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Home My WebLink AboutLUA-06-051_Misct REPORT City of Renton Department of Planning I Building I Public Works & DECISION ADMINISTRATIVE SHORT PLAT AND VARIANCE REPORT & DECISION ENVIRONMENTAL REVIEW REPORT SUMMARY AND PURPOSE OF REQUEST Report Date: June 6, 2006 Project Name Syrbu Short Plat Owner/Applicant Vyacheslau & Natalya Syrbu 1917 Jones Avenue NE Renton, WA 98056 File Number LUA-06-051, SHPL-A. V-A, Project Manager Valerie Kinas!, Associate Planner ECF Project Description The applicant is requesting Environmental (SEPA) Review and Administrative Short Plat Review for the subdivision of a 0.54-acre site zoned Residential -8 (R-8) into two lots. The lots are intended for the eventual development of detached single family homes. Lot 1 would be 14,269 sq. ft. and Lot 2 would be 9,016 sq. ft .. The site contains an approximately 887.5 square foot area of regulated protected steep slopes (40% and over). After required deduction for critical area, the net density for the proposal is 4.12 du/ac. One 3,960 sq. ft. existing single-family dwelling is to remain on proposed Lot 1. The existing house would retain direct access from Jones Ave. NE and the new lot would be accessed via an access easement over the front lot, Loi 1. The applicant has also requested an administrative variance in order to reduce the required 20 ft. rear yard setback to 1 O ft. from the proposed access easement for the existing house and 1.25 ft. for the existing deck. A variance is also requested to reduce the rear yard setback of the deck from the property line from 20 ft. to 18 ft. Project Location 1917 Jones Ave. NE N t 'Project Location Map . SHPL & £,RC report City of Renton P/8/PW Department Administrative Land Use Action REPORT AND DECISION DATED June 6, 2006 PROJECT LUA-06-051, SHPL-A, V-A, ECF Page2 1. 2. Project Description/Background The proposal is to subdivide the existing 0.54-acre site into 2 lots retaining the existing 3,960 square foot single-family dwelling at the front of the new lot. The site is Residential-8 (R-8) zoning designation. An 887.5 square foot area of protected steep slopes is located at the west end of the property, where the lot abuts Washington State DOT public-right-of way for 1-405. The site is located in the 1900 block of Jones Ave. NE at 1917 Jones Ave. NE. The existing house would be retained on Lot 1 and would continue to have direct access from Jones Ave. NE. The lot created at the back of the property, Lot 2, would access to Jones Ave. NE via an access easement running north of the existing home. The lots are proposed at the following sizes: Lot 1 is 14,269 square feet and Lot 2 is 9,016 square feet. The buildable lot area for Lot 2 would be affected by the Native Growth Protection Area Easement to be recommended by staff to ensure protection of the protected steep slopes. With the deduction of the critical areas the net square footage of Lot 2 would be 8,128.5 square feet. Both lots would meet the minimum 5,000 square feet required for new lots in the R-8 zone. A rear yard variance is necessary in order for the existing home to be retained and the lot to be subdivided. The variance is requested by the applicant to reduce the required 20-foot rear yard setback of the house from the edge of the access easement behind the house. The variance would reduce the rear yard setback of the house to 1 O feet from the access easement and the deck to 1.25 from the access easement. The applicant has also requested to have the required 20-foot setback from the rear property line reduced to 18 feet for the deck. The site contains approximately 887.5 square feet of protected steep slopes (40% and over) and 1,235 square feet of access easement area. Therefore the net acreage of the site is 0.485 and the resulting net density for 2 lots would be 4.12 dwelling units per acre (2/0.485 = 4.12). Most of the subject is site is relatively flat with the site dropping off steeply at the rear. The flat portion of the site is vegetated primarily with grass and some shrubs. The steep portion of the site is vegetated with blackberry. The two trees on the site, a fruit tree and a fir, are proposed to be retained. The protected steep slopes are critical areas according to the City of Renton Municipal Code, so the proposed short plat is subject to State Environmental Polley Act (SEPA) review. Surface water on the developed site would be managed on-site with an infiltration system. According to the geotechnical report submitted with the short plat application, the soils on the site consist of the Indianola Series (lnC), which classify as "loamy fine sand" and Sand-Silt(SM) trace gravel. Below this is Quaternary Recessional Outwash (QvR). The soils would require a minimum setback area of 20 feet from the crest of the slope and conventional spread footing foundations, according to the geotechnical report. Environmental Review In compliance with RCW 43.21 C. 240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. -··. Environmental Impacts The proposal was circulated and reviewed by various City Deparlments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: No grading or clearing of the site is proposed. Excavation will be done for the sewer stub on the relatively flat segment of the lot. Construction of the new home could potentially impact the steep slopes at the rear of the site. The submitted geotechnical report by Bergquist Engineering Services, dated March 1, 2006, recommends that the foundations for the new homes be set back at least 20 feet from the crest of the steep slope in order to protect the steep slopes. In order to mitigate potential impacts to the protected slopes, staff recommends that the applicant be required to follow the submitted geotechnical report. As stated in the report, vegetation offers slope stability. For this reason; staff has recommended as a condition of short. plat approval, listed below in this document under Section 3. Administrative Shott Plat and Variance ~Reporl & Decision, Section J. Decision, that a Native.Growth Protection Easement be.pf.!ced over.the protected slope and its 20-ft. buffer. Staff· · shpltrpt.doc "'· , .J-.. City of Renton P/BIPW Department Administrative Land Use Action REPORT AND DECISION DATED June 6, 2006 PROJECT LUA-06-051, SHPL-A, V-A, ECF Page 3 also recommends as a condition of short plat approval, that a note be added to the face of the short plat, requiring that if invasive species, such as blackberry, are removed, native species be planted to insure slope stability. Staff further recommends in the Short Plat Decision below, that a permanent split rail fence is also recommended by staff as a condition of short plat approval along the edge of the Native Growth Protection Easement. In order to reduce the potential for erosion and control sedimentation to the site and to adjacent properties, staff also recommends that the applicant be required to install temporary erosion control