HomeMy WebLinkAboutD_SR_24th_Street_Short_Plat_LUA19-000062 (Revised)DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_24th Street_Short_Plat_LUA19-000062 (Revised) jc edits
A. AMENDED ADMINISTRATIVE REPORT & DECISION (NOTE: ALL CHANGES ARE SHOWN IN STRIKE OUT AND
UNDERLINE)
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Amended Report
Date:
July 20, 2020
Project File Number: PR19-000131
Project Name: 24th Street Short Plat
Land Use File Number: LUA19-000062,SH-P, MOD
Project Manager: Angelea Weihs, Associate Planner
Owner/Applicant: Tuscany Construction, LLC, PO Box 6127, Bellevue, WA 98008
Contact: Cliff Williams, Development Management Engineers, LLC, 5326 SW Manning St,
Seattle, WA 98116
Project Location: 4709 NE 24th Street
Project Summary: The applicant is requesting approval of a Preliminary Short Plat and a Street
Modification for the proposed subdivision of an existing 23,770 square foot (0.55
acre) lot, zoned Residential-4 (R-4), into two lots. The project site is located on the
southeast corner of Duvall Ave NE and NE 24th Street, at 4709 NE 24th Street (parcel
number 0323059245). The proposed residential density is 4.45 dwelling units per net
acre. One single-family residence is presently on the property and is proposed to be
retained. The proposed residential lot sizes are 10,270.1 SF for Lot 1, and 9,271.1 SF
for Lot 2. Access to the new lots is proposed via new residential curb cuts off of NE
24th Street. The proposal includes 26.5 feet of public right-of-way dedication and
frontage improvements along NE 24th street. The applicant proposes to retain one
of the two existing significant trees on-site. No critical areas are mapped on the
project site.
Site Area: 23,770 square feet (0.55 acres)
DocuSign Envelope ID: 3C3C1BE1-F093-4284-8235-BCB72DA597E0
City of Renton Department of Community & Economic Development
24th Street Short Plat
Amended Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of July 20, 2020 Page 2 of 20
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B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Neighborhood Detail Map
Exhibit 3: Preliminary Short Plat Map
Exhibit 4: Existing Conditions (Topography Map)
Exhibit 5: Preliminary Grading, Drainage, and Utility Plan
Exhibit 6: Preliminary Landscape and Tree Retention Plan
Exhibit 7: Arborist Report prepared by Jeff Varley, dated May 6, 2018
Exhibit 8: Preliminary Technical Information Report prepared by Core Design, dated March 15,
2019
Exhibit 9: Geotechnical Report prepared by Cobalt Geosciences, revised March 26, 2019
Exhibit 10: Project Narrative
Exhibit 11: Street Modification and Waiver Request
Exhibit 12: Street Tree Elimination Request
Exhibit 13: Public Comment Letter and Staff Correspondence
Exhibit 14: Advisory Notes
Exhibit 15: Safety Hazard Created by Land-Use Condition of Approval Staff Letter, Dated April 22,
2020
C. GENERAL INFORMATION:
1. Owner(s) of Record: Tuscany Construction, LLC, PO Box 6127, Bellevue, WA
98008
2. Zoning Classification: Residential-4 (R-4)
3. Comprehensive Plan Land Use Designation: Residential Low Density (LD)
4. Existing Site Use: Single-Family Residential
5. Critical Areas: NA
6. Neighborhood Characteristics:
a. North: NE 24th Street; Single Family Homes; R-4 zone
b. East: Single Family Homes; R-4 zone
c. South: Single Family Homes; R-4 zone
d. West: Duvall Ave NE; Single Family Homes; R-4 zone
7. Site Area: 23,770 square feet (0.55 acres)
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
DocuSign Envelope ID: 3C3C1BE1-F093-4284-8235-BCB72DA597E0
City of Renton Department of Community & Economic Development
24th Street Short Plat
Amended Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of July 20, 2020 Page 3 of 20
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Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Merrit II Annexation N/A 5318 04/16/2008
Original Decision 24th St.
SHPL
N/A N/A 10/04/2019
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by the City of Renton. There is an existing 8-inch water main in NE
24th Street, north of the project site, that can deliver 1,500 gallons per minute (gpm). There is also
an existing 12-inch water main in Duvall Avenue NE, west of the project site, that can deliver 3,200
gpm.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch PVC sewer running
north to south along the eastern frontage of Duvall Avenue NE, west of the project site. The main
flows to a 54-inch manhole located approximately 75 feet south of the site’s northern boundary.
From this manhole, the main flows west across Duvall Avenue NE.
c. Surface/Storm Water: There is currently a private conveyance system along the eastern property
frontage that drains to a private conveyance system in NE 24th Street. There is an existing 18-inch
storm drain running south to northwest of the site, along the eastern Duvall Avenue NE flowline.
There is also a 24-inch storm drain that flows from south to north in the center of Duvall Avenue NE.
2. Streets: The proposed development fronts Duvall Ave NE, which is classified as a principal arterial street.
The King County Assessor’s Map shows a current right-of-way width of approximately 102 feet for Duvall
Ave NE. There is a 0.5-foot curb along both sides of the pavement and a 6-foot sidewalk along the eastern
frontage. NE 24th street is a private residential street that is owned by parcel number 0323059095.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 4 City-Wide Property Development Standards
3. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
4. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivision
5. Chapter 11 Definitions
DocuSign Envelope ID: 3C3C1BE1-F093-4284-8235-BCB72DA597E0
City of Renton Department of Community & Economic Development
24th Street Short Plat
Amended Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of July 20, 2020 Page 4 of 20
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G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on March
27, 2018, and determined the application complete on April 2, 2019. The project was later placed on hold
on April 24, 2019, and taken off hold on July 3, 2019.
