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Home My WebLink AboutD_Administrative Report and Decision_Merritt Short Plat_16-000022DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTA.ADMINISTRATIVEREPORT&DECISIONCITYOF—Renton0DECISION:LIAPPROVEDAPPROVEDSUBJECTTOCONDITIONSLIDENIEDREPORTDATE:March10,2016ProjectName:MerrittShortPlatOwner/Applicant/Contact:MichaelandCynthiaMerritt,2505LyonsAvenueNE,Renton,WA92059FileNumber:LUA16-000022,SHPL-AProjectManager:JillDing,SeniorPlannerProjectSummary:Theapplicantisrequestingpreliminaryshortplatapprovalforthesubdivisionofanexisting210,567squarefoot(4.83acre)siteinto5lotsand3tracts(TractsA,B,andC).TheprojectsiteislocatedwithintheResidential-i(R-1)zoneandtheMayValleyUrbanSeparator.Theproposedlotswouldhaveareasof:14,222sq.ft.(Lot1),14,252sq.ft.(Lot2),16,128sq.ft.(Lot3),23,664sq.ft.(Lot4),and27,378sq.ft.(Lot5).TractAisproposedasanopenspacetract,TractBisproposedasanirrigationpumphousetract,TractCisproposedasashareddriveway.Accesstotheproposedlotswouldbeprovidedviaa26-footwideshareddriveway(TractC),whichterminatesinahammerheadturnaround.AnexistingsinglefamilyresidenceisproposedtoremainonLot4,theexistingasphaltdrivewayservingLot4wouldberemovedaspartoftheshortplatdevelopment,andanewaccessdrivewaywouldbeprovidedoffoftheproposedshareddriveway(TractC).Sensitiveslopes(slopeswithgradesbetween25and40percent)andahigherosionhazardareaaremappedontheprojectsite.ProjectLocation:2505LyonsAvenueNESiteArea:210,567squarefeet(4.83acres)ProjectLocationMapAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMERRITTSHORTPLATLUA16-000022March10,2016Page2of18B.EXHIBITS:Exhibit1:StaffReportExhibit2:ShortPlatPlanExhibit3:LandscapePlanExhibit4:ArboristReportExhibit5:TreeRemovalPlanExhibit6:DrainageReport,preparedbyOffeEngineers,PLLC(November20,2015)Exhibit7:ConceptualDrainage/UtilitiesPlanExhibit8:ConceptualGradingPlanExhibit9:GeotechnicalServicesReport,preparedbyGaryA.Flowers,PLLC(dateOctober22,2015)Exhibit10:PublicCommentemailfromBetsyReamyExhibitif:PublicCommentemailsandletterfromClaudiaDonnellyExhibit12:StaffResponsetoBetsyReamyExhibit13:StaffResponsetoClaudiaDonnellyExhibit14:BuildingHeightCodeInterpretation(CI-73)Exhibit15:TreeRetentionWorksheetExhibit16:AdvisoryNotestoApplicantC.GENERALINFORMATION:MichaelandCynthiaMerritt1.Owner(s)ofRecord:2505LyonsAvenueNERenton,WA980592.ZoningClassification:Residential-i(R-1),MayValleyUrbanSeparator3.ComprehensivePlanLandUseDesignation:ResidentialLowDensity(LD)4.ExistingSiteUse:Existingsinglefamilyresidence(proposedtoremain),twosheds(onetoremainandonetoberemoved),andapumphouse(proposedtoremain).5.CriticalAreas:Sensitiveslopesandahigherosionhazardareaaremappedontheprojectsite.6.NeighborhoodCharacteristics:a.North:SingleFamilyResidential,R-1b.East:SingleFamilyResidential,R-1c.South:SingleFamilyResidential,R-1U.West:SingleFamilyResidential,R-16.SiteArea:4.83acresD.HISTORICAL/BACKGROUND:ActionLandUseFileNo.OrdinanceNo.DateAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentMERRITTSHORTPLATMarch10,2016ComprehensivePlanN/A575806/22/2015ZoningN/A575806/22/2015AnnexationN/A514206/01/2005E.PUBLICSERVICES:1.ExistingUtilitiesa.Water:WaterservicewillbeprovidedbytheWaterDistrict90.b.Sewer:SewerserviceisprovidedbytheCityofRenton.ThereisanexistingsewermaininLyonsAvenueNE.c.Surface/StormWater:TherearestormwatermainslocatedinLyonsAvenueNEfrontingthesubjectproperty.2.Streets:ThesubjectpropertyfrontsonLyonsAvenueNE,whichisclassifiedasaresidentialaccessstreet.3.FireProtection:CityofRentonFireDepartmentF.APPLICABLESECTIONSOFTHERENTONMUNICIPALCODE:1.Chapter2LandUseDistrictsa.Section4-2-020:PurposeandIntentofZoningDistrictsb.Section4-2-070:ZoningUseTablec.Section4-2-110:ResidentialDevelopmentStandardsd.Section4-2-115:ResidentialDesignandOpenSpaceStandards2.Chapter3EnvironmentalRegulationsa.Section4-3-050:CriticalAreaRegulations3.Chapter4PropertyDevelopmentStandards4.Chapter6StreetsandUtilityStandardsa.Section4-6-060:StreetStandards5.Chapter7SubdivisionRegulationsa.Section4-7-070:DetailedProceduresforShortSubdivision6.Chapter11DefinitionsG.APPLICABLESECTIONSOFTHECOMPREHENSIVEPLAN:1.LandUseElementLHFINDINGSOFFACT(FOF):1.ThePlanningDivisionoftheCityofRentonacceptedtheabovemasterapplicationforreviewonJanuary14,2016anddeterminedtheapplicationcompleteonJanuary28,2016.Theprojectcomplieswiththe120-dayreviewperiod.2.Theprojectsiteislocatedat2505LyonsAvenueNE.AdministrativeReport&DecisionLUA16-000022Page3of18AdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMERRI7TSHORTPLATLUA16-000022March10,2016Page4of183.Theprojectsiteiscurrentlydevelopedwithanexistingsinglefamilyresidence(proposedtoremain),twosheds(onetoremainandonetoberemoved),andapumphouse(proposedtoremain).4.Accesstothesitewouldbeprovidedviaanew26-footwideshareddrivewayoffofLyonsAvenueNE.5.ThepropertyislocatedwithintheResidentialLowDensity(LD)ComprehensivePlanlandusedesignation.6.ThesiteislocatedwithintheResidential-i(R-i)zoningclassificationandtheMayValleyUrbanSeparator.7.Thereareapproximately64treeslocatedwithintheproposeddevelopmentareaofLots1-5.Allbut5ofthesetreeswillberemovedaspartofthedevelopmentoftheshortplat.Inaddition,therearewellover100trees(75+over12inchesincalier)withintheproposedopenspacetract(TractA)thatwouldberetainedaspartofthedevelopmentoftheshortplat.8.Thesiteismappedwithsensitiveslopesandahigherosionhazardarea.9.Approximately785cubicyardsofmaterialwouldbecutonsiteandapproximately115cubicyardsoffillisproposedtobebroughtintothesite.10.Theapplicantisproposingtobeginconstructioninwinter/springof2016andendinsummer/fallof2016.ii.Staffreceivedtwopubliccommentletters(Exhibits10&ii).Toaddresspubliccommentsthefollowingreportcontainsanalysisrelatedtodrainage,treeretention,density,andlotsize.12.Representativesfromvariouscitydepartmentshavereviewedtheapplicationmaterialstoidentifyandaddressissuesraisedbytheproposeddevelopment.Thesecommentsarecontainedintheofficialfile,andtheessenceofthecommentshasbeenincorporatedintotheappropriatesectionsofthisreportandtheDepartmentalRecommendationattheendofthisreport.13.ComprehensivePlanCompliance:ThesiteisdesignatedResidentialLowDensity(LD)ontheCity’sComprehensivePlanMap.Landsconstrainedbysensitiveareas,thoseintendedtoprovidetransitiontotheruralarea,orthoseappropriateforlargerlothousingareplacedwithintheResidentialLowDensitylandusedesignationtoallowforarangeoflifestyles.TheproposaliscompliantwiththefollowingComprehensivePlanGoalsandPoliciesifallconditionsofapprovalaremet:ComplianceComprehensivePlanAnalysis,.Policy1-3:Encourageinfilldevelopmentofsingle-familyunitsasameanstomeetgrowthtargetsandprovidenewhousing.GoalL-l:Utilizemultiplestrategiestoaccommodateresidentialgrowth,including:.Developmentofnewsingle-familyneighborhoodsonlargetractsoflandoutsidetheCityCenter,v•Developmentofnewmulti-familyandmixed-useintheCityCenterandintheResidentialHighDensityandCommercialMixedUsedesignations,and•Infilldevelopmentonvacantandunderutilizedlandinestablishedneighborhoodsandmulti-familyareas.‘GoalL-T:Createafunctioningandexemplaryurbanforestthatismanagedatoptimumlevelsforcanopy,health,anddiversity.“Policy1-25:Manageurbanforeststomaximizeecosystemservicessuchasstormwatermanagement,airquality,aquiferrecharge,otherecosystemservices,andwildlifeAdminReport habitat.Goal1-BE:MaintainahighqualityoflifeasRentongrowsbyensuringthatnewdevelopmentisdesignedtobefunctionalandattractive.GoalL-FF:StrengthenthevisualidentityofRentonanditsCommunityPlanningAreasandneighborhoodsthroughqualitydesignanddevelopment.PolicyL-49:Addressprivacyandqualityoflifeforexistingresidentsbyconsideringscaleandcontextininfillprojectdesign.Policy1-56:Preservenaturallandforms,vegetation,distinctivestandsoftrees,naturalslopes,andscenicareasthatcontributetotheCity’sidentity,preservepropertyvalues,andvisuallydefinethecommunityandneighborhoods.14.ZoningDevelopmentStandardCompliance:ThesiteisclassifiedResidential-ifR-i)ontheCity’sZoningMap.TheResidential-iZone(R-i)isestablishedtoprovideandprotectsuitableenvironmentsforresidentialdevelopmentoflandscharacterizedbypervasivecriticalareaswherelimitedresidentialdevelopmentwillnotcompromisecriticalareas.ItisintendedtoimplementtheLowDensityResidentialComprehensivePlandesignation.Thezoneprovidesforsuburbanestatesinglefamilyandclusteredsinglefamilyresidentialdwellings,atamaximumdensityofonedwellingunitpernetacre,andallowsforsmallscalefarmingassociatedwithresidentialuse.Densitybonusprovisions,ofuptoeighteen(18)dwellingunitsperacre,areintendedtoallowassistedlivingtodevelopwithhigherdensitieswithinthezone.Itisfurtherintendedtoprotectcriticalareas,provideseparationbetweenneighboringjurisdictionsthroughdesignationofurbanseparatorsasadoptedbytheCountywidePolicies,andprohibitthedevelopmentofincompatibleusesthatmaybedetrimentaltotheresidentialornaturalenvironment.Theproposaliscompliantwiththefollowingdevelopmentstandardsifallconditionsofapprovalaremet:ComplianceR-1ZoneDevelopStandardsandAnalysisDensity:ThereisnominimumdensityrequitedintheR-izone.ForparcelsthatareindesignatedurbanseparatorsintheR-1zone,uptooneunitpergrossacremaybepermitted.Allfractionswhichresultfromdensitycalculationsshallbetruncatedattwo(2)numberspastthedecimal(e.g.,4.5678becomes4.56).Calculationsforminimumormaximumdensitywhichresultinafractionthatis0.50orgreatershallbevroundeduptothenearestwholenumber.Thosedensitycalculationsresultinginafractionthatislessthan0.50shallberoundeddowntothenearestwholenumber.StaffComment:Basedonthe210,567squarefootgrosssitearea,theproposalfor5lotsontheprojectsitewouldresultinanetdensityof1.04dwellingunitsperacre(5lots/4.83acres=1.04du/ac),whichmeetsthemaximumdensityrequirementsoftheR-1zone.LotDimensions:TheminimumlotsizepermittedintheR-izoneis1acre,withindesignatedurbanseparators,clusteringisrequired;individuallotsshallnotbelessthan10,000sq.ft.ClusterdevelopmentintheR-izone,shallcomplywiththeR-4developmentstandardsforlotwidthandlotdepth.Aminimumlotwidthforcluster“developmentof70feetisrequired(80feetforcornerlots)andaminimumlotdepthof100feetisrequired.ThefollowingtableidentifiestheproposedapproximatedimensionsforLots1-5andTractsA,B,andC.CityofRentonDepartmentofCommunity&EconomicDevelopmentMERRITTSHORTPLATMarch10,2016Page5of18AdministrativeReport&DecisionLUA16-000022AdminReport