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HomeMy WebLinkAboutLUA-07-005_MiscREPORT City of Renton Department of Planning I Building I Public Works & DECISION ADMIN/STRA TlVE SHORT PLAT REPORT & DECISION A. SUMMARY AND PURPOSE OF REQUEST: REPORT DA TE: February 6, 2007 Project Name Knight Short Plat Owner/Applicant! Contact: Ronald R. & Janice A. Knight, PO Box 6, Renton, WA 98057 File Number LUA-07-005, SHPL-A I Project Manager I Jill K. Ding, Senior Planner Project Description The applicant is requesting Administrative Short Plat approval for the subdivision of an existing 14,641 square foot (0.34 acre) lot zoned Residential - 8 (R-8) dwelling units per acre into 2 lots. An existing residence would be retained on Lot 1. Proposed Lot 1 would be 5,636 square feet in area and proposed Lot 2 would be 6,724 square feet in area. Access to the proposed lots would be off of Davis Avenue S via residential driveways. Project Location 1615 Davis Avenue S Project Location Map AdminRPT_KnightSfIortPtat.doc City of Renton P/BIPW Department Administrative Land Use Action REPORT AND DECISION DATED February 6, 2007; PROJECT LUA·07·005, SHPL·A B. GENERAL INFORM A TlON: 1. Owners of Record: Ronald R. & Janice A. Knight, PO Box 6, Renton, WA 98057 2. Zoning Designation: Residential-8 dulac (R·8) 3. Comprehensive Plan Land Use Designation: Residential Single Family (RSF) 4. Existing Site Use: Existing single family residence to remain 5. Neighborhood Characteristics: North: Single Family Residential (R-B zone) East: Single Family Residential (R·8 zone) South: Single Family Residential (R-B zone) West: Single Family Residential (R-B zone) 6. 7. Access: Site Area: Via residential driveways onto Davis Avenue S 14,641 square feeVO.34 acres C. HIS TORICAUBA CKGROUND: Action Comprehensive Plan Zoning Annexation D. PUBLIC SERVICES: 1. Utilities Land Use File No. NIA NIA NIA Ordinance No. 5099 5100 1547 Date 11/0112004 11/01/2004 06/05/1956 Page 2 Water: The site is within the City of Renton water service area. There is an 8·inch water main within the existing roadway (Davis Avenue S). The project site is located within the 300·water pressure zone. The site is outside the Aquifer Protection Area. Fire flow available to the site is approximately 1 ,000 gpm. Static water pressure is approximately 80 psi. Sewer: There is an existing 8·inch sewer main adjacent to and available to serve the project site. Surface Water/Stonn Water: There are existing storm drainage pipelines and ditched storm water conveyance systems within Davis Avenue S. 2. Streets: There is currently a paved and partially improved right·of·way along the project's Davis Avenue S frontage. 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 44·030: 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_ KnightShorfPlat.doc City of Renton PIB/PW Department Administrative Land Use Action REPORT AND DECISION DATED February 6, 2007; PROJECT LUA-07-005, 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 ANAL YS/S: 1. Project Description/Background The applicants, Ronald and Janice Knight, are proposing to subdivide a 0.34-acre (14,641 square foot) parcel zoned Residential - 8 dwelling units per acre (R-8) into two lots. The property is located west of Davis Avenue S and south of S 15"' Street. An existing single family residence is proposed to remain on Lot 1. 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 5,636 sq. ft. and Lot 2 at 6,724 sq. ft. The proposal for two new lots would arrive at a density of 5.95 dwelling units per net acre (dulac). 