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CITY OF RENTON
SHORT PLAT
RENTON, WA
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THIS M,!,P CORRECTLY IW'RESENTS A SURVEY W.OE 8V
~=~~~~=-t=-~~ REQUEST OF 168 DEVELOPMENT IN AUGUST 201 S
SHORT SUBDIVISION
168 DEVELOPMENT
16828108TH AVE SE
RENTON, WA 9805!5
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CALL 2 WOPKING
DAYS BEFORE YOU DIG
1-800-424-5555
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$t"'·•. T 168 DEVELOPMENT I"~"' ~,~~ MAP RENTON, WA 98055 ::;::_, r,,;;:::-o., , C-1.00
DEDICATED ROW
1.640 S.F
N89~34'55"E
COMMON AREA
/1,157 S.F
37.78',
TOWNHOUSE
=====~k~~~~__:·.~ ·~ • 355.0 N89.34'55"E 42.20' N89~29'42'W
PROPERTY OWNER: ZHAO SU & YING WEI
16828 108TH AVE SE
RENTON, WA 98055
TAX PARCEL NUMBER· 2923059038
LEGAL DESCRIPTION OF SITE
PARCEL A:
THAT PORTION OF THE NORTHl/v'EST QUARTER OF THE SOUTHEAST QUARTER
OF SECTION 29, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., DESCRIBED AS
FOLLOWS: BEGINNING AT THE INTERSECTION OF THE NORTH LINE OF THE
SOUTH HALF OF THE NORTH HALF OF THE NORTH\NEST QUARTER OF THE
SQUARE FEET (SF)
12/.61
CUT. 2.715 CUBIC YARD
SOUTHEAST QUARTER OF SAID SECTION 29, Vlr1TH THE EAST LINE OF THE
JOHN F. BENSON ROAD: THENCE EAST ALONG SAID NORTH LINE OF THE
SAID SOUTH HALF OF THE NORTH HALF OF THE NORTHWEST QUARTER OF
THE SOUTHEAST QUARTER 355 FEET: THENCE SOUTH PARALLEL \MTH !INCLUDED VAULT EXCAVATION AND DRAINAGE)
THE EAST LINE OF THE SAID JOHN J. BENSON ROAD. 82 FEET: THENCE WEST
PARALLEL \MTH THE NORTH LINE OF SAID NORTHWEST QUARTER OF THE
SOUTHEAST QUARTER OF SAID SECTION 355 FEET TO THE EAST LINE OF SAID
JOHN F. BENSON ROAD; THENCE NORTH ALONG SAID EAST LINE OF SAID ROAD,
82 FEET TO THE POINT OF BEGINNING
PARCEL B:
FILL .1,123 CUBIC YARD
TRACT F OF THRESHOLD 1, AS PER PLAT RECORDED IN VOLUME 164 OF PLATS, PAGES 8
THROUGH 12. lNCLUSIVE. RECORDS OF KING COUNTY AUDITOR:
SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON.
SITE PLAN
LEGEND
EXISTING TREE
PROPOSED TREE
PROPOSED BLOCK WALL
DRIVE WAY
DEDICATED ROW
COMMON AREA
L68 DEVELOPMENT
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CALL 2 WORKING
DAYS BEfOR[ YOU D'G
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[6828 [08TH AVE SE [ 11
RENTON. WA 98055 I SHE~T ['"''""··-·~~ ~ ·-··~
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VAULT•
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H-20 WATER DETENTION VAULT
VAULT CROSS SECTION
NOTES
168 OEVELOPMENI
16828 108TH AVE SE
RENTON, WA C!8055
CALL 2 WORKING
DAYS BEFORE YOU DIG
1-800-424-5555
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TESC PLAN
168 DEVELOPMENT
16828 108TH AVE SE
RENTON, WA 98055
CALL 2 WORKING
DAYS BEFORE YOU DIG
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TANDEM ENGINEERING CONSULTANT INC
8822 NE 178TH ST
BOTHELL, WA 98011
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PROFILE GRADEJ,
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PLAN
168 DEVELOPMENT
16828 108TH AVE SE
RENTON, WA 98055
CALL 2 WORKING
DAYS BEFORE YOU DIG
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168 DEVELOPMENT
16828 108TH AVE SE
RENTON, WA 98055
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NOTES
UNOERGRQU,OPRWASTCOHCRHEUTIUTYSTRUCTURES"
lMOS H-20 TRUCK IMlfEEl Wll,O'A; l~PJ\CT PfR MSHTO
168 DEVELOPMENT
16828 108TH AVE SE
RENTON, WA CJ8055
CALL 2 WORKING
DAYS BEFORE YOU DIG
1-800-424-5555 r SHEET
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EXISTING GROUND
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BLOCKWALL CROSS
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NOT TO SCALE
168 DEVELOPMENT
16828 108TH AVE SE
RENTON, WA 98055
CALL 2 WORKING
DAYS BEFORE YOU DIG
1-800-424-5555
SHEET
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CONTROL PLAN
168 DEVELOPMENT
16828 108TH AVE SE
RENTON, WA 98055
CALL 2 WORKING
DAYS BEFORE YOU DIG
1-800-424-5555
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LANDSCAPE PLAN L2
168 DEVELOPMENT
16826108TH AVE SE
RENTON, WA 98055
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Community & Economic Development C. E. "Chip" Vincent, Administrator
November 9, 2016
Steve Wu
8822 NE 128'h Street
Bothell, WA 98011
SUBJECT: NOTICE OF NEW STORMWATER DESIGN STANDARDS
