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Home My WebLink AboutLUA-06-154_MiscHunny Short Plat Conditions of Development (Summary) LUA06-154, SHPL-A Project Condition Source of When Compliance is Party Notes Condition Required Responsible Submit a landscaping plan which Administrative Prior to recording of the Applicant indicated that the front and side Decision short plat. yards of the new Lot 2 would be landscaped prior to occupancy. The 48" bigleaf maple located in Administrative Prior to and during Applicant the NW corner of Lot 2 shall be Decision construction phase. retained. Measures shall be taken to protect it during construction including the placement of temporary fencing around the perimeter of the canopy drip line. A tree well or retaining wall shall be provided to protect the root zone of this tree if a change in grade or ground elevation is required. The structure to be built on Lot 2 Administrative Applicant shall have a minimum 20 foot front Decision yard setback from the north property line. Pay the Transportation Impact fee Administrative Prior to the recording of Applicant for each lot (estimated at $717.75) Decision the Final Short Plat. and the Fire Mitigation Fee ($488.00/new single-family lot). Provide a Temporary Erosion and Administrative Prior to issuance of Applicant Sedimentation Control Plan Decision Construction Perm its designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual and provide staff with a Construction Mitigation Plan. CITY OF RENTON COUNCIL AGENDA BILL e I Al#: Submitting Data: Planning/Building/Public Works For Agenda of: Aug 13, 2007 Dept/Div /Board .. Development Services Division Staff Contact ...... Carrie K. Olson x7235 Agenda Status Consent .............. X Subject: Public Hearing .. Acceptance of additional right-of-way to comply with Correspondence .. City of Renton code for new short plats and the Ordinance ............. Hunny Short Plat (LUA06-154). Resolution ............ Old Business ........ Exhibits: New Business ....... Deed of Dedication Study Sessions ...... Exhibit Map Vicinity Map Information ......... Administrative Short Plat Report and Decision Recommended Action: Approvals: Council concur Legal Dept ......... X Finance Dept ...... X Other. .............. Fiscal Impact: NIA Expenditure Required ... Transfer/ Amendment. ...... Amount Budgeted ....... Revenue Generated ......... Total Project Budget City Share Total Project. SUMMARY OF ACTION: The area to be dedicated is a 20' corner radius, approximately 86 sq. ft. at the SE corner of Thomas Ave S. W. and S. W. 3'' Place. This dedication is to comply with City of Renton code for new short plats and the Runny Short Plat (LUA06-154). Council acceptance of said right-of-way should be completed prior to recording the deed with the short plat. STAFF RECOMMENDATION: Accept the additional right-of-way and authorize the Mayor and City Clerk to sign and record the Deed of Dedication. l:\PlanReview\COLSON\Shortplats 2007\Gong SHPL 04m AGNnrLL.doc Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, WA 98055 DEED OF DEDICATION Property Tax Parcel Number: 2143700971 Project File #:LUA 06-154 Street Intersection: SW 3"' Place and Thomas Ave SW Reference Nmnber(s) of Documents assigned or released: Additional reference numbers are on page~~--- Grantor(s): Grantee(s): I. Tara and Pushminder Tumber 1. Citv of Renton, a Municinal Comoration LEGAL DESCRIPTION: (Abbreviated or full legal must go here. Additional legal on page ) The north 100 feet of Lots 12-14, Block 6, Earlington Addition, according to the plat thereof recorded in Volume 14 of plats, page 7, in King County, City of Renton, Washington Toe Grantor, for and in consideration of mutual benefits conveys, quit claims., dedicates and donates to the Grantee(s) as named above, the above described real estate situated in the County of King, State of Washington. IN WITNESS WHEREOF, I have hereunto set my hand and seal the day and year as written below. Aooroved and Acceoted Bv: Grantor(s): Grantee(s): City of Renton / ~ t Id'-' /,y Tara Tumber Mayor 'P1..v)-R'fnc~ £ 1--~ 'n"' L.1_ Pnsluninder Tumber City Clerk INDIVIDUAL FORM OF STA TE OF WASHINGTON ) SS ACKNOWLEDGMENT COUNTY OF KING ) t I certify that I know or have satisfactory evidence that Ta u1 Notary Seal ~~~l'tif\'!-'.' box P(,.l;shrriincltr TIVl!W signed this instrument and ,,''v,. K~1 _;E:-~t,,. ..... ~\\\\\\\\lit (~ acknowledged it to be his/her/their free and voluntary act for the uses and purposes .:: ~ ~-f.,},,oN E,\',e\ ~ mentioned in the instrument. ; Jf f°$ ~ AF/ J-, t r j /; IJ1J1.ttf httf1dp --.1 ;~ 0 tPi ~ --~ ~.,. ~<~o ~-~,. ; "-' -~~~ . ~ ; CJ ~ ~ Notary rutJttC m and f9~ !e,~ St,atyofWashington "Z 'I,, '°U a\.-' PJ .ff,.-;,:: ~I <!>),,,,, 7 2-09'~_..:-~0: Notary (Print) !1--vv"I\I Nl/-1 ~-/UJ Nt>erl f ,,,, A'f r/1111\1~\.\''''c.:,-?-':....~ My appoinT7n; expires: / z/ ~j 1 111 OFV'lr,;,,, lq\\-.:,"'''' Dated: 'ft I O 7 HfonnslxxxFRMIAGREEiDEED ofDEDICATION\AK Pagel FORM 04 000 llbh A POtmON OF WT 14, 81.0CK 6 OF fAlllJNGTON, AS PfR PIJ,T RfCORlJfD IN •,OLUIIE 14 OF PIJ,JS, PAGE 7, RECORDS OF KING COUNfY, WASHINGTON, DESCRJBED AS fOllDWS: BEGINNING AT THE: NORTIIWE5f COflNfJI OF SW LOT H; 1HENCE SOUTH 71'42'12" [AST, ALONG 11/E NOlffllERLY UNE IHEREOF. A DISTNICE OF 20.00 ffCT TO A POINT OF TN/GfNT CURVATURE, CONCA\£ 10 111£ SOIJIHEAST, H4KNC A IIA/JIUS Of 20.00 ffCT N/0 A CENTRAL NICI.E OF 89"59'45"; THENCE ll'ES1ERl. Y, SOU11-/WESTERl. Y NID SOIJTHERI..Y ALONG SNO CURVE A D/ST,wcf OF Jl.41 fill TO THE WfSfERLY LINE OF SNO WT 14; THO/CE NORTH 1/flBW-[AST, ALONG SNIJ MSIERLY UN£ A DISTAi/CC OF 20.00 fill 10 THE: POINT OF BEGINNING. SITUA1ED IN 111£ NORTHEAST QUAR1f/l OF 111£ SOUTHEAST QUAR1f/l Of SECIION IJ, TOWNSHIP 23 NORTH, RANGE 4 [AST, W.11. IN THE CITY OF RENTON. KING COUNrY, WASHINGTON JOB N0.:2006-118 p OW£N 8. HILL£, PLS PLS NO. 40016 DATE:7 26 2007 SHE T: 2 OF 3 1· = 20' JOB N0.:2006-18 ( EXHIBIT MAP] HOUSE F.F.