in all future drainage plan
submittals.
7. The development is subject to stormwater system development charges (SDCs) for the new lots. The 2019
Surface water system development fee is $1,800.00 for each new lot. The SDC that is current is due at the time
of construction permit issuance.
TRANSPORTATION
1. 113th Ave SE is a Residential Access street, with an available right of way (ROW) width of 60 feet. RMC 4-6-060
requires a minimum 26 feet paved width on residential streets with 0.5 feet wide curbs, 8 feet wide landscaped
planter, and 5 feet wide sidewalks. Street frontage improvements including minimum half street paved travel
roadway width of 13 feet (from centerline of the right-of-way), 0.5 feet wide curb, 5 feet wide sidewalk, 8 feet
wide landscaped planter, and drainage improvements are required to be provided on 113th Ave SE. The required
minimum right of way of the public street shall extend to the back of the sidewalk. Per RMC 4-6-060, half street
frontage improvements will be required to be built on 113th Ave SE frontage by the developer.
a. The landscape strip must be behind the curb and the sidewalk at back of planter strip per RMC 4-6-
060. End sidewalk at north property line; sidewalk must match existing grade at north property line.
2. SE 168th Street is a Collector Arterial street, with an available right of way (ROW) width of 60 feet. Per RMC 4-6-
060, the minimum ROW width required on a 2 lane collector street is 83 feet with 30 feet wide travel width, 8
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ADVISORY NOTES TO APPLICANT
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feet wide paved parking width on both sides, 0.5 feet wide curbs, 8 feet wide landscaped planter, 8 feet wide
sidewalks, and clear width back of sidewalks. However, Transportation department has mentioned that the
existing curb to curb width of 44 feet may be sufficient at this location. Street frontage improvements including
0.5 feet wide curb, 8 feet wide landscaped planter, 8 feet wide sidewalk, and 2 feet width back of sidewalk is
required to be provided on the frontage. A street modification request may be submitted with the land use
application to provide the Transportation department mentioned street section and the respective ROW
dedication instead of the code required larger ROW dedication. Right of way dedication will be applicable,
subject to survey. Per RMC 4-6-060, half street frontage improvements will be required to be built on SE 168th
St. frontage by the developer.
a. Provide sidewalk connection at the east end. Change in direction requires an ADA compliant landing
(max slope 1.5%).
3. Collector Arterial street intersections shall have a minimum turning radius of 35 feet (RMC 4-6-060).
4. ADA compliant curb ramps are required to be provided.
5. No street lighting is required for projects with four or less residential units.
6. Per RMC 4-4-080, the maximum width of a single loaded garage driveway is 9’ and the maximum width of a
double loaded garage driveway is 16’. If a garage is not present, the maximum driveway width is 16’. Driveways
shall not be closer than 5’ to any property line. The driveways should be located as far away as possible from the
street intersection as possible.
a. The driveways shall have triangular wings and shall follow the latest iteration of STD. Plan 104.3. You
can request a copy of this STD. plan from Jonathan Chavez, Development Engineering at
jchavez@rentonwa.gov.
7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench
Restoration and Street Overlay Requirements.
8. The transportation impact fee is based on the type of land use. For a single family dwelling, the 2019
transportation impact fee is $7,820.42. Transportation impact fees are subject to change based on the calendar
year the building permit is issued.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or
within the site must be underground. The construction of these franchise utilities must be inspected and approved
by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as
outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate
building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the
building permit review.
4. 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.
5. 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 Engineer shall prepare the civil plans. Please
visit the Development Engineering Forms page for the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
6. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through
the building department.
8. Fees quoted in this document reflect the fees applicable in the year 2019 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.
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