168 DEVELOPMENT SHORT PLAT LUAlS-000745
Effective January 1, 2017, the City of Renton will be adopting a new stormwater manual which will be
based on the 2016 King County Surface Water Design Manual. All projects vested after January 1, 2017
will be subject to these new stormwater requirements.
The 168 Development Short Plat will not vest to the current stormwater manual without a complete
construction permit application being received and accepted by City on or before December 30, 2016.
Below is a brief summary of the vesting code as it applies to Construction and Utility Standards. Please
refer to RMC 4-1-045 for more information regarding project vesting.
1. Preliminary Plats and conditional use permits may be vested to the stormwater design and
construction standards on the date of preliminary plat application if the applicant submits a
complete construction permit application within 180 calendar days of complete preliminary plat
or condition use permit application.
2. Building permits may be vested to the stormwater design and construction standards on the
date of complete building permit application. Revisions requested by the applicant to a vested,
but not yet approved application shall be deemed a new application when such revisions would
result in a substantial change in the basic site design plan, intensity, density, or similar factors,
involving a change of ten percent (10%) or more. Vesting for the new application shall occur
upon the date of submission of a valid and fully complete building application for the changed
project.
3. All other applications shall be reviewed for consistency with the construction and utility
standards in effect on the date a separate construction permit application is deemed complete.
An applicant may submit a separate construction permit application simultaneously with any
application described in RMC 4·1-045.C.
Please contact me at (425) 430-7288 if you have any questions.
Sincerely,
~-~~
Ian Fitz-James, Civil Engineer II
cc: Ying Wei and Zhao Su/ Owner(s)
Kevin Su/ Applicant
1055 South Grady Way, Renton, WA 98057 • rentonwa.gov
CITY OF RENTON, WASHINGTON
ORDINANCE NO. 5811
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, CHANGING THE
ZONING CLASSIFICATION OF CERTAIN PROPERTY WITHIN THE CITY OF RENTON
(KING COUNTY PARCEL NO. 863710-0440; TRACT F OF THRESHOLD 1) FROM
RESIDENTIAL-TEN UNITS PER NET ACRE (R-10), TO RESIDENTIAL-FOURTEEN
UNITS PER NET ACRE (R-14) (FILE NO. LUA-15-000745, ECF, SHPL-A, SA-A, R,
MOD, MOD).
WHEREAS, on March 15, 2015, the City accepted an application from Zhao Zhang Su and
Ying Han Wei to amend the City of Renton zoning map to change the zoning classification of King
County Parcel No. 863710-0440 ("Subject Property") from Residential-Ten (R-10) units per net
acre to Residential-Fourteen (R-14) units per net acre; and
WHEREAS, the Subject Property is 3,571 square feet in size and is located at
approximately 450 feet northeast of the intersection of 108th Avenue SE and SE 170th Street;
and
WHEREAS, on April 18, 2016 the Environmental Review Committee issued a SEPA
Determination of Non-Significance (DNS) for the zoning map amendment from Residential-Ten
(R-10) units per net acre to Residential-Fourteen (R-14} units per net acre; and
WHEREAS, the Subject Property is located within the Residential High Density (RHO}
Comprehensive Plan land use designation, which includes the Residential-Ten (R-10) and
Residential-Fourteen (R-14) zoning classifications; and
WHEREAS, this matter was duly referred to the Hearing Examiner for investigation and
study, after notice of public hearing was posted and circulated as required by the Renton
Municipal Code; and
WHEREAS, the Hearing Examiner held a public hearing on May 17, 2016; and
1
ORDINANCE NO. 5811
WHEREAS, the matter was duly considered by the Hearing Examiner, who issued Findings
of Fact, Conclusions of Law and Recommendation on May 31, 2016; and
WHEREAS, the Council duly considered all matters relevant thereto, and all parties were
heard appearing in support or opposition;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES
ORDAIN AS FOLLOWS:
SECTION I. The City Council hereby affirms and adopts the Hearing Examiner Findings
of Fact, Conclusions of Law and Recommendation, attached hereto as Attachment A.