= 197.2t 1,076£ so. FT. (FOOTPRINT) J.LL OWEN 8. HILLE, PLS PLS NO. 40016 11/JfXJNG INFOIIJIATKJN: SIIU41£D IN THE 1/0RTHfASr QIJN(1fR OF THE: SOUTHEASf QIJN(1fJI OF S£CTION IJ, TOIINSHIP 2J NORTH, RN/GE. ,f fASf, W.ll. IN THE CfTY OF RENTON, KING COIJN1Y, WASHINGTON DATE:7 ET· 3 OF 3 PLEASE TYPE OR PR1NT REAL ESl"ATE EXCISE TAX AFFIDA V1T This form is your receipt when stamped by cashier. CHAPTER 82 45 RCVt/ -CliAPTER458-61 WAC FOR USE AT ColJNTYT RF.A.\L'RSt'S OfKE (U~ FOllll No. 84-(X)()IB fer Repttting Transfen: of Con~ lnt~est of.Flltity Clwncr.;.bip li::I the Dcpartmad. ofRevmui,) 111D AFFIDAVIT Wil.L NOT BE ACCEPTED U/1,LESS AILAJU:.U J-7 ARE FUILY COMPI.ETID N~ City of Renton, a Municipal Corporation ~ --------------- 00 ~ Gty/Smtd'hp su:cf&,. w 1r 1 ,r 1 7 r Stred 1055 South Grady Way Cifyi3ta1o7.ip Renton Wa (8055 ADDRESS TO SEND ALL PROPERTY TAX Ra.ATI:D OORREIPONDENCE Nam'-----------------~ Street (same as Grantor information) City/State/Zip Portion of tax parcel #{s) COUNTYTIU!ASURHI. FLA.CE ASSESSED VALUF.IFTAX ~PT II LEGALDESCRIPTIONOFPROPERTYsmJATEDIN c UNJNmRPORATED COUNTY • rnINCTTYOF Renton ,-A•-·<"'-;'""''"'od) 3.q '-I Thrrmg r fl:/K. sw Pr nf,;,y, CJG05S--nv.... nwth 100 f.-ee.f 0{ 1.,-ofs / 2-14 J f310lfL I,, 1 [,trf1Yl'JT77Yl A-klihu'\1, .?1.U1rtl1YIP) ti tw.. plitf-'fh(..vcof-vee,ML.J t'n Vcli,t.w,,e 14 of-rl"-:k, pll£J.-t-1 1 1n 1.ti·~ lo-1l,ry of f)..<nfPvi, WA>lti°tlJ'.)ffl Is this property currently· Classified or designated as forest land? Chapter 84.33 RCW D NO ii Classified.as current use land (open space, farm [l a and agricultural, or timber)? 01apter 84.34 RCW Exempt from property tax as a nonprofit Oigal"lization? Chapter 84.36 RCW Sellei-'sExemptReg No :0 • Receiving $f1Ct:ial valuBt.icn as historic property? Chapter 84.26 RCW Q • PNp,rly Typ<, 11 """on1, C lend with previously used building C tim bc:r oruy Prindpillll Use: n timoo r oth" n Apt. c 4+ unit) II egriculturn1 C land with new building 0 land with mobile home ObwJdi'l!on!y P--r commercial/industrial (I) NOTICE OF CONTINUANCE (R.CW 84.33 OR RCW 84 34) If the new owner(s)ofland that is classified ordts.ignated as cunrnt i=: or forest land wish to continue: the dassificatJon or designation of such land, the new owna(s) must sign below Ifthencwowner(s) do not desire to continue !D<:h classification or designation, all canpensating a additional tax calculatedJ>UDUllllttoRCW 84.33.120 and 140orRCW 84.34.108 shall be due and payable by the seller or transferor st the time of sale. The oouri.y BSSCS50rtuust determine if the hmd transferred "qualifies to continue classification or designation and must so indicate below. Signatures do notnece:ssari.\y mean the land will mnam in classification or desjgnation. [fit no lqer qualifies, it will be remN·ed and the compensating taxes will be applied. All new owners must sign. Tlm land D (bes D does not qualify for continuance. Da1', _____ _ DEPlITY ASSF.SSOR (2) NOTICE OF COMPLIANC.'E (Chapti:r 84.26RCW) If the new owner(s) of property with special valuBt.ion as historic property wish to continue this special valuatim the new owner(s) must sign below If the new owner(s) do not desire to continue such special valuation, all add:itiona1 tax calculated pursuant to Oiapter 84.26 RC\,V, shall be <lue and payable by !he seller or transferor at the time of sale. (3) OWNER(S)SIGNATURE ~scription of personal prop(arty included in gros_s selling price, both tangibfe (eg; furniture, equipment, etc.) or intangible (eg; goodw1l~ agreement not to compete, etc.) l f exemption da.imed, list WAC number ~exphmation WAC No. (Sec/Sub) 458-61A-205 (.il._ Explanation Transfer to government for public purposes Typeof D0<umen\ Deed of Dedication Date of Document ________________ _ Gross Selling Price S, ___________ o_.oo_ Pasonal Property (deduct) $•------------ Taxable Selling Price $, ___________ _ Excise Tax: StaU: $, ___________ _ Local $, ___________ _ Delinquentlnterest StaU: $, ___________ _ Local $, ___________ _ Delinquent Penalty $, ___________ _ Total Due $, __________ 0,c."00;::. A MINIMUM OF SHH> IS DUE AS A PROCESSING FEE AND TAX AFFIDAVIT I Certify Under Penalty of Perjury Under The Laws of The Statt: of ==-~~~F~gmnglsT~,And:;;:~~ Grantor/AJent, __ :._,<:::__:: _________ :,?-::.._ __ .>(,...:; __ N=e(prim)~ 1:n;,b-e,r-- llie ,ndP\oceofS~ J.:PO 7 Signature of Grnotee/Agent _________________ _ Name (print) Kathy Keotker, Mayor D:rte & Place of Signing: Renton hrjury: hrjUJJ is a class C felony which is pwrishable by impnsonment 111 the state correctional institution for a maximum term of not more than five years., a-by a fine in an amount fixed by the ct!Urt of not more than five thousand dollars ($5,000.00), or by both imprisonment and fine (RCW 9A20.020 (IC)). REV 84 0001 a (3-18.99) (PD 4-05-00) FOR "rn.EASURER'S USE ONLY \ ~ l]COUNTY TREASURER []OOPT. OF REVENUE []COUNTY ASSESSOR OTAXPAYER • • NO • VOL./PAGE :. 