The URL can be used to link to this page

Home My WebLink AboutLUA-06-038_Misc0209 ~ 0206 • u~uo ~ [.·. JUI I; I.. ,l.) -.,..:, 9?.fl _,., _ '!!. 1i~ao1 : " L,.,;t_ :" SW/ 0208 , :,, 51/2/ ' ·-Ula m,1 ow 01_07 -\j ' , C -aa<,, --C ~ \ 1476 j, I -0 :;;;2'' ~ -110 a~"' JB'"'' --,,,, -'"'" I 7 26 n Jo_ i I _.~ 0350 C o ---,_ r ---·-- su 1 I -' _JJ --· ---~ \ " ' ---- ~· 660.74 0 \..--- JOO 75 110 ;: t-P ~,. 0391 "I 1,G J 5 AC 0393 I ··:10 ~J (}6 I "·'.:. /~· 1.035 AC d 00)0 IJQ I l• "':, .. ~." .. ,:z;m I 0 0010 I 0412 c5 UJ " 100 I I 1 1 L 0361 I I ___ __!ll IJO JJ QI 62 0362 __ L...,_ __ 100 95 - 1.13B AC. o:l60 90 70 ~ -- ~I C ' "f ~ : 1.249 AC r~ 0363 0200 0201 0198 ~ 75 50 3 6.61 ~,1.u I ----l~l~n <,nn-105 KCSP 5J;]075C 78091 PC[,(2 794 145 ~ ._~::' ; IL PCL. h'i 0.27 A.C -. .JIO_l, QY71 6 3;· ~I;" ~~ 1.138 AC';! o 1j5--..... ' ; [" '' ' • ,q; ,, : I ;~ --- 0.28 AC 0372 ..... l/8.~5 998r--.. • 0.2 [; AC _ ---,;,, 0 -~,-~ ... D37.t~/~ O 29 AC ....... _ ~ -., ... 0 ~ · «o O S ,,.·';![/,Sp, 64 0375 °' z rs r ..-.__ , Pc!:' :,: H.93 0195 PCL:J: " 1/J. 57 ·~ U6 AC .-:c ...'Oj.z I 0373 · :o;_i --... I 002 I '14.~·t.··.'-----· · -------..,, 1----..!c" ~0 ____ J_L __ r2 ':!'Jj'.!1_:....,,<"''-_::::::__11, 7ao9130193 <? \., t>-- 33 :;;, Pel 3 ~ I u_jl I 1- l.l"J'II, 4 ... !/~./ II ']., '), 1 ,\: '\ .. ' ,_,, ~);~f21Bf 0122 0125 '·31,. ;,: '° ,.-, ! ;,'.~! ,___ ' ,_ / 5}0 7 f \~ i UJ I ono ,, ,~-'· ii I ,a:,, I 3 · . ..::. :, I )J?6 I (0 J&JO/ I _()l)M; "'~ 0120 23 I :is.ii; 0030 ' ' ' ' ' I I ~' ' ~1' \ / , I , '.J , 1' 0010 "" '0041 I I~ ~lb ,:~fr NSOL --f--i:7 ' '' I 30 I""' -----JS ----,~-' JOI:'' ' ' -I I '1 8 0055 LG12 AC :60 / 1 \~ ' ' I al -1 ·1 ~I ~I <::::,I =I ~I "'I I "I I ""1 I ' ' 0.861 AC. 1 01:50 "110' ORO 15'7 I 0050 I : 29 .5J 9B.11 292 82 1 liii" !9U) 1 58.47 I . ~ ' I ' ' ' ' ' ' 22 J6 J.62 191.:JJ (g·, 5.3 21 ' ' RE:t/TON ORO JJ ' ' ' ' ' ' :a' _, ' ..~G < AC 0061 58.U 9 I.UO I AC 10 1.0Cl2 AC ' ' ' ---1 ' ' ' ' ' ' ' 60 / ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' 7) ] ' ' I ' I I ' I ' ' ' / ~ 100 "" u :, JJO ....• ..1e8.2; ..__ -----~=-... : ... ":::::,,,1~1L_4_?_ ________ ~~?...:!~-------- 198511 2«.17 0120 l,J)S AG §. 20TH PL <JUO 191.5J 0121 ]90 58.47 ~ ~ -----------']~-l~----------C '° ' ' ai Eu 150--,,, ·"' '\)'\, ~' 15202 f ' " ~ ~ ---160 _____ _ J: I v, TR.A :,: KC SP R677063 0183 14 0 TR. w;, 7904160744 "0 0184 ~, -, 130.·12 JO 0 rco 11-1211 3.20 AC 139sn sr 0070 ---=---- 0 z ~ ~ ;: 21 ;s """ ,,,"'!' 0422 "<::::.~~~<~ 77 '-.,~c;;, ~~'v<::::::,".,; '\.'°' :,; oitit -' .. "~~ ·i,1:ei1 0421 160 .·., ;: TR . .'.(:/cc o; TR.C ~· -, 32 0182 "1' ~~ 20 I.GOO AC i1 Q 991j AC [ NO Of SOUfH SEATTLt LATERAL ~ I 65 144 ;: ----n---- isD 9 ' ' ,_ ' 0.50 AC 0420 110.20 't I.... l~NLLA :~ }LUA 98-,.(J,}/J ' 1 r f 9.3 0 5 0 5;J~Q.J ' ' ' ' I ;,;;, ' ' '' 991 B sr 0025 :;; a; i1L ,10.10 a ,1 --160 0'\86 --------- I ~: I I 1, 12 JO jo: r 003 I- 0165 "0 ------,-40Jr - 31 l.39~ 368.28 256.0B 30 l.lH AC 605481 0175 14 0. 37 , ' ' ' ' t/ ,,\, JO /0 "- 1. 211 ~c ' :;,: -__,-- " .:::}/ 1966 7 SF 0135 =~I ~ --------------::- '-/ ~ ~- */ <:::,<:ci I "1<::J· v' 0/ i ,,.,, .% /) /.--/ ,.__;1 / /""-7~ I r J?, // I 114 0137 J.::. 1 /,,,, ' I I c;' I / IC!;' ,/ '25 1.<J2J AC :c 85 5 0 SF 0141 )0 \_ -,_ :-::-:--~~-----~----,1r--~~~--~-~-~-~--=---'l~B!at1~5---------~~ ~[;j 7510/<0J9J O ~ '" i s!"' , m71 ~'5-------~..,_ N B7°ss-DEV£~Qp, 1 B,J n C,,,,f I REIINOUISHM£N1 '2 Ci1y'',~ .;cf';Al~~J/,\:b >-~ 1s ·-,i,o,.,, , = -' ' ~ l,QO, A : APR - 0110 RECEJ -_2_8_6 }J ___ -------------f~O " 0 11250 Sf 0100 ,c 2Gil6 ' ' *"' I ' ' -Z../.J ' 0 IJ} " ~ >-= <CC = '-" = = ~ ; REPORT & DECISION A. REPORT DA TE: Project Name Applicant/Owner: File Number Project Description Project Location Project Location Map City of Renton Department of Planning I Building I Public Works ADMINISTRATIVE SHORT PLAT REPORT & DECISION SUMMARY AND PURPOSE OF REQUEST: August10,2006 Foster Short Plat & Variance Pat & Debra Anardi PO Box 58233 Renton, WA 98058 LUA-06-038, SHPL-A, V-A Project Manager Jill K. Ding, Senior Planner The applicant is requesting Administrative Short Plat approval and Variance approval for the subdivision of an existing 20,338 square foot lot into 3 lots for the future construction of single family residences. An existing residence is proposed to be removed. The subject property is located within the Residential -8 dwelling unit per acre (R-8) zoning designation. The proposed lot sizes would be 5,578 square feet for Lot 1, 6,779 square feet for Lot 2, and 7,981 square feet for Lot 3. Access to the proposed lots would be provided via residential driveways off of Talbot Road S. A Variance has been requested to reduce the minimum lot width required from 50 feet down to 49.99 feet for each lot. 1916 Talbot Road S LUA06-038s/7pl&varrpl.doc .. City of Renton P/8/PW Department Administrative Land Use Action REPORT AND DECISION DATED August 10, 2006; PROJECT LUA-06-038, SHPL-A, V-A B. GENERAL INFORMATION: 1. Owners of Record: Pat & Debra Anardi PO Box 58233 Renton, WA 98058 2.Zoning Designation: Residential -8 du/ac (R-8) 3. Comprehensive Plan Land Use Designation: Residential Single Family (RSF) 4.Existing Site Use: An existing single family residence is proposed to be removed. 