HomeMy WebLinkAboutD_SR_24th_Street_Short_Plat_LUDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_24th Street_Short_Plat_LUA19-000062
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: October 4, 2019
Project File Number: PR19-000131
Project Name: 24th Street Short Plat
Land Use File Number: LUA19-000062,SH-P, MOD
Project Manager: Angelea Weihs, Associate Planner
Owner/Applicant: Tuscany Construction, LLC, PO Box 6127, Bellevue, WA 98008
Contact: Cliff Williams, Development Management Engineers, LLC, 5326 SW Manning St,
Seattle, WA 98116
Project Location: 4709 NE 24th Street
Project Summary: The applicant is requesting approval of a Preliminary Short Plat and a Street
Modification for the proposed subdivision of an existing 23,770 square foot (0.55
acre) lot, zoned Residential-4 (R-4), into two lots. The project site is located on the
southeast corner of Duvall Ave NE and NE 24th Street, at 4709 NE 24th Street (parcel
number 0323059245). The proposed residential density is 4.45 dwelling units per net
acre. One single-family residence is presently on the property and is proposed to be
retained. The proposed residential lot sizes are 10,270.1 SF for Lot 1, and 9,271.1 SF
for Lot 2. Access to the new lots is proposed via new residential curb cuts off of NE
24th Street. The proposal includes 26.5 feet of public right of way dedication and
frontage improvements along NE 24th street. The applicant proposes to retain one
of the two existing significant trees on-site. No critical areas are mapped on the
project site.
Site Area: 23,770 square feet (0.55 acres)
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
City of Renton Department of Community & Economic Development
24th Street Short Plat
Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of October 4, 2019 Page 2 of 19
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B. EXHIBITS:
Exhibit 1: 0B0BAdministrative Decision
Exhibit 2: 1B1BNeighborhood Detail Map
Exhibit 3: 2B2BPreliminary Short Plat Map
Exhibit 4: 3B3BExisting Conditions (Topography Map)
Exhibit 5: 4B4BPreliminary Grading, Drainage, and Utility Plan
Exhibit 6: 5B5BPreliminary Landscape and Tree Retention Plan
Exhibit 7: 6B6BArborist Report prepared by Jeff Varley, dated May 6, 2018
Exhibit 8: 7B7BPreliminary Technical Information Report prepared by Core Design, dated March 15,
2019
Exhibit 9: 8B8BGeotechnical Report prepared by Cobalt Geosciences, revised March 26, 2019
Exhibit 10: 9B9BProject Narrative
Exhibit 11: 10B10BStreet Modification and Waiver Request
Exhibit 12: 11B11BStreet Tree Elimination Request
Exhibit 13: 12B12BPublic Comment Letter and Staff Correspondence
Exhibit 14: 13B13BAdvisory Notes
C. GENERAL INFORMATION:
1. 14B14BOwner(s) of Record: Tuscany Construction, LLC, PO Box 6127, Bellevue, WA
98008
2. 15B15BZoning Classification: Residential-4 (R-4)
3. 16B16BComprehensive Plan Land Use Designation: Residential Low Density (LD)
4. 17B17BExisting Site Use: 18B18BSingle-Family Residential
5. 19B19BCritical Areas: 20B20BNA
6. 21B21BNeighborhood Characteristics:
a. 22B22BNorth: NE 24PP
th
PP Street; Single Family Homes; R-4 zone
b. 23B23BEast: Single Family Homes; R-4 zone
c. 24B24BSouth: Single Family Homes; R-4 zone
d. 25B25BWest: Duvall Ave NE; Single Family Homes; R-4 zone
7. 26B26BSite Area: 27B27B23,770 square feet (0.55 acres)
D. HISTORICAL/BACKGROUND:
UUAction UULand Use File No. UUOrdinance No. UUDate
Comprehensive Plan N/A 5758 06/22/2015
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
City of Renton Department of Community & Economic Development
24th Street Short Plat
Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of October 4, 2019 Page 3 of 19
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Zoning N/A 5758 06/22/2015
Merrit II Annexation N/A 5318 04/16/2008
E. PUBLIC SERVICES:
1. Existing Utilities
a. UUWaterUU: Water service is provided by the City of Renton. There is an existing 8-inch water main in NE
24th Street, north of the project site, that can deliver 1,500 gallons per minute (gpm). There is also
an existing 12-inch water main in Duvall Avenue NE, west of the project site, that can deliver 3,200
gpm.
b. UUSewerUU: Sewer service is provided by the City of Renton. There is an existing 8-inch PVC sewer running
north to south along the eastern frontage of Duvall Avenue NE, west of the project site. The main
flows to a 54-inch manhole located approximately 75 feet south of the site’s northern boundary.
From this manhole, the main flows west across Duvall Avenue NE.
c. UUSurface/Storm WaterUU: There is currently a private conveyance system along the eastern property
frontage that drains to a private conveyance system in NE 24th Street. There is an existing 18-inch
storm drain running south to northwest of the site, along the eastern Duvall Avenue NE flowline.
There is also a 24-inch storm drain that flows from south to north in the center of Duvall Avenue NE.
2. Streets: The proposed development fronts Duvall Ave NE, which is classified as a principal arterial street.
The King County Assessor’s Map shows a current right-of-way width of approximately 102 feet for Duvall
Ave NE. There is a 0.5-foot curb along both sides of the pavement and a 6-foot sidewalk along the eastern
frontage. NE 24th street is a private residential street that is owned by parcel number 0323059095.
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 4 City-Wide Property Development Standards
3. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
4. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivision
5. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
City of Renton Department of Community & Economic Development
24th Street Short Plat
Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of October 4, 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 March
27, 2018, and determined the application complete on April 2, 2019. The project was later placed on
hold on April 24, 2019, and taken off hold on July 3, 2019. The project complies with the 120-day review
period.
2. The project site is located 4709 NE 24th Street (Exhibit 2).
3. The project site is currently developed with a single-family residence and accessory structures. The
project narrative (Exhibit 10) states that the existing structures will eventually be demolished, but does
not indicate when demolition is proposed; therefore, staff analysis is based on the assumption that the
existing structures are proposed to be retained at this time.
4. Access to both lots 1 and 2 is proposed via a modified public half-street along the north property line of
the project site.
5. The property is located within the Residential Low Density (LD) Comprehensive Plan land use designation.
6. The site is located within the Residential-4 (R-4) zoning classification.
7. There are two exiting trees located on-site. The applicant is proposing to retain one of the two trees
(Exhibits 6 and 7).
8. No critical areas are mapped on the project site.
9. Approximately 120 cubic yards of material would be cut on-site and approximately 115 cubic yards of fill
is proposed to be brought into the site.
10. The applicant is proposing to begin construction following land use and building permit approval.
11. Staff received one public comment letter (Exhibit 13). To address public comment the following report
contains analysis related to streets and access (See FOF 16).
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 Low Density (LD) on the City’s
Comprehensive Plan Map. The purpose of the LD 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 UUallUU conditions of approval are met:
Compliance Comprehensive Plan Analysis
Policy L-3: Encourage infill development of single-family units as a means to meet
growth targets and provide new housing.
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
Development of new single-family neighborhoods on large tracts of land outside
the City Center,
Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
City of Renton Department of Community & Economic Development
24th Street Short Plat
Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of October 4, 2019 Page 5 of 19
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Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
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 site is classified Residential-4 (R-4) on the City’s Zoning
Map. The R-4 designation serves as a transition between rural designation zones and higher density
residential zones. It is intended as an intermediate lower density residential zone. 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-4 Zone Develop Standards and Analysis
Density: There is no minimum density required in the R-4 zone. The maximum density
permitted is 4.0 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.
Calculations for minimum or maximum density which result in a fraction that is one-half
(0.50) or greater shall be rounded up to the nearest whole number. Those density
calculations resulting in a fraction that is less than one-half (0.50) shall be rounded down
to the nearest whole number.
UUStaff CommentUU: Following the dedication of public right-of-way, the subject property
contains 0.448 net acres. The proposed two (2) single-family residential lots on the
subject property would result in 4.46 dwelling units per net acre (2/0.448 = 4.46), which
rounds down to a density of 4.0 dwelling units per net acre. Therefore, the proposal is
compliant with the density standards for the R-4 zone.
Lot Dimensions: The minimum lot size permitted in the R-4 zone is 9,000 sq. ft. A
minimum lot width of 70 feet is required (80 feet for corner lots) and a minimum lot
depth of 100 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 10,270.1 83.47 123.45
Lot 2 9,271.1 75.2 123.45
UUStaff CommentUU: All proposed lots would comply with the minimum lot size, width and
depth requirements for the R-4 zone.
Compliance
not yet
determined
Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet,
side yard is combined 20 feet with not less than 7.5 feet on either side, secondary front
yard (applies to corner lots) is 30 feet, and the rear yard is 25 feet.