1 / 4, SEC. 13, T. 23 NORTH, R. 4 EAST, W.M. VICINITY MAP REPORT City of Renton Department of Planning I Building I Public Works & DECISION ADMINISTRATIVE SHORT PLAT REPORT & DECISION A. SUMMARY AND PURPOSE OF REQUEST: Report Date: March 2, 2007 Project Name Hunny Short Plat Owner/Applicant: Tara Tumber; Hunny Construction; 10058 Rainier Ave; Seattle, WA 98178 Contact: Ale Kondelis; Cramer NW; 945 N. Central Ave, #104; Kent, WA 98032 File Number: LUA-06-154, SHPL-A I Project Manager: I Elizabeth Higgins, Senior Planner Project Description: The applicant is requesting approval of an Administrative Land Use Action (Short Plat Review) for preliminary approval to subdivide one parcel of land located in the Southwest Renton. The parcel is approximately 12,000 sf in size and would be subdivided into 2 lots. An existing residential structure would remain. The site is located within the Residential 8 Zone (R-8). Continued next page Project Location: 324 Thomas Avenue SW, Renton, WA 98055 Project Location Map Admin SM Pit Report 06-154 (SP, 2du, R-8).doc City of Renton P/8/PW Department HUNNY SHORT PLAT REPORT DATED March 2, 2007 B. EXHIBITS: Administrative Land Use Action LUA06-154, SHPL-A Page2of11 Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Neighborhood Detail Map (February 15, 2006) Exhibit 3: Short Plat Plan (December 1, 2006) Exhibit 4: Exhibit 5: Generalized Utilities, Conceptual Drainage Control, Grading Plan (November 8, 2006) Planting Plan (November 22, 2006) Exhibit 6: Aerial Photograph 'A' (January 24, 2007) Exhibit 7: Aerial Photograph 'B' (January 25, 2007) Exhibit 8: Zoning Map (dated February 16, 2006) C. GENERAL INFORMA T/ON: 1. Owner(s) of Record: Hunny Construction; Tara Tumber, 10050 Rainier Avenue NE; Seattle, WA 98178 2. Zoning Designation: Residential -8 du/ac (R-8) 3. Comprehensive Plan Land Use Designation: Residential Single-Family (RSF) 4. Existing Site Use: One single-family residence 5. Neighborhood Characteristics: North: Single family residential use, Residential 8 zone East: Single family residential use, Residential 8 zone South: Single family residential use, Residential 8 zone West: Single family residential use, Residential 8 zone 6. 7. Access: Site Area: The access for the newly formed lots would be the same as for the existing lot, SW 3"' Place 12,000 square feet/ 0.28 acre D. HISTORICAUBACKGROUND: Action Land Use File No. Ordinance No. Date Annexation NIA 1320 07/06/1948 Comprehensive Plan NIA 5099 11/01/2004 Zoning N/A 5171 12/05/2005 Admin Shrt Pit Report 06-154 (SP, 2du, R-8).doc City of Renton P/B/PW Department Administrative Land Use Action HUNNY SHORT PLAT REPORT DATED March 2, 2007 E. PUBLIC SERVICES: 1. Utilities: LUA06-154, SHPL-A Page 3 of 11 Water: The site is currently connected to the City of Renton water system. There is a 6-inch water main in SW 3'a Place and a 4-inch water main in Thomas Ave SW. The project site is located in the 370 water pressure zone. The site is outside the Aquifer Protection Area. Sanitary Sewer: There is an 8-inch sanitary sewer main in Thomas Ave SW and a 6-inch main in SW 3'' Place. Stormwater: There are storm drainage conveyance facilities in the area of the property. 2. Streets: There is currently a paved public right-of-way abutting the property, but there are no curbs, gutters, or sidewalks. A new curbed sidewalk has been constructed fronting the abutting property to the east, but these improvements are not continued along the frontage of the proposed plat. F. 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: Deve!opment Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures 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 4-7-160: Residential Blocks -General Requirements and Minimum Standards Section 4-7-170: Residential Lots -General Requirements and Minimum Standards 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element -Residential Single-family 2. Community Design Element Admin Shrt Pit Report 06-154 (SP, 2du. R-8). doc City of Renton P/8/PW Department Administrative Land Use Action HUNNY SHORT PLAT REPORT DATED March 2, 2007 H. DEPARTMENT ANAL YS/S: 1. Project Description/Background LUA06-154, SHPL-A Page4 of11 The proposal is to subdivide one 12,000 lot, located on the corner of SW 3'd Place and Thomas Ave SW, into 2 lots. An existing 2 story house, built in 1941, would remain on Lot 1 (Exhibit 4). The newly formed lot {Lot 2) would be intended for future construction of a single family residence. The proposed subdivision is located in Earlington, an older, well-established and extremely well-maintained neighborhood of Renton. Concern has been expressed by residents that the character of the neighborhood may be changed by recent subdivisions and new house construction. In addition, the neighborhood, which is located on the south side of ·west Hill" enjoys views of Mt. Rainier and the Green River Valley. There are no known critical areas on the property. The property slopes downward at the south property line (Exhibit 6). There is an approximately 4 foot high retaining wall located along the south property line. There is a significant deciduous tree located in the area of the future front yard setback for Lot 2. The subdivision would result in 2 lots of 6,112 sf (Lot 1) and 5,888 sf (Lot 2). There are no private streets or easements proposed. Each lot would be accessed directly from existing public streets. 