SECTION II. The official City of Renton Zoning Map is hereby amended as set forth in
Attachment B, attached hereto.
SECTION Ill. This ordinance shall be in full force and effect five (S) days after publication
of a summary of this ordinance in the City's official newspaper. The summary shall consist of this
ordnance's title.
PASSED BY THE CITY COUNCIL this 11th day of July, 2016.
APPROVED BY THE MAYOR this 11th day of July, 2016.
2
ORDINANCE NO. 5811
Approved as to form:
Lawrence J. Warren, City Attorney
Date of Publication: July 15. 2016 (summary)
ORD:1924:5/23/16:scr
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ORDINANCE NO. 5811
ATTACHMENT A
BEFORE THI HL\RIKG EX.-\MD,"ER FOR IHI cm· or RL',"TO.:-.
RE: 168 Development
Rezone. Prelimina1y Plat, Site Plan and
Street Improvement Waivers
LUA!S--000745
I. SHIMA.RY
IT'ID~GS OF FACT CONCLUSIONS OF
L'1. W A. 'ID RECOMME:NDA 110:N
18 Toe applicanJ is requesting app1oval of a site specific rezone. 4-lot short plat site plan review, and two
19 street waiver~'modifications for the construction of three new townhomes ,.,ith two dwelling units in
each. Toe City Council has final re,iew authority over these applications because it is required by state
20 law to make the final decision on rezone reque,.""ts and the remaining applications have been
consolidated with the rezone request. The project site is O 75 acres in area and is currently developed
21 with one singlefarnilyhome located at 16826 10SthAve SE. Toe requested rezone is from R-10 to R-
22 14 for TlJe back-ffld (away from the street frontage) of the project site and only constiMes
approximately 11 '·, of the total project area. The staff reix,rt notes TlJat the rezone would not increase
23 the number of residential units allowed ,.,ithin the development. but would reallocate the residential
density and unit types, thus enabling TlJe applicant to keep the current single-family residence in its
24 current location. Toe remaining project site is already zoned R-14 It is recommended that the City
25
Council app1ove the rezone and associated prOJect applications subject to conditions
26
Rezone. Prehminarv Plat and Street Waivers -1
4
ORDINANCE NO. 5811
II. TESTL\IO:'.'.T
2 Clark Close. Renton planner, summarized the proposal.
3
4 III. EXHIBITS
The 29 e.xhibits identified at page 2 of the :May 17, 2016 staff report were admitted into the record
6 during the hearing. The slaff power point was admitted as Exhibit 30 City of Renton GIS maps located
at the Cir/ s web>1te Wel"e admitted as Exhibit 31. Google maps for the vicinity were admitted as
7 Exhibit 32
8
9
IY. FI\DI:\'GS OF FACT
10 Procedural:
11 1. Awli=iter~ner Ste,·e Wu is the applicant Zhao Su & Ying Wei are the o;,,n= of the
12 subject property
13 2. Hearin~. A hearing on the subject applications was held at noon on May 17. 2016 in the
14
Renton City Council meeting chambers
15 Substantive:
16 3. Project Description The applicant is requesting approval of a site specific rezone (RlO to
17 R14), 4-lot short plat. site plan re,iew. and two street v.-aivers for the construction of three new
townhomes to a 0. 75-acre site that is currently developed with one single family home located at 16826
18 108th Ave SE. The exi,,-iing single-family home would be retained in-place along 108th Ave SE. The
19 site is located v.ithin the Residential-14 (R-14) and Residential-10 (R-10) zoning districts.
The project site 1s rurrently composed of two parcels and the smaller of the two (3.751 square feet in
20 area) is the portion currently zoned R-10 and subJect to the rezone request to R-14 The proposed
2l residential lotsrange in size from 4,125 SF to 9,269 SF in area v.ith an average lot size of 6.180 SF.