measures, and to follow the Department of Ecology's (DOE) 2001 Stormwater Management Manual: Mitigation Measures: • The applicant shall follow the recommendations found in the submitted geotechnical report by Bergquist Engineering Services. dated March 1, 2006. • Temporary erosion control measures shall be installed and maintained in accordance with the Department of Ecology Standards to the satisfaction of the representative of the Development Services Division for the duration of the project's construction. Nexus: SEPA Environmental Regulations 2. Plants Impacts: The protected slope is vegetated with blackberry, which according to the geotechnical report serves to stabilize the slope. As a condition of short plat approval, staff recommends that the applicant be required to place a native growth protection easement over the protected part of the steep slope. Within a native growth protection easement, native vegetation must be protected, but invasive species may be removed. In order to assure that if the blackberry shrubs are removed, the slope is not left unvegetated and unstable, staff has also recommended as a condition of short plat approval, that the Native Growth Protection Easement include wording that upon removal of invasive species, native plants shall be planted to assure slope stability. Mitigation Measures: No further mitigation measures required. Policy Nexus: NA B. Recommendation C. Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF NON-SIGNIFICANCE Issue DNS with 14 day Appeal Period. Issue DNS with 15 day Comment Period with Concurrent 14 day Appeal Period. Mitigation Measures DETERMINATION OF NON· SIGNIFICANCE· MITIGATED. XX Issue DNS-M with 14 day Appeal Period. Issue DNS-M with 15 day Comment Period with Concurrent 14 day Appeal Period. 1. The applicant shall follow the recommendations found in the submitted geotechnical report by Bergquist Engineering Services, dated March 1, 2006. 2. Temporary erosion control measures shall be installed and maintained in accordance with the Department of Ecology Standards to the satisfaction of the representative of the Development Services Division for the duration of the project's construction. D. Comments of Reviewing Departments shpltrpt. doc The proposal-has been circulated to City Departmental( Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation.Measures and/or Notes to Applicant. ...1f_ Copies of all Review Comments are contained in the Official File. City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED June 6, 2006 PROJECT LUA-06-051, SHPL-A, V-A, ECF Page4 3. Copies of all Review Comments are attached to this report. Administrative Short Plat and Variance -Report & Decision This decision on the administrative land use actions is made concurrently with the environmental determination. A. GENERAL INFORMATION: 1. Owners of Record: 2. Zoning Designation: Vyacheslau & Natalya Syrbu 1917 Jones Avenue NE Renton, WA 98056 Residential-8 (R-8) 3. Comprehensive Plan Land Use Designation: Residential Single Family 4. Existing Site Use: The site is currently developed with one existing single-family dwelling approximately 3,960 square feet. 3. Neighborhood Characteristics: North: Single-family residential (R-8 zone) East: Jones Avenue NE and single-family residential (R-8 zone) South: Single-family residential (R-8 zone) West: Interstate 405 6. Access: Access to the proposed lots would be provided directly off of Jones Avenue NE and via an access easement located partially on the lot to the north and partially on the front lot of the short plat. 7. Site Area: 23,286 square feet (0.54 acres) B. HISTORICAUBACKGROUND: Action Comprehensive Plan Zoning Annexation Hawken Short Plat Access Easement C. PUBLIC SERVICES: Utilities Land Use File No. NIA NIA NIA LUA-95-079 SHPL, V NA Ordinance No. 5099 5100 1827 NA Rec. No. 2006012600925 Date 11/1/2004 11/1/2004 0510311960 02/15/1996 01/26/2006 1. Water: The site is within the City of Renton water service area. There is an 8-inch watermain within the existing roadway. The project site is located in the 435-water pressure zone. The site is within Aquifer Protection Area Zone 2. Fire Flow available to the site is approximately 2,000 gpm. Static water pressure is approximately 75psi. 2. Sewer: There is an 8-inch sewer main adjacent available to serve the site. 3. Surface Water/Storm Water: There are 12-inch storm drainage pipelines within the existing roadway. 4. Streets: There is currently a paved and partially improved public right-of-way along the frontage of this site. 5. Fire Protection: City of Renton Fire Department. D. APPLICABLE. SECTIONS OF THE. RENTON MUNICIPAL CODE.: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and lnteni.of Zoning Districts shp/trpt. doc City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED June 6, 2006 PROJECT LUA-06-051, SHPL·A. V-A, ECF Section 4-2-070: Zoning Use Table Page5 Section 4-2-120: Commercial Neighborhood Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts Section 4-3-050: Critical Areas Regulations 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7-130: Environmental Consideration -General Requirements and Minimum Standards Section 4-7-150: Streets -General Requirements and Minimum Standards Section 4-7-180: Industrial and Commercial Blocks and Lots-General Requirements and Minimum Standards 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Definitions E. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element-Residential Single Family 2. Community Design Element 3. Environmental Element F. DEPARTMENT ANALYSIS: shpitfptdoc 1. 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. 2. Consistency With 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 subject site is designated Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. The objective established by the RSF designation is to protect and enhance single- family neighborhoods. The proposal is consistent with the RSF designation in that it would provide for the future construction of single-family homes. The proposed plat is consistent with the following Comprehensive Plan objectives and policies for Residential Single Family Land Use, Community Design and the Environmental Elements: Land Use Element 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 de(J.sities and implement Growth Management tawets; 2) Promote expansion and use of public transportation; and 3) Make more efficient use of urban seNices and infrastructure. The project would add one new residential lot, plus retain the existing residence which would further Growth Management targets. ' City of Renton P/8/PW Department Administrative Land Use Action· REPORT AND DECISION DATED June 6, 2006 PROJECT LUA-06--051, SHPL-A, V-A, ECF Page 6 shp/trpt.doc. · 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 proposed project for two lots would arrive at a net density of 4.12 dwelling units per net acre, after deduction of critical areas and easements, which is within the allowable