ProposedLotLotSize(sq.ft.)LotWidth(feet)LotDepth(feet)Lot114,822130.01114.01Lot214,252125.01114.01Lot316,188124.29114.01Lot423,664140.01143.01Lot527,378184.00127.00TractA105,284N/AN/ATractB191N/AN/ATractC8,789N/AN/AStaffComment:Theproposedlotswouldcomplywiththeminimumlotsize,width,anddepthrequirementsforclusterdevelopmentintheR-1zone.Setbacks:TherequiredsetbacksfortheR-1zoneareasfollows:frontyardis30feet,sideyardis15feet,sideyardalongthestreet30feet,andtherearyardis30feet.StaffComment:TheexistingresidenceproposedtoremainonLot4wouldmaintaina50-footfrontyardsetback,a45-footrearsetback,andaminimum15-footsideyardsetback,whichcomplieswiththesetbackrequirementsfortheR-1zone.ThesetbacksfortheresidencesproposedtobeconstructedonLots1-3and5wouldbeverifiedatthetimeofbuildingpermitreview.AnexistingshedislocatedwithinOpenSpaceTractAandwouldberemovedaspartoftheshortplatdevelopment.Staffrecommends,asaconditionofapproval,thatademolitionpermitbeobtainedandallrequiredinspectionsbecompletedfortheremovaloftheshedwithinTractApriortoshortplatrecording.BuildingStandards:TheR-1zonehasamaximumbuildingcoverageof20%andamaximumimpervioussurfacecoverageof25%.ACodeInterpretation(Cl-73)(Exhibit14)wasadoptedregardingbuildingheightrequirements.IntheR-1zone,amaximumbuildingheightof2storieswithawallplateheightof24feetispermitted.Roofswithapitchequaltoorgreaterthan4:12mayprojectanadditionalsix(6)verticalfeetfromthemaximumwallplateheight;commonrooftopfeatures,suchaschimneys,mayprojectanadditionalfour(4)verticalfeetfromtheroofsurface.Non-exemptverticalprojections(e.g.,decks,railings,etc.)shallnotextendabovethemaximumwallplateheightunlesstheprojectionissteppedbackone-and-a-half(1.5)horizontalfeetfromeachfaçadeforeachone(1)verticalfootabovethemaximumwallplateheight.Wallplatessupportingaroofwithonlyone(1)slopingplane(e.g.,shedroof)mayexceedthestatedmaximumiftheaverageofwallplateheightsisequalorlessthanthemaximumwallplateheightallowed.StaffComment:TheexistingsinglefamilyresidenceproposedtoremainonLot4wouldhaveabuildingcoverageof15percent(3,620squarefootbuildingfootprint/23,664squarefootlotarea=15%)andanimpervioussurfacecoverageof27percent(6,410squarefeetofimpervioussurface/23,664squarefootlotarea=27%).TheexistingsinglefamilyresidencewouldcomplywiththebuildingcoveragerequirementsoftheR-1zone;howeveritwouldexceedthemaximumimpervioussurfacerequirements.Buildingheight,buildingcoverage,andimpervioussurfacecoverageforCityofRentonDepartmentofCommunity&EconomicDevelopmentMERRITTSHORTPLATMarch10,2016Page6of18AdministrativeReport&DecisionLUA16-000022VCompliantifconditionofapprovalismetAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMERRI7TSHORTPLATLUA16-000022March10,2016Page7of18thenewsinglefamilyresidenceswouldbeverifiedatthetimeofbuildingpermitreview.Staffrecommends,asaconditionofapproval,thattheshortplatlayoutberevised,byadjustingthesizeofproposedLots1—3orremovalofexistingimpervioussurfaceonLot4,toensurethattheexistingresidenceproposedtoremainonLot4complieswiththemaximumimpervioussurfacerequirementsoftheR-1zone.CompliancewiththisconditionshallnotbemetbyreducingthesizeofopenspaceinTractA.ArevisedshortplatlayoutandimpervioussurfacecalculationsshallbesubmittedtotheCurrentPlanningProjectManageratthetimeofUtilityConstructionPermitreviewforreviewandapproval.Landscaping:TheCity’slandscaperegulations(RMC4-4-070)requirea10-footlandscapestripalongallpublicstreetfrontages.AdditionalminimumplantingstripwidthsbetweenthecurbandsidewalkareestablishedaccordingtothestreetdevelopmentstandardsofRMC4-6-060.Streettreesand,ataminimum,groundcover,aretobelocatedinthisareawhenpresent.SpacingstandardsshallbeasstipulatedbytheDepartmentofCommunityandEconomicDevelopment,providedthereshallbeaminimumofonestreettreeplantedperaddress.Anyadditionalundevelopedright-of-wayareasshallbelandscapedunlessotherwisedeterminedbytheAdministrator.Wherethereisinsufficientright-of-wayspaceornopublicfrontage,streettreesarerequiredinthefrontyardsubjecttoapprovaloftheAdministrator.AminimumoftwotreesaretobelocatedinthefrontyardpriortofinalinspectionforthenewSingleFamilyResidence.CompliantifStaffComment:AConceptualLandscapePlan(Exhibit3)wassubmittedwiththeshortcondition°fplatapplicationmaterials.A10-footonsitelandscapestripisproposedalongthesite’sapprovalisLyonsAvenueNEstreetfrontage.APlantSchedulewasincludedontheLandscapemetPlan(Exhibit3),thefollowingplantsareproposedwithintheonsitelandscapestrip:WesternRedCedar,dwarfburningbush,lowOregongrape,redleafbarberry,andkinnikinnick.Inaddition,theexistingtreesandlawnwithintheundevelopedright-of-waybetweentheprojectsiteandsidewalkisproposedtoremain.Anylawnareadisturbedasaresultofconstructionactivitiesisproposedtobereplaced.TheproposedConceptualLandscapePlancomplieswiththeCity’slandscapingregulations.Staffrecommends,asaconditionofapproval,thatadetailedlandscapeplanbesubmittedatthetimeofUtilityConstructionPermitReviewforreviewandapprovalbytheCurrentPlanningProjectManager.On-sitelandscapingshallbeinstalledpriortoCertificateofOccupancyfortheindividualhomes,landscapingwithintheright-of-wayshallbeinstalledpriortoshortplatrecording.TreeRetention:TheCity’sadoptedTreeRetentionandLandClearingRegulationsrequiretheretentionof30percentoftreesinaresidentialdevelopment...Significanttreesshallberetainedinthefollowingpriorityorder:CompliantifconditionofPriorityOne:Landmarktrees;significanttreesthatformacontinuouscanopy;approvalissignificanttreesonslopesgreaterthantwentypercent(20%);Significanttreesmetadjacenttocriticalareasandtheirassociatedbuffers;andSignificanttreesoversixtyfeet(60’)inheightorgreaterthaneighteeninchesf18’)caliper.PriorityTwo:Healthytreegroupingswhoseassociatedundergrowthcanbepreserved;othersignificantnativeevergreenordeciduoustrees;andOthersignificantnon-AdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMERRI1TSHORTPLATLUA16-000022March10,2016Page8of18nativetrees.PriorityThree:Aldersandcottonwoodsshallberetainedwhenallothertreeshavebeenevaluatedforretentionandarenotabletoberetained,unlessthealdersand!orcottonwoodsareusedaspartofanapprovedenhancementprojectwithinacriticalareaoritsbuffer.Aminimumtreedensityshallbemaintainedoneachresidentiallyzonedlot.Fordetachedsinglefamilydevelopment,theminimumtreedensityistwo(2)significanttreesforeveryfivethousand(5,000)squarefeet.Thetreedensitymayconsistofexistingtrees,replacementtrees,treesrequiredpursuanttoRMC4-4-070F1,StreetFrontageLandscapingRequired,oracombination.StaffComment:ATreeRetentionPlan(Exhibit5),TreeRetentionWorksheet(Exhibit15),andConceptualLandscapePlan(Exhibit3)weresubmittedwiththeprojectapplicationmaterials.AccordingtotheTreeRetentionWorksheet(Exhibit15),atotalof64treesarelocatedwithinthevicinityofthedevelopableportionoftheprojectsite(note:therearemorethan64treeslocatedontheprojectsite,the64treethataremappedarethetreeslocatedclosesttothedevelopableareaandwerecountedtodemonstratetheproposal’scompliancewiththetreeretentionrequirements.TheadditionaltreesthatwerenotcountedarelocatedwithinthenorthernportionofproposedOpenSpaceTractAandwouldberetained).Oftheexisting64trees,threeweredeemeddangerous(seeArboristReport,Exhibit4)andtenarewithintheshareddrivewaytract(TractC).Ofthe51remainingtrees,30%or15treesarerequiredtoberetained.Theapplicantisproposingtoretain22trees,whichismorethantheminimumrequirement.PerRMC4-4-070G.3wherepossible,existingtrees,rockoutcroppings,andmatureornamentallandscapingshallbepreservedandincorporatedinthelandscapelayoutandcanbecountedtowardsrequiredlandscaping.Developmentorredevelopmentofpropertiesshallretainexistingtreeswhenpossibleandminimizetheimpactoftreelossduringdevelopment.TherearesomehealthytreeslocatedalongtheeastsideofLots1and5thatappearviableforretention,specificallytreesidentifiedwiththefollowingnumbers:27-30,39,40,50,and60-64.Staffrecommends,asaconditionofapproval,thattheapplicantprovideafinaltreeretentionplanincludedthefollowingadditionaltreesforretention:27-30,39,40,50,and60-64.ThefinaltreeretentionplanshallbesubmittedatthetimeofUtilityConstructionPermitreviewforreviewandapprovalbytheCurrentPlanningProjectManager.Inaddition,atreeplantingplanwasincludedontheConceptualLandscapePlan(Exhibit3).Tomeettheminimumtreedensityrequirements,theapplicantisproposingtoplanttwotrees(minimum134inchcaliper)oneachnewlotandretainatotalof5treesonLot5.Tocomplywiththeminimumtreedensityrequirements,theapplicantisrequiredtoretainorplant2significanttrees,orgrossequivalentcaliperinches,per5,000squarefeetoflotarea.Basedonthelotareasproposed,theapplicantwouldberequiredtoprovideaminimumof6treesonLots1-3,9treesonLot4,and;;treesonLot5.Compliancewiththisrequirementmaybeachievedthroughtheinstallationofadditionaltrees,retentionofexistingtrees,oracombinationthereof.Inordertocomplywiththeminimumtreedensityrequirements,staffrecommends,asaconditionofapproval,thatadetailedlandscapeplanbesubmittedatthetimeofUtilityConstructionPermitApplication.Thedetailedlandscapeplanshalldemonstratecompliancewithminimumtreedensityrequirement.Compliancewiththisrequirement______ ______maybeaccomplishedthroughtheinstallationofminimum2inchcalipertreesorAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMERRITTSHORTPLATLUA16-000022March10,2016Page9of18throughtheretentionofexistingtreesoracombinationthereof.TherevisedlandscapeplanshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapproval.ThetreesshallbeinstalledpriortotheissuanceofaCertificateofOccupancyforthenewhomes.Parking:Parkingregulationsrequirethataminimumoftwoparkingspacesbeprovidedforeachdetacheddwelling.Drivewaycutsarerequiredtobeaminimumof5feetfrompropertylinesandnewdrivewaysmaybeamaximumof16feetinwidthatthepropertyline.Maximumdrivewayslopesshallnotexceedfifteenpercent(15%);provided,thatdrivewaysexceedingeightpercent(8%)shallprovideslotteddrainsatthelowerendwithpositivedrainagedischargetorestrictrunofffromenteringthegarage/residenceorcrossinganypublicsidewalk.StaffComment:TheexistingsinglefamilyresidenceproposedtoremainonLot4Compliantifprovidesadequateareafortheparkingofaminimumoftwovehicles.Thecurrentconditionofdrivewayaccesslocatedalongthesouthpropertylinewouldberemovedandanewapprovalisdrivewaywouldextendofftheendoftheproposedshareddriveway(TractC).Thereismetanexistingslopeintheareaoftheproposeddrivewaywithagradeofapproximately22percent.Toensurethatthenewdrivewaytotheexistingresidencecomplieswiththedrivewaystandards,staffrecommends,asaconditionofapproval,thattheapplicantprovideagradingplanandprofileforthenewdrivewayonLot4demonstratingcompliancewiththemaximum15percentdrivewaysloperequirements,ifthedrivewayslopeexceeds8percentaslotteddrainshallbeprovidedatthelowerendofthedriveway.AdetailedgradingplanshallbesubmittedatthetimeofUtilityConstructionPermitreviewforreviewandapprovalbytheCurrentPlanningProjectManagerpriortotheissuanceoftheConstructionPermit.ParkingrequirementsanddrivewaygradesforthenewresidencesproposedonLots1-3and5wouldbeverifiedatthetimeofbuildingpermitreview.FencesandRetainingWalls:Inanyresidentialdistrict,themaximumheightofanyfence,hedgeorretainingwallshallbeseventytwoinches(72”).ExceptinthefrontyardandsideyardalongastreetsetbackwherethefenceshallnotexceedfortyeightN/Ainches(48”)inheight.Thereshallbeaminimumthree-foot(3’)landscapedsetbackatthebaseofretainingwallsabuttingpublicrights-of-way.StaffComment:Nofencesorretainingwallsareproposed.15.DesignStandards:NotapplicableintheR-1zoningdesignation.16.CriticalAreas:ProjectsiteswhichcontaincriticalareasarerequiredtocomplywiththeCriticalAreasRegulations(RMC4-3-050).TheproposalisconsistentwiththeCriticalAreasRegulations,ifallconditionsofapprovalarecompliedwith:GeologicallyHazardousAreas:Basedupontheresultsofageotechnicalreportand/orindependentreview,conditionsofapprovalfordevelopmentsmayincludeN/Abuffersand/orsetbacksfrombuffers.StaffComment:Sensitiveslopesaremappedonthewesternportionoftheprojectsite.Sensitiveslopesareslopeswithagradethatexceeds25percent,butislessthanAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMERRITTSHORTPLATLUA6-000022March10,2016Page10of1840percent.AGeotechnicalServicesReport(Exhibit9),preparedbyGaryA.Flowers,PLLC,datedOctober22,2015wasprovidedwiththeshortplatapplicationmaterials.Accordingtothesubmittedreport(Exhibit9),thesteepestslopesontheprojectsitehavegradeslessthan25percent.Slopeswithgradeslessthan25percentdonotqualifyassensitiveslopes,thereforetherearenocriticalareaslocatedontheprojectsite.17.CompliancewithSubdivisionRegulations:RMC4-7Providesreviewcriteriaforthesubdivisions.Theproposalisconsistentwiththefollowingsubdivisionregulationsifallconditionsofapprovalarecompliedwith:ComplianceSubdivisionRegulationsandAnalysisAccess:Eachlotmusthaveaccesstoapublicstreetorroad.Accessmaybebyashareddrivewaypertherequirementsofthestreetstandards.Themaximumwidthofsingleloadedgaragedrivewaysshallnotexceedninefeet(9’)anddoubleloadedgaragedrivewaysshallnotexceedsixteenfeet(16’).StaffComment:Accesstotheproposedlotswouldbeprovidedviaa26-footwideshareddrivewaywhichterminatesinahammerheadturnaround.Theproposed26-footwideshareddrivewayexceedstheminimum20-footwidthrequirementforemergencyaccess.Theshareddrivewaywouldhavealengthof300feet,whichexceedsthemaximumlengthof200feetpermittedforashareddriveway.AmodificationtotheCompliantdrivewaystandardsmayberequestedforadrivewaywhichexceedsthemaximum200-ifconditionfootlengthrequirement.Staffrecommends,asaconditionofapproval,thattheofapprovalapplicantsubmitamodificationrequesttotheshareddrivewaystandardsinismetaccordancewithRMC4-9-250toexceedthemaximumlengthpermittedof200feetforashareddriveway.ThismodificationrequestshallbesubmittedtotheCurrentPlanningProjectManageratthetimeoforpriortoUtilityConstructionPermitreviewforreview.Lots1and5havefrontagealongLyonsAvenueNE,howevertoreducethenumberofcurbcutsonLyonsAvenueNE,staffrecommends,asaconditionofapproval,thatLots1and5berequiredtotakeaccessfromtheproposedshareddriveway.Anotetothiseffectshallberecordedonthefaceoftheshortplat.Thewidthoftheindividualdrivewayswouldbeverifiedatthetimeofbuildingpermitreviewforthenewresidences.N/ABlocks:Blocksshallbedeepenoughtoallowtwotiersoflots.StaffComment:Noblocksareproposed.Lots:Thesize,shape,orientation,andarrangementoftheproposedlotscomplywiththerequirementsoftheSubdivisionRegulationsandtheDevelopmentStandardsoftheR-1zoneandallowforreasonableinfillofdevelopableland.AlloftheproposedlotsCompliantmeettherequirementsforminimumlotsize,depth,andwidth.ifconditionStaffComment:Theproposedlotsarerectangularinshapeandareorientedtoprovideofapprovalfrontyardareasfacingtheshareddriveway.AsdiscussedaboveunderFOF14alllotsismetmeettheminimumdimensionalrequirementsforClusterDevelopmentwithintheMayValleyUrbanSeparatorintheR-1zone.Lot4iscurrentlydesignedasapipestemlot.PerRMC4-7-170G.PipestemlotsmaybepermittedfornewplatstoachievetheminimumdensitywithintheZoningCodewhenthereisnootherfeasiblealternativetoachievingtheminimumdensity.ThereisnoAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMERRITTSHORTPLATLUA16-000022March10,2016Page11of18minimumdensityrequirementintheR-1zone,thereforethepipestemservingLot4shallbeeliminated.Staffrecommendsasaconditionofapproval,thattheshareddrivewaybeextendedfurthertothewesteliminatingthepipstemproposedtoserveLot4,thisextensionshouldbereflectedinthedrivewaymodificationrequestnotedaboveunder“Access”.Streets:TheproposedstreetsystemshallextendandcreateconnectionsbetweenexistingstreetspettheStreetStandardsoutlinedinRMC4-6-060StreetStandards.StaffComment:TheproposedprojectfrontsLyonsAveNE,whichisclassifiedasaresidentialaccessstreet.Theminimumright-of-way(ROW)widthrequiredforthisstreetclassificationis53feet.TheexistingrightofwaywidthinLyonsAveNEvariesfrom48feetto78feet,thenarrowestROWbeingatthesoutheastcorneroftheproperty.ROWdedicationwillberequiredtoprovideaminimumof53feetofROWacrossthefulllengthoftheproperty.Thisdedicationwillvaryfromapproximately5feettoOfeetdependingonfinalsurvey.TomeettheCity’scompletestreetstandards,streetimprovements,includingapavementwidthof26feetfromthecenterline,curb,gutter,an8-footplanterstrip,5-Compliantfootsidewalk,andstormdrainageimprovementsarerequiredtobeconstructedintheifconditionright-of-wayfrontingthesiteperRMC4-6-060.TheapplicantmaysubmitanofapprovalapplicationtotheCityrequestingamodificationtokeeptheexistingstreetfrontageismetimprovementsandexistingROWwidthinLyonsAveNEasoutlinedinRMC4-9-250D.Staffrecommends,asaconditionofapproval,thattheapplicanteithersubmitplansshowingtherequiredright-of-waydedicationandfrontageimprovementsatthetimeofUtilityConstructionPermitrevieworsubmitamodificationrequesttokeeptheexistingfrontageimprovementsasoutlinedinRMC4-9-250D.Paymentofthetransportationimpactfeeisapplicableontheconstructionofthesinglefamilyhousesatthetimeofapplicationforthebuildingpermit.Thecurrentrateoftransportationimpactfeeis$2,951.17pernewsinglefamilyhouse.Trafficimpactfeeswillbeowedatthetimeofbuildingpermitissuance.BasedontheCity’scurrentfeeschedule,estimatedtrafficimpactfeesfortheproposeddevelopmentwillbe$11,804.68.Feesaresubjecttochange.Thetransportationimpactfeethatiscurrentatthetimeofbuildingpermitapplicationwillbelevied.RelationshiptoExistingUses:Theproposedprojectiscompatiblewithexistingsurroundinguses.,.zStaffComment:TheproposedshortplotissurroundedbyexistingdetachedsinglefamilyresidenceslocatedwithintheR-1zone.Inaddition,propertiestothenorthandwestarealsolocatedwithintheMayValleyUrbanSeparator.Theproposedlotsaresimilarinsizeandshapetotheexistingsurroundingdevelopmentpattern.Compatibility:Ifasubdivisionislocatedintheareaofanofficiallydesignedtrail,provisionsshallbemadeforreservationoftheright-of-wayorforeasementstotheCityfortrailpurposes.StaffComment:PerRMC4-7-120C,ifasubdivisionislocatedintheareaofanofficiallydesignatedtrail,provisionshallbemadeforreservationoftheright-of-wayorforeasementtotheCityfortrailpurposes.TheCityofRentonCommunityServicesDepartmenthasreviewedtheproposalandhasdeterminedthesiteislocatedinanareaofficiallydesignatedforatrail;thereforea15-footwidetraileasementisneededacrosstheOpenSpaceTractAtoprovideatrailconnectionfromtheexistingtrailsystemconstructedontheLangleyRidgePlot(CityFileNo.LUAO7-059,KingCountyRecordingAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMERRITTSHORTPLATLUA16-000022March10,2016Page12of18No.20080212000465)toLyonsAvenueNE.Staffrecommends,asaconditionofapproval,thattheRentonCommunityServicesDepartmentbepermittedtoconstructatrailandrecordaperpetualeasementfortrailoverOpenSpaceTractA.Theownersshallupontherecordingofthisshortplat,dedicateapublic15-footwidepedestriantraileasementacrossOpenSpaceTractA.ThetrailshallbeforfutureconstructionbytheCitytobeaccessibletothepublic.TheOpenSpaceTractAshallbepostedwithsignsindicatingtheareaasnon-revocableopenspaceandsiteforafuturepublictrailconnection.Themaintenanceagreementandresponsibleparty(ies)shallbenotedonthefaceoftheplatandaddedtotheCC&R’s.1$.UrbanSeparatorOverlay:TheprojectsiteislocatedwithintheMayValleyUrbanSeparatorOverlay.ComplianceUrbanSeparatorOverlayAnalysisDedicationofOpenSpaceRequired:Approvalofaplat,and/orbuildingpermitonanundevelopedlegallotintheMayValleyUrbanSeparatorOverlayshallrequirededicationoffiftypercent(50%)ofthegrosslandareaoftheparcelorparcelsasanon-revocableopenspacetractretainedbythepropertyowner,ordedicatedtoahomeownersassociationorothersuitableorganizationasdeterminedbytheAdministrator.vStaffComment:Thetotalsiteareais210,567squarefeet.Tocomplywiththerequiredopenspacededicationrequirement,theapplicantwouldberequiredtodedicate105,284squarefeetwithinanopenspacetract.Theapplicantisproposingtoretain105,284squarefeetofthetotalprojectwithinanopenspacetract(TractA),whichwouldbededicatedtoaHomeOwnersAssociationuponrecordingoftheshortplat.Staffrecommends,asaconditionofapproval,thataHomeOwnersAssociationbeestablishedpriortorecordingoftheshortplat.TheHomeOwnersAssociationshallbe__________responsiblefortheownershipandmaintenanceofallcommonimprovements.StandardsWithinEntireUrbanSeparator:Forest/vegetationclearingshallbelimitedtoamaximumofthirtyfivepercent(35%)ofthegrossacreageofthesite.Forest/vegetationclearinggreaterthanthirtyfivepercent(35%)ofindividualbuildingsitesmaybeapprovedtoallowgradingforahomesite;provided,that:(a)Alandscapeplanisprovidedforeachbuildingsiteshowingcompensatingreplantingofspecieswiththesameorbetterwaterretentionanderosioncontrolfunctions;(b)Fivepercent(5%)additionalreplacementlandscapingpersiteisprovided;(c)Plantcaliperissufficienttoachieveneededwaterretentionanderosioncontrolfunctions;(d)Individualtreesor%0mpuitstandsoftreesareretainedwhenfeasible.Feasibilityisdefinedaslocationsandtreeifconditionhealthsufficienttoensurecontinuedviabilityofthetreeandsafetyofstructureswithinofapprovalthedevelopedportionofthelot;and(e)Thelandscapeplanprovidesmassingofplantismetmaterialtocreateeitheraconnectiontorequiredopenspaceorisofsufficientsizetocreatefunctionalwildlifehabitat.StaffComment:Todemonstratecompliancewiththisrequirement,clearingofthesitewouldeitherbelimitedto35%ofthegrosssiteacreage,or73,698squarefeet.Asanalternative,theapplicantmayelecttosubmitalandscapeplanmitigatingforthereplacementofvegetationbeyondthe35%grosssitearea.Staffrecommends,asaconditionofapproval,thattheapplicantdemonstratecompliancewiththeUrbanSeparatorstandardsoutlinedunderRMC4-3-11OE.5priortotheissuanceoftheUtilityConstructionPermit.StafffurtherrecommendsthatanoteberecordedonthefaceofAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMERRITTSHORTPLATLUA16-000022March10,2016Page13of18thefinalshortplatidentifyingthemaximumclearingareasavailableoneachindividuallot.ModificationofMappedContiguousOpenSpace:Modificationoftheopenspaceconfigurationmaybeapprovedwhere:a.Sitespecificdataconfirmsthattheadoptedcontiguousopenspacecorridormapincludesmorethantherequiredgrossareaforanyparcel;orb.Theapplicantcandemonstrateaconfigurationofcontiguousopenspacethatprovidesbetterorequalprovisionoftheopenspacerequirement.ModificationstothecontiguousopenspacecorridorshallberemappedduringtheCity’sannualRMCCompliantTitle4reviewprocess.ifconditionofapprovalismetStaffComment:TheproposedshortplatlayoutincludesamodificationoftheopenspaceconfigurationasmappedunderRMC4-3-OC.1.Staffrecommends,asaconditionofapproval,thattheapplicantsubmitarequesttomodifytheopenspaceconfigurationasmappedinRMC4-3-1OC.1.ThemodificationrequestshalladdressthecriteriaoutlinedunderRMC4-3-11OE.6andshallbesubmittedatthetimeofUtilityConstructionPermitReviewtotheCurrentPlanningProjectManagerforreviewandapproval.19.AvailabilityandImpactonPublicServices:ComplianceAvailabilityandImpactonPublicServicesAnalysisPoliceandFire:PoliceandFirePreventionstaffindicatesthatsufficientresourcesexisttofurnishservicestotheproposeddevelopment;subjecttotheconditionthattheapplicantprovidesCoderequiredimprovementsandfees.Fireimpactfeesareapplicableattherateof$495.10persinglefamilyunit.Thisfeeispaidattimeofbuildingpermitissuance.Schools:ItisanticipatedthatthelssaquahSchoolDistrictcanaccommodateanyadditionalstudentsgeneratedbythisproposalatthefollowingschools:NewcastleElementary,MaywoodMiddleSchoolandLibertyHighSchool.Anynewstudentsfromtheproposeddevelopmentwouldbebussedtotheirschools.Thestopislocatedapproximately0.16milesfromtheprojectsiteatNE26thStreetandNileAvenueNE.StudentswouldwalktothenorthalongtheexistingsidewalkalongLyonsAvenueVNEthenwestalongtheexistingsidewalkalongNE26thStreettotheintersectionwithNileAvenueNE.Theexistingsidewalksprovideasafewalkingroutetotheschoolbusstop.ASchoolImpactFee,basedonnewsingle-familylots,willberequiredinordertomitigatetheproposal’spotentialimpactstotheIssaquahSchoolDistrict.ThefeeispayabletotheCityasspecifiedbytheRentonMunicipalCode.Currentlythefeeisassessedat$4,635.00persinglefamilyresidence.Parks:AParkImpactFeewouldberequiredforthenewsinglefamilyhomes.The,,currentParkImpactFeeis$1,887.94.Thefeeineffectatthetimeofbuildingpermitapplicationisapplicabletothisprojectandispayableatthetimeofbuildingpermitissuance.StormWater:Anadequatedrainagesystemshallbeprovidedfortheproperdrainageofallsurfacewater.StaffComment:ADrainageReport,datedNovember20,2015,wassubmittedbyOffeAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMERRITTSHORTPLATLUA16-000022March10,2016Page14of1$Engineers,PLLC(Exhibit6)withtheshortplotapplication.BasedontheCityofRenton’sflowcontrolmap,thissitefallswithintheFlowControlDurationStandardforForestedConditions.ThedevelopmentissubjecttoFullDrainageReviewinaccordancewiththe2009KingCountySurfaceWaterDesignManual(KCSWDM)andtheCityofRentonAmendmentstotheKCSWDM.Allcoreandspecialrequirementshavebeendiscussedintheprovideddrainagereport(Exhibit6).Thesubjectpropertyhastwoseparatedischargepoints.Thesoutherlyportionofthepropertydischargestothesouthintoaditchwhichrunsalongthesouthernpropertyline.Fromthereisflowsdownstream,intoGreene’sCreekandfinallyintoalargewetlandareaassociatedwithMayCreek.Theremainingrunofffromtheexistingsiteincludesonesinglefamilyresidencewhichcontainsinfiltrationtrenchestomitigatetheroofrunofffromtheproperty.TheremainingareaofthepropertysheetflowsintothepublicstormsystemalongthewestsideofLyonsAveNE.Thelocationoftheexistinginfiltrationtrenchesfortheexistingresidenceisnotevidentontheplans.Iftheexistingtrenchesservicestheexistingresidencefalloutsideoftheproposedboundarylineforthelot,aneasementwillberequired.Thedevelopmentproposestheuseofinfiltrationtrenchestobelocatedoneachnewpropertytomitigatetheaddedimpervioussurfacescreatedbythesubjectproperty.Basedonthedrainagereportprovided,theprojectisexemptfromprovidingadditionalflowcontrolfacilitiessincetheincreaseinthedevelopedrunofffromtheexistingrunoffislessthan0.10cfsintheexisting100yearpeakflow.Shouldanychangesintheproposedprojectresultinanincreasetothe100yearpeakflow,theuseofonsiteflowcontrolfacilitieswillneedtobereevaluatedatthattime.Ascurrentlydesigned,theprojectcreateslessthan5,000squarefeetofnewpollutiongeneratingimpervioussurface(PGIS),andisthereforeexemptfromwaterqualitytreatmentasdefinedinthe2009KCSWDM.ShouldanychangesintheproposedprojectresultinanincreasetothePGIS,theuseofonsitewaterqualityfacilitieswillneedtobereevaluatedatthattime.Nodownstreamfloodingorerosionissueswereidentifiedinthedrainagereport.Asurfacewaterdevelopmentfeeof$1,485.00pernewdwellingunitwillapply.Theprojectproposestheadditionof(4)newsinglefamilyresidences.Thetotalfeeis$5,940.00.Thisispayablepriortoissuanceoftheutilityconstructionpermit.Water:TheapplicantshallprovideawateravailabilitycertificatefromWaterDistrict90.AcopyoftheapprovedwaterplanfromWaterDistrict90shallbeprovidedtotheCitypriortoapprovaloftheUtilityConstructionPermit.Apumphouseiscurrentlylocatedontheprojectsite.Theapplicantisproposingtoretainthepumphousewithinatract(TractB)forlandscapeirrigationpurposes.TractBisalandlockedtractwithintheopenspacetract(TractA).IfaccessisrequiredtothepumphouseoverTractA,anaccesseasementisrequired.PerRMC4-3-11OE.3,smallandmediumutilitiesandlargeundergroundutilitiesarepermittedwithintheopenspacetract(TractA);thereforeitdoesnotappearthataseparatetractisrequiredforthepumphouse.Inaddition,utilitieseasementsandemergencyserviceaccessroadsarepermittedwithintheopenspacetract(TractA),inaccordancewithRMC4-3-11OE.3.f.Staffrecommends,asaconditionofapproval,thattheshortplatberevisedtoeitherremoveTractBfromtheshortplatorthatanaccesseasementbeprovidedtoTractB.TherevisedshortplatshallbesubmittedatthetimeofUtilityConstructionPermitReviewforreviewandapprovalbytheCurrentPlanningProjectManager.SanitarySewer:Thereisan8inchsanitarysewermaininLyonsAveNE.TheapplicantAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMERRITTSHORTPLATLUA16-000022March10,2016Page15of18hasproposedan8inchextensionfromthesanitarysewermaininLyonsAveNEthroughthedevelopmentinordertoprovidesanitarysewerservicestoeachofthe5proposedlots.Wastewatersystemdevelopmentcharges(SDC)areapplicabletoeachlot.SDCfeeforsewerisbasedonthesizeofthenewdomesticwatermeterstoservetheproject.SDCfeesforuptoa1inchmeteris$2,242.00permeter.TheHoneyCreekSewerInterceptorSpecialAssessmentDistrict(SAD)feeisapplicabletotheproposeddevelopment.TheSADfeeis$250.00perlot.Thedevelopmentisproposingconnectionof4newhomesand1existinghometothepublicsewersystem.Thetotalfeeis$12,460.00.Thisispayablepriortoissuanceoftheutilityconstructionpermit.I.CONCLUSIONS:1.ThesubjectsiteislocatedintheResidentialLowDensity(LD)ComprehensivePlandesignationandcomplieswiththegoalsandpoliciesestablishedwiththisdesignationofallconditionsofapprovalaremet,seeFOF13.2.ThesubjectsiteislocatedintheR-1zoningdesignationandcomplieswiththezoninganddevelopmentstandardsestablishedwiththisdesignationprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOF14.3.TheResidentialDesignandOpenSpaceStandardsarenotapplicabletodevelopmentintheR-1zone,seeFOF15.4.TherearenoCriticalAreaslocatedontheprojectsite,seeFOE16.5.TheproposedshortplatcomplieswiththesubdivisionregulationsasestablishedbyCityCodeandstatelawprovidedalladvisorynotesandconditionsarecompliedwith,seeFOF17.6.TheproposedshortplatcomplieswiththestreetstandardsasestablishedbyCityCode,providedtheprojectcomplieswithalladvisorynotesandconditionsofapprovalcontainedherein,seeFOE17.7.TheproposedshortplatcomplieswiththeUrbanSeparatorOverlayRegulations,seeFOE18.8.Therearesafewalkingroutestotheschoolbusstop,seeFOE19.9.Thereareadequatepublicservicesandfacilitiestoaccommodatetheproposedshortplat,seeFOF19.J.DECISION:TheMerrittPreliminaryShortPlat,FileNo.LUA16-000022,asdepictedinExhibit2,isapprovedandissubjecttothefollowingconditions:1.AdemolitionpermitshallbeobtainedandallrequiredinspectionsbecompletedfortheremovaloftheshedwithinTractApriortoshortplatrecording.2.Theshortplatlayoutshallberevised,byadjustingthesizeofproposedLots1—3orremovalofexistingimpervioussurfaceonLot4,toensurethattheexistingresidenceproposedtoremainonLot4complieswiththemaximumimpervioussurfacerequirementsoftheR-1zone.CompliancewiththisconditionshallnotbemetbyreducingthesizeofopenspaceinTractA.ArevisedshortplatlayoutandimpervioussurfacecalculationsshallbesubmittedtotheCurrentPlanningProjectManageratthetimeofUtilityConstructionPermitreviewforreviewandapprovalpriortoissuanceoftheconstructionpermit.3.AdetailedlandscapeplanshallbesubmittedatthetimeofUtilityConstructionPermitApplication.Thedetailedlandscapeplanshalldemonstratecompliancewithminimumtreedensityrequirement.Compliancewiththisrequirementmaybeaccomplishedthroughtheinstallationofminimum2inchAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMERRflTSHORTPLATLUA16-000022March10,2016Page16of18calipertreesorthroughtheretentionofexistingtreesoracombinationthereof.TherevisedlandscapeplanshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapproval.ThetreesshallbeinstalledpriortotheissuanceofaCertificateofOccupancyforthenewhomes.4.Theapplicantshallprovideafinaltreeretentionplanincludedthefollowingadditionaltreesforretention:27-30,39,40,50,and60-64.ThefinaltreeretentionplanshallbesubmittedatthetimeofUtilityConstructionPermitreviewforreviewandapprovalbytheCurrentPlanningProjectManager.5.TheapplicantshallprovideagradingplanandprofileforthenewdrivewayonLot4demonstratingcompliancewiththemaximum15percentdrivewaysloperequirements,providedifthedrivewayslopeexceeds8percentaslotteddrainshallbeprovidedatthelowerendofthedriveway.AdetailedgradingplanshallbesubmittedatthetimeofUtilityConstructionPermitreviewforreviewandapprovalbytheCurrentPlanningProjectManagerpriortotheissuanceoftheConstructionPermit.6.TheapplicantshallsubmitamodificationrequesttotheshareddrivewaystandardsinaccordancewithRMC4-9-250toexceedthemaximumlengthpermittedof200feetforashareddrivewayandaccommodatecondition7.ThismodificationrequestshallbesubmittedtotheCurrentPlanningProjectManageratthetimeofUtilityConstructionPermitreviewforreviewandapproval.7.TheshareddrivewayshallbeextendedfurthertothewesteliminatingthepipstemproposedtoserveLot4,unlessisitdeterminedbytheFireDepartmentthatthedrivewaycannotbeextendedwithoutacul-de-sac.8.Lots1and5shallberequiredtotakeaccessfromtheproposedshareddriveway.Anotetothiseffectshallberecordedonthefaceoftheshortplat.9.Theapplicantshalleithersubmitplansshowingtherequiredright-of-waydedicationandfrontageimprovementsalongLyonsAvenueNEatthetimeofUtilityConstructionPermitrevieworsubmitandreceiveapprovalofamodificationrequesttokeeptheexistingfrontageimprovementsasoutlinedinRMC4-9-250D.10.TheRentonCommunityServicesDepartmentshallbepermittedtoconstructatrailandrecordaperpetualeasementfortrailoverOpenSpaceTractA.Theownersshallupontherecordingofthisshortplat,dedicateapublic15-footwidepedestriantraileasementacrossOpenSpaceTractA.ThetrailshallbeforfutureconstructionbytheCitytobeaccessibletothepublic.TheOpenSpaceTractAshallbepostedwithsignsindicatingtheareaasnon-revocableopenspaceandsiteforafuturepublictrailconnection.Themaintenanceagreementandresponsibleparty(ies)shallbenotedonthefaceoftheplatandaddedtotheCC&R’s.11.AHomeOwnersAssociationshallbeestablishedpriortorecordingoftheshortplat.TheHomeOwnersAssociationshallberesponsiblefortheownershipandmaintenanceofallcommonimprovements.HOAdocumentsshallbesubmittedforreviewandapprovalbytheCurrentPlanningProjectManagerandtheCityAttorneypriortoshortplatrecording.12.TheapplicantshalldemonstratecompliancewiththeUrbanSeparatorstandardsoutlinedunderRMC4-3-11OE.5priortotheissuanceoftheUtilityConstructionPermit.Inaddition,anoteshallberecordedonthefaceofthefinalshortplatidentifyingthemaximumclearingareasavailableoneachindividuallot.13.TheapplicantshallsubmitarequesttomodifytheopenspaceconfigurationasmappedinRMC4-3-11OC.1.ThemodificationrequestshalladdressthecriteriaoutlinedunderRMC4-3-11OE.6andshallbesubmittedatthetimeoforbeforetheUtilityConstructionPermitapplicationtotheCurrentPlanningProjectManagerforreviewandapproval.14.TheshortplatshallberevisedtoeitherremoveTractBfromtheshortplatoranaccesseasementbeprovidedtoTractB.TherevisedshortplatshallbesubmittedatthetimeofUtilityConstructionPermitapplicationforreviewandapprovalbytheCurrentPlanningProjectManager.AdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMERRITTSHORTPLATLUA16-000022March10,2016Page17of18DATEOFDECISIONONLANDUSEACTION:SIGNATURE:JenniferHennig,PlanningDirectorDateTRANSMITTEDthis10thdayofMarch,2016totheOwner/Applicant/Contact:Owner/Applicant/Contact:MichaelandCynthiaMerritt2505LyonsAvenueNERenton,WA98059TRANSMITTEDthis10thdayofMarch,2016tothePartiesofRecord:JeanneGammonCharlesReamyPaulHays1626GrantAvenueS,02032502LyonsAvenueNE5304NE24thCourtRenton,WA98055Renton,WA98059Renton,WA98059JohnTodderudClaudiaDonnellyHowardFriedrich5316NE24thCourt10415147thAvenueSE2401LyonsAvenueNERenton,WA98059Renton,WA98059Renton,WA98059TRANSMITTEDthis10thdayofMarch,2016tothefollowing:ChipVincent,CEDAdministratorBrianneBannwarth,DevelopmentEngineeringManagerJanConklin,DevelopmentServicesVanessaDolbee,CurrentPlanningManagerFireMarshalK.