2. Environmental Review Except when located on lands covered by water or with sensitive areas, short plats are exempt from Washington State Environmental Policy Act (SEPA) environmental review pursuant to WAC 197-11-800(6)(a). 3. NIA 4. Compliance with ERC Conditions 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 with Short Plat Criteria Approval of a short plat is based on an evaluation using the following short plat criteria: a) Compliance with the Comprehensive Plan Designation Purpose Statement: Lands in the Residential Single Family 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 enhance and improve the quality of single-family living environments. Policies in this section are to be considered together with the policies in the Regional Growth. Residential Growth Strategy section of the Land Use Element. the Community Design Element, and the Housing Element. Policies are implemented with Residential 8 zoning. Admin ShrtPlt Report 06-154 (SP, 2du, R-8).doc City of Renton P/B/PW Department HUNNY SHORT PLAT REPORT DATED March 2, 2007 Administrative Land Use Action LUA06-154, SHPL-A Page 5 of 11 The proposed plat is consistent with the following Land Use Element Comprehensive Plan objectives and policies for Residential Single Family land use designation. Objective LU-FF. Encourage re-investment and rehabilitation of existing housing, and development of new residential plats resulting in quality neighborhoods that: 1) Are planned at urban densities and implement Growth Management targets; 2) Promote expansion and use of public transportation; and 3) Make more efficient use of urban services and infrastructure. The project would provide an additional residential lot, which would somewhat further Growth Management targets. Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per net acre in Residential Single Family neighborhoods. The two lots would have a density of 7. 14 dwelling units per net acre. and therefore is within the preferred density range of the R-8 zone. Policy LU-149. Lot size should exclude private sidewalks, easements, private road, and driveway easements, except alley easements. Lot areas do not include easements. The following objectives and policies from the Community Design Element apply for the development of new lots in "established neighborhoods" Objective CD-C: Promote re-investment in and upgrade of existing neighborhoods through redevelopment of small, underutilized parcels, modification and alteration of older housing stock, and improvements to streets and sidewalks to increase property values. The proposed project would develop property that is currently underutilized. Policy CD-10. Sidewalks or walking paths should be provided along streets in established neighborhoods, where sidewalks have not been previously constructed. Sidewalk width should be ample to safely and comfortably accommodate pedestrian traffic and, where practical, match existing sidewalks. The applicant applied for and was granted fee-in-lieu of off site improvements, so sidewalks may not be constructed along the frontage of this new plat (see discussion of"Compliance with Subdivision Regulations, Streets" below). 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 development would accomplish this policy goal. (see discussion of "Compliance with Subdivision Regulations. Setbacks" below). Policy CD-13. Infill development should be reflective of the existing character of established neighborhoods even when designed using different architectural styles, and /or responding to more urban setbacks, height or lot requirements. Infill development should draw on elements of existing development such as placement of structures, vegetation, and location of entries and walkways, to reflect the site planning and scale of existing areas. The applicant will be asked to consider this policy when designing the structures. Policy CD-14. Architecture of new structures in established areas should be visually compatible with other structures on the site and with adjacent development. Visual compatibility should be evaluated using the following criteria: Admin $hrt Pit Report 06-154 (SP, 2du. R-8).doc City of Renton P/8/PW Department Administrative Land Use Action HUNNY SHORT PLAT LUA06-154, SHPL-A REPORT DATED March 2, 2007 Page 6 of 11 a. Where there are differences in height (e.g., new two-story development adjacent to single-story structures), the architecture of the new structure should include details and elements of design such as window treatment, roof type, entries, or porches that reduce the visual mass of the structure. b. Garages, whether attached or detached, should be constructed using the same pattern of development established in the vicinity. c. Structures should have entries, windows, and doors located to maintain privacy in neighboring yards and buildings. The applicant will be asked to consider this policy when designing the structures. The following objectives and policies from the Community Design Element relate to landscaping: Objective CD-K: Site plans for new development projects for all uses, including residential subdivisions, should include landscape plans. A landscape plan has been submitted and is required as a condition of plat approval. Policy C0-45. Existing mature vegetation and distinctive trees should be retained and protected in developments. Trees and vegetation would be removed from Lot 2. However, all pervious areas, except rear yards, are