range of the R-8 zone. Policy LU-148. A minimum Jot size of 5,000 square feet should be allowed on in-fill parcels of less than an acre (43,560 sq. ft.) in single-family designations. Allow a reduction in lot size to 4,500 square feet on parcels greater than an acre to create an incentive for aggregation of land. The site is smaller than one acre and all lots would be greater than 5,000 sq. ft. Objective CD-K: Sile plans for new development projects for all uses, including residential subdivisions, should include landscape plans. A conceptual landscape plan was included in the land use application submittal. Policy CD-53. Landscape plans for proposed development projects should include public entryways, street rights-of-way, storm-water detention ponds, and all common areas. A conceptual landscape plan provides for the required landscaping along the public right-of-way. Policy CD-55. Maintenance programs should be required for landscaped areas in development projects, including entryways, street rights-of-way, storm-water retention/detention ponds, and common areas. The applicant will be required to maintain all common improvements as part creating a maintenance agreement. Community Design Element Objective CD-A: The City's unique natural features, including land form, vegetation, lakeshore, river, creeks and streams, and wetlands should be protected and enhanced as opportunities arise. The applicant will be required to protect the steep slope on the site with a native growth protection easement. Environmental Element Objective EN-70: Land uses on steep slopes should be designed to prevent property damage and environmental degradation, and to enhance greenbelt and wildlife habitat values by preserving and enhancing existing vegetation to the maximum extent possible. The applicant will be required to protect the steep slopes on the site in a Native Growth Protection Easement, and provide fencing and signage for the area. b) Compliance with the Underlying Zoning Designation The 0.54 -acre site (gross area) consists of one parcel designated Residential -8 Dwelling Units per Acre (R-8) on the City of Renton Zoning Map. The proposed development allows for the future construction one additional dwelling unit along with associated plat improvements. Density -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 (du/ac). Net density Is calculated after the deduction of sensitive areas, areas intended for public right-of-way and private easements from the gross acreage of the site. The property contains 1,235 sq. ft. of area to be placed in an access easement, and 887 .5 sq. ft. of protect slopes, which are a critical area. After the deduction of the 1,235 sq. ft. easement area and 887.5 sq. ft. protected slope area from 23,286 gross sq. ft. (23,286 sq. ft. site -2,122.5 sq. ft. total deducted area = 21,163.5 net sq. ft. or 0.485 net acres), the proposal for two lots would arrive at a net density of 4.12 dwelling units per acre (2 units / 0.485 acres = 4.12 du/ac). The proposed short plat complies with density requirements for the R-8 zoning designation. Lot Dimensions -The minimum lot width required is 50 feet for interior lots and 60 feet for corner lots. The minimum lot depth is 65 feet. The lot width of Lot 1 is proposed at an average of approximately 115 ft. and Lot 2 would be an average of approximately 83 ft. Lot 1 would be approximately 123 ft. in depth and Lot 2 would be approximately 108 ft. in depth. Lot sizes would be greater than the minimum of 5,000 square feet. All lots comply with the lot dimension requirl!ments. • Setbacks -The R-8 zone requires a minimum front yiard of 15 feet for primary structure and 20 feet for attached garages. The minimum rear yard setback is 20 feet. The minimum interior side , y I, City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED June 6, 2006 PROJECT LUA-06-051, SHPL-A, V-A, ECF Page 7 shpllrpt.'doc yard setback is 5 feet and the side yard along a street must be at least 15 feet. The existing house on proposed Lot 1 would meet the front and side yard setbacks. It would not meet the rear yard setback requirement. The rear yard setback must, by definition, be measured from the edge of the access easement, which runs along a part of the rear lot line in this case. The existing house would be only approximately 10 feet from the access easement and would thus require a variance. Also, the deck at the back of the house would also be within the 20 ft. rear yard setback from the access easement, at only 1 .25 ft. at one point. The deck would also be only 18 ft. from the rear lot line at the point where there is no longer an access easement at the back of the lot. The applicant has requested the necessary rear yard setback variance and an analysis of this request can be found under Section g. Consistency with Variance Criteria below in this report. The setbacks of the new house would be verified at the time of building permit submittal. Building Standards The R-8 zone permits one single-family residential structure per lot. Each of the proposed lots would support the construction of one detached residential unit. Accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. Building height in the R-8 zone is limited to 2 stories and 30 feet for primary structures and 15 feet for detached accessory structures. Maximum building coverage is limited to 35% of the lot area or 2,500 square feet, whichever is greater, for lots over 5,000 square feet in size, and 50% for lots less than 5,000 square feet in size. The existing house would meet these standards. It is not over 2 stories or 30 ft. in height and the proposed lot coverage is 15.8 %. Compliance of the new house with these standards would be verified prior to the issuance of building permits. c) Community Assets The R-8 zone requires off-site landscaping abutting non-arterial public streets (Jones Avenue NE). A five-foot wide irrigated or drought resistant landscape strip must be installed and if there is additional undeveloped right-of-way in excess of five feet, this additional width must be landscaped. Additionally, a minimum of two trees of a City approved species with a minimum caliper of 1 Y. inches per tree must be planted in the front yard or planting strip of every lot prior to final building inspection. The proposal's compliance with this standard would be verified prior to the final building inspection. A conceptual landscaping plan was included in the submittal for the short plat, illustrating a five- foot landscape strip at the front of the lot. It also illustrates the two required trees at the front of each lot of the short plat. This plan meets the landscaping requirements for the short plat. Staff recommends as a condition of short plat approval, that the applicant be required to install the landscaping and plant the two trees on the lot with the existing home prior to short plat recording. The trees on the back lot would need to be planted before an occupancy permit for the new home