HomeMy WebLinkAboutD_Huynh_Short_Plat_Admin_Decision_180405DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Huynh Short Plat Decision_180328_v3_FINAL
A. ADMINISTRATIVE REPORT & DECISION
DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
REPORT DATE: April 5, 2018
Project Name: Huynh Short Plat
Owner: Kathy Huynh, 2007 Union Ave NE, Renton, WA 98059
Applicant/Contact: Paul Monsef, 2806 NE Sunset Blvd, Ste F, Renton, WA 98056
Project File Number: PR17000664
Land Use File Number: LUA17-000855, SHPL-A, VAR, VAR, MOD, MOD
Project Manager: Alex Morganroth, Associate Planner
Project Summary: The applicant is requesting preliminary short plat approval for the subdivision of an
existing 32,234 square foot (.74 acre) site into 3 residential lots and 1 tract. The
project site is located at 2007 Union Ave NE (APN 0423059076) and has a zoning
designation of Residential-6 du/ac (R-6). An existing manufactured home on site is
proposed for demolition. The proposed lots range in size from 7,747 sq. ft. to 8,817
sq. ft. with a net density of 5.32 du/ac. Tract A is proposed as a 7,082 square foot
shared driveway to be used for access by all three lots. The applicant is requesting
two variances in association with the short plat application: 1) Reducing the
secondary front yard setbacks for lots 1 and 2 from 25 feet, as required by RMC 4-2-
110A, to 10 feet, and 2) Reducing the corner lot width of Lot 1 from 70 feet, as
required by RMC 4-2-110A, to 60 feet. The applicant is also requesting a modification
in order to allow for a 4-foot wide driveway tract landscape strip instead of an 8-foot
wide strip as required by RMC 4-6-060.f.2. The applicant is proposing to retain two
trees on the site. A Wellhead Protection Area Zone 2 was mapped on the subject
property. The applicant has submitted a Geotechnical Engineering Study, a
Preliminary Technical Information Report, and an Arborist Report with the
application.
Project Location: 2007 Union Ave NE, Renton, WA 98059
Site Area: 0.74 acres
DocuSign Envelope ID: BEE5156D-95CE-4032-B23E-E0ABEB0C76AC
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B. EXHIBITS:
Exhibit 1: Staff Report
Exhibit 2: Short Plat Plan
Exhibit 3: Landscape/Tree Retention Plan
Exhibit 4: Arborist Report
Exhibit 5: Preliminary Technical Information Report prepared by Encompass Engineering (dated
December 12th, 2017)
Exhibit 6: Conceptual Drainage/Utilities Plan
Exhibit 7: Geotechnical Engineering Report prepared by Migizi Group, Inc (dated July 17th, 2017)
Exhibit 8: Construction Mitigation Description Request
Exhibit 9: Variance Request – Lot Width
Exhibit 10: Variance Request – Building Setbacks
Exhibit 11: Modification Request – Landscape Strip
Exhibit 12: Modification Request – Street Improvements
Exhibit 13: Advisory Notes to Applicant
Exhibit 14: Public Comment
Exhibit 15: Staff Response to Public Comment(s)
C. GENERAL INFORMATION:
1. Owner(s) of Record:
Kathy Huynh
2007 Union Ave NE
Renton, WA 98059
2. Zoning Classification: Residential -6 du/ac (R-6)
3. Comprehensive Plan Land Use Designation: Residential Medium Density
4. Existing Site Use: Single-family residential
5. Critical Areas: Wellhead Protection Area Zone 2
6. Neighborhood Characteristics:
a. North: Single-family Residential, R-6 Zone
b. East: Single-family Residential, R-6 Zone
c. South: Single-family Residential, R-6 Zone
d. West: Single-family Residential, R-6 Zone
6. Site Area: 0.74 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
DocuSign Envelope ID: BEE5156D-95CE-4032-B23E-E0ABEB0C76AC
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Zoning N/A 5758 06/22/2015
Sierra Heights Annexation N/A 4070 06/01/1987
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 12-inch water main
in Union Ave NE.
b. Sewer: Wastewater service is provided by the City of Renton. There is an existing 8-inch concrete
gravity wastewater main located in Union Avenue NE.
c. Surface/Storm Water: No stormwater infrastructure currently exists on-site.
2. Streets: The proposed development fronts Union Avenue NE to the east, there are no existing frontage
improvements along the street frontage of Union Avenue NE.
3. Fire Protection: Renton Regional Fire Authority
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivision
6. Chapter 9 Permits-Specific
b. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
7. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
December 20, 2017 and determined the application complete on January 3, 2018. The project was placed
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on-hold on January 22, 2018 and taken off-hold on February 13, 2018. The project complies with the
120-day review period.
2. The project site is located at 2007 Union Ave NE (Parcel #042059076).
3. The project site is currently developed with a single-family home.
4. Access to the site would be provided via a 20-foot wide driveway tract off of Union Ave NE on the north
side of the site.
5. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use
designation.
6. The site is located within the Residential 6 du/ac (R-6) zoning classification.
7. There are five trees located on site of which the applicant is proposing to retain a total of two trees.
8. The site is mapped with a Wellhead Protection Area Zone 2.
9. Approximately 450 cubic yards of material would be cut on site and approximately 200 cubic yards of fill
is proposed to be brought into the site.
10. The applicant is proposing to begin construction in spring of 2018 and end approximately four months
after starting.
11. Staff received one public comment letter (Exhibit 14).
12. No agency comments were received.
13. 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 this report.
14. Comprehensive Plan Compliance: The site is designated Residential Medium Density (MD) on the City’s
Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family and
multi-family development types, with continuity created through the application of design guidelines,
the organization of roadways, sidewalks, public spaces, and the placement of community gathering
places and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and
Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Policy L-3: Encourage infill development of single-family units as a means to meet growth
targets and provide new housing.
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
Development of new single-family neighborhoods on large tracts of land outside the
City Center,
Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
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Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-49: Address privacy and quality of life for existing residents by considering scale
and context in infill project design.
15. Zoning Development Standard Compliance: The site is classified Residential-6 (R-6) on the City’s Zoning
Map. Development in the R-6 zone is intended to be single family residential at moderate density.The
proposal is compliant with the following development standards, as outlined in RMC 4-2-110A, if all
conditions of approval are met:
Compliance R-6 Zone Develop Standards and Analysis
Density: The density range permitted in the R-6 zone is a minimum of 3.0 up to a
maximum of 6.0 dwelling units per net acre. Net density is calculated after the
deduction of sensitive areas, areas intended for public right-of-way, and private access
easements.
Staff Comment: Based on a net area of 24,575 square feet (32,457 square-foot gross
area – 7,882 square feet of driveway tract and dedication), the proposal for three
residential lots on the project site would result in a net density of 5.32 dwelling units
per acre (3 lots / 0.564 acre = du/ac) which meets the minimum and maximum density
requirements of the R-6 zone.
Compliant if
variance is
approved
(FOF 19)
Lot Dimensions: The minimum lot size permitted in the R-6 zone is 7,000 sq. ft. A
minimum lot width of 60 feet is required (70 feet for corner lots) and a minimum lot
depth of 90 feet is required.
The following table identifies the proposed approximate dimensions for Lots 1-3 and
Tract A.
Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet)
Lot 1 (corner)
*Variance needed 8,012 60.00 135.00
Lot 2 7,747 60.00 130.50
Lot 3 8,817 80.00 110.26
Tract A 7,082 20.00 285.50
Staff Comment: The applicant has submitted a variance request to allow a width of 60
feet for Lot 1, a corner lot, instead the required 70 feet. See FOF 18 for the variance
analysis. If the variance is approved, all lots will comply with the lot dimension
standards of the R-6 zone.
Tract A is an access and utility tract located along the south property line that measures
20 feet wide, and is required to comply with the shared driveway standards.
Setbacks: The required setbacks in the R-6 zone are as follows: front yard is 25 feet,
side yards are a combined 15 feet with not less than 5 feet on either side, secondary
front yard (applies to corner lots) is 25 feet, and the rear yard is 25 feet.
Staff Comment: If retained, the existing residence and garage on future lots 1 and 2
DocuSign Envelope ID: BEE5156D-95CE-4032-B23E-E0ABEB0C76AC
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Compliant if
conditions of
approval are
met and
variance (FOF
20) is
approved
would not comply with Residential-6 (R-6) setback requirements. Therefore, staff
recommends as a condition of approval that the applicant obtain a demolition permit
and complete a final inspection from the City for the removal of the residence and
garage on future Lots 1 and 2 in order to comply with Residential-6 (R-6) setbacks of
the zone prior to final plat approval.
The applicant has proposed a variance to allow for a reduction of the secondary front
yard setback for proposed Lot 1. See FOF 19 for the variance analysis. All other lots
have sufficient space to comply with the setbacks of the zone. Setback would be verified
at the time of building permit review.
Compliance
not yet
demonstrated
Building Standards: The R-6 zone has a maximum building coverage of 40% and a
maximum impervious surface coverage of 55%. In the R-6 zone, a maximum building
height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height. If the height of wall plates on a building are less than the
states maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums. Common
rooftop features, such as chimneys, may project an additional four (4) vertical feet
from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than
4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum
wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet
from each minimum building setback line for each one (1) vertical foot above the
maximum wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
Staff Comment: Building height, building coverage, and impervious surface coverage
for the new single family residences would be verified at the time of building permit
review.
