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PROFBSIOHAL SUlrVCYJHG SE:RVICES
17424 llaHard Con Ln, /It. Vernon, WA. 94274
(JIO) 422-6097
WH/T£'S M£AD0W SHORT PLAT
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CITY OF RENTON COUNCIL AGENDA BILL 8
I AI#:
Submitting Data: Planning/Building/Public Works For Agenda of: June 11, 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 .............
White Meadow Short Plat (LUA06-159). Resolution ............
Old Business ........
Exhibits: New Business .......
Deed of Dedication Study Sessions ......
Exhibit Map
Vicinity Map Information .........
Administrative 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 for right-of-way is a strip of land 5' x 88', approximately 443 sq.ft,
fronting the White Meadow Short Plat on Meadow A venue North. This dedication is to comply
with City of Renton code for new short plats and the White Meadow Short Plat (LUA06-159).
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.
I:\PlanReview\COL~ON\Shortplats 2007\White Meadow SHPL 04m :\GN!:3ILL.doc
Remrn Ar:fdrwi:
City Ckm::'• Office
CityofRenton
I 055 SDU111 Grady Way
Rcn!on, WA 98055
DEED OF DEDICATION Pooperty Tu Parcel Nmnber: 3 3 lf z. 7 6 o S 5 G.
ProjectFi!e/1: 1-uA · oi:, • tS<f Street!ntmcctiori; M'l!:A7>aw A,.Jt, A/
Referentt Number(s) of Documents assigned orm<as«J, Addit.iooal rer....,.,.,. mnnbm are on peg< ___
Grantor(s):
\A/ Jl.J 7't;,
Guna,e(s): -1. RHolJ 1. Cifv of'h --L----a M .. lion
LEGAL _Dll~C:Rll'TION: _(Al>~"!'_i""!'f _ror fall legal mwrt go here. Additionru legal on J>age ) --···-----. ----------·· ----·
TIIE WEST FIVE FEET OF TIIE WEST 236 FEET OF LOT 111, C.D.
IULLMANS GARDEN OF EDEN NO 2 AS RECORDED IN VOLUME,
11 OF PLATS. PAGE64, RECORDS OF KING COUNTY, WASlllNOTON.
EXCEPT ANY PORTION THEREOF LYING WlTIIIN SECONDARY ST A TE
HIGHWAY NO. 2-A.
ALSO LESS TIIB SOUTII 10 FEET TilEROF.
11tc Granto<, for and in consideration of mulUal benefits convey.,, quit claims, dalie$:S and donates 1o·the Granttc(s) as
namal ~ the 8bore describ<x! rear eslak:siblmd in the C-Ounty of King, -Stile ofWasbington.
1N WITNESS WHEREOF, I have hereunto set my hand and seal the day and year as written below.
Auuroved and Accented Bv:
Gr.antor(s): Guutee(s): City of Renton
Mayor
City Cleek
INDIVIDUAL FORM OF STATE OF WASJilNGTON ) ss
ACIINOWLEDGMENT COUNTY OF KING )
I certify llmt I know or havo satislaotory evidence Iha!
Not,uy S<al must be within box
signed this instn:nnent and
acknowledged it to be his/her/theirfrce and voluntary act for the: uses and purposes
mentioned in the instrumcnL
Notmy Public in and for 1he State ofWashington
Nolal)' (Print)
My appointment expires:
Dated:
. Hfom,slxxxfRM/AOREIYFORM DEED.000. CoR. .. ..,, FORM 04 0001/bh
Exhibit A
Legal Description
Project
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GRANTOR:
Street:
THE WEST FIVE FEET OF THE WEST 236 FEET OF LOT 111, c.n
' IDLLMANS GARDEN OF EDEN NO 2 AS RECORDED IN VjOLUME,
11 OF PLATS, PAGE 64, RECORDS OF KING COUNTY, W 1}SHINGTON.
EXCEPT ANY PORTION THEREOF LYING WITHIN SECONDARY STATE
HIGHWAY NO. 2-A
ALSO LESS THE SOUTH 10 FEET THEROF.
