HomeMy WebLinkAboutD_Report_Admin_Ngochan_and_Exhibits_FINALDEPARTMENT OF COMMUNITY
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D_Report_Admin_Ngochan_FINAL
A.ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: September 10, 2019
Project File Number: PR19-000175
Project Name: Ngochan Short Plat
Land Use File Number: LUA19-000087, SHPL-A
Project Manager: Jill Ding, Senior Planner
Owner/Applicant: Ngochan Nguyen, 4064 S 146th St, Tukwila, WA 98168
Contact: Han Phan, PBG, LLC, 5130 S 166th Ln, SeaTac, WA 98188
Project Location: 10814 SE 173rd Street
Project Summary: The applicant is requesting Preliminary Short Plat approval for the subdivision of an
existing 10,791 square foot lot, zoned R-14, into two lots for the future construction
of single family residences. Proposed Lot 1 would total 5,040 square feet in area and
Lot 2 would total 5,751 square feet in area. Access to the proposed lots would be
provided via residential driveways off of SE 173rd Street. There are a total of 12 trees
on the project site, of which 5 are proposed to be retained. An unclassified coal mine
hazard area is mapped on the project site.
Site Area: 10,792 sqare feet (0.25 acres)
SE 173rd St 108th Ave SE DocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
City of Renton Department of Community & Economic Development
Ngochan Short Plat
Administrative Report & Decision
LUA19-000087, SHPL-A
Report of September 10, 2019 Page 2 of 19
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B.EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Short Plat Map
Exhibit 3: Conceptual Tree Retention and Landscape Plan
Exhibit 4: Conceptual Civil Plans
Exhibit 5: Coal Mine Hazard Report, dated August 28, 2019, prepared by Icicle Creek Engineers
Exhibit 6: A Preliminary Technical Information Report (TIR), prepared by Farr Design, dated
February 22, 2019
Exhibit 7: Geotechnical Report prepared by Cash M. Carr Technical Services, dated December 9,
2015
Exhibit 8: Water Availability
Exhibit 9: Sewer Availability
Exhibit 10: Advisory Notes
C.GENERAL INFORMATION:
1.Owner(s) of Record:Ngochan Nguyen
4064 S 146th St
Tukwila, WA 98168
2.Zoning Classification:Residential-14 (R-14)
3.Comprehensive Plan Land Use Designation:Residential High Density (RHD)
4.Existing Site Use: Vacant
5.Critical Areas: An unclassified coal mine
hazard area is mapped on the project site.
6.Neighborhood Characteristics:
a.North:Multi-Family residential, R-14 zone
b.East:Single Family residential, R-14 zone
c.South:Single Family residential, R-14 zone
d.West:Multi-Family residential, R-14 zone
7.Site Area:10,792 sqare feet (0.25 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
DocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
City of Renton Department of Community & Economic Development
Ngochan Short Plat
Administrative Report & Decision
LUA19-000087, SHPL-A
Report of September 10, 2019 Page 3 of 19
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Annexation N/A 5327 03/01/2008
E.PUBLIC SERVICES:
1.Existing Utilities
a.Water: Water service is provided by the Soos Creek Water and Sewer District.
b.Sewer: Sewer service is provided by the Soos Creek Water and Sewer District.
c.Surface/Storm Water: There is an existing 48” storm drain in the adjacent parcel to the north that
flows west. There is an existing stormwater conveyance ditch along the SE 173rd Street frontage that
flows west. Flows from both of these storm facilities are intercepted by a 12” City of Renton storm
drain that continues south along 108th Avenue SE.
2.Streets: The proposed development fronts SE 173rd Street along the south property line. SE 173rd Street
is classified as a residential access street with an existing right-of-way (ROW) width of approximately 60
feet, according to the King County Assessors Map. There are no frontage improvements fronting the
project site.
3.Fire Protection: Renton Regional Fire Authority (RRFA)
F.APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1.Chapter 2 Land Use Districts
a.Section 4-2-020: Purpose and Intent of Zoning Districts
b.Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c.Section 4-2-110: Residential Development Standards
d.Section 4-2-115: Residential Design and Open Space Standards
2.Chapter 3 Environmental Regulations 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
2.Utilities Element
DocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
City of Renton Department of Community & Economic Development
Ngochan Short Plat
Administrative Report & Decision
LUA19-000087, SHPL-A
Report of September 10, 2019 Page 4 of 19
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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 April 25,
2019 and determined the application complete on May 2, 2019. The project was placed on hold May 30,
2019 and was taken off hold August 29, 2019. The project complies with the 120-day review period.
2.The project site is located at 10814 SE 173rd Street.
3.The project site is currently vacant.
4.Access to the site would be provided via individual residential driveways off SE 173rd Street.
5.The property is located within the Residential High Density (RHD) Comprehensive Plan land use
designation.
6.The site is located within the Residential-14 (R-14) zoning classification.
7.There are approximately 12 trees located on-site, of which the applicant is proposing to retain a total of
5 trees.
8.The site is mapped with an unclassified coal mine hazard area.
9.Approximately 10 cubic yards of material would be cut on-site and approximately 50 cubic yards of fill is
proposed to be brought into the site.
10.The applicant is proposing to begin construction in June 2020 and end in November 2020.
11.No public or agency comments were received during the 14 day public comment period.
