HomeMy WebLinkAboutD_Mitchell SP_Admin_Report_FINAL_200417DEPARTMENT OF COMMUNITY
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D_Mitchell SP_Admin_Report_FINAL
A.ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: April 17, 2020
Project File Number: PR20-000059
Project Name: Mitchell Short Plat
Land Use File Number: LUA20-000044, SHPL-A, MOD
Project Manager: Jill Ding, Senior Planner
Owner/Applicant: Teresa Mitchell, 19609 145th Ave SE, Renton, WA 98056
Contact: Kevin Cleary, Goldsmith, 1215 114th Ave SE, Bellevue, WA 98004
Project Location: 3625 Meadow Ave N, Renton, WA 98056
Project Summary: The applicant is requesting preliminary Short Plat approval and a street frontage
improvement waiver for the subdivision of an existing 39,891 square foot lot, located
within the R-6 zone, into two lots. An existing single family residence is proposed to
remain on Lot 1. Proposed Lot 1 would total 18,740 square feet and Lot 2 would total
14,163 square feet. Access to the proposed lots is proposed via a 6,288 square foot
shared driveway tract (Tract A). The net density of the proposed short plat would be
2.65 dwelling units per net acre, which is less than the minimum of 3.00 dwelling
units per net acre required within the R-6 zone. The applicant has requested a waiver
from compliance with the net density and is proposing lots large enough for future
subdivision so that net density could be attained at a later date. The applicant has
submitted a waiver request from the construction of code required frontage
improvements (including paving, curb and gutter, landscaping, and sidewalks as well
as the under grounding of overhead utility lines. No critical areas are mapped on the
project site.
Site Area: 39,891 sq. ft. (0.92 acres)
DocuSign Envelope ID: 2E01DC4C-A258-45AB-86D4-08DE0AB6EB45
City of Renton Department of Community & Economic Development
Mitchell Short Plat
Administrative Report & Decision
LUA20-000044, SHPL-A, MOD
Report of April 17, 2020 Page 2 of 17
D_Mitchell SP_Admin_Report_FINAL
B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Preliminary Plan Set
Exhibit 3: Arborist Report, prepared by Ryan Seeley, dated October 14, 2019
Exhibit 4: Technical Information Report (TIR), prepared by Goldsmith Land Development Services,
dated January 2020
Exhibit 5: Geotechnical Report, prepared by Mud Bay Geotechnical Services, LLC, dated January
29, 2020
Exhibit 6: Shadow Plat Plan
Exhibit 7: Public Comment Email and Staff Response
Exhibit 8: Waiver Justification
Exhibit 9: Advisory Notes
C. GENERAL INFORMATION:
1. Owner(s) of Record: Teresa Mitchell
19609 145th Ave SE
Renton, WA 98056
2. Zoning Classification: Residential-6 (R-6)
3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD)
4. Existing Site Use: Existing single family residence, proposed to remain.
5. Critical Areas: None mapped
6. Neighborhood Characteristics:
a. North: Single Family, R-6 zone
b. East: Single Family, R-6 zone
c. South: Single Family, R-6 zone
d. West: Single Family, R-6 zone
7. Site Area: 39,891 sq. ft. (0.92 acres)
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation N/A 2531 12/31/1969
DocuSign Envelope ID: 2E01DC4C-A258-45AB-86D4-08DE0AB6EB45
City of Renton Department of Community & Economic Development
Mitchell Short Plat
Administrative Report & Decision
LUA20-000044, SHPL-A, MOD
Report of April 17, 2020 Page 3 of 17
D_Mitchell SP_Admin_Report_FINAL
E.PUBLIC SERVICES:
1.Existing Utilities
a.Water: Water service is provided by City of Renton. The project is within the City of Renton’s water
service area in the Kennydale 320 Pressure Zone. There is an existing 12-inch water main in Meadow
Ave NE that can deliver a maximum capacity of 4,400 gallons per minute (GPM). The approximate
static water pressure is 60 PSI at the elevation of 180 feet. There is an existing 3/4-inch water service
and meter servicing the home.
b.Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch wastewater main
located in Meadow Ave NE. There is an existing 6-inch concrete, reducing to 4-inch side sewer
servicing the home.
c.Surface/Storm Water: The existing property does not contain on site stormwater facilities. To the
northeast of the property there is an existing 10-inch conveyance system on the west side of Meadow
Ave N.
2.Streets: The project fronts Meadow Ave NE along the east property line. Meadow Ave NE classified as a
Residential Access street with an existing right of way (ROW) width of approximately 40 feet as measured
using the King County Assessor’s Map. There are no existing frontage improvements along this portion of
Meadow Ave NE.
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 9 Permits – Specific
a.Section 4-9-250: Variances, Waivers, Modifications, and Alternates
6.Chapter 11 Definitions
G.APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1.Land Use Element
DocuSign Envelope ID: 2E01DC4C-A258-45AB-86D4-08DE0AB6EB45
City of Renton Department of Community & Economic Development
Mitchell Short Plat
Administrative Report & Decision
LUA20-000044, SHPL-A, MOD
Report of April 17, 2020 Page 4 of 17
D_Mitchell SP_Admin_Report_FINAL
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on February
11, 2020 and determined the application complete on February 25, 2020. The project complies with the
120-day review period.
2. The project site is located 3625 Meadow Ave N, Renton, WA 98056.
3. The project site is currently developed with an existing single family residence, proposed to remain.
4. Access to the site would be provided via a shared driveway off of Meadow Ave N.
5. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use
designation.
6. The site is located within the Residential-6 (R-6) zoning classification.
7. There are approximately 14 trees located on-site, of which the applicant is proposing to retain a total of
4 trees.
8. There are no critical areas mapped on the project site.
9. Approximately 100 cubic yards of grading is proposed for the development of the short plat.
10. The applicant is proposing to begin construction in spring of 2021 and end in the fall of 2021.
11. Staff received one public comment email (Exhibit 7), regarding public access over N 37th St, which is a
private access easement.
12. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
13. Comprehensive Plan Compliance: The site is designated Residential Medium Density (MD) on the City’s
Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family and
multi-family development types, with continuity created through the application of design guidelines, the
organization of roadways, sidewalks, public spaces, and the placement of community gathering places
and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and Policies
if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Policy L-3: Encourage infill development of single-family units as a means to meet
growth targets and provide new housing.
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
Development of new single-family neighborhoods on large tracts of land outside
the City Center,
Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
DocuSign Envelope ID: 2E01DC4C-A258-45AB-86D4-08DE0AB6EB45
City of Renton Department of Community & Economic Development
Mitchell Short Plat
Administrative Report & Decision
LUA20-000044, SHPL-A, MOD
Report of April 17, 2020 Page 5 of 17
D_Mitchell SP_Admin_Report_FINAL
Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
Goal L-T: Create a functioning and exemplary urban forest that is managed at optimum
levels for canopy, health, and diversity.
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-6 (R-6) on the City’s Zoning
Map. Development in the R-6 zone is intended to be single-family residential at moderate density.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-6 Zone Develop Standards and Analysis
Compliant if
condition of
approval is
met
Density: The density range permitted in the R-6 zone is a minimum 3.0 up to a
maximum of 6.0 dwelling units per net acre. Net density is calculated after the
deduction of sensitive areas, areas intended for public right-of-way, and private
access easements.
Staff Comment: The project site has a gross area of 39,891 sq. ft., after the deduction
of 700 sq. ft. of right-of-way dedication, and 6,288 sq. ft. of shared driveway area, the
project site would have a net area of 32,903 sq. ft. (0.76 acres). The proposal for 2 lots
on the 0.76 net acres site would result in a net density of 2.65 du/ac, which is less than
the minimum 3.0 du/ac required in the R-6 zone.
Lot 1 would total 18,740 sq. ft. and Lot 2 would total, 14,163 sq. ft. Both lots would be
large enough for future subdivision, however for Lot 1 to be subdivided further, the
proposed shared driveway tract would need to be extended to provide access to any
new lots created on Lot 1. It is not feasible to extend the shared driveway at this time,
as the applicant is proposing to retain the existing residence on Lot 1 and the extension
of a shared driveway onto Lot 1 would encroach on the existing residence. The future
subdivision of proposed Lot 2 is much more likely as the proposed layout provides
shared driveway access to any new lots created as a result of the future subdivision of
Lot 2 (see preliminary shadow plat, Exhibit 6) . If Lot 2 were subdivided in the future,
a proposal for 2 lots on the 14,163 sq. ft. (0.33 acre) site would result in a net density
of 6.06 du/ac on Lot 2 and 3.95 du/ac on the original “parent parcel”. The proposed 2
lot short plat may be approved in its current configuration, as the proposed layout
allows for the future subdivision of Lot 2, which would bring the proposed short plat
into compliance with minimum density requirements. Staff recommends, as a
condition of approval, that a shadow plat, showing the future subdivision potential of
Lot 2 be shown as a part of the final short plat.
Compliant if
condition of
approval is
met
Lot Dimensions: The minimum lot size permitted in the R-6 zone is 7,000 sq. ft. A
minimum lot width of 60 feet is required (70 feet for corner lots) and a minimum lot
depth of 90 feet is required.
The following table identifies the proposed approximate dimensions for Lots 1-2
DocuSign Envelope ID: 2E01DC4C-A258-45AB-86D4-08DE0AB6EB45
City of Renton Department of Community & Economic Development
Mitchell Short Plat
Administrative Report & Decision
LUA20-000044, SHPL-A, MOD
Report of April 17, 2020 Page 6 of 17
D_Mitchell SP_Admin_Report_FINAL
Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.)
Lot 1 18,740 107.64 173.0
Lot 2 (corner lot) 14,163 79.64 190
Tract A 6,288 N/A N/A
Staff Comment: The proposed lots would comply with the minimum lot size, width and
depth requirements of the R-6 zone.
Compliant if
condition of
approval is
met
Setbacks: The required setbacks in the R-6 zone are as follows: front yard is 25 feet,
side yard is combined 15 feet with not less than 5 feet on either side, secondary front
yard (applies to corner lots) is 25 feet, and the rear yard is 25 feet.
Staff Comment: The front yard of Lots 1 and 2 would be oriented to the east, towards
Meadow Ave N. The lots as proposed contain adequate area for compliance with the
required setback areas. Compliance with setbacks would be verified at the time of
building permit review. To ensure that Lot 2 is able to be further subdivided in the
future, staff recommends, as a condition of approval that the setbacks for home
construction on Lot 2 be measured from the lot lines reflected on the shadow plat. A
note to this effect shall be recorded on the face of the short plat.
Compliant if
condition of
approval is
met
Building Standards: The R-6 zone has a maximum building coverage of 40% and a
maximum impervious surface coverage of 55%. In the R-6 zone, a maximum building
height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height. If the height of wall plates on a building are less than the
states maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums.
Common rooftop features, such as chimneys, may project an additional four (4)
vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs
pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above
the maximum wall plate height if the projection is stepped back one-and-a-half (1.5)
horizontal feet from each minimum building setback line for each one (1) vertical foot
above the maximum wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is
equal or less than the maximum wall plate height allowed.
Staff Comment: Building height, building coverage, and impervious surface coverage
for the new single-family residences would be verified at the time of building permit
review. To ensure that Lot 2 is able to be further subdivided in the future, staff
recommends, as a condition of approval that the building coverage and impervious
surface coverage requirements Lot 2 be calculated using the lot areas for the lots
reflected on the shadow plat. A note to this effect shall be recorded on the face of the
short plat.