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17424 Ila/lord CoN Ln. Mt. V•mon, WA. 91274
(JIO) 422-6097
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WHITt'S /,1£ADOW SHORT PLAT
1"=.JO' Dote: Dec. 2008
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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 DA TE: January 18, 2007
Project Name White Meadow Short Plat
Owner/Applicant: Rhon White, 4122 58'h Place SW A, Seattle, WA 98116
Contact: Jim Hanson, Hanson Consulting, 17446 Mallard Cove Lane, Mt. Vernon, WA 98274
File Number LUA-06-159, SHPL-A 1 Project Manager I Jill K. Ding, Senior Planner
Project Description The applicant is requesting Administrative Short Plat approval for the subdivision of an
existing 14,656 square foot parcel into two lots. The project site is located within the
Residential -8 (R-8) dwelling unit per acre zoning designation. An existing residence is
proposed to be removed. Proposed Lot 1 would be 6,209 square feet in area and
proposed Lot 2 would be 8,908 square feet in area. Access to the lots would be provided
via residential driveways off of Meadow Avenue N.
Project Location 3902 Meadow Avenue N
~
Project Location Map AdminRPT _ WfiiteMeadowShortPfat.doc
City of Renton P/B/PW Department Administrative Land Use Action
REPORT AND DECISION DATED January 18, 2007; PROJECT LUA-06-159, SHPL-A
B. GENERAL INFORMATION:
1.
2.
Owners of Record:
Zoning Designation:
Rhon White 4122 58th Place SW A, Seattle, WA 98116
Residential -8 du/ac (R-8)
3. Comprehensive Plan Land Use Designation: Residential Single Family (RSF)
4. Existing Site Use: Existing single family residence to be removed
5. Neighborhood Characteristics:
North: Single Family Residential (R-8 zone)
East: lnterstate-405
South: Single Family Residential (R-S zone)
West: Single Family Residential (R-8 zone)
6.
7.
Access:
Site Area:
Via residential driveways onto Meadow Avenue N
14,656 square feet/0.34 acres
C. HISTORICAUBACKGROUND:
Action
Comprehensive Plan
Zoning
Annexation
D. PUBLIC SERVICES:
1. Utilities
Land Use File No.
NIA
N/A
NIA
Ordinance No.
5099
5100
2531
Date
11/0112004
11101/2004
12/22/1969
Page 2
Water: There is an existing 12-inch water main in Meadow Avenue N that can deliver a flow rate of
2,800 gallons per minute (gpm). The static water pressure is about 85 psi at street elevation
(see City water drawing no. W-0456). The proposed project is located outside the Aquifer
Protection Area. Pressure zone is 320.
Sewer: There is an existing 8-inch sewer main in Meadow Avenue N.
Surface Water/Storm Water: A storm drainage narrative was provided. The applicant is proposing to
install infiltration trenches to accommodate the roof downspouts. The development falls below
the threshold required for detention and water quality.
2. Streets: There are no sidewalk, curb, and gutter fronting the site in Meadow Avenue N.
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 4-2-11 O: 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
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
AdminRPT_WhiteMeadowShortPlat.doc
City of Renton P/B/PW Department Administrative land Use Action
REPORT AND DECISION DATED January 18, 2007; PROJECT LUA-06-159, SHPL-A Page 3
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. Project Description/Background
The applicant, Rhon White, is proposing to subdivide a 0.34-acre (14,656 square foot) parcel zoned Residential
-8 dwelling units per acre (R-8) into two lots. The property is located east of Meadow Avenue N and south of
N 40'" Street. An existing single family residence is proposed to be removed. The required front yard setback
is 15 feet for the primary structure and 20 feet for an attached garage. The required rear yard setback is 20
feet.
Proposed lot sizes are: Lot 1 at 6,209 sq. ft. and Lot 2 at 7,108 sq. ft. The proposal for two new lots would
arrive at a density of 5.9 dwelling units per net acre (du/ac). 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 and the proposed density is within the permitted
density range.
Access to the proposed lots would be provided via residential driveways off of Meadow Avenue N. The
topography of the subject is flat. Of the currently existing 14 trees onsite 12 are proposed to remain.
2. Environmental Review
Except when located on lands covered by water or sensitive areas, short plats are exempt from SEPA
Environmental Review pursuant to WAC 197-11-800(6)(a).