required to be landscaped and additional trees, would be planted, as per City of Renton code. This would compensate for the loss of vegetation to a certain extent. (see discussion of "Compliance with Underlying Zoning Designation, Landscaping" below). b) Compliance with the Underlying Zoning Designation The subject site is designated Residential -8 Dwelling Units per Net Acre (R-8) on the City of Renton Zoning Map. The R-8 zone is intended for single-family residential development that would add to the City's mix of residential styles including detached, single-family dwellings. The zone is intended to implement the Residential Single Family Comprehensive Plan land use designation. Development should be promoted in the zone that provides opportunities for detached single-family dwellings, ensures high-quality infill development, and maintains the single-family character of existing, established neighborhoods. Density: The maximum density allowed in the R-8 zone is 8 dwelling units per net acre, there is no minimum density requirement on properties smaller than 0.5 acre prior to subdivision. Net density is calculated after the deduction from the gross acreage of the site of environmentally critical areas, areas intended for public rights-of-way (with the exception of alleys), and private access easements. In this case, the applicant has a gross site area of 12,000 square feet, with no critical areas or other deductions. The resulting net density of the short plat would be 7.14 dwelling units per acre (2 / 0.28 = 7.14 dulac), which is within the density range allowed in the R-8 zone. Landscaping: Renton Municipal Code also requires two (2) new trees per lot. Landscaping along the frontage of both public streets and of all pervious areas of the residential lots would also be required (RMC 4-4-070). A planting plan was submitted with the short plat application (Exhibit 5). The plan meets the requirements of the RMC for planting of the street frontage areas. A condition of approval of the subdivision is that, prior to recording the Final Short Plat, a landscape plan is submitted indicating that the front and side yards of the new Lot 2 would be landscaped prior to occupancy. The City of Renton, by authority of Director's Rule requires that 25 percent of significant trees on a site be retained or replaced. There are 4 significant or "protected" trees on the future Lot 2. All 4 appear to be located such that they may be retained. Of these, one is a 48" bigleaf maple (Acer macrophyllum). The removal of this tree would have a significant visual impact on the immediate area of the proposed short plat, including the existing house on Lot 1, the adjacent houses, and the SW 3'd Place streetscape. Since this tree is within the Lot 2 front yard setback area and outside of the "approximate new home location" (Exhibit 4 ), the reasons for removing ii would be facilitate construction (movement of equipment) or to accommodate grade change across the property. Since these issues can be resolved by other means, staff recommends that a condition of approval be that this tree be retained. Furthermore, measures should be taken to protect it during construction including the placement of temporary construction fencing around the perimeter of the canopy drip line. Admin Shrt Pit Report 06-154 (SP, 2du, R-8).doc City of Renton P/B/PW Department HUN NY SHORT PLAT REPORT DATED March 2, 2007 c) Compliance with Subdivision Regulations Administrative Land Use Action LUAOS-154, SHPL-A Page 7 of 11 Streets: The property to be subdivided is a corner lot, located at the southeast corner of the intersection of Thomas Avenue SW and SW 3'd Place. Street improvements, including curb, gutter, and sidewalk have been constructed on both these streets with the exception of along the SW 3'd Place frontage of the property (Exhibit 3). In August, 2006, the applicant applied for and was granted approval to pay an "in lieu of [construction costs]" fee of $13,100. Streetlights would not be required for this 2 lot short plat. All new electrical, phone and cable services to the plat must be undergrounded. Construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording 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, a Transportation Mitigation Fee based on $75.00 per new average daily trip attributed to the project. The new lot is expected to generate approximately 9.57 new average weekday trips. The fee for the proposed short plat is estimated at $717. 75 ($75.00 x 9.57 trips = $717.75) and is payable prior to the recording of the Final Short Plat. Blocks: The proposed Short Plat does not create new blocks. Lot Standards: The size, shape, orientation, and arrangement of the proposed lots must comply with the requirements of the Subdivision Regulations and the development standards of the R-8 zone. The minimum lot size permitted in the R-8 zone is 5,000 square feet for property smaller than 0.5 acre prior to subdivision. Both lots exceed the minimum size requirement. The R-8 development standards require a minimum 15 foot front yard setback for the primary structure and 20 foot minimum setbacK for the garage, if it is accessed from the fronting street, a 5 foot side yard setback. and a 20 foot rear yard setback. The height limit is 2 stories and 30 feet. The maximum lot coverage by buildings is 35 percent or 2,500 sf for these lots because they are greater than 5,000 sf each. The lots