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 Davis Avenue S. The topography of the subject site slopes from west to east at an approximate slope of 7 percent. Of the currenUy existing 4 trees onsile 1 is 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. AdminRPT_KnightShortPla/.doc City of Renton PIBlPW Department Administrative Land Use Action REPORT AND DECISION DATED February 6, 2007; PROJECT LUA'()7'()05, SHPL-A Page 4 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. f/.) 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-1S2. 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 remain on Lot 1. 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 east towards Davis Avenue S. The site backs for the existing residence comply with the required setbacks in the R-8 zone. The setbacks for the new lot would be verified at the time of building permij review. The parking regulations require 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. 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 wijh 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 4 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 AdminRPT_ KnightShortPlat.doc t City of Renton P/B/PW Department Administrative land Use Action REPORT AND DECISION DATED February 6, 2007; PROJECT LUA-07-00S, SHPL-A PageS made a determination that to comply with these requirements, 25 percent of all protected trees shall be retained or replaced. Of the 4 existing trees, 1 is proposed to be retained, which results in a retention rate of 25 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 the retention of existing landscaping along the site's Davis Avenue S street frontage and the installation of two trees within the front yard area of Lot 2 and one new tree and the retention of an existing maple tree within the front yard area of Lot 1. 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. Davis Avenue S is classified as a Residential Access Street on the City's Arterial Street Map. There are no existing frontage improvements along the parcel's Davis Avenue S street frontage. Street improvements including, but not limited to paving, sidewalks, curb, and gutter will be required along Davis Avenue S. 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 east towards Davis Avenue S. Each of the proposed lots would have direct to a public street (Davis Avenue S). 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 2,281 square foot pipestem for Lot 2, the proposed lot sizes are 5,636 square feet for Lot 1, and 6,724 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 53 feet and Lot 2 has a lot width of 63 feet. The minimum lot depth required in the R-8 zone is 65 feet. Proposed Lot 1 has a lot depth of 100 feet and Lot 2 has a lot depth of 100 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- family residences when taking setbacks and lot coverage requirements into consideration. These requirements will be reviewed at the time of building permit application. AdminRPT_KnighIShoriPlat.doc City of Renton P/B/PW Department Administrative land Use Action REPORT AND DECISION DATED February 6,2007; PROJECT LUA-07·005, SHPL·A Page 6 e) Reasonableness of Proposed Boundaries Access: Each lot would have access to a public right-of-way (Davis Avenue S) via single family residential driveways. Topography: The topography of the subject site slopes from west to east at an approximate slope of 7 percent. 