Compliant if
condition of
approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum,
groundcover, are to be located in this area when present. Street trees shall be planted
DocuSign Envelope ID: 2E01DC4C-A258-45AB-86D4-08DE0AB6EB45
City of Renton Department of Community & Economic Development
Mitchell Short Plat
Administrative Report & Decision
LUA20-000044, SHPL-A, MOD
Report of April 17, 2020 Page 7 of 17
D_Mitchell SP_Admin_Report_FINAL
in the center of the planting strip between the curb and the sidewalk at the following
intervals; provided, that, where right-of-way is constrained, irregular intervals and
slight increases or decreases may be permitted or required. Additionally, trees shall
be planted in locations that meet required spacing distances from facilities located in
the right-of-way including, but not limited to, underground utilities, street lights,
utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are
identified in the City’s Approved Tree List. Generally, the following spacing is required:
Small-sized maturing trees: thirty feet (30') on center; Medium-sized maturing trees:
forty feet (40') on center; and Large-sized maturing trees: fifty feet (50') on center
Any additional undeveloped right-of-way areas shall be landscaped unless otherwise
determined by the Administrator. Where there is insufficient right-of-way space or
no public frontage, street trees are required in the front yard subject to approval of
the Administrator. A minimum of two trees are to be located in the front yard prior
to final inspection for the new Single-Family Residence.
Staff Comment: The applicant submitted a conceptual landscape plan (Exhibit 2) with
the short plat application materials. No trees were provided within the front yard area
of Lot 1., Staff recommends that the landscape plan be updated to provide two trees
within the front yard area of Lot 1. The submitted landscape plan includes a 10-foot
onsite landscape strip along Meadow Ave N that would consist of shrubs as well as
existing lawn. Staff recommends that trees be added within this 10-foot landscape
strip. In addition, an 8-foot landscape strip is proposed between the shared driveway
and abutting property line to the north. This 8-foot landscape strip is proposed to be
planted with pear trees, shrubs, and kinnikinnik.
Staff recommends, as a condition of approval, that a final landscape plan be
submitted at the time of construction permit review. The final landscape plan shall
include (but not limited to) two trees within the front yard area of Lot 1, a mix of trees,
shrubs, and ground cover within the 10-foot onsite landscape strip required along the
street frontage. The final landscape plan shall be submitted to the Current Planning
Project Manager for review and approval. The 8-foot landscape strip shall be installed
prior to final short plat approval. The 10-foot onsite landscape strip shall be installed
prior to final building inspection for the new home proposed on Lot 2.
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 of trees in a residential development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees
adjacent to critical areas and their associated buffers; and significant trees over sixty
feet (60') in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be
preserved; other significant native evergreen or deciduous trees; and other significant
non- native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/
or cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
DocuSign Envelope ID: 2E01DC4C-A258-45AB-86D4-08DE0AB6EB45
City of Renton Department of Community & Economic Development
Mitchell Short Plat
Administrative Report & Decision
LUA20-000044, SHPL-A, MOD
Report of April 17, 2020 Page 8 of 17
D_Mitchell SP_Admin_Report_FINAL
A minimum tree density shall be maintained on each residentially zoned lot. For
detached single-family development, the minimum tree density is two (2) significant
trees for every five thousand (5,000) square feet. The tree density may consist of
existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street
Frontage Landscaping Required, or a combination.
Staff Comment: The applicant submitted a tree retention plan (Exhibit 2) and arborist
report (Exhibit 3) with the short plat application materials. There are 14 existing
significant trees on the project site, based on the requirement to retain 30 percent of
existing significant trees, the proposal would be required to retain 4 trees. The
applicant is proposing to retain 4 trees on proposed Lot 1 and 4 trees on Lot 2 for a
total of 8 retained trees, which would exceed the tree retention requirements.
Proposed Lot 1 would have an area of 18,740 sq. ft. and Lot 2 would have an area of
14,163 sq. ft. To comply with minimum tree density requirements, Lot 1 would be
required to retain or plant 4 trees and Lot 2 would be required to retain or plant 3
trees. The applicant is proposing to retain 4 trees on Lot 1 and retain 4 trees on Lot 2,
which would comply with the minimum tree density requirements.
Staff recommends, as a condition of approval, that a final tree retention plan be
provided at the time of construction permit review or review and approval by the
Current Planning Project Manager.
Parking: Parking regulations require that a minimum of two parking spaces be
provided for each detached dwelling.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with
positive drainage discharge to restrict runoff from entering the garage/residence or
crossing any public sidewalk.
Staff Comment: Compliance with parking and individual driveway requirements would
be verified at the time of building permit review.
Compliance
not yet
demonstrated
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front
yard and side yard along a street setback where the fence shall not exceed forty eight
inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: A retaining wall was showing along the east side of proposed Lot 2.
Any retaining walls would be required to comply with the adopted retaining wall
standards. Compliance with these standards would be verified at the time of
construction permit review.
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
DocuSign Envelope ID: 2E01DC4C-A258-45AB-86D4-08DE0AB6EB45
City of Renton Department of Community & Economic Development
Mitchell Short Plat
Administrative Report & Decision
LUA20-000044, SHPL-A, MOD
Report of April 17, 2020 Page 9 of 17
D_Mitchell SP_Admin_Report_FINAL
building permit for the new single-family homes. The proposal is consistent with the following design
standards, unless noted otherwise:
Compliance Design Standards R-6 and Analysis
N/A
Lot Configuration: One of the following is required of preliminary plat applications:
1.Lot width variation of 10 feet (10’) minimum of one per four (4) abutting street-
fronting lots, or
2.Minimum of four (4) lot sizes (minimum of four hundred (400) gross square
feet size difference) for street-fronting lots, or
3.A front yard setback variation of at least five feet (5’) minimum for at least
every four (4) abutting street fronting lots.
Staff Comment: Not applicable, the application is not a preliminary plat.
Lots shall be configured to achieve both of the following:
1.The location of stormwater infiltration LID facilities is optimized, consistent
with the Surface Water Design Manual. Building and property line setbacks are
specified in the Surface Water Design Manual for infiltration facilities.
2.Soils with good infiltration potential for stormwater management are
preserved to the maximum extent practicable as defined by the Surface Water
Design Manual.
Staff Comment: The proposed short plat will be reviewed for compliance with the 2017
City of Renton Surface Water Design Manual. See further drainage discussion below
under FOF 18.
Compliance
not yet
demonstrated
Garages: If an attached garage is wider than twenty six feet (26’), at least one (1) garage
door shall be recessed a minimum of four feet (4’) from the other garage door.
Additionally, one of the following is required:
1.The front porch projects in front of the garage a minimum of five feet (5’), and
is a minimum of twelve feet (12’) wide, or
2.The roof extends at least five feet (5') (not including eaves) beyond the front of
the garage for at least the width of the garage plus the porch/stoop area, or
3.The garage is alley accessed, or
4.The garage entry does not face a public and/or private street or an access
easement, or
5.The garage width represents no greater than fifty percent (50%) of the width
of the front facade at ground level, or
6.The garage is detached, or
7.The garage doors contain a minimum of thirty percent (30%) glazing,
architectural detailing (e.g. trim and hardware), and are recessed from the
front façade a minimum of five feet (5’), and from the front porch a minimum
of seven feet (7’).
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
DocuSign Envelope ID: 2E01DC4C-A258-45AB-86D4-08DE0AB6EB45
City of Renton Department of Community & Economic Development
Mitchell Short Plat
Administrative Report & Decision
LUA20-000044, SHPL-A, MOD
Report of April 17, 2020 Page 10 of 17
D_Mitchell SP_Admin_Report_FINAL
Compliance
not yet
demonstrated
Primary Entry: The entry shall include a porch or stoop with a minimum depth of five
feet (5') and minimum height of twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Facade Modulation: One of the following is required:
1. An offset of at least one story that is at least ten feet (10') wide and two feet
(2') in depth on facades visible from the street, or
2. At least two feet (2') offset of second story from first story on one street facing
facade.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) of
all facades facing street frontage or public spaces.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Scale, Bulk, and Character: A variety of elevations and models that demonstrate a
variety of floor plans, home sizes, and character shall be used. All of the following are
required:
1. A variety of elevations and models that demonstrate a variety of home sizes,
character, and a diverse streetscape.
2. Abutting, adjacent, and diagonal houses must have differing architectural
elevations.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Roofs: A variety of roof forms appropriate to the style of the home shall be used.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Eaves: Both of the following are required:
1. Eaves projecting from the roof of the entire building at least twelve inches (12")
with horizontal fascia or fascia gutter at least five inches (5") deep on the face
of all eaves, and
2. Rakes on gable ends must extend a minimum of two inches (2") from the
surface of exterior siding materials.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
DocuSign Envelope ID: 2E01DC4C-A258-45AB-86D4-08DE0AB6EB45
City of Renton Department of Community & Economic Development
Mitchell Short Plat
Administrative Report & Decision
LUA20-000044, SHPL-A, MOD
Report of April 17, 2020 Page 11 of 17
D_Mitchell SP_Admin_Report_FINAL
Compliance
not yet
demonstrated
Architectural Detailing: If one siding material is used on any side of the dwelling that is
two stories or greater in height, a horizontal band that measures at least eight inches
(8") is required between the first and second story.
Additionally, one of the following is required:
1. Three and one half inch (3 1/2") minimum trim surrounds all windows and
details all doors, or
2. A combination of shutters and three and one half inches (3 1/2") minimum trim
details all windows, and three and one half inches (3 1/2") minimum trim
details all doors.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Materials and Color: For subdivisions and short plats, abutting homes shall be of
differing color. Color palettes for all new dwellings, coded to the home elevations, shall
be submitted for approval.
Additionally, one of the following is required:
1. A minimum of two (2) colors is used on the home (body with different color
trim is acceptable), or
2. A minimum of two (2) differing siding materials (horizontal siding and shingles,
siding and masonry or masonry-like material, etc.) is used on the home. One
alternative siding material must comprise a minimum of thirty percent (30%)
of the street facing facade. If masonry siding is used, it shall wrap the corners
no less than twenty four inches (24").
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
16. Waiver Analysis: The applicant is requesting a waiver from RMC 4-6-060 from the requirement to
construct frontage improvements as well as the requirement to underground overhead utilities. The
requirement for undergrounding of utilities is outlined in RMC 4-6-090 and is not available for a waiver;
therefore the submitted waiver request is only applicable to the construction of frontage improvements.
The proposal is partially compliant with the following waiver criteria, pursuant to RMC 4-9-250.C.5, if all
conditions of approval are met. Therefore, staff is recommending partial approval of the requested
waiver, subject to conditions as noted below:
Compliance Waiver Criteria and Analysis
N/A
a. Required street improvements will alter an existing wetlands or stream, or have a
negative impact on a shoreline’s area.
Staff Comment: There are no wetlands, streams, or shorelines of the State mapped in
the vicinity of the project site; therefore this criterion is not applicable.
N/A
b. Existing steep topography would make required street improvements infeasible.
Staff Comment: There are no steep slopes mapped within the vicinity of the project site;
therefore this criterion is not applicable.