appear to contain adequate buildable areas for the construction of suitable single-family residences when taking setbacks and lot coverage requirements into consideration. These requirements will be reviewed at the time of building permit application for the new houses. The submitted plans indicate that the proposed new structure, "approximate new home location," (Exhibit 4) is set back from the north property line approximately the same distance as the existing house, which is to remain (Exhibit 3). The structure on the abutting lot to the east is located the same distance from the north property line. This distance is about 20'-6". In order reduce the impact of a new structure on the neighborhood, staff recommends a condition of approval that the new structure have a front yard setback of a minimum 20 feet from the north property line. The R-8 zone requires a minimum lot width of 50 feet for interior lots, 60 feet for corner lots, and a minimum lot depth of 65 feet. The lots would meet the lot width and depth requirements. The lots are rectangular in shape and aligned in an urban pattern that is consistent with other lots in the immediate vicinity, as well as generally with the city as a whole. d) Reasonableness of Proposed Boundaries Access: All lots in a short plat must have access to a public street. Both lots would continue to front on SW 3"' Street, although Lot 1 is addressed off Thomas Avenue SW. Topography: The site slopes downward from north to east and south and has a retaining wall along the south property boundary. A wall may also be required between Lois 1 and 2 to accommodate a change of grade. A tree well may be required to protect the maple tree that is to be retained from a grade change within the root zone, Relationship to Existing Uses: The properties on all sides of the site are zoned Residential 8. The proposal would result in development at a higher density than existing development in the area. Admin Shrt Pft Report 06-154 (SP, 2du, R-8). doc City of Renton P/8/PW Department Administrative Land Use Action HUNNY SHORT PLAT LUA06-154, SHPL-A REPORT DATED March 2, 2007 Page 8 of 11 As stated above, the project would meet Comprehensive Plan Community Design 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 applicant is encouraged to incorporate design elements in the architecture of the new structure that follow the directives of policies CD-13 and CD-14. e) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention Bureau staffs indicate that sufficient resources exist to furnish services to the proposed development. 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 of the house, including the garage, exceeds 3,600 sf in area, the minimum fire fiow increases to 1,500 GPM and two hydrants will be required within 300 feet of the structures. A Fire Mitigation Fee, based on $488.00 for the new single-family lot is recommended in order to mitigate the proposal's potential impacts to City emergency services. The fee is payable prior to the recording of the Final 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. Based on the student generation factor, the proposed short plat could result in a single new student to the local schools. The Renton School District did not respond to a request to verify that they could accommodate 1 additional student generated by this proposal nor did they indicate schools that would be attended. Based on other projects in the area, a student or students would be accommodated at Bryn Mawr Elementary, Nelsen Middle School and Lindbergh High School. Surface Water: A storm drainage narrative was submitted and accepted with calculations showing the project would be exempt from detention and water quality treatment in accordance with the 1990 King County Surface Water Design Manual. All other surface water improvements including, but not limited to conveyances, roof drains, yard drains, driveway crossings and any frontage improvements are required to meet City of Renton standards. The Surface Water System Development Charge is $759 per new dwelling unit. This fee is due with the construction permit issuance. Due to the potential for erosion due to steep slopes on the site, staff recommends that the applicant be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. Water: The City of Renton would provide water service from existing mains. A Water System Development Charge of $1,956 for the new lot would be due with the construction permit issuance. Sanitary Sewer Utilities: Separate side sewer stub-outs are required for each lot. There are no public records that the existing house located at 324 Thomas Avenue SW is connected to the public sewer. Verification or connection of the house would be required prior to recording the Final Short Plat. The Sewer System Development Charge is $1,017 per new single-family residence. This fee is due with the construction permit issuance. I. Findings: Having reviewed the written record in the matter, the City now enters the following: 1. Request: The applicant has requested Administrative Short Plat Approval for the Hunny Short Plat. File No. LUA-06-154, SHPL-A. Admin Shrt Pit Report 06-154 (SP, 2du, R-8).doc City of Renton P/8/PW Department Administrative Land Use Action HUNNY SHORT PLAT LUAOG-154, SHPL·A REPORT DATED March 2, 2007 Page 9 of 11 2. Application: The applicant's submittal complies with the requirements for information for a short plat. The applicant's short plat plan 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 Residential Single Family (RSF) land use designation. 