Compliant if
condition of
approval is
met and
modification
(FOF 22) is
approved
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated
by the Department of Community and Economic Development, provided there shall
be a minimum of one street tree planted per address. Any additional undeveloped
right-of-way areas shall be landscaped unless otherwise determined by the
Administrator. Where there is insufficient right-of-way space or no public frontage,
street trees are required in the front yard subject to approval of the Administrator. A
minimum of two trees are to be located in the front yard prior to final inspection for
the new Single Family Residence.
Staff Comment: A Conceptual Landscape Plan, prepared by Cramer Consultants, Inc.
(Exhibit 3), was submitted with the short plat application materials. A 10-foot onsite
landscape strip is proposed along part of the street frontage of Union Ave N. In order
to comply with RMC 4-4-070, staff recommends that the applicant be required to
DocuSign Envelope ID: BEE5156D-95CE-4032-B23E-E0ABEB0C76AC
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submit revised landscape plan with a 10-foot landscape strip across the entire frontage
of Lot 1.
In addition, the applicant has requested a modification of the landscape strip buffer on
the north side of the driveway tract to allow for the provision of a four (4) foot wide
landscape strip instead of the eight (8) foot wide strip required by code (see FOF 21).
A plant schedule was included on the land space plan, and the following trees and
plants are proposed within both the landscape strip along the frontage and driveway
tract: Orange rocket barberry, Feather read grass, Hidcote blue lavender, Heavenly
bamboo, Hamein dwarf fountain grass, and Emerald green thuja. The applicant has
proposed the planting of four Aristocrat flowering pear trees, three Western red cedar
trees, and one Japanese maple tree. The proposed locations of the trees meets the
requirement of two front yard trees for lots without street frontage (Lots 2 and 3) and
one front yard tree for lots with street frontage (Lot 1)
The applicant would be required to record a note on the face of the plat that executes
a shared maintenance agreement for equal ownership and maintenance
responsibilities for improvements in Tract A. A draft version of a shared maintenance
agreement shall be submitted for review and approval by the current planning project
manager prior to short plat recording. Onsite landscaping shall be installed prior to
final occupancy for the individual homes and landscaping within the right-of-way and
shared driveway tract shall be installed prior to short plat recording.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-
4-130) require the retention of thirty percent (30%)of trees in a residential
development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees
adjacent to critical areas and their associated buffers; and significant trees over sixty
feet (60') in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non- native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/
or cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
A minimum tree density shall be maintained on each residentially zoned lot. For
detached single family development, the minimum tree density is two (2) significant
trees for every five thousand (5,000) square feet. The tree density may co nsist of
existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street
Frontage Landscaping Required, or a combination.
Staff Comment: A tree retention worksheet was submitted as part of the Conceptual
Landscape (Exhibit 3) in addition to an Arborist Report prepared by ArboristNW (Exhibit
4). A total of five existing trees were identified on the site. According to the plan, two
12” DBH deciduous trees are proposed for retention: one tree located across from Lot
1 in the driveway tract landscape strip and other in the front yard of Lot 1. As a result,
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the applicant is proposing to retain forty percent (40%) of the significant trees, thereby
meeting the minimum tree retention requirements of the R-6 zone. However, based
on the provided tree retention plan shared driveway improvements and street frontage
improvements (sidewalk) would intrude into the protection zone for the retained trees
both on site and off site to the north. Based on these identified impacts related to
construction, staff recommends as a condition of approval that an arborist is present
on side during construction of both the shared driveway associated utilities and the
public street frontage. The onsite arborist shall ensure that the construction techniques
used are appropriate to preserve and protect the off-site and on-site protected trees.
Following completion of construction the on-site arborist shall provide the City of
Renton Current Planning project manager a report identifying that all trees were
protected successfully during construction.
The arborist report specifically identifies the row of coniferous trees on the properties
to the north of the site as vulnerable to damage due the proposed construction of the
new driveway tract over the root system. As such, the report recommends adding fill
in low spots during driveway tract construction instead of digging down in order to
avoid damaging the root systems. In addition, the report recommends adding no more
than six (6”) inches of overlay when leveling the driveway in order to minimize impacts
on the root system. Fire department apparatus roadway requirements (30-ton vehicle
and 75-psi point loading) must still be met. Therefore, as a condition of approval, staff
recommends that the applicant comply with the recommendations of the arborist
report while ensuring fire department apparatus roadway requirements are still met.
The landscape plan submitted by the applicant indicates the presence of three
significant trees on Lots 1 and 2, and four significant trees on Lot 3. Therefore, the
proposed landscape plan is in compliance with the tree density requirements in the R-
6 zone.
Parking: Parking regulations require that a minimum of two parking spaces be
provided for each detached dwelling.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with
positive drainage discharge to restrict runoff from entering the garage/residence or
crossing any public sidewalk.
Staff Comment: Each lot contains adequate area for the provision of two parking
spaces per dwelling unit, as required by RMC 4-4-80 required parking spaces. The slope
of the proposed driveway tract that will serve both Lot 1 and Lot 2 was identified as
1%. The width of the paved area within the driveway tract is 16 feet. Parking
requirements and driveway grades for each of the new residences proposed would be
verified at the time of building permit review.
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front
yard and side yard along a street setback where the fence shall not exceed forty eight
inches (48") in height.
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There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: Based on the submitted landscape plan, no new fences or retaining
walls appear to be proposed on the site. An existing four foot tall chainlink fence is
located on the north side of the site within the proposed driveway tract and is proposed
to remain. The existing fence complies with the maximum height standard for fences
and walls. An existing 6’ cedar fence runs along the north property line and is located
on adjacent neighbors’ properties. In order to protect the trees on the adjacent
properties to the north, staff recommends as a condition of approval that any new
fencing is installed along the north property line be installed in a manner that would
not damage the offsite trees.
16. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-
4, R-6, R-8 zone. The Standards implement policies established in the Land Use Element of the
Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of
the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the
building permit for the new single family homes. The proposal is consistent with the following design
standards, unless noted otherwise:
Compliance
not yet
demonstrated
Garages: If an attached garage is wider than twenty six feet (26’), at least one (1)
garage door shall be recessed a minimum of four feet (4’) from the other garage
door. Additionally, one of the following is required:
1. The front porch projects in front of the garage a minimum of five feet
(5’), and is a minimum of twelve feet (12’) wide, or
2. The roof extends at least five feet (5') (not including eaves) beyond the
front of the garage for at least the width of the garage plus the
porch/stoop area, or
3. The garage is alley accessed, or
4. The garage entry does not face a public and/or private street or an
access easement, or
5. The garage width represents no greater than fifty percent (50%) of the
width of the front facade at ground level, or
6. The garage is detached, or
7. The garage doors contain a minimum of thirty percent (30%) glazing,
architectural detailing (e.g. trim and hardware), and are recessed from
the front façade a minimum of five feet (5’), and from the front porch a
minimum of seven feet (7’).
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Primary Entry: The entry shall include a porch or stoop with a minimum depth of
five feet (5') and minimum height of twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
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Staff Comment: Compliance for this standard would be verified at the time of
building permit review. The primary entry for Lot 1 would be required to face Union
Ave. NE, this design would be required to include such features as a pedestrian
connection from the front door to the public sidewalk.
Compliance
not yet
demonstrated
Façade Modulation: One of the following is required:
1. An offset of at least one story that is at least ten feet (10') wide and two
feet (2') in depth on facades visible from the street, or
2. At least two feet (2') offset of second story from first story on one street
facing facade.
Staff Comment: Compliance for this standard would be verified at the time of
building permit review.
Compliance
not yet
demonstrated
Windows and Doors: Windows and doors shall constitute twenty-five percent (25%)
of all facades facing street frontage or public spaces.
Staff Comment: Compliance for this standard would be verified at the time of
building permit review. It should be noted that the facades facing the driveway tract
(private street), on both Lots 1 and 2 are required to meet the twenty percent (25%)
requirement for windows and doors requirement.
Compliance
not yet
demonstrated
Roofs: A variety of roof forms appropriate to the style of the home shall be used.
Staff Comment: Compliance for this standard would be verified at the time of
building permit review.
Compliance
not yet
demonstrated
Eaves: Both of the following are required:
1. Eaves projecting from the roof of the entire building at least
twelve inches (12") with horizontal fascia or fascia gutter at least
five inches (5") deep on the face of all eaves, and
2. Rakes on gable ends must extend a minimum of two inches (2")
from the surface of exterior siding materials.
Staff Comment: Compliance for this standard would be verified at the time of
building permit review.
Compliance
not yet
demonstrated
Architectural Detailing: If one siding material is used on any side of the dwelling
that is two stories or greater in height, a horizontal band that measures at least eight
inches (8") is required between the first and second story.
Additionally, one of the following is required:
1. Three and one half inch (3 1/2") minimum trim surrounds all windows
and details all doors, or
2. A combination of shutters and three and one half inches (3 1/2")
minimum trim details all windows, and three and one half inches (3 1/2")
minimum trim details all doors.