DocuSign Envelope ID: 2E01DC4C-A258-45AB-86D4-08DE0AB6EB45
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Administrative Report & Decision
LUA20-000044, SHPL-A, MOD
Report of April 17, 2020 Page 12 of 17
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Compliance
not
demonstrated
c.Required street improvements would have a negative impact on other properties,
such as restricting available access.
Staff Comment: Street improvements along the project frontage would not have an
adverse impact on other properties in the vicinity and would not restrict access to any
properties; therefore this criterion is not met.
Frontage
improvement
waiver is
compliant if
condition of
approval is
met
d.There are no similar improvements in the vicinity and there is little likelihood that
the improvements will be needed or required in the next ten (10) years.
Staff Comment: There are no frontage improvements located within the immediate
vicinity of the project site, however there are some properties within the project vicinity
that have the potential to redevelop, which would result in the construction of frontage
improvements within the vicinity of the project site.
Staff recommends that the construction of frontage improvements be delayed to the
future subdivision of Lot 2, to allow time for other properties within the project vicinity
to redevelop. Staff recommends, as a condition of approval, that a note to this effect
be recorded on the face of the short plat.
Partially
compliant for
the frontage
improvement
waiver
e.In no case shall a waiver be granted unless it is shown that there will be no
detrimental effect on the public health, safety or welfare if the improvements are
not installed, and that the improvements are not needed for current or future
development.
Staff Comment: See previous discussion above. Staff is recommending that the
requested waiver for frontage improvements be delayed until an application is
submitted for the future subdivision of Lot 2.
17.Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The
proposal is consistent with the following subdivision regulations if all conditions of approval are complied
with:
Compliance Subdivision Regulations and Analysis
Compliant if
condition of
approval is
met
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of RMC 4-6-060 Street Standards.
The maximum width of single loaded garage driveways shall not exceed nine feet (9')
and double loaded garage driveways shall not exceed sixteen feet (16').
Staff Comment: Access to the proposed lots is proposed via a shared driveway tract
(Tract A). Staff recommends, as a condition of approval, that a note be recorded on the
face of the short plat specifying that access to Lots 1 and 2 is required to be provided
via the shared driveway tract (Tract A).
N/A
Blocks: Blocks shall be deep enough to allow two (2) tiers of lots.
Staff Comment: Not applicable; no blocks are proposed.
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-6 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.
DocuSign Envelope ID: 2E01DC4C-A258-45AB-86D4-08DE0AB6EB45
City of Renton Department of Community & Economic Development
Mitchell Short Plat
Administrative Report & Decision
LUA20-000044, SHPL-A, MOD
Report of April 17, 2020 Page 13 of 17
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Width between side lot lines at their foremost points (i.e., the points where the side lot
lines intersect with the street right-of-way line) shall not be less than eighty percent
(80%) of the required lot width except in the cases of (1) pipestem lots (or flag lot),
which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or
the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet
(35').
No residentially zoned lot shall have a depth-to-width ratio greater than four-to-one
(4:1).
Pipestem lots may be permitted for new plats to achieve the minimum density within
the Zoning Code when there is no other feasible alternative to achieving the minimum
density.
Staff Comment: Both proposed lots would exceed the minimum dimensional
requirements of the R-6 zone. In addition, as discussed above the applicant will be
required to demonstrate that any future lots to be created through the future
subdivision of Lot 2 would also comply with the minimum dimensional requirements of
the R-6 zone.
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: There are no public street extensions required as a part of this proposal.
Additional discussion regarding frontage improvements was previously discussed above
under FOF 16.
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The proposed lots are rectangular in shape with front yards oriented to
the east towards Meadow Ave N. The proposed lot layout would be compatible with
existing surrounding uses in the R-6 zone.
18. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees. Fire impact fees are applicable
at the rate of $829.77 per single-family unit. This fee is paid at time of building permit
issuance.
Schools: It is anticipated that the Renton School District can accommodate any additional
students generated by this proposal at the following schools: Hazelwood Elementary,
Ridson Middle School and Hazen High School. Any new students from the proposed
development would be bussed to their schools. The stop for elementary students is
located at the intersection of Lake Washington Blvd N and N 38th St, approximately 0.83
miles from the project site. The stop for middle and high school students is located
approximately 0.2 miles from the project site at the intersection of N 38th Street and Park
Ave N. Students would walk north along Meadow Ave N to N 38th Street where they
would walk west, middle and high school students would stop and wait for the bus at
DocuSign Envelope ID: 2E01DC4C-A258-45AB-86D4-08DE0AB6EB45
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Administrative Report & Decision
LUA20-000044, SHPL-A, MOD
Report of April 17, 2020 Page 14 of 17
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Park Ave N and elementary students would continue along N 38th St to Lake Washington
Blvd N where they would wait for the bus.
A School Impact Fee, based on new single-family lots, will be required in order to mitigate
the proposal’s potential impacts to the Renton School District. The fee is payable to the
City as specified by the Renton Municipal Code. Currently the fee is assessed at $6,877.00
per single-family residence, plus a 5% processing fee.
Parks: A Park Impact Fee would be required for the future houses. The current Park
Impact Fee is $3,945.70. The fee in effect at the time of building permit application is
applicable to this project and is payable at the time of building permit issuance.
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: Preliminary Civil Plans (Exhibit 2) and a Technical Information Report
(TIR) prepared by Goldsmith Land Development Services, dated January 2020 (Exhibit 4)
were submitted with the project application materials. Based on the City of Renton’s flow
control map, the site falls within the Peak Rate Flow Control Standard Area Matching
Existing Site Conditions and is within the May Creek drainage basin. The report is based
on a full drainage review and all nine Core Requirements and the six Special Requirements
have been discussed in the TIR. According to the submitted TIR, existing surface water
runoff sheet flows to the northwest towards Meadow Ave N. The TIR states that this
project would be exempt from flow control because the difference between the 100-yr
developed peak rates and the existing 100-yr peak rates are below the 0.15 cfs threshold
as indicated in section 1.2.3 of the City of Renton Surface Water Design Manual. As the
proposed short plat would result in the creation of more than 5,000 sq. ft. of pollution
generating impervious surface, the proposal would not be exempt from providing water
quality. To meet water quality requirements, the applicant is proposing that the shared
driveway be constructed using permeable pavement.
A geotechnical report dated January 29, 2020, completed by Mud Bay Geotechnical
Services LLC (Exhibit 5), was submitted with the short plat application. The geotech report
discusses the soil and groundwater characteristics of the site and provides
recommendations for project design and construction. On site soils were found to be a
sandy loam to loam and groundwater was encountered in one test pit with all test pits
having moist soils. The infiltration rate was tested with a recommended infiltration rate
of 1.0 inch per hour.
There is a 2020 System Development Charge (SDC) of $1,900 per new single family
residence. SDC fees are payable at construction permit issuance.
Water: There is an existing 12-inch water main in Meadow Ave NE that can deliver a
maximum capacity of 4,400 gallons per minute (GPM). There is an existing 3/4-inch water
service and meter servicing the home. Installation of new 1-inch domestic water lines for
both lot 1 and lot 2 would be required for the development of the proposed short plat.
A new fire hydrant is required to be installed to service the short plat because there is no
existing hydrant within 300 feet of the property. The hydrant shall be installed along the
west side of Meadow Ave N south of the proposed shared driveway. The hydrant shall
be connected to the existing 12-inch water main in Meadow Ave N.
There is a Water System Development Charge (SDC) of $4,400.00 per 1-inch meter. SDC
fees are payable at construction permit issuance.
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Administrative Report & Decision
LUA20-000044, SHPL-A, MOD
Report of April 17, 2020 Page 15 of 17
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Sanitary Sewer: There is an existing 8-inch concrete, gravity, wastewater main located in
Meadow Ave NE. There is an existing 6-inch concrete, reducing to 4-inch PVC, side sewer
servicing the home. The existing side sewer on Lot 1 shall be removed, cut and capped at
the property line. Individual sewer stubs from the sewer main and an individual side
sewer serving lot 1 and lot 2 shall be provided.
There is a Sewer System Development Charge (SDC) of $3,400.00 per 1-inch water meter.
SDC fees are payable at construction permit issuance.
I.CONCLUSIONS:
1.The subject site is located in the Residential Medium Density (MD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 13.
2.The subject site is located in the Residential-6 (R-6) zoning designation and complies with the zoning and
development standards established with this designation provided the applicant complies with City Code
and conditions of approval, see FOF 14.
3.The proposed short plat complies with the Residential Design and Open Space Standards provided the
applicant complies with City Code and conditions of approval, see FOF 15.
4.There are no critical areas mapped on the project site.
5.The proposed short plat and waiver partially complies with the waiver criterial provided the applicant
complies with City Code and conditions of approval, see FOF 16.
6.The proposed short plat complies with the subdivision regulations as established by City Code and state
law provided all advisory notes and conditions are complied with, see FOF 17.
7.The proposed short plat and waiver complies with the street standards as established by City Code,
provided the project complies with all advisory notes and conditions of approval contained herein, see
FOF 17.
8.There are safe walking routes to the school bus stop, see FOF 18.
9.There are adequate public services and facilities to accommodate the proposed short plat, see FOF 18.
J.DECISION:
The Mitchell Short Plat, File No. LUA20-000044, SHPL-A, MOD, as depicted in Exhibit 2, is approved and is
subject to the following conditions of approval. The frontage improvement waiver is partially approved and is
subject to the following conditions:
1.A shadow plat, showing the future subdivision potential of Lot 2 shall be shown on the final short plat
map.
2.The setbacks for home construction on Lot 2 shall be measured from the lot lines reflected on the
shadow plat. A note to this effect shall be recorded on the face of the short plat.
3.The building coverage and impervious surface coverage requirements Lot 2 shall be calculated using the
lot areas for the lots shown on the shadow plat. A note to this effect shall be recorded on the face of the
short plat.
4.A final landscape plan shall be submitted at the time of construction permit review. The final landscape
plan shall include (but not limited to) two trees within the front yard area of Lot 1, a mix of trees, shrubs,
and ground cover within the 10-foot onsite landscape strip required along the street frontage. The final
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Administrative Report & Decision
LUA20-000044, SHPL-A, MOD
Report of April 17, 2020 Page 16 of 17
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landscape plan shall be submitted to the Current Planning Project Manager for review and approval. The
8-foot landscape strip shall be installed prior to final short plat approval. The 10-foot onsite landscape
strip shall be installed prior to final building inspection for the new home proposed on Lot 2.
5.A final tree retention and replacement plan shall be provided at the time of construction permit review
or review and approval by the Current Planning Project Manager.
6.The decision regarding the construction of frontage improvements shall be delayed to the future
subdivision of Lot 2 to allow time for other properties within the project vicinity to redevelop. Staff
recommends, as a condition of approval, that a note to this effect be recorded on the face of the short
plat.
7.A note shall be recorded on the face of the short plat specifying that access to Lots 1 and 2 is required to
be provided via the shared driveway tract (Tract A).