UUStaff CommentUU: The lots as proposed provide adequate area for the construction of a
new home in compliance with the setback requirements on proposed Lot 1. An existing
single-family residence is proposed to be retained on Lot 2. The proposed front yard
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
City of Renton Department of Community & Economic Development
24th Street Short Plat
Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of October 4, 2019 Page 6 of 19
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setback between the existing home and the new front property line is approximately 34
feet and 10 inches (34’10”). The existing rear yard setback between the existing home
and the rear property line is approximately 30 feet and 7 inches (30’7”). The proposed
side yard setbacks between the existing home and the side property lines is
approximately 11 feet and 9 inches (11’9”) on the west side, and 22 feet and 2 inches
(22’2”) on the east side. The existing home complies with all minimum required setbacks.
The orientation of both Lot 1 and Lot 2 has the front yards facing the new modified public
half-street, NE 24PP
th
PP ST. The applicant will need to demonstrate compliance with setback
requirements for Lot 1 at the time of building permit review.
Compliant if
condition of
approval are
met
Building Standards: The R-4 zone has a maximum building coverage of 35% and a
maximum impervious surface coverage of 50%. In the R-4 zone, a maximum building
height of 3 stories with a wall plate height of 32 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.
UUStaff CommentUU: The existing 1,688 square foot single-family home and accessory
structures on Lot 2 have a total building footprint of approximately 1,994 square feet
and a building coverage of 21.5 percent (1,994 sf / 9,271.1 sf = 21.5%). The provided
Preliminary Grading, Drainage, and Utility Plan (Exhibit 5) does not indicate whether the
existing gravel driveway and existing rockery shown on the topography map (Exhibit 4)
are proposed for removal. In addition, the project narrative (Exhibit 10) states that the
existing structures will eventually be demolished, but does not indicate when demolition
is proposed; therefore, staff analysis is based on the assumption that the existing
structures are proposed to be retained at this time. Including the existing building eaves,
rockery, gravel, accessory structures, and walkways, the total impervious area for
proposed Lot 2 is approximately 68.5 percent (6,352 sf / 9,271.1 sf = 68.5%), which
exceeds maximum impervious surface requirements for the R-4 Zone. Therefore, staff
recommends as a condition of approval that the applicant submit a revised site plan at
the time of civil construction permit application that demonstrates compliance with the
maximum impervious surface standards of the zone for proposed Lot 2. The existing one-
story, single-family structure complies with the maximum height requirements of the
zone. Building height, building coverage, and impervious surface coverage for the new
single-family residence on proposed Lot 1 would be verified at the time of building permit
review.
Compliant if
conditions of
approval are
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
City of Renton Department of Community & Economic Development
24th Street Short Plat
Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of October 4, 2019 Page 7 of 19
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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.
Storm drainage facilities shall provide a landscaping strip with a minimum fifteen feet
(15') of width and be located on the outside of any required fencing, unless otherwise
determined through the site plan review or subdivision review process.
UUStaff CommentUU: A Preliminary Landscape Plan (Exhibit 6) was submitted with the
preliminary short plat application materials. The subject property fronts Duvall Ave NE
to the west and NE 24PP
th
PP Street to the north. The applicant is requesting a waiver of
frontage improvements (See FOF 18) along Duvall Ave NE, in order to maintain the
existing frontage improvements that include a paved roadway width of 65-feet, a 0.5-
foot curb and gutter, a 5-foot sidewalk, and landscaping between the back of the
sidewalk and the western property line of the project site. No planter strip is proposed
between the curb and sidewalk along Duvall Ave NE. The applicant proposes modified
half-street improvements (See FOF 17) along NE 24PP
th
PP Street, which would include a
pavement width of 13 feet, 5-foot sidewalk, 0.5-foot curb, and an 8-foot planter strip
between the curb and sidewalk.
The applicant submitted a request (Exhibit 11) to eliminate the required street trees
within the public right-of-way (ROW) along both Duvall Ave NE and NE 24PP
th
PP Street. The
applicant states that the existing gas main within the proposed planter strip of NE 24PP
th
PP
Street would prevent the installation of street trees. The applicant also states that a
stormwater vault is proposed within the public ROW of NE 24PP
th
PP Street, which would
prevent tree installation within the planter strip to the north of Lot 1. However, the
applicant also states in the request that the gas main will be relocated prior to
installation, and that tree installation within the planter strip is possible east of the
proposed vault, once the gas main is relocated. The applicant provided no justification
for why street trees cannot be planted within the public ROW of Duvall Ave NE along the
west property line. Therefore, staff recommends, as a condition of approval, that the
applicant submit a final detailed landscape plan in compliance with RMC 4-8-120D.12
at the time of Civil Construction Permit application that includes required street trees
within the public ROW of Duvall Ave NE and within the planter strip of NE 24PP
th
PP Street, to
the east of the proposed stormwater vault.
The provided landscape plan includes the required 10-feet of onsite landscaping along
both Duvall Ave NE and NE 24PP
th
PP Street. The proposed landscape strip includes a mixture
a trees, shrubs, and groundcover, in compliance with tree and shrub size requirements.
The project application does not indicate when the existing single family residence on
Lot 2 is proposed for removal. In order to ensure that required onsite street frontage
landscaping is obtained on Lot 2, staff recommends as a condition of approval that the
applicant either: 1) Install the required onsite landscaping on Lot 2 prior to short plat
recording, or 2) Submit for and finalize a demolition permit for the existing single family
residence prior to short plat recording.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 30 percent (30%) of trees in a residential development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
City of Renton Department of Community & Economic Development
24th Street Short Plat
Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of October 4, 2019 Page 8 of 19
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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.
UUStaff CommentUU: A Preliminary Tree Retention Plan (Exhibit 6) and Arborist Report
(Exhibit 7) were submitted with the project application materials. The Tree Retention
Plan and Arborist Report identify a total of 2 significant, Douglas fir trees on site. Both
trees are identified as healthy trees in the arborist report and are located on proposed
Lot 1. One tree is located in the vicinity of the proposed new single-family residence, and
is proposed for removal. The applicant is proposing to retain the other (23-caliper inch)
Douglas fir tree, which complies with the minimum tree retention requirements of the
R-4 zone.
In addition to complying with the minimum tree retention requirements, the applicant
is required to retain or plant two (2) significant trees, or gross equivalent caliper inches,
per 5,000 square feet of lot area. A minimum of four (4) trees are required on Lot 1 and
Lot 2 to comply with tree density requirements. The conceptual Landscape Plan
demonstrates compliance for Lot 1 by showing a total of four (4) significant trees,
including one Douglas fir tree to be retained and 3 proposed (2 caliper inch) Katsura
trees. However, the conceptual Landscape Plat does not demonstrate compliance with
minimum tree density requirements for Lot 2. No trees are proposed for retention on Lot
2, and the landscape plan only shows two (2) new trees on site. Trees located in public
right-of-way are not counted towards tree retention. A minimum of four (4) trees are
required on Lot 2 to comply with tree density requirements, therefore, staff recommends
as a condition of approval that the applicant submit a final detailed landscape plan
showing two (2) additional trees on Lot 2 in order to meet the minimum tree density
requirement of four (4) trees onsite. Onsite landscaping shall be installed prior to final
occupancy for the individual homes and landscaping within the right-of-way shall be
installed prior to short plat recording.
Compliant if
condition of
approval is
met
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.
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
City of Renton Department of Community & Economic Development
24th Street Short Plat
Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
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UUStaff CommentUU: Based on the provided topography map (Exhibit 4), the existing single-
family residence on Lot 2 is accessed via an existing gravel driveway. Proposed Lot 2 has
adequate area to provide off-street parking for two vehicles, however, the provided
Preliminary Grading, Drainage, and Utility Plan (Exhibit 5) does not indicate whether the
existing gravel driveway shown on the topography map is proposed for removal. The
existing gravel driveway does not comply with maximum driveway width or driveway
surface requirements. Therefore, staff recommends as a condition of approval that the
applicant submit a revised site plan with the civil construction permit application that
demonstrates compliance with the driveway width and surface standards for Lot 2.
Compliance with the parking and driveway requirements for the new single-family
residence would be verified at the time of building permit review.
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.
UUStaff CommentUU: The Preliminary Grading and Utility Plan (Exhibit 5) provided with the
project application does not identify the need for any retaining walls for construction of
the short plat. The Preliminary Landscape and Tree Retention Plan (Exhibit 6) does not
identify fences for the new lots. Compliance with maximum heights for future fences on
individual lots would be verified at the time of final inspection for the new single-family
home.
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-4 and Analysis
N/A
Lot Configuration: One of the following is required of preliminary plat applications:
1. Lot width variation of 10 feet (10’) minimum of one per four (4) abutting street-
fronting lots, or
2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square
feet size difference) for street-fronting lots, or
3. A front yard setback variation of at least five feet (5’) minimum for at least
every four (4) abutting street fronting lots.
UUStaff CommentUU: Not applicable in the R-4 zone and the application is a short plat.
Lots shall be configured to achieve both of the following:
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
City of Renton Department of Community & Economic Development
24th Street Short Plat
Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of October 4, 2019 Page 10 of 19
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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.