On October 4, 2020, the City issued an approval of the 24th Street Short Plat, LUA19-000062, with
conditions. The project complied with the 120-day review period. Condition number 4 of the decision
required the following:
The applicant shall install a cedar fence between the new public half-street (NE 24th Street) and the
private street to the north. The cedar fence shall be identified on the civil construction permit
application, for review and approval by the Current Planning Project Manager, prior to Civil
Construction Permit issuance. The cedar fence shall be installed prior to short plat recording.
On February 28, 2020, the applicant submitted an application and engineering plans for Civil Construction
Permit review. Review of the Civil Construction Permit engineering plans has determined that the
condition requiring construction of the fence between the existing private street and proposed 13 foot
wide public street will create safety hazards that cannot be mitigated while simultaneously meeting the
condition of approval. Staff has determined an Amended Decision is needed to address public saftey
concurns. See additional discussion under FOF 16, Compliance with Subdivision Regulations: Streets.
2. The project site is located 4709 NE 24th Street (Exhibit 2).
3. The project site is currently developed with a single-family residence and accessory structures. The
project narrative (Exhibit 10) states that the existing structures will eventually be demolished, but does
not indicate when demolition is proposed; therefore, staff analysis is based on the assumption that the
existing structures are proposed to be retained at this time.
4. Access to both lots 1 and 2 is proposed via a modified public half-street along the north property line of
the project site.
5. The property is located within the Residential Low Density (LD) Comprehensive Plan land use designation.
6. The site is located within the Residential-4 (R-4) zoning classification.
7. There are two existing trees located on-site. The applicant is proposing to retain one of the two trees
(Exhibits 6 and 7).
8. No critical areas are mapped on the project site.
9. Approximately 120 cubic yards of material would be cut on-site and approximately 115 cubic yards of fill
is proposed to be brought into the site.
10. The applicant is proposing to begin construction following land use and building permit approval.
11. Staff received one public comment letter (Exhibit 13). To address public comment the following report
contains analysis related to streets and access (See FOF 16).
12. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
DocuSign Envelope ID: 3C3C1BE1-F093-4284-8235-BCB72DA597E0
City of Renton Department of Community & Economic Development
24th Street Short Plat
Amended Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of July 20, 2020 Page 5 of 20
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13. Comprehensive Plan Compliance: The site is designated Residential Low Density (LD) on the City’s
Comprehensive Plan Map. The purpose of the LD designation is to allow a variety of single-family and
multi-family development types, with continuity created through the application of design guidelines, the
organization of roadways, sidewalks, public spaces, and the placement of community gathering places
and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and Policies
if 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-I: Utilize multiple strategies to accommodate residential growth, including:
Development of new single-family neighborhoods on large tracts of land outside
the City Center,
Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
14. Zoning Development Standard Compliance: The site is classified Residential-4 (R-4) on the City’s Zoning
Map. The R-4 designation serves as a transition between rural designation zones and higher density
residential zones. It is intended as an intermediate lower density residential zone. The proposal is
compliant with the following development standards, as outlined in RMC 4-2-110.A, if all conditions of
approval are met:
Compliance R-4 Zone Develop Standards and Analysis
Density: There is no minimum density required in the R-4 zone. The maximum density
permitted is 4.0 dwelling units per net acre. Net density is calculated after the deduction
of sensitive areas, areas intended for public right-of-way, and private access easements.
Calculations for minimum or maximum density which result in a fraction that is one-half
(0.50) or greater shall be rounded up to the nearest whole number. Those density
calculations resulting in a fraction that is less than one-half (0.50) shall be rounded down
to the nearest whole number.
Staff Comment: Following the dedication of public right-of-way, the subject property
contains 0.448 net acres. The proposed two (2) single-family residential lots on the
subject property would result in 4.46 dwelling units per net acre (2/0.448 = 4.46), which
rounds down to a density of 4.0 dwelling units per net acre. Therefore, the proposal is
compliant with the density standards for the R-4 zone.
DocuSign Envelope ID: 3C3C1BE1-F093-4284-8235-BCB72DA597E0
City of Renton Department of Community & Economic Development
24th Street Short Plat
Amended Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of July 20, 2020 Page 6 of 20
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Lot Dimensions: The minimum lot size permitted in the R-4 zone is 9,000 sq. ft. A
minimum lot width of 70 feet is required (80 feet for corner lots) and a minimum lot
depth of 100 feet is required.
The following table identifies the proposed approximate dimensions for Lots 1 and 2:
Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.)
Lot 1 10,270.1 83.47 123.45
Lot 2 9,271.1 75.2 123.45
Staff Comment: All proposed lots would comply with the minimum lot size, width and
depth requirements for the R-4 zone.
Compliance
not yet
determined
Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet,
side yard is combined 20 feet with not less than 7.5 feet on either side, secondary front
yard (applies to corner lots) is 30 feet, and the rear yard is 25 feet.
Staff Comment: The lots as proposed provide adequate area for the construction of a
new home in compliance with the setback requirements on proposed Lot 1. An existing
single-family residence is proposed to be retained on Lot 2. The proposed front yard
setback between the existing home and the new front property line is approximately 34
feet and 10 inches (34’10”). The existing rear yard setback between the existing home
and the rear property line is approximately 30 feet and 7 inches (30’7”). The proposed
side yard setbacks between the existing home and the side property lines is
approximately 11 feet and 9 inches (11’9”) on the west side, and 22 feet and 2 inches
(22’2”) on the east side. The existing home complies with all minimum required setbacks.
The orientation of both Lot 1 and Lot 2 has the front yards facing the new modified public
half-street, NE 24th ST. The applicant will need to demonstrate compliance with setback
requirements for Lot 1 at the time of building permit review.