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATION:Theadministrativelandusedecisionwillbecomefinalifthedecisionisnotappealedwithin14daysofthedecisiondate.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHeatingExamineronorbefore5:00PMonMarch24,2016.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075(3);WAC197-11-680),togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.RMC4-8-110.BgovernsappealstotheHearingExaminerandadditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,(425)430-6510.EXPIRATION:Theadministrativeshortplatdecisionwillexpiretwo(2)yearsfromthedateofdecision.Asingleone(1)yearextensionmayberequestedpursuanttoRMC4-7-070.M.RECONSIDERATION:Within14daysofthedecisiondate,anypartymayrequestthatthedecisionbereopenedbytheapprovalbody.Theapprovalbodymaymodifyhisdecisionifmaterialevidencenotreadilydiscoverablepriortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheapprovalbodyfindssufficientevidencetoamendtheoriginaldecision,therewillAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMERRITTSHORTPLATLUA16-000022March10,2016Page18of18benofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.THEAPPEARANCEOFFAIRNESSDOCTRINE:providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsalterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.AdminReport .-.‘.‘.—----..--.---—a .—-.‘A .-.-—_- CI TY OF REN TON APPROVAL KING COUNTY DEPARTMENT OF ASSESSMENTS RECORDING NO.VOLUME/PAGE SHORT PLA T CITY OF RENTON ADMINISTRATOR,I DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT IOAM:IILO AND HIT’ROAT,D TITS.DAY OF .20,......I SEAl E: FILE ND:IKAMINED AND APPROVED TWA TAO OF .2D_lONG COUNTY ASSESSOR — PORTION OF LANO RECORO NUMBER:_________________________ADMINISTRATED DEPUTY AWE CDANTY ASSESSOR NE 1/4 OF NE 1/4 SECTION 3,TAP 23 N.,R.S E.,W.M, OWNERS’DECLARATION ENOW ALL PEOPLE BY T”.ESF PRESENTS THAT At.WE ONDCPSIGNED BEING ALL OF OWE OWNERS OF TIlE LAND HEREIN DEOCAWED DO REOCTY MAKE A OHODT DUBDINISION THEDEOF AND DECLARE THIS MAP TO BE OWE GRAPHIC RCPREDENTWDAR OF THE GAME.ANT THAT SAID SHORT SUTDINISON IS BADE WOW IRE FREE CONSENT AND IN ACCORDANCE WOK ONE DESIRES OR ORE A WHET S. IN WETNESS WIEREOR WE SET OUR RANTS AND SEALS BIKE MERRITT STATE OF____________________ ID COUNTT OR_________________ I CEATIFY THAT I KNOW OR WAVE SASSOACTORY EATDENCC THAT SIGNET AlAS DEPCDT OR ANT ON DADI STATFI THIAT (WE/TIlE)HAT AOTHORIDED TO LAELOTE THE INSTHOAENT AND ACENOWEEDOED IT AD THE ______________OR _________ TO BE THE FACE AND YGEANTART ACT OR SUCH PARTY FOR THE AGES AND POHPDSED MENTIONED IN THE INSTPOMENT. PER FIRST AAEOICAN SOLE WSDRWNCE GUARANTEE NO 23A3A05 DATED DECFNHCH THYH.DATA PAAGEL A THE MEAT 0TH FEET OH DDNSHNMENT EDT I,SECTION .3.TOWNSHIP 23 NORTh.HANGF S CANT,AM.IN HINT COUNTY AASTTINGTOR, ETCEPT DIE NORTH 7H4.ODT FEET THEREOF. AND EDCEPT COUNTY HOAD LEGS ALL COAL AND MINERALS AND THE RIGHT TO EHPEDHC FOR AND MINE THE GAME PARCEL H A NOR—EACESOIVE EASEMENT FDA HOADWAY PDAPDSES 05TH AND ACH000 THAT PORSON OF THE SOUTh 5 FEET OR SAlT NDHTHEAS’DGAH’EH OF THE NOHTILEASI GGAHTCH SING EAST OR A LINE WIICH IS SAT FEET EAST OR AND PAAAL.EI TO THE WEST LINE OF SAID SOBDISISION. EHCEPT CDANCH TOAD PAPCEE C H NON-EACEDONC EATFAFN T FOR HOHDAHY POAPOSEA AS A BEANS OF INOHESS AND FGHESS OVER AND ACHOAS A STRIP OR LHND 3D FEET TN WDIH.THE CENTER LINE OR WOCH ID DENCTWED AS FOLLOWS. RETINNINC AT A PONT ON ThE SOUTH LINE OR SAID NOHTHFATT ORAATEH OF THE NDHTHEAST ORAHTEH WHICH TN SAT FEET EAST OR THC SORDYWEST CORNET THEHEOF; AND TIINNINU TIIFNCF NORDI PAHAL EL TO THE MEAT LINF OR SAID SOADIAS.ON TO VEHMAATE AT A PON’WEIGH IT OHA 7TH FEET SOUTH AND 540 FELT EAST OR OIL NORTHWEST COHNEH OR SAID SOADINISIDA. AND FHCEPT ALE COAL ANT AINEHALD AND THE TIGHT TO EDPEORE POT AND MINE THE SAME,AS HESETSED HP DEED RECORDED DNDEH HINT COUNTY HFCORDING NAMREH TN2H3T. STOATE IN STE COUNTY OR KING,STAVE OR WASHINGTON. EXCLDTIONS. PER FAST AMERICAN SOLE INSOHANCE GDAHANTEE ND DTNOA4S OHTED DCCEMDEH IHTH.2DIH TI DEED OF TADGI AND THE TERMS DT1E CONDTIDNS THEHEOI CHANOOR/THUSDDR.MICHAEL A MFBAITT AND CYNTHIA L MERRITT. HOSAAND AND ATE CHHNTEC /DENEFICIAHY MTATGHGE ELECTRONIC TEG,STHNTIOR SYSTEMS, INC.‘BERN’SOLELY AS A NORINEE EDT COBALT MORTGAGE.INC.ITS SDCCESSORS AND ASSIGNS TRDSTEF STEWART TITLE AAORNI’H2DD.000 SD TCCOHDED;AOGOST DI,DTTD HECOHONS INFORMASORI 2OT2002TOOTHRA I HESETYATIDNN AND EACEPTIORS CONTAINED IA DEED FRDM NDRTHEHN PACHIC HWLHDAO CORPAWS AUDPOR’S FILE NO.TH3N3T AS FOELDWS: RESEHNTNG AND EDCEPONO FHDA SAW LANDS SO MACH OR SUCH PORTTORS THEHCOR AS ATE OR MAY DE AINEHAL LANDS SIT CONTAIN COAL OR lOON.AND ALSD THE DDE AND THE TIGHT AND DALE TO THE AGE OR SOFT SORFHCE GHDDND AG MAY HE NECESSARY FOR AINING OREHADORS AND THE R’OHT OR ACCESS TI SOFT RESERVED AND FACFPTFD AGNETAL LANDS.INCI TONG LANDS CORTAIWNG COAL OR ADA,FOR THE POAPDSE OR EDF,00INO.DEVELOPING AND WOTHIND TIE SAME. NOW RE TIDVE AADE NDCTAMINATIOR OR THE PRESENT TDEDER OR SAID H ESEA OH TIOR S O I CASLAENT.INCLODINN A CHMS AND PTDHSIONS CONTAINED TWETEIN: AECOUONG INFOTM000N.TSHDHA3 IN FAOOR GE.TORFRT N.ARATHET AND ROSE I BRADLEY I OH ROADWAY POAFOSEG.INORESS AND EGTESD 0)DAAINAGE RELEASE AGRE EADNT AND THE TERM 5 AND CDNOTIORD TOETEOR’ BETWEEN ORCIL.H F000EN TAD TALLY A SOODEN AND.00FF COUNTT TECDTDING INFDTAASOR.D4S’POD 5.)TESD1ICDD%S SMITING THE DDE OF THAT PDRDDN OF TYC PRORERTY HEREIN DESCTIAED CONG WTTW IDA FEED FROM A WATFH WELl AD IMPOSED BY INSOHOMENT RECORDED UNDER RECORDING NOMDEH 700SD4ORTT H)EASEMENT.INCLOSING lEWIS AND PRONIDORS CONTAINED THEREIN: ACCORDED.DIET AS.0TH RECORDING INFOTAADDN:ONDTDSDHNI IN FAPOR Of.PAGET SOUND ENETDY,AC..A WASHINGTON CORPORA DON EDT.EEECTWIC TRANSMISSION AND/DR ODT0I000OR SYSTEM TI TIlL TEAMS ANT PHDHSIONS CONTAINED IN THE DOCOMENT ENHTEET ‘I CATCH HFDDHDINS TOAD MAINTENANCE’ RECORDED .RONE 17.THTH RCC000NG ND T000I TOAST H)HORLEMENT ACLINDIDSIIIAG CERTAIN EASEMENT TIGTITS AGHECMFNT ANT DIE TERMS WAD CON050AS THEREOF BETWCEN MITE AND CINDY MCARITT AND STDNEGATE I IMITFD AECOWDAG INFORMATION.HODOOTTIAD N)CEHSFICADE OR FDTHRC CDNNECDOR RORCEMENT AND ATE TERMS AND COILS TIONS DHFTEOR ACTACEA TINT FOR NYS WAVER DISTRICT TOY AND.MICIIAEE MLHIYTT RECORDING INFORMATION.OS0704ORAS ID.)HEIMRARSEMENT AGREEMENT AND THE TEAMS AND CONDITIONS THEREOR BETWEEN.TINT COUNTY WATCH DISTRICT ND ND.A AHSIIINGTDNMONICIPAL CDTPTHIATION AND.ROBERT A TORAET AECDHDING INFDHMATIDN:2DCHDO2IORIDTO SURVEYOR’S NOZE.5,. LLODS)L.DC TEAHINDS,NORTH 33’OR.RN’FAST.BETWEEN OTT OR HEILIOR ATHIDMENT ND ODHO AND ND 2NNT.DEWS THE CALCOCATED INVERSE OF TIlE YDAUSIED COORDINATES BETWEEN THE TAD MONUMENTS o.l fIELD SURVEY METAORDLORO ACCEONTLE S000ET ADNDMENIS AND MATTERS WERE FIELD MEHSDHFD DDND A TORCDN CLOTHE PDSPSNING SYSTLM IOPSI.MDNDMENT POSITIONS THAT METE NOT DITCCTLY DASETSED IISINT GPO METE T1FD TO 110SF PONDS DOING A TRIAHLF 5-SECOND OR TEnET ELECTRONIC TOTAL STATION IN CONFORMANCE WON ACCEPTED SURVEY PAOCCDURFS WIICH BEET OH FDCEFD STEVE SDHNDAHDS SPECIFIED BY AAC 332—TOO WON REOATD ID LINEAR AND RNGDEAR GLDSUHES. PIOPERTY CAHNERS AND LINE MATHEWS WEAL LSTHDEIONED GOING AN ELECTRONIC TOTAL STATION. 3.1 WSTRDMENT GALITTHTION.ALl MEASDAING INTTHDMENTT EMPLOVES THIS OUTSET ARSE BEEN MAINTAINED IN ACCORDANCE WTH MANAFACIDRER’S SPECITICHTIORS. EXISTING LEGAL DESCRIPTION: DATED SIGNATURE GE NOTARY PDBEIF _______________________ PRINTED NAME OR NOTARY PUTUC _______________ MY APRONIMLHT EOPIHES __________ 4.)FOR TORT INFORMATION:OORO3 FEET I INCH ON THE DDORND EL.HAA.O.&DUTJ.LTA&RAHCEL..NICMHEHL D3000SHTOR N.IDRIGINHC.YADCELAHE&DIA.DAPH SD FT IA MO ACTESI Tj,THE PROREPTYHHD PDAI IC TIGHT—OR—HAY LINED SADWA HEREON ATE BASED ON A TODNDAAY SDTSEY BY PEG.INC PERFORMED EONCDRAENTEY WIT THE MAPPING OR THE SITE Di.2DNINC..EGT....DDI.CDDUECTJD RI,DNE DWElLING TWIT PER ACHE. D,.LEULL.DCCLTNCEJ005.OOEL,N..EL.AGI&IN I IHST AMERICAS TITLE INSARANCI COMPANT ORDER NDATER OOADDA5.DATED DECEMBER TA,OATH FOR REVELATION OR EASEMENTS ND FARTHER SERHCH OR THE HEFORDD HAS ACES GDNDDCTEO I.D..L.TDC..DIT.NI1EDF..COCAIDSI.AND DIE OH SOME PIIYSIT RE FEATIITCS GOGH AS FENCED AND DDLIIY STRDFTDHED MAY HE GLIGHICT ETAGGERATED FOR L..AAI’Y PDHPDSES IT)PROPERTY CORNET AND PROPERTY LINE MATTERS.INOCATES AS ‘SET’ AHE TO DC FDTDREINIIED FOCI DWNG PHFEIMWDTS WPPHODAI TO THE AGENCY AND PRIOR TO HECDHDING OR THIS MHP ATh KING GODNFY I,’x= w I -I PAHCE_TABLE PARCEL AREA ISO.FT.) LOT 1 IA,ROO CDI 3 IA,IRR EDT H D3.ODH CDI 5 OT.3TA TRACT H 115,0TH HALT U IHI lAURIE L GEOUDI ST NE OATH ST SE TAO SF NE ITS NT NE TPTH DI ONY MAP RECORDER’S CEREFICATE LAND SURVEYOR’S CERTiFICATE g”---‘-c’i MERRITT SHORT PLAT FOR RECORD TEllS,., U TN BOOK MADE BY THE AOJUSIMENT CORTECTLY REPRESENTS H SURVEY PLS,117C THAWS MY PROPERTY OWNERS.2505 LYOTIS ANT TIE SCALE20 AlT THE PEOUIHEMEIITG OF THE APPAORHIHTE STATE ADD MIL(A fr ‘A RPM RFITTON WA.IRISH N/A SURVEYS AT PAGE -COUNTY STATUTE AND ORDINANCE IN OCTOREM.OTIS. TDD3TWAWo RAAIFIAID,MIT CHECKED RY. MIOIAC..&CYNTHIA NIEHALT I TAD PHTTCL NO 0000000TGH DATG IE PEOUEST OF H P 1 NAP/MW PHOXCT ENC CET INTO SOUTHEAST SOT PC DEE N 2015 H “‘A4E ‘S “ ‘JOR NO.;OFT I ENGINEFRS HENTON.WASHINGTON HTOSR DIRECT ..- —-IS N CONTACT’DAHHCL;OREE,P.E PHONE H25—2T0—3H12 I OF 2TVPFCORDCP/AUOITOH NUHT A PAACHCR.CERTIFICATE NO.650TD —..0 4 6—L-4 .‘—a CALCULATED ‘‘I. ‘‘‘_ I,.-- ‘- RECORD)NG NO.BOOK/PAGE v [àRTON OF0204080 [,_NE 1/4 OF NE 1/4 SECTION 3,TAP.23 N.,R.5 E.,W.M 988’37’17’L 1322.77’(C)(PT)(P2)1322 76(153/405)N.LINE NW 1/4 NW 1/4 LOT 30 GOVT LOT 1 I Ig000C I E’L0T32 I I COT 31 I I TRACT CITY OF REN TON SHORT PLAT FILE NO: LANO RECORO NUMBERL / / / / /V/ N48’37’17’W 548.D0’)C)(153/105) 0323059102 LOT 0/2 SE 2A DC OF CALCULATED CORNER FOUNT 1/2’RtBAR AND CAP STAMPED ‘HANSEN 21464 / 7 NE#LLNGTHMEARG IE1 ,/—TRACT B 8.72’ TRACT A N8801’40’W 184 60’ LOT5 S SR8’Ol’ROL [2600 SO ‘5820”W F 0090OU’OD L”23.5A TRACT C 1 3D’NOR—EXCLUSIVE EASEMENT FOR INGRESS 600 EGRESS NWW’DI’4D’W 0000 FOUND STONE MONUMENI W/SCRI REIOW GOADS 2 CITY OF RENTOR MONUMENT ID #2097 / TRACT ‘C’7 STONEGATE V’R’,P FOUND 4,.4”CONCRETE / MONUMLNT W/BRASS CAP / INCASE I /—UGRN 0.7’ALLOW GRADE )0CITYOFRENTONI AUE#29 -,--R046(C4P) NRWSI’4OFW ‘\‘—1” NE 26TH ST. FOUNS 4’4’CONCRETE MONUMEN I WOW BRASS EAT IN CASE 00811 0.6’110.0W GRADE NTR’0l’4U’W 264 03’ Q 240 01’--———-SOI7S’Dl’W. NR8’O1’4O’W D28 00’ SUED 20,00 I I .I NR8’GI’4R’W 79 29’,RTR’OT’RO’W 300 02’I6INOT’25’Ol’E,/45,00 125 Dl’ ‘LOU’13001 0 go zLOT ‘4 I- - I I LOT LOT 2 LOT Iii I 4As4c0EM0N0ME14T Jo I /flOWN 0.7’BELOW GRADE ,“LL-1 TI - LE —I 33(C) T EDO EB 32 C W //80 W 5 — ____________________________ ED - UI’00ST OF C0LCUL AlEX EORNER I ½NBR’DI 4U’W 774 64 —.——I . I FOUNG 1/2’HEWAR AND CAPLOT9LOTBLOT7cOT6STAMPED‘HANSEN 21464’ I I / LEGEND’ . ,MERRITT SHORT PLAT H PLS,Inc.DRAWN MY PROPERTY OWNERS ‘O5 ONS A lIt SLAtEAL’TON I 0/TIER (C.)MEUAUBED ‘JR C&CULATED 80 PLO.NI.