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 High Density (RHD) on the City’s
Comprehensive Plan Map. RHD unit types are designed to incorporate features from both single family
and multifamily developments, support cost-efficient housing, facilitate infill development, have close
access to transit service, and efficiently use urban services and infrastructure. Land designated RHD is
where projects will be compatible with existing uses and where infrastructure is adequate to handle
impacts from higher density uses. 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
DocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
City of Renton Department of Community & Economic Development
Ngochan Short Plat
Administrative Report & Decision
LUA19-000087, SHPL-A
Report of September 10, 2019 Page 5 of 19
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Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
14.Zoning Development Standard Compliance: The purpose of the Residential-14 Zone (R-14) is to
encourage development, and redevelopment, of residential neighborhoods that provide a mix of
detached and attached dwelling structures organized and designed to combine characteristics of both
typical single-family and small-scale multi-family developments. Structure size is intended to be limited in
terms of bulk and scale so that the various unit types allowed in the zone are compatible with one another
and can be integrated together into a quality neighborhood. Project features are encouraged, such as
yards for private use, common open spaces, and landscaped areas that enhance a neighborhood and
foster a sense of community. Civic and limited commercial uses may be allowed when they support the
purpose of the designation. 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-14 Zone Develop Standards and Analysis
Density: The density range permitted in the R-14 zone is a minimum 7.0 up to a
maximum of 14.0 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: There are no critical areas, private access easements or areas of public
right-of-way dedication required. Based on the proposal for 2 lots on the 10,791 square
foot (0.25 acre) site, the proposal would result in a net density of 8.00 du/ac (2
units/0.25 net acres = 8.00 du/ac), which is within the density range permitted for the
R-14 zone.
Lot Dimensions: The minimum lot size permitted in the R-14 zone is 3,000 sq. ft. for
detached dwellings. There is no minimum lot size for attached dwellings. A minimum
lot width of 30 feet is required (40 feet for corner lots) and a minimum lot depth of 60
feet is required.
The following table identifies the proposed approximate dimensions for Lots 1-X
Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet)
Lot 1 5,040 42 120
Lot 2 5,751 47.93 120
Staff Comment: The lots as proposed would comply with the minimum area, width, and
depth requirements of the R-14 zone.
Setbacks: The required setbacks in the R-14 zone are as follows: front yard is 15 feet
except when all access is taken from an alley then 10 feet, side yard is 4 feet for
detached units, for attached units the side yard is 0 feet for the attached sides and 4
feet for the unattached sides, secondary front yard (applies to corner lots) is 15 feet,
and the rear yard is 10 feet.
Staff Comment: The lots as proposed would provide adequate area for compliance with
the required setbacks. Compliance with setbacks would be verified at the time of
DocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
City of Renton Department of Community & Economic Development
Ngochan Short Plat
Administrative Report & Decision
LUA19-000087, SHPL-A
Report of September 10, 2019 Page 6 of 19
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building permit review.
Building Standards: The R-14 zone has a maximum building coverage of 65% and a
maximum impervious surface coverage of 80%. In the R-14 zone, a maximum building
height of 3 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.
Maximum Number of Units per Building: In the R-14 zone, no more than 6 units per
building are permitted.
Staff Comment: The applicant has indicated that the proposed lots would be for the
construction of single family dwelling units, which would not exceed the maximum 6
units per building requirement.
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 Tree Retention and Landscape Plan (Exhibit 3) was
submitted with the short plat application materials. The applicant is proposing an 8-
foot wide landscape strip between the curb and sidewalk within the public right-of-way.
Plantings within this area would include Pacific sunset maple trees and kinnikinnick. A
10-foot onsite landscape strip is also proposed, plantings in this area would include a
mix of shrubs and groundcover: midwinter fire red twig dogwood, dwarf fountain grass,
dwarf mugo pine, mango tango potentilla, otto luyken laurel, summer snowflake
viburnum, and kinnikinnick. To ensure that the onsite landscape strip includes the
required mix of trees, shrubs, and groundcover, staff recommends, as a condition of
DocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
City of Renton Department of Community & Economic Development
Ngochan Short Plat
Administrative Report & Decision
LUA19-000087, SHPL-A
Report of September 10, 2019 Page 7 of 19
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approval, that a final landscape plan be submitted at the time of Construction Permit
review. The final landscape plan shall include a mix of trees, shrubs, and groundcover
within the 10-foot onsite landscape strip. Landscaping within the public right-of-way
shall be installed prior to final short plat recording and onsite landscaping shall be
installed prior to final inspection of the building permits for the new homes.
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130)require the retention of 20 percent (20%) 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. Lots
developed with detached single-family dwelling units in the R-14 zone are exempt from
the minimum tree density requirements. For multi-family development, the minimum
tree density is four (4) 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 and Landscape Plan (Exhibit 3) was
submitted with the short plat application materials. There are a total of 12 significant
trees that have been identified on the project site. No trees were identified as trees that
should be deducted. Based on a retention rate of 20 percent (20%) required in the R-14
zone, the applicant would be required to retain 2 trees. The applicant is proposing to
retain a total of 5 trees, all of the retained trees would be located on Lot 2.
There are no minimum tree density requirements for detached single family dwelling
units proposed in the R-14 zone. The proposal would comply with the City’s tree
retention requirements.
Parking: Parking regulations require that a minimum of two parking spaces be provided
for each detached dwelling. Parking regulations require that a minimum and maximum
of 1.6 spaces be provided per 3 bedroom or large dwelling unit; 1.4 spaces per 2
bedroom dwelling unit; and 1.0 space per 1 bedroom or studio dwelling unit.
Driveway cuts are required to be a minimum of 5 feet from prope rty 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.
DocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
City of Renton Department of Community & Economic Development
Ngochan Short Plat
Administrative Report & Decision
LUA19-000087, SHPL-A
Report of September 10, 2019 Page 8 of 19
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Staff Comment: Adequate area is provided onsite for compliance with required parking.
Compliance with the parking requirements would be verified at the time of building
permit review.
Bicycle Parking: Bicycle parking regulations require that a minimum of one-half (0.5)
bicycle parking space be provided per one attached dwelling.
Staff Comment: Compliance with the bicycle parking requirements is not required as
the proposed includes detached dwellings and fewer than 5 dwelling units are
proposed.
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: No fences or retaining walls are currently proposed.