Staff Comment: Compliance for this standard would be verified at the time of
building permit review.
Compliance
not yet
demonstrated
Materials and Color: For subdivisions and short plats, abutting homes shall be of
differing color. Color palettes for all new dwellings, coded to the home elevations,
shall be submitted for approval.
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Additionally, one of the following is required:
1. A minimum of two (2) colors is used on the home (body with different
color trim is acceptable), or
2. A minimum of two (2) differing siding materials (horizontal siding and
shingles, siding and masonry or masonry-like material, etc.) is used on
the home. One alternative siding material must comprise a minimum of
thirty percent (30%) of the street facing facade. If masonry siding is used,
it shall wrap the corners no less than twenty four inches (24").
Staff Comment: Compliance for this standard would be verified at the time of
building permit review.
17. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with:
Compliant if
condition of
approval is
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: City Records do not indicate the presence of any geological hazardous
areas on the project site. A geotechnical report prepared by Migizi Group, Inc (dated
July 17, 2017) was submitted with the project application. The site topography is
generally level with a very slight slope towards the southwest corner of the site.
A mini-excavator was utilized to dig three test pits in various locations across the site
at depths ranging from 5-10 feet. Soil conditions revealed by the test pits primarily
consisted of 1-4 feet of sod/topsoil underlain by native glacial till soils at depths ranges
from 1 to 10 feet. According the report, the topsoil was likely a result of fill import before
original development of the lot. The unweather glacial till was generally comprised of
dense, gravelly, silty sand, with slight variations found across test pits.
Slow water seepage was found at depth of 9.5 feet, likely indicative of the seasonally
high groundwater and higher-than-normal precipitation levels the past winter.
Infiltration conditions on the site are poor and shallow depth perched ground level will
likely be found during excavation. Due to the extremely poor infiltration, the report
recommends the applicant intercept and divert any potential sources of surface or near-
surface water on the site once construction begins. Staff recommends as a condition of
approval that the applicant comply with all recommendations in the Geotechnical
Engineering Study.
Wellhead Protection Areas:
Staff Comment: City Records indicate that the project site is located entirely within a
Wellhead Protection Area Zone (Zone 2). All proposals for new facilities within any zone
of an aquifer protection area must be reviewed for compliance with this RMC 4-3-050
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prior to issuance of any development permits for uses in which hazardous materials are
stored, handled, treated, used or produced or which increase the quantity of hazardous
materials stored, handled, treated, used, or produced. All fill material regarding quality
of fill and fill material source statement requirements, within aquifer protection areas,
are required per RMC 4-3-050G.8.i.
18. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The
proposal is consistent with the following subdivision regulations if all conditions of approval are complied
with:
Compliance Subdivision Regulations and Analysis
Compliant
if
conditions
of approval
are met
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of the street standards.
The maximum width of single loaded garage driveways shall not exceed nine feet (9') and
double loaded garage driveways shall not exceed sixteen feet (16').
Staff Comment: The applicant is proposing a 20-foot wide by 285-foot long (7,082 sq. ft.)
shared drive tract with a 16-foot wide paved driveway to serve Lots 1, 2, and 3 from Union
Ave NE. RMC 4-6-060J.1 expressly provides as follows: When Permitted: Shared driveways
may be allowed for access to four (4) or fewer residential lots, provided: a. At least one
of the four (4) lots abuts a public right-of-way and the street frontage of the lot is equal
to or greater than the lot width requirement of the zone; b. The subject lots are not
created by a subdivision of ten (10) or more lots; c. A public street is not anticipated by
the City of Renton to be necessary for existing or future traffic and/or pedestrian
circulation through the short subdivision or to serve adjacent property; D. The shared
driveway would not adversely affect future circulation to neighboring properties; The
shared driveway is no more than 300’ in length; and f. The shared driveway poses no
safety risk and provides sufficient access for emergency vehicles and personnel.
As proposed, Lot 1 has right-of-way (ROW) frontage of 60 feet along Union Ave NE.
Therefore the lot does not meet the 70-foot width requirement for corner lots in the R-6
zone without an approved lot width variance (FOF 19). If the variance is approved then
all the shared driveway tract criteria has been complied with.
The project includes 80 feet of frontage along Union Ave NE. Half-street frontage
improvements required along Union Ave NE includes maintenance of the existing
roadway and installation of 0.5 foot curb and gutter, 8-foot planting strip, and 5-foot
sidewalk. The applicant has proposed a 10-foot wide ROW dedication in order allow for
the completion of the frontage improvements.
Driveways shall be designed in accordance with RMC 4-4-080. A public access/utility
easement shall be placed over the proposed private access tract.
In order to ensure that additional curb cuts are not needed, staff recommends as a
condition of approval that Lot 1 take access from the shared driveway tract and record
this restriction on the face of the plat.
N/A Blocks: Blocks shall be deep enough to allow two tiers of lots.
Staff Comment: No blocks are proposed.
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Compliant if
variance
request
approved
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-6
zone and allow for reasonable infill of developable land. All of the proposed lots meet
the requirements for minimum lot size, depth, and width. Width between side lot lines
at their foremost points (i.e., the points where the side lot lines intersect with the street
right-of-way line) shall not be less than eighty percent (80%) of the required lot width
except in the cases of (1) pipestem lots, which shall have a minimum width of twenty
feet (20') and (2) lots on a street curve or the turning circle of c ul-de-sac (radial lots),
which shall be a minimum of thirty five feet (35').
Staff Comment: As discussed above in under FOF 14, both Lots 2 and 3 would meet the
minimum lot dimensional requirements in the R-6 zone. Lot 1 does not meet the corner
lot width requirement for the R-6 zone, but would be acceptable if the variance (FOF 18)
is approved. The proposed lots are generally rectangular in shape. Lots 2 and 3 would
have their front yards facing east towards Union Ave NE. Lot 1, a corner lot, would have
a secondary front yard facing north towards the driveway tract. The proposed single-
family residences would access to Union Ave NE via the paved shared driveway tract. The
building design of the new residence would be reviewed and approved at the time of
building permit application.
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: The proposed project provides access to Union Ave NE (a Minor Arterial
Street) via Tract A (shared driveway). The existing ROW width of Union Ave NE is
approximately 60 feet. To meet the City’s complete street standards for Minor Arterial
Streets, a minimum right-of-way width of 91 feet is required. A street modification
request dated February 7t, 2018 was submitted by the applicant. The modification
requests to maintain the existing paved roadway width and install a 0.5’ curb, 8’ planter,
5’ sidewalk, and 0.5’ clear at the back of sidewalk along the project’s Union Ave NE
frontage. Dedication of 10 feet of right of way would be required along the project
frontage. Please see the Street Modification Criteria and Analysis in FOF 20 for a complete
summary of the request, staff analysis, and staff recommendation.
Payment of the transportation impact fee is applicable on the construction of the single
family houses at the time of application for the building permit. The current rate of
transportation impact fee is $5,430.00 per new single family house. Fees are subject to
change. The transportation impact fee that is current at the time of building permit
application would be levied.
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The proposed short plat is surrounded by existing detached single family
residences to the east, west, north and south of the site. All parcels within 1,000 feet of
the proposed project are located in the R-6 zone. The proposed lots are similar in size and
shape to the existing surrounding development pattern in the area and would be
consistent with the Comprehensive Plan and Zoning Code, which encourages residential
infill development in the Residential Medium Density and R-6 zoning designations.
Therefore, the proposal for new single-family homes would be compatible with the
existing uses in the area.
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19. Variance Analysis: The applicant contends that the narrow width of the large property does not allow for
a subdivision if standard lot dimension requirements are applied. Per RMC 4-2-110A, the minimum width
of a corner lot in the R-6 zone is 70 feet. The applicant is requesting a variance to allow for a reduction in
the required corner lot width to 60 feet. The proposal is compliant with the following variance criteria,
pursuant to RMC 4-9-250. Staff concurs with the applicant that the narrow width of the site would
prevent the subdivision of the site if lot dimensions are strictly applied and therefore, staff recommends
approval of the requested Variance.
Compliance Variance Criteria and Analysis
a. That the applicant suffers practical difficulties and unnecessary 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.
Staff Comment: In order to meet the code requirements for lot and driveway tract width,
the site would need to have a total width of 98 feet (70 foot wide corner lot and 28 foot
wide shared driveway tract). The width of the subject property is 80 feet and would
therefore, not support a subdivision if utilizing a strict application of the zoning code.
The subject lot is narrow but has a total depth of over 400 feet and almost three-
quarters of an acre. In order to subdivide the large property into lots sized similarly as
lot in recent subdivisions directly adjacent to both the north and south of the subject
site, a reduced corner lot width to 60 feet is necessary. Based on the size of the parcel
0.74 acres, it would be fair to assume one could subdivide the lot into 3 lots. However,
the combination of the code requirements for shared driveway tracts, landscape
buffers, and corner lot standards if applied strictly would render the site unable to be
subdivided. The shared driveway width has been reduced from 20 feet to 16 feet by the
Renton Fire Authority which is the maximum extent possible to continue to provide
sufficient emergency services to the lots. Staff is also recommending a reduction in the
landscape strip from 8 feet to 4 feet. A minimum of 4 feet is needed to protect the off-
site trees to the north and provide reasonable separation for vehicles to the adjacent
property. As such, the applicant suffers practical difficulties unique to the shape and
size of the subject property where the strict application of the zoning code would
deprive the owner of rights enjoyed by other property owners in the R-6 zone with an
0.74 acre lot.
b. 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.