can be issued. d} Compliance with Subdivision Regulations Streets: No new public streets would be created as part of the proposed short plat. There is currently a paved and partially improved public right-of-way along the frontage of this site. RMC section 4-7-150.F of the Subdivision Regulations requires the installation of half street improvements, including curb, gutter, sidewalk, drainage, street signs, street lights and paving along the frontage of Jones Avenue NE pursuant to City of Renton Street Standards (RMC section 4-6-060) prior to recording of the short plat unless already in place or deferred by the City. All new electrical, phone and cable services must be 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. The proposed subdivision is anticipated to generate additional traffic on the City's street system. In order to mitigate transportation impacts, staff recommends as a condition of short plat approval the payment of a Traffic Mitigation Fee based on a rate of $75.00 per net new average daily trip attributed to the project with credit given for the existing residence. The fee for this short plat is estimated at-$717.75 (2 new lots -1 existing:; 1 lot x 9.57 trij)s per lot= 9.57 trips x $75 per trip= $717.75). The fee is payable prior to the recording of the short plat. City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED June 6, 2006 PROJECT LUA-06-051, SHPL-A, V-A, ECF Page 8 shpltipl.doc Blocks: No new blocks will be created as part of the proposed short plat. Lots: The size, shape and orientation of lots must meet the minimum area and width requirements of the applicable zoning classification and must be appropriate for the type of development and use contemplated. The lots are generally rectangular in shape, although each does become wider toward the back of the parcel. Both are oriented toward the east, with Lot 1 oriented toward Jones Ave. NE and Lot 2 fronting on the rear of Lot 1. All lots meet and exceed the minimum lot areas however due to the native growth protection area easement (NGPA) over the steep slope, the buildable area of lot at the rear is somewhat restricted. Each of the proposed lots satisfies the minimum dimension requirements of the R-8 zone. The plat plan does not include setback lines for each lot showing potential building envelopes, but when considering the required setbacks, as well as access points for each lot, the proposed lots appear to have sufficient buildable area for the development of detached single-family homes. e) Reasonableness of Proposed Boundaries Access: All lots in a subdivision must insure access to a public street. Lot 1 of the proposed short plat would access directly from Jones Ave. NE. Lot 2 would access from Jones Ave. NE via an access easement running over the lot to the north and then across part of the rear of Lot 1, behind the existing home. The width of 20 ft. for the access easement is sufficient given only the house on the neighboring lot to the north and the new house on proposed Lot 2 use the easement for access. A short plat of the lot to the north beyond the neighboring lot has been submitted, the Dobson Short Plat, and it does not propose use of the 20 ft. access easement. It would have its own 20-ft. wide access easement next to the 20-ft. easement of the Syrbu Short Plat. An access easement has been recorded for the segment of the driveway located off-site, on the neighboring lot. The recorded document no. 20060126000925 only reaches 117 into the lot though, while the plat plan is showing the easement being 119.06 ft. long. Prior to recording, the additional approximately two feet will need to be secured. Also, prior to short plat recording, a note must be placed on the plat plan stating that the segment of the access easement located on Lot 1 must be conveyed and a maintenance agreement recorded when Lot 2 is sold. Topography: Most of the subject site is relatively flat with the site dropping off steeply at the rear. The flat portion of the site is vegetated primarily with grass and some shrubs. The steep portion of the site is vegetated with blackberry. An 887 .5 sq. ft. area of protected steep slopes is located on the back of the lot. The submitted geotechnical report by Bergquist Engineering Services, dated March 1, 2006, recommends that the foundations for the new homes be set back at least 20 feet from the crest of the steep slope in order to protect the steep slopes. As part of the Environmental Review decision, staff recommended as a mitigation measure above in this report, that the applicant be required to follow the geotechnical report. Also, under Environmental Considerations below in this section, staff is recommending that the slope and its buffer be placed in a Native Growth Protection Easement and fenced. Relationship to Existing Uses: The subject site currently contains a 3,960 sq ft single-family residence, which is to remain on proposed Lot 1. The properties to the north, south and east of the subject site are designated Residential -8 dwelling units per acre (R-8) on the City's zoning map and are developed with single-family homes. To the west is Interstate 405. North of the site, beyond the neighboring lot, a short plat is current under review, the Dobson Short Plat. The proposal is consistent with the intent of the both the Comprehensive Plan and Zoning Code and would not be out of character with the existing or recent development in the area. Environmental Considerations: The City's Critical Areas maps depict the presence of protected steep slopes on the site, and a submitted geotechnical report by Bergquist Engineering Services, dated March 1, 2006 verifies this. The submitted short plat plan did not depict the protected slope area. RMC 4-3-050E 4 requires that protected slopes be placed in a Native Growth Protection Easement. In order to ensure protection of the steep slQpe as recommended in the geotechnical report, staff recommends as a condition of short plat 3'J1proval, that the protected steep slopes and tlieif 20-ft. buffer be placed in a Native Growth ''Protection Easement (NGPE) recorded concurrently with the short plat. The applicant shall include in the Native Growth Protection Easemerif note on the face of the short plat, the phrase: ~Upo(I removal of invasive species, such as blackberry; the owners shall plant and maintain native vegetation that offers slope stability.• Ii'·., -. ,. ,~ City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED June 6, 2006 PROJECT LUA-06-051, SHPL-A, V-A, ECF Page 9 The Native Growth Protection Area shall be fenced and signage installed prior to recording of the short plat. 