15.Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-
14 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-14 and Analysis
Lot Configuration: Developments of more than four (4) structures shall incorporate a
variety of home sizes, lot sizes, and unit clusters.
Dwellings shall be arranged to ensure privacy so that side yards abut other side yards
(or rights-of-way) and do not abut front or back yards.
Lots accessed by easements or pipestems shall be prohibited.
Staff Comment: The side yards of the proposed lots would abut side yards.
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.
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 stormwater discussion below under FOF 18
Compliance
not yet
demonstrated
Garages: Garages may be attached or detached. Shared garages are also allowed,
provided the regulations of RMC 4-4-080 are met. Carports are not allowed.
DocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
City of Renton Department of Community & Economic Development
Ngochan Short Plat
Administrative Report & Decision
LUA19-000087, SHPL-A
Report of September 10, 2019 Page 9 of 19
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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 garage is detached and set back from the front of the house and/or porch
at least six feet (6').
Additionally, all of the following is required:
1.Garage design shall be of similar design to the homes, and
2.If sides of the garage are visible from streets, sidewalks, pathways, trails, or
other homes, architectural details shall be incorporated in the design.
If shared garages are allowed, they may share the structure with other homes and all
of the following is required:
1.Each unit has garage space assigned to it, and
2.The garage is not to be located further than one hundred sixty feet (160') from
any of the housing units to which it is assigned, and
3.The garage shall not exceed forty four feet (44') in width, and shall maintain an
eight-foot (8') separation from any dwellings.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
N/A
Standards for Parks: For developments that are less than ten (10) net acres: No park
is required, but is allowed.
For developments that are greater than ten (10) net acres: A minimum of one one-
half (.5) acre park, in addition to the common open space requirement, is required.
Staff Comment: Not applicable, the proposed short plat is less than 10 acres.
N/A
Standards for Common Open Space: Developments of three (3) or fewer dwelling
units: No requirement to provide common open space.
Developments of four (4) or more units: Required to provide common open space as
outlined below. Above ground drainage facilities (i.e., ponds, swales, ditches, rain
gardens, etc.) shall not be counted towards the common open space requirement.
1.For each unit in the development, three hundred fifty (350) square feet of
common open space shall be provided.
2.Open space shall be designed as a park, common green, pea-patch, pocket
park, or pedestrian entry easement in the development and shall include picnic
areas, space for recreational activities, and other activities as appropriate.
3.Open space shall be located in a highly visible area and be easily accessible to
the neighborhood.
4.Open space(s) shall be contiguous to the majority of the dwellings in the
development and accessible to all dwellings, and shall be at least twenty feet
(20') wide.
DocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
City of Renton Department of Community & Economic Development
Ngochan Short Plat
Administrative Report & Decision
LUA19-000087, SHPL-A
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5.A pedestrian entry easement can be used to meet the access requirements if it
has a minimum width of twenty feet (20') with a minimum five feet (5') of
sidewalk.
6.Pea-patches shall be at least one thousand (1,000) square feet in size with
individual plots that measure at least ten feet by ten feet (10' x 10').
Additionally, the pea-patch shall include a tool shed and a common area with
space for compost bins. Water shall be provided to the pea-patch. Fencing that
meets the standards for front yard fencing shall surround the pea-patch with a
one-foot (1') landscape area on the outside of the fence. This area is to be
landscaped with flowers, plants, and/or shrubs.
7.Grass-crete or other pervious surfaces may be used in the common open space
for the purpose of meeting the one hundred fifty feet (150') distance
requirement for emergency vehicle access but shall not be used for personal
vehicle access or to meet off-street parking requirements.
8.Common open space areas shall have a maximum slope of five percent (5%).
9.Obstructions, such as retaining walls and fences, shall not be placed in common
open spaces.
Staff Comment: Not applicable, the proposal is for 2 new single family lots.
Standards for Private Yards: Developments of three (3) or fewer dwelling units: Each
individual dwelling shall have a private yard that is at minimum six hundred (600)
square feet in size. Backyard patios and reciprocal use easements may be included in
the calculation of private yard.
Developments of four (4) or more dwelling units: Each ground-related dwelling shall
have a private yard that is at least two hundred fifty (250) square feet in size with no
dimension less than eight feet (8') in width.
An additional two hundred fifty (250) square feet of open space per unit shall be added
to the required amount of common open space for each unit that is not ground related.
Staff Comment: Proposed lot 1 would have an area of 5,040 square feet and Lot 2 would
have an area of 5,751 square feet, it is anticipated that the new homes on these
proposed lots would have adequate area for private backyards. Compliance with this
standard would be verified at the time of building permit review.
Sidewalks, Pathways, and Pedestrian Easements: All of the following are required:
1.Sidewalks shall be provided throughout the neighborhood. The sidewalk may
disconnect from the road, provided it continues in a logical route throughout
the development. Permeable pavement sidewalks shall be used where
feasible, consistent with the Surface Water Desi n Manual.
2.Front yards shall have entry walks that are a minimum width of three feet (3')
and a maximum width of four feet (4').
3.Pathways shall be used to connect common parks, green areas, and pocket
parks to residential access streets, limited residential access streets, or other
pedestrian connections. They may be used to provide access to homes and
common open space. They shall be a minimum three feet (3') in width and
made of paved asphalt, concrete, or porous material such as: porous paving
DocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
City of Renton Department of Community & Economic Development
Ngochan Short Plat
Administrative Report & Decision
LUA19-000087, SHPL-A
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stones, crushed gravel with soil stabilizers, or paving blocks with planted joints.
Sidewalks or pathways for parks and green spaces shall be located at the edge
of the common space to allow a larger usable green and easy access to homes.
4.Pedestrian Easement Plantings: Shall be planted with plants and trees. Trees
are required along all pedestrian easements to provide shade and spaced
twenty feet (20') on center. Shrubs shall be planted in at least fifteen percent
(15%) of the easement and shall be spaced no further than thirty six inches
(36") on center.