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED on April 17, 2020 to the Owner/Applicant/Contact:
Owner:
Teresa Mitchell
19609 145th Ave SE
Renton, WA 98056
Applicant/Contact:
Kevin Cleary
Goldsmith
1215 114th Ave SE
Bellevue, WA 98004
TRANSMITTED on April 17, 2020 to the Parties of Record:
Luanna Martin
c/o Brian Martin
3728 Park Ave N
Renton, WA 98056
TRANSMITTED on April 17, 2020 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Vanessa Dolbee, Current Planning Manager
Anjela Barton, 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 May 1, 2020. An appeal of the decision must be filed within the 14-day appeal
DocuSign Envelope ID: 2E01DC4C-A258-45AB-86D4-08DE0AB6EB45
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Administrative Report & Decision
LUA20-000044, SHPL-A, MOD
Report of April 17, 2020 Page 17 of 17
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period (RCW 43.21.C.075(3); WAC 197-11-680), Due to Governor Jay Inslee’s Proclamation 20-25 (“Stay Home,
Stay Healthy”), the City Clerk’s Office is working remotely. For that reason, appeals must be submitted
electronically to the City Clerk at cityclerk@rentonwa.gov. The appeal fee, normally due at the time an appeal is
submitted, will be collected at a future date. Appeals to the Hearing Examiner are governed by RMC 4 -8-110 and
additional information regarding the appeal process may be obtained from the City Clerk’s Office,
cityclerk@rentonwa.gov.
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: 2E01DC4C-A258-45AB-86D4-08DE0AB6EB45
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Mitchell Short Plat
Land Use File Number:
LUA20-000044, SHPL-A, MOD
Date of Report
April 17, 2020
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
Kevin Cleary Goldsmith1215
114th Ave SE, Bellevue, WA
98004
Project Location
3625 Meadow Ave N,
Renton, WA 98056
The following exhibits are included with the ERC report:
Exhibit 1: Administrative Decision
Exhibit 2: Preliminary Plan Set
Exhibit 3: Arborist Report, prepared by Ryan Seeley, dated October 14, 2019
Exhibit 4: Technical Information Report (TIR), prepared by Goldsmith Land Development Services, dated
January 2020
Exhibit 5: Geotechnical Report, prepared by Mud Bay Geotechnical Services, LLC, dated January 29, 2020
Exhibit 6: Shadow Plat Plan
Exhibit 7: Public Comment Email and Staff Response
Exhibit 8: Waiver Justification
Exhibit 9: Advisory Notes
DocuSign Envelope ID: 2E01DC4C-A258-45AB-86D4-08DE0AB6EB45
MITCHELLPRELIMINARY SHORT PLATPROJECT TEAMOWNER/APPLICANT:TERESA K. MITCHELL3625 MEADOW AVENUE N.RENTON, WA 98007(206) 498-1852 / TERRCWA7800@HOTMAIL.COMENGINEER / SURVEYOR / PLANNER:GOLDSMITHP.O. BOX 3565BELLEVUE, WA 98009PHONE: (425) 462-1080FAX: (425) 462-7719CONTACT: MARK BARBER, PE / MBARBER@GOLDSMITHENGINEERING.COMLEE NYQUIST, PLS / LNYQUIST@GOLDSMITHENGINEERING.COMDATUMHORIZONTAL DATUM: NAD 83/91, WASHINGTON STATE PLANE COORDINATES -NORTH ZONE, BASED ON CITY OF RENTON PUBLISHED SURVEY CONTROL.VERTICAL DATUM: NAVD 1988 PER CITY OF RENTON SURVEY CONTROL.LEGAL DESCRIPTIONLOT 98, C.D. HILLMANS LAKE WASHINGTON GARDEN OF EDEN ADDITION TOSEATTLE NO. 2, LESS WEST 250 FEET, THEREOF, ACCORDING TO THE PLATTHEREOF RECORDED IN VOLUME 11 OF PLATS, PAGE 64, RECORDS OF KINGCOUNTY, WASHINGTON.SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON.TERESA MITCHELL 3625 MEADOW AVENUE N, RENTON, WA 98007 (206) 498-1852PROJECT INFORMATIONZONING:R-6TOTAL SITE AREA:39,891 SF (0.91 ACRES)TAX PARCEL NUMBER(S):3342700480SITE ADDRESS:3625 MEADOW AVENUE N.EXISTING SITE USE: SINGLE FAMILY HOMESITEPROPOSED USE:SINGLE FAMILY RESIDENTIALADJACENT DEVELOPMENT:SURROUNDING PROPERTIES CONSIST OF SINGLE-FAMILY RESIDENCESACCESS:MEADOW AVENUE N.SENSITIVE AREAS:NONEDENSITY:3.34 D.U. / ACRE (NET) / (4.0 D.U. / ACRE PERMITTED)NUMBER OF PROPOSED LOTS:2AVERAGE LOT SIZE:16,452 SFSMALLEST PROPOSED LOT: LOT 2 (14,163 SF)LOT SIZES:LOT 1:18,740 SFLOT 2:14,163 SFTRACT SIZES:TRACT A, ACCESS & UTILITY:6,288 SFSETBACKS:25' FRONT5' (SIDE)/ 15' (COMBINED)25' REARPROPOSED ROW DEDICATION:700 SFWATER DISTRICT:KING COUNTY WATER DISTRICT #90SEWER DISTRICT:CITY OF RENTONSCHOOL DISTRICT:ISSAQUAH #411FIRE DISTRICT:CITY OF BELLEVUETELEPHONE SERVICE:FRONTIER / X-FINITYPOWER SOURCE:PUGET SOUND ENERGYSE 1/4, NW 1/4 SECTION 32, TOWNSHIP 24 N, RANGE 5 E, W.M.CITY OF RENTON, KING COUNTY, WASHINGTONSHEET INDEXCOVERHC-1SURVEY NOTES & CONTROL / SHORT PLAT LAYOUTEC-1EXISTING CONDITIONSC-1PRELIMINARY GRADING, UTILITIES & DRAINAGE PLANC-2PRELIMINARY ROAD PROFILE & DETAILSLA-1TREE RETENTION PLANLA-2LANDSCAPE PLANVICINITY MAPNOT TO SCALEAPRIL 2020EXHIBIT 2RECEIVED04/06/2020 jdingPLANNING DIVISIONDocuSign Envelope ID: 2E01DC4C-A258-45AB-86D4-08DE0AB6EB45
N1°53'21"E
107.65
N88°40'44"W 370.40N88°40'46"W 370.80N1°40'34"E
107.64
25'
25'20'20'25'20'25'25'N88°40'44"W 370.40N1°53'21"E 107.65N88°40'46"W 370.80N1°40'34"E 107.64
190.0028.00 TAX PARCEL #33427004843701 MEADOW AVENUE NRENTON, WA 98056OWNER: DONALD R. &DENICE DUNDASTAX PARCEL #33427004861409 N 37TH STREETRENTON, WA 98056OWNER: THEO A. & KIMBERLY A. BROWNETAX PARCEL #33427004821403 N 37TH STREETRENTON, WA 98056OWNER: ERIKA D. & MATTHEW E. JONESTAX PARCEL #3342700468(NO SITE ADDRESS)OWNER: RHONDA S. &WILLIAM J. COOKETAX PARCEL #33427004853714 PARK AVENUE NRENTON, WA 98056OWNER: RHONDA S. & WILLIAM J. COOKETAX PARCEL #33427004783708 PARK AVENUE NRENTON, WA 98056OWNER: ROY T. & SIRI M. DALYTAX PARCEL #33427004793702 PARK AVENUE NRENTON, WA 98056OWNER: LAURA L. & PAUL O. CLARKTAX PARCEL #33427004753603 MEADOW AVENUE NRENTON, WA 98056OWNER: KENNETH JOHNSTONTAX PARCEL #33427004733605 MEADOW AVE NRENTON, WA 98056OWNER: SEAMLENG TAINGTAX PARCEL #33427004723609 MEADOW AVE NRENTON, WA 98056OWNER: SYLVIA B. MATTHEWSTAX PARCEL #33427004813615 MEADOW AVE NRENTON, WA 98056OWNER: ANN PATRICIAKILLIANTAX PARCEL #33427004763619 MEADOW AVE NRENTON, WA 98056OWNER: MEGAN KUSSKELOT 2LOT 114,163 SF6,288 SF18,740 SFTRACT A(ACCESS & UTILITY)174.30173.9079.64
N1°40'34"E 107.64 190.006.5' RIGHT-OF-WAY DEDICATION (700 SF)EXISTINGHOUSETOREMAINEXISTINGGARAGETOREMAIN20'5' SIDE BSBL25' REAR BSBL 10' SIDE BSBL25' FRONT BSBL
5' SIDE BSBL10' SIDE BSBL 25' FRONT BSBL25' FRONT BSBL
28.0079.64
N88°40'44"W59.13R=
2
5
.
0
0
D
=
9
0
°
0
0
'
0
0
"
A
=
3
9
.