//A9 F,,,T.CL,,IS9’W’4 RPM R[NTON WA 96059 1’=‘0’ ,I)6’L TEL FLAT Of ATUN0.RIt )L’4)45956W OIOflN 89901W7,MIS CHEERED BY: MICIIAEL &CYNTRIA MERRITT TAO PARCEL NO 0323059100 DOTEPUtAISSTEt1OFFB20/w 27 AT/A PROJECT ENLINEER 3 3 S L 59 DEC 16 lb01GONU‘ILOAR AND CAP (AS S3ILU)1999’4U4)I1ECOTIJ OF 5,IRVLY (ADS)VDLUMC/I’OLC I )1 .I ‘JON NO..OFFE LTIGINELRS RENTON.WASHIIIAILIN ‘JYUSU SHEETSETREABR0110CAPSTAMPED‘NAP 441/F. ‘ 9064 EONTACT DARRELL OFFE.P.E PHONE.425_260—3’112 I OF 2 ——2r\Th-cmOSS]15ct—ct—c)LO?‘-IxU.’-‘7c3D—/)I‘HI\Q MikeandCindyMerritt2505LyonsAvenueNEOctober17,2015,revisedDecember9,2015MikeandCindyMerritt2505LyonsAvenueNERenton,WA98059SUBJECT:PROPERTYAT2505LYONSAVENUENE,RENTON,WA,EXISTINGTREEEVALUATIONIconductedasitevisitattheabove-referencedsiteonOctober12thand13thtoevaluatetheoverallhealthofeachtreepertheCityofRenton’sMunicipalCodeSection4-4-130.Followingaretheexistingsignificanttreesfoundonthesitealongwiththeirspecies,dbh,dripline(radius),overallhealth.SeealsoTreeRetentionPlanSheetL-1andL-2.AsdiscussedwithMikeMerrittduringavisitpriortoOctober12th/i3th,aportionofthepropertywillbedeededtoCityofRenton.Assuch,notalltreesweresurveyedthoughavisualinventorywasmadebymyself.Thehomeownercounted75+treesof>12”caliperinTractA.Onlythosetreesneededtoshownoreplacementtreeswereincludedinthetreeinventory.TREERETENTION/REPLACEMENTCALCUALTIONS1.TOTALTREES:642.DEDUCTIONS:A.Treesthataredangerous:3B.Treesinproposedpublicstreets:0C.Treesinproposedprivateaccesstracts:10D.Treesincriticalareasandbuffers:03.Subtractline2fromline1:514.ProjectisintheR-izone:51treesx0.3=15.35.Quantityoftreesproposedtoberetained:226.Subtractline5fromline4fortreestobereplaced:-7(Ifline6iszeroorless,noreplacementtreesaterequired)EXHIBIT4 MikeandCindyMerritt2505LyonsAvenueNEMERRITTSHORTPLATTREEINVENTORYDripline.RETAINorTreeNo.DBHSpeciesRadiusREMOVENotes00148”DouglasFir20RemoveHealthy00212”RedAlder12retainHealthy00310”BigLeafMaple14retainHealthy00412”DouglasFir12’retainHealthy0057,8”Serviceberry10’retainHealthy00618”DouglasFir15’retainHealthy0076”,7”,7”BigLeafMaple18’retainHealthy00836”DouglasFir20’retainHealthy00912”DouglasFir15’retainHealthy01018”RedAlder15’retainHealthy,leaningtrunk01118”RedAlder15’RemoveSeverelyleaningtrunk01224”DouglasFir20’retainHealthy01336’DouglasFir20’retainHealthy01420”RedAlder15’RemoveUnsurveyed,severetrunklean01540”WesternRedCedar25’retainHealthy01636”DouglasFir25’retainHealthy01748’WesternRedCedar25’retainHealthy01848’WesternRedCedar25’retainHealthy01948”DouglasFir25’retainHealthy02048”DouglasFir25’retainHealthy0218,9,14”RedAlder12’retainHealthy02216”RedAlder15’retainHealthy02318”RedAlder15’retainHealthy02436”DouglasFir20’RemoveHealthy02518”DouglasFir12’retainHealthy0268”DouglasFir10’retainHealthy02711,12”RedAider15’RemoveHealthy0288”Deciduous10’RemoveHealthy02910’RedAlder12’RemoveHealthy0309”RedAlder10’RemoveHealthy03118”RedAlder15’RemoveHealthy0329”Deciduous10’RemoveHealthy0336”,7”,8”Deciduous10’RemoveTrunkdamage,treesap0348,8”Deciduous10’RemoveDoubletrunk,treesap03518”RedAlder15’RemoveUnsurveyed,Healthy03616”RedAlder15’RemoveHealthy;futureaccesstract03712”RedAlder12RemoveHealthy;futureaccesstract03814”RedAlder15’RemoveHealthy03912”Deciduous15’RemoveHealthy0408”Deciduous10’RemoveHealthy04112”RedAlder12’RemoveHealthy04212”RedAlder12’RemoveHealthy0439”RedAlder10’RemoveHealthy;futureaccesstract0449”RedAlder10RemoveHealthy;futureaccesstract0459”RedAlder10’RemoveHealthy;futureaccesstract0469”RedAlder10’RemoveHealthy;futureaccesstractMissedbysurveyor,future0479”RedAlder10’Removeaccesstract MikeandCindyMerritt2505LyonsAvenueNEHealingtrunkwound,healthy;0488’RedAlder10’Removefutureaccesstract04911”RedAlder12’RemoveHealthy05011”RedAlder12’RemoveHealthy0519”RedAlder10’RemoveHealthy.deadwatersprouts0528”RedAlder10RemoveHealthy,deadwatersprouts0538’RedAlder10’RemoveHealthy0549”RedAlder10’RemoveHealthy05540”BigLeafMaple25’RemoveHealthy05624”DouglasFir20RemoveHealthy05724”DouglasFir20’RemoveHealthy05830”DouglasFir25’RemoveHealthy05936”WesternRedCedar25’RemoveHealthy06036’DouglasFir25’RemoveHealthy0619”BigLeafMaple10’RemoveHealthy06212”RedAlder15’RemoveHealthy0637”DouglasFir10’RemoveHealthy0648”DouglasFir10’RemoveHealthy0657’Maple10’Healthy;LyonsAveright-of-way06610”Maple10’Healthy;LyonsAveright-of-wayMostlydead,girdlingroots;06710”DeodarCedar8’LyonsAveright-of-way06812”Maple15’RemoveFutureaccesstract0697”DeodarCedar8’RemoveFutureaccesstract0707”WesternRedCedar10’Right-of-way07110”Maple10’Right-of-way MikeandCindyMerritt2505LyonsAvenueNETREESPECIES:DouglasFir:PseudotsugamenziesiiWesternRedCedar:ThujaplicataBigLeafMaple:AcermacrophyllumRedAlder:AlnusrubraMaple:Acerrubrum,cultivarunknownDeodarCedar:CedrusdeodoraServiceberry:AmelanchieralnifoliaASSUMPTIONS:1.Onlythenumberedtreesinthisreporthavebeenexamined.Thisreportreflectstheconditionofthetreesatthetimeofthesitevisit.Thereisnowarrantyorguarantee,expressedorimpliedthatproblemsordeficienciesofthesubjecttreemaynotariseinthefuture.2.Alltreesmayfailatanytime,withorwithoutobviousdefects,andwithorwithoutappliedstress.Acompleteevaluationofthepotentialforthis(a)treetofailrequiredexcavationandexaminationofthebaseofthesubjecttree.Regards,VARLEYVARLEYVARLEYJeffVarleyLandscapeArchitect12743NE170thLaneWoodinville,WA98072phone:425-466-9430email:varIey]effhotmaiI.com 0L1’F-)//k1OtN-IANN9dNOLLNILIIIU MerrittShortPlatPRE14-0004702505LyonsAvenueNERenton,Washington98059KingCountyTax#032305-9018DRAINAGEREPORTNovember20,2015Preparedfor:Mike&CindyMerritt2505LyonsAvenueNERenton,Washington98059(206)251-4537rnikeandcindyrnerritt@msncomFullDocumentAvailableuponRequestPreparedby:OffeEngineers,PLLCDarrellOffe,P.Ea13932SE159PJaceRenton,Washington98058-7832(425)260-3412officeciarrelLotfe@comcast.net1%/vtolEXHIBIT6 H a- Hco 0 CO H H a a w P1 C,cr’o,t,so’:o A. t GRA P11/C SCALE mx I -l 811 BEFORE YOU DIG! OFF E ENGINEERS 13932 SOCffl1RASE 129TH PlACE REEfltRK WA5-UNGTON 98936 PHONE 425-260-3412 CONTACT DARRELL OFFE P.R. ,nch 40 foe( INN RECOMMENDED FOR RPFEENRL MERRITT SHORT PLAT MIKE/CINDY MERRITT DRAINAGE CONTROL PLAN 2505 LYONS AVENUE NE ——I____L __4 ——-___J —.—a 1°IT 1wicr 0 I— a 0 U) w PEPOS!TU1e FOR U1!JFFS NOl SHOFe Qoi LZ_________- GR-PHIC SCALE 1 ,ech -40 feel CALL 811 HEFORE YOU DIG! EEc LSGLO_FRREERQOAL - [N’e,..O scc çy ç MERRITT SHORT PLAT I I RENTON F I _-, FOR 2505 LYONS AVENUE NE ]jfIIILIIITYj [J OFFE ENGINEERS 0932 SOLFrHEASE ISRIN PLACE KENION,WASHINGTON 98058 PHONE 425-205-34LS OSHTACT DARRELL OFFE.P,E I 0 F 0 I U) ‘Iw GRADING CUT —785 CU.YDS. FILL —115 CU.YDS. NORDAPPAc I0 irINI’ 10 lAD 0 1w 101 NOTE: EXISTTNG UTLITY LOCATiONS SHORN HEREON ARE RESPON9AMJTT TO DETERMINE GRE EXACT VETOCAC ANDHORIZOIITALLOCAOONOFALLEXISTiNGUNDERGROUNDUOUITCSPRIOR10COMMENCINGCONSTXVCOUN.NoREPRESENTATiONISMADETHATAU.ERISONG UTILITiESARESHORNAEREON.GRE ENNER ASSOMEs NO CALL BEFORE YOU OK:XII mxx 1-1w -I 811 BEFORE YOU DIG! GRAPHIC SCALE OFFE ENGINEERS 13932 SOEO}TEAST ASTIR PLACE KENTON,WASHINGTON ABEAM FTIONRE 425.260-3412 CONTACt:DARRELL 0000,p0, I51T/17/2OT5i RCISDAON SCALE ‘CITY OF BY DATE ATTN ELE___l I-1 PKTI%T5/RVVAU’q/PAXAC RCINX TWA. MERE/U SHORT PLAT MIKE/CINDY MERRITT GRADING PLAN 2505 LYONS AVENUE NE HcIPIJI’LNI GaryA.Flowers,PLLCGeological&GeotechnicalConsulting1953217thAvenueEShoreline,,WA98155-1106October22,2015ProjectNo.15-064Mr.MikeMerritt2505LyonsAveNERenton,WA98059Subject:GeotechnicalServicesReportPlanned5LotPlat2505LyonsAveNERenton,WADearMr.Merritt:Thisreportprovidesrecommendationsforonsitestormwaterinfiltrationonthisproposed5lotsubdivisionlocatedonthewestsid.eofLyonsAvenueNEbetweenSE99StreetandNE24thCourtinRenton.itisourunderstandingthattheexistingresidenceat2505LyonsAvenueNEwillremainandthatthepropertywillbesubdividedinto5individualbuildinglots.EachtotiSplannedtohaveaseparateinfiltrationfacility,eithertrenchesordrywells.ExistingSiteConditionsThisrectangularpropel-tvcoversnearlyfiveacresofland,ofwhichtheapproximatesouthernone-halfwillbedevelopedintothe5newbuildinglots.Thepropertyslopesdownwardfromnortheasttosouthwest.Lots1,2and5haveverygentleslopesontheorderoflessthan1percentuptoabout4percentgradient.Lots3and4havegentleslopesontheorderot10to15percentgradient.Muchofthesouthernportionofthepropertyisclearedmeadowland.Theentirenorthernportionofthepropertyisheavilyvegetatedwithtreesandagroveottreesisa]solocatedinthesoutheastcorner,Thepaveddrivewayfortheexistingresidenceat2505LyonsAveSEformsthesouthernboundaryoftheproperty.ThenorthernandeasternedgesofthepropertyareborderedbySE99thStreetandLyonsAveniteNE,respectively.Theentireproperl\issurroundedonallsidesbysinglefamilyresidentialdevelopment.MappingsTheGeologicMapofKingCounty,bi”Booth,Troostal?dWisher,20FullDocumentfntei-activeGeologyMapshowsthisareaofRentonisunderlainbyreAvailableuponRequestconsistingofnormallyconsolidatedsiltysands,sandsandgravels(QGaryA.Flowers,PLLC953212thAvenucNEShoreline\\ashingron98155-ItOhEX[IIBIT9 JillDingFrom:betsyreamy@yahoo.comSent:Thursday,February11,20164:30PMTo:JillDingSubject:MerrittShortPlatCommentsHiJill,PerourconversationregardingtheMerrittShortPlatIamemailingitemswhichIbelieveareimportantandwouldasktobeaddressed:1.Drainage-thenewresidenceswilleliminatesomeofthenaturalabsorptionforrainwater.Weliketoensurethatprovisions(ieadditionaldrainage,retentionpond)aremadetoaddressthisasthenewlotsareonadownwardslopethatcontinuesacrossthestreettoourproperty.2.Constructionvehicles-giventhelocationoftheMerrittProperty,webelievethatitwillbeimportanttoaddressthelargetrucksandequipmentthatwillbebroughtinfortheworkalongwiththeconstructionworkers’cars.LyonsAvenueisbusyandtheMerrittpropertyisjustbeyondacurveintheroad.HavinglargetrucksandequipmentparkedonthatStreetwillmakeanalreadydelicateareaworse.Planningforanalternateparkingspotfortrucks/equipment/vehicleswouldhelptoaddressthis.3.TherearesomeverytalltreesthatbordertheMerrittpropertyonLyonsAve.Ifthosearetakendownaspartofthecomingdevelopmentwewouldaskthatwebegivensomeadvancenoticeforsafety’ssake.Thanksforyourtime.Pleaseletmeknowifyouhaveanyquestionsregardingtheaboveinformation.BetsyReamySentfrommyiPhoneEXHIBIT101 JillDingFrom:ClaudiaDonnelly<thedonnellys@oo.net>Sent:Wednesday,February17,20169:35AMTo:JillDingCc:JenniferT.Henning;ChipVincent;Council;DenisLawSubject:commentletterDearMs.Ding:10415—147thAvenueSERenton,WA98059February15,,2016J.DingRentonPlanner1055S.GradyWayRenton,WA98057re:LUA-000022SHPL-ADearMs.Ding:IliveinKingCountyandhaveapproximately19,000squarefeettomyproperty.KingCountysaysthatisjustunderahalfacre.Oneacreamountsto43,560squarefeet.Idon’twanttostopMikeandCindyMerrittfrombuildingontheirproperty,butdoesRentonknowwhatmeasurementsmean?Thepropertythattheyownisapproximately4.83acresor210,567squarefeet.(ThisiswhereIgoofed—whichcomesfromhavingastroke.)R-1zoningtome—andtomostrationalpeoplemeansIhouseperacreIfyousubtract14,822,14,252,16,188,23,664and27,378from210,567,thatleavesyou114,263squarefeet.114,263dividedby43,560equals:2.62houses.IamsurethatsinceitisintheSeparatorthattheycanget3housesoutofthisproperty.Myconcernisthatwhereisthedetentionpond/vaultgoingtogoinordertoprotectMayCreek?Thankyou.Sincerely,1EXHIBIT11 zAipuuoTPID 10415—147thAvenueSERenton,WA98059February15,,2016JDingRentonPlanner1055S.GradyWayRenton,WA98057re:LUA-000022SHPL-ADearMs.Ding:IliveinKingCountyandhaveapproximately19,000squarefeettomyproperty.KingCountysaysthatisjustunderahalfacre.Oneacreamountsto43,560squarefeet.Idon’twanttostopMikeandCindyMerrittfrombuildingontheirproperty,butdoesRentonknowwhatmeasurementsmean?Thepropertythattheyownisapproximately4.83acresor210,567squarefeet.