5.For all homes that do not front on a residential access street, limited residential
access street, a park, or a common green: Pedestrian entry easements that are
at least fifteen feet (15') wide plus a five-foot (5') sidewalk shall be provided.
Staff Comment: Both proposed lots would front on a public street. Frontage
improvements including a sidewalk are proposed along SE 173rd St.
Compliance
not yet
demonstrated
Primary Entry: Both of the following are required:
1.The entry shall take access from and face a street, park, common green, pocket
park, pedestrian easement, or open space, and
2.The entry shall include a porch or stoop with a minimum depth of five feet (5')
and minimum height 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.
Compliance
not yet
demonstrated
Facade Modulation: Both of the following are required:
1.The primary building elevation oriented toward the street or common green
shall have at least one articulation or change in plane of at least two feet (2') in
depth; and
2.A minimum one side articulation that measures at least one-foot (1') in depth
shall occur for all facades facing streets or public spaces.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Windows and Doors: All of the following are required:
1.Primary windows shall be proportioned vertically, rather than horizontally, and
2.Vertical windows may be combined together to create a larger window area,
and
3.All doors shall be made of wood, fiberglass, metal, or glass and trimmed with
three and one-half inches (3 1/2") minimum head and jamb trim around the
door, and
4.Screen doors are permitted, and
5.Primary entry doors shall face a street, park, common green, pocket park, or
pedestrian easement and shall be paneled or have inset windows, and
DocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
City of Renton Department of Community & Economic Development
Ngochan Short Plat
Administrative Report & Decision
LUA19-000087, SHPL-A
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6.Sliding glass doors are not permitted along a frontage elevation or an elevation
facing a pedestrian easement.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Scale, Bulk, and Character: All of the following are required:
1.The primary building form shall be the dominating form and elements such as
porches, principal dormers, or other significant features shall not dominate,
and
2.Primary porch plate heights shall be one story. Stacked porches are allowed,
and
3.To differentiate the same models and elevations, different colors shall be used,
and
4.For single-family dwellings, no more than two (2) of the same model and
elevation shall be built on the same block frontage and the same model and
elevation shall not be abutting.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Roofs: Both of the following are required:
1.A variety of roofing colors shall be used within the development and all roof
material shall be fire retardant; and
2.Single-family residential subdivisions shall use a variety of roof forms
appropriate to the style of the home.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Eaves: The following is required: Eaves shall be at least twelve inches (12") with
horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Architectural Detailing: All of the following are required:
1.Three and one-half inches (3 1/2") minimum trim surrounds all windows and
details all doors, and
2.At least one of the following architectural details shall be provided on each
home: shutters, knee braces, flower boxes, or columns, and
3.Where siding is used, metal corner clips or corner boards shall be used and shall
be at minimum two and one-half inches (2 1/2") in width and painted. If
shutters are used, they shall be proportioned to the window size to simulate
the ability to cover them, and
4.If columns are used, they shall be round, fluted, or strongly related to the
home's architectural style. Six inches by six inches (6" x 6") posts may be
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Administrative Report & Decision
LUA19-000087, SHPL-A
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allowed if chamfered and/or banded. Exposed four inches by four inches (4" x
4") and six inches by six inches (6" x 6") posts are prohibited.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Materials and Color:
All of the following are required:
1.Acceptable exterior wall materials are: wood, cement fiberboard, stucco,
stone, and standard sized brick three and one-half inches by seven and one-
half inches (3 1/2" x 7 1/2") or three and five eighths inches by seven and five-
eighths inches (3 5/8" x 7 5/8"). Simulated stone, wood, stone, or brick may be
used to detail homes, and
2.When more than one material is used, changes in a vertical wall, such as from
wood to brick, shall wrap the corners no less than twenty four inches (24"). The
material change shall occur at an internal corner or a logical transition such as
aligning with a window edge or chimney. Material transition shall not occur at
an exterior corner, and
3.Multiple colors on buildings shall be provided. Muted deeper tones, as
opposed to vibrant primary colors, shall be the dominant colors. Color palettes
for all new structures, coded to the home elevations, shall be submitted for
approval.
4.Gutters and downspouts shall be integrated into the color scheme of the home
and be painted, or of an integral color, to match the trim color.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Mail and Newspapers: All of the following are required:
1.Mailboxes shall be clustered and located so as to serve the needs of USPS while
not adversely affecting the privacy of residents;
2.Mailboxes shall be lockable consistent with USPS standard;
3.Mailboxes shall be architecturally enhanced with materials and details typical
of the home's architecture; and
4.Newspaper boxes shall be of a design that reflects the character of the home.
Staff Comment: Compliance for this standard would be verified at the time of
construction permit review.
N/A
Hot Tubs, Pools, and Mechanical Equipment: Hot tubs and pools shall only be located
in back yards and designed to minimize sight and sound impacts to adjoining property.
Pool heaters and pumps shall be screened from view and sound insulated. Pool
equipment must comply with codes regarding fencing.
Staff Comment: No hot tubs or pools are proposed.
N/A
Utilities: Utility boxes that are not located in alleyways or away from public gathering
spaces shall be screened with landscaping or berms.
DocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
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Ngochan Short Plat
Administrative Report & Decision
LUA19-000087, SHPL-A
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Staff Comment: The proposed development includes the construction of two new single
family residences. Utility boxes are not anticipated.
Compliance
not yet
demonstrated
Dumpster/Trash/Recycling Collection Area: Both of the following are required:
1.Trash and recycling containers shall be located so that they have minimal
impact on residents and their neighbors and so that they are not visible to the
general public; and
2.A screened enclosure in which to keep containers shall be provided or garages
shall be built with adequate space to keep containers. Screened enclosures
shall not be located within front yards.