Compliant if
condition of
approval are
met
Building Standards: The R-4 zone has a maximum building coverage of 35% and a
maximum impervious surface coverage of 50%. In the R-4 zone, a maximum building
height of 3 stories with a wall plate height of 32 feet is permitted. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height. If the height of wall plates on a building are less than the
states maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums. Common
rooftop features, such as chimneys, may project an additional four (4) vertical feet from
the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12,
decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate
height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each
minimum building setback line for each one (1) vertical foot above the maximum wall
plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
Staff Comment: The existing 1,688 square foot single-family home and accessory
structures on Lot 2 have a total building footprint of approximately 1,994 square feet
and a building coverage of 21.5 percent (1,994 sf / 9,271.1 sf = 21.5%). The provided
Preliminary Grading, Drainage, and Utility Plan (Exhibit 5) does not indicate whether the
DocuSign Envelope ID: 3C3C1BE1-F093-4284-8235-BCB72DA597E0
City of Renton Department of Community & Economic Development
24th Street Short Plat
Amended Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of July 20, 2020 Page 7 of 20
SR_24th Street_Short_Plat_LUA19-000062 (Revised) jc edits
existing gravel driveway and existing rockery shown on the topography map (Exhibit 4)
are proposed for removal. In addition, the project narrative (Exhibit 10) states that the
existing structures will eventually be demolished, but does not indicate when demolition
is proposed; therefore, staff analysis is based on the assumption that the existing
structures are proposed to be retained at this time. Including the existing building eaves,
rockery, gravel, accessory structures, and walkways, the total impervious area for
proposed Lot 2 is approximately 68.5 percent (6,352 sf / 9,271.1 sf = 68.5%), which
exceeds maximum impervious surface requirements for the R-4 Zone. Therefore, staff
recommends as a condition of approval that the applicant submit a revised site plan at
the time of civil construction permit application that demonstrates compliance with the
maximum impervious surface standards of the zone for proposed Lot 2. The existing one-
story, single-family structure complies with the maximum height requirements of the
zone. Building height, building coverage, and impervious surface coverage for the new
single-family residence on proposed Lot 1 would be verified at the time of building permit
review.
Compliant if
conditions of
approval are
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a
minimum of one street tree planted per address. Any additional undeveloped right-of-
way areas shall be landscaped unless otherwise determined by the Administrator.
Storm drainage facilities shall provide a landscaping strip with a minimum fifteen feet
(15') of width and be located on the outside of any required fencing, unless otherwise
determined through the site plan review or subdivision review process.
Staff Comment: A Preliminary Landscape Plan (Exhibit 6) was submitted with the
preliminary short plat application materials. The subject property fronts Duvall Ave NE
to the west and NE 24th Street to the north. The applicant is requesting a waiver of
frontage improvements (See FOF 18) along Duvall Ave NE, in order to maintain the
existing frontage improvements that include a paved roadway width of 65-feet, a 0.5-
foot curb and gutter, a 5-foot sidewalk, and landscaping between the back of the
sidewalk and the western property line of the project site. No planter strip is proposed
between the curb and sidewalk along Duvall Ave NE. The applicant proposes modified
half-street improvements (See FOF 17) along NE 24th Street, which would include a
pavement width of 13 feet, 5-foot sidewalk, 0.5-foot curb, and an 8-foot planter strip
between the curb and sidewalk.
The applicant submitted a request (Exhibit 11) to eliminate the required street trees
within the public right-of-way (ROW) along both Duvall Ave NE and NE 24th Street. The
applicant states that the existing gas main within the proposed planter strip of NE 24th
Street would prevent the installation of street trees. The applicant also states that a
stormwater vault is proposed within the public ROW of NE 24th Street, which would
prevent tree installation within the planter strip to the north of Lot 1. However, the
applicant also states in the request that the gas main will be relocated prior to
installation, and that tree installation within the planter strip is possible east of the
proposed vault, once the gas main is relocated. The applicant provided no justification
for why street trees cannot be planted within the public ROW of Duvall Ave NE along the
west property line. Therefore, staff recommends, as a condition of approval, that the
DocuSign Envelope ID: 3C3C1BE1-F093-4284-8235-BCB72DA597E0
City of Renton Department of Community & Economic Development
24th Street Short Plat
Amended Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of July 20, 2020 Page 8 of 20
SR_24th Street_Short_Plat_LUA19-000062 (Revised) jc edits
applicant submit a final detailed landscape plan in compliance with RMC 4-8-120D.12
at the time of Civil Construction Permit application that includes required street trees
within the public ROW of Duvall Ave NE and within the planter strip of NE 24th Street, to
the east of the proposed stormwater vault.
The provided landscape plan includes the required 10-feet of onsite landscaping along
both Duvall Ave NE and NE 24th Street. The proposed landscape strip includes a mixture
a trees, shrubs, and groundcover, in compliance with tree and shrub size requirements.
The project application does not indicate when the existing single family residence on
Lot 2 is proposed for removal. In order to ensure that required onsite street frontage
landscaping is obtained on Lot 2, staff recommends as a condition of approval that the
applicant either: 1) Install the required onsite landscaping on Lot 2 prior to short plat
recording, or 2) Submit for and finalize a demolition permit for the existing single family
residence prior to short plat recording.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 30 percent of trees in a residential development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60') in
height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non- native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical area
or its buffer.
A minimum tree density shall be maintained on each residentially zoned lot. For
detached single-family development, the minimum tree density is two (2) significant
trees for every five thousand (5,000) square feet. The tree density may consist of
existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street
Frontage Landscaping Required, or a combination.
Staff Comment: A Preliminary Tree Retention Plan (Exhibit 6) and Arborist Report
(Exhibit 7) were submitted with the project application materials. The Tree Retention
Plan and Arborist Report identify a total of 2 significant, Douglas fir trees on site. Both
trees are identified as healthy trees in the arborist report and are located on proposed
Lot 1. One tree is located in the vicinity of the proposed new single-family residence, and
is proposed for removal. The applicant is proposing to retain the other (23-caliper inch)
Douglas fir tree, which complies with the minimum tree retention requirements of the
R-4 zone.