3. Compliance with ERC Conditions
N/A
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
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
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 two lots would arrive at a net density of 5.9 dwelling units per net acre,
which is within the density range permitted.
Policy LU-148. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less
than one acre (43,560 sq. ft.) in single-family designations. Allow a reduction on lot size to 4,500
AdminRPT_ WhiteMeadowShortP/at.doc
City of Renton P/8/PW Department Administrative Land Use Action
REPORT AND DECISION DATED January 18, 2007; PROJECT LUA-06-159, SHPL-A Page4
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 lots would meet the required lot size. width, and setbacks to create sufficient
front, rear, and side yard areas.
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; each lot would be 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 an existing parcel into two lots. New residences would be
constructed on both of the proposed lots, updating the housing stock in the existing neighborhood.
b) Compliance with the Underlying Zoning Designation
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 two new single-
family dwelling units. An existing residence is proposed to be removed.
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 required to be deducted for the
purposes of calculating density, the proposal for two lots arrives at a net density of 5.9 dwelling
units per acre, which is within the permitted density range 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. The lot coverage for the new 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 to the west towards
Meadow Avenue N. The setbacks for the new lots would be verified at the time of building permit
review, however each lot appears to contain adequate area for the construction of single family
residences when the setbacks are considered.
The parking regulations required that detached or semi-attached dwellings provide at minimum of
2 off-street parking spaces. As proposed, each lot would have adequate area to provide two off-
street parking spaces. 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.
c) Community Assets
The entire site is vegetated primarily with grass, ornamental landscaping, and a total of 14 trees.
The regulations regarding tree protection and retention require that trees on lots being developed
be maintained to the maximum extent feasible. They permit the City to require the replacement of
trees that would implement the intent of the regulations. The Development Services Director has
made a determination that to comply with these requirements, 25 percent of all protected trees
AdminRPT_ WhiteMeadowShortP/at.doc
City of Renton P/BIPW Department Administrative Land Use Action
REPORT AND DECISION DATED January 18, 2007; PROJECT LUA-06-159, SHPL-A Page 5
shall be retained or replaced. Of the 14 existing trees, 12 are proposed to be retained, which
results in a retention rate of 86 percent and complies with the tree retention requirements.
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 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. Existing
landscaping may be used to augment the required landscaping.
A conceptual landscape plan was submitted with the application. The proposal includes a 5-foot
landscape strip along the project's Meadow Avenue N street frontage. The landscape strip is
proposed to be vegetated with Nandina domestica 'Fire Power', Cotoneaster dammeri, Viburnum
plicatum tom. 'Sholshoni', and Pinus mugo pumilio. In addition, two Fraxinus pennsylvanica
'Johnson' would be planted within the front yard area of Lot 1 and two Amelanchier a. x qran
'Autumn Brilliance' would be installed within the front yard area of Lot 2. The proposed landscape
plan appears to comply with the City's landscape requirements.
A detailed landscape plan shall be submitted with the building permit applications. All landscaping
shall be installed prior to the issuance of occupancy for the buildings.
d) Compliance with Subdivision Regulations
Streets: No new public streets would be created as part of the proposed short plat.
Meadow Avenue N is classified as a Residential Access Street on the City's Arterial Street Map.
There are no existing frontage improvements along the parcel's Meadow Avenue N street frontage.
Meadow Avenue N has a right-of-way width of 40 feet. which is less than the current 50-foot right-
of-way width required for Residential Access Streets. Prior to recording the short plat dedication of
a minimum of 5 feet along the Meadow Avenue N frontage will be required. Street improvements
including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscaping and street
signs will be required along Meadow Avenue N.
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. One new lot (credit given for the existing residence) 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 x 1 lot = $717.75) 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 with the front yard areas oriented to the west towards Meadow
Avenue N. Each of the proposed lots would have direct to a public street (Meadow Avenue N).
The minimum lot size in the R-8 zone is 5,000 square feet. Lot area is calculated after the
deduction of private access easements and pipestems from the gross lot area. After the deduction
of the 1,800 square foot pipestem for Lot 2, the proposed lot sizes are 6,209 square feet for Lot 1,
and 7,108 square feet for Lot 2. The proposed lot sizes meet the minimum lot size requirements.