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
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.
Staff Comment: An unclassified coal mine hazard area is mapped on the project site.
The applicant submitted a Coal Mine Hazard Report (Exhibit 5), dated August 28, 2019,
prepared by Icicle Creek Engineers. According to the submitted report, the coal mine
hazard risk on the site is classified as a medium coal mine hazard as the mine shaft
depths are estimated at depths ranging from 150 to 335 feet below the ground surface.
Recommended mitigation for the medium coal mine hazard area on the project site
includes:
• Use of rigid foundations (conventional reinforced concrete spread footings)
supporting a flexible superstructure (wood-frame).
• Small, square or nearly square-shaped building pads should be favored over large,
irregularly-shaped building pads.
• No brick or basement construction should be allowed.
Staff recommends as a condition of approval that project construction be required to
comply with the recommendations provided within the Coal Mine Hazard Report, dated
August 28, 2019, prepared by Icicle Creek Engineers. At building permit submittal a
memo stamped by an engineer shall be provided identifying that the plans submitted
for review comply with the recommendation in this report.
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:
DocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
City of Renton Department of Community & Economic Development
Ngochan Short Plat
Administrative Report & Decision
LUA19-000087, SHPL-A
Report of September 10, 2019 Page 15 of 19
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Compliance Subdivision Regulations and Analysis
Compliant if
condition of
approval is
met
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of RMC 4-6-060 Street Standards.
Alley access is the preferred street pattern for development within the R-14 zone.
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: Access to the proposed lots is proposed via individual residential
driveways off of SE 173rd Street. Instead of the alley access, which is preferred in the R-
14 zone, and to reduce the number of curb cuts to the project site, staff recommends,
as a condition of approval that access to the proposed lots be provided via one joint use
driveway in lieu of the 2 proposed curb cuts.
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-X 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: Both lots would be rectangular in shape and would be oriented to
provide front yards facing the public right-of-way (SE 173rd St). The proposed lots would
comply with the minimum dimensional requirements of the R-14 zone.
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: No new streets are proposed. Frontage improvements consisting of
paving, curb and gutter, an 8-foot wide landscape strip, and sidewalk are proposed
along the site’s SE 173rd Street frontage.
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
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Ngochan Short Plat
Administrative Report & Decision
LUA19-000087, SHPL-A
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Staff Comment: The lots, as proposed, would be compatible with existing single family
development in the surrounding R-14 zoning designation.
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. Fire impact fees are applicable
at the rate of $829.77 per single-family unit. This fee is paid at time of building permit
issuance.
Schools: It is anticipated that the Renton School District can accommodate any additional
students generated by this proposal at the following schools: Cascade Elementary,
Nelsen Middle School and Lindberg High School. Elementary and High School students
would be bussed to their schools. The elementary school bus stop is located
approximately 0.1 miles from the project site at 108th Ave SE and SE 172nd St. Elementary
students would walk west along the shoulder of SE 173rd Street and then north along the
sidewalk/shoulder of 108th Ave SE to the bus stop.
Middle school students would walk approximately 0.8 miles from the project site to
Nelsen Middle School. Students would walk to the west along SE 173rd Street and then
north along 108th Ave SE to S 27th St where they would walk east to the school.
High school students would walk approximately 0.25 miles from the project site to the
bus stop located at 108th Ave SE and SE 170th St. Students would walk to the west toward
108th Ave SE and then north to the bus stop at SE 170th St.
There appears to be sidewalks and/or adequate shoulder width along all walking routes
to accommodate the anticipated students.
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. Currently the fee is assessed at
$6,877.00 per single-family residence.
Parks: A Park Impact Fee would be required for the future houses. The current Park
Impact Fee is $3,945.70. The fee in effect at the time of building permit application is
applicable to this project and is payable at the time of building permit issuance.
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: A Preliminary Technical Information Report (TIR) (Exhibit 6), prepared by
Farr Design, dated February 22, 2019 and a Geotechnical Report (Exhibit 7) prepared by
Cash M. Carr Technical Services, dated December 9, 2015. According to the submitted TIR,
the proposed stormwater system for the 2 new lots would consist of infiltration trenches.
The submitted Geotechnical Report indicates that the project site has an infiltration rate
of 45 inches per hour and recommends limited infiltration facilities for project
development.
DocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
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Administrative Report & Decision
LUA19-000087, SHPL-A
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Project development is required to comply with the 2017 Renton Surface Water Design
Manual. This site falls within the City’s flow control duration standard area matching
forested site conditions. The site falls within the Black River drainage basin.
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.
Water: Water is provided by the Soos Creek Water a Sewer District. A water availability
(Exhibit 8) was provided with the land use application materials. Water plans approved
by the Soos Creek Water and Sewer District would be required prior to issuance of a
construction permit.
Sanitary Sewer: Sewer is provided by the Soos Creek Water a Sewer District. A sewer
availability (Exhibit 9) was provided with the land use application materials. Sewer plans
approved by the Soos Creek Water and Sewer District would be required prior to issuance
of a construction permit.
I.CONCLUSIONS:
1.The subject site is located in the Residential High Density (RHD) 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-14 (R-14) 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.
J.DECISION:
The Ngochan Short Plat, File No. LUA19-000087, SHPL-A, as depicted in Exhibit 2, is approved and is subject to
the following conditions:
1.A final landscape plan shall be submitted at the time of Construction Permit review. The final landscape
plan shall include a mix of trees, shrubs, and groundcover within the 10-foot onsite landscape strip.
Landscaping within the public right-of-way shall be installed prior to final short plat recording and onsite
landscaping shall be installed prior to final inspection of the building permits for the new homes.