In addition to complying with the minimum tree retention requirements, the applicant
is required to retain or plant two (2) significant trees, or gross equivalent caliper inches,
per 5,000 square feet of lot area. A minimum of four (4) trees are required on Lot 1 and
Lot 2 to comply with tree density requirements. The conceptual Landscape Plan
demonstrates compliance for Lot 1 by showing a total of four (4) significant trees,
including one Douglas fir tree to be retained and 3 proposed (2 caliper inch) Katsura
DocuSign Envelope ID: 3C3C1BE1-F093-4284-8235-BCB72DA597E0
City of Renton Department of Community & Economic Development
24th Street Short Plat
Amended Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of July 20, 2020 Page 9 of 20
SR_24th Street_Short_Plat_LUA19-000062 (Revised) jc edits
trees. However, the conceptual Landscape Plat does not demonstrate compliance with
minimum tree density requirements for Lot 2. No trees are proposed for retention on Lot
2, and the landscape plan only shows two (2) new trees on site. Trees located in public
right-of-way are not counted towards tree retention. A minimum of four (4) trees are
required on Lot 2 to comply with tree density requirements, therefore, staff recommends
as a condition of approval that the applicant submit a final detailed landscape plan
showing two (2) additional trees on Lot 2 in order to meet the minimum tree density
requirement of four (4) trees onsite. Onsite landscaping shall be installed prior to final
occupancy for the individual homes and landscaping within the right-of-way shall be
installed prior to short plat recording.
Compliant if
condition of
approval is
met
Parking: Parking regulations require that a minimum of two parking spaces be provided
for each detached dwelling.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with positive
drainage discharge to restrict runoff from entering the garage/residence or crossing any
public sidewalk.
Staff Comment: Based on the provided topography map (Exhibit 4), the existing single-
family residence on Lot 2 is accessed via an existing gravel driveway. Proposed Lot 2 has
adequate area to provide off-street parking for two vehicles, however, the provided
Preliminary Grading, Drainage, and Utility Plan (Exhibit 5) does not indicate whether the
existing gravel driveway shown on the topography map is proposed for removal. The
existing gravel driveway does not comply with maximum driveway width or driveway
surface requirements. Therefore, staff recommends as a condition of approval that the
applicant submit a revised site plan with the civil construction permit application that
demonstrates compliance with the driveway width and surface standards for Lot 2.
Compliance with the parking and driveway requirements for the new single-family
residence would be verified at the time of building permit review.
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard
and side yard along a street setback where the fence shall not exceed forty eight inches
(48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: The Preliminary Grading and Utility Plan (Exhibit 5) provided with the
project application does not identify the need for any retaining walls for construction of
the short plat. The Preliminary Landscape and Tree Retention Plan (Exhibit 6) does not
identify fences for the new lots. Compliance with maximum heights for future fences on
individual lots would be verified at the time of final inspection for the new single-family
home.
15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-4,
R-6, R-8 zone. The Standards implement policies established in the Land Use Element of the
Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of
DocuSign Envelope ID: 3C3C1BE1-F093-4284-8235-BCB72DA597E0
City of Renton Department of Community & Economic Development
24th Street Short Plat
Amended Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of July 20, 2020 Page 10 of 20
SR_24th Street_Short_Plat_LUA19-000062 (Revised) jc edits
the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the
building permit for the new single-family homes. The proposal is consistent with the following design
standards, unless noted otherwise:
Compliance Design Standards R-4 and Analysis
N/A
Lot Configuration: One of the following is required of preliminary plat applications:
1. Lot width variation of 10 feet (10’) minimum of one per four (4) abutting street-
fronting lots, or
2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square
feet size difference) for street-fronting lots, or
3. A front yard setback variation of at least five feet (5’) minimum for at least
every four (4) abutting street fronting lots.
Staff Comment: Not applicable in the R-4 zone and the application is a short 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: See FOF 19 regarding storm water requirements.
Compliance
not yet
demonstrated
Garages: If an attached garage is wider than twenty six feet (26’), at least one (1) garage
door shall be recessed a minimum of four feet (4’) from the other garage door.
Additionally, one of the following is required:
1. The front porch projects in front of the garage a minimum of five feet (5’),
and is a minimum of twelve feet (12’) wide, or
2. The roof extends at least five feet (5') (not including eaves) beyond the
front of the garage for at least the width of the garage plus the porch/stoop
area, or
3. The garage is alley accessed, or
4. The garage entry does not face a public and/or private street or an access
easement, or
5. The garage width represents no greater than fifty percent (50%) of the
width of the front facade at ground level, or
6. The garage is detached, or
7. The garage doors contain a minimum of thirty percent (30%) glazing,
architectural detailing (e.g. trim and hardware), and are recessed from the
front façade a minimum of five feet (5’), and from the front porch a
minimum of seven feet (7’).
DocuSign Envelope ID: 3C3C1BE1-F093-4284-8235-BCB72DA597E0
City of Renton Department of Community & Economic Development
24th Street Short Plat
Amended Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of July 20, 2020 Page 11 of 20
SR_24th Street_Short_Plat_LUA19-000062 (Revised) jc edits
Staff Comment: Compliance for this standard would be verified at the time of building
permit review for the new single-family residence. No changes are proposed to the
existing single-family structure.
Compliance
not yet
demonstrated
Primary Entry: The entry shall include a porch or stoop with a minimum depth of five
feet (5') and minimum height of twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review for the new single-family residence. No changes are proposed to the
existing single-family structure.
Compliance
not yet
demonstrated
Facade Modulation: One of the following is required:
1. An offset of at least one story that is at least ten feet (10') wide and two feet
(2') in depth on facades visible from the street, or
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 for the new single family residence. No changes are proposed to the
existing single-family structure.
Compliance
not yet
demonstrated
Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) of
all facades facing street frontage or public spaces.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review for the new single-family residence. No changes are proposed to the
existing single-family structure.
N/A Scale, Bulk, and Character: N/A
Compliance
not yet
demonstrated
Roofs: A variety of roof forms appropriate to the style of the home shall be used.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review for the new single family residence. No changes are proposed to the
existing single-family structure.