UUStaff CommentUU: See FOF 19 regarding storm water requirements.
Compliance
not yet
demonstrated
Garages: If an attached garage is wider than twenty six feet (26’), at least one (1) garage
door shall be recessed a minimum of four feet (4’) from the other garage door.
Additionally, one of the following is required:
1. The front porch projects in front of the garage a minimum of five feet (5’),
and is a minimum of twelve feet (12’) wide, or
2. The roof extends at least five feet (5') (not including eaves) beyond the
front of the garage for at least the width of the garage plus the porch/stoop
area, or
3. The garage is alley accessed, or
4. The garage entry does not face a public and/or private street or an access
easement, or
5. The garage width represents no greater than fifty percent (50%) of the
width of the front facade at ground level, or
6. The garage is detached, or
7. The garage doors contain a minimum of thirty percent (30%) glazing,
architectural detailing (e.g. trim and hardware), and are recessed from the
front façade a minimum of five feet (5’), and from the front porch a
minimum of seven feet (7’).
UUStaff CommentUU: Compliance for this standard would be verified at the time of building
permit review for the new single-family residence. No changes are proposed to the
existing single-family structure.
Compliance
not yet
demonstrated
Primary Entry: The entry shall include a porch or stoop with a minimum depth of five
feet (5') and minimum height of twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
UUStaff CommentUU: Compliance for this standard would be verified at the time of building
permit review for the new single-family residence. No changes are proposed to the
existing single-family structure.
Compliance
not yet
demonstrated
Facade Modulation: One of the following is required:
1. An offset of at least one story that is at least ten feet (10') wide and two feet
(2') in depth on facades visible from the street, or
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
City of Renton Department of Community & Economic Development
24th Street Short Plat
Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of October 4, 2019 Page 11 of 19
SR_24th Street_Short_Plat_LUA19-000062
2. At least two feet (2') offset of second story from first story on one street facing
facade.
UUStaff CommentUU: Compliance for this standard would be verified at the time of building
permit review for the new single family residence. No changes are proposed to the
existing single-family structure.
Compliance
not yet
demonstrated
Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) of
all facades facing street frontage or public spaces.
UUStaff CommentUU: Compliance for this standard would be verified at the time of building
permit review for the new single-family residence. No changes are proposed to the
existing single-family structure.
N/A Scale, Bulk, and Character: N/A
Compliance
not yet
demonstrated
Roofs: A variety of roof forms appropriate to the style of the home shall be used.
UUStaff CommentUU: Compliance for this standard would be verified at the time of building
permit review for the new single family residence. No changes are proposed to the
existing single-family structure.
Compliance
not yet
demonstrated
Eaves: Both of the following are required:
1. Eaves projecting from the roof of the entire building at least twelve
inches (12") with horizontal fascia or fascia gutter at least five
inches (5") deep on the face of all eaves, and
2. Rakes on gable ends must extend a minimum of two inches (2")
from the surface of exterior siding materials.
UUStaff CommentUU: Compliance for this standard would be verified at the time of building
permit review for the new single-family residence. No changes are proposed to the
existing single-family structure.
Compliance
not yet
demonstrated
Architectural Detailing: If one siding material is used on any side of the dwelling that is
two stories or greater in height, a horizontal band that measures at least eight inches
(8") is required between the first and second story.
Additionally, one of the following is required:
1. Three and one half inch (3 1/2") minimum trim surrounds all windows and
details all doors, or
2. A combination of shutters and three and one half inches (3 1/2") minimum
trim details all windows, and three and one half inches (3 1/2") minimum
trim details all doors.
UUStaff CommentUU: Compliance for this standard would be verified at the time of building
permit review for the new single-family residence. No changes are proposed to the
existing single-family structure.
Compliance
not yet
demonstrated
Materials and Color: For subdivisions and short plats, abutting homes shall be of
differing color. Color palettes for all new dwellings, coded to the home elevations, shall
be submitted for approval.
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
City of Renton Department of Community & Economic Development
24th Street Short Plat
Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of October 4, 2019 Page 12 of 19
SR_24th Street_Short_Plat_LUA19-000062
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").
UUStaff CommentUU: Compliance for this standard would be verified at the time of building
permit review for the new single-family residence. No changes are proposed to the
existing single-family structure.
16. 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 met:
Compliance Subdivision Regulations and Analysis
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of RMC 4-6-060 Street Standards.
The maximum width of single loaded garage driveways shall not exceed nine feet (9')
and double loaded garage driveways shall not exceed sixteen feet (16').
UUStaff CommentUU: As shown on the Preliminary Plat (Exhibit 3) each lot would have direct
access to the new modified public half street along the northern edge of the site.
Compliance with the driveway regulations for the existing single family home would be
verified at the time of civil construction permit review. Compliance with the driveway
regulations for the proposed new single-family home would be verified at the time of
building permit review.
N/A
Blocks: Blocks shall be deep enough to allow two (2) tiers of lots.
UUStaff CommentUU: Not applicable. The subdivision does not contain the shape or area to
provide two tiers of lots.
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-4 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).
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
City of Renton Department of Community & Economic Development
24th Street Short Plat
Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of October 4, 2019 Page 13 of 19
SR_24th Street_Short_Plat_LUA19-000062
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.
UUStaff CommentUU: The proposed lots are rectangular in shape and with front yards
oriented to the new public half street. Lot size and dimensional requirements of the R-
4 zone are shown on the Preliminary Short Plat Map (Exhibit 3). The width between the
side lot lines where they meet the new residential half-street is greater than 80 percent
(80%) of the required lot width.
Compliant if
conditions of
approval are
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.
UUStaff CommentUU: A Preliminary Grading, Drainage, and Utility Plan (Exhibit 5) was
submitted with the project application. The existing site is a corner lot with street
frontage on Duvall Ave NE to the west, and NE 24PP
th
PP Street to the north. The applicant
submitted a street modification request with the project application for both Duvall Ave
NE and NE 24PP
th
PP Street. The applicant is requesting a modification for Duvall Ave NE in
order to maintain the existing street section. Duvall Ave NE is classified as a principal
arterial street, with a current right of way (ROW) width of approximately 102 feet. The
existing improvements on Duvall include a 0.5-foot curb along both sides of the
pavement and a 6-foot sidewalk along the eastern frontage. The applicant is requesting
a modification for NE 24PP
th
PP Street in order to conform to a modified residential access
street standard, with a right-of-way width of 26.5 feet. NE 24th street is a private
residential street that is owned by parcel number 0323059095.
As shown in the provided Preliminary Grading, Drainage, and Utility Plan, the applicant
would provide a new modified public half-street (See FOF 17) along the north property
line to serve both lots within the short plat. The new modified half-street would run
between the proposed development and the existing private street to the north. The
proposed modified half-street improvements include a total width of 26.5-feet, with 13
feet of pavement, a 0.5-foot curb, an eight-foot planter strip, and a five-foot sidewalk.
In addition, city staff has received public comment requesting that a fence be installed
between the new public half-street and the private street to the north, in order to
prevent unpermitted vehicular access on the private street. Therefore, in order to
prevent unauthorized usage of the private street, staff recommends a condition of
approval that a cedar fence be installed by the applicant between the new public half-
street and the private street to the north. The cedar fence shall be identified on the civil
construction permit application, for review and approval by the Current Planning
Project Manager, prior to Civil Construction Permit issuance. The cedar fence shall be
installed prior to short plat recording.
The street modification has been reviewed by City staff and is recommended for
approval. Please see the Street Modification Criteria and Analysis in FOF 17 for a
complete summary of the request, staff analysis, and staff recommendation.
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 2019 transportation
impact fee is $7,820.42 per new single family house. 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.
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
City of Renton Department of Community & Economic Development
24th Street Short Plat
Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of October 4, 2019 Page 14 of 19
SR_24th Street_Short_Plat_LUA19-000062
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
UUStaff CommentUU: The proposed short plat is surrounded by existing detached single-
family residences to the north, south, east, and west of the site. All surrounding
properties are also located in the R-4 zone. The proposed lots are similar in size and
shape to the existing surrounding development pattern in the area and would be
consistent with the Comprehensive Plan and Zoning Code, which encourages residential
infill development in the Residential Low Density (LD) Comprehensive Plan land use
designation and R-4 zoning designations. Therefore, the proposal for new single-family
homes would be compatible with the existing uses in the area.
17. Street Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250D, the applicant is
requesting a Modification from RMC 4-6-060F.2, Minimum Design Standards for Public Streets and Alleys,
to modify the required street improvements on Duvall Ave NE and NE 24PP
th
PP Street (Exhibit 11).
Duvall Ave NE is a Principal Arterial street with an available right-of-way (ROW) width of 102 feet. Per
RMC 4-6-060, a four lane Principal Arterial Roadway requires a ROW width of 91 feet, totaling 50 feet of
pavement, and street improvements. The required street improvements include an 8-foot sidewalk, 0.5-
foot curb, and an 8-foot planter strip. The developer is required to provide the ROW dedication and
construct the frontage improvements. However, the applicant is proposing to maintain the existing street
section, which includes a paved roadway width of 65-feet, 0.5-foot curb and gutter, a 5-foot sidewalk and
install landscaping between the back of sidewalk and the western property line of the property.