2.Project construction shall be required to comply with the recommendations provided within the Coal
Mine Hazard Report, dated August 28, 2019, prepared by Icicle Creek Engineers. At building permit
DocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
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Administrative Report & Decision
LUA19-000087, SHPL-A
Report of September 10, 2019 Page 18 of 19
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submittal a memo stamped by an engineer shall be provided identifying that the plans submitted for
review comply with the recommendation in this report.
3.Access to the proposed lots shall be provided via one joint use driveway in lieu of the 2 proposed curb
cuts.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED on September 10, 2019 to the Owner/Applicant/Contact:
Owner/Applicant: Contact:
Ngochan Nguyen
4064 S 146th St
Tukwila, WA 98168
Han Phan, PE
PBC, LLC
5130 S 166th Ln
SeaTac, WA 98188
TRANSMITTED on September 10, 2019 to the Parties of Record:
No parties of record.
TRANSMITTED on September 10, 2019 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, 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 September 24, 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 five (5) 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
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Administrative Report & Decision
LUA19-000087, SHPL-A
Report of September 10, 2019 Page 19 of 19
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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.
DocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Ngochan Short Plat
Land Use File Number:
LUA19-000087, SHPL-A
Date of Report
September 10, 2019
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
Han Phan
PBG, LLC
5130 S 166th Ln, SeaTac, WA
98188
Project Location
10814 SE 173rd Street
The following exhibits are included with the Admin report:
Exhibit 1: Administrative Decision
Exhibit 2: Short Plat Map
Exhibit 3: Conceptual Tree Retention and Landscape Plan
Exhibit 4: Conceptual Civil Plans
Exhibit 5: Coal Mine Hazard Report, dated August 28, 2019, prepared by Icicle Creek Engineers
Exhibit 6: A Preliminary Technical Information Report (TIR), prepared by Farr Design, dated
February 22, 2019
Exhibit 7: Geotechnical Report prepared by Cash M. Carr Technical Services, dated December 9,
2015
Exhibit 8: Water Availability
Exhibit 9: Sewer Availability
Exhibit 10: Advisory Notes
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EXHIBIT 2RECEIVED04/25/2019 jdingPLANNING DIVISIONDocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
DocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
SDSDSDSS SS SS SSSDSD SD
SDSDSDSDSDSDSD6'WF6'WFSSSSSS0 5 10 20TREE RETENTION/REMOVAL PLAN1" = 10'-0''1NO REPLACEMENT TREES NECESSARYIN COMPLIANCE WITH CITY OF RENTON STANDARDS0)1%*#05*1462.#6 7
.7# Ä % 24 0)1%*#05*1462.#6
5*''6R-NGOCHAN SHORT PLAT10814 SE 173RD STREET, RENTON WA 98055TREE RETENTION PLANORIGINAL SUBMITTAL12-12-1812345Tree #SpeciesDiameter of tree in inchesSignificant on site tree1Lombardy poplar (Populus nigra italica)46021203Black cottonwood (Populus trichocarpa)2014Black cottonwood (Populus trichocarpa)1015Western red cedar (Thuja plicata)1016Douglas fir (Pseudostuga menziesii)817Douglas fir (Pseudostuga menziesii)818Douglas fir (Pseudostuga menziesii)819Western red cedar (Thuja plicata)6110Black cottonwood (Populus trichocarpa)6011Black cottonwood (Populus trichocarpa)24112Black cottonwood (Populus trichocarpa)30113Black cottonwood (Populus trichocarpa)16114Black cottonwood (Populus trichocarpa)26115Black cottonwood (Populus trichocarpa)14112Lombardy poplar (Populus nigra italica)TOTAL SIGNIFICANT TREE ON SITEEXISTING TREE LEGENDTrees #1 and #2 are offsite, tree #10 is non-significant due to size.Species and sizes per Shoffner Arborist ReportSee Civil Drawings for tree protection fencing.EXHIBIT 3RECEIVED04/25/2019 jdingPLANNING DIVISIONDocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
SDSDSDSS SS SS SSSDSD SD
SDSDSDSDSDSDSD6'WF6'WFSSSSSS13.50'13.5'10.0'8.0'5.0'5.2'S H R U B and G R O U N D C O V E R P L A N T S C H E D U L EQUANT.BOTANICAL NAMECOMMON NAMESIZEPROVIDE QUANTITIES AS SHOWN ON PLAN OR AS LISTED IN SCHEDULE WHICHEVER IS GREATERSPACING/HT.GROUNDCOVERS TO BE PLANTED A MINIMUM OF 18" FROM PAVED SURFACESSTREET TREES TO BE STREET TREE FORM AND BRANCHED AT A MINIMUM OF 6' HEIGHTPROVIDE 5' HORIZONTAL CLEARANCE BETWEEN TREES AND UNDERGROUND UTILITIEST R E E P L A N T S C H E D U L EQUANT.BOTANICAL NAMECOMMON NAMESIZE22'' CALPACIFIC SUNSET MAPLEACER TRUNCATUM X A. PLATANOIDES 'WARRENRED'STREET TREE FORM, MINIMUM BRANCH HT. 6'EXCELSA WESTERN RED CEDARTHUJA PLICATA EXCELSA26-7'2 GAL7PINUS MUGO PUMILIODWARF MUGO PINE2 GALDWARF FOUNTAIN GRASSPENNISETUM HAMELN11KINNIKINNICK MASSACHUSETTSMANGO TANGO POTENTILLA128POTENTILLA 'MANGO TANGO'13ARCTOSTAPHYLLOS UVA URSI 1 GAL2 GALSUMMER SNOWFLAKE VIBURNUMVIBURNUM P.T. SUMMER SNOWFLAKE52 GAL13PRUNUS L. 'OTTO LUYKEN'OTTO LUYKEN LAUREL2 GALMIDWINTER FIRE REDTWIG DOGWOODCORNUS STOLONIFERA MIDWINTER FIRE72 GAL30" O.C.(TREES PLANTED TO SATISFY TREE DENSITY PER LOT)IN COMPLIANCE WITH CITY OF RENTON STANDARDSORIGINAL SUBMITTAL12-12-181234560 5 10 20FRONTAGE PLANTING PLAN1" = 10'-0''1R-LANDSCAPE PLAN10814 SE 173RD STREET, RENTON WA 98055NGOCHAN SHORT PLAT0)1%*#05*1462.#6 24 .7# Ä %