4. Zoning: The proposal as presented complies with the zoning requirements and development standards of the Residential 8 (R-8) zoning designation, provided the applicant comply with all advisory notes and conditions of approval. 5. Subdivision Regulations: The proposal complies with the requirements established by the City's Subdivision Regulations, provided the applicant complies with all advisory notes and conditions of approval. 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 the new houses on the proposed lots would be verified at the time of building permit review. A minimum 20 foot front yard setback is a condition of the short plat approval. 8. System Development Charges: A Water System Development Charge, Surface Water System Development Charge, and Sewer System Development Charge, at the current applicable rates, would be required for the new single-family lots at the time of issuance of the construction permits. 9. Public Utilities/Improvements: Individual sewer and water stubs must be installed to serve the new lots. Adequate fire hydrants must be installed, and any existing and new fire hydrants must be fitted with 5-inch quick disconnect Storz fittings. I. Conclusions: 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 subject to the Residential -8 Dwelling Units Per Acre zoning designation and complies with the zoning and development standards established with this designation, provided all advisory notes and conditions are complied with prior to submitting for Final Short Plat approval, including requirements of the City of Renton Property Services Division (which will be provided to applicant under separate cover). 3. The proposed 2 lot short plat complies with the subdivision regulations as established by city code and state law provided the applicant comply with all advisory notes and conditions. 4. The proposed 2 lot short plat complies with the street standards as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein. J. DECISION: The Hunny Short Plat, File No. LUA-06-154, SHPL-A is approved subject to the following conditions: 1. A landscape plan shall be submitted indicating that the front and side yards of the new Lot 2 would be landscaped prior to occupancy. The landscape plan shall be approved prior to recording the Final Short Plat. 2. The forty-eight inch (48") bigleaf maple (Acer macrophy/lum) tree located in the northwest corner of Lot 2 shall be retained. Measures shall be taken to protect it during construction including the placement of temporary construction fencing around the perimeter of the canopy drip line. A "tree well" or retaining wall shall be provided to protect the root zone of this tree if a change of grade or ground elevation is required. 3. The structure to be built on Lot 2 shall have a minimum 20 foot front yard setback from the north property line. 4. A Transportation Impact fee for each lot, estimated at $717.75, shall be paid prior to the recording of the Final Short Plat. Admin Shrt Pit Repo,t 06-154 (SP, 2du, R-8).doc City of Renton P/B/PW Department HUNNY SHORT PLAT REPORT DATED March 2, 2007 Administrative Land Use Action LUA06-154, SHPL-A Page 10 of11 5. A Fire Mitigation Fee, based on $488.00 per new single-family lot shall be required prior to the recording of the Final Short Plat. 6. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. DATE OF DECISION ON LAND USE ACTION: March 2,,, 2007 SIGNATURES: TRANSMITTED this -m-ay of March, 2007, to the Owner/Applicant/Contact: Hunny Construction Tara lumber 10050 Rainier Avenue Seattle WA 98178 TRANSMITTED this'l.~day of March, 2007, to the Contact: Ale Kondelis Cramer NW 945 N Central Ave. #104 Kent WA 98032 TRANSMITTED this'lt,Jday of March, 2007, to the Parties of Record: Leslie Keller Karen Fuller 816 SW 3"' Place 364 Thomas Ave SW Renton. WA 98055 Renton WA 98057 TRANSMITTED this '2.""day of March, 2007, to the following: Larry Meckling. Building Official Lany Rude, Fire Marshal Neil Watts, Development Services Director Jennifer Henning, Planning Manager Kayren Kittrick, Development Engineering Supeivisor Jan Conklin, Development Services Carrie Olson, Development Services Land Use Action Appeals & Requests for Reconsideration Chuck P. Wong 901 SW 3"' Pl Renton WA 98055-2238 3Jz/c·? Decision date Richard & Rebecca Schank 285 Thomas Ave SW Renton WA 98057 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). 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 March~. 2007. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Admin Shit Pft Report 06-154 (SP, 2du, R-8).doc City of Renton P/B/PW Department Administrative Land Use Action HUNNY SHORT PLAT LUAOS-154, SHPL-A REPORT DATED March 2, 2007 Page 11 of 11 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. 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. Fire 1. All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. This distance is measured along a travel route. If the proposed single-family structures exceed 3,600 sq. ft., the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. Additional fire hydrants may be required as a part of this project to meet this criterion. The fire hydrants must meet all current City of Renton standards. 