(ThisiswhereIgoofed—whichcomesfromhavingastroke.)R-1zoningtome—andtomostrationalpeoplemeansIhouseperacreIfyousubtract14,822,14,252,16,188,23,664and27,378from210,567,thatleavesyou114,263squarefeet.114,263dividedby43,560equals:2.62houses.IamsurethatsinceitisintheSeparatorthattheycanget3housesoutofthisproperty.MyconcernisthatwhereisthedetentionpondivaultgoingtogoinordertoprotectMayCreek?Thankyou.Sincerely,1aDoClaudiaDonney JillDingFrom:ClaudiaDonnelly<thedonnellys@oo.net>Sent:Monday,February29,20168:51AMTo:JillDingCc:ChipVincent;CouncilSubject:Re:ProposedMerrittplansOnFeb29,2016,at8:03AM,ClaudiaDonnelly<thedonnellys@oo.net>wrote:DearMs.Ding:Idon’tknowifthisisaresultofmysendingalettertoyouabouttheproposedMerrittplansornot.LastMonday,mymailboxwasnotdamaged;butonTuesday,Inotedthatthehandleweusetoopenitwasmissing.I’vehadalotofstufflikethathappenwhenRentonofficialsdon’tlikemequestioningtheiractions.Ialsonotedthatoursidefencehadbeenpushedinlikesomeonetriedtoopenittoletourdogout?Amongthemanythingsthathavehappened:1.Isawamapin1998thatshowedasewerlinegoingdownGreenesStreamtomypropertyandthentraversingmybackyardtomysideyardandthendown147thtoStonegate.I’mtold‘Nottoworry,wedothisallthetime”.2.Lastsummer,wehadalotofrealestateagentscallingus—fromRentontoWoodinville—oneweekendtosaytheygotanemailfromus—usinganoldemailthatonly2otherindividualsknowabout—sayingtheywouldhelpusplanourmovetoYakima.ThenIhadalocalrealtoragentcallmeandaskedmewhatIwantedtotalktohimabout—IhavenevermetthemannordoIknowwherehelives.Thenthispastsummer,hiswife?tailgatedmedowntoCoalCreekParkwaywhereshecalledmypsychoandgavemethefinger.OrwhataboutwhenComcastcalledusbecauseaRentonofficialdroveourneighborhoodanddidn’tlikethewayourComcastwirewasattachedtoourroof.TheAG’sofficetoldmetotellRentonofficialstomindtheirownbusiness.AndthenlastTuesday,Ineededascrewdrivertogetintomymailboxbecausethehandlewasbrokenoff.Wewillbewatchingourpropertyandifneedbe,reportittotheSheriff’soffice.U.S.leaders—PresidentObamaandSheriffJohnUrquhartinpublicservicemessageshavesaidthatifyouseeanythingoutoftheordinarytoreportitandletothersdealwithit.That’sallIamdoing—andifRentonofficialsdon’twanttoobeystateorcitylaws/ordinances,that’syourproblem—Iwillcontinuetospeakout.YoumightwanttoshowtheMerritts’Rentonordinance4667—whichistheMayValleyPrezoneordinancepassedbytheCityCouncilin1997.Iamattachinganannexationcasefrom1995whereRentonbrokethelawandgotcaught..Haveagoodday.Thankyou.ClaudiaDonnelly1 JillDingFrom:JillDingSent:Thursday,February18,201611:17AMTo:‘betsyreamy@yahoo.com’Subject:RE:MerrittShortPlatCommentsBetsy,Thankyouforyourcomments,theyhavebeenincludedintheofficialfileforconsiderationbythedecisionmaker.Belowaremyresponsestoyourquestions:1.Drainage:Adrainageplanandreportweresubmittedwiththeprojectapplication.Basedonthesubmittedinformation,theapplicantisproposingtoinfiltrateanystormwatergeneratedbytheprojectonsiteviainfiltrationtrenches.Anystormdrainageimprovementswillberequiredtocomplywiththe2009KingCountySurfaceWaterDesignManual(KCSWDM)andCityofRentonAmendmenttotheKCSWDM.2.ConstructionVehicles:Accordingtotheapplicant’sconstructionmitigationdescription,vehicleparkingandmaterialstorageareproposedtobeaccommodatedonsite.AformaltrafficcontrolplanwillbereviewedandapprovedatthetimeofUtilityConstructionPermitreview.3.Trees:Atreeretentionplanwassubmittedwiththeapplicationmaterials.ThetreeretentionplanindicatesthatalltreeslocatedalongLyonsAveNEwouldberetainedaspartoftheshortplatdevelopment.PleaseletmeknowifIcanbeoffurtherassistance.Thankyou,JillDingSeniorPlannerCEDCityofRenton(425)430-6598jding@rentonwa.govOriginalMessageFrom:betsyreamyyahoo.com[mailto:betsyreamy@yahoo.comJSent:Thursday,February11,20164:30PMTo:JillDingSubject:MerrittShortPlatCommentsHiJill,PerourconversationregardingtheMerrittShortPlatIamemailingitemswhichIbelieveareimportantandwouldasktobeaddressed:EXHIBIT121 1.Drainage-thenewresidenceswilleliminatesomeofthenaturalabsorptionforrainwater.Weliketoensurethatprovisions(ieadditionaldrainage,retentionpond)aremadetoaddressthisasthenewlotsareonadownwardslopethatcontinuesacrossthestreettoourproperty.2.Constructionvehicles-giventhelocationoftheMerrittProperty,webelievethatitwillbeimportanttoaddressthelargetrucksandequipmentthatwillbebroughtinfortheworkalongwiththeconstructionworkers’cars.LyonsAvenueisbusyandtheMerrittpropertyisjustbeyondacurveintheroad.Havinglargetrucksandequipmentparkedonthatstreetwillmakeanalreadydelicateareaworse.Planningforanalternateparkingspotfortrucks/equipment/vehicleswouldhelptoaddressthis.3.TherearesomeverytalltreesthatbordertheMerrittpropertyonLyonsAve.Ifthosearetakendownaspartofthecomingdevelopmentwewouldaskthatwebegivensomeadvancenoticeforsafety’ssake.Thanksforyourtime.Pleaseletmeknowifyouhaveanyquestionsregardingtheaboveinformation.BetsyReamySentfrommyiPhone2 JillDingFrom:JillDingSent:Thursday,February18,201611:21AMTo:‘ClaudiaDonnelly’Cc:JenniferT.Henning;ChipVincent;Council;DenisLawSubject:RE:commentletterMs.Donnelly,ThankyouforyourcommentsontheMerrittShortPlat(LUA16-000022).Yourcommentshavebeenincludedintheofficiallandusefileforconsiderationbythedecisionmaker.Inaddition,youhavebeenmadeapartyofrecordforthisproject.Asapartyofrecord,youwillreceiveacopyoftheAdministrativeDecisionforthisshortplat.Sincerely,JillDingSeniorPlannerCEDCityofRenton(425)430-6598jding@rentonwa.govFrom:ClaudiaDonnellytrnailto:thedonnellys@oo.net]Sent:Wednesday,February17,20169:35AMTo:JillDingCc:JenniferT.Henning;ChipVincent;Council;DenisLawSubject:commentletterDearMs.Ding:10415—147thAvenueSERenton,WA98059February15,,2016I.DingRentonPlanner10555.GradyWayEXHIBIT13Renton,WA980571 re:LUA-000022SHPL-ADearMs.Ding:IliveinKingCountyandhaveapproximately19,000squarefeettomyproperty.KingCountysaysthatisjustunderahalfacre.Oneacreamountsto43,560squarefeet.Idon’twanttostopMikeandCindyMerrittfrombuildingontheirproperty,butdoesRentonknowwhatmeasurementsmean?Thepropertythattheyownisapproximately4.83acresor210,567squarefeet.(ThisiswhereIgoofed—whichcomesfromhavingastroke.)R-1zoningtome—andtomostrationalpeoplemeansIhouseperacreIfyousubtract14,822,14,252,16,188,23,664and27,378from210,567,thatleavesyou114,263squarefeet.114,263dividedby43,560equals:2.62houses.IamsurethatsinceitisintheSeparatorthattheycanget3housesoutofthisproperty.Myconcernisthatwhereisthedetentionpond/vaultgoingtogoinordertoprotectMayCreek?Thankyou.Sincerely,ClaudiaDonnelly2 ADMINISTRATIVEPOLICY/CODEINTERPRETATION#:MUNICIPALCODESECTIONS:REFERENCE:CI-73-REVISED4-2-110.A,4-2-110.B,4-2-110.D,4-2-115,4-11-020,and4-11-230SUBJECT:ResidentialBuildingHeight(RCthruRMF)BACKGROUND:ErratumStatement:CI-73implementedchangestothemethodofheightmeasurementforstructuresintheRCthroughRMFzones.Thiserratumstatementaffectsthetwo-storylimitationforR-14zonedpropertiesbyincreasingittothree.Docket#116advocatesforincreasedheightandstorylimitsforselectzones,includingtheRMFzone.TheR-14zoneistransitionalbetweentheR-10andRMF,andthereforeR-14standardsareintendedtoofferacompromisebetweentherestrictionsoftheR-10andtheallowancesoftheRMFzone.Bylimitingwallplateheightto24’yetallowingthreestories,theR-14zonewouldprovideanappropriatetransitionbetweentheR-10andRMFzoneswithrespecttobuildingheight.Bydefinition,thecurrentmethodtodetermineabuilding’sheightistomeasuretheaverageheightofthehighestroofsurfacefromthegradeplane(i.e.,averagegrade).ThemaximumheightallowedintheRCthroughR-14zonesis30feet(35’intheRMF).Theimplementationofa“maximumheight”(RMC4-2-110.A)asappliedtoroofedbuildingsisinconsistentandcontradictorywiththeintentandpurposestatementsofTitleIVrelatedtoresidentialdesign(RMC4-2-115).Further,regulatingtheheightofnon-roofedstructuresisunenforceablebyTitleIV(exceptforBuildingCode).Theambiguityandcontradictoryaspectsofthecodeexistfortworeasons:FullDocument1.Heightismeasuredtothemidpointofarool2.FIatroofsareabletobeastallasbuildingsAAvailableU0flRequestincreasesthebuilding’smassing.DepartmentofCommunityandEconomicDevelopmentPlanningDivisionADMINISTRATIVEPOLICY/CODEINTERPRETATIONH:\CED\Planning\IitleIV\Docket\AdministrativePolicyCodelnterpretation\Cl-73\CodelnterpEXHIBIT14 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PloalISy Hoell:y llneIOiy toad 00)50 103410 PRo5ly deadoabeespoools Bee Shy BOgUSy HoaIrS-y Healhy Hrrakhy HooHhp I RoS5y Hoods7 PinalIhy Booby L5Srs hoe oflhua!’o’.ay rinabll,y Lyoo.s Aan Oi4hl-iil’b,ly isiasbi9 a”ad,gioOt’1 045 LyhO Poe 0ghi’oI nay RojIa-oS 035 10,401.514 Planoinc Diobrion ld55 Sooth Sra005saa 00,1cc,0060057 prior loon Reset Sorer Soar Form DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT —‘Renton 0 TREE RETENTION WORKSHEET 0.Tnialromberoftrensooerh’diamnier’,oraiderorcoflonoood tenesatlnasi8’iodiameteroeprnjncisiie 00 liens 2.Dedootines:Ceflabn trens am erclsdrd front iSo mntnstroo cabculat,on: Trensihutarodangnroos’1 trees Teens in proposed publIc steents I trees ‘Irons in proposed privarn access eaoements/tm000s ‘5 trees Treesrne,scalamnas’andboflers 0 irnes TnIal somber of excluded trees-1 imnes 3.SobtractOnelfromhnol —5’icons 4,Neni,In Oeiermmne rho noerbe,of 11000 iRa)roust be reialeedr,multiply Hen 3 by’ 0,3:srsens fL,f-i,0’4,f’6 at 0-0 02 in aI 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ADVISORYNOTESTOAPPLICANTLUA16-000022-.