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. Fire Prevention staff recommend that the applicant provide required improvements and fees to offset the impacts to fire services associated with the new development. The proposal of one additional residential lot to the City would impact the City's Fire Emergency Services. Therefore, a Fire Mitigation Fee of $488.00 per new single-family lot is required with credit given for one existing residence. The fee is estimated at $488.00 (2 lots -1 existing residence x $488.00 = $488.00) and is required prior to recording of the short plat. Schools: The site is located within the boundaries of the Renton School District. Renton School District No. 403 has indicated that Kennydale Elementary School, McKnight Middle School and Hazen High School can accommodate the increased student enrollment that may result from the development of the proposed project, estimated at 0.44 or O (0.44 x 1 = 0.44 or 0) students. The school district has indicated that these schools would be able to support the additional students generated by the proposal. Storm Water. There are 12-inch storm drainage pipelines within the existing roadway. The applicant proposes infiltration. Drainage must meet the 1990 King County Surface Water Design Manual. A Surface Water System Development Charge will be assessed at a rate of $759.00 per single-family dwelling with credit giving for the existing structure. Payment of these fees shall be required prior to issuance of the utility construction permit. Water and Sanitary Sewer Utilities: The site is within the City of Renton water service area. There is an 8-inch watermain within the existing roadway. The project site is located in the 435- water pressure zone. The site is within Aquifer Protection Area zone 2. Fire Flow available to the site is approximately 2,000 gpm. Static water pressure is approximately 75 psi. In accordance with the Fire Department requirement (prior to recording the subdivision), at a minimum, one hydrant within 300 feet of any proposed single-family structure is required. Additional fire flow and hydrants are required if the total square footage of the new single-family structures, including the garage, are greater than 3,600 square feet. The Water System Development Charge will be assessed at the rate of $1,956.00 per single-family dwelling with credit giving for the existing structure. Payment of these fees shall be required prior to issuance of the utility construction permit. There is an 8-inch sewer main adjacent and available to serve the site. The Sewer System Development Charge is $1,017 per new single-family residence. This fee is due with the construction permit. G. Consistency with the Variance Criteria: shpltrpt.doc, The applicant has requested variances from the rear yard setback requirement of 20 feet, RMC 4- 2-110A. Setbacks are measured from the lot line and, if present, the edge of the access easement. The Syrbu Short Plat has an access easement running along a portion of the rear lot line of Lot 1. The minimum rear yard setback of 20 feet for the existing house and elevated deck would therefore be measured from the edge of this easement. Because the short plat proposal would place the access easement closer than 20 feet to the existing house and deck, the applicant is requesting rear yard variances for the house and deck. The variance request is threefold: 1) A variance is requested in order to reduce the rear yard setback of the existing house on Lot 1 to 10 feet from the access easement at the rear of the lot. 2) An additional variance is requested to reduce the required 20-foot rear yard setback from the access easement to 1.25 feet for the existing deck at the back of the house. 3) And furthermore, a variance is requested to reduce the required minimum 20-foot setback of the deck from the rear lot line to 18 feet. The Administrator shall have authority to grant an administrative variance upon making a determination.-in writing, that the conditions specified below have been found to exist. Section 4-9- 2500.5.a. lists 4 criteria that the Administrator is asked to consider, along with all other relevant information, in making a decision on an Administrative Variance application. These include the following: City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED June 6, 2006 PROJECT LUM>&--051, SHPL-A, V-A, ECF Page 10 shpftrpt. '*"' 1. That the applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification: The applicant contends that special circumstances do exist. The existing house is placed on the lot in such a way that, although there is enough land to create another lot as consistent with the policies of the Comprehensive Plan and the R-8 zoning designation, it is not possible to short plat the lot without a rear yard setback variance. While the size of the property and the R-8 zoning of the property permits the subdivision of the property, an access easement to the rear lot would be required and the setback to the existing house would be measured from the edge of the easement. This requirement would either preclude the subdivision of the property or require the removal of a portion of the existing residence and deck. With regard to the request for a reduction of the rear yard setback from the house to the access easement by 1 O feet, staff agrees that there is a hardship in that the lot could not be subdivided without the setback reduction or the removal of a portion of the house. As to the request for a reduction of the setback from the deck to the access easement from 20 ft. to 1.25 ft., staff also recognizes the hardship in that the short plat would also not be possible without the removal of a portion of the deck. But as to the request for a reduction of the rear yard setback of the deck from the rear property line from 20 feet to 18 feet, staff does not recognize a hardship. It would be possible to move the proposed lot line 2 ft. to the west and alleviate the necessity for this particular variance. Therefore, staff recognizes that the owners suffer undue hardship with regard to the distance of the house and deck from the access easement, but does not agree that there is a hardship with regard to the distance of the existing deck from the proposed rear lot line. For this reason, staff would recommend denial of the request to reduce the 20-ft. rear yard setback of the deck to the rear property line to 18 ft. but support the variances to reduce the setbacks of the house and deck to the access easement. 2. That the granting of the variance will not be materially detrimental to the public welfare or Injurious to the property or improvements in the vicinity and zone in which subject property is situated: The granting of any of the variances would not be materially detrimental to the public welfare. Instead, the granting of the variances would allow for infill development as prescribed by the Comprehensive Plan, while retaining an existing home. As proposed, the short plat would create a situation where the existing structure meets all required setback and lot coverage requirements except for the required 20-foot minimum rear yard setback from the access easement and rear lot line. When a home is built on the new lot, a distance of over 45 feet would still remain if the new home were built right at the minimum 15-foot front yard setback line. Granting variances for the existing residence on Lot 1 of the short plat to remain would not create a situation that is detrimental or injurious to the owners of the houses in question, the new homes or the properties in the vicinity. 