Compliance
not yet
demonstrated
Eaves: Both of the following are required:
1. Eaves projecting from the roof of the entire building at least twelve
inches (12") with horizontal fascia or fascia gutter at least five
inches (5") deep on the face of all eaves, and
2. Rakes on gable ends must extend a minimum of two inches (2")
from the surface of exterior siding materials.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review for the new single-family residence. No changes are proposed to the
existing single-family structure.
DocuSign Envelope ID: 3C3C1BE1-F093-4284-8235-BCB72DA597E0
City of Renton Department of Community & Economic Development
24th Street Short Plat
Amended Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of July 20, 2020 Page 12 of 20
SR_24th Street_Short_Plat_LUA19-000062 (Revised) jc edits
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 for the new single-family residence. No changes are proposed to the
existing single-family structure.
Compliance
not yet
demonstrated
Materials and Color: For subdivisions and short plats, abutting homes shall be of
differing color. Color palettes for all new dwellings, coded to the home elevations, shall
be submitted for approval.
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 for the new single-family residence. No changes are proposed to the
existing single-family structure.
16. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The
proposal is consistent with the following subdivision regulations if all conditions of approval are met:
Compliance Subdivision Regulations and Analysis
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of RMC 4-6-060 Street Standards.
The maximum width of single loaded garage driveways shall not exceed nine feet (9')
and double loaded garage driveways shall not exceed sixteen feet (16').
Staff Comment: As shown on the Preliminary Plat (Exhibit 3) each lot would have direct
access to the new modified public half-street along the northern edge of the site.
Compliance with the driveway regulations for the existing single family home would be
verified at the time of civil construction permit review. Compliance with the driveway
regulations for the proposed new single-family home would be verified at the time of
building permit review.
N/A Blocks: Blocks shall be deep enough to allow two (2) tiers of lots.
DocuSign Envelope ID: 3C3C1BE1-F093-4284-8235-BCB72DA597E0
City of Renton Department of Community & Economic Development
24th Street Short Plat
Amended Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of July 20, 2020 Page 13 of 20
SR_24th Street_Short_Plat_LUA19-000062 (Revised) jc edits
Staff Comment: Not applicable. The subdivision does not contain the shape or area to
provide two tiers of lots.
Lots: The size, shape, orientation, and arrangement of the proposed lots comply with
the requirements of the Subdivision Regulations and the Development Standards of the
R-4 zone and allow for reasonable infill of developable land.
All of the proposed lots shall meet the requirements for minimum lot size, depth, and
width.
Width between side lot lines at their foremost points (i.e., the points where the side lot
lines intersect with the street right-of-way line) shall not be less than eighty percent
(80%) of the required lot width except in the cases of (1) pipestem lots (or flag lot),
which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or
the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet
(35').
No residentially zoned lot shall have a depth-to-width ratio greater than four-to-one
(4:1).
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: The proposed lots are rectangular in shape and with front yards
oriented to the new public half street. Lot size and dimensional requirements of the R-
4 zone are shown on the Preliminary Short Plat Map (Exhibit 3). The width between the
side lot lines where they meet the new residential half-street is greater than eighty-
percent (80%) of the required lot width.
Compliant if
conditions of
approval are
met
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: A Preliminary Grading, Drainage, and Utility Plan (Exhibit 5) was
submitted with the project application. The existing site is a corner lot with street
frontage on Duvall Ave NE to the west, and NE 24th Street to the north. The applicant
submitted a street modification request with the project application for both Duvall Ave
NE and NE 24th Street. The applicant is requesting a modification for Duvall Ave NE in
order to maintain the existing street section. Duvall Ave NE is classified as a principal
arterial street, with a current right-of-way (ROW) width of approximately 102 feet. The
existing improvements on Duvall include a 0.5-foot curb along both sides of the
pavement and a 6-foot sidewalk along the eastern frontage. The applicant is requesting
a modification for NE 24th Street in order to conform to a modified residential access
street standard, with a right-of-way width of 26.5 feet. NE 24th street is a private
residential street that is owned by parcel number 0323059095.
As shown in the provided Preliminary Grading, Drainage, and Utility Plan, the applicant
would provide a new modified public half-street (See FOF 17) along the north property
line to serve both lots within the short plat. The new modified half-street would run
between the proposed development and the existing private street to the north. The
proposed modified half-street improvements include a total width of 26.5-feet, with 13
feet of pavement, a 0.5-foot curb, an eight-foot planter strip, and a five-foot sidewalk.
In addition, city staff has received public comment requesting that a fence be installed
between the new public half-street and the private street to the north, in order to
DocuSign Envelope ID: 3C3C1BE1-F093-4284-8235-BCB72DA597E0
City of Renton Department of Community & Economic Development
24th Street Short Plat
Amended Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of July 20, 2020 Page 14 of 20
SR_24th Street_Short_Plat_LUA19-000062 (Revised) jc edits
prevent unpermitted vehicular access on the private street. Therefore, in order to
prevent unauthorized usage of the private street, staff recommends a condition of
approval that a cedar fence be installed by the applicant between the new public half-
street and the private street to the north. The cedar fence shall be identified on the civil
construction permit application, for review and approval by the Current Planning
Project Manager, prior to Civil Construction Permit issuance. The cedar fence shall be
installed prior to short plat recording.