2
7N1°19'15"E10.00N88°40'45"W20.00N1°19'15"E10.00R=25.00D=90°00'00"A=39.27N88°40'44"W60.88200501001" = 100'SCALE:000NOTES1.HORIZONTAL DATUM: NAD 83/91, WASHINGTON STATE PLANE COORDINATES - NORTH ZONE, BASED ON CITY OF RENTON PUBLISHEDSURVEY CONTROL.2.BASIS OF POSITION: CITY OF RENTON CONTROL POINT NUMBER 1836: FOUND 5 INCH DIAMETER CONCRETE MONUMENT WITH 1/8 INCHBRASS PLUG, DOWN 0.5 FEET IN A CASE AT THE INTERSECTION OF BURNETTE AVENUE NORTH AND NORTH 30TH STREET. GRID=GROUND ATTHIS POINT ONLY. GRID DISTANCES OBTAINED BY GNSS OBSERVATIONS WERE REDUCED TO GROUND USING THE COMBINATION FACTOR OF0.999994509. NAD83/91 GRID COORDINATE PER CITY OF RENTON: NORTHING, 192137.301, EASTING 1300977.688 (US SURVEY FEET).3.BASIS OF BEARING: HELD THE BEARING OF S 01°48'14" W FROM THE ABOVE NOTED BASIS OF POSITION TO CITY OF RENTON CONTROL POINTNUMBER 1886: FOUND 3 INCH BY 3 INCH CONCRETE MONUMENT WITH A PUNCHED 1/2 INCH BRASS DISC, DOWN 1.1 FEET IN A CASE IN THECENTERLINE OF BURNETTE AVENUE NORTH ABOUT 125 FEET SOUTH OF NORTH 28TH STREET AND ABOUT 15 FEET NORTH OF A PRIVATEROAD. NAD83/91 GRID COORDINATE PER CITY OF RENTON: NORTHING, 191472.813, EASTING 1300956.762 (US SURVEY FEET).THIS REPRESENTS A ROTATION OF 00°02'54" FROM THE BEARING OF N 01°50'27" E ALONG PARK AVENUE NORTH (SHOWN AS THE BASIS OFBEARING ON THE RECORD OF SURVEY RECORDED IN VOLUME 193 OF SURVEYS, PAGE 283, RECORDS OF KING COUNTY.) THIS CURRENTSURVEY HOLDS THE ROTATED BEARINGS OF SAID ROS 193/283. THE RESULTING BEARING ALONG PARK AVENUE NORTH IS N 01°53'21" E4.VERTICAL DATUM: NAVD 1988 PER CITY OF RENTON SURVEY CONTROL.MASTER BENCHMARK: CITY OF RENTON CONTROL POINT NUMBER 1836: FOUND 5 INCH DIAMETER CONCRETE MONUMENT WITH 1/8 INCHBRASS PLUG, DOWN 0.5 FEET IN A CASE AT THE INTERSECTION OF BURNETTE AVENUE NORTH AND NORTH 30TH STREET. ELEVATION WASVERIFIED BY CHECKS TO THE ABOVE NOTED CITY OF RENTON CONTROL POINT NUMBER 1886 AND OBSERVATIONS USING THE WASHINGTONSTATE REFERENCE NETWORK. ORTHOMETRIC ELEVATION = 120.03 FEET, NAVD 1988, PER CITY OF RENTON.SITE BM#1: GOLDSMITH CONTROL POINT TMS-1, SET REBAR AND CAP ON SOUTH EDGE OF GRAVEL DRIVEWAY TO HOUSE #3625, 1.4 FEETWESTERLY OF THE WEST EDGE OF PAVEMENT OF MEADOW AVENUE NORTH. ELEVATION = 161.65 FEET (NAVD 1988).SITE BM#2: GOLDSMITH CONTROL POINT TMS-2, SET MAG NAIL 0.2 FEET EASTERLY OF THE WESTERLY EDGE OF PAVEMENT ON THE WESTSIDE OF MEADOW AVENUE NORTH AND 12 FEET NORTHERLY OF THE SOUTHEAST CORNER OF THE PROPERTY CORNER FOR THIS SURVEY.ELEVATION = 165.92 FEET (NAVD 1988).SITE BM#3: GOLDSMITH CONTROL POINT TMS-3, SET REBAR AND CAP IN FRONT YARD, 5.1 FEET NORTHERLY OF THE 3 BLOCK HIGHCONCRETE WALL, AND 50 FEET EASTERLY OF THE WEST END OF SAID WALL. ELEVATION = 180.79 FEET (NAVD 1988).5.THE FOLLOWING INFORMATION WAS REFERENCED IN PREPARING THIS SURVEY:A)C.D. HILLMANS LAKE WASHINGTON GARDEN OF EDEN ADDITION TO SEATTLE NO. 2, VOLUME 11 OF PLATS, PAGE 64, RECORDS OF KINGCOUNTY.B)RECORD OF SURVEY, VOLUME 193 OF SURVEYS, PAGE 283, RECORDS OF KING COUNTY.C)ELSON-AGREN-LINDBERG SHORT PLAT, NO. 193-78, VOLUME 15 OF SURVEYS, PAGE 113, RECORDS OF KING COUNTY. (SOUTHWESTERLY ADJOINER.)D)BROWN-STRAND SHORT PLAT, NO. 078-77, VOLUME 23 OF SURVEYS, PAGE 148, RECORDS OF KING COUNTY. (NORTHERLY ADJOINER.)E)SHAWN DALY SHORT PLAT, NO. 087-81, VOLUME 44 OF SURVEYS, PAGE 44, RECORDS OF KING COUNTY. (WESTERLY ADJOINER.)F)MATTHEWS SHORT PLAT, LUA-96-053-SHP, VOLUME 111 OF SURVEYS, PAGE 184, RECORDS OF KING COUNTY. (SOUTHERLY ADJOINER.)G)CITY OF RENTON SHORT PLAT NO. LUA-04-033-SHPL, VOLUME 184 OF SURVEYS, PAGE 169, RECORDS OF KING COUNTY. (SOUTHERLYADJOINER.)H)CITY OF RENTON SHORT PLAT NO. LUA-06-064-SHPL, VOLUME 260 OF SURVEYS, PAGE 267, RECORDS OF KING COUNTY.(NORTHWESTERLY ADJOINER.)I)J.H. BUDD SHORT PLAT, SH. PL.-071-84, VOLUME 42 OF SURVEYS, PAGE 276, RECORDS OF KING COUNTY.J)KING COUNTY ASSESSOR'S MAP FOR THE NORTHWEST QUARTER OF SECTION 32, TOWNSHIP 24N, RANGE 5E, W.M.K)CITY OF RENTON SURVEY CONTROL6.THE BOUNDARY SHOWN HEREON WAS CALCULATED USING ROS 193/283, HOLDING THE MONUMENT FOUND AT THE INTERSECTION OFNORTH 38TH STREET AND PARK AVENUE NORTH AND THE ROS BASIS OF BEARING ALONG SAID PARK AVENUE NORTH.THE VARIOUS ADJOINERS WERE INDEPENDENTLY CALCULATED PER THE LISTED RECORDS, AND THE RESULTING FIGURES WERECOMPARED WITH SAID ROS 193/283. THE CALCULATIONS MATCH SAID ROS TO LESS THAN 0.01 OF A FOOT, WITH THE EXCEPTION OF THENORTHWEST ADJOINER, WHICH LIES ABOUT 0.15 FEET NORTH OF THE ROS 193/283 CALCULATED BOUNDARY. THIS IS WITHIN THE EXPECTEDMEASUREMENT ACCURACIES OF THE TIME AND DOES NOT CONSTITUTE A MATERIAL DIFFERENCE BETWEEN THE SURVEYS.7.ALL DISTANCES SHOWN HEREON ARE GROUND DISTANCES.8.MONUMENTS NOTED AS FOUND WERE FIELD VISITED USING GNSS OBSERVATIONS ON JUNE 21, 2019.9.PLANIMETRIC AND TOPOGRAPHIC INFORMATION SHOWN HEREON WAS FIELD LOCATED BETWEEN JUNE 21 AND JUNE 24, 2019.10.UNDERGROUND UTILITIES SHOWN HEREON ARE PER A COMBINATION OF FIELD LOCATED SURFACE OBSERVABLE FEATURES AND RECORDSOF THE APPLICABLE UTILITY PURVEYOR. ALL LOCATIONS SHOULD BE VERIFIED PRIOR TO ANY CONSTRUCTION.11.VARIOUS LARGE SHRUBS ARE LOCATED ON SITE. THESE ARE NOT SHOWN HEREON AS TREES.12.THE SUBJECT PROPERTY CONTAINS 39891 SQUARE FEET OR 0.91 ACRES.ALL TITLE INFORMATION SHOWN ON THIS MAP HAS BEEN EXTRACTED FROM INFORMATION CONTAINED IN OLD REPUBLIC NATIONAL TITLEINSURANCE COMPANY ORDER NUMBER 5207164446, GUARANTEE NUMBER A46014-SGW-201507, DATED JUNE 5, 2019. IN PREPARING THISMAP, HUGH G. GOLDSMITH AND ASSOCIATES, INC. CONDUCTED NO INDEPENDENT TITLE SEARCH, NOR IS HUGH G. GOLDSMITH ANDASSOCIATES, INC. AWARE OF ANY TITLE ISSUES AFFECTING THE PROPERTY OTHER THAN THOSE SHOWN ON THE MAP AND DISCLOSED BYTHE REFERENCED COMMITMENT. HUGH G. GOLDSMITH AND ASSOCIATES, INC. HAS RELIED WHOLLY ON GRAYS HARBOR TITLE COMPANY'SREPRESENTATION OF THE TITLE'S CONDITION TO PREPARE THIS SURVEY AND THEREFORE HUGH G. GOLDSMITH AND ASSOCIATES, INC.QUALIFIES THE MAP'S ACCURACY AND COMPLETENESS TO THAT EXTENT.LEGAL DESCRIPTIONLOT 98, C.D. HILLMANS LAKE WASHINGTON GARDEN OF EDEN ADDITION TO SEATTLE NO. 2, LESS WEST 250 FEET, THEREOF, ACCORDING TO THEPLAT THEREOF RECORDED IN VOLUME 11 OF PLATS, PAGE 64, RECORDS OF KING COUNTY, WASHINGTON.SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON.SURVEY CONTROL0SCALE:60301" = 30'90PARK AVENUE N.
MEADOW AVENUE N.
(106TH AVENUE SE)N. 36TH STREETN 38TH STREET(SE 86TH STREET)N. 37TH STREETDRAWN:APPROVED:PLOTTED:DESIGNED:L:\2019\19133\3 DEVELOPMENT\CAD\HOST DRAWINGS\PRELIMINARY SHORT PLAT\19133X01.DWG2020/01/30 12:45EMALMSHEETSE 1/4, NW 1/4 SECTION 32, TOWNSHIP 24 N, RANGE 5 E, W.M.CITY OF RENTON, KING COUNTY, WASHINGTONTERRY MITCHELLJOB NO. 191333625 MEADOW AVE. N., CITY OF RENTON KING COUNTY, WASHINGTONFORMITCHELL PRELIMINARY SHORT PLATERMLDNKnow what'sbelow.before you dig.CallRMEADOW AVENUE N.
(106TH AVENUE SE)HORIZONTAL CONTROLDocuSign Envelope ID: 2E01DC4C-A258-45AB-86D4-08DE0AB6EB45
N88°40'46"W370.80N1°40'34"E 107.645018450185501865018750188 501895019050228503615036250363503645042450425504265042750429504305043150432N1°53'21"E107.65TAX PARCEL #33427004803625 MEADOW AVENUE NRENTON, WA 98056OWNER: TERESA K. MITCHELLTAX PARCEL #33427004843701 MEADOW AVENUE NRENTON, WA 98056OWNER: DONALD R. & DENICE DUNDASTAX PARCEL #33427004861409 N 37TH STREETRENTON, WA 98056OWNER: THEO A. & KIMBERLY A. BROWNETAX PARCEL #33427004821403 N 37TH STREETRENTON, WA 98056OWNER: ERIKA D. & MATTHEW E. JONESTAX PARCEL #3342700468(NO SITE ADDRESS)OWNER: RHONDA S. &WILLIAM J. COOKETAX PARCEL #33427004853714 PARK AVENUE NRENTON, WA 98056OWNER: RHONDA S. & WILLIAM J. COOKETAX PARCEL #33427004783708 PARK AVENUE NRENTON, WA 98056OWNER: ROY T. & SIRI M. DALYTAX PARCEL #33427004793702 PARK AVENUE NRENTON, WA 98056OWNER: LAURA L. &PAUL O. CLARKTAX PARCEL #33427004753603 MEADOW AVENUE NRENTON, WA 98056OWNER: KENNETH JOHNSTONN88°40'44"W 370.40TAX PARCEL #33427004733605 MEADOW AVE NRENTON, WA 98056OWNER: SEAMLENG TAINGTAX PARCEL #33427004723609 MEADOW AVE NRENTON, WA 98056OWNER: SYLVIA B. MATTHEWSTAX PARCEL #33427004813615 MEADOW AVE NRENTON, WA 98056OWNER: ANN PATRICIA KILLIANTAX PARCEL #33427004763619 MEADOW AVE NRENTON, WA 98056OWNER: MEGAN KUSSKEXSOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUXXXXXXXXXXXXXX X X X X X X
OHUOHUOHUOHUOHUOHUOHU OHU OHU OHU OHU OHU OHU OHU OHU
SS SS SS SS SS SS SS SS SS SSXXXXXXXXXXGGGGGWWWWWWWWWWWWW
G G G G G G G G G
W W W W W W W W W W
SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS
S
S
S
S
S
SSEEVERTICAL DATUM: NAVD 1988 PER CITY OF RENTON SURVEY CONTROL.MASTER BENCHMARK: CITY OF RENTON CONTROL POINT NUMBER 1836: FOUND 5 INCH DIAMETER CONCRETEMONUMENT WITH 1/8 INCH BRASS PLUG, DOWN 0.5 FEET IN A CASE AT THE INTERSECTION OF BURNETTEAVENUE NORTH AND NORTH 30TH STREET. ELEVATION WAS VERIFIED BY CHECKS TO THE ABOVE NOTEDCITY OF RENTON CONTROL POINT NUMBER 1886 AND OBSERVATIONS USING THE WASHINGTON STATEREFERENCE NETWORK. ORTHOMETRIC ELEVATION = 120.03 FEET, NAVD 1988, PER CITY OF RENTON.SITE BM#1: GOLDSMITH CONTROL POINT TMS-1, SET REBAR AND CAP ON SOUTH EDGE OF GRAVEL DRIVEWAYTO HOUSE #3625, 1.4 FEET WESTERLY OF THE WEST EDGE OF PAVEMENT OF MEADOW AVENUE NORTH.ELEVATION = 161.65 FEET (NAVD 1988).SITE BM#2: GOLDSMITH CONTROL POINT TMS-2, SET MAG NAIL 0.2 FEET EASTERLY OF THE WESTERLY EDGEOF PAVEMENT ON THE WEST SIDE OF MEADOW AVENUE NORTH AND 12 FEET NORTHERLY OF THESOUTHEAST CORNER OF THE PROPERTY CORNER FOR THIS SURVEY. ELEVATION = 165.92 FEET (NAVD 1988).SITE BM#3: GOLDSMITH CONTROL POINT TMS-3, SET REBAR AND CAP IN FRONT YARD, 5.1 FEET NORTHERLYOF THE 3 BLOCK HIGH CONCRETE WALL, AND 50 FEET EASTERLY OF THE WEST END OF SAID WALL.ELEVATION = 180.79 FEET (NAVD 1988).TREES TABLES0SCALE:4010201" = 20'60SMEADOW AVENUE N.