NE 24th Street is a Residential Access road with no existing right-of-way (ROW). Per RMC 4-6-060, a two
lane Residential Access Roadway requires a ROW width of 53 feet, totaling 26 feet of pavement, and street
improvements. The developer is required to provide 26.5 feet of ROW dedication and construct the
frontage improvements. The required street improvements include a pavement width of 20 feet, 5-foot
sidewalk, 0.5-foot curb, and an 8-foot planter strip. However, the applicant is proposing an alternative
street section, which would include 13-feet of paved roadway, rather than the code required 20 feet. The
modified street section would yield a paved roadway width of 40-feet.
The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250. Therefore,
staff is recommending UUapprovUaUl of the requested modification, as noted below:
Compliance Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
UUStaff CommentUU: The Community Design Element has applicable policies listed under a
separate section labeled, Promoting a Safe, Healthy, and Attractive Community. These
policies address walkable neighborhoods, safety, and shared uses. The intent of the
policies are to promote new development with walkable places that support grid and
flexible grid street and pathway patterns, and are visually attractive, safe, and healthy
environments. The requested street modification is consistent with these policy
guidelines.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
City of Renton Department of Community & Economic Development
24th Street Short Plat
Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of October 4, 2019 Page 15 of 19
SR_24th Street_Short_Plat_LUA19-000062
UUStaff CommentUU: The City’s Public Works Transportation section and Economic
Development section have reviewed Duvall Ave NE and the surrounding area and have
determined that the modified principal arterial street section is more suitable for the
portion of Duvall Ave NE adjacent to the site. The modified principal arterial street
would retain the existing roadway street section, which includes a paved roadway width
of approximately 66 feet, and consists of five (11-foot wide) travel lanes and two (five-
foot wide) bike lanes, with a 0.5-foot wide curb on both sides. Beyond the existing curb
line, the street section includes a 5-foot wide sidewalk and additional landscaping
between the property line and the back of the sidewalk. No right of way dedication is
required from the existing right of way. City staff agree that the modified frontage
improvements along Duvall Ave NE will meet the transportation needs of the
surrounding area and maintain the objectives of function, safety and appearance, as
required by code.
The City’s Public Works Transportation section and Economic Development section have
also reviewed NE 24PP
th
PP St and the surrounding area and have determined that a modified
Residential street section is more suitable for the portion of NE 24PP
th
PP St adjacent to the
site. The modified residential street standard has a right-of-way width of 52 feet. The
existing paved roadway width is 24 feet, consisting of two 12-foot wide travel lanes.
The right of way dedication will be 26.5 feet from the northern property line along NE
24PP
th
PP St. From the current north property line, the 26.5 feet of dedication will provide 13
feet of pavement, a 0.5-foot curb, an eight-foot planter strip, and a five-foot sidewalk.
City staff agree that the modified frontage improvements along NE 24PP
th
PP Street will meet
the transportation needs of the surrounding area and maintain the objectives of
function, safety and appearance, as required by code.
c. Will not be injurious to other property(ies) in the vicinity.
UUStaff CommentUU: The existing pavement width and existing pedestrian sidewalks along
Duvall Ave NE provide for safe vehicular and pedestrian travel. In addition, the proposed
modified half-street improvements along NE 24PP
th
PP Street also provide for safe vehicular
and pedestrian travel. There are no identified adverse impacts to other properties from
the requested modification.
d. Conforms to the intent and purpose of the Code.
UUStaff CommentUU: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
UUStaff CommentUU: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
UUStaff CommentUU: The modification would not create adverse impacts to other properties
in the vicinity. See also comments above under criterion ‘c’.
18. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees. The 2019 Fire Impact Fees are
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
City of Renton Department of Community & Economic Development
24th Street Short Plat
Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of October 4, 2019 Page 16 of 19
SR_24th Street_Short_Plat_LUA19-000062
$829.77 per new single-family residence. 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.
Compliant if
conditions
of approval
are met
Schools: It is anticipated that the Renton School District can accommodate any additional
students generated by this proposal at the following schools: Sierra Heights Elementary
(bus located 0.19 miles from the subject site), Risdon Middle School (bus located 0.19
miles from the subject site), and Hazen High School (bus located 0.13 miles from the
subject site). Students from the proposed development would be bussed to all three
schools. The proposed project includes the installation of frontage improvements along
NE 24PP
th
PP Street. Existing frontage improvements, including sidewalks, exist along Duvall
Ave NE.
RCW 58.17.110(2) provides that no subdivision be approved without making a written
finding of adequate provision made for safe walking conditions for students who walk to
and from school, and to and from the bus stop.
The bus stop for Hazen High is located approximately 0.13 miles from the project site on
the east side of Duvall Ave NE and NE 23PP
rd
PP Street. Students would walk south along the
east shoulder of Duvall Ave NE to NE 23PP
rd
PP Street where the bus stop is located. The
existing sidewalk would provide a safe walking route for students to walk to the bus stop.
The nearest bus stop for both Sierra Heights Elementary and Risdon Middle School is
located approximately 0.19 miles from the project site on the northwest corner of
Graham Ave NE and NE 23PP
rd
PP Street. The proposed project includes the installation of
frontage improvements along the property frontage on NE 24PP
th
PP street; however, the
remainder of the route to the bus stop for the elementary and middle school is primarily
without sidewalks. The walking route to the assigned Sierra Elementary and Risdon
Middle School bus stop may need improvements to establish a safe walking route.
Therefore, staff recommends, as a condition of approval, that the applicant provide a
safe route to school plan, for review and approval by the Current Planning Project
Manager, prior to construction permit issuance.
A School Impact Fee would be required in order to mitigate the proposal’s potential
impacts to the Renton School District. The 2019 School Impact Fee is $6,877.00 per new
single-family residence. 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.
Parks: A Park Impact Fee would be required for the future houses. The 2019 Parks Impact
Fee is $3,945.70 per new single-family residence. 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.
UUStaff Comment:UU A Preliminary Technical Information Report (TIR; Exhibit 6), dated March
15, 2019, prepared by Core Design, was submitted with the short plat application
materials. Based on the City of Renton’s flow control map, the site falls under Flow Control
Duration Standards (Forested Conditions) and is located within the May Creek Drainage
basin. The development is subject to Full Drainage Review in accordance with the 2017
Renton Surface Water Design Manual (RSWDM). All nine core requirements and the six
special requirements have been discussed in the TIR.
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
City of Renton Department of Community & Economic Development
24th Street Short Plat
Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of October 4, 2019 Page 17 of 19
SR_24th Street_Short_Plat_LUA19-000062
The applicant is proposing to install a stormwater detention vault within the public right-
of-way along the north side of their property. The Storm water vault has been sized
assuming infiltration credits for the onsite BMP’s. The development is also proposing to
connect into the existing pipe system within the Duvall Ave NE located on the west end of
the property. The system will need to be sized in accordance with the 2017 RSWDM.
A Geotechnical Report, dated March 28PP
th
PP, 2019, completed by Cobalt Geosciences, for the
site has been provided. The submitted report describes the existing soils to contain very
fine-grained silt deposits. The Geotechnical report mentions that infiltration is feasible on
lot 2 due the types of soils that are located onsite.
Stormwater system development charges (SDCs) for each new lot would apply. The 2019
stormwater SDC is $1,800.00 per lot. SDCs are due at the time of civil construction permit
issuance.
Water: Water service is provided by City of Renton. The project site is within the City of
Renton’s Highlands service area in the 565’ hydraulic pressure zone. There is an existing
8-inch City water main located in NE 24PP
th
PP Street, which can deliver approximately 1,500
gallons per minute (gpm). There is also an existing 12-inch water main in Duvall Avenue
NE that can deliver 3,200 gpm.
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 building and two hydrants if the fire
flow goes up to 1,500 gpm. The existing fire hydrants appear to meet minimum
requirements.
The development is subject to a water system development charge (SDC) fee. The SDC fee
for water is based on the size of the new domestic water to serve the project. The 2019
water fee for a lot with a ¾-inch or 1-inch water meter is $4,050.00 per meter. Each lot
shall have a separate meter.
Sanitary Sewer:
Sewer service is provided by the City of Renton. There is an existing 8-inch PVC sewer
running north to south along the eastern frontage of Duvall Avenue NE, west of the
project site. The main flows to a 54-inch manhole located approximately 75 feet south of
the site’s northern boundary. From this manhole, the main flows west across Duvall
Avenue NE. The development is subject to a wastewater system development charge
(SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the
project. The 2019 sewer fee for a lot with a ¾-inch or 1-inch water meter is $3,100.00 per
lot. SDC fees are due at the time of civil construction permit issuance.
I. CONCLUSIONS:
1. The subject site is located in the Residential Low Density (LD) 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-4 (R-4) 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.