The minimum lot width required in the R-8 zone is 50 feet for interior lots. Proposed Lot 1 has a lot
width of 68. 70 feet and Lot 2 has a lot width of 90. 73 feet. The minimum lot depth required in the
R-8 zone is 65 feet. Proposed Lot 1 has a lot depth of 90 feet and Lot 2 has a lot depth of 73 feet.
The dimensions of the proposed lots meet the minimum width and 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 suitable single-
AdminRPT_WhiteMeadowShortPlat.doc
City of Renton P/B/PW Department Administrative Land Use Action
REPORT AND DECISION DATED January 18, 2007; PROJECT LUA-06-159, SHPL-A Page 6
family residences 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 access to a public right-of-way (Meadow Avenue N) via single family
residential driveways.
Topography: The topography of the subject site is flat.
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) Availability and Impact on Public Services (Timeliness)
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 fees. A Fire Mitigation Fee, based on $488.00 per new single-family lot
with credit given for the existing single-family residence, is recommended in order to mitigate the
proposal's potential impacts to City emergency services. The fee is estimated at $488.00 ($488.00
x 1 new lots = $488.00) 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. Based on the student generation factor, the proposed short
plat would result in 0.44 additional students (0.44 X 1 lot = 0.44) to the local schools. It is
anticipated that the Renton School District can accommodate any additional students generated by
this proposal.
Storm Water: A Drainage Narrative prepared by Hanson Consulting, dated January 8, 2006 has
been submitted with the project application. According to the report the existing runoff infiltrates
into the soils on-site. The proposed method of surface water runoff control for construction of the
new lots would be infiltration. Staff from the City's Plan Review Section reviewed the submitted
report and note that this project is exempt from detention and water quality per the 1990 KCSWM.
Roof drains shall be tightlined to the storm system whenever feasible. Infiltration is allowed if soils
are acceptable.
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. Fees
may be subject to change January 2007.
A temporary erosion control plan will be required and shall be installed and maintained to the
satisfaction of the representative of the Development Services Division for the duration of the
project. The first order of business shall be installation of a silt fence along the perimeter of the
site that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated.
This will be required during the construction of both off-site and on-site improvements as well as
building construction. Due to the potential for erosion to occur during project construction, staff
recommends as a condition of approval that the project be required to comply with the Department
of Ecology's Erosion and Sediment Control Requirements as outlined in Volume II of the current
edition of the Stormwater Management Manual.
Utilities: There is an existing 12-inch water main in Meadow Avenue N that can deliver a flow rate
of 2,800 gallons per minute (gpm). The static water pressure is about 85 psi at street elevation
(see City water drawing no. W-0456). The proposed project is located outside the Aquifer
Protection Area. Pressure zone is 320.
The required fire flow for single-family residences is 1,000 gpm, and a fire hydrant is required to be
located within 300 feet of all single-family residences. If the building square footage (including
garage area) exceeds 3,600 square feet in area, the minimum fire flow increases to a minimum of
1,500 gpm and requires 2 hydrants within 300 feet of the structure. Existing and new hydrants will
be required to be retrofitted with Storz "quick disconnect" fittings if not existing.
AdminRPT_ WhilaMeadowShortPlat.doc
City of Renton P/B/PW Department Administrative Land Use Action
REPORT AND DECISION DATED January 18, 2007; PROJECT LUA-06-159, SHPL-A Page 7
H. Findings:
New water service stubs to each lot must be installed prior to recording of the short plat. Water
System Development Charges are based on a rate of $1,956 per new single-family lot. Payment of
fees is required prior to issuance of utility construction permit. Fees may be subject to change
January 2007.
There is an existing 8-inch sanitary sewer main in Meadow Avenue N. Short plats shall provide
separate side sewers stubs to each building lot prior to the recording of the short plat. No dual side
sewers are allowed. Each new lot must be served with an individual side sewer at a minimum
slope of 2 percent.
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. Fees
may be subject to change January 2007.
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 White Meadow
Short Plat, File No. LUA-06-159, SHPL-A.
2. Application: The applicant's short plat application complies with the requirements for information for
short plat review. 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 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 provided all advisory notes and conditions are complied with.