5*''60)1%*#05*1462.#6 7 DocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
IN COMPLIANCE WITH CITY OF RENTON STANDARDSORIGINAL SUBMITTAL12-12-18123456SET STAKES PARALLEL TO ADJACENT STREET1'' WIDE SOFT RUBBER CHAIN LOCK TREE TIEWRAP AROUND EACH STAKE AND TREECUT BURLAP BACK FROM TOP 2/3 OF ROOTBALLSET TREE 1'' ABOVE GRADE AS GROWN IN NURSERYFIRM BACKFILL IN PLACE AND WATER IN WELLFORM 3'' WATERING RING AROUND TREE, 2'' OUTSIDE OF TREE STAKESTREE PIT TO BE THREE TIMES THE DIAMETER OF ROOTBALLBACKFILL PER PLANT NOTESEXISTING SOIL, 1:1 SLOPE AT SIDES OF PLANT PIT4'-0"2'' DIA. WOOD STAKES, STAKE NEXT TO ROOTBALLLAYER OF MULCH PER SPECIFICATIONS12'' MIN.SOIL BENEATH TREE TO BE EXISTING SOIL OR COMPACTSOIL TO 85% MAX. DENSITY5'-0"12'' GREATER THAN ROOTBALLTREE PLANTING DETAIL2LANDSCAPE CONSTRUCTION NOTESContractor shall familiar themselves with the project including allunderground utilities. All work within driplines of trees to be saved is to bedone by hand or small equipment, do not disturb major roots of existingtrees.At shrub planting areas subgrade is to be 5" below finished grade to allowfor topsoil and mulch. Till/mix/excavate existing soil to depth of 10", avoiddamaging roots of existing trees. Add 3" of 50/50 Cedar Grovecompost/sand mix to planting areas. Till into 8" of existing soil. Compactsoil to 85% to prevent settling.Notify owner if existing soil conditions will prove detrimental to planthealth, even after soil prep, such as excessive clay soil, hardpan soil, poordrainage, or excessive gravel.Plant per details this sheet. Mulch beds with 2" of medium-fine Fir Bark.Mulch is to be free of garbage and weeds and may not contain excessiveresin, tannin, or other material detrimental to plant growth.Gently loosen roots of container stock that is rootbound prior to planting.Fertilize all plants with best-Paks fertilizer, available at Horizon Inc.425-828-4554.One packet per 1 gallon plant, 2 per 2 gallon, 3 per 5 gallon, and 12 pertree. Evenly space packets around rootball, 6-8" from soil surface.All plants shall conform to America standard for nursery stock, ANLA.All plants shall be considered very good or better in health and form basedon industry standards.Provide one year warranty for all work starting form date of finalacceptance.Coordinate all work with General Contractor.Owner is responsible for providing watering through at least the first twogrowing seasons.AND FERTILIZER PER SPECIFICATIONSPLANT POCKETFORM 2" WATER BASINBACKFILL WITH AMENDED NATIVE SOILBARK MULCH PER SPECIFICATIONSTOP OF ROOT CROWNKEEP MULCH 1-2'' AWAY FROM STEMOF PLANTEXISTING SOIL, DEEPLY SCARIFY AT SIDES OFFIRM BACKFILL IN PLACE AND WATER IN WELLPLANTING HOLEWHICH EVER IS GREATERDEPTH TO BE SAME AS ROOTBALL OR 12"WIDER THAN ROOTBALL FOR GROUNDCOVERSTHAN ROOTBALL FOR SHRUBS AND 8''TO BE 12" WIDER SET AT 1/2'' HIGHER THAN GROWN IN NURSERYSHRUB PLANTING DETAIL 1If tree is 4' or closer, horizontally, from a paved surfaces install a 8' by 24''sheet of plastic root barrier between tree and paved surface. Center 8'section on tree trunk, set top of barrier at top of soil surface, below mulchlevel. Set against adjacent paved surface. Use NDS SM-20 sheeting orsimilar product, available Frank J Martin Company 206-523-7665R-PLANTING NOTES AND DETAILS10814 SE 173RD STREET, RENTON WA 98055NGOCHAN SHORT PLAT0)1%*#05*1462.#6 24 .7# Ä %
5*''60)1%*#05*1462.#6 7 DocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
EXHIBIT 4RECEIVED04/25/2019 jdingPLANNING DIVISIONDocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
DocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
DocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
DocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
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Critical Area Report
Geotechnical Engineering Services
Preliminary Coal Mine Hazard Assessment
Nguyen Property
King County Parcel No. 162680-0010
10814 SE 173rd Street
Renton, Washington
August 28, 2019
ICE File No. 1350-001
Entire Document
Available Upon
Request
EXHIBIT 5
RECEIVED
08/29/2019 jding
PLANNING DIVISION
DocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
Project R18325 Ngochan Short Plat
2/22/2019
Ngochan Short Plat
10814 SE 173rd St
Renton, WA 98055
Parcel #: 1626800010
Contact/ Owner: Doan Nguyen
TECHNICAL INFORMATION REPORT
Entire Document
Available Upon
Request
EXHIBIT 6
RECEIVED
04/25/2019 jding
PLANNING DIVISION
DocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
1
Geotechnical Report
10814 SE 173rd St. Renton
Report Date: 12/9/2015
Entire Document
Available Upon
Request
EXHIBIT 7
RECEIVED
04/25/2019 jding
PLANNING DIVISION
DocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
EXHIBIT 8
RECEIVED
04/25/2019 jding
PLANNING DIVISION
DocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
DocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
EXHIBIT 9
RECEIVED
04/25/2019 jding
PLANNING DIVISION
DocuSign Envelope ID: FCD0CA89-3AC1-4691-9882-6A00490615E7
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA19-000087
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Name, 425-430- , @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 May 8, 2019
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. This fee is
paid at time of building permit issuance.