5.Neighborhood Characteristics: North: Single Family Residential (R-8 zone) East: Single Family Residential (R-8 zone) South: Single Family Residential (R-8 zone) West: Single Family Residential (R-8 zone) Page2 6.Access: Access to the proposed lots would be provided via single family residential driveways onto Talbot Road S. 7.Site Area: 20,338 square feet/ 0.47 acre C. HISTORICAUBACKGROUND: Action Comprehensive Plan Zoning Annexation D. PUBLIC SERVICES: 1. Utilities Land Use File No. N/A NIA N/A Ordinance No. 5099 5100 1547 Date 11/01/2004 11/01/2004 6/5/1956 Water. The proposed short plat is located in the City of Renton Water Service Area and is located in the 350 Water Pressure Zone. There is an existing 12" watermain located in Talbot Rd S. See City of Renton water drawing W1997 for detailed engineering plans. The static pressure at the street is approximately 66 psi. Pressure reducing valves are required to be installed on domestic water meters exceeding 75 psi. There is an existing watermain easement along the south property line of the proposed lot 3 of the short plat. Sewer: There is an existing 8" sanitary sewer main located in Talbot Rd S. Surface: There are storm facilities to the north in Talbot Rd S. 2. Streets: There is no sidewalk, curb, and gutter fronting the site in Talbot Road S. 3. Fire Protection: City of Renton Fire Department E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations 3. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations shpltrpt.doc ' I City of Renton P/8/PW Department Administrative Land Use Action REPORT AND DECISION DATED August 10, 2006; PROJECT LUA-06-038, SHPL•A, V-A Section 4-7-070: Detailed Procedures for Short Subdivisions Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7 -150: Streets-General Requirements and Minimum Standards Section 4-7-170: Residential Lots-General Requirements and Minimum Standards 5. Chapter 9 Procedures and Review Criteria F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element -Residential Single Family 2. Community Design Element G. DEPARTMENT ANALYSIS: 1. Protect Description/Background Page3 The applicant, Pat Anardi, has proposed to subdivide a 0.47-acre parcel into three lots. An existing residence is proposed to be removed. The proposed lots are intended for the future development of single family residences. The lots are proposed at the following sizes: 5,578 square feet (Lot 1), 6,779 square feet (Lot 2), and 7,981 square feet (Lot 3). The applicant is proposing to access the lots directly off of Talbot Road S. The net site area is 20,388 square feet or 0.47 acres. This in turn, equates to a net density of 6.4 dwelling units per acre (3 I 0.47 = 6.4 du/ac), which is below the maximum (8.0 du/ac) allowed within the R-8 zone. The topography of the subject site is flat with an approximate slope of 2 percent from east to west. The subject site is predominately vegetated with blackberry bushes and 8 trees (5 hemlock, 1 cedar, and 3 deciduous). The 5 Hemlock trees, Cedar tree, and one of the deciduous trees are proposed to be removed as a result of the development of the short plat. No critical areas were found at the subject site during the review of this application. The applicant has also requested an administrative variance from the minimum lot width standards for all 3 of the lots. The proposed minimum lot width for all 3 lots is 49.99 feet, which is 0.01 feet below the minimum lot width required. Approval of an Administrative Setback Variance to permit the reduced minimum lot width is required in order to approve the proposed three-lot short plat. 2. Environmental Review Except when located on lands covered by water or critical areas. short plats are exempt from SEPA Environmental Review pursuant to WAC 197-11-800(6)(a). 3. Compliance with ERC Conditions NIA 4. Staff Review Comments 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 the report. 5. Consistency Short Plat Criteria Approval of a plat is based upon several factors. The following short plat criteria have been established to assist decision-makers in the review of the plat: a) Compliance with the Comprehensive Plan Designation shplt,pt. doc The site is designated Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. Lands in the RSF designation are intended to be used for quality residential detached development organized into neighborhoods at urban densities. It is intended that larger subdivision, infill development, and rehabilitation of existing housing be carefully designed to City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED August 10, 2006; PROJECT LUA-06-038, SHPL-A, V-A Page 4 enhance and improve the quality of single-family living environments. The proposal is consistent with the following Comprehensive Plan Land Use and Community Design Element policies: Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per acre in Residential Single Family neighborhoods. The proposed project for three lots would arrive at a net density of 6.4 dwelling units per net acre, which is within the density range required. Polley LU-148. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of/ess than one acre (43,560 sq. ft.) in single-family designations. Allow a reduction on lot size to 4,500 square feet on parcels greater than one acre to create an incentive for aggregation of land. The minimum lot size is not intended to set the standard for density in the designation, but to provide flexibility in subdivision/plat design and facilitate development within the allowed density range. All of the proposed lots equal or exceed the minimum lot size of 5,000 square feet. Policy LU-152. Single-family lot size, lot width, setbacks, and impervious surface should be sufficient to allow private open space, landscaping to provide buffers/privacy without extensive fencing, and sufficient area for maintenance activities. The proposed new lot would meet the required lot size, and setbacks to create sufficient front, rear, and side yard areas. The applicant has requested a variance to create lots that would have lot widths below the minimum lot width required. Policy LU-154. Interpret development standards to support new plats and infill project designs incorporating street locations, lot configurations, and building envelopes that address privacy and quality of life for existing residents. The proposed lots are rectangular in shape and oriented such that all of the lots would have access to a public right-of-way. Approval of this application would not decrease the quality of life for residents in the immediate vicinity. Policy CD-12. Infill development, defined as new short plats of nine or fewer lots, should be encouraged in order to add variety, updated housing stock, and new vitality to neighborhoods. The proposed short plat would subdivide one existing parcel into three lots. Three new residences would be constructed on the new lots, updating the housing stock in the existing neighborhood. b} Compliance with the Underlying Zoning Designation shp/trpt.doc The subject site is designated Residential -8 Dwelling Units per Acre (R-8) on the City of Renton Zoning Map. The proposed development would allow for the future construction of three new single family dwelling units. The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. There are no areas to be subtracted from the gross site area for the purpose of calculating net density. The project would arrive at a net density of 6.4 dwelling units per acre (3 lots/ 0.47 acres = 6.4 du/ac), which is within the density range permitted for the R-8 zone. The allowed building lot coverage in the R-8 zone is 35 percent or 2,500 square feet, whichever is greater for lots over 5,000 square feet in size and lots 5,000 square feet or less are allowed a maximum of 50 percent lot coverage. The lot coverage requirements for the proposed lots would be verified at the time of building permit review. The required setbacks in the R-8 zone are as follows: front yard is 15 feet for the primary structure and 20 feet for an attached garage, side yard is 5 feet, side yard along a street is 15 feet for the primary structure and 20 feet for an attached garage and the rear yard is 20 feet. Based on the proposed subdivision, the proposed lots would have their front yards facing west towards Talbot Road S. The setbacks for the proposed residences would be verified at the time of building permit review. The parking regulations required that detached or semi-attached dwellings provide a minimum of 2 off-street parking spaces. As proposed, each lot would have adequate area to provide two off- street parking spaces. In addition, the parking regulations require that driveways be located a ' City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED August 10, 2006; PROJECT LUA--06-038, SHPL•A, V-A Page 5 minimum of 5 feet from the adjoining property line. Compliance with the parking requirements will be verified at the time of building permit review. The R-8 zone permits accessory structures only when associated with a primary structure located on the same parcel. An existing single-family residence is proposed to be removed for the development of the short plat. Staff recommends as a condition of approval that the applicant obtain a demolition permit and complete all inspections and approvals for the demolition of the single family residence prior to the recording of the final short plat. c) Community Assets The site is vegetated primarily with blackberry bushes and a total of 9 trees (5 Hemlock, 1 Cedar, and 3 deciduous). The 5 Hemlock trees, Cedar tree and one of the deciduous trees are proposed to be removed for the development of the short plat. RMC 4-4-070 indicates that existing trees and other vegetation shall be used to augment new plantings for landscaping where practical, and RMC 4-7-130 requires that a reasonable effort should be made to preserve existing trees. A Determination was made by the Director of Development Services that the retention or replacement of 25% of the existing trees would achieve these requirements. The proposed short plat would be required to retain 2 of the 9 existing trees to achieve the required 25 percent retention requirement. The applicant has proposed to retain 2 trees on the subject property, which is in compliance with the minimum number of trees required to be retained. The City's landscaping regulations require the installation of landscaping within the public right-of. way. The minimum amount of landscaping required for sites abutting a non-arterial public street (Talbot Road S) is 5 feet provided that if there is additional undeveloped right-of-way in excess of 5 feet, this shall also be landscaped. A determination has been made that if no additional area is available within the public right-of-way due to required improvements, the 5-foot landscaped strip