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
City of Renton Department of Community & Economic Development
24th Street Short Plat
Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of October 4, 2019 Page 18 of 19
SR_24th Street_Short_Plat_LUA19-000062
4. The proposed short plat complies with the subdivision regulations as established by City Code and state
law provided the applicant complies with all advisory notes and conditions of approval, see FOF 16.
5. The proposed short plat complies with the street standards as established by City Code and the
modification request supported by staff, provided the project complies with all advisory notes and
conditions of approval contained herein, see FOF 16 and 17.
6. There are safe walking routes to schools or the bus stops provided the applicant complies with all
conditions of approval, see FOF 18.
7. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 18.
J. DECISION:
The 24th Street Short Plat and Street Modification, File No. LUA19-000062,SH-P, MOD, as depicted in Exhibit 3,
is approved and is subject to the following conditions:
1. The applicant shall submit a final detailed landscape plan in compliance with RMC 4-8-120D.12 at the time
of Civil Construction Permit application that includes the following:
a. Required street trees within the public ROW of Duvall Ave NE, and within the planter strip of NE
24PP
th
PP Street, to the east of the proposed stormwater vault; and
b. Two (2) additional trees on Lot 2 in order to meet the minimum tree density requirement of four
(4) trees onsite.
2. The applicant shall either: 1) Install the required onsite landscaping on Lot 2 prior to short plat recording,
or, 2) Submit for and finalize a demolition permit for the existing single-family residence prior to short plat
recording.
3. The applicant shall submit a revised site plan with the civil construction permit application that
demonstrates compliance with the driveway width and surface standards for Lot 2.
4. The applicant shall install a cedar fence between the new public half-street (NE 24PP
th
PP Street) and the private
street to the north. The cedar fence shall be identified on the civil construction permit application, for
review and approval by the Current Planning Project Manager, prior to Civil Construction Permit issuance.
The cedar fence shall be installed prior to short plat recording.
5. The applicant shall provide a safe route to school plan for review and approval by the Current Planning
Project Manager prior to construction permit issuance.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED on October 4, 2019 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
Tuscany Construction, LLC,
PO Box 6127
Bellevue, WA 98008
Cliff Williams,
Development Management Engineers, LLC,
5326 SW Manning St,
Seattle, WA 98116
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
10/4/2019 | 11:35 AM PDT
City of Renton Department of Community & Economic Development
24th Street Short Plat
Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of October 4, 2019 Page 19 of 19
SR_24th Street_Short_Plat_LUA19-000062
TRANSMITTED on October 4, 2019 to the Parties of Record:
James Harvey McDowell
2501 Duvall Street NE
Renton, WA 98059
Elshan Aliyev
4730 NE 24PP
th
PP Street
Renton, WA 98059
TRANSMITTED on October 4, 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 October 18, 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
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: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
24th Street Short Plat
Land Use File Number:
LUA19-000062,SH-P, MOD
Date of Report
October 4, 2019
Staff Contact
Angelea Weihs
Associate Planner
Project Contact/Applicant
Cliff Williams
Development Management Engineers, LLC
5326 SW Manning St, Seattle, WA 98116
Project Location
4709 NE 24th Street
The following exhibits are included with the ERC report:
Exhibit 1: 28B28BAdministrative Decision
Exhibit 2: 29B29BNeighborhood Detail Map
Exhibit 3: 30B30BPreliminary Short Plat Map
Exhibit 4: 31B31BExisting Conditions (Topography Map)
Exhibit 5: 32B32BPreliminary Grading, Drainage, and Utility Plan
Exhibit 6: 33B33BPreliminary Landscape and Tree Retention Plan
Exhibit 7: 34B34BArborist Report prepared by Jeff Varley, dated May 6, 2018
Exhibit 8: 35B35BPreliminary Technical Information Report prepared by Core Design, dated March 15,
2019
Exhibit 9: 36B36BGeotechnical Report prepared by Cobalt Geosciences, revised March 26, 2019
Exhibit 10: 37B37BProject Narrative
Exhibit 11: 38B38BStreet Modification and Waiver Request
Exhibit 12: 39B39BStreet Tree Elimination Request
Exhibit 13: 40B40BPublic Comment Letter and Staff Correspondence
Exhibit 14: 41B41BAdvisory Notes
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
King County
4709 NE 24th Short Plat
Date: 6/15/2018 Notes:
±The information included on this map has been compiled by King County staff from a variety of sources and is subject to changewithout notice. King County makes no representations or warranties, express or implied, as to accuracy, completeness, timeliness,or rights to the use of such information. This document is not intended for use as a survey product. King County shall not be liablefor any general, special, indirect, incidental, or consequential damages including, but not limited to, lost revenues or lost profitsresulting from the use or misuse of the information contained on this map. Any sale of this map or information on this map isprohibited except by written permission of King County.
Project Site
Duvall Avenue NENE 25th Street
NE 24th Street xNE 24th Street
EXHIBIT 2
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
EXHIBIT 3DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
EXHIBIT 4DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
21
A
A
NE 24TH ST PRELIM SHORT PLATIN COMPLIANCE WITH CITY OF RENTON STANDARDS
6-11-19 PR19000XXXC1900XXXXDESIGN
12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877
CIVIL ENGINEERING
LANDSCAPE ARCHITECTURE
PLANNING
SURVEYING
STORM NOTES
EXHIBIT 5
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
NE 24TH ST
420
430
440
420
430
440
0+50 1+00 1+50 2+00 2+50 3+00
NE 24TH ST PRELIM SHORT PLATIN COMPLIANCE WITH CITY OF RENTON STANDARDS
6-11-19 PR19000XXXC1900XXXXDESIGN
12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877
CIVIL ENGINEERING
LANDSCAPE ARCHITECTURE
PLANNING
SURVEYINGSECTION A-A
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
EXHIBIT 6
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
NE 24th Street short plat
Duvall Avenue North and NE 24th Street
May 6, 2018
Darrell Offe, Civil Engineer
SUBJECT: PROPERTY AT NE 24th STREET, RENTON, WA, EXISTING TREE
EVALUATION
I conducted a site visit at the above-referenced site on May 5th to evaluate the overall
health of each tree per the City of Renton's Municipal Code Section 4-4-130. Following
are the existing significant trees found on the site along with their species, dbh, drip line
(radius), overall health. See also Tree Retention Plan Sheet L-1.
TREE RETENTION/REPLACEMENT CALCUALTIONS
1. TOTAL TREES: 2
2. DEDUCTIONS:
A. Trees that are dangerous: 0
B. Trees in proposed public streets: 0
C. Trees in proposed private access tracts: 0
D. Trees in critical areas and buffers: 0
3. Subtract line 2 from line 1: 2
4. Project is in the R-4 zone: 2 trees x 0.3 = 0.6
5. Quantity of trees proposed to be retained: 1
6. Subtract line 5 from line 4 for trees to be replaced: 0
(If line 6 is zero or less, no replacement trees are required)
TREE TABLE
Tree # DBH and species Dripline Retain/Remove Notes
1 24" Douglas Fir 13' radius Remove healthy
2 23" Douglas Fir 20' radius Retain healthy
EXHIBIT 7
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
NE 24th Street short plat
Duvall Avenue North and NE 24th Street
TREE SPECIES:
Douglas Fir: Pseudotsuga menziesii
Western Red Cedar: Thuja plicata
Big Leaf Maple: Acer macrophyllum
Red Alder: Alnus rubra
Maple: Acer rubrum, cultivar unknown
Deodar Cedar: Cedrus deodora
Serviceberry: Amelanchier alnifolia
ASSUMPTIONS:
1. Only the numbered trees in this report have been examined. This report reflects the
condition of the trees at the time of the site visit. There is no warranty or guarantee,
expressed or implied that problems or deficiencies of the subject tree may not arise in
the future.
2. All trees may fail at any time, with or without obvious defects, and with or without
applied stress. A complete evaluation of the potential for this (a) tree to fail required
excavation and examination of the base of the subject tree.
Regards,
VARLEY VARLEY VARLEY
Jeff Varley
Landscape Architect
12743 NE 170th Lane
Woodinville, WA 98072
phone: 425-466-9430
email: varley_jeff@hotmail.com
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
PRELIMINARY
TECHNICAL INFORMATION REPORT
FOR
NE 24th STREET SHORT PLAT
CITY OF RENTON IN KING COUNTY, WASHINGTON
Prepared by:Sheri Murata, P.E.
First Submittal:March 15, 2019
Revised:
Core No.: 18265
3/15/19
Entire Document
Available Upon
Request
EXHIBIT 8
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
Cobalt
Geosciences
P.O. Box 82243
Kenmore, Washington 98028
(206) 331-1097
March 28, 2017
Revised March 26, 2019
Mr. Bob Wenzl
C/O Mr. Cliff Williams
cliff@sitedme.com
RE: Stormwater Feasibility Evaluation
Proposed Single Family Residences
4709 NE 24th Street
Renton, Washington
Dear Mr. Williams,
In accordance with your authorization, Cobalt Geosciences, LLC has prepared this letter to
discuss the results of our stormwater feasibility evaluation at the referenced site.