2. Street addresses shall be visible from a public street. Plan Review -Storm/Surface Water 1. A Surface Water System Development Charge of $759.00 per single-family Jot is payable prior to Final Short Plat recording. Plan Review -Streets 1. All new electrical, phone and cable services and Jines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. 2. Any damage incurred to the street, curbs, gutters, or sidewalks by this project must be repaired. Plan Review -Sewer 1. Sewer System Development Charges (SOC) are $1,017.00 per new unit. These fees are collected at the time a construction permit is issued and prior to recording the Final Short Plat. 2. Minimum slope for side sewers shall be 2%. Dual side sewers are not allowed. The existing side sewer may need to be relocated to better serve the short plat and new building foundations. 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 licensed Civil Engineer. 2. 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 $200,000. Half of the fee must be paid upon application for building and construction permits, and the remainder when the construction permit is issued. There may be additional fees for water service related expenses. See drafting standards. 3. All plans shall be tied to a minimum of two of the City of Renton horizontal and vertical control network. 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K[Nl, WA 98032 (25J)852--'Mli,'.l (loco!) !-(800)251-0189 (loll I,..•) (253)852-4955 (/.a•) £-t.lAIL: ~nlOcrom•rnw.com ~ SHoi1:11,' >1£Rro,,,-,tM -a, ON~ 8EAlll,(G B€l1ta)I Ctl'Y OF" ~ ~ ~ ID N(). /ill ""'° /0 NO. ,~ IE/HG so,,m., tiJ'!t'Jf oor. lr£CORDS CF 1lf£ Cll'Y or fflff"OH. NOTES: I, ~I.AST~ !1-1,--t1,1. :J, ALL O'ISl'M" Tll(O" fCI f/fllM{. sa 71'!!T l>t.Nf, REFERENCE SURVEYS: R,0.!.,lt£C,M).~ R.O.s., R!C. MJ. ~fOOrol 11.0.!.. Rtt. Iva. 21JQJ07ltll!JOOO., R.0.$,.ll(t:. N0./lOIHMZ8"1(Jl)(}f !'!.O.S.. A(c, l«J. i7J IOJfO!S IHi.P. lffl U/M)(I-D<l7, ~-r¥Q. 2-()~ SURVEYOR'S NOTE: 11-1( $OV1?-t lf-O-Jr Of S,lir. JR0 PL ~ Tl<[ l«Nl'rl1 R-o-w w s.Jr. 411l Pl.. 11.1~ stEN ~C'P PUt ~ M1M ~ 11.0.S -'tr. NO. 10000.!0lliiuCNXl,Z. TO~ CI.OSf;l.Y ~!'Cl< ocetl'A1)0!,j 1'!otl'N ~ E;tlSf)M) IIONl/l,/lNrl,Tl()t-l FOIH) Ill 1H£ ,nn, PARENT PARCEL: r,:,. LOT Ot<J7o-ono n.000:t so. n VERTICAL DATUM: NORI}/ "-'<Uf!CAN \o£11110.. Co< flll,I 0~ '9U, BENCHMARK: cirr Of Rf>(rof,/ l<ONLJM(>!t ID >10. 18,J ~-~~ ~u~~r,,:y.:s--c:v."' :_~o 0.C,,,.not, -,:>JO,_., U.S n:n. SITE BENCHllARK: roP W£ST 801.t ON f"fll£ HlUWff ~IIO,j • 1'1.97 li.S. ,rrr. CONTOUR INTERVAL: j,O(J v.s. l'UT. LEGEND: • l<l!llil,l[I -~S' tr(SCfflea, O S'o'llllr.ffl" ~ OrWMO(£ 0 S,Wn-Alfl-' SElr£R WJ,N()IJf" • C.0.l'CH 8'&H 0 Ctli,i,£11T . """"""" • 11',\TER VALVI' mr ~rvt MCTUt . --0: liTlUl'Y POU J. GIii' AIICHOf! =~ -o-wooo ma EXHIBIT w ~ ~ ---g !N$Tru1JI I wnl!OD, 3 ON Orl,I-A1DLG JJ.1-1.)0-MC INDO:lffll DRAWN 9Y: DATC: T.E.C. Fri .. D~c 1, 2005 CHECKED EIY: SCALL, 0.8.H. fjnc~•2Dn J H(JIWI, R 4 Wf ~.M JOB NO.: 2005-118 SHEET, l OF 2 'M,cl(i Renton City Limits Parcels Wetlands [ill ~~~~de Hazard Areas HModerate ~~i~:hSIFIED Erosion Hazard Areas Regulated Slopes ,->15<=25 > 25 <= 40 Regulated > 40 <= 90 Regulated ~> 90 Regulated i ~ Renton Aerial SCALE 1 : 1,297 0 100 FEET 1ttp://rentonnet.org/MapGuide/maps/Parcel.mwf Renton 200 300 " /' EXHIBIT 6 . -·"Wednesday, January 24, 20074:14 PM Renton Renton City Limits Parcels SCALE 1: 577 ,-..,r J""""l=e-iiiiir== --~,__ .. _ .,.,,. .......... ..,..,-;__, __ 50 0 50 100 150 FEET ,ttp://rentonnet.org/MapGuide/maps/Pa,cel .mwf EXHIBIT 7 N Thursday, January 25, 2007 8 58 AM ----i l:.'==-;:::::...:__; ; ' ' ti ! ;-! ---'·· ! R-8 L_. _________ j ~-~::::r 1------------j ' I' . I . F ··-en ..... t.d ·~-. Q) ;> -< f/l ~ . ~ OJ . ,' ;> . ·-.. ; Q.) . ~ ' Cl) R-8 R-f - QJ ;> oo-< I ... - QC Q) ~ -· ftt' . St. IM CA M 'IM IM IMi G3 · 19 T23N 1l5E W V2 ----Renton ~ UlrllU' CA CA CA CA C EXHIBIT 8 18 T23N R5E W 1/2 S318 CITY OF RENTON COUNCIL AGENDA BILL Al#: Submitting Data: Planning/Building/Public Works For Agenda of: Aug 13, 2007 Dept/Div /Board .. Development Services Division Staff Contact. ..... Carrie K. Olson x7235 Agenda Status Consent. ............. X Subject: Public Hearin .. . •· .. · URRENCE Acceptance of additional right-of-way to comply with Corresponde1 ,e., JMTE·;-(-J_.,07 City of Renton code for new short plats and the Ordinance ... ; -~Ii Hunny Short Plat (LUA06-154). Resolution .... . 1DJ~'/"' . .{ ...-----Q Old Business. ' -II. ' ' . ) ',.,/,' ;,' •, ' fl ., :ti ... Exhibits: New Busines• £~~92 ~ I -/t, •. Deed of Dedication Study Sessions ...... Exhibit Map Vicinity Map Information ......... Administrative Short Plat Report and Decision Recommended Action: Approvals: Council concur Legal Dept. ........ X Finance Dept. ..... X Other. .............. Fiscal Impact: NIA Expenditure Required ... Transfer I Amendment. ...... Amount Budgeted ....... Revenue Generated ......... Total Project Budget City Share Total Project. SUMMARY OF ACTION: The area to be dedicated is a 20' corner radius, approximately 86 sq. ft. at the SE corner of Thomas Ave S.W. and S. W. 3'' Place. This dedication is to comply with City of Renton code for new short plats and the Hunny Short Plat (LUA06-154). Council acceptance of said right-of-way should be completed prior to recording the deed with the short plat. STAFF RECOMMENDATION: Accept the additional right-of-way and authorize the Mayor and City Clerk to sign and record the Deed of Dedication. l:\PlanReview\COLSON\Shortplats 2007\Gong SHPL 04m AGNRII .I .. doc