The site would also contain a common area tract and a shared dri,·eway tract With a maximum of two
22 dwelling llllits per townhome. the residential density is 11.7 dwelling llllits per net acre Access to the
23 site would be from a single shared driveway access along the southproperry !me from !08thAve SE
24 The applicant" s street waiver 'modification requests are more specifically described as follows·
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ORDINANCE NO. 5811
Street Fronta~e Waiver. The applicant is requesting a modification from RMC 4-6-
060F 2 "}.fininmm Design Standards Table for Public Streets and Alleys" in order to
keep the existing 108th Avenue SE right-of-way improvements including
approximately 22-foot pavement 1.'idth from the roadway centerline, 05-foot curb and
gutter, and 5-foot side...tlk in place rather than installing a new planter strip for trees
between the curb and new side .. .Jk along the project frontage. In addition_ the ex.i>"ting
configuration allows the existing curb line to remain consistent with the surrounding
street configuration_
108th A.\'enue SE is a :Minor Arterial with an existing ROW v.idth of 60 to 61 feet (as
per assessor map). This street classification requires a minimum right-of-way width of
91 feet. To meet the City's complete street standards for l08th_ half street
improvements include 27-foot paved roadway. 8-foot planter strip and 8-foot sidewalk
along 1.'ith a minimum right ofwav dedication of 15 5 feet per City C.ode 4-6--060.
Shared Drive,vav Modification_ The applicant is requesting a modification from RMC
4-6--060] 1 "Shared Driveway Standards -V.'hen Permitted·· in order to ei..-rend the
length of the shared driveway more than 200 feet in length. The proposal is compliant
"i!h the following modific.1tion criteria, pursuant to R.'-lC 4-9-2500, if all conditions
of approval are met
4 Surrounding Area. Toe subject site is surrounding on all sides by single family residential
15 development As shown in the aerial photograph of Pagel of the staff report, high density single-
16 family de\·elopment "ith no or narrow setbacks is located on adjoining parcels to the north (zoned R-
IO) and south (zoned R-14) Detached single family homes are located to the east (zoned R-10) and
17 west (zoned R-14)
18 S. A&,erse Impacts The proposed rezone, site plan and preliminary short plat do not create any
19 significant adver.e environmental impacts The proposal v.ill be served by adequate appropriate
infrastructure as determined in Finding of Fact :,./o 6. Impacts are more specifically addressed as
20 follows:
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A
B.
Critical.~ There are no critical areas or other natural systems on site.
Comwtibility. The proposal is compatible \,ith surrounding uses The proposed
upzooe is appropriate for its location_ as the parcel is a small portion of a larger
su1:xli\ 'is ion that is predominant! y already zoned R-14 The staff report notes that the
rezone would not increase the number of residential units allowed within the
de\selopment. but would reallocate the residential density and unit types. The rezone
proposal would allow the applicant to retain the existing smgle family borne along I 08th
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ORDINANCE NO. 5811
A \·e SE. which would allow the existlllg home to ;erve as visual buffer for the single-
family homes located cm the west side of 10sz Ave SE
The overall subdivisicm adjoins three story high densirJ development with little or no
setbacks to both the south and north. The parcels to the east are less den;e detached
dwellings. but the prCJ!X)sed development would be consistent with the higher density
development that is already in view frcm1 those single-funily homes to the south and
north of the proj eel site.
Views. The landscape of the areas is relatn-ely flat with large tree; and heavy vegetation
restricting visibility from and through the site. The 3-story apartments to the north and
the 3-story ccmdominiums to the south also restrict viev.•s from and through the property
The proposed structures would not block ,iew corridors to shorelines or Mt. R.amier.
Therefore. the proposed heights of the structures are appropriate for this siruation and
will not materially affect the views of surrounding properties.
Aesthetics. The proposal does not create any significant ad,;er,e aesthetic impacts.
because as conditioned it is consistent with the Cit( s design and landscaping standards
as outlinedinFindingofFactKo. 21 and 22.
Li!!htllll! As conditioned. the proposal· slighting will not adversely affect surrounding
properties. A lighting plan was not provided \\ith the application; therefore. a condition
of approval requires that a lighting plan that adequately provides for public safety
without casting excessi..-e glare on adjacent properties be submitted at the time of
engmeering permit reviffi·
Vegetation_ The proposed eltmination of vegetation is not deemed to be significantly
adverse as the applicant \\ill be compl)1llg with the City·s tree retention standards. the
only vegetation retention standards applicable to the pro_1ect. As outlined in Finding of
Fact Ko. 21 of the staff report. the City" s tree retention standards require the retention
of three significant tree; and the apphcant exceeds this standard by retaining five
sigmficanr trees.