may be located within private property abutting the public right-of-way. The landscaping proposed shall either consist of drought resistant vegetation or shall be irrigated appropriately. In addition, the applicant will be required to plant two ornamental trees, a minimum caliper of 1-1/2 inches (deciduous) or 6 -8 feet in height (conifer), within the 15-foot front yard setback area for the proposed lots. A conceptual landscape plan was submitted with the application. The landscape plan proposes to plant an eco turf mixture, which is drought resistant from the property line to the edge of the pavement within Talbot Road S. Two trees (Kwanzan Cherry, Steller Pink Dogwood Cross, or Cascade Snow Cherry) are proposed within the front yard areas of each of the proposed lots. The submitted conceptual landscape plan complies with the City's landscaping requirements. A detailed landscape plan is required to be submitted with the building permit applications for the individual residences. d} Compliance with Subdivision Regulations shp/1,pt.doc Streets: No new public streets would be created as part of the proposed short plat. Talbot Road S is classified as a Residential Access Street on the City's Arterial Street Map. There are no curbs, gutters or sidewalks along the frontage of Talbot Road S. The City's adopted street standards require the installation of street improvements, including curb, gutter, and sidewalk, along the frontage of the short plat. The proposed short plat is anticipated to generate additional traffic on the City's street system. In order to mitigate transportation impacts, staff recommends a condition of approval be placed on the project requiring a Transportation Mitigation Fee based on $75.00 per net new average daily trip attributed to the project. Two new lots (credit given for the existing residence) are expected to generate approximately 19.14 new average weekday trips. The fee for the proposed short plat is estimated at $1,435.50 ($75.00 x 9.57 trips x 2 lots = $1,435.50) and is payable prior to the recording of the short plat. Blocks: No new blocks will be created as part of the proposed short plat. 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-8 zone. Each lot is rectangular in shape. The front yard areas of the proposed lots are oriented to the west City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED August 10, 2006; PROJECT LUA-06-038, SHPL-A, V-A Page 6 · towards Talbot Road S. Each of the proposed lots provides direct access to a public street (Talbot Road S). The minimum lot size in the R-8 zone is 5,000 square feet for parcels that total less than 1 acre in area. The proposed lot sizes are 5,578 square feet for Lot 1, 6,779 square feet for Lot 2, and 7,981 square feet for Lot 2, which meet the minimum lot size requirements. The minimum lot width in the R-8 zone is 60 feet for comer lots and 50 feet for interior lots. All of the proposed lots would be interior lots and would have a minimum lot width requirement of 50 feet. Each of the lots is proposed to have lot widths of 49.99 feet, which is below the minimum lot width required. The applicant has requested and Administrative Variance to have 3 lots with lot widths less than the minimum lot width required. To reduce the number of lots requiring a variance, staff recommends as a condition of approval that a revised short plat map be submitted prior to final plat approval showing two of the lots with a lot width of 50 feet and the third lot with a lot width of 49.97 feet. The revised short plat map shall be submitted to the Development Services Division project manager for review and approval. The minimum lot depth in the R-8 zone is 65 feet. Proposed Lot 1 would have a lot depth of 11 O feet, Lot 2 would have a lot depth of 135 feet, and Lot 3 would have a lot depth of 160 feet. The dimensions of the proposed lots meet the minimum depth requirements and are compatible with other existing lots in this area under the same R-8 zoning classification. In addition, the lots appear to contain adequate building areas for the construction of a suitable single-family residence when taking setbacks and lot coverage requirements into consideration. These requirements will be reviewed at the time of building permit application. e) Reasonableness of Proposed Boundaries Access: Each lot would have direct access to a public right-of-way (Talbot Road S) via single- family residential driveways. Topography: The topography of the site gently slopes to the west. at an average slope of approximately 2%. The property is vegetated with blackberry bushes and a total of 9 trees (5 Hemlock, 1 Cedar, and 3 deciduous). The 5 hemlock trees, Cedar tree, and 1 deciduous tree are proposed to be removed for the development of the short plat. Due to the potential for erosion that could occur during construction activities, staff recommends as a condition of approval that erosion control be required to comply with the 2001 Department of Ecology Stormwater Management Manual requirements for erosion and sedimentation control. Relationship to Existing Uses: The properties surrounding the subject site are single-family residences and are designated Residential -8 Dwelling Units Per Acre (R-8) on the City's zoning map. The proposal is similar to existing development patterns in the area and is consistent with the Comprehensive Plan and Zoning Code, which encourage residential infill development. f) Aval/ability and Impact on Public Services (Timeliness) shpltrpt. doc Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide Code required improvements, and mitigation fees. These fees paid would help offset any additional impacts to emergency services generated from this development. A Fire Mitigation Fee. based on $488.00 per new single family lot with credit given for the existing single family residence, are recommended in order to mitigate the proposal's potential impacts to City emergency services. The fee is estimated at $976.00 ($488 x 2 = $976.00) and is payable prior to the recording of the short plat. Schools: According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students per single family residential dwelling. Therefore, it is anticipated that the proposed short plat would result in 1 (0.44 X 2 = 0.88) new children to the local schools. The Renton School District has indicated they can accommodate the additional students generated by this proposal. Storm Water. There are storm drainage facilities to the north in Talbot Road S. A Technical Information Report prepared by Patrick Harron & Assoc., LLC dated Mach, 2006 was submitted with the application. The existing runoff sheet flows from the east to west into the Talbot Road S right-of-way. The report indicates that the proposed short plat would be exempt from detention ' City of Renton P/8/PW Department Administrative Land Use Action REPORT AND DECISION DATED August 10, 2006; PROJECT LUA-06-038, SHPL-A, V-A Page 7 and water quality requirements per the 1990 King County Surface Water Design Manual and the proposed method of drainage control is to construct a roadside ditch that would serve as a temporary conveyance system until full frontage improvements are constructed. On-site drainage from the roof drains are proposed to be routed to the roadside ditch through the construction of on- site drainage swales. The swales would have energy diffusers at the downspout ends to help prevent erosion during major storm events. The submitted report has been reviewed by the City of Renton's Plan Review Section. Additional review of the drainage improvements will be required prior to the issuance of a Utility Construction Permit. The Surface Water System Development Charges are based on a rate of $759.00 per new single-family lot. Payment of this fee will be required prior to issuance of utility construction permit. Water and Sanitary Sewer Utilities: The proposed short plat is located in the City of Renton Water Service Area and is located in the 350 Water Pressure Zone. There is an existing 12" watermain located in Talbot Rd S. The static pressure at the street is approximately 66 psi. Pressure reducing valves are required to be installed on domestic water meters exceeding 75 psi. There is an existing watermain easement along the south property line of the proposed lot 3 of the short plat. The fire flow requirement for single-family residences is 1,000 gpm. A hydrant is required within 300 feet of the furthest structure. If residences exceed 3,600 square feet (including garage area), fire flow increases to 1,500 gpm and an additional hydrant will be required. This project will be required to install an additional fire hydrant off the existing 12" watermain located in Talbot Rd S. to serve the new short plat. A 5-inch quick-disconnect fitting will be required to be installed on all new hydrants. Any existing hydrant counted as fire protection will require installation of a "storz" quick disconnect fitting if not already in place. All short plats shall provide a separate water service stub to each building lot prior to recording of the plat. Separate permits for water meters will be required. Water System Development Charges are based on a rate of $1,956 per new single-family lot. Payment of fee is required prior to issuance of utility construction permit. There is an existing 8-inch sewer main in Talbot Road S. Minimum slope for side sewers shall be 2%. Dual side sewers are not allowed. Separate sewer stubs are required to be provided to each new lot prior to recording of the short plat. Sanitary Sewer System Development Charges are based on a rate of $1,017.00 per new single-family lot. Payment of this fee will be required prior to issuance of utility construction permit. g) Consistency With Variance Criteria shpJt,pl.doc The Administrator shall have authority to grant an administrative variance upon making a determination, in writing, that the conditions specified below have been found to exist. Section 4-9- 250B.5.a. lists 4 criteria that the Administrator is asked to consider, along with all other relevant information, in making a decision on an Administrative Variance application. These include the following: 1. That the applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under Identical zone classification: The applicant contends that special circumstances do exist as the width of the subject property as a whole is just shy of the 150 feet that would be required to subdivide the property into 3 50-foot wide lots. The strict application of the zoning code would result in an alternate, less desirable lot configuration than is achieved through the approval of the proposed configuration. Therefore, staff does recognize that special circumstances do exist with respect to this variance application and denying the variance would not prohibit the short platting of the property, but would create a configuration that is less desirable to the City of Renton. City of Renton P/8/PW Department Administrative Land Use Action REPORT AND DECISION DATED August 10, 2006; PROJECT LUA-06-038, SHPL-A, V-A Page 8 2. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated: The granting of the variance would not be materially detrimental to the public welfare. Instead, the granting of the variance would allow for a three-lot short plat, which would create lots that are compatible with other lots in the surrounding neighborhood. If the variance were denied, the proposed short plat would be revised to create lots that would be less compatible with the surrounding development; therefore it appears that the granting of the variance would be less injurious to the surrounding properties than if the variance were denied. 3. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone In which the subject property is situated: Approval of the variance would not be considered a grant of special privilege because, the same variance would be supported under identical circumstances where a property would be short platted to obtain maximum density and the width of the parent parcel is not wide enough to subdivide the parcel into 3 lots that would each comply with the minimum lot width required. To reduce the number of non-conforming lots that the proposed short plat would create, the short plat will be required to be revised to increase the lot widths for 2 of the lots to the minimum lot width of 50 feet required and have one of the lots with a reduced lot width of 49.97 feet. This was made a condition of short plat approval. 4. That the approval as determined by the Zoning Administrator is a minimum variance that will accompllsh the desired purpose: The requested variance is the minimum necessary to subdivide the parcel into 3 lots in the desired lot configuration. Two of the proposed lots will be required to be revised to comply with the 50-foot minimum lot width and the third lot would have a lot width of 49.97 feet, which is the maximum lot width that could be achieved. H. Findings: Having reviewed the written record in the matter, the City now enters the following: 1. Request: The applicant has requested a three-lot Administrative Short Plat and Administrative lot width Variance approval for the Foster Short Plat & Variance, File No. LUA-06-038, SHPL-A, V-A. 2. Application: The applicant's short plat and variance application complies with the requirements for information for short plat and variance review. The applicant's short plat and variance plans and other project drawings are contained within the official land use file. 3. Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan designations of the Single Family Residential (SFR) land use designation. 4. Zoning: The proposal as presented, complies with the zoning requirements and development standards (contingent upon approval of the variance) of the Residential Single Family -8 (R-8) zoning designation, provided all advisory notes and conditions of approval are complied with. 5. Subdivision Regulations: The proposal complies with the requirements established by the City's SUbdivision Regulations for the short platting of 3 lots provided all advisory notes and conditions of approval are complied with. 6. Existing Land Uses: Land uses surrounding the subject site include: North Residential Single Family (zoned R-8); East: Residential Single Family (zoned R-8); South: Residential Single Family (zoned R-8); and West: Residential Single Family (zoned R-8). 7. Setbacks: The setbacks for future development on the proposed lot would be evaluated based on the standards applicable to lots along streets existing as of March 1, 1995. The setbacks for the proposed new residences would be verified at the time of building permit review. shpltrpt.doc ' City of Renton P/BIPW Department Administrative Land Use Action REPORT AND DECISION DATED August 10, 2006; PROJECT LUA-0~38, SHPL-A. V-A Page 9 8. System Development Charges: A Water System Development Charge, a Surface Water System Development Charge and a Sewer System Development Charge, at the current applicable rates, will be required for the each new single-family residence as part of the construction permit. 9. Public Utilities: The applicant will be required to install individual sewer and water stubs to serve the new lots. In addition, any existing and new fire hydrants must be fitted with 5" quick disconnect Storz fittings. 10. Consistency With Variance Criteria: The proposal meets the criteria established by City code per Staff analysis as noted in the body of the staff report. I. Conclusion: 1. The subject site is located in the Residential Single Family (RSF) comprehensive plan designation and complies with the goals and policies established with this designation. 2. The subject site is located in the Residential -8 Dwelling Units Per Acre zoning designation and complies with the zoning and development standards (provided the variance is approved) established with this designation (provided all advisory notes and conditions of approval are met). 