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 the applicant has been submitted with the project application. According to the narrative, the soils on site are Beausite, which will provide adequate drainage for the construction of one new single family residence. Staff from the City's Plan Review Section reviewed the submitted narrative and note that this project is exempt from detention and water quality per the 1990 KCSWM and that the project will be required to comply with the requirements of the 1990 KCSWM. 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. 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" of the current edition of the Storm water Management Manual. Utilities: There is an existing 8-inch water main in Davis Avenue S that can deliver a flow rate of 1,000 gallons per minute (gpm). The static water pressure is about 80 psi. The proposed project is located outside the Aquifer Protection Area. Pressure zone is 300. 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. However as the available fire flow is limited to 1,000 gpm, no residences exceeding 3,600 square feet in area would be permitted. Existing and new hydrants will be required to be retrofitted with Storz "quick disconnect" fittings if not existing. 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. AdminRPT_KnighfShorlPlat.doc City of Renton PIBIPW Department Administrative land Use Action REPORT AND DECtSION DATED February 6,2007; PROJECT LUA-07-005, SHPL-A Page 7 There is an existing 8-inch sanitary sewer main located along the rear property line of the project site. 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. H. 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 Knight Short Plat, File No. LUA-07-005, 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: 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 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 east towards Davis Avenue S. An existing residence is proposed to be retained and complies with the required setbacks. 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. 4. The proposed two lot short plat com plies with the street standards as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein. AdminRPT_KnightShorlPlat.doc City of Renton PIBIPW Department Administrative Land Use Action REPORT AND DECISION DATED February 6, 2007; PROJECT LUA-07-005, SHPL-A Page 8 J. DECISION: The Knight Short Plat, File No. LUA-07-005, SHPL-A, is approved subject to the following conditions: 1. 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: Gregg A. Zlrm,e/1", TRANSMITTED this ff' day of February, 2007 to the Applicant/Owner/Contact: Ronald R. & Janice A. Knight PO Box 6 Renton, WA 98057 TRANSMITTED this ff' day of February, 2007 to the Parties of Record: No Parties of Record TRANSMITTED this ff' day of February, 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 Renton Reporter 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). RECONSIDERATION. Within 14 days of the effective date of the decision, any party may request Ihat 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 February 20, 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 musl 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. AdminRPT_KnightShorlPlat.doc City of Renton PIBIPW Department Administrative Land Use Action REPORT AND DECISION DATED February 6, 2007; PROJECT lUA-07-005, SHPl-A Page 9 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 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 1-112 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. Prooerty Services 1. To be sent under separate cover. Fire 1. A fire hydrant w~h 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. The applicant should note that the fire flow available to the site is 1,000 GPM, therefore no residences over 3,600 square feet in area can be permitted on the subject site due to the limited fire flow available. 