3. That approval shall not constitute a grant of special privilege Inconsistent with the limitation upon uses of other properties in Iha vicinity and zone in which the subject property is situated: Approval of the variance may be considered a grant of special privilege because It would provide an exception from a zoning standard that limits most properties under the same zoning designation. However, variances would be supported under identical circumstances where a property would be short platted to obtain allowable density and an existing house would remain on one of the IJ8W lots, provided the conditions of approval are .. met. Staff recommends that a restrictive covenant be placed on 'proposed Lot 1 stating that in the event the existing residence is destroyed, removed or demoli!l,bed, the construction of a new single ... family residence on Lot 1 shall comply with.all development standards of the underlying zoning City of Renton P/BIPW Department Administrative land Use Action REPORT AND DECISION DATED June 6, 2006 PROJECT LUA-06-051, SHPL-A, V-A, ECF Page 11 designation at the time of building permit review. This restrictive covenant shall be recorded with King County and placed on the face of the short plat. 4. That the approval as determined by the Zoning Administrator is a minimum variance that will accomplish the desired purpose: With regard to the applicant's proposal to reduce the required 20 ft. rear yard setback for the existing house and deck from the access easement to 10 ft. and 1.25 ft. respectively, this is the least necessary in order to short plat the lot and still retain the existing house and deck as they exist today. The easement is necessary to access the lot that is being created with the short plat at the rear of the property. Due to the lot size and configuration, it is not possible to ensure access to the rear lot in a way that the existing home and deck still meets the setback requirements. A reduction of the 20-foot rear yard setback for the house and deck as measured from the access easement is the least necessary in order for the owners to short plat their lot and still be able to retain the existing house. With regard to the applicant's proposal to reduce the rear yard setback of the existing deck to 18 ft. from the rear lot line, this is not the least necessary in order to short plat the lot and retain the house and deck as they stand today. The applicant could move the proposed lot line between Lots 1 and 2 over 2 ft. to the west such that the rear yard setback from the existing deck is at least the 20-foot minimum required in the R-8 zone and still provide access and meet lot size and dimension requirements. For this reason, staff recommends denial of the reduction of the setback of the deck from the property line from 20 ft. to 18 ft. 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 Syrbu Short Plat, File No. LUA-06-051, SHPL-A, V-A, ECF, and for rear yard setback variances for the existing house and deck. 2. Application: An application was submitted in compliance with the requirements for conducting short plat and administrative variance 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 generally complies with the zoning requirements and development standards of the Residential -8 (R-8) zoning designation, provided all advisory notes and conditions of approval are complied with. Variances have been requested where it the applicant has not been able to meet development standards. 5. Variance: Of the three variances requested by the applicant, one does not comply with the variance justification requirements, and two do, provided all advisory notes and conditions of approval are com plied with. 6. Subdivision Regulations: The proposal generally complies with the requirements established by the City's Subdivision Regulations for the short platting of two lots provided all advisory notes and conditions of approval are complied with. 7. Existing Land Uses: Land uses surrounding the subject site include: North Residential -8 (R-8); East: Residential -8 (R-8); South: Residentiat-8 (R-8); and West Residentia/-8 (R-8), Interstate 405. 8. ERC Review: The City's Environmental Review Committee (ERG) has reviewed the proposal and issued a determination of non-significance-mitigated (DNS-M) and imposed seven mitigation measures. 8. Critical Areas: The subject site contains an area of approximately 887.5 square feet of protected steep slope$. I. CONCLUSIONS:;· shpllrpt. doc City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED June 6, 2006 PROJECT LUA--06--051, SHPL-A, V-A, ECF Page 12 1. The subject site is located in the Residential Single Family (RSF) comprehensive plan designation and generally complies with the goals and policies established for this designation. 2. The subject site is located in the Residential -8 (R-8) zoning designation and complies with the zoning and development standards established with this designation provided all conditions of approval and advisory notes are complied with. 3. The proposed two lot short plat generally complies with the subdivision regulations as established by city code and state law provided all conditions of approval and advisory notes are complied with. 4. The proposed two lot short plat complies with the street standards as established by city code provided all conditions of approval and advisory notes are complied with. 5. One of the requested rear yard variances does not comply with the regulations in the city code regarding variances and staff recommends denial of this variance. Two of the requested rear yard variances do comply, provided all conditions of approval and advisory notes are complied with, and staff supports approval of these variances. J. DECISION: shp/hpt.do.c Variance Decision The administrative variance for the Syrbu Short Plat, File No. LUA-06-051, SHPL-A, V-A, ECF, which would reduce the rear yard setback of the existing deck from the rear lot line from 20 feet to 18 feet is denied. The administrative variances, which would reduce the rear yard setback of the house and deck from the access easement from 20 feet to 1 O ft. and from 20 ft. to 1.25 ft. respectively is approved subject to the following condition: 1. The variances are granted only for the existing house and deck on Lot 1 of the Syrbu Short Plat and not for any future structures. Upon recording of the short plat, a restrictive covenant shall be placed on Lot 1 , and a note shall be placed on the face of the final short plat, requiring that when the house and/or deck is destroyed, removed or demolished, or if any additions are made to the home, new construction must meet the setback requirements at the time of action. Short Plat Decision The Syrbu Short Plat, File No. LUA-06-051, SHPL-A, V-A, ECF, is approved subject to the following conditions: 1. The crest of the slope and the 20-foot slope buffer, as defined by Bergquist Engineering Services in their geotechnical report dated March 1, 2006, shall be depicted on the short plat plan prior to short plat recording. 