6. Existing Land Uses: Land uses surrounding the subject site include: North: Residential Single
Family (zoned R-8); East: Interstate -405; 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 lots would be evaluated based on
the standards applicable to lots along streets existing as of March 1, 1995. The front yard setback of
proposed the proposed lots would face to the west towards Meadow Avenue N. An existing residence
is proposed to be removed. The setbacks for the new residences would be verified at the time of
building permit review.
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.
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 located in 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.
3. The proposed two lot short plat complies with the subdivision regulations as established by city code
and state law provided all advisory notes and conditions are complied with.
AdminRPT_ WhiteMeadowShortPlat. doc
City of Renton P/B/PW Department Administrative Land Use Action
REPORT AND DECISION DATED January 18, 2007; PROJECT LUA-06-159, SHPL-A Page 8
4. The proposed two 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 White Meadow Short Plat, File No. LUA-06-159, SHPL-A, is approved subject to the following conditions:
1. Demolition permits shall be issued and all inspections completed for the removal of the existing
residence prior to the approval 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 $717.75). The Transportation Mitigation Fee
shall be paid prior to the recording of the short plat.
3. The applicant shall pay a Fire Mitigation Fee based on a rate of $488.00 per new single-family lot with
credit given for the existing residence. The fee for this short plat is estimated at $488.00 (1 new single
family lot x $488.00 = $488.00) and shall be paid prior to the recording of the short plat.
6. The project shall be required to comply with the Department of Ecology's Erosion and Sediment
Control Requirements as outlined in Volume II of the current edition of the Stormwater Management
Manual.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURES:
TRANSMITTED this t Ii" day of January, 2007 to the Applicant/Owner:
Rhon White
4122 58 1h Place SW A
Seattle, WA 98116
TRANSMITTED this 18" day of January, 2007 to the Contact:
Jim Hanson
Hanson Consulting
17446 Mallard Cove Lane
Mt. Vernon, WA 98274
TRANSMITTED this 1 fi" day of January, 2007 to the Patties of Record:
No Parties of Record
TRANSMITTED this 1 fi" day of January, 2007 to the following:
Larry Meckling, Building Official
Larry Rude, Fire Marshal
Neil Watts, Development Services Director
Jennifer Henning, Current Planning Manager
Jan Conklin
Carrie Olson
King County Journal
Land Use Action Appeals & Requests for Reconsideration
1/17/oJ
decision date
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
AdminRPT_ WhiteMeadowShortPlat.doc
City of Renton P/B/PW Department Administrative Land Use Action
REPORT AND DECISION DATED January 18, 2007; PROJECT LUA-06-159, SHPL-A Page 9
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 February 1, 2007. 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 ta 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 extended 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.
5. A detailed landscape plan shall be submitted at the time of building permit application.
Property Services
1. 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 roadways are required to be paved, 20 feet wide. Dead end roadways over 150 feet in
length are required to have an approved turnaround.
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. Fee may be subject to change
January 2007.
Plan Review -Sewer
1. Short plats shall provide separate side sewer stubs to each new building lot at a minimum slope of 2%. Side
sewers are required be installed prior to the recording of the short plat. No dual side sewers are allowed. Separate
permits and fees for side sewers will be required.
2. 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. Fees may be subject to change
January 2007.
Plan Review -Water
1. Water System Development Charges are based on a rate of $1,956 per new single-family lot. Payment of fees is
required prior to issuance of utility construction permit. Fees may be subject to change January 2007.
2. Water service stubs to each building lot are required to be installed prior to recording of the short plat. Separate
permits and fees for water meters will be required.
3. Existing hydrants counted as fire protection will required the installation of a "stortz" quick disconnect fitting if not
already in place.
AdminRPT_ \i\.1liteMeadowShortPlat.doc
City of Renton P/8/PW Department Administrative Land Use Action
REPORT AND DECISION DATED January 18, 2007; PROJECT LUA-06-159, SHPL-A Page 10
Plan Review -StreetsfTransportation
1. Dedication of a minimum of 5 feet along Meadow Avenue N will be required.
2. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, and
street signs will be required along Meadow Avenue N.
3. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance.
Adm;nRPT_WhiteMeadowShortPlat.doc
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