City staff received public comment (Exhibit 13) requesting that a fence be installed
between the new public half-street and the private street to the north, in order to
prevent unpermitted vehicular access on the private street. As stated in FOF 1, on
October 4, 2020, the City issued an approval of the 24th Street Short Plat, LUA19 -
000062, with a condition requiring that the applicant install a cedar fence between the
new public half-street (NE 24th Street) and the private street to the north. Review of the
Civil Construction Permit engineering plans determined that the condition requiring
construction of the fence between the existing private street and proposed 13-foot wide
public street will create safety hazards that cannot be mitigated while simultaneously
meeting the condition of approval. Development Engineering staff provided a letter
identifying the safety hazards created by this condition of approval (Exhibit 15). The
letter states that NE 24th Street is effectively being used as a public street and
experiences regular residential street traffic, including pass-through traffic, residents,
deliveries, garbage services and visitors. NE 24th Street also intersects with Duvall Ave
NE, which is a principal arterial street. RMC 4-6-060F.2, Minimum Design Standards for
Public Streets and Alleys, requires that “Site Access” occur a minimum of 125 feet from
intersections, and in the case of a principal arterial, on a ‘case-by-case’ basis. By
providing a fence between the existing private street and new public street, the
intersection spacing between the through-street and site access will be effectively zero
feet. Vehicles turning from Duvall Ave NE may errantly turn into the 13-foot wide paved
public ROW expecting to be able to pass through on the private through-portion of NE
24th Street, with no way of being able to turn around except to use the private driveways
or backing onto Duvall Ave NE. In addition, large trucks may not have the ability to use
the private driveways to turn around and would be forced to back onto Duvall Ave NE,
creating a hazardous situation. Vehicles simultaneously exiting both streets to access
Duvall will have the potential to create conflicting turning movements while trying to
access a principle arterial, increasing the chances for collisions with one another or
traffic within the arterial ROW. Additionally, Renton Regional Fire Authority currently
utilizes and will continue to utilize the private portion of NE 24th Street for fire access
and the installation of a fence will create a barrier between the existing street and the
proposed residences. As a result of these safety hazards, staff is amending this decision
to eliminate the condition of approval number 4.
The street modification has been reviewed by City staff and is recommended for
approval. Please see the Street Modification Criteria and Analysis in FOF 17 for a
complete summary of the request, staff analysis, and staff recommendation.
Payment of the transportation impact fee is applicable on the construction of the single
family houses at the time of application for the building permit. The 2019 transportation
impact fee is $7,820.42 per new single family house. The fee in effect at the time of
building permit application is applicable to this project and is payable at the time of
building permit issuance.
DocuSign Envelope ID: 3C3C1BE1-F093-4284-8235-BCB72DA597E0
City of Renton Department of Community & Economic Development
24th Street Short Plat
Amended Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of July 20, 2020 Page 15 of 20
SR_24th Street_Short_Plat_LUA19-000062 (Revised) jc edits
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The proposed short plat is surrounded by existing detached single-
family residences to the north, south, east, and west of the site. All surrounding
properties are also located in the R-4 zone. The proposed lots are similar in size and
shape to the existing surrounding development pattern in the area and would be
consistent with the Comprehensive Plan and Zoning Code, which encourages residential
infill development in the Residential Low Density (LD) Comprehensive Plan land use
designation and R-4 zoning designations. Therefore, the proposal for new single-family
homes would be compatible with the existing uses in the area.
17. Street Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250D, the applicant is
requesting a Modification from RMC 4-6-060F.2, Minimum Design Standards for Public Streets and Alleys,
to modify the required street improvements on Duvall Ave NE and NE 24th Street (Exhibit 11).
Duvall Ave NE is a Principal Arterial street with an available right-of-way (ROW) width of 102 feet. Per
RMC 4-6-060, a four lane Principal Arterial Roadway requires a ROW width of 91 feet, totaling 50 feet of
pavement, and street improvements. The required street improvements include an 8-foot sidewalk, 0.5-
foot curb, and an 8-foot planter strip. The developer is required to provide the ROW dedication and
construct the frontage improvements. However, the applicant is proposing to maintain the existing street
section, which includes a paved roadway width of 65-feet, 0.5-foot curb and gutter, a 5-foot sidewalk and
install landscaping between the back of sidewalk and the western property line of the property.
NE 24th Street is a Residential Access road with no existing right-of-way (ROW). Per RMC 4-6-060, a two
lane Residential Access Roadway requires a ROW width of 53 feet, totaling 26 feet of pavement, and street
improvements. The developer is required to provide 26.5 feet of ROW dedication and construct the
frontage improvements. The required street improvements include a pavement width of 20 feet, 5-foot
sidewalk, 0.5-foot curb, and an 8-foot planter strip. However, the applicant is proposing an alternative
street section, which would include 13-feet of paved roadway, rather than the code required 20 feet. The
modified street section would yield a paved roadway width of 40-feet.
The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250. Therefore,
staff is recommending approval of the requested modification, as noted below:
Compliance Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: The Community Design Element has applicable policies listed under a
separate section labeled, Promoting a Safe, Healthy, and Attractive Community. These
policies address walkable neighborhoods, safety, and shared uses. The intent of the
policies are to promote new development with walkable places that support grid and
flexible grid street and pathway patterns, and are visually attractive, safe, and healthy
environments. The requested street modification is consistent with these policy
guidelines.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
DocuSign Envelope ID: 3C3C1BE1-F093-4284-8235-BCB72DA597E0
City of Renton Department of Community & Economic Development
24th Street Short Plat
Amended Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of July 20, 2020 Page 16 of 20
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Staff Comment: The City’s Public Works Transportation section and Economic
Development section have reviewed Duvall Ave NE and the surrounding area and have
determined that the modified principal arterial street section is more suitable for the
portion of Duvall Ave NE adjacent to the site. The modified principal arterial street
would retain the existing roadway street section, which includes a paved roadway width
of approximately 66 feet, and consists of five (11-foot wide) travel lanes and two (5-
foot wide) bike lanes, with a 0.5-foot wide curb on both sides. Beyond the existing curb
line, the street section includes a 5-foot wide sidewalk and additional landscaping
between the property line and the back of the sidewalk. No right-of-way (ROW)
dedication is required from the existing ROW. City staff agree that the modified
frontage improvements along Duvall Ave NE will meet the transportation needs of the
surrounding area and maintain the objectives of function, safety and appearance, as
required by code.
The City’s Public Works Transportation section and Economic Development section have
also reviewed NE 24th St and the surrounding area and have determined that a modified
Residential street section is more suitable for the portion of NE 24th St adjacent to the
site. The modified residential street standard has a right-of-way width of 52 feet. The
existing paved roadway width is 24 feet, consisting of two 12-foot wide travel lanes.