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 newly installed fire hydrant is required
within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm as
EXHIBIT 10
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA**-000***
there are no hydrants within 300-feet existing. A water availability certificate is required from Soos
Creek Water and Sewer District.
3. Fire department apparatus access roadways are adequate as they exist.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. None at this time.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee applies.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. None at this time.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. None at this time
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:May 8, 2019
TO:Jill Ding , Senior Planner
FROM:Jonathan Chavez, Civil Plan Reviewer
SUBJECT:Ngochan Short Plat
10814 SE 173rd Street
LUA19-000087
I have reviewed the Land Use Application submittal for the Ngochan Short Plat at 10814 SE 173rd Street
(KC Parcel ID: 1626800010). The applicant is proposing to subdivide the existing lot into two lots.
EXISTING CONDITIONS
The Site is approximately .25 acres in size and is rectangular in shape. The existing site is vacant with a
large amount of vegetation throughout the parcel.
Water Water service is provided by Soos Creek Water and Sewer District.
Sewer Sewer service is provided by Soos Creek Water and Sewer District.
Storm There is an existing 48” storm drain (COR Facility ID 155996) in the adjacent parcel to the north
that flows west. There is an existing stormwater conveyance ditch along the SE 173rd Street
frontage that flows west. Flows from both of these storm facilities are intercepted by a 12” City
of Renton storm drain (COR Facility ID 118179) that continues south along 108th Avenue SE.
There is no existing stormwater conveyance system on the project site. The existing topography
is generally flat with vegetation throughout the entire site.
Streets The proposed development fronts SE 173rd Street along the south property line. SE 173rd Street
is classified as a residential access street with an existing right-of-way (ROW) width of
approximately 60 feet, according to the King County Assessors Map.
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CODE REQUIREMENTS
WATER
1. Please obtain a water availability certificate from Soos Creek Water and Sewer District and
provide it with the construction permit submittal.
2. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the
Renton Regional Fire Authority.
3. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final
review prior to permit issuance.
SEWER
1. Please obtain a sewer availability certificate from Soos Creek Water and Sewer District and
provide it with the construction permit submittal.
2. Review of the sewer plans will be conducted by Soos Creek Water and Sewer District.
3. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final
review prior to permit issuance.
SURFACE WATER
1. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water
Design Manual (RSWDM) will be required. Refer to Figure 1.1.2.A – Flow Chart in the 2017
RSWDM 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 Site Conditions. The site falls
within the Black River Drainage Basin.
a.A preliminary Technical Information Report (TIR) dated February 22, 2019 was
submitted and reviewed with the Land Use Application.
2. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant
will be required to provide basic water quality treatment. Any proposed detention and/or water
quality vault shall be designed in accordance with the RSWDM that is current at the time of civil
construction permit application. Separate structural plans will be required to be submitted for
review and approval under a separate building permit for the detention and/or water quality
vault.
3. Maintenance access shall be provided to all stormwater facilities.
4. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this
development. A preliminary drainage plan, including the application of on-site BMPs, shall be
included with the land use application, as applicable to the project. The final drainage plan and
drainage report must be submitted with the utility construction permit application.
5. Storm drainage improvements along the SE 173rd Street frontage and any new public street
frontage are required to conform to the City’s street standards. New storm drain shall be
designed and sized in accordance with the standards found in Chapter 4 of the 2017 RSWDM.
New storm drains shall be designed to account for the total upstream tributary area, assuming
developed conditions for onsite tributary areas and existing conditions for any offsite tributary
areas.
6. 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 (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
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applicant must demonstrate the development will not result in soil erosion and sedimentation,
landslide, slippage, or excess surface water runoff.
a.A preliminary geotechnical report was dated December 9, 2015 was submitted and
reviewed with the Land Use Application.
b.Infiltration rate shall be determined for stormwater infiltration facility design by using
a small or large scale Pilot Infiltration Test (PIT) and applying appropriate correction
factors per Section 5.2.1 of the RSWDM.
7. 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. These Standard Plans contain the Surface Water
Standard Plan Notes (267.00 and 267.10) and the Erosion and Sediment Control Standard plan
Notes (268.00).
8. 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/STREET COMMENTS
1. SE 173rd Street is located in the City of Renton and is classified as a residential access street with
a ROW width of 60’. Per RMC 4-6-060, the minimum right of way width for a residential access
street is 53’; no ROW dedication will be required. Half street improvements shall include a
pavement width of 26 feet (13feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 5-
foot sidewalk, street trees and storm drainage improvements.
a.Asphalt transition ramps at the sidewalk ends must have a landing with a max slope
of 1.5% in all directions (including diagonal slopes).
b.The ramps to street grade must have a max slope of 7.5% to allow for construction
tolerances.
c.Remove truncated domes at the asphalt ramp ends.
d.Applicant must coordinate removal of existing fence with adjacent property owner.
e.Include all applicable latest standard plans found on the City’s website:
https://edocs.rentonwa.gov/Documents/Browse.aspx?startid=1363703
2. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
c. 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').
i.Civil plans show 18’ wide driveways. Driveways shall not exceed 16’.
3. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
4. 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.
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2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the
right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities
is required with the exception of water lines which require 10-ft horizontal and 1.5-ft
vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall
or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of
the building.
4. All 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:
https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014.
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
6. Fees quoted in this document reflect the fees applicable in the year 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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