Site and Project Description
The site is located at 4709 NE 24th Street in Renton, Washington. The site consists of one
rectangular shaped parcel with a total area of about 23,770 square feet.
Currently, the east portion of the site is developed with a single-family residence and driveway.
The remainder of the site is landscaped with sparse trees, grasses, and shrubs/bushes.
Overall the site slopes gently downward toward the west. Slopes within the site are generally less
than 10 percent and the overall topographic relief is less than 10 feet.
The property is bordered to the north by NE 24th Street, to the west by Duvall Avenue NE, and to
the south and east by single family residences.
The project consists of removing the existing structures and developing the site with two single
family residences. Stormwater management may consist of infiltration, dispersion, rain gardens,
or tightlines into city infrastructure.
Area Geology
The Geologic Map of King County, indicates that the site is underlain by Vashon Glacial Till.
Vashon Glacial Till is typically characterized by an unsorted, non-stratified mixture of clay, silt,
sand, gravel, cobbles and boulders in variable quantities. These materials are typically dense and
relatively impermeable. The poor sorting reflects the mixing of the materials as these sediments
were overridden and incorporated by the glacial ice.
Entire Document
Available Upon
Request
EXHIBIT 9
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
24th Street Short Plat
2-LOT Short Plat
4709 NE 24th Street, Renton, WA
PROJECT NARRATIVE
Project Name: 24th Street Short Plat; Area: 23,770 square feet; located at the southeast
corner of NE 24th Street and Duvall Avenue NE.
Permits required: Land Use Action permit, Utility permits, Building permit and Demolition Permit
Zoning designation: The property is zoned Single Family Residential R-4; surrounding property is
zoned R-4.
Current Use: Residential single family
Special features: No sensitive areas or special features are on or near the property.
Soil Type/Drainage: The soils on the property are defined as Recessional Outwash. This type of soil
allows for infiltration of developed runoff. The easterly portion of the subject property was not available
to soil examination due to an existing residence and compact gravel driveway/parking areas. The
existing drainage from the property infiltrates on site and does not appear to runoff. Future runoff from
the proposed development will either be collected and infiltrated/dispersed or discharged to a proposed
on-site public detention vault. The required roadway widening of NE 24th Street which triggered a
required storm control facility will be collected and discharge to the proposed public storm vault within
the project site.
Proposed use: The development proposal is to subdivide the existing parcel into two single family
residential lots. The existing residence located on proposed Lot 2 (an area of 10,286 SF) will eventually
be demolished. A new single-family residence will be constructed on Lot 1 with an area of 11,403 SF. The
resultant net density is 4.46 units/acre.
Access: Access to the project will be from NE 24th Street; no access will be from Duvall Avenue NE.
Proposed Offsite improvements: There are proposed frontage improvements along NE 24th Street
and re-constructing the curb return, landscaping strip, sidewalk, and ADA ramp at the intersection of NE
24th Street and Duvall Avenue NE. Public utilities currently exist within NE 24th Street; except sanitary
sewer. The proposed house on Lot 1 will connect to an existing 6” sewer stub off Duvall Ave. A new 6”
side sewer connected to the Duvall sewer main will be installed in a private sewer easement across Lot 1
to service Lot 2.
Total estimated cost / Fair market value: Estimated construction cost $200,000; Market value
(completed new home) $800K.
Estimated quantities: 120 cubic yards of cut material and 115 cubic yards of fill material will be
generated during the installation of the proposed frontage improvements.
Trees removed: There are 2 existing trees on subject property. One will be retained, and one will be
removed. The tree to removed is a 24” diameter Douglas Fir.
Dedication to the City: Frontage along NE 24th Street will be widened by 26.5’ to meet City standards.
A right-of-way dedication will be deeded to the City of Renton.
Job shacks, sales trailers, and model home: No proposal currently
Proposed Modifications: Road Modification requests to limit and define the widening of NE 24th
Street and retain the existing ROW width on Duvall Ave NE will be submitted with the Preliminary Short
Plat application.
EXHIBIT 10
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
5326 SW Manning Street, Seattle WA 98116 Cell Phone: 206 714-7161
www.sitedme.com email: cliff@sitedme.com
Development Management Engineers, LLC
The Developer’s Engineering Advocate
March 26th, 2019
City of Renton
Community and Economic Development
1055 South Grady Way
Renton, WA 98057
Subject: 24th Street Short Plat – Street Modification Request
4709 NE 24th Street, Renton
Project Description and Existing Conditions:
The proposed 24th Street 2-Lot Short Plat is located in the city of Renton at the
intersection of Duvall Ave NE and NE 24th St. There are existing road improvements
along Duvall Ave which is a main roadway connecting the cities of Renton and
Newcastle. The portion of NE 24th Street roadway fronting the project site is less than
the standard ROW and has no improvements other than paved travel lanes.
Proposed Street Modification:
The following modifications have been proposed and preliminary agreed to by the City of
Renton planning staff:
1. Duvall Ave NE right of way (ROW) width modification: The roadway is
classified as a principal arterial. Per RMC 4-6-060 the minimum (ROW) width of
103’. The existing ROW is 102’. City staff have proposed retaining the existing
width. Per pre-application meeting notes dated Nov 3, 2016, the ‘City supports a
modification to deviate from the required street frontage improvements for the
site’s Duvall Avenue NE frontage‘. Therefore, no further ROW dedication should
be required.
2. NE 24th St right of way width modification: The roadway is a limited access
residential street. Per RMC 4-6-060, the half street paved roadway width is 18’
consisting of a 12’ travel lane and 6’ parking. City staff, via email, proposed a
half street paved width of 13’ fronting the project site (see attached). The
resultant required ROW dedication will be 26.5’ based on a 13’ paved lane (the
street modification), 0.5’ curb, 8’ planter strip and 5’ sidewalk. With the
proposed dedication, total ROW width will be 56.5’ which is 11.5’ wider that the
present street standard of 45’.
Justifications for the Modification Requests:
1. Retain existing ROW of 102’ on NE Duvall Ave.
EXHIBIT 11
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
5326 SW Manning Street, Seattle WA 98116 Cell Phone: 206 714-7161
www.sitedme.com email: cliff@sitedme.com
a. Substantially implements the policy direction of the policies and objectives of
the Comprehensive Plan Land Use Element and the Community Design
Element and the proposed modification is the minimum adjustment necessary
to implement these policies and objectives;
Per the Pre-application meeting notes, the City staff proposed retaining
the existing ROW. We support the staff’s determination that not
dedicating an additional 0.5’ of ROW is a minimal adjustment and that
the City policies and objectives are maintained.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment;
We support the City proposed ROW modification and believe the 0.5’
reduction in ROW will not impact public safety, etc.
c. Will not be injurious to other property(ies) in the vicinity;
No adjoining properties, nor the site itself will be impacted by this
modification.
d. Conforms to the intent and purpose of the Code;
We believe this modification meets the intent and purpose of the RMC
e. Can be shown to be justified and required for the use and situation intended;
We support the City staff proposed modification and agree it is justified.
f. Will not create adverse impacts to other property(ies) in the vicinity.
This modification only impacts the project site and therefore, has no
impact on adjoining properties.
2. Reduce NE 24th St half street paved road section from 18’ (travel lane plus
parking width) to a 13’ travel lane.
a. Substantially implements the policy direction of the policies and objectives of
the Comprehensive Plan Land Use Element and the Community Design
Element and the proposed modification is the minimum adjustment necessary
to implement these policies and objectives;
Per the RMC 4-6-060, the required ROW width for a limited access
residential street is 45’. The proposed additional ROW dedication of
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
5326 SW Manning Street, Seattle WA 98116 Cell Phone: 206 714-7161
www.sitedme.com email: cliff@sitedme.com
26.5’ will result in a total ROW width of 56.5’ which exceeds the standard
by 11.5’. It appears, the lack of frontage improvements on both sides of
the street has driven the requirement to demand an excess ROW
dedication from the project site. We assume the excess ROW dedication
meets City policy. This modification speaks to reducing the half street
paved width to 13’from 18’.
g. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment;
We believe the proposed pavement widening, curb and gutter and
sidewalk improvements will improve the traffic safety of the street
especially considering the existing conditions and prior to frontage
improvements on the north side of the street.
h. Will not be injurious to other property(ies) in the vicinity;
Other than reducing the potential size of the proposed new lots, this
project should not be injurious to other properties in the vicinity.
i. Conforms to the intent and purpose of the Code;
We assume, since the modification was proposed by City staff, that the
intent of the Code is retained.
e. Can be shown to be justified and required for the use and situation intended;
Proposed work will provide a major street upgrade of NE 24th St for the
portion fronting the project site.
f. Will not create adverse impacts to other property(ies) in the vicinity.
We believe this modification will only burden the project site and will not
create adverse impacts on other properties.
If you have any questions or need further information, please advise. Otherwise, we look
forward to receiving approval of these street modifications.