2. The applicant shall establish and record a Native Growth Protection Easement (NGPE) for the protected steep slopes and their 20-ft. buffer and include a note of this on the short plat drawing that is recorded. 3. The applicant shall include in the Native Growth Protection Easement note on the face of the short plat the phrase: Upon removal of invasive species, such as blackberry, the owners shall plant and maintain native vegetation that ensures slope stabillty. 4. The Native Growth Protection Easement area shall be fenced with split rail fencing, and signage installed prior to recording of the short plat. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the final short plat. 5. The access easement that was recorded on the neighboring lot to the north in January of 2006 shall be extended from the 117 feet to the complete length of 11_9-.06, as proposed with the short plat. This shall be completed prior to short plat recording. . ~ ... , ' .... . ;.•, )' City of Renton P/8/PW Department Administrative Land Use Action REPORT AND DECISION DATED June 6, 2006 PROJECT LUA-06-051, SHPL-A, V-A, ECF Page 13 SIGNATURES: 6. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project. Credit to be given for one existing residence. The fee shall be paid prior to the recording of the short plat. 7. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot. Credit will be given for one existing residence. The fee shall be paid prior to recording of the short plat. 8. A maintenance agreement shall be created concurrently with the recording of the short plat between proposed Tracts A and B, and the neighboring lot to the north in order to establish maintenance responsibilities for the shared private access and utility easement and associated improvements. The agreement shall be placed on the face of the final short plat prior to recording. 9. The required two new trees on Lot 1 shall be planted prior to short plat recording. 10. The required two new trees on Lot 2 shall be depicted on the site plan submitted with the building permit application for the new home and planted prior to occupancy. 6/t)oo r~ decision date ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are nrovided as information onlv, thev are not subiect to the an=al orocess 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 seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. Property Services -Comments for Final Short Plat Submittal 1. Please see attached memo from Property Services regarding revisions and final short plat information. Fire Prevention 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 square feet in area, including the garage, the minimum fire flow increases to 1,500 gpm and requires two hydrants within 300 feet of the structures. 2. Fire department access roads are required to be paved, 20 feet. 3. Dead end access roadways over 700 feet in length are required to have a secondary access. 4. Street addresses shall be visible from a public street. Plan Review-Surface Water 1. Surface Water System Development Charge is $759 per new dwelling unit. This fee is due with the construction permit. 2. Drainage requirements must meet the 1990 King County Surface Water Design Manual. Plan Review -Sewer 1. The Sewer System Development Charge is $1,017 per new single-family residence. This fee is due with the construction perm it. Plan Review-Water 1. Surface Water System Development Charge is $759 per new dwelling unit. This fee is due with the construction permit. 2. Drainage requirements must meet!he 1990 King County Surface Water Design Manual. 3. Fire flow requirement for single-family residences is 1,000 gpm. Hydrants are required within 300 feet of all structures. Existing hydrants to be counted, as fire protection will be required to be retrofitted with a 5-inch storz quick disconnect fitting. shp/trpt. doc City of Renton PIB/PW Department Administrative Land Use Action · REPORT AND DECISION DATED June 6, 2006 PROJECT LUA-o6-051, SHPL-A, V-A, ECF Page 14 Plan Review -Street Im rovements 1. The traffic mitigation fee of 75 per additional generated trip shall be assessed per additional single family home at a rate of 9.57 trips per day. This fee is payable at time of recording the plat. 2. 2. All new electrical, phone and cable services must be 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. 3. Per City of Renton code the owner is required to install curb, gutter, street lights and sidewalks, along the frontage of the parcels being developed. This includes Jones Ave NE. Plan Review -General 1. The site is located in Aquifer Protection Zone 2 and may be subject to additional requirements per City code. Certain uses require operating permits (RMC 4-9-015). A fill source statement (RMC 4-4-060L4) Is required If more than 100 cubic yards of fill material will be Imported to the project site. Construction Activity Standards (RMC 4-4-030C7) shall be followed if during construction, more than 20 gallons of hazardous materials will be stored on site or vehicles will be fueled on site. Surface Water Management Standards (RMC 4-6-030E2 and 3)- Biofilters, stormwater conveyance, and water quality ponds may require a groundwater protection liner. Impervious surfaces shall be provided for areas subject to vehicular use or storage of chemicals. 2. Separate permits for side sewers, water meters, storm drainage connections, landscape irrigation meters and any backflow devices will be required. 3. A separate permit to cut and cap existing utilities will be required as part of any demolition permits. 4. All plans shall conform to the Renton Drafting Standards. 5. 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. 6. When plans are complete three copies of the drawings, two copies of the drainage report, a construction estimate and application fee shall be submitted at the sixth floor counter. A fee worksheet is attached for your use, but prior to preparing a check, it is recommended to call 425-430-7266 for a fee estimate as generated by the permit system. TRANSMITTED this 1:i" day of June, 2006 to the Owner: Vyacheslau & Natalya Syrbu 1917 Jones Avenue NE Renton, WA 98056 TRANSMITTED this 1:i" day of June, 2006 to the Applicant: Jim Hanson Hanson Consulting 17 446 Mallard Cove Lane Mt. Vernon, WA 98274 TRANSMITTED this 1t• day of June, 2006 to the following Parties of Record: Ziba Wolfe 1801 Jones Avenue NE Renton, WA 98056 Dennis Banes 1909 Jones Avenue NE Renton, WA 98056 TRANSMITTED this 1 :i" day of June, 2006 to the following: Larry Meckling, Building Official Stan Engler, Fire Marshal Nell Watts, Development Services Director Jennifer Henning Jan Conklin Kayren Kittrick, Plan Review Supervisor Carrie Olson King County Journal . -Land Use Action Appeals & Requests for Reconsideration The administrative land. use decision will become final if the decision Is not appealed withirf 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). shp/ftpt.doc , City of Renton P/B/PW Department Administrative Land Use Action REPORT AND DECISION DATED June 6, 2006 PROJECT LUA-06-051, SHPL-A, V-A, ECF Page 15 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 tlmeframe. 