Staff Comment: The size of the proposed new lots are approximately 25-50% larger than
the adjacent residential lots and significantly exceed the minimum lot size requirement
for the R-6 zone. Although narrow in width than is required by code, the lot dimensions
would not be significantly different than most other lots in the surrounding residential
neighborhood. The impacts of allowing a 60-foot wide lot (the interior minimum lot
width in the R-6) primarily effect the lot’s yard size for the future property owner and
would not be injurious to nearby property or improvements.
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20. Variance Analysis: The applicant contends that secondary front yard setback reduction for proposed Lots
1 and 2 is necessary in order to allow for an adequately sized building pad consistent with other lots in
the R-6 zone. The applicant is requesting a variance to reduce the secondary front yard setbacks for Lots
1 and 2 from 25 feet, as required by RMC 4-2-110A, to 10 feet. The proposal is compliant with the
following variance criteria, pursuant to RMC 4-9-250. Staff concurs with the applicant that a reduced
setback is necessary to allow for adequately-sized building pads. Therefore, staff recommends approval
of the requested Variance, subject to three conditions.
c. That approval shall not constitute a grant of special privilege inconsistent with the
limitation upon uses of other properties in the vicinity and zone in which the subject
property is situated.
Staff Comment: A large number of properties in the immediate vicinity have lot widths
of less than 60 feet and are non-conforming with respect to the R-6 zone development
standards. Approval of the variance would not be inconsistent with the general
development pattern created by recent subdivisions of neighboring properties and
would not constitute a grant of special privilege inconsistent with the limitation upon
uses of other properties in the vicinity and zone.
d. That the approval is a minimum variance that will accomplish the desired purpose.
Staff Comment: In order to provide an adequate width for the driveway tract, including
both fire access (16 feet of pavement) and an effective landscape buffer (4-foot
landscape strip), a ten (10) foot reduction in lot width is the minimum variance required
to allow for the subdivision of the property, see additional comments above in criterion
a.
Compliance Variance Criteria and Analysis
Compliant if
condition of
approval is
met
a. That the applicant suffers practical difficulties and unnecessary 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.
Staff Comment: The proposed width of Lots 1 and 2 is 60 feet. Per RMC 4-2-110A, corner
lots in the R-6 zone are required to utilize a 25-foot setback in the secondary front yard.
If applied to the subject lot, the code-required 25-foot setback would reduce the width
of the buildable area to 27.5 feet. (60 foot lot width – 25-foot secondary front yard
setback – 7.5-foot side yard setback = 27.5 feet). Typically, corner lots in the R-6 zoning
district would be guaranteed a minimum building pad width of 37.5 feet, and interior
lots would be guaranteed a width of 40 feet. An analysis of neighboring R-6 zoned
properties recently redeveloped found that the width of homes ranged from between
42 to 55 feet. The granting of the variance would allow the applicant to construct homes
on Lots 1 and 2 of similar dimensions to those typically found in the R-6 zone, including
nearby homes. The reduced setback allow a building area more consistent with the
standard buildable area in for corner lots in the R-6 zone. However, by granting the
variance and increasing the size of the building pad, the amount of private yard space
for the future owners of Lots 1 and 2 would be decreased. In order to ensure that
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21. Street Modification Analysis: The applicant is requesting an Administrative Modification from RMC 4-6-
060F.2, Minimum Design Standards for Public Streets and Alleys, to maintain the existing street section
and ROW width along Union Ave. The proposal is compliant with the following modification criteria,
pursuant to RMC 4-9-250D, if all conditions of approval are met. Therefore, staff is recommending
approval of the requested modification as noted below:
adequate yard space is provided on the lots after the setback reduction, staff
recommends as a condition of approval that when combined, the building setbacks for
the north and south yards of Lot 1 and Lot 2 should be no less than 20 feet. Based on
the size and constrains of the site, as identified above under FOF 19 for the lot width
variance the applicant suffers practical difficulties and the variance is necessary
because of special circumstances applicable to the subject property.
Compliant if
conditions
of approval
are met
b. 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.
Staff Comment: The reduction in secondary front yard setback would not be materially
detrimental to the public welfare or injurious to neighboring properties to the north or
south. Per the recommended condition, the new homes would be setback at least 10
feet from the lots to the south and would not have any significant impacts on the
properties to the north or south. In addition, properties to the north of site would be
minimally impacted by the setback reduction due to the existing mature trees on the
north property that provide a natural screen and the proposed landscape strip that will
provide a separation between the driveway tract and adjacent properties.
Although not injurious to adjacent neighbors, the potential to have homes on both Lots
1 and 2 constructed only 10 feet from driveway tract may result in a visually
unappealing development when viewed from Union Ave NE, especially if the homes are
oriented in way where the facades facing the tract provide little or no visual interest.
Therefore, staff recommends as conditions of approval that 1) The garages for the
homes on lots 1 and 2 be located on the west façade of the homes and the garage doors
not be visible from the Union Ave NE, and 2) The north façade of the homes (secondary
front yard) on Lots 1 and 2 shall be designed in a way that provides significant visual
interest including but not limited to: extra glazing, building modulation, and material
variation.
c. That approval shall not constitute a grant of special privilege inconsistent with the
limitation upon uses of other properties in the vicinity and zone in which the subject
property is situated.
Staff Comment: See criterion ‘a’ above.
d. That the approval is a minimum variance that will accomplish the desired purpose.
Staff Comment: In order for the applicant to provide a reasonably sized building pad of
a size typical in the R-6 zone, the reduction to a 10-foot secondary front yard setback is
necessary. By allowing the reduced setback, the building pad would be the same width
as a building pad on a standard 70-foot wide corner lot in the R-6 zone. Therefore, the
requested setback reduction is minimum needed to accomplish the goal of providing a
building pad of similar size and dimensions as others in the R-6 zone.
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22. Landscape Strip Modification Analysis: The applicant is requesting a modification from RMC 4-6-060 in
order to allow for the provision of a 4-foot shared driveway landscape buffer instead of eight (8) as
required by code. The proposal is compliant with the following modification criteria, pursuant to RMC 4-
9-250, if all conditions of approval are met. Therefore, staff is recommending approval of the requested
modification, subject to conditions as noted below:
Compliance Street Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
Staff Comment: The Community Design Element has applicable policies listed under a
section labeled Promoting a Safe, Healthy, and Attractive Community. These policies
address walkable neighborhoods, safety, and shared uses. The intent of the policies are
to promote new development with walkable places that support grid and flexible grid
street and pathway patterns, and are visually attractive, safe, and healthy
environments. The requested street modification is consistent with both the Land Use
Element and the Community Design Element policies.
b. Will meet the objectives and safety, function, appearance, environmental
protection, and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The City’s Public Works Transportation section and Development
Engineering section have reviewed Union Ave NE and the surrounding area and have
determined that a modified minor arterial street section is more suitable for the portion
of Union Ave NE adjacent to the site. The determination was based on the fact that the
44-foot curb-to-curb width of the roadway is sufficient for the traffic speed and volume
on Union Ave NE. In addition, there is insufficient space between the existing right-of-
way and existing nearby homes to expand the roadway section to meet the minor
arterial standards.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment:
There are no identified adverse impacts to other properties from the requested
modification.
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
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Compliance Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
Staff Comment: See FOF 16, Comprehensive Plan Analysis.
Compliant if
condition of
approval is
met
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The applicant contends that the reduction of the landscape strip to four
(4) feet allows for the greatest level of code compliance due to the combination of the
minimum lot width requirements of the zone and fire access requirements for the tract.
In addition, they indicate that much of the property already is screened to the north by
a row of mature trees that create a natural visual barrier.
Staff concurs the proposed modification would meet the objectives of function and
maintainability intended by the code requirement and that the reduced landscaping
buffer combined with the existing trees would meet the objectives intended by the code
requirements. However, to ensure that vehicle traffic does not disturbed the reduced
landscape strip staff recommends, as a condition of approval, that a curb is constructed
between the driveway edge and the landscape buffer.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The existing driveway used to access the site directly abuts the property
line and does not provide any landscape buffer. The existing trees along the property
line to the north provide a sufficient level of screening for one single-family house.
Combined with the proposed new landscaping, the total level of screening will be a
significant improvement over existing conditions and will not negatively impact
surrounding properties and will be an improvement compared to the existing site
characteristics. The proposed four (4) foot buffer, although a reduction from the eight
feet as is required by code, will still provide a greater level of privacy and a more robust
natural buffer between the project site and the adjacent property than what is currently
in place.
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
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23. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees. Current fire impact fees are
applicable at the rate of $829.77 per single family unit. This fee is paid at time of building
permit issuance.
If applicant desires to install only a 16-feet wide roadway, they must apply for a variance
from the Renton Fire Authority, and approval would be conditioned that the new homes
on Lots 2 and 3 would be equipped with an approved residential fire sprinkler system.