Respectfully, yours
Cliff Williams
Cliff Williams, PE
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
3807 59th Ave SW Seattle WA 98116 Cell Phone: 206 714-7161
www.sitedme.com email: cliff@sitedme.com
Development Management Engineers, LLC
The Developer’s Engineering Advocate
July 1, 2019
Angelea Weihs
Associate Planner
City of Renton
Development Services
1055 S Grady Way
Renton, WA 98057
RE: Letter of Request for Elimination of ROW Street Trees
24th Street Short Plan LUA19-000062, SHPL-A
Dear Angelea:
Per your requirement, we hereby request approval for elimination of ROW street trees for
the 24th Street Short Plat project. Please refer to the attached landscape plan. You will
note that the plan does not include street trees within the ROW. That was because of the
existing gas main running down the middle of the proposed planter strip. To
accommodate this conflict and still provide the required trees, the street trees instead are
shown in the 10’ landscape buffer strip behind the sidewalk of the proposed 2 lots.
Subsequent to the initial submittal, a notice was received placing the application “On
Hold” pending resolution of the location of a stormwater vault. Fortunately, this issue
has been resolved with the City accepting placement of the vault within the proposed
dedicated ROW area, see attached revised grading and utilities plan.
In order to locate the vault between the proposed new curb and property line, the gas
main will have to be relocated. When the proposed vault location is approved, the gas
company will be contacted regarding the new gas main alignment. Upon receipt of the
new alignment, we will be able to determine if street trees can be planted in the new
planter strip to the east of the vault. Otherwise, we suggest keeping the street trees within
the 10’ landscape buffer, as shown on the landscape plan.
Thank you for your consideration. We look forward to a speeding resolution of the street
tree and the vault location issues and release of the “On Hold” status so we can move
forward on this project.
Yours respectfully,
Cliff Williams
Cliff Williams, PE
EXHIBIT 12
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
From: Elshan Aliyev <aliyev1969@yahoo.com>
Sent: Sunday, April 14, 2019 4:35 PM
To: Chip Vincent; Jennifer T. Henning; Angelea Weihs
Subject: LUA19-000062 project concern
Attachments: Duvall AVE and NE 24 ST interseciion.jpg; Duvall AVE and NE
24 ST intersection (2).jpg; Duvall AVE and NE 24 ST
interseciion (3).jpg; Signs on Duvall AVE and NE 24 ST
interseciion.jpg; NE 24ST and Field AVE NE intersection.jpg
Follow Up Flag: Follow up
Flag Status: Flagged
Elshan Aliyev
4730 NE 24 ST
Renton, WA 98059
April 14, 2019
Chip Vincent
Jennifer T. Henning
Angelea Weihs
1055 S.Grady Way
Renton WA 98057
Dear Sir/Madam:
In January of 2015, I bought a single-family home for myself and my family located on 4730 NE 24th St,
Renton, WA 98059. When buying this house, I was guided by how comfortably and safely my family will
live here. The fact that the City of Renton is paying attention to the developments and improvements of its
areas played a part in our choosing a place to live.
On April 5, 2019, I received a notice in the mail from the Department of Community & Economic
Development (CED). The Planning Division, City of Renton, received on April 2, 2019 a Master
Application under project name / number:
PR19-000131 24th Street short plat/ LUA19-000062 project Location 4709 NE 24th Ave (APN
0323059245).
I got acquainted with this project and was surprised by the fact that some construction activities are
planned on the territory of NE 24th Street which belongs to me (King County Parcel 0323059095). This
activity was without any communication or coordination with me.
According to the proposal of this project, construction of two single family houses on the outskirts of one
manufactured is planned in this area. This situation makes me even more surprised because the
documents given in Recorded Easements provided to The City is dated 1947 is for one house on this
EXHIBIT 13
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
parcel. I would also like to draw your attention to the fact that, according to the request provided in the
Master application proposal, the width is 26.5 feet and 160.47 feet length does not correspond to the real
possibilities of NE 24th Street.
The NE 24th Street is one of the busiest roads in this area with a high volume of traffic for people who live
on neighboring streets: such as Fields AVE NE and NE 25TH St, including the NE 24th St that includes
more than 70 family homes. I do not consider it an improvement to this area. It is not an improvement for
our neighborhood. It will result in an increase in the number and volume of vehicles and traffic.
I would like to suggest the following: At the intersection of Duvall Ave NE and NE 24 St, install the
“Private road” sign. And in addition, install access fence on this intersection. Furthermore, determine the
obligations for this user and all users of the road section for the maintenance of NE 24 ST from the
intersection with Duvall Ave NE to the intersection with Field AVE NE.
For safety reasons, install the right turn sign for vehicles leaving from 4709 on the NE 24 ST because
they can cause an accident when turning left when leaving Duvall Ave NE to NE 24 St.
Some photo files attached to this letter for better understanding of my concerns.
Therefore, I would like to ask you to add my name as a party of record to receive all current and further
information on this proposed project.
Best regards,
Elshan Aliyev
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
From: Angelea Weihs
Sent: Thursday, May 09, 2019 9:37 AM
To: 'Elshan Aliyev'
Subject: RE: 24th Street Short Plat, LUA19-000062,SHPL-A
Hello Elshan,
Your comments were received. You were added as a party of record and subsequently received a letter
stating that this project is currently on hold pending additional information. This information can
potentially change the boundaries of the ROW dedication. More information from the applicant is
needed to conduct our review. Once the required comments are address per the hold letter, you will
receive an update stating that the project has been taken off-hold. If you would still like me to schedule
an appointment with you to discuss the project prior to my receiving this information, I am happy to do
so. Is there a particularly time and day of the week that works best for you?
Thanks,
Angelea Weihs
Associate Planner, City of Renton
1055 S. Grady Way
Renton, WA 98057
(425) 430-7312
From: Elshan Aliyev [mailto:aliyev1969@yahoo.com]
Sent: Wednesday, May 08, 2019 8:23 PM
To: Chip Vincent <CVincent@Rentonwa.gov>; Jennifer T. Henning <Jhenning@Rentonwa.gov>; Angelea
Weihs <AWeihs@Rentonwa.gov>
Subject: 24th Street Short Plat, LUA19-000062,SHPL-A
Elshan Aliyev
4730 NE 24 ST
Renton, WA 98059
May 8, 2019
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
Chip Vincent
Jennifer T. Henning
Angelea Weihs
1055 S.Grady Way
Renton WA 98057
Dear Vincent, Jennifer, and Angela,
On April 14 of 2019 there was an email sent by me with contests of my concerns and asking proposals
related to the project name / number: PR19-000131 24th Street short plat / LUA19-000062
I would like to be sure that this letter was received by you since no one has responses to me until today.
On April 24, 2019. I received a general letter from the City of Renton informing that this project is currently
“on hold” in connection with the “water design manual”.
Myself, as a resident of City of Renton, would like to schedule an appointment with you for further detailed
discussion of my concerns and suggestions related to this project.
Thank you in advance for your reply.
Best Regards
Elshan Aliyev
DocuSign Envelope ID: 342812B7-D4AC-4CB0-A88A-76E9C0B2C848
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA19-000062
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Angelea Weihs, 425-430-7312, aweihs@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
5. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
6. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Justin T. Johnson, 425-430-7291, jtjohnson@rentonwa.gov)
1. See Attached Development Engineering Memo
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. See Attached Renton Fire Authority Memo
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. No Comments
Community Services:
EXHIBIT 14
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA19-000062
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. No Comments
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:August 13, 2019
TO:Angelea Weihs, Planner
FROM:Justin Johnson, Civil Engineer III, Plan Reviewer
SUBJECT:NE 24th Preliminary Short Plat
4709 NE 24th St
LUA19-000062
I have completed a preliminary review of the application of the above-referenced proposal located at
parcel 0323059245 and have the following comments: The applicant is proposing to subdivide the lots
into 2 single family lots. All existing structures on the parcels will be removed.
EXISTING CONDITIONS
The Site is approximately 0.55 acres in size and is rectangular in shape. The existing site is developed
with an existing single family residence.
Water Water service is provided by the City of Renton. It is in the Highlands service area in the
565’ hydraulic pressure zone. The approximate static water pressure is 60 psi at a
ground elevation of 426’. There is an existing 8” water main north of the site in NE 24th
Street that can deliver 1,500 gallons per minute (gpm). Reference Project File
WTR2700314 in COR Maps for record drawings. There is also an existing 12” water main
west of the site in Duvall Avenue NE that can deliver 3,200 gpm. Reference Project File
WTR2702952 in COR Maps for record drawings.
Sewer Sewer service is provided by the City of Renton. There is an existing 8” PVC sewer
running north to south west of the site along the eastern frontage of Duvall Avenue NE.
Reference Project File WWP2702952 in COR Maps for record drawings. The main flows
to a 54” manhole (COR Facility ID MH5195) located approximately 75’ south of the site’s
northern boundary. From this manhole, the main flows west across Duvall Avenue NE.