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. 2. Drainage requirements shall comply with the 1990 King County Surface Water Design Manual. 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. 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. 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. Plan Review -StreetsiTransportation 1. All new electrical, phone, and cable services must be installed underground. 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. 2. Street improvements including, but not limited to paving, sidewalks, curb and gutter, and storm drains are be required along DaviS Avenue S. 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LND-XX-XXXX (BASIS OF BEARING) + _ _ ____________________ ~·S!4~5?: (to!) 871 47 Q'J _ _ ~ ~ ---FooNO MON 1/2" BRASS 461 47' (e) S 15th STREET fi ........ · f." H~' \. ________ DISK Wjl>UNCH IN CONCRElE \ r-IN CAS( (04/05) (UNDHOLM AVE) fOlJNO PI( AND SHINER \ ':'. ~J': .. 005' NORTH Of UNE 0-~ ... EX PI( NAil ',l P, LEGEND \NO ,;. \ 'J7 IB EX I.tON IN CASE IS::SJ \ 0 EX REBAR / PIPE <f> ~ AS NOlED \ \ OlY Or RENTON I.ION ,659 o SET 1/2" REBAR &: CAP f38S92 \ ~ FOUNO BRASS PIN IN CONC (j) BLOc)'; 8, CD HILLMANS [JlRUNGTON <>'. IN PIPE INTER OF S PUG[T OR &c {'.ARDEN, DIV " VOL 17, P/I,CE 71, \'i BENSON OR S (5/05) FOUND PI( &c SHINER ';:. N .. 173222 5096 IN BLQO( WAlL LS'295J7\ FOOND S/S" REBAR", \ '" '" \ E .. 1300447 88~~ / CAP LS 129537 Lor 7 FOUND 5/a"REBAR y:J EI.. -85 ~a LOT ~8 tro CAP ~ '\ \ SURVEY NOTES "--A~ -r""'s"B~'53'48" E 00_00' ~ \1 \ INSTRUMENT, TOpeDN GPT JOOOW TOTAL STAll0N V \ \" - - -1OOJlQ'-- -""1. r --!i.64· ...JO!lIlll.-= -=---.., \ ~ METHOD USED: rlELl) TRA\iERSE WITH ACTtJAL \ 110' I"UBLlC 55 5E\;[II 'i L011~1 ~ L. \ FJELD MEASUREMENTS AND ANGLE'S I" }i':UIjNT R£C. NO I:.! I H IIOUSE - \ 1.35' Vi WAC 332-130-090 5 922 9 ~o.16 fT 1050 ., c:~ \ 0.0.,1£ OF SUR\iEY, OCTOBER 2006 \ ~ I I !If \ BASIS OF BEARING: soum 15th STREET (S89'SJ'4fI"E) U,C ~~ ~~; 2 i:' l: __ -!OliO' ---L J..J, ~ \ BENCHMARK: CITY RENTON "ION ,476 . .. (5,U "t"f) -I '"I --rn TOP 1/2" PIN IN CONCRETE IN CASE l:lo' iii I 16-0Il' I EAST OF INTERSECllON OF SHATlUO< AND , \ "'I L - - - - - --:r _..l \ u"I Ul SOUTH 15th STR££:T \ \ L'S UI. _ \ ELEVAl1QH '" 132.86' (~O.4g5m) NAill) 1ge5 ~ _ 1 _ _ _ ___ L..../'" ", \~. \", \!,II SHORT PLAT DATA r---+-S 89'5348 E 200.00 ,:. \ L-~-. \ TOTAL SHORT PLAT AREA 14,641 sq. ~. NUMBER OF LOTS PROPOSED -2. CAP LS #29537 10' PRlVAIE SEWER SlUe \ [A$D.I[NT Hili THE BEHEFll6'f -:;; \ \ LOT' ZONE -R-8 S~AtL LOT AREA.. sq.'\' DENSITY .. 