(106TH AVENUE SE)LEGENDARBARBORAWNAWNINGBGBUILDINGBMBENCHMARKCONCCONCRETECORCORNERDIDUCTILE IRONELEVELEVATIONEMELECTRIC METERFNCFENCEINTINTERSECTIONIPIRON PIPEIPFIRON PIPE FOUNDMBMAILBOXMPMETAL POLEPEPOLYETHYLENEPVRPAVERSRBFREBAR FOUND (NO CAP) RCFREBAR & CAP FOUNDRETRETAINING WALLRPEROOF PEAK ELEVATIONSMHSANITARY SEWER MANHOLETMS-GOLDSMITH SURVEY CONTROLTSFTRANSFORMERUGUNDERGROUNDUPUTILITY POLEVERTVERTICALWMWATER METERFENCE LINEOVERHEAD UTILITIES LINEGAS LINESANITARY SEWER LINEWATER LINEXXOHUGSSSWDRAWN:APPROVED:PLOTTED:DESIGNED:L:\2019\19133\3 DEVELOPMENT\CAD\HOST DRAWINGS\PRELIMINARY SHORT PLAT\19133X02.DWG2020/01/30 12:46EMALMSHEETSE 1/4, NW 1/4 SECTION 32, TOWNSHIP 24 N, RANGE 5 E, W.M.CITY OF RENTON, KING COUNTY, WASHINGTONTERRY MITCHELLJOB NO. 191333625 MEADOW AVE. N., CITY OF RENTON KING COUNTY, WASHINGTONFORMITCHELL PRELIMINARY SHORT PLATERMLDNKnow what'sbelow.before you dig.CallREXISTING CONDITIONSDocuSign Envelope ID: 2E01DC4C-A258-45AB-86D4-08DE0AB6EB45
SLOT 2LOT 114,163 SF18,740 SF6,288 SFTRACT A(ACCESS & UTILITY)5018450185501875018850190502285042450425504265042750429504305043150432MEADOW AVENUE NDRAWN:APPROVED:PLOTTED:DESIGNED:L:\2019\19133\3 DEVELOPMENT\CAD\HOST DRAWINGS\PRELIMINARY SHORT PLAT\19133P01.DWG2020/03/30 10:59ClatorreSHEETSE 1/4, NW 1/4 SECTION 32, TOWNSHIP 24 N, RANGE 5 E, W.M.CITY OF RENTON, KING COUNTY, WASHINGTONCLTCLTKJGTERRY MITCHELLJOB NO. 191333625 MEADOW AVE. N., CITY OF RENTON KING COUNTY, WASHINGTONFORMITCHELL PRELIMINARY SHORT PLATKnow what'sbelow.before you dig.CallRPRELIMINARY GRADING, DRAINAGE AND UTILITY PLAN6.5' ROW DEDICATION700 SFEXISTING HOME TOREMAINPROPOSED 6" SANITARYSEWER SERVICEEXISTING UTILITY POLETO BE RELOCATED25'20'A A
WATER METER, TYP.BSBLR25.0'PROPOSED MAJOR 10' CONTOUR430PROPOSED SANITARY SEWER PIPELEGENDSDPROPOSED SIDEWALKPROPOSED PERMEABLE PAVERDRIVEWAYPROPOSED CB TYPE IIPROPOSED SANITARY SEWER MHPROPOSED CB TYPE IPROPOSED STORM PIPEPROPOSED MINOR 2' CONTOUR428PROPOSED BSBL060401020SCALE: 1" = 20'CONNECT TO EX.SANITARY SEWERRELOCATE EX.WATER METER28' ACCESS TRACTSECTION A-AROAD A ACCESS DRIVEWAYN.T.S.10'DRIVINGLANE10'DRIVINGLANE±2%8'PLANTERSTRIP±2%N88°40'44"W 174.3N88°40'46"W 174.30N1°53'21"E 107.65
N1°40'34"E 79.6
N1°40'34"E 107.6
N88°40'44"W 190.020'DocuSign Envelope ID: 2E01DC4C-A258-45AB-86D4-08DE0AB6EB45
TRACT A (ACCESS & UTILITY)LOT 16288 SF18740 SFLOT 214163 SFS5018450185501875018850431504320+00.001+00.002+00.002+54.51BP: 0+00.00
EP: 2+54.510+50.001+50.002+50.00150155160165170175180185150155160165170175180185161.5162.8165.3167.4169.3170.8171.9172.6
173.1
173.3
174.2
175.4
176.9
161.51161.88163.68165.47167.25168.84170.15171.26
172.36
173.46
174.57
175.67
176.77-0+200+000+200+400+600+801+001+201+401+601+802+002+202+402+602+803+00STA. 0+00.00ELEV = 161.51
STA. 2+53.22
ELEV = 177.50-2.00%8.97%5.51%STA. 0+13.00ELEV = 161.25 50' VCPVI STA = 1+00.00PVI ELEV = 169.06K=14.46PVC 0+75.00PVC ELEV 166.81PVT 1+25.00PVT ELEV 170.43 AD = -3.46%HIGH POINT STA = 1+25.00HIGH POINT ELEV = 170.43150155160165170175180185150155160165170175180185161.5162.8165.3167.4169.3170.8171.9172.6
173.1
173.3
174.2
175.4
176.9
161.51161.88163.68165.47167.25168.84170.15171.26
172.36
173.46
174.57
175.67
176.77-0+200+000+200+400+600+801+001+201+401+601+802+002+202+402+602+803+00STA. 0+00.00ELEV = 161.51
STA. 2+53.22
ELEV = 177.50-2.00%8.97%5.51%STA. 0+13.00ELEV = 161.25 50' VCPVI STA = 1+00.00PVI ELEV = 169.06K=14.46PVC 0+75.00PVC ELEV 166.81PVT 1+25.00PVT ELEV 170.43 AD = -3.46%HIGH POINT STA = 1+25.00HIGH POINT ELEV = 170.43150155160165170175180185150155160165170175180185161.5162.8165.3167.4169.3170.8171.9172.6
173.1
173.3
174.2
175.4
176.9
161.51161.88163.68165.47167.25168.84170.15171.26
172.36
173.46
174.57
175.67
176.77-0+200+000+200+400+600+801+001+201+401+601+802+002+202+402+602+803+00STA. 0+00.00ELEV = 161.51
STA. 2+53.22
ELEV = 177.50-2.00%8.97%5.51%STA. 0+13.00ELEV = 161.25 50' VCPVI STA = 1+00.00PVI ELEV = 169.06K=14.46PVC 0+75.00PVC ELEV 166.81PVT 1+25.00PVT ELEV 170.43 AD = -3.46%HIGH POINT STA = 1+25.00HIGH POINT ELEV = 170.43PRELIMINARY ROAD PROFILE AND DETAILS060401020SCALE: 1" = 20'19133P02.dwg clator 03/30/20 11:02L:\2019\19133\3 DEVELOPMENT\CAD\HOST DRAWINGS\Preliminary Short Plat\19133P02.dwgROAD A PROFILESCALE: 1" = 20' HORIZ. 1" = 5' VERT.DRAWN:APPROVED:PLOTTED:DESIGNED:L:\2019\19133\3 DEVELOPMENT\CAD\HOST DRAWINGS\PRELIMINARY SHORT PLAT\19133P02.DWG2020/03/30 11:02ClatorreSHEETSE 1/4, NW 1/4 SECTION 32, TOWNSHIP 24 N, RANGE 5 E, W.M.CITY OF RENTON, KING COUNTY, WASHINGTONCLTCLTKJGTERRY MITCHELLJOB NO. 191333625 MEADOW AVE. N., CITY OF RENTON KING COUNTY, WASHINGTONFORMITCHELL PRELIMINARY SHORT PLATKnow what'sbelow.before you dig.CallRPROPOSED 6" SANITARYSEWER SERVICEDocuSign Envelope ID: 2E01DC4C-A258-45AB-86D4-08DE0AB6EB45
DocuSign Envelope ID: 2E01DC4C-A258-45AB-86D4-08DE0AB6EB45
DocuSign Envelope ID: 2E01DC4C-A258-45AB-86D4-08DE0AB6EB45
1
Terry Mitchell Level 1 Tree Assessment
Prepared For: Terry Mitchell
3625 Meadow Ave N, Renton, WA 98056
Prepared By: Ryan Seeley
ISA Certified Arborist PN-8096AT
ISA Certified Climber Specialist
ISA Tree Risk Assessment Qualified
Date: October 14, 2019
Contents: Introduction
Summary
Findings and Recommendations
Introduction
As requested by Terry Mitchell I visited her property on October 14, 2019 and I provided
an assessment of the trees located at The Property at 3625 Meadow Ave N, Renton, WA 98056
to discuss site plans and proposed construction.
Summary
I was contacted by Terry Mitchell to report the measurements, health and condition of
several trees that are in the way of the proposed construction. Our meeting was to determine the
health and measurements of the trees for the future construction and which surrounding trees
would be impacted by building plans.
Findings and Recommendations
There were over 14 trees on the property all in good health and 5 neighboring trees with
root systems that reach onto Terry Mitchell’s property.