3. The proposed three lot short plat complies with the subdivision regulations as established by city code and state law. 4. The proposed three lot short plat complies with the street standards as established by city code. 5. The proposal is consistent with the established variance criteria as discussed in the body of the Staff Report. J. DECISION: The Foster Short Plat and Administrative Variance, File No. LUA-06-038, SHPL-A, V-A is approved subject to the following conditions: 1. A demolition permit shall be obtained and all inspections and approvals completed for the demolition of the existing single family residence prior to the recording of the final short plat. 2. The applicant shall pay the required Transportation Mitigation Fee at the rate of $75.00 per net new average daily trip associated with the project (estimated at $1,435.50). The Transportation Mitigation Fee shall be paid prior to the recording of the short plat. 3. A revised short plat map shall be submitted prior to final plat approval showing two of the lots with a lot width of 50 feet and the third lot with a lot width of 49.97 feet. The revised short plat map shall be submitted to the Development Services Division project manager for review and approval. 4. Erosion control shall be required to comply with the 2001 Department of Ecology Stormwater Management Manual requirements for erosion and sedimentation control. 5. The applicant shall pay the required Fire Mitigation Fee equal to $488.00 per new single family lot estimated at $976.00. The Fire Mitigation Fee shall be paid prior to the recording of the short plat. DATE OF DECISION ON LAND USE ACTION: SIGNATURES: TRANSMITTED this Id" day of August 2006 to the Owner/Applicant/Contact: Pat & Debra Anardi PO Box58233 Renton, WA 98058 TRANSMITTED this 1d' day of August 2006 to the Parties of Record: No Parties of Record shpllrpt. doc Cf; J1r2/o6 decision dhte City of Renton P/BIPW Department Administrative Land Use Action REPORT AND DECISION DATED August 10, 2006; PROJECT LUA-06-038, SHPL-A, V-A TRANSMITTED this 1d" day of August 2006 to the following: Larry Meckling, Building Official Stan Engler, Fire Marshal Neil Watts, Development Services Director Jennifer Henning Jan Conklin came Olson South County Journal Land Use Action Appeals & Requests for Reconsideration The administrative land use decision will become final if the decision is not appealed within 14 days of the effective date of decision. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Page 10 RECONSIDERATION. Within 14 days of the effective date of the decision, any party may request that a decision on a short plat be reopened by the Administrator. The Administrator 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 Administrator finds insufficient 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 following appeal timeframe. 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 24, 2006. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. Appeals must be filed in writing, together with the required $75.00 application fee, to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. EXPIRATION DATE: The Short Plat approval will expire two (2) years from the date of approval. An extension may be requested pursuant to RMC section 4-7-080.M. 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 actions. Planning 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. The Development Services Division reserves the right to rescind the approved ex1ended haul hours at any time if complaints are received. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between 7:00 a.m. and 8:00 p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between 9:00 a.m. and 8:00 p.m. No work shall be permitted on Sundays. 3. The minimum amount of landscaping required for sites abutting a non-arterial public street is 5 feet provided that if there is additional undeveloped right-of-way in excess of 5 feet, this shall also be landscaped. A determination has been made that if no additional area is available within the public right-of-way due to required improvements, the 5- foot landscaped strip may be located within private property abutting the public right-of-way. The landscaping proposed shall either consist of drought resistant vegetation or shall be irrigated appropriately. 4. Two ornamental trees, a minimum caliper of 1-1/2 inches (deciduous) or 6 -8 feet in height (conifer), shall be planted or retained within the 15-foot front yard setback area for the proposed lots. Property Services 1. Comments to be sent under separate cover. Fire 1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3,600 sq. ft. in area (including garage). the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. 2. Street addresses shall be visible from a public street. 3. Fire department access roads are required to be paved, 20 feet wide. Plan Review -Storm/Surface Water 1. The Surface Water System Development Charges are based on a rate of $759.00 per new single-family lot. Payment of this fee will be required prior to issuance of utility construction permit. Plan Review -Sewer 1. A sanitary sewer main extension is not required for this project. shpttrpt.doc ' City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED August 10, 2006; PROJECT LUA-06-038, SHPL-A, V•A Page 11 2. The applicant needs to show how the new lots will be served with sanitary sewer. 3. Dual side sewers will not be allowed. The new lots must be served with an individual side sewer. 