5.95 OIJ/ACRE PROPOSED SQ(JARE FOOTAGE Of NE LOTS 1 -9005 SF" GROSS/6724 SFN NET 2 -56J6 I. f. LEGAL DESCRIPTION LOT e. BLOCK 8 OF" C.O HII..lMAN'S EAAUNGTON GARDEN5 AOOIllON TO THE CITY OF SEATllE. OIViSION NO. I, ACCORDING TO ruE PLAT 1HEREOF, RECORDED IN VOLUME 17 OF PlATS, PAGE 74, IN KING COONrt, WASHINGTON LOT 26 8l0CI-!: ~. CD H.'lLMANS EARLlNGT0N GAflOE~\ Oil! ;"1 VOL 17. PAGE 7~ -t- \ FOUN{l S/a"REBAR NO CAP FOUND 5/S" REBAR &; CAP LS 129537 ~ "\ ~ \ \ \ This mop correctly represents 0 survey mode by me or under my direction in conformance with the requirem ts of the Survey Recording Act ot the req st of Ron Knignt ~ TOUMA ENGINEERS KNIGHT SHORT PLAT 1615 DAVIS AVE S RENTON, WASHINGTON WE"ST VAUEY £XECV71\£ PARI( in Sept. 2006,"7";'-""":--__ ~-IS/i.ll SOUTH If/ST l'I.,(ct SlJI1E (-102 • KtHr; 11\1 960J21 DAN T. 1 OCT09ER 2006 1 932-001-061 PIftJNE (4~) ~1-Qf55 rAJ( (42~) 2IH-0I52~ ,",uvn SCALE ~.=T , " , CITY OF RENTON SHORT PLAT NO. RENTON, WASHINGTON LEGEND D CS (TYPE 1) @ S'NH (n1'£ 11) ® SANIT .... RY S[WER MH 101 WATER VAlVE IB WATER UETER/SER...,CE ./r FIRE H'r'ORANT ~ unuTY POLE E-GUy WIRE :t( UGHT POLE CJ laEPHON£ CABiNET ..c. SIGN *" COHIFER TREE o DECIDUOUS TREE WAIL BOX ... PK NAIL e MOO IN CASE/ o EX REBAR / PIPE AS NOTED • SET t /2~ REBAR ok CAP LS138992 @ CONIFER mtE TO BE REMOVED ~ @ DECIDUOUS TREE TO BE REMOVED • NEW TREE SURVEY NOTES INSTftUJ,lENT: TOPCON CPT lOOOW TOTAL STATION 1ot£lHOO USED: FIELD TRAVERSE WllH ACTUAL FIELD MEASUR£UEHTS AND ANGLES WAC 3.32-130-090 DATE OF SURVEY: OCTOBER 2008 BASIS OF' BEARING: SOOTH 'St" STREET (S89'53'48"E) BENCHWARK: CITY RENTON WON 1476 TOP 1/2" PIN IN CONCRETE IN CASE 15' EAST OF IN1ERS(CTION OF SHATruCK ANO SOOTH 15th SlREET ElEVATION .. 132..88' (40.4S1s.n) NA\{) 198B .. ISS] _.oJ': T 'f SCALE: em • PORTION or NW 1/4 OF SE 1/4 OF SEC 19, TWN. 23 N" RG. 5 E., W.M. IIIA_VV_VVV LND-XX-XXXX (BASIS OF' BEARING) ~ _________________ ~"!5.!48~ W 871.s::. (M) 871.412')+ _ ~:.f.8'lo"W FOUND MON 1/2' BRASS 461.47' (C) S 15th STREET J\4iO.11' (1ro1) 1155.87? (ot_; DISK W/pUNa-! IN CONCRETE: CR MON , 47 1155.80 C~) 1 r' I~ CASE (04/05) (UNDHOLM A lIE) FOU.ND PI( AND SHlN£R FOUND 1/2" PIN IN -~~ 0 OS' NORlH Of UNE \ CONCRElE IN CASE -l' \ INTER. SHATTUCK A~ S l'\ rn AND S 15th STREET (04/()5) '&. N .. 173226.586() ~ E .. 1299292.0208 1"1 \~ EL .. 132.88' \f<l ¥ .......... ~ ""'~ "-BLOCK 8, CD HILLMAHS EARLINGTON or £la:5l1NG sa£R \ \ ';;. CHY OF RENTON !.ION 1659 (jl '.ARDEN, 1'0',1 VOl 17. PAGE 74 ~~f~E7 \~ IN PIP~O::~R~~~~~Gl""'~':'i rOUND PK "" SHINER \ IN fROCK WALL LSt29537 L()T ZS 'oi!. OWNER RONALD AND JAHICE KNIGHT PO BOX 6 RENTON, WASHINI1JON 98051 425-2~-17n ENGINEER / SURVEYOR LOT '::.7 TOUMA ENGINEERS tit; WID SURVEYCRS 15632 5 19151 PLACE SUITE E -102 KENT, WASHINGTON 98032 CONCRETE e' ~. (42l5) 2:51-0665 LEGAL DESCRIPTION LOT 8, BlOO< B OF CoD HILLMAN'S [ARlIHGTOtI GARDENS "DOITION TO lHE CITY OF SOTIlE, DIVISION NO. " ACCORDING TO THE PLAT lHEREot, RECOROEO IN VOLUWE 17 OF PlATS. PAGE 74, IN KING COUNTY, W.Ia.SfIINGTON LOT 26 EiLOO' \. CO HILUoIANS EARLINGTON (~ARDol OIV '1 YO!. Ii. PAGE 74 -\- \ \ -\ BENSON DR S (5/05) N .. 173222.6096 E -1300447.88.5 Et .. 85.48' FUlUItE CURBS. OVJlERS ANO ~ . fOt' record thi~d(ly 0' __ ,20_ aL.., This map correctly represents 0 survey mode by me or under my direction in con(Qrmonce with the requireme~s of the Survey Recording Act at the reque~ )of Ron Knight KNIGHT SHORT PLAT TOPO, TREES ANO UTILITIES page __ at the request Dan Tourna in Sept. 2006 ". Supt. of Records 6 F3 • 18 T23N R5E E 112 CA CA CA CA CA co CA CA CA S Rento Village PI. CA CA co co RM-F . ···R·' ··8 " "- 15th St. R~BT·.···· "'I ···~I ~." I:£l CD R-l R-8 IL . R'::'8· Sf: R=1 .ll====:::'.!:::; ~~~==:::::;~ R-8 H3 • 30 T23N R5E E 112 o 200 frO G3 ,,...., ~ ZONlNG o = TBClOOCAL DllVICBI - - - -Renton Q,t,' Umit,J 19 T23N R5E E 112 5319