-._ApplicationDate:January14,2016SiteAddress:2505LyonsAveNEName:MerrittSubdivisionRenton,WA98059-4113PLAN-PlanningReview-LandUseVersion1IMarch10,2016TechnicalServicesCommentsContact:AmandaAskrenI425-430-7369Iaaskren@rentonwa.govRecommendations:Ihavereviewedtheabovereferencedpreliminaryshortplatsubmittalandhavethefollowingcomments:Informationneededforfinalshortplatapprovalincludesthefollowing:NotetheCityofRentonlanduseactionnumberandlandrecordnumber,LUA16000022andLND200626,respectively,onthefinalshortplatsubmittal.Thetypesizeusedforthelandrecordnumbershouldbesmallerthanthatusedforthelanduseactionnumber.Provideshortplatandlotclosurecalculations.Thecitywillprovideaddressesfortheproposedlotsassoonaspossible.Notesaidaddressesonthefinalshortplatdrawing.Donoteencroachments,ifany.Notealleasements,covenantsandagreementsofrecordonthedrawing.TheCityofRentonAdministrator,PublicWorksDepartment,istheonlycityofficialwhosignsthefinalshortplat.Provideanappropriateapprovalblockandsignatureline.PertinentKingCountyapprovalblocksalsoneedtobenotedonthedrawing.Allvestedowner(s)ofthesubjectfinalshortplatneedtosignthefinalshortplatdrawing.Includenotaryblocksasneeded.Notethatifthereareeasements,restrictivecovenantsoragreementstoothers(CityofRenton,etc.)aspartofthissubdivision,theycanberecordedconcurrentlywiththefinalshortplat.Thefinalshortplatdrawingandtheassociateddocument(s)aretobegiventotheProjectManagerasapackage.Therecordingnumber(s)fortheassociateddocument(s)aretobereferencedonthefinalshortplatdrawing.Providespacesfortherecordingnumbersthereof.PolicePlanReviewCommentsContact:CyndieParksI425-430-7521Icparks@rentonwa.govRecommendations:MinimalimpactonPoliceServices.PlanningReviewCommentsContact:JillDingI425-430-6598Ijding@rentonwa.govRecommendations:1.RMCsection44030.C.2limitshaulhoursbetween8:30amto3:30pm,MondaythroughFridayunlessotherwiseapprovedbytheDevelopmentServicesDivision.2.Commercial,multifamily,newsinglefamilyandothernonresidentialconstructionactivitiesshallberestrictedtothehoursbetweenseveno’clock(7:00)a.m.andeighto’clock(8:00)p.m.,MondaythroughFriday.WorkonSaturdaysshallberestrictedtothehoursbetweennineo’clock(9:00)a.m.andeighto’clock(8:00)p.m.NoworkshallbepermittedonSundays.3.Withinthirty(30)daysofcompletionofgradingwork,theapplicantshallhydroseedorplantanappropriategroundcoveroveranyportionofthesitethatisgradedorclearedofvegetationandwherenofurtherconstructionworkwilloccurwithinninety(90)days.Alternativemeasuressuchasmulch,sodding,orplasticcoveringasspecifiedinthecurrentKingCountySurfaceWaterManagementDesignManualasadoptedbytheCityofRentonmaybeproposedbetweenthedatesofNovember1standMarch31stofeachyear.TheDevelopmentServicesDivision’sapprovalofthisworkisrequiredpriortofinalinspectionandapprovalofthepermit.4.ANationalPermitDischargeEliminationSystem(NPDES)permitisrequiredwhenmorethanoneacreisbeingcleared.5.Theapplicantmaynotfill,excavate,stackorstoreanyequipment,disposeofanymaterials,suppliesorfluids,operateanyequipment,installimpervioussurfaces,orcompacttheearthinanywaywithintheareadefinedbythedriplineofanytreetoberetained.6.Theapplicantshallerectandmaintainsixfoot(6’)highchainlinktemporaryconstructionfencingaroundthedriplinesofallretainedtrees,oralongtheperimeterofastandofretainedtrees.Placardsshallbeplacedonfencingeveryfiftyfeet(50’)indicatingthewords,“NOTRESPASSING—ProtectedTrees”oroneachsideofthefencingiflessthanfiftyfeet(50’).Siteaccesstoindividuallyprotectedtreesorgroupsoftreesshallbefencedandsigned.Individualtreesshallbefencedonfour(4)sides.Inaddition,theapplicantshallprovidesupervisionwheneverequipmentortrucksaremovingneartrees.7.ThispermitisshallcomplywiththeBaldandGoldenEagleProtectionAct.ThepermittedisresponsibleforadheringtotheU.S.FishandWildlifeServiceNationalBaldEagleManagementGuidelines(2007)andbryourU.S.FishandWildlifeServicepermit.EXHIBIT16Ran:March10,2016 ADVISORYNOTESTOAPPLICANTLUA16-000022——-.—PLAN-PlanningReview-LandUseVersion1IMarch10,2016EngineeringReviewCommentsContact:AnnFowlerI425-430-7382Iafowler@rentonwa.govRecommendations:EngineeringReview:IhavereviewedtheapplicationfortheMerrittSubdivisionat2505LyonsAveNEandhavethefollowingcomments:EXISTINGCONDITIONSWaterWaterserviceisprovidedbytheKCWaterDistrict90.SewerWastewaterserviceisprovidedbytheCityofRenton.StormTheexistingpropertydoesnotcontainstormwaterfacilities.TherearestormwatermainslocatedinLyonsAveNEfrontingthesubjectproperty.CODEREQUIREMENTSWATER1.TheapplicantshallprovideawateravailabilitycertificatefromKCWaterDistrict90.AcopyoftheapprovedwaterplanfromKCWaterDistrict90shallbeprovidedtotheCitypriortoapprovaloftheUtilityConstructionPermit.SEWER1.Thereisan8inchsanitarysewermaininLyonsAveNE.Theapplicanthasproposedan8inchextensionfromthesanitarysewermaininLyonsAveNEthroughthedevelopmentinordertoprovidesanitarysewerservicestoeachofthe5proposedlots.2.Wastewatersystemdevelopmentcharges(SDC)areapplicabletoeachlot.SDCfeeforsewerisbasedonthesizeofthenewdomesticwatermeterstoservetheproject.SDCfeesforuptoa1inchmeteris$2,242.00/meter.3.TheHoneyCreekSewerInterceptorSpecialAssessmentDistrict(SAD)feeisapplicabletotheproposeddevelopment.TheSADteeis$250.00perlot.4.Thedevelopmentisproposingconnectionof(4)newhomesand(1)existinghometothepublicsewersystem.Thetotalfeeis$12,460.00.Thisispayablepriortoissuanceoftheutilityconstructionpermit.SURFACEWATER1.Asurfacewaterdevelopmentfeeof$1,485.00pernewdwellingunitwillapply.Theprojectproposestheadditionof(4)newsinglefamilyresidences.Thetotalfeeis$5,940.00.Thisispayablepriortoissuanceoftheutilityconstructionpermit.2.Adrainagereport,datedNovember20,2015,wassubmittedbyOtfeEngineers,PLLCwiththesiteplanapplication.BasedontheCityofRenton’sflowcontrolmap,thissitefallswithintheFlowControlDurationStandardforForestedConditions.ThedevelopmentissubjecttoFullDrainageReviewinaccordancewiththe2009KingCountySurfaceWaterDesignManual(KCSWDM)andtheCityofRentonAmendmentstotheKCSWDM.Allcoreandspecialrequirementshavebeendiscussedintheprovideddrainagereport.3.Thesubjectpropertyhastwoseparatedischargepoints.Thesoutherlyportionofthepropertydischargestothesouthintoaditchwhichrunsalongthesouthernpropertyline.Fromthereisflowsdownstream,intoGreene’sCreekandfinallyintoalargewetlandareaassociatedwithMayCreek.Theremainingrunofffromtheexistingsiteincludesonesinglefamilyresidencewhichcontainsinfiltrationtrenchestomitigatetheroofrunofffromtheproperty.TheremainingareaofthepropertysheetflowsintothepublicstormsystemalongthewestsideofLyonsAveNE.4.Thelocationoftheexistinginfiltrationtrenchesfortheexistingresidenceisnotevidentontheplans.Iftheexistingtrenchesservicestheexistingresidencewillfalloutsideoftheproposedboundarylineforthelot,aneasementwillberequired.5.Thedevelopmentproposestheuseofinfiltrationtrenchestobelocatedoneachnewpropertytomitigatetheaddedimpervioussurfacescreatedbythesubjectproperty.Basedonthedrainagereportprovided,theprojectisexemptfromprovidingadditionalflowcontrolfacilitiessincetheincreaseinthedevelopedrunofffromtheexistingrunoffislessthan0.10cfsintheexisting100yearpeakflow.Shouldanychangesintheproposedprojectresultinanincreasetothe100yearpeakflow,theuseofonsiteflowcontrolfacilitieswillneedtobereevaluatedatthattime.6.Ascurrentlydesigned,theprojectcreateslessthan5,000squarefeetofnewpollutiongeneratingimpervioussurface(PGIS),andisthereforeexemptfromwaterqualitytreatmentasdefinedinthe2009KCSWDM.ShouldanychangesintheproposedprojectresultinanincreasetothePGIS,theuseofonsitewaterqualityfacilitieswillneedtobereevaluatedatthattime.7.Nodownstreamfloodingorerosionissueswereidentifiedinthedrainagereport.TRANSPORTATION1.TheproposedprojectfrontsLyonsAveNE,whichisclassifiedasaresidentialaccessstreet.Minimumrightofwaywidthforthisstreetclassificationis53feet.ExistingrightofwaywidthinLyonsAveNEvariesfrom48feetto78feet,thenarrowestROWbeingatthesoutheastcorneroftheproperty.ROWdedicationwillberequiredtoprovideaminimumof53feetofROWacrossthefulllengthoftheproperty.Thisdedicationwillvaryfromapproximately5feetto0feetdependingonfinalsurvey.2.TomeettheCity’scompletestreetstandards,streetimprovements,includingapavementwidthof26feetfromthecenterline,curb,gutter,and8footplanterstrip,5footsidewalk,andstormdrainageimprovementsarerequiredtobeconstructedintherightofwayfrontingthesiteperCitycode46060.3.TheapplicantmaysubmitanapplicationtotheCityrequestingamodificationtokeeptheexistingstreetfrontageimprovementsandexistingROWwidthinLyonsAveNEasoutlinedinCitycode49250C5d.4.Privateaccessstreetsareallowedforaccesstosixorfewerlotsprovidedatleasttwolotsabutapublicrightofway.AscurrentlyRan:March10,2016Page2of4 ADVISORYNOTESTOAPPLICANTLUA16-000022—%-.-,._—PLAN-PlanningReview-LandUseVersion1IMarch10,2016EngineeringReviewCommentsContact:AnnFowlerI425-430-7382Iafowler@tentonwa.govdesigned,lots1and5bothabutthepublicrightofway.Therefore,accesstoeachofthelotsmaybegrantedviatheproposedprivateaccessstreet.5.PrivatestreetsmustmeetrequirementsforemergencyservicesaccessandmustprovideaturnaroundincompliancewithCitycode460601.a.Emergencyaccessisrequiredwithin150feetofallpointsonthebuildings.b.HammerheadturnaroundshallhaveadesignapprovedbytheAdministratorandFireandEmergencyServices.c.Theprivatestreetisrequiredtohaveaminimum20footwidepavedroadwayandshallbeconstructedtosupportemergencyvehicles.d.TheprivatestreetshallbeconstructedinaccordancewithCitystandards,includingaminimumof4”asphaltover6”crushedrock.e.Nosidewalksarerequiredforprivatestreets.f.Drainageimprovementsarerequired.g.Themaximumdrivewaygradeforaprivatestreetshallnotexceed15%.h.DeveloperwillberequiredtoinstallstreetsignagefortheprivatestreetinaccordancewithCitystandards.i.Aneasementwillberequiredtocreatetheprivatestreet.j.Theprivatestreetmustbeinstalledpriortorecordingoftheplat.6.Streetlightingandstreettreesarerequiredtomeetcurrentcitystandards.7.Paymentofthetransportationimpactfeeisapplicableontheconstructionofthesinglefamilyhousesatthetimeofapplicationforthebuildingpermit.Thecurrentrateoftransportationimpactfeeis$2,951.17pernewsinglefamilyhouse.Trafficimpactfeeswillbeowedatthetimeofbuildingpermitissuance.EasedontheCity’scurrentfeeschedule,estimatedtrafficimpactfeesfortheproposeddevelopmentwillbe$11,804.68.Feesaresubjecttochange.Thetransportationimpactfeethatiscurrentatthetimeofbuildingpermitapplicationwillbelevied.8.PavingandtrenchrestorationshallcomplywiththeCity’sTrenchRestorationandOverlayRequirements.9.TractB—Pumphouseappearstobelandlocked.Ifaccesstothepumphousewillberequired,anaccesseasementshouldbeprovided.GENERALCOMMENTS1.Adequateseparationbetweenutilitiesshallbeprovidedinaccordancewithcoderequirements.2.Allconstructionutilitypermitsfordrainageandstreetimprovementswillrequireseparateplansubmittals.AllutilityplansshallconfirmtotheRentonDraftingStandards.AlicensedCivilEngineershallpreparethecivilplans.3.Alandscapingplanshallbeincludedwiththecivilplansubmittal.Eachplanshallbeonseparatesheets.FireReview-BuildingCommentsContact:CoreyThomasI425-430-7024Icthomas@rentonwa.govRecommendations:EnvironmentalImpactComments:1.Thefireimpactfeesareapplicableattherateof$495.70persinglefamilyunit.Thisfeeispaidattimeofbuildingpermit.Creditwouldbegrantedforoneexistinghome.CodeRelatedComments:1.Thefireflowrequirementforasinglefamilyhomeis1,000gpmminimumfordwellingsupto3,600squarefeet(includinggarageandbasements).Ifthedwellingexceeds3,600squarefeet,aminimumof1,500gpmfireflowwouldberequired.Aminimumofonefirehydrantisrequiredwithin300feetoftheproposedbuildingsandtwohydrantsifthefireflowgoesupto1,500gpm.Existinghydrantscanbecountedtowardtherequirementaslongastheymeetcurrentcode,including5inchstorzfittings.Existinghydrantsarenotwithin300feetofthefurthestproposeddwellings,sonewhydrantsarerequired.AwateravailabilitycertificateisrequiredfromKingCountyWaterDistrict90.Firesprinklersmayhavetobeinstalledforlargerhomesduetolikelydeadendwatermaininstalledinthisplat.2.Firedepartmentapparatusaccessroadwaysarerequiredtobeminimum20feetwidefullypaved,with25feetinsideand45feetoutsideturningradius.Fireaccessroadwaysshallbeconstructedtosupporta30tonvehiclewith75psipointloading.Accessisrequiredwithin150feetofallpointsonthebuildings.Deadendstreetsthatexceed150feetarerequiredtohaveanapprovedturnaround.Proposedhammerheadtypeturnaroundisacceptable.CommunityServicesReviewComments-Contact:LeslieBetlachI425-430-6619ILBetlch@rentonwa.govRecommendations:1.ParksImpactfeeperOrdinance5670applies.2.Providetrail/sidewalkconnectiontorecordedtraileasment(LangleyRidgeatMayCreek20080272000465)forconnetiontoParkandMayCreekTrail3.Trail/sidewalkconnectionntoconnecttoLyonsAve./NE26thtotheEast.Ran:March10,2016Page3of4 ADVISORYNOTESTOAPPLICANTLUA16-000022—--.——PLAN-PlanningReview-LandUseVersion1IMarch10,2016CommunityServicesReviewCommentsContact:LeslieBetlachI425-430-6619ILEetlach@rentonwa.gov4.Retainandprotecttreesbetweentherightawayline/propertylineandstreet.[5.Seeattachedmap.Ran:March10,2016Page4of4