4. The applicant is responsible for securing the necessary easements to serve this short plat with sanitary sewer. 5. Sanitary Sewer System Development Charges are based on a rate of $1,017.00 per new single-family lot. Payment of this fee will be required prior to issuance of utility construction permit. Plan Review -Water 1. This project will be required to install an additional fire hydrant off the existing 12 inch watermain located in Talbot Road S to serve the new short plat. 2. All fire hydrants must be capable of delivering a minimum of 1,000 GPM and be per City of Renton code including stortz fittings. 3. Per Renton fire code, any new single family dwelling construction (not exceeding 3,600 square feet of gross building area, including garage) must have a fire hydrant capable of delivering a minimum of 1,000 gpm fire within 300 feet of the structure. If the proposed singe family dwelling exceeds 3,600 square feet, the minimum fire fiow increases to 1,500 gpm of higher and will require two hydrants within 300 feet of the structure, and each hydrant must be able to deliver 1,000 gpm. This distance is measured along the traveled roadway, access road, and driveway from the hydrant(s) to the building. 4. Water System Development Charges are based on a rate of $1,956 per new single-family lot. Fee based on the entire site plan is $1,956.00. Payment of fee is required prior to issuance of utility construction permit. 5. Note that no permanent structures are allowed in the existing watermain easement which is along the south property line of this parcel. The new lots may only install gravel or grass in the easement area, no landscaping. Plan Review -General 1. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a registered Civil Engineer. 2. The construction permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of this fee must be paid upon application for construction permits (preliminary plat improvements), and the remainder when the construction permit is issued. There may be additional fees for water service related expenses. 3. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network. shpltrpt. cloc I . '""' " ' . \~ "'I ·/nHr ~ \ \j711\' ; -·~ !' , :· ""' i<nf .,.. 0 1.100,c , ~ ·. ~ u'1 Ut !').ti \ •.. ~ : Qm4 "\' ~ l .,.• DE C, __ -~ --7j0 --l!i.12 1 o 1 .1, _'L-..: , ___ n, _ ---l. _ ~e---mT4 --~ ------------------_L____ ----- ·--1 -rra· " f ~ I\Q 0391 'i : O' ; }:; i: 1.iu ie ..., "' o:!12. "' "° I i: _;. i: :~'-~ i: '" l! I ,j ,i: -,."fuf I <ibo : 0411 i11 \~ ::,,: l -u " ,, ,~ ~'\'~ l~!Oll ~·""~ -.... ~~.. 11 ~~"; er--',, '\: ~I tlElo •. -.• w,, '" " • :~ I< "fl " - ----;n------ .. ,/ TA.A·;;)'' KC SP Rf3.7706l loio - ,::: TR;; -'" f:12 <} LUI AC """ "jifl 1794 PCLti ; " x;."{ .... ;{' <};, I~ .... ~~9.l .... ,..,_">~ fo ~ ,.;.• ,'.'. '" '*· " J l.!OAC ....... 19___ j_JI Ji1.i am ,, ,} ~.ll ~t f ~;~\ ~, -~--.., 101.110013 Q11:2. IIUi\,V ---~:0!1~~---1 uo w.u .,. •f / 7saa130793 PS a JL • .<· -:t~- .... ~'ii... Dan .. ~~!) __ _ m._ _ -·1ro • • • - " ,. TR.~{: 7904,60744 _l~ '"" ' "! ~· 1 ~"\· t!: '2 ,·,:, ~-:f "\.. \)- " ,• ~lltl ... <\Z UU1 ll~.11 I Jo -.."-" ,~; 11111 sr ."I'-... .--tt··-· --~-----------·--, r: TR..C ~ .. I !~O.Jf ) .!iL ...... --•• (H.J! y::/ '--,, --24{':,· ,./~ \.11\ -~ ~+++-..----: ! l/ y-,....-,-, )1 1.J9~ 40101 : l~ l ~ ' DEV[/.or~Jrnr ?LANNING (':(! Y OF \ '.(f::NTON APR~ 5 2006 r;cJ'·i''~'VEQ f!,." .. V,qJ . \' : : ' ' : : ;"''! 1 ,., • , ·1'"· "'· , --~'-wt1~r ,-. I -·· I mH ~-- mrr ~-"" l ff • I 19MII ... ;I ... ~ ... 23 ,•;;-.;.. JIUJ_ " )_!!.!!_ 21 m. 1!tH ~t -:;;~· 111. ,, ',"I.':.,. ',· -" A'•" ; {~):\' UU IC oeo tu.ftQ~ au 1~11 _,J!.!! \ H.I •tu11 wn 11 ;i , 1Y11 ~t l cte1 L -1!:..11 ' ' ;l i un 1.t : ""' -,, a <;~. • 1.ao1 lC Ull lt - ------------111.30 ----------------- 10 1/Hl tt : jl":' / :l\i '\j~ --1~ , ;; : • : I \ .... i '~ ,,, ~~ \ 1~1 . ) m,o \ ~,.o l m.n iii f --·h -·· .. ---···---. ..----~--- .{.. 1.10 ~t ~ t 20 1.DtU At .. ,, t°" TCO 1Hlil " ,mn ~, ..,. 11 I.U~H 10 ~ \ll Qf ~~~;~~( ,f, "' lHt~Al """ " ' :::': "~:~~ , r ' Q O.~Q IC -I "'·" ,• ,'/ ~ m.~~ I r / ..:~1)~ %' I~ /./~ J 1·/ ~ -7~, ., ,,. "" I ·· 1:L ·• It -~ -~f OIII) i-----mr---..,.-----,.-..:.:::....1. ... --.-----·-·-·----·'"·n _________________ _ _,.. ! 1· ; : . ' ~ i .. \ ~ Q -· iii;~ ,iHLLA ,'WA 9~:,D;J.-0 :uo~n~ ,/ ·,, '" t\!l w -110.11 /,<,i 1/ :' 30 I.IU AC tll\ tt 25 I< ,> 11,0 sr 11110 ',F ..., ... ! ' . Q1! ! -~~":· w' ;::I_. 13 Q ~ ~ I ' .,,_ L--, .. ' l33HS l:13110:J !. .... : , . 0 • ,... l Vld ll:IOHS l:13!S0=1 1 I J ~ Q c.:, k_J <" "'"' ~ ·-HJ Cl:: (.J CL "";-!' ·--t ·i i ,i NVld ri" Jfj,f !n ' 3d'v'::>SON'vl 1-i!I J I iJ l !! • •• I ... ;; t; 0 " .: . !; I ! w I ::! " t • ... 111 ' I(I 1•! I ~;1; vm ;1 !1 ' ld !'I l • i;!, ~~fl ii JI! . 1, !! p ;1!1 ! ' 1!! i 11 1 1 111 ni ~1~1 " ' ! illl j!, ij ii 11!111 j ID di ~ I II i ! ''~·~·=·-=-~···=·~~~~~~~~---'-· ! ' : ,-'. ---' HUlOS<Mlll lil81¥l tMI• ,i --... IGIMl'l'l .... ~ , I ' ' -t . ~ .l 'v'1d ll:IOHS l:13.lSO~ I I ' f jj 11] 111111 ll!jl! 'I' •! 111" 111,11 l!.iiH i5 Ui • hll, i!!il!I! ~ . • co .., ---- 0 co I -rL CIA CA ~ VI CA: I R-1 ~ ZONING ~ = Tl!CBNlCAL llllVICBII F3 · 18 T23N RSE E 1/2 CAr55 CA co CA Village Pl. H3 · 30 T23N RSE E 1/2 0 "' :'Yo , ..... =~~F/ , .• ! ____ lT ·-----l....------i ; ' ---,.·---, \---,---1. ~ ' ~ \CA ii ! m R-8 G3 19 T23N RSE E 1/2 S319