Entire Document
Available in
Laserfiche
Submittals Folder
Click HERE to access Digital Records Library
EXHIBIT 3
RECEIVED
02/11/2020 jding
PLANNING DIVISION
DocuSign Envelope ID: 2E01DC4C-A258-45AB-86D4-08DE0AB6EB45
Mitchell Preliminary Short Plat
Level 1 Downstream Analysis and
Preliminary Drainage Control Plan
January 2020
Entire Document
Available in
Laserfiche
Submittals Folder
Click HERE to access Digital Records Library
EXHIBIT 4
RECEIVED
02/11/2020 jding
PLANNING DIVISION
DocuSign Envelope ID: 2E01DC4C-A258-45AB-86D4-08DE0AB6EB45
Mud Bay Geotechnical Services, LLC• 2724 Langridge Loop NW • Olympia, WA 98502
360-481-9784 • cheathman@mudbaygeotech.com
January 29, 2020 Job:1172-KIN
Page 1
Terry Mitchell
3625 Meadow Ave N, Renton WA 98056
Renton, WA 98056
Subject: 3625 Meadow Ave N
Renton, WA 98056
Site Development Geotechnical Recommendations
Dear Ms. Mitchell,
This report presents the results of our geotechnical investigation and contains geotechnical
recommendations for the project taking place at 3625 Meadow Ave N, Renton WA. This is an
updated report that supersedes the report dated December 29, 2019.
The analyses, conclusions, and recommendations in this report are based on three boring
(designated as BH-1-19, BH-2-19, and BH-3-19) completed specifically for this project,
published geologic information for the site and vicinity, USDA textural analysis of retained
samples, and our experience with similar geologic materials. The conditions observed in the
bore holes are assumed to be representative of the subsurface conditions throughout the
project area. If during construction, subsurface conditions differ from those described in the
explorations, we should be advised immediately so we may reevaluate the recommendations.
Location and Description
The parcel number 3342700480 is located at 3526 Meadow Ave N in Renton, WA. The site
location and vicinity for the property are presented in Figure 1. The scope of the project, as we
understand it, is to develop the site with a new access road covering 0.097 acres of the 0.91-acre
parcel, in addition to construction of a new home on Lot #2. Proposed development can be viewed
on the provided Site Plan, attached to this report as Figure 2. It is anticipated the structure will be
supported on shallow strip footing foundations and shallow pier foundations.
Entire Document
Available in
Laserfiche
Submittals Folder
Click HERE to access Digital Records Library
EXHIBIT 5
RECEIVED
02/11/2020 jding
PLANNING DIVISION
DocuSign Envelope ID: 2E01DC4C-A258-45AB-86D4-08DE0AB6EB45
LOT 118,740 SF6,288 SFTRACT A(ACCESS & UTILITY)SLOT 2LOT 17,026 SF18,740 SF6,288 SFTRACT A(ACCESS & UTILITY)SLOT 37,137 SF0120802040SCALE: 1" = 40'MEADOW AVENUE NTAX PARCEL #33427004783708 PARK AVENUE NRENTON, WA 98056OWNER: ROY T. & SIRI M. DALYTAX PARCEL #33427004793702 PARK AVENUE NRENTON, WA 98056OWNER: LAURA L. & PAUL O. CLARKN88°40'44"W 174.3N88°40'46"W 174.30N1°53'21"E 107.65
N1°40'34"E 79.6N88°40'46"W 190.0N1°40'34"E 107.6
N1°40'34"E 28.0EXISTING HOUSETO REMAINEXISTING GARAGETO REMAINPROJECT INFORMATIONTAX PARCEL NUMBER:3342700480 SITE ADDRESS: 3625 MEADOW AVENUE N, RENTONSEC/TWN/RGE:SE 1/4, NW 1/4 SECTION 32, TOWNSHIP 24N,RANGE 5 E, W.M.ZONING: R-6PROPOSED USE: SINGLE FAMILY RESIDENTIAL SUBDIVISIONTOTAL SITE AREA:0.91 ACRES (39,891 SF)SENSITIVE AREAS:NONEDENSITY:3.34 D.U. / ACRE (NET) / (4.0 D.U. / ACREPERMITTED)PROPOSED LOTS:2/3AVERAGE LOT SIZE:16,438 SF/10,970 SFSMALLEST PROPOSED LOT:7,034 SFACCESS TRACT:0.097 ACRES (4,243 SF)SETBACKS:25' FRONT25' REAR15' TOTAL (10' & 5' PROP)WATER DISTRICT:KING COUNTYSEWER DISTRICT:CITY OF RENTONSCHOOL DISTRICT:RENTON #403FIRE DISTRICT:CITY OF RENTONTELEPHONE SERVICE:FRONTIER / X-FINITYPOWER SOURCE:PUGET SOUND ENERGYOWNER/APLICANTTERRY MITCHELL3625 MEADOW AVENUE NRENTON, WA 98056EXISTING UTILITY POLE6.5' ROW DEDICATION700 SFN88°40'44"W 190.0N1°40'34"E 28.0
DRAWN:APPROVED:PLOTTED:DESIGNED:L:\2019\19133\3 DEVELOPMENT\CAD\HOST DRAWINGS\PRELIMINARY SHORT PLAT\19133E02.DWG2020/03/31 14:09ClatorreSHEETSE 1/4, NW 1/4 SECTION 32, TOWNSHIP 24 N, RANGE 5 E, W.M.CITY OF RENTON, KING COUNTY, WASHINGTONCLTCLTKJGTERRY MITCHELLJOB NO. 191333625 MEADOW AVE. N., CITY OF RENTON KING COUNTY, WASHINGTONFORMITCHELL PRELIMINARY SHORT PLATKnow what'sbelow.before you dig.CallRSHADOW PLAT EXHIBITLOT 214,163 SFMEADOW AVENUE NTAX PARCEL #33427004783708 PARK AVENUE NRENTON, WA 98056OWNER: ROY T. & SIRI M. DALYTAX PARCEL #33427004793702 PARK AVENUE NRENTON, WA 98056OWNER: LAURA L. & PAUL O. CLARKN88°40'44"W 174.3N88°40'46"W 174.30N1°53'21"E 107.65
N1°40'34"E 79.6N88°40'46"W 95.0N1°40'34"E 79.6
N1°40'34"E 28.0EXISTING HOUSETO REMAINEXISTING GARAGETO REMAINEXISTING UTILITY POLE6.5' ROW DEDICATION700 SFN88°40'44"W 190.0N1°40'34"E 28.0
N88°40'46"W 95.0N1°40'34"E 44.5 PROPOSED SHORT PLAT SCALE: 1"=40'SHADOW PLAT SCALE: 1"=40'FUTURE LOT DIVISION79.6'95.0'79.6'95.0'EXHIBIT 6RECEIVED04/06/2020 jdingPLANNING DIVISIONDocuSign Envelope ID: 2E01DC4C-A258-45AB-86D4-08DE0AB6EB45
From: Jill Ding
Sent: Tuesday, March 10, 2020 12:16 PM
To: 'Brian Martin'
Subject: RE: PR20-000059 Mitchel Short Plat/ LUA20-000044
Brian,
Thank you for your comments, your comments have been included in the official file for consideration
by the decision maker and you have been added as a party of record for this project. As a party of
record, you will receive copies of correspondence and a copy of the decision on this project.
Based on your email below, your comments are with regards to traffic impacts on N 37th Street, which is
a private access easement. Private access easements are not owned or maintained by the City of
Renton; therefore it would be up to the property owners abutting the easement to enforce and/or
maintain the access easement.
Thanks,
Jill Ding
Senior Planner
City of Renton
Community and Economic Development
6th floor
1055 S Grady Way
Renton, WA 98057
425-430-6598
jding@rentonwa.gov
City of Renton Census Information: rentonwa.gov/2020census
Here is a link to the City of Renton PSA Video: Renton Counts
Links to additional resources: https://2020census.gov/
To complete your 2020 census: https://my2020census.gov/
From: Brian Martin <brianmartin.trento@gmail.com>
Sent: Monday, March 09, 2020 9:32 AM EXHIBIT 7
DocuSign Envelope ID: 2E01DC4C-A258-45AB-86D4-08DE0AB6EB45
To: Jill Ding <JDing@Rentonwa.gov>
Subject: PR20-000059 Mitchel Short Plat/ LUA20-000044
Hi Jill,
What kind of comments of the short plat review are possible? How must they be delivered? Is an
email sufficient or is a hard copy required?
I am representing my mother's interests regarding her home at 3728 Park Ave N, Renton, WA
98056. I have PoA.
My main concern regarding all short platting in this neighborhood is the increase of traffic using
the easement between Meadow Ave N and Park Avenue N. Google Maps refers to the easement
as N.37th Street, however, this designation is not correct. This is a privately owned roadway, an
easement created when Kennydale was semi-rural, to allow access to homes that were built along
it, not to allow a growing neighborhood to drive through it.
In recent years, traffic has increased significantly on this easement, private automobiles,
delivery vans, home services (gardening, maintenance, construction, and so forth). Furthermore,
Republic Services now runs very large trucks along the easement.
The easement is gravel, not paved. Additional traffic will cause more potholes and additional
degradation of the road surface in general. It also significantly increases dust during dry months
which is a significant air quality concern.
In consideration of the above, how do Mitchel and the city propose to mitigate the probable
further increase in traffic on the easement if the proposed subdivision is permitted?
Said subdivided properties should have a covenant that restricts access to the easement. Further,
the city of Renton must allow this roadway to be closed to through traffic and should post signs
to that effect.
I appreciate your attention to this matter.
Sincerely,
Brian Martin, resident (for Luanna Martin, property owner)
Brian Martin
mobile: +1(425) 524-6100
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EXHIBIT 8
RECEIVED
02/11/2020 jding
PLANNING DIVISION
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA20-000044
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: Jill Ding, 425-430-6598, jding@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and wh ere
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. 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.
Development Engineering:
(Contact: Nathan Janders, 425-430-7382, njanders@rentonwa.gov)
1. See Attached Development Engineering Memo dated March 10, 2020
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. The fire impact fees are applicable at the rate of $829.77 per new home. This fee is paid at building
permit issuance. Credit will be granted for the existing homes that are retained.
2. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600
square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum
of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 -feet
of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. The existing fi re
hydrants are not within 300 feet of all of the proposed new lots. A minimum of one new hydrant will
be required. EXHIBIT 9
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA20-000044
3. Fire department apparatus access roadways are required to be minimum 20 -feet wide fully paved, with
25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support
a 30-ton vehicle with 75-psi point loading. Access is required within 150-feet of all points on all
buildings. Approved apparatus turnaround is required and the proposed hammerhead type
turnaround appears acceptable.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. None
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee applies.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. None
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. None
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 8, 2020
TO: Jill Ding, Planning
FROM: Nathan Janders, Plan Reviewer
SUBJECT: Mitchell Short Plat
3615 Meadow Ave N
LUA20-000044
I have reviewed the Land Use Application submittal for the Mitchell Short Plat project at 3625 Meadow
Ave N (KC Parcel ID: 3342700480) and have the following comments:
EXISTING CONDITIONS
The Site is approximately .86 acres in size and is rectangular in shape. The existing site contains a single
family home.
Water Water service is provided by City of Renton. The project is within the City of Renton’s water service
area in the Kennydale 320 Pressure Zone. There is an existing 12-inch water main in Meadow Ave
NE that can deliver a maximum capacity of 4,400 gallons per minute (GPM) (reference city plan
no. W-0456). The approximate static water pressure is 60 PSI at the elevation of 180 feet. There
is an existing 3/4-inch water service and meter servicing the home.