Storm The site currently contains one single family residence with a driveway and yard with
grass. The site slopes gently from east to west towards Duvall Avenue NE. There is a
private conveyance system along the eastern property frontage that drains to a private
conveyance system in NE 24th Street. There is an existing 18” storm drain running
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August 13, 2019
south to north west of the site along the eastern Duvall Avenue NE flowline. This storm
drain turns west at a type 2 catch basin near the intersection of NE 24th Street and
Duvall Avenue NE. Reference Project File SWP2702952 in COR Maps for record
drawings. This storm drain collects stormwater drainage from the eastern half of Duvall
Avenue NE and from the sidewalk and areas east of the curb line that drain into Duvall
Avenue NE. There is also a 24” storm drain that flows from south to north in the center
of Duvall Avenue NE.
Streets The proposed development fronts Duvall Avenue NE and it is classified as a principal
arterial. Per RMC 4-6-060, the minimum right of way width for a principal arterial with 5
lanes is 103’. The minimum paved roadway width is 66’ with 5 lanes. A 0.5’ curb, 8’
planter, and 8’ sidewalk are required along both sides of the pavement. The King
County Assessor’s Map shows a current right of way width of approximately 102’ (with
51.5’ on the east side of the right of way). There is a 0.5’ curb along both sides of the
pavement and a 6’ sidewalk along the eastern frontage.
CODE REQUIREMENTS
WATER
1. The new service line from the main and the water meter will be installed by the City of Renton.
The current (2019) fee to install this service line and meter is $3,335.00. The new lot is subject
to a system development charge (SDC) for water service. The current SDC for water service with
a 3/4” or 1” meter is $4,050.00.
2. There is an existing 3/4" water service serving the existing home. This service can be reused to
serve one of the new lots. An additional 1” water service will be required for the other lot.
3. Installation of on-site and off-site fire hydrants as required by Renton Regional Fire Authority
SEWER COMMENTS
1. The development is subject to system development charges (SDCs) for sewer service. The SDC
for sewer service is based on the size of the domestic water service. The 2019 sewer SDC for a
lot with a 3/4" or 1” water meter is $3,100.00 per lot. SDCs are due at the time of civil
construction permit issuance.
2. Both lots will also be subject to a Special Assessment District (SAD) fee. The site is located in the
Honey Creek Sewer Interceptor SAD. The fee associated with this SAD is $250.00.
3. The existing home is served by a private on-site septic system. The septic system shall be
abandoned in accordance with King County Department of Health regulations and Renton
Municipal Code.
4. A 6” stub was installed at the manhole as part of the construction of the sewer main described
above. One of the lots may reuse this stub. A new 6” side sewer is required for the other lot.
The side sewer shall be contained in an easement where it flows through a neighboring parcel.
a. The easement will need to be shown on the final short plat.
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August 13, 2019
STORM DRAINAGE COMMENTS
1. The development is subject to stormwater system development charges (SDCs). The 2019
stormwater SDC is $1,800.00 per lot. The SDC will be collected for each new lot. SDCs are due
at the time of civil construction permit issuance. A credit will be given to the existing lot.
2. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water
Design Manual will be required.
3. A preliminary Drainage Plan and Technical Information Report (TIR), dated March 15th , 2019,
was submitted by Core Design with the Land Use Application. Based on the City of Renton’s flow
control map, the site falls under Flow Control Duration Standards (Forested Conditions) and is
located within the May Creek Drainage basin. The development is subject to a Full Drainage
Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine
core requirements and the six special requirements have been discussed in the Technical
Information Report. The detention, water quality and conveyance shall be designed in
accordance with the RSWDM that is current at the time of the civil construction permit
application.
a. The development is also proposing to install a stormwater detention vault located
within the right of way along the north side of their property. The Storm water vault has
been sized assuming infiltration credits for the onsite BMP’s.
i.Applicant has assumed that maximum of 4,000 sq feet of impervious surface
for each lot as described in RSWDM and 4,217 sq feet of impervious surface
for the right of way improvements.
b. The development is also proposing to connect into the existing pipe system within the
Duvall Ave NE located on the west end of the property. System will need to be sized in
accordance with the 2017 RSWDM.
i.The applicant will need to adjust the connection in order for the public
infrastructure to be located solely within the right of way.
c. On-site BMPs satisfying Core Requirement #9 will be required for the site. On-site
BMPs shall be evaluated in order of preference by feasibility as described in Section
C.1.3 of the 2017 RSWDM. Applicant proposes to use infiltration facilities within lot 1.
Perforated pipes will be installed for each of the individual lots and will be tight lined
to the proposed stormwater conveyance system.
i.Per the Geotechnical report submitted by Cobalt Geosciences, infiltration is
not suitable for lot 2 however it is suitable for lot 1.
ii.If feasible, basic dispersion should be implemented to the maximum extent
feasible which may be more than 10% of the total lot area. Feasibility of on-
site BMPs for each lot will be reviewed at the time of single family building
permit review. Final TIR should clearly explain how target surfaces from plat
infrastructure (road and sidewalk) are mitigated by on-site BMPs or how BMPs
are infeasible for these surfaces.
iii.Final BMP credits will be confirmed at building permit review.
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August 13, 2019
4. A Geotechnical Report, dated March 28th, 2019, completed by Cobalt Geosciences, for the site
has been provided. The submitted report describes the existing soils to contain very fine-grained
silt deposits. The Geotechnical report mentions that infiltration is feasible on lot 2 due the types
of soils that are located onsite.
5. Storm drainage improvements along all public street frontages 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 Renton Surface Water Design Manual.
i.Pipe should be located within the curb line of the future roadway.
ii.Overall conveyance sizing will be determined based on Conveyance Analysis
in accordance with Core Requirement #5 of the RSWDM. The size of the
conveyance system may be larger than 12-inches.
iii.The conveyance system shall be sized and located in order to convey and
contain a minimum of 25-year peak flow assuming developed conditions for
onsite tributary areas and existing conditions of any offsite tributary area.
iv.Applicant will need to place a catch basin at each property line limit
between the City of Renton and King County Jurisdictions.
6. A Construction Stormwater General Permit from the Washington Department of Ecology is
required as site clearing will exceed one acre.
TRANSPORTATION/STREET COMMENTS
1. The 2019 transportation impact fee is $7,820.42 per single family home. Fees are payable at the
time of building permit issuance for each individual home.
2. Duvall Avenue NE is classified as a principal arterial. Per RMC 4-6-060, the minimum right of
way width for a principal arterial with 5 lanes is 103’. The minimum paved roadway width is 66’
with 5 lanes. A 0.5’ curb, 8’ planter, and 8’ sidewalk are required along both sides of the
pavement. The King County Assessor’s Map shows a current right of way width of
approximately 102’. There is a 0.5’ curb along both sides of the pavement and a 6’ sidewalk
along the eastern frontage. The applicant has submitted a street modification request to leave
the existing right of way in its existing condition, City Staff supports the modification request.
3. The proposed development fronts NE 24th St along the Northern property line and is classified as
a Residential Access Road. Existing right-of-way (ROW) width is 0 feet. To meet the City’s
complete street standards for Error! Reference source not found. streets for half street
improvements, minimum ROW is 26.5 feet. A dedication of 26.5 feet of ROW will be required.
Per City code 4-6-060, half street improvements shall include a pavement width of 20 feet, a
0.5-foot curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage
improvements. Street grades shall not exceed 15%. However, City staff and the applicant have
agreed upon a cross section that consists of 13 feet of additional pavement, 0.5 foot curb, 8 foot
planter strip and 5 foot sidewalk.
4. Street lighting is not required for a two lot short plat per the RMC.
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5. 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.
6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
GENERAL COMMENTS
1. The fees listed are for 2019. The fees that are current at the time of the respective permit issuance
will be levied. Please see the City of Renton website for the current development fee schedule.
2. 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.
3. All civil plans shall conform to the current City of Renton survey and drafting standards. Current
drafting standards can be found on the City of Renton website.
4. A separate plan submittal will be required for a construction permit for utility work and street
improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington.
5. Please see the City of Renton Development Engineering website for the Construction Permit
Application and Construction Permit Process and Submittal Requirements. Please contact the City
to schedule a construction permit intake meeting.
6. All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/ for more
information.
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FIRE & EMERGENCY
SERVICES DEPARTMENT
M E M O R A N D U M
DATE:April 16, 2019
TO:Angelea Weihs, Associate Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:NE 24th Street Short Plat
Environmental Impact Comments:
1. The fire impact fees are currently applicable at the rate of $829.77 per each
individual home/duplex. This fee is paid at time of building permit issuance.
Credit is granted for the removal of the one existing home.
Code Related Comments:
1. The fire flow requirement for a single family home is 1,000 gpm minimum for
dwellings up to 3,600 square feet (including garage and basements). If the
dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would
be required. A minimum of one fire hydrant is required within 300-feet of the
proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm.
Existing fire hydrants appear to meet minimum requirements.
2. Fire department apparatus access roadways are adequate as they exist on the public street.
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