The ROW dedication will be 26.5 feet from the northern property line along NE 24th St.
From the current north property line, the 26.5 feet of dedication will provide 13 feet of
pavement, a 0.5-foot curb, an eight-foot planter strip, and a five-foot sidewalk. City
staff agree that the modified frontage improvements along NE 24th Street will meet the
transportation needs of the surrounding area and maintain the objectives of function,
safety and appearance, as required by code.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The existing pavement width and existing pedestrian sidewalks along
Duvall Ave NE provide for safe vehicular and pedestrian travel. In addition, the proposed
modified half-street improvements along NE 24th Street also provide for safe vehicular
and pedestrian travel. There are no identified adverse impacts to other properties from
the requested modification.
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: The modification would not create adverse impacts to other properties
in the vicinity. See also comments above under criterion ‘c’.
18. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees. The 2019 Fire Impact Fees are
DocuSign Envelope ID: 3C3C1BE1-F093-4284-8235-BCB72DA597E0
City of Renton Department of Community & Economic Development
24th Street Short Plat
Amended Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of July 20, 2020 Page 17 of 20
SR_24th Street_Short_Plat_LUA19-000062 (Revised) jc edits
$829.77 per new single-family residence. The fee in effect at the time of building permit
application is applicable to this project and is payable at the time of building permit
issuance.
Compliant if
conditions
of approval
are met
Schools: It is anticipated that the Renton School District can accommodate any additional
students generated by this proposal at the following schools: Sierra Heights Elementary
(bus located 0.19 miles from the subject site), Risdon Middle School (bus located 0.19
miles from the subject site), and Hazen High School (bus located 0.13 miles from the
subject site). Students from the proposed development would be bussed to all three
schools. The proposed project includes the installation of frontage improvements along
NE 24th Street. Existing frontage improvements, including sidewalks, exist along Duvall
Ave NE.
RCW 58.17.110(2) provides that no subdivision be approved without making a written
finding of adequate provision made for safe walking conditions for students who walk to
and from school, and to and from the bus stop.
The bus stop for Hazen High is located approximately 0.13 miles from the project site on
the east side of Duvall Ave NE and NE 23rd Street. Students would walk south along the
east shoulder of Duvall Ave NE to NE 23rd Street where the bus stop is located. The
existing sidewalk would provide a safe walking route for students to walk to the bus stop.
The nearest bus stop for both Sierra Heights Elementary and Risdon Middle School is
located approximately 0.19 miles from the project site on the northwest corner of
Graham Ave NE and NE 23rd Street. The proposed project includes the installation of
frontage improvements along the property frontage on NE 24th street; however, the
remainder of the route to the bus stop for the elementary and middle school is primarily
without sidewalks. The walking route to the assigned Sierra Elementary and Risdon
Middle School bus stop may need improvements to establish a safe walking route.
Therefore, staff recommends, as a condition of approval, that the applicant provide a
safe route to school plan, for review and approval by the Current Planning Project
Manager, prior to construction permit issuance.
A School Impact Fee would be required in order to mitigate the proposal’s potential
impacts to the Renton School District. The 2019 School Impact Fee is $6,877.00 per new
single-family residence. The fee in effect at the time of building permit application is
applicable to this project and is payable at the time of building permit issuance.
Parks: A Park Impact Fee would be required for the future houses. The 2019 Parks Impact
Fee is $3,945.70 per new single-family residence. The fee in effect at the time of building
permit application is applicable to this project and is payable at the time of building
permit issuance.
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: A Preliminary Technical Information Report (TIR; Exhibit 6), dated March
15, 2019, prepared by Core Design, was submitted with the short plat application
materials. Based on the City of Renton’s flow control map, the site falls under Flow Control
Duration Standards (Forested Conditions) and is located within the May Creek Drainage
basin. The development is subject to Full Drainage Review in accordance with the 2017
Renton Surface Water Design Manual (RSWDM). All nine core requirements and the six
special requirements have been discussed in the TIR.
DocuSign Envelope ID: 3C3C1BE1-F093-4284-8235-BCB72DA597E0
City of Renton Department of Community & Economic Development
24th Street Short Plat
Amended Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of July 20, 2020 Page 18 of 20
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The applicant is proposing to install a stormwater detention vault within the public right-
of-way along the north side of their property. The Storm water vault has been sized
assuming infiltration credits for the onsite BMP’s. The development is also proposing to
connect into the existing pipe system within the Duvall Ave NE located on the west end of
the property. The system will need to be sized in accordance with the 2017 RSWDM.
A Geotechnical Report, dated March 28th, 2019, completed by Cobalt Geosciences, for the
site has been provided. The submitted report describes the existing soils to contain very
fine-grained silt deposits. The Geotechnical report mentions that infiltration is feasible on
lot 2 due the types of soils that are located onsite.
Stormwater system development charges (SDCs) for each new lot would apply. The 2019
stormwater SDC is $1,800.00 per lot. SDCs are due at the time of civil construction permit
issuance.
Water: Water service is provided by City of Renton. The project site is within the City of
Renton’s Highlands service area in the 565’ hydraulic pressure zone. There is an existing
8-inch City water main located in NE 24th Street, which can deliver approximately 1,500
gallons per minute (gpm). There is also an existing 12-inch water main in Duvall Avenue
NE that can deliver 3,200 gpm.
The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings
up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600
square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire
hydrant is required within 300 feet of the proposed building and two hydrants if the fire
flow goes up to 1,500 gpm. The existing fire hydrants appear to meet minimum
requirements.
The development is subject to a water system development charge (SDC) fee. The SDC fee
for water is based on the size of the new domestic water to serve the project. The 2019
water fee for a lot with a ¾-inch or 1-inch water meter is $4,050.00 per meter. Each lot
shall have a separate meter.