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 June 26, 2005. 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. shpltrpt.cloc i ~; ; o.w "" !za:: I WU.I &~ ~ ...,.. :::E LLJ''. ( -~ -~ ~ CJTYOFIENTON ~ 1"=.!0' , . ~ -L•I ..... 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I Chlnl .,, WI I st,fff J ol JI .0£= .. ~ N r 240· Ill Q .. d ~ 1; 245 \ LUA-95-079 SHPL,IV LHD-20-0183 N 80-44:«,1"N, 247. 1 .,. 270' J;;_""'r under con,,r,;01/on . ·~ ,, •. o., ..... , "'' I I JQ,J~ t concrete wall on property tine 250' ~":, l 260' 265' / ~ i /t I , .,, I ~ I -"cee~;, &osemen/ d Ptr A.f. ,1 "nos-o, ., .... -1 6"01,DCJOg25 ~ S0 1 r ~· r Total Stt, Area 23,286 ,.,. 0,43 .acres ~TANC£ 10.!1!5' 9.25' 4!'.1)1' $~" Apple 101.oo• 9,o,s •• ,. 0.21 ocres LOT 2 <136.7> Cl( i ..!, ".lo.,../ ... , ~ ' -_aj L-7 14,269 ,.f. net 0,33 ocres 1,254 ,.,. eemt 0.03 qom 12,985 ,.,. . • .0$ l:lore• gro, ~ ~ 11'1 LOT I \ \. I ."'i Ill r' " ... I . .,,. SI! I ell/sting /IOUH t;. sr s p, . · "II.II" footprint 2,255 s.f. ooncrele f !J 1,9' I I , . . I I <.!4.2> i5 I •. "29.I" -. I ::z "'"'°I I ._ .._ ooncrtfe (b . "'o.(f ' I ~ Ss" -~ j •hod J . 12:S.66' s *1'21;"6'1£ a1o.,,, .., . oi POR, TRACT .!25 c.D. Hlllman•s L'olf• Waiihlng/011 Oor'cle;, cf £den il~ittd,f 110: 5 ~ V (J/,j' ;;.,,,. lori,;n /alls a tlti rn or,.,rty 1/nti, from /':t~r,; f,·, <";v,-Int , ·t,rner · ~--. <t''$_7 5 ~--··< ~" ~; <"/ ~ . . . . • . . ·... . . ...µ: cy.;,,,,C DE\le(.oF'MENJ,;,!'.!!NNING f:ITY OF RL--.,, r pN • MAY -32°F RECEIVED ""'NTROL MOH I :SJ C/ff .,.u ,-------- ' I i ' I • I • I • I • I ' I ' I • I ' I • I • I • I ' I • I • I • I • I ' I ' /. ' I ' t--- 1 ' I • I • I • I • I ' I • I • I • I ' I • I ' I ' I • I ' I ' I • I • I ' I • I i • I ' L-----------------------~~ - ----· ............ -·-.. ---·-----· ---· -~i~~n~iit~~!I~!~, :·i-:::·:. -:\:~:; .:i~~: :,:;t::~}:~i;-:. --------------------------- • __[ --,--- ca .. r' or -··T'---- ··· i - ; ,-. _L __ R-8 ·.£· :~.,-1J ··-· ':f-"l..,- -[NE ZONING P/8/PW 'l'l!CJINIC,\I, BDVICl8 U/28/04 ' ;····! ~---j t-~~~" _ ___ : ... r' ___ ,,;--l i ~--~ 2··"·. lt+-8l,-I --1 r-i------ :: .. ,.: __ ,. '' ----Renton. Ott;, u...tt,I R-B(P 0 :yo tr' D4 5 T23N R5E E 1/2 . . 5305 CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: TO: FROM: SUBJECT: Bob Mac Onie and Information ne Note the City LND-20-0454 June I, 2006 Valerie Kinas! ~Fesser hort Plat, LUA-06-051-SHPL and Legal Description Review ed the above referenced short plat submittal and have the action number and land record number, LUA-06-051-SHPL and e drawing sheets in the spaces already provided A number of symbols shown ( on the short plat drawing) for what is set at the lot comers are not identified in the "LEGEND" (Sheet 2 of 2). Review and revise as needed. Provide short plat and lot closure calculations. Note discrepancies between bearings and distances ofrecord and those measured or calculated, if any. Note all easements, covenants and agreements of record on the drawing. Pacific Northwest Title Company Plat Certificate, Title Order No. 614233, dated January 26, 2006, notes under "GENERAL EXCEPTIONS" that there are restrictions contained in an instrument recorded under King County Rec. No. 9604080542. The city will provide an address for proposed Tract "B" as soon as possible. Note both addresses on the short plat drawing. IC:\Documents and Scttings\nweil\Local ScttingslTemplGWViewer\RV060601.doc ' • June 8, 2006 Page 2 On the final short plat submittal, remove all references to decks, topog lines, concrete and other items not directly impacting the subdivision. These items are provided only for preliminary short plat approval. Because the subject property falls within Zone 2 of the City of Renton Aquifer Protection Area, the Aquifer Protection Notice needs to be noted on the drawing. See the attachment. The word "WITNESS" is misspelled in the "DECLARATION" statement. Remove all references to zoning and density (Sheet I of 2) on the final short plat drawing. Remove the "OWNER" block and the "CONT ACT PERSON" block from the final short plat drawing. It is difficult to distinguish the subject short plat lots from Lot I of City of Renton Short Plat No. LUA-95-79-SHPL, which adjoins said lots on the north and west sides (Sheet 2 of2). It is suggested that the subject short plat lot Jines be made heavier, and note the bearings and dimensions of said Lot 1 less prominently. Also, either use a larger type size for Tract "A" and Tract "B", or reduce the type size for "LOT I" and "LOT 2". Note that if there are easements, restrictive covenants or agreements to others (City of Renton, etc.) as part of this subdivision, they can be recorded concurrently with the short plat. The short plat drawing and the associated document(s) are to be given to the Project Manager as a package. The short plat will be recorded first (by King County). The recording number(s) for the associated document(s) are to be referenced on the short plat drawing. Provide spaces for the recording numbers thereof. The new private 20' easement for ingress, egress and utilities(?), ("Private Driveway Easement") is shown for the benefit of future owners of proposed Tract "B". Since the new lots created via this short plat are under common ownership at the time ofrecording, there can be no new easements established until such time as ownership of the lots is conveyed to others, together with and/or subject to specific easement rights. Add the following Declaration of Covenant language on the face of the subject drawing, if the previous paragraph applies: DECLARATION OF COVENANT: The owners of the land embraced within this short plat, in return for the benefit to accrue from this subdivision, by signing hereon covenant and agree to convey the beneficial interest in the new easement shown on this short plat to any and all future purchasers of the lots, or of any subdivisions thereof This covenant shall run with the land as shown on this short plat. The private ingress, egress and utility easement ("Private Driveway Easement") requires a ''New Private Easement for Ingress, Egress and Utilities Maintenance Agreement" statement. Note the attachment on the drawing. C:\Documents and Settings\nweil\Local Settings\Temp\GWViewcr\RV060601.doc\n .::'1{:i·'• June 8, 2006 Page 3 Fee Review Comments: The Fee Review Sheet for this review of the preliminary short plat is provided for your use and information. C:\Documents and Settings\nweil\Local Settings\Temp\GWViewer\RV06060! .doc\n •