Schools: It is anticipated that the Renton School District can accommodate any additional
students generated by this proposal at the following schools: Sierra Heights Elementary,
Risdon Middle School and Hazen High School. Any new students from the proposed
development would be bussed to the middle school and high school. Transportation
would not be provided to the elementary school due to the close proximity. Elementary
school students would walk approximately ¼ mile on the existing five foot wide sidewalk
located along the west side of Union Ave NE to Sierra Heights Elementary.
The bus stop for middle and high school students is located approximately 0.05 miles
from the project site at the corner of NE 21st St and Union Ave NE. In the morning,
students would walk up to the intersection and cross Union Ave NE using the existing
crosswalk. Upon their return from school, students would be dropped off on west side
of the Union Ave NE and NE 21st St intersection and walk home via the existing sidewalk.
The identified routes provide a safe walking route from the proposed subdivision to the
bus stop or the respective schools.
A School Impact Fee, based on new single-family lots, will be required in order to mitigate
the proposal’s potential impacts to the Renton School District. The fee is payable to the
City as specified by the Renton Municipal Code. Currently the fee is assessed at
$7,921.00 per single family residence.
Parks: A Park Impact Fee would be required for the future houses. The current Park
Impact Fee is $2,740.07. The fee in effect at the time of building permit application is
applicable to this project and is payable at the time of building permit issuance.
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: Runoff from the eastern portion of the site generally flows southeast onto
the neighboring property to the south and into Union Avenue NE where a stormwater
conveyance system begins with a catch basin located on the west side of Union Avenue
NE. Runoff from the western portion of the site sheet flows west onto neighboring
properties where stormwater is collected and routed into the existing stormwater facility
located on the east side of the neighboring property. The overflow for the existing facility
discharges to NE 21st Street.
A Preliminary Drainage Plan and Technical Information Report (TIR), dated December 17,
2017, was submitted by Encompass Engineering and Surveying with the Land Use
Application. Based on the City of Renton’s flow control map, the site falls within the Flow
Control Duration Standard area matching Forested Site Conditions and is within the
Honey Creek Drainage Basin. The development is subject to Full Drainage Review in
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accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All core
requirements and five of the six special requirements have been discussed in the TIR.
A Construction Stormwater General Permit from Department of Ecology will be required
if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention
Plan (SWPPP) is required for this site.
Water: Water service is provided by the City of Renton. The site is in the Highlands
service area in the 565 hydraulic pressure zone. There is an existing 12-inch City water
main located on the east side of Union Avenue NE (see Water plan no. W-1944) that can
deliver a maximum total flow capacity of 4,800 gallons per minute (gpm). The
approximate static water pressure is 52 psi at the elevation of 442 feet. There is an
existing 36-inch Seattle Public Utility water main on the west side of Union Avenue NE.
The Honey Creek Sewer Interceptor Unit (Residential) Special Assessment District fee
(SAD) fee will be applicable on the project. The SAD fee rate is $250.00 per lot. This is
payable at construction permit issuance.
Sanitary Sewer: Wastewater service is provided by the City of Renton. There is an
existing 8-inch concrete gravity wastewater main located in Union Avenue NE (see City
plan no. S-0134).
The proposed sewer main improvements as shown on the composite utility civil plan
submitted with the Land Use Application provides the required extension of the new 8-
inch sewer main within the proposed private access tract.
The development is located in the Honey Creek Sewer Interceptor Union (Residential)
Special Assessment Districts (SADs). The SAD fee for the Honey Creek Sewer Interceptor
Union SAD is $250.00 for each additional lot. SAD fees are due at construction permit
issuance.
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I. CONCLUSIONS:
1. The subject site is located in the Residential Medium Density (MD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 14.
2. The subject site is located in the Residential 6 du/ac (R-6) zoning designation and complies with the
zoning and development standards established with this designation provided the applicant complies
with City Code and conditions of approval, see FOF 15.
3. The proposed short plat complies with the Residential Design and Open Space Standards provided the
applicant complies with City Code and conditions of approval, see FOF 16.
4. The proposed short plat complies with the Critical Areas Regulations provided the applicant complies
with City Code, see FOF 17.
5. The proposed short plat complies with the subdivision regulations as established by City Code and state
law provided all advisory notes and conditions are complied with, see FOF 18.
6. The proposed short plat complies with the street standards as established by City Code, provided the
project complies with all advisory notes, see FOF 18.
7. The lot width and setback variances comply with variance criteria as established by City Code provided
the applicant complies with City Code and conditions of approval, see FOF 19 and FOF 20.
8. The street and landscape strip modifications comply with the modification criteria as established by City
Code provided the applicant complies with City Code and conditions of approval, see FOF 21 and FOF 22.
9. There are safe walking routes to the school bus stop, see FOF 23.
10. There are adequate public services and facilities to accommodate the proposed short plat see FOF 23
J. DECISION:
The Huynh Short Plat, File No. LUA17-000855, SHPL-A, VAR, VAR, MOD, MOD as depicted in Exhibit 2, is
approved and is subject to the following conditions:
1. The applicant shall comply with all recommendations in the Geotechnical Engineering Study prepared by
Migizi Group, Inc (dated July 14, 2017)
2. The applicant shall obtain a demolition permit and complete a final inspection from the City for the
removal of the residence and garage located on future Lots 1 and 2 in order to comply with the
Residential-6 (R-6) setbacks prior to final plat approval.
3. The applicant shall record a note on the face of the plat that executes a shared maintenance agreement
for equal ownership and maintenance responsibilities for improvements in Tract A. A draft version of a
DocuSign Envelope ID: BEE5156D-95CE-4032-B23E-E0ABEB0C76AC
City of Renton Department of Community & Economic Development Administrative Report & Decision
HUYNH SHORT PLAT LUA17-000855, SHPL-A, VAR, VAR, MOD, MOD
April 5, 2018 Page 22 of 23
D_Huynh_Short_Plat_Admin_Decision_wExhibits_180405
shared maintenance agreement shall be submitted for review and approval by the current planning
project manager prior to short plat recording.
4. The applicant shall submit revised landscape plan with a 10-foot landscape strip across the entire
frontage of Lot 1 in order to demonstrate compliance with the landscape requirements in RMC 4-4-070.
5. New fencing installed along the north property line shall be installed in a manner that will not damage
the offsite trees on the adjacent properties.
6. A curb shall be constructed between the driveway edge and the landscape buffer in order to protect the
landscape strip from impacts created by vehicles.
7. The applicant shall comply with the recommendations of the Arborist Report prepared by ArboristNW
(dated November 10th, 2017) while ensuring fire department apparatus roadway requirements are still
being met.
8. Lot 1 shall be required to take access from the shared driveway tract, specifically off the hammerhead
turn around. This restriction shall be record on the face of the short plat.
9. The combined building setback area for the north and south yards on Lot 1 shall be 20 feet, with a
minimum of 10 feet on the north property line.
10. The garages associated with the homes on Lot 1 and Lot 2 shall be located on the west façades of the
homes and the garage doors shall not be visible from the public street.
11. The north façade of the homes (secondary front yard) on Lot 1 and Lot 2 shall be designed in a way that
provides significant visual interest including but not limited to: extra glazing, building modulation, and
material variation. The design shall be submitted with the building permit application for each lot and
shall be approved by the Current Planning Project Manager prior to building permit issuance.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED this 5th day of April, 2018 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
Kathy Huynh
2007 Union Ave NE
Renton, WA 98059
Paul Monsef
2806 NE Sunset Blvd, Ste F
Renton, WA 98057
Same as applicant
TRANSMITTED this 5th day of April, 2018 to the Parties of Record:
Stephen Styskal
3921 NE 21st St
Renton, WA 95056
DocuSign Envelope ID: BEE5156D-95CE-4032-B23E-E0ABEB0C76AC
4/5/2018 | 11:07 AM PDT
City of Renton Department of Community & Economic Development Administrative Report & Decision
HUYNH SHORT PLAT LUA17-000855, SHPL-A, VAR, VAR, MOD, MOD
April 5, 2018 Page 23 of 23
D_Huynh_Short_Plat_Admin_Decision_wExhibits_180405
TRANSMITTED this 5th day of April, 2018 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Vanessa Dolbee, Current Planning Manager
Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
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 April 19th, 2018. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing
Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the
Hearing Examiner and additional information regarding the appeal process may be obtained from the City
Clerk’s Office, (425) 430-6510.
EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single
one (1) year extension may be requested pursuant to RMC 4-7-070.M.
EXPIRATION: The Variance decision will expire two (2) years from the date of decision. A single one (1) year
extension may be requested pursuant to RMC 4-9-250.
EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year
extension may be requested pursuant to RMC 4-9-250.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body 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 approval body finds sufficient 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 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: BEE5156D-95CE-4032-B23E-E0ABEB0C76AC
DocuSign Envelope ID: BEE5156D-95CE-4032-B23E-E0ABEB0C76AC
UNION AVE NE TRACT ALOT 1CRAMER DESIGN CONSULTANTS, INC.LANDSCAPE ARCHITECT1909 242ND STREET SEBOTHELL, WA 98021425-241-6258IN COMPLIANCE WITH CITY OF RENTON STANDARDSNORTHRECEIVED12/27/2017amorganrothPLANNING DIVISIONDocuSign Envelope ID: BEE5156D-95CE-4032-B23E-E0ABEB0C76AC
TRACT ALOT 2LOT 3CRAMER DESIGN CONSULTANTS, INC.LANDSCAPE ARCHITECT1909 242ND STREET SEBOTHELL, WA 98021425-241-6258IN COMPLIANCE WITH CITY OF RENTON STANDARDSTYPICAL EVERGREEN TREE PLANTING DETAILNOTE:45451TYPICAL DECIDUOUS TREE PLANTING DETAIL2TYPICAL GROUNDCOVER PLANTING DETAIL3TYPICAL SHRUB PLANTING DETAIL5TREE PRESERVATION DETAIL4NORTHDocuSign Envelope ID: BEE5156D-95CE-4032-B23E-E0ABEB0C76AC
RECEIVED
12/27/2017
amorganroth
PLANNING DIVISION
DocuSign Envelope ID: BEE5156D-95CE-4032-B23E-E0ABEB0C76AC
Western Washington Division Eastern Washington Division
165 NE Juniper St., Ste 201, Issaquah, WA 98027 108 East 2 nd Street, Cle Elum, WA 98922
Phone: (425) 392-0250 Fax: (425) 391-3055 Phone: (509) 674-7433 Fax: (509) 674-7419
www.EncompassES.net
PRELIMINARY TECHNICAL INFORMATION REPORT
For
Huynh Short Plat
2007 Union Ave NE
Renton, WA 98059
December 12th 2017
Prepared by:
Samuel Salo
Encompass Engineering Job No. 17597
Prepared For:
Kathy Huynh
2806 NE Sunset Blvd. Suite F
Renton, WA 98056
RECEIVED
12/27/2017
amorganroth
PLANNING DIVISION
DocuSign Envelope ID: BEE5156D-95CE-4032-B23E-E0ABEB0C76AC
DocuSign Envelope ID: BEE5156D-95CE-4032-B23E-E0ABEB0C76AC
Geotechnical Engineering Report
Proposed Huynh 3 Lot Short Plat
2007 Union Ave NE
Renton, Washington 98059
P/N 0423059076
July 14, 2017
prepared for:
Monsef Donogh Design Group
Attention: Paul Monsef
2806 NE Sunset Blvd, Suite F
Renton, Washington 98056
prepared by:
Migizi Group, Inc.
PO Box 44840
Tacoma, Washington 98448
(253) 537-9400
MGI Project P1003-T17
RECEIVED
12/27/2017
amorganroth
PLANNING DIVISION
DocuSign Envelope ID: BEE5156D-95CE-4032-B23E-E0ABEB0C76AC
Huyhn Short Plat
Construction Mitigation Description
The proposed construction start date will be approximately in the Spring of 2018 and completion will be
approximately four months after.
Hours of operation will be 7:00 a.m. to 4:00 p.m. Monday through Friday.
The proposed haul route will be likely be on Union Ave NE. Please refer to the vicinity map included on
the civil drawings.
Water trucks, street sweepers and any other requirements deemed necessary would be implemented
for any impacts that may occur.
There will be not anticipated weekend, late night or any other specialty hours proposed for construction
or hauling at this time.
Flag persons will be employed and signs will be installed for traffic control when necessary.
WSDOT Standard Traffic Control Plan is attached. Methods will be adapted to the proposed
construction route.
RECEIVED
12/27/2017
amorganroth
PLANNING DIVISION
DocuSign Envelope ID: BEE5156D-95CE-4032-B23E-E0ABEB0C76AC
1 | P a g e
January 2, 2018
City of Renton
Re: Huynh Short Plat
Dear Alex Morganroth,
After meeting with you in regard to pre application PRE17-000164, I am herby requesting a variance to the
corner lot width requirements in Renton code 4-2-110A.
The variance I am requesting is to reduce the 70’corner lot width in R-6 zones to a 60’ corner lot width on lot 1
of the Huynh Short Plat based on the following conditions:
1. The existing lot is narrower than typical at 80’. When adding access tract and setbacks the 70’ corner
lot does not allow for a buildable lot.
2. As a small development the reduction will not adversely affect the look of the neighborhood nor cause
problems with through traffic on area streets.
Thank you for considering this variance and please call if you have questions.
Sincerely ,
Chad Whittle
Monsef Donogh Design Group, LLC
chad@monsefdesign.com
(785) 341-2324
RECEIVED
01/03/2018
amorganroth
PLANNING DIVISION
DocuSign Envelope ID: BEE5156D-95CE-4032-B23E-E0ABEB0C76AC
1 | P a g e
December 14, 2017
City of Renton
Re: Huynh Short Plat
Dear Alex Morganroth,
After meeting with you in regard to pre application PRE17-000164, I am herby requesting a variance to the
building setback requirements in Renton code 4-2-110A.
The variance I am requesting is to reduce the 25’ secondary front yard setbacks in R-6 zones to a 10’ secondary
front yard setback on the lots 1 & 2 of the Huynh Short Plat based on the following conditions:
1. The existing lot is less the 80’ in width which prevents the full setbacks while maintaining a buildable
lot.
2. As a small development the reduction will not adversely affect the look of the neighborhood nor cause
problems with through traffic on area streets.
3. We are still maintaining the minimum combined side yard setback requirement.
Thank you for considering this variance and please call if you have questions.
Sincerely ,
Chad Whittle
Monsef Donogh Design Group, LLC
chad@monsefdesign.com
(785) 341-2324
RECEIVED
12/27/2017
amorganroth
PLANNING DIVISION
DocuSign Envelope ID: BEE5156D-95CE-4032-B23E-E0ABEB0C76AC
1 | P a g e
December 15, 2017
City of Renton
Re: Huynh Short Plat
Dear Alex Morganroth,
After meeting with you in regard to preapplication PRE17-000164, I am herby requesting a modification to the
8’ landscape buffer pursuant to RMC 4-6-060.f.2.
The modification I am requesting is to reduce the 8’ landscape strip to a 4’ landscape strip due to the following
conditions:
1. The existing lot is less than 80’ in width. In an effort to meet minimum lot widths, and keep the tract
width for fire safety, reducing the landscape buffer to 4’ permits the greatest amount of code
compliance.
2. The landscape buffer sits on the north side of the property, which is already screened at the property
line by a row of existing trees. These trees create a barrier between the two properties.
3. Due to the existing row of trees and privacy fence toward the back of the drive we do not intend on
planting new trees in this buffer as the screening is already well established.
Thank you for considering this modification and please call if you have questions.
Sincerely ,
Chad Whittle
Monsef Donogh Design Group, LLC
chad@monsefdesign.com
(785) 341-2324
RECEIVED
12/27/2017
amorganroth
PLANNING DIVISION
DocuSign Envelope ID: BEE5156D-95CE-4032-B23E-E0ABEB0C76AC
1 | Page
2806 NE Sunset Blvd, Ste F, Renton, WA 98056 | Tel: 206.612.8647 | mddg@monsefdesign.com | www.monsefdesign.com
February 7, 2018
City of Renton
Re: Huynh Short Plat | Permit# LUA17-000855
Site Address: 2007 Union Ave NE
Renton, WA 98059
Dear Alex Morganroth,
As mentioned via your email dated January 31, 2018 we are submitting this request for
modification of the street frontage improvements for the Huynh Short Plat located at 2007
Union Ave NE. The requested improvements would consist of the following:
•44' Roadway Width
•0.5' curb
•8' landscape planter
•8' sidewalk
•1' clear space at back of sidewalk
•80' Right‐of‐Way (10' dedication)
The requested reductions from the standard minor arterial requirements include the following:
•54' Roadway width (not including parking)
•91' Right‐of‐Way (15.5' dedication)
Justification for the modification to the standards per RMC 4‐9‐250‐C5d are as follows:
a.That the applicant suffers practical difficulties and unnecessary hardship and thevariance 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 proposed modification results in a curb line that is consistent with the
neighboring properties. Strict application of the standard section would result in a
road section that creates potential confusion for drivers with a staggered curb line.
DocuSign Envelope ID: BEE5156D-95CE-4032-B23E-E0ABEB0C76AC
2 | Page
2806 NE Sunset Blvd, Ste F, Renton, WA 98056 | Tel: 206.612.8647 | mddg@monsefdesign.com | www.monsefdesign.com
b.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 Transportation section has reviewed the existing curb to curb width (44') of
Union Ave NE and determined it to be sufficient. The requested modification will
not reduce the existing width and therefore will not result in a negative impact on
the public welfare.
c.That approval shall not constitute a grant of special privilege inconsistent with the
limitation upon uses of other properties in the vicinity and zone in which the subject
property is situated;
The existing curb line of Union Ave NE matches the proposed modification and the
City does not intend to expand the street further. The modification is available to all
applicants and does not constitute a grant of special privilege.
d.That the approval is a minimum variance that will accomplish the desired purpose. The
proposed modification results in a road section that is consistent with the actual
needs of the City and does not request more reduction than what is needed for that
purpose.