Sewer Sewer service is provided by the City of Renton. There is an existing 8-inch concrete, gravity,
wastewater main located in Meadow Ave NE (reference city plan no. S-071906). There is an
existing 6-inch concrete, reducing to 4-inch PVC, side sewer servicing the home.
Storm The existing property does not contain on site stormwater facilities. To the northeast of the
property there is an existing 10-inch conveyance system on the west side of Meadow Ave N (no
record drawing is available).
Streets The project fronts Meadow Ave NE along the east property line. Meadow Ave NE classified as a
Residential Access street with an existing right of way (ROW) width of approximately 40 feet as
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measured using the King County Assessor’s Map. There are no existing frontage improvements
along this portion of Meadow Ave NE.
CODE REQUIREMENTS
WATER
1. There is an existing ¾-inch domestic water meter serving the existing property.
a. Proposal indicates relocation of the existing 3/4-inch service. The existing service shall
be cut and capped at the mainline by City crews.
2. Installation of new 1-inch domestic water lines for both lot 1 and lot 2. Meters shall be placed in
landscape strips, or behind the sidewalk, and within the right-of-way.
a. The meter for lot 1 shall be placed along the frontage of Tract A.
b. The meter for lot 2 should be placed along the frontage of Tract A such that it is not
within the future lot 3.
3. Installation of off-site and on-site fire hydrants as required. The location and number of hydrants
will be determined by the Fire Authority based on the final fire flow demand and final site plan.
4. A new fire hydrant is required for the short-plat because there is no existing hydrant within 300
feet of the property. The hydrant shall be installed along the west side of Meadow Ave N south
of the driveway. The hydrant shall be connected to the existing 12-inch water main in Meadow
Ave N.
5. Civil plans for the water main improvements will be required and must be prepared by a
professional engineer registered in the State of Washington. Please refer to City of Renton
General Design and Construction Standards for Water Main Extensions as shown in Appendix J of
the City’s 2012 Water System Plan. Adequate horizontal and vertical separations between the
new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas,
electrical) shall be provided for the operation and maintenance of the water main. Retaining walls,
rockeries or similar structures cannot be installed over the water main unless the water main is
installed inside a steel casing.
6. The development is subject to applicable water system development charges and meter
installation fees based on the size of the water meters. Current fees can be found in the 2020
Development Fees Document on the City’s website. Fees will be charged based on the rate at the
time of construction permit issuance.
The SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee is $4,400.00 per 1-inch meter.
Water service installation charges for each proposed domestic water service is applicable.
Water Service installation is $2,875.00 per 1-inch service line.
Drop-in meter fee is $460.00 per 1-inch meter.
A credit will be applied to the existing service if abandoned.
The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-
2018%20Fee%20Schedule.pdf
SEWER
1. The existing side sewer on Lot 1 shall be removed, cut and capped at the property line.
Individual sewer stubs from the sewer main and an individual side sewer serving lot 1 and lot 2
shall be provided. The existing sewer stub can be CCTV’d and if found acceptable to the sewer
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department, can be lined and re-used. All new sewer stubs shall conform to the standards in
RMC 4-6-040 and City of Renton Standard Details.
a. The proposal indicates installation of a 6-inch sanitary sewer main in tract A serving
both lot 1 and lot 2. Any sewer main extension servicing more than one lot would be
required to be a public sewer main, minimum size is 8-inch diameter. The
development can be serviced by individual side sewers in lieu of extension of a public
sewer main (preferred). Individual sewer stubs serving each lot are required and may
be installed in a joint trench. The proposed 6-inch line may be used for servicing lot 1,
however, lot 2 will require a separate side sewer.
b. A portion of the proposed side sewer for lot 1 is on lot 2, either relocate to be within
the tract and lot 1, or provide an easement for the portion on lot 2.
2. 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. Current fees can be
found in the 2020 Development Fees Document on the City’s website. Fees will be charged
based on the rate at the time of construction permit issuance.
The current sewer fee for is $3,400.00 per 1-inch meter.
A credit will be applied for the existing service if abandoned or re-used.
Final determination of applicable fees will be made after the water meter size has been
determined.
The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-2018%20Fee%20Schedule.pdf
SURFACE WATER
1. A geotechnical report dated January 29, 2020, completed by Mud Bay Geotechnical Services LLC,
was provided with the Land Use Application. The report discusses the soil and groundwater
characteristics of the site and provides recommendations for project design and construction. On
site soils were found to be a sandy loam to loam and groundwater was encountered in one test
pit with all test pits having moist soils. The infiltration rate was tested with a recommended
infiltration rate of 1.0 inch per hour.
2. Goldsmith Land Development Services, with the Land Use Application, submitted a Preliminary
Drainage Plan and Technical Information Report (TIR) dated January 2020. Based on the City of
Renton’s flow control map, the site falls within the Peak Rate Flow Control Standard Area
Matching Existing Site Conditions and is within the May Creek drainage basin. The report is based
on a full drainage review and all nine Core Requirements and the six Special Requirements have
been discussed in the TIR. The report shall follow the TIR format as required in Section 2.3.1.1 of
the 2017 City of Renton Surface Water Design Manual (RSWDM).
a. Offsite analysis, core requirement #2: The proposal includes a level 1 downstream
analysis which does not identify any downstream drainage problems.
b. Flow control facilities, core requirement #3: If a project generates no more than a 0.15
CFS increase in the existing site conditions for a 100-year peak flow when modeled using
15 minute time steps the project is exempt from providing a flow control facility. The
proposal includes an MGS flood model showing that there is less than a 0.15 CFS increase
from existing conditions.
i. The report identifies a BMP sizing credit for permeable pavement, additional
BMP’s as determined feasible by core requirement 9 may be modeled.
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ii. The proposal shall be updated to include impervious surface for sidewalks as
required for frontage improvements. See transportation section 1.a.i for
comments concerning street frontage.
c. Conveyance System, core requirement #4: The proposal does not propose the installation
of new stormwater sewer pipe or the modification of an existing system. If a new
conveyance system or an existing conveyance system that experiences a change in flow
characteristics becomes required, it shall be designed in accordance with core
requirement 4.
d. Construction Stormwater Pollution Prevention, Core Requirement #5: The proposal does
not include a CSWPP plan and indicates that one will be included with future submittals.
i. A CSWPP in accordance with core requirement 5 and Appendix D shall be
included with the Civil Construction Permit.
e. Maintenance and Operations, Core Requirement #6: The proposal identifies proposed
stormwater facilities as privately owned and indicates the use of a permeable pavement
BMP for Tract A. However, a draft declaration of covenant has not been included in the
report.
i. The final TIR shall include a draft declaration of covenant for all on site BMP’s.
f. Financial Guarantees and Liability, Core Requirement #7: The proposal does not include a
bond quantity worksheet and identifies that the project will comply as required.
i. A bond quantity worksheet is required for all new improvements and shall be
included as part of the Civil Construction Permit application.
g. Water Quality Facilities, Core Requirement #8: The proposal adds more than 5,000 square
feet of pollution generating impervious surface that is not fully dispersed and less than
0.75 acre of pollution generating pervious surface that is not fully dispersed therefore
water quality is required. The proposal uses permeable pavement for the driveway and
tract A which may provide treatment if the soils meet the soil treatment criteria outlined
in section 1.2.8.4.
i. Provide an analysis of the soil groundwater protection as defined in RSWDM
section 1.2.8.4. If soils do not meet the groundwater protection criteria, a 6-
inch sand layer shall be included or alternate methods of water quality
treatment shall be required.
ii. It is recommended to record a leachable materials covenant for lot 2 and
evaluate full dispersion per core requirement 9 to reduce the target pollution
generating impervious surface.
h. On Site BMP’s, Core Requirement #9: The proposal does not meet the exemption criteria
and is therefor subject to core requirement 9. Because the parcel is a subdivision less
than 5 acres, BMP’s shall be evaluated in accordance with section 1.2.9.3.2. The applicant
must explicitly assess feasibility of onsite BMP’s and cite specific infeasibility criteria
where not feasible. The project proposes to use permeable pavement for driveways and
Tract A, however does not provide an analysis of full dispersion.
i. The TIR shall provide an analysis of full dispersion. Note that fully dispersed
surfaces do not count towards pollution generating impervious surface when
considering water quality treatment requirement (Core Requirement #8).
3. There is a 2020 system Development Charge of $1,900 per new single family residence. SDC fees
are payable at construction permit issuance.
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TRANSPORTATION
1. Frontage improvements are required for all new construction with valuation in excess of $150,000
excluding interior remodels. The proposed project fronts Meadow Avenue N along the east
property line.
a. Meadow Ave N is classified as a Residential Access street with an existing right of way
(ROW) width of approximately 40 feet as measured using the King County Assessor’s Map.
To meet the City’s complete street standards for a Residential Access street, minimum
ROW is 53 feet. Dedication of approximately 6.5 feet fronting the site will be required
pending final survey. Per City code 4-6-060, half street improvements shall include a
pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting
strip, a 5-foot sidewalk, street trees and storm drainage improvements.
i. The applicant submitted a waiver request to waive frontage improvements
pursuant to RMC 4-9-250. Staff recommends to deny the waiver request and to
require frontage improvements be installed at the time of the shadow lot
construction.
ii. The applicant submitted a waiver request to waive undergrounding of overhead
utilities. Per RMC 4-6-090 underground utilities is required for development
triggering frontage improvements and may not be waived. However, the
existing utility poles provide service to other parcels therefore, the project is
exempt from undergrounding the existing utilities fronting the project site per
RMC 4-6-090.D.1.h.iii. The applicant shall provide a covenant agreeing to
participate in the undergrounding pursuant to RMC 4-6-090.D.1.h.iii and all new
utilities and existing overhead utilities to the parcel shall be installed
underground.
2. Street lighting improvements are not as the project proposes less than 4 residential units.
3. Shared driveways are allowed for access up to 4 lots provided at least one of the four (4) lots abuts
a public right-of-way with at least fifty (50) linear feet of frontage and the subject lots are not
created by a subdivision of ten (10) or more lots. Refer to the shared driveway requirements as
outlined in RMC 4-6-060J. Shared driveways shall be within a tract; the width of the tract and
paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract
and paved surface to be up to twenty feet (20') wide. If a shared driveway abuts propert ies that
are not part of the subdivision, an eight foot (8') wide landscaped strip shall be provided between
the shared driveway and neighboring properties. The proposal includes a 20-foot wide shared
driveway with hammerhead style turnaround and an 8-foot landscape strip between the driveway
and east property line.
4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
5. The 2020 Transportation Impact Fee per single family dwelling is $7,820.42. The transportation
impact fee that is current at the time of building permit application will be levied, payable at
building permit issue. A credit for the existing home will be applied.
GENERAL COMMENTS
1. Comments are specific to the information received in the land use proposal. Upon permit
submission, if work site work exceeds what has been proposed in the land use and required by
the comments above, additional development may be required.
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2.All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property
frontage or within the site must be underground. The construction of these franchise utilities
must be inspected and approved by a City of Renton inspector.
3.Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the
right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
4.Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements.
a.7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft
vertical.
b.The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c.Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
5.All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014.
6.A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
7.A demo permit is required for the demolition of the existing building(s). The demo permit shall be
acquired through the building department.
8.Fees quoted in this document reflect the fees applicable in the year 2020 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to
the permit type. Please visit www.rentonwa.gov for the current development fee schedule.
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