Sanitary Sewer:
Sewer service is provided by the City of Renton. There is an existing 8-inch PVC sewer
running north to south along the eastern frontage of Duvall Avenue NE, west of the
project site. The main flows to a 54-inch manhole located approximately 75 feet south of
the site’s northern boundary. From this manhole, the main flows west across Duvall
Avenue NE. The development is subject to a wastewater system development charge
(SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the
project. The 2019 sewer fee for a lot with a ¾-inch or 1-inch water meter is $3,100.00 per
lot. SDC fees are due at the time of civil construction permit issuance.
I. CONCLUSIONS:
1. The subject site is located in the Residential Low Density (LD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 13.
2. The subject site is located in the Residential-4 (R-4) zoning designation and complies with the zoning and
development standards established with this designation provided the applicant complies with City Code
and conditions of approval, see FOF 14.
3. The proposed short plat complies with the Residential Design and Open Space Standards provided the
applicant complies with City Code and conditions of approval, see FOF 15.
DocuSign Envelope ID: 3C3C1BE1-F093-4284-8235-BCB72DA597E0
City of Renton Department of Community & Economic Development
24th Street Short Plat
Amended Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of July 20, 2020 Page 19 of 20
SR_24th Street_Short_Plat_LUA19-000062 (Revised) jc edits
4. The proposed short plat complies with the subdivision regulations as established by City Code and state
law provided the applicant complies with all advisory notes and conditions of approval, see FOF 16.
5. The proposed short plat complies with the street standards as established by City Code and the
modification request supported by staff, provided the project complies with all advisory notes and
conditions of approval contained herein, see FOF 16 and 17.
6. There are safe walking routes to schools or the bus stops provided the applicant complies with all
conditions of approval, see FOF 18.
7. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 18.
8. In order to ensure public health and safety the City is issuing an Amended Administrative Decision on the
subject short plat. This Amended Decision will take precedence over the original decision issued on x
date.
J. AMENDED DECISION:
The 24th Street Short Plat and Street Modification, File No. LUA19-000062,SH-P, MOD, as depicted in Exhibit 3,
is approved and is subject to the following modified conditions:
1. The applicant shall submit a final detailed landscape plan in compliance with RMC 4-8-120D.12 at the time
of Civil Construction Permit application that includes the following:
a. Required street trees within the public ROW of Duvall Ave NE, and within the planter strip of NE
24th Street, to the east of the proposed stormwater vault; and
b. Two (2) additional trees on Lot 2 in order to meet the minimum tree density requirement of four
(4) trees onsite.
2. The applicant shall either: 1) Install the required onsite landscaping on Lot 2 prior to short plat recording,
or, 2) Submit for and finalize a demolition permit for the existing single-family residence prior to short plat
recording.
3. The applicant shall submit a revised site plan with the civil construction permit application that
demonstrates compliance with the driveway width and surface standards for Lot 2.
4. The applicant shall install a cedar fence between the new public half-street (NE 24th Street) and the private
street to the north. The cedar fence shall be identified on the civil construction permit application, for
review and approval by the Current Planning Project Manager, prior to Civil Construction Permit issuance.
The cedar fence shall be installed prior to short plat recording.
5. The applicant shall provide a safe route to school plan for review and approval by the Current Planning
Project Manager prior to construction permit issuance.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
For Jennifer Henning, Planning Director Date
TRANSMITTED on July 20, 2020 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
Tuscany Construction, LLC, Cliff Williams,
DocuSign Envelope ID: 3C3C1BE1-F093-4284-8235-BCB72DA597E0
7/20/2020 | 3:57 PM PDT
City of Renton Department of Community & Economic Development
24th Street Short Plat
Amended Administrative Report & Decision
LUA19-000062,SH-P, MOD, MOD, MOD
Report of July 20, 2020 Page 20 of 20
SR_24th Street_Short_Plat_LUA19-000062 (Revised) jc edits
PO Box 6127
Bellevue, WA 98008
Development Management Engineers, LLC,
5326 SW Manning St,
Seattle, WA 98116
TRANSMITTED on July 20, 2020 to the Parties of Record:
James Harvey McDowell
2501 Duvall Street NE
Renton, WA 98059
Elshan Aliyev
4730 NE 24th Street
Renton, WA 98059
TRANSMITTED on July 20, 2020 to the following:
Jennifer Henning, Interim CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Rick Marshall, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on August 3, 2020. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner,
City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing
Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office,
(425) 430-6510. 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. If the
situation changes such that the City Clerk’s Office is open when you file your appeal, you have the option of
filing the appeal in person.
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: 3C3C1BE1-F093-4284-8235-BCB72DA597E0
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
24th Street Short Plat
Land Use File Number:
LUA19-000062,SH-P, MOD
Date of Report
July 20, 2020
Staff Contact
Angelea Weihs
Associate Planner
Project Contact/Applicant
Cliff Williams
Development Management Engineers, LLC
5326 SW Manning St, Seattle, WA 98116
Project Location
4709 NE 24th Street
The following exhibits are included with the ERC report:
Exhibit 1: Administrative Decision
Exhibit 2: Neighborhood Detail Map
Exhibit 3: Preliminary Short Plat Map
Exhibit 4: Existing Conditions (Topography Map)
Exhibit 5: Preliminary Grading, Drainage, and Utility Plan
Exhibit 6: Preliminary Landscape and Tree Retention Plan
Exhibit 7: Arborist Report prepared by Jeff Varley, dated May 6, 2018
Exhibit 8: Preliminary Technical Information Report prepared by Core Design, dated March 15,
2019
Exhibit 9: Geotechnical Report prepared by Cobalt Geosciences, revised March 26, 2019
Exhibit 10: Project Narrative
Exhibit 11: Street Modification and Waiver Request
Exhibit 12: Street Tree Elimination Request
Exhibit 13: Public Comment Letter and Staff Correspondence
Exhibit 14: Advisory Notes
Exhibit 15: Safety Hazard Created by Land-Use Condition of Approval Staff Letter, Dated April 22,
2020
DocuSign Envelope ID: 3C3C1BE1-F093-4284-8235-BCB72DA597E0