6 Adequacy of Infrastructure Adequacy of Infra.s1ructurePublic Services. The pro_1ect will be
served by adequate infra.structure and public sen ices as follows·
A.
B
Water and Sev.·er Service. Water and sanitary sewer sen ice for the development would be
proHded by the Soos Creek Water and Sewer District.
Fire Protection_ Fire protection would be provided by the City of Renton Fire Department
Rezone. Preliminary Plat and Street Wai,;ers -4
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ORDINANCE NO. 5811
C Drainage. In con;unction with the Crty· s stonnwater regulations, the proposal mitigates all
significant drainage impacts Toe applicant has submitted a T ecbnical Information Report
("'Drainage Report", Ex. 21) that evaluates and proposes a preliminary stormwater system
design_ Toe Drainage Repon proposes two stonnwater facilities. A detention vault (Vault
1*!) is proposed between the western two to\\1lhomes (Exhibit 15). This ,·au!t is intended to
provide the required flow control for the impenious roofs of the townhomes. A combination
detention wet vault (Vault ;o2j is proposed under the access roadway south of the existing
house and the westernmost to\\1lhome (Exhibit 16). This ,-ault is intended to provide
detention for the remainder of the parcel and Basic Water Quality for the pollution
generating impenious surface. Public works staff \\ill require conformance of the final
stormwater system design to City stormt\-ater standards as a part of final plat re,iew.
D parts,·0pen Space. Toe project provides for adequate parks and open space. For parks
impacts, the applicant will be paving a park impact fee due at the time of building permit
~ce No on-site park is required llDder the city's paik and open space standards because
the development is less than 10 net acres in size. See R.:.\.fC 4-2-115(E)(2).
.tv.. conchtioned, the proposal "ill satisfy applicable open space requirements. As proposed
v.ithout the conchtions, the proposal fails to meet open space requirements A 25_94· by44·
(1.141 sf) common open space tract. located abm·e one of the stonnwaten-aults. is proposed
for common open space that is easily accessible within the short plat. Toe development
includes a total of 7 units, which would require 2.450 square feet of common open space
purruant to R.\fC 4-2-115(EX2). which requires 350 square feet of open space per dwelling
unit Additional area from Lot 2 and Lot 3 could satisf-f this requirement. A condition of
appro\.J requires that the applicant pro>.ide a re\ised site plan demon.s"tratlng compliance
v.ith the 350 square feet per unit requirement. Beyond the deficit in amount of open space,
the type and design of open space satisfies applicable requirements as outlined at p. 15 of
the staff report
E. Pedestrian Circulation. As noted in Finding of fact Ko. 3. the applicant is requesting a
modification from R.\.!C 4-6-060F.2 ·'Minin:mm Design Standards Table for Public Streets
and Alley,·· m order to keep the existing 108th Avenue SE right-of-way improvements as
is. Beyond this. the proposal pro,ides for adequate/appropriate pedestrian circulation as
required by the C 1ty' s design and open space standards, &\.IC 4-2-115. Pedestrian entry and
access from 108th Ave SE, to the short plat would be prO'.ided \1a a 4-foot wide sidewalk
along the shared chiveway frontage. The sidewalk would be located across the front of each
lot and would prm,ide a pedestrian connection to each structure. Pedestrian sidewalks, as
well as private pedestrian connections throughout the property, are proposed for safe and
efficient pedestrian access throughout the site. Connections would also be p1mided between
the propose<! structures and the common open space tract In order to ensure a safe
delmeation of the sidewalks. a condition of appro,.J requires that the pedestrian sidewalks
Rezone. Preliminary Plat and Street Waivers -5
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ORDINANCE NO. 5811
and private entry sidewalks be constructed using concrete or a different type of rnata-ial than
the shared driveway
F Traffic Improvements The proposal 15 served by adequate and appropriate traffic
infrastructure
Off-site traffic impacts will be addressed through the pa,ment of traffic impact fees due at
the time of building penuit issuance. Public works staff did not find that applicable
regulations required any traffic impact analysis conducted for the levels oftraftk generated
by the proposal. Public Works staff has re,iewed the preliminary traffic circulation and
proposed street improvements and found them to be consistent ,;,,ith City street standards
subject to approval of the requested street waiva-s. Staff have also folllld the proposed
vehicular circulation to be safe and efficient as conditioned.