Sincerely,
Chad Whittle
Monsef Donogh Design Group, LLC
DocuSign Envelope ID: BEE5156D-95CE-4032-B23E-E0ABEB0C76AC
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 6 LUA**-000***
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 action.
Planning:
(Contact: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov)
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.
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.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed bet ween the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
5. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
6. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Name, 425-430-7382, afowler@rentonwa.gov)
1. See Attached Development Engineering Memo dated February 19, 2018
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. This fee
is paid at building permit issuance. Credit will be granted for any existing hom es that are removed
or retained.
2. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to
3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a
minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required
DocuSign Envelope ID: BEE5156D-95CE-4032-B23E-E0ABEB0C76AC
ADVISORY NOTES TO APPLICANT
Page 2 of 6 LUA**-000***
within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm.
The existing fire hydrants are not within 300 feet of the proposed new lot. A minimum of one
new hydrant will be required.
3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully
paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be
constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150-
feet of all points on the buildings. Dead end streets that exceed 150-feet in length require an
approved hammerhead type turnaround. If applicant desires to install only a 16-feet wide
roadway, they must apply for a variance and approval would be conditioned that the new homes
on Lots 2 and 3 would be equipped with an approved residential fire sprinkler system.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
DocuSign Envelope ID: BEE5156D-95CE-4032-B23E-E0ABEB0C76AC
ADVISORY NOTES TO APPLICANT
Page 3 of 6 LUA**-000***
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: February 19, 2018
TO: Alex Morganroth, Planner
FROM: Ann Fowler, Civil Plan Reviewer
SUBJECT: Utility and Transportation Comments for Huynh
Short Plat
2007 Union Avenue NE
LUA 17-000855
I have reviewed the application for the Huynh Short Plat at 2007 Union Avenue NE (APN(‘s) 0423059076) and have the
following comments:
EXISTING CONDITIONS
The site is approximately 0.74 acres in size and is rectangular in shape. The eastern end of the site is currently occupied
with an existing single family residence and is mostly cleared with some trees onsite.
Water Water service is provided by the City of Renton. The site is in the Highlands service area in the 565 hydraulic
pressure zone. There is an existing 12-inch City water main located on the east side of Union Avenue NE (see
Water plan no. W-1944) that can deliver a maximum total flow capacity of 4,800 gallons per minute (gpm). The
approximate static water pressure is 52 psi at the elevation of 442 feet. There is an existing 36-inch Seattle
Public Utility water main on the west side of Union Avenue NE. The site is located within Zone 2 of an Aquifer
Protection Area. There is an existing ¾ -inch water meter serving the existing residence.
Sewer Wastewater service is provided by the City of Renton. There is an existing 8-inch concrete gravity wastewater
main located in Union Avenue NE (see City plan no. S-0134).
Storm Runoff from the existing site includes one single family residence where no stormwater infrastructure currently
exists on-site. Runoff from the eastern portion of the site generally flows southeast onto the neighboring
property to the south and into Union Avenue NE where a stormwater conveyance system begins with a Catch
Basin located on the west side of Union Avenue NE. Runoff from the western portion of the site sheet flows
west and northwest onto neighboring properties where stormwater is collected and routed into the existing
stormwater facility located on the east side of the neighboring property. The overflow for the existing facility
discharges to NE 21st Street.
DocuSign Envelope ID: BEE5156D-95CE-4032-B23E-E0ABEB0C76AC
ADVISORY NOTES TO APPLICANT
Page 4 of 6 LUA**-000***
Streets The proposed development fronts Union Avenue NE to the east, which classified as a Minor Arterial Street with
an existing right of way (ROW) width of 60 as measured using the King County Assessor’s Map. There are no
existing frontage improvements along the street frontage of Union Avenue NE however street improvements
were constructed on the property immediately south of the proposed project. These improvements are 22-feet
of pavement between the roadway centerline and the existing curb and gutter, 0.5 foot curb and gutter, 8 foot
planter strip, 8-foot sidewalk, and a 1-foot clearance between the back of the sidewalk the right of way.
CODE REQUIREMENTS
WATER
1. According to Renton Fire Department review comments, the fire flow requirement for a single family home is 1,000 gpm
minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet,
a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 -feet of the
proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. In order to provide adequate fire protection and to
conform to City of Renton Code and Development Standards, the following water main improvements will be required (see
enclosed illustration of water main improvements described below):
a. Installation of approximately 180 feet of 10-inch water main within the new private access road and
connecting to the existing 12-inch water main in Union Ave NE and extending westward to the west
property line of proposed lot 1. A 1.5-foot vertical separation will be required between the new 10-inch
water main and the existing 36-inch Seattle Public Utility water main.
b. Installation of approximately 180 feet of 4-inch water main from the end of the above 10-inch water
main and extending westward to the east line of proposed lot 3.
c. Installation of a fire hydrant along the west side of Union Ave NE in front of proposed lot 1.
d. Installation of a second fire hydrant near the west property line of proposed lot 1 connecting to the
above new 10-inch water main.
e. Installation of 1-inch minimum domestic water service and meter to each lot. If the new houses are to
have fire sprinkler systems, the sprinkler designer will determine the service size.
f. Abandonment of the existing ¾-inch water service line and capping the service line at the 12-inch water
main in Union Ave NE.
g. Each lot shall have a separate 1-inch water service line and meter, for a total of three (3) new domestic water
service lines and meters.
h. A public access/utility easement shall be placed over the proposed private access tract.
2. Civil plans for the water main improvements will be required and must be prepared by a registered professional
engineer in the State of Washington.
3. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix
J of the City’s 2012 Water System Plan.
4. The development is subject to applicable water system development charges and meter installation fees based on the size of
the water meters.
a. Water system development charges for each proposed 1-inch domestic water service is $3,727.00 per meter. This is
payable at construction permit issuance.
b. Water service installation charges for each proposed 1-inch water service is $2,850.00 per meter. This is payable at
construction permit issuance.
c. Drop-in meter fee is $460.00 per meter. This is payable at issuance of the building permit.
d. A redevelopment credit of the water system development charges in the amount of $3,727.00 will be applied to the
existing ¾-inch meter.
SEWER
1. The proposed sewer main improvements as shown on the composite utility civil plan submitted with the Land Use Application
provides the required extension of the new 8-inch sewer main within the proposed private access tract. The following sewer
main improvements are required:
a. Sewer main to be shifted south to provide 10 feet of separation between the water main and sewer main.
b. A 1.5-foot vertical separation will be required between the new 8-inch sewer main and the existing 36-inch Seattle
Public Utility water main.
c. A public access/utility easement shall be placed over the proposed private access tract.
DocuSign Envelope ID: BEE5156D-95CE-4032-B23E-E0ABEB0C76AC
ADVISORY NOTES TO APPLICANT
Page 5 of 6 LUA**-000***
2. The existing side sewer will be required to be cut and capped during demolition of the properties. New side sewers shall be
installed to serve each individual property.
3. All new side sewers shall be 6-inches and flow by gravity to the main at a minimum slope of 2%. Each lot shall have its own
side sewer. Sewer cleanouts should not be located in the new driveways.
4. The development is subject to applicable wastewater system development charges based on the size of the new domestic water
to serve the project.
a. Wastewater system development charges for each proposed 1-inch domestic meter is $2,837.00 per meter. This is
payable at construction permit issuance.
b. A redevelopment credit of the wastewater system development charges in the amount of $2,837.00 will be applied to
the existing ¾-inch meter.
5. The Honey Creek Sewer Interceptor Unit (Residential) Special Assessment District fee (SAD) fee will be applicable on the
project. The SAD fee rate is $250.00 per lot. This is payable at construction permit issuance.
SURFACE WATER
1. A geotechnical report, dated July 14, 2017 and revised September 28, 2017, completed by Migizi Group, Inc. for the site has
been provided. The submitted report describes the site is a Low Erosion Hazard area. Erosion control measures will need to
be in place prior to starting grading activities on the site. The report needs to discuss the soil and groundwater characteristics
of the site including infiltration potential and provide recommendations for project design and construction. Geotechnical
recommendations presented need to be address within the project plans.
2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated December 17, 2017, was submitted by Encompass
Engineering and Surveying with the Land Use Application. Based on the City of Renton’s flow control map, the site falls
within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Honey Creek Drainage
Basin. The development is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual
(RSWDM). All core requirements and five of the six special requirements have been discussed in the TIR. The following
stormwater improvements are required and shall be discussed within the final TIR:
a. The final TIR shall discuss how Core Requirement #9 On-Site BMPs, are being addressed for all effective impervious
area including impervious area within the private access tract. More specifically, the TIR shall discuss the permeable
pavement within the access tract and how this relates to Core Requirement #9.
b. Applicant shall include discussion of Special Requirement #6 in the final drainage report. SR #6 relates to the aquifer
protection area, which is applicable to this site and should be noted as such in the report.
c. The TIR submitted with the Land Use Application assumes that the soils beneath the permeable pavement will meet the
requirement identified in RSWDM Section C.2.7 exempting permeable pavement from water quality. The Final TIR
shall provide soils tests confirming this assumption or provide a water quality system that meets Basic Water Quality
treatment.
d. The proposed 7.5’ storm drainage easement running east to west, south of Lot 3 should be 10’ in width, as is the
proposed 10’ storm drainage easement running north to south, east of Lot 3.
3. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site
exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site.
4. A public access/utility easement shall be placed over the proposed private access tract.
5. The development is subject to applicable stormwater system development charges based on new single family residence.
a. Stormwater system development charges for each new single family residence is $1,718.00. This is payable at construction
permit issuance.
b. A redevelopment credit of the stormwater system development charges in the amount of $1,718.00 will be applied to the
existing home proposed to be demolished.
TRANSPORTATION
1. Union Avenue NE is a Minor Arterial with existing right of way width of 60 feet. The Applicant submitted a street modification
request. City Staff, Public Works Transportation Division and Community and Economic Development Department, reviewed
the modification request and recommends its approval. The modification requests the following:
a. The existing curb to curb width of 44 feet on Union Ave NE frontage remains as it is sufficient for this roadway .
b. A new 0.5 foot wide curb, 8 feet wide landscaped planter, 8 feet wide sidewalk, and 1 foot wide clear spa ce behind the
sidewalk be constructed along the project frontage.
c. A right of way dedication of 10 feet of right of way (subject to final survey).
2. Access to each of the lots may be granted via the proposed private access tract provided the tract meets requirements for
emergency services access and must provide a turnaround in compliance with City code 4 -6-060I. As noted by the Renton Fire
Authority, fire department apparatus access roadways are required to be a minimum of 20 -feet wide fully paved, with 25-
feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-
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ADVISORY NOTES TO APPLICANT
Page 6 of 6 LUA**-000***
psi point loading. Access is required within 150-feet of all points on the buildings. Dead end streets that exceed 150 -feet in
length require an approved hammerhead type turnaround. If applicant desires to install only a 16 -feet wide roadway, they
must apply for a variance and approval would be conditioned that the new homes on Lots 2 and 3 would be equipped with
an approved residential fire sprinkler system. Hammerhead type turnaround shown does not meet minimum dimensions per
code and shall be widened prior to approval.
3. Refer to City code 4-4-080 regarding driveway regulations.
a. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2.
b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive
drainage discharge to restrict runoff from entering the garage .
c. The maximum width of a single loaded garage driveway is 9-feet and the maximum width of a double loaded garage
driveway is 16-feet. If a garage is not present, the maximum driveway width is 16-feet.
d. Driveways shall not be closer than 5-feet to any property line.
4. Per RMC 4-6-060, street lighting is not required since the project is less than four residential units.
5. The project does not require a Traffic Impact Analysis as the project produces less than 20 vehicles per hour in both the AM
and PM peak periods.
6. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
7. The development is subject to applicable transportation impact fees based on new single family residence.
a. Transportation Impact Fees for each new single family residence is $5,430.85. The transportation impact fee that is current
at the time of building permit application will be levied.
b. A redevelopment credit of the transportation impact fee in the amount of $5,430.85 will be applied to the existing home
proposed to be demolished.
GENERAL COMMENTS
1. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of
water lines which require 10-ft horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building.
2. Please see the City of Renton Development Engineering website for the Construction Permit Application and Construction
Permit Process and Submittal Requirements. Please contact the City to schedule a construction permit intake meeting .
3. All Civil Construction Plan shall conform to the current City of Renton survey and drafting standards. Current drafting
standards can be found on the City of Renton website.
4. A landscaping plan shall be included with the Construction Permit Application.
5. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. T he
construction of these franchise utilities must be inspected and approved by a City of Renton inspector.
6. Fees quoted in this document reflect the fees applicable in the year 2018 only and will be assessed based on the fee that is
current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for
the current development fee schedule.
DocuSign Envelope ID: BEE5156D-95CE-4032-B23E-E0ABEB0C76AC
From: Stephen Styskal, Jr. <styskal@hotmail.com>
Sent: Monday, January 22, 2018 11:07 AM
To: Alex Morganroth
Subject: Huynh Short Plat / LUA17-000855, SHPL-A
Alex-
Thank you for taking the time to explain to me the proposed short plat. We did want to be made a
party of record.
I have the following comments:
1. Variances are requested for this project. What is the city asking for to mitigate these
variances, (e.g., increased landscape buffers elsewhere on the site, increased building
setbacks in other locations)? We are okay with variances being granted that make sense,
but we also strongly feel in doing so, additional improvements should be required
elsewhere on the site.
2. After the adjacent 5-lot property was recently developed to the south, we have a direct
view of their concrete walled-detention tract which is now composed of dead
landscaping and dead trees, surrounded by overgrown weeds. We are very disappointed
in the city for approving a landscape plan which obviously had no maintenance and
general upkeep requirements. Our neighboring cities of Bellevue and Newcastle would
not have allowed this to happen in a neighborhood such as this. Although this proposed
short plat does not have a detention tract, what assurance will we have that the
landscaping in the proposed plat won't result in similar outcome? This proposed short
plat is between two plats with home values in the $700k range. We expect the city to
strongly advocate for the surrounding homeowners and require the applicant match or
improve the neighborhood aesthetically from both a landscaping and building plan, and
to require the new home owners to maintain the proposed landscaping. The City of
Renton needs to do better.
Stephen & Hong Styskal
3921 NE 21st St
Renton, WA 98056
(206) 276-8697
DocuSign Envelope ID: BEE5156D-95CE-4032-B23E-E0ABEB0C76AC
From: Alex Morganroth
Sent: Monday, January 22, 2018 12:10 PM
To: 'Stephen Styskal, Jr.'
Subject: RE: Huynh Short Plat / LUA17-000855, SHPL-A
Hi Steve,
Thank you for your comments – I have added you as a Party of Record to the Huynh Short Plat, LUA17-
000855. You will receive a copy of all future official written correspondence between the City and the
applicant. Please see my responses to your questions/comments below in red.
If you have other questions or concerns, feel free to contact me.
Thanks,
Alex Morganroth, Associate Planner
City of Renton | CED | Planning Division
1055 S Grady Way | 6th Floor | Renton, WA 98057
(425) 430-7219 | amorganroth@rentonwa.gov
PS – Here is a link to the designer portfolio so can get an idea of the kind of work they do -
https://monsefdesign.com/our-portfolio/
From: Stephen Styskal, Jr. [mailto:styskal@hotmail.com]
Sent: Monday, January 22, 2018 11:07 AM
To: Alex Morganroth <AMorganroth@Rentonwa.gov>
Subject: Huynh Short Plat / LUA17-000855, SHPL-A
Alex-
Thank you for taking the time to explain to me the proposed short plat. We did want to be
made a party of record.
I have the following comments:
1. Variances are requested for this project. What is the city asking for to mitigate these
variances, (e.g., increased landscape buffers elsewhere on the site, increased building
setbacks in other locations)? We are okay with variances being granted that make sense,
but we also strongly feel in doing so, additional improvements should be required
elsewhere on the site.
Variances don’t always have a “give and take” component, and mitigation is not
required by code, but you are correct in that the City can require improvements to help
offset impacts created by the variance that would otherwise not occur. Since the review
DocuSign Envelope ID: BEE5156D-95CE-4032-B23E-E0ABEB0C76AC
of this project is still on-going, I cannot give you any specifics with regards to analysis of
the impacts or potential conditions. That being said – similar projects have included
conditions related to additional landscaping requirements, additional design
requirements, and garage access location requirements.
2. After the adjacent 5-lot property was recently developed to the south, we have a direct
view of their concrete walled-detention tract which is now composed of dead
landscaping and dead trees, surrounded by overgrown weeds. We are very disappointed
in the city for approving a landscape plan which obviously had no maintenance and
general upkeep requirements. Our neighboring cities of Bellevue and Newcastle would
not have allowed this to happen in a neighborhood such as this. Although this proposed
short plat does not have a detention tract, what assurance will we have that the
landscaping in the proposed plat won't result in similar outcome? This proposed short
plat is between two plats with home values in the $700k range. We expect the city to
strongly advocate for the surrounding homeowners and require the applicant match or
improve the neighborhood aesthetically from both a landscaping and building plan, and
to require the new home owners to maintain the proposed landscaping. The City of
Renton needs to do better.
As discussed in our previous phone conversation, I have passed this information on to
our Code Compliance officers who will perform an inspection and take enforcement
action if warranted. While we do have requirements for the maintenance of
landscaping within tracts, we unfortunately do not have enough staff resources to
actively police the hundreds of residential and commercial stormwater detention
facilities city-wide. According to our system, we have not received any complaints with
regards to the subject stormwater tract near your property. We always urge property
owners to contact our 24-hour Code Compliance hotline (425-430-7373) if there ever
any maintenance issues in their neighborhood, as that is the primary driver for our
enforcement.
With regards to the short plat – landscaping in the driveway tract will be covered under
a two-year maintenance and monitoring agreement w/ surety provided to the
city. Landscaping on individual lots will be regulated under RMC 4-4-070 after final
inspection of the homes. Any issues that arise would be addressed by our Code
Enforcement team.
Stephen & Hong Styskal
3921 NE 21st St
Renton, WA 98056
(206) 276-8697
DocuSign Envelope ID: BEE5156D-95CE-4032-B23E-E0ABEB0C76AC