G Bicvcles. Toe pro\i;ion provides for adequate bicycle facilities by complying with
applicable bicycle standards Pa-RMC 4-4-0SOF 1 La bicycle parking spaces are required
forresid,ential developments that exceed five (5) resid,ential units Attached units are required
to pro\ide one-half (0.5) bicycle parking space per one dwelling unit. Space5 shall meet the
requirements of 4-4-0SOF 11.c. Toe garages to each unit should be able to meet the bicycle
parking requuement. A condition of apprm..! requires the applicant to pro,ide floor plans
that id,entify adequate bicycle parking of one-half space per dwelling unit.
R Schools. The proposal prm:ides for adequate appropriate school ticilities and safe walking
conditions to and from schooL The staft report notes that it is anticipated that the Renton
School District can accommodate any addltional students generated by this proposal at the
following schools: C,ascade Elementary. Nelsen 1!iddle School and Lindbergh High School
(Exhibit "4). A School Impact Fee. based on new multi-family lots. would 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$ [.385.00 per nruln-family unit \\i!h credit given for the e.xisting resid,ence
Any new high school students from the proposed development would be bussed to their
schools The bus stop to the high school is located approximately 0.1 miles from the project
site at I 08th Ave SE & SE I 70th St Students would walk south along I 08th A ,·e SE along
the existing sidewalk to SE I 70th St Students to the elementary and middle schools would
be \,ithin walking distance. Safe walking routes exist from the site to Cascade Elementarv
by walking on public sidewalks. The route begins by ,;,,..!king north on IO 8th Ave SE, turning
e.ast on SE 168th St andfinallywallcingnortbon !16th Ave SE (approximately I mile) Safe
w..!king routes to :Kelsen lv!iddle School by walking on pub he sidewalks and ,; ide shoulders
Toe route begins by walking north on I 08th Ave SE. e.ast on S 29th St and north again on
108th Ave SE (approx. 0.5 miles)
Rezone. Preliminarv Plat and Street W a,,;en; -6
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ORDINANCE NO. 5811
CO:'<CLr5IO:'.\"S Of U. W
2
I. Authority RMC 4-8--0SO(G) classifies a rezone request as a Type IV application. which
4 requires the hearing examiner to make a recommendation to the City Council after holding a public
hearing. Toe short subdi,ision application request is classified as a T 1pe II application by fu\,fC 4-8--
0SO(G) and the modification request., as T1pe I applications. R._\,lC 4-8--0SO(C) authorizes multiple
6 permit applications to be consolidated under the hig:he,,"1 number review classification. wlllch in this
7 case would be Tnie IV review Toe staff report ctoesn·t identifyv.nether the applicant has opted for
consolidated review, but giYen that the subject permits have all been submitted to tbe hearing e.xaminer
8 for re.iew it is preruired that option has been e.xercised. As a result of consolidation. the rezone
9
application. short plat and modillcation request;; are all subject to T)pe IV review.
10 2. Z.OningConw:ehensive Plan Designations The entire project site has a comprehensive plan
land use map designation of Residential High Density The larger of the two parcels of the site is
11 zoned R-14 and the smaller parcel is zoned R-10
12 3. Review Criteria. Rll.K 4-7-070 governs the criteria for short plat re-,iew_ The street standard
13 waiyer is subject to RMC 4-9-250(C) and the street standard modification is subject to R..MC 4-9-
14 250(0) Rezone standards are subJect to RMC 4-9-!80(F)(2). Site plan m·iew is governed by R._\,{C
4-9-200{E)(3). Applicable standards are quoted below in italics and applied through corresponding
15 conclusions of law.
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RIZO;\"E CRIITRL\
InIC 4-9-180(f)(2)(a): The re::one is in the public interesr, c:nd
4. The criterion IS met. The propcsal is clearly witbio the public interest. Toe proposal facilitates
19 development of the project site with no signillcant impacts to adjoining properties. As determined in
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22 1 The n.aff report pToee5Se5 ~ street froct:J.ge w.uver as a modification punumt to R..\{C 4-9-25-0(D). The R...\f( 4-
9-250{D) process: ~oencally :ro.thorizes modifi.catJ.oru to '·star.11:hrd.s'. wttl::.out hminnou as to .s.cope. R.CV.' 4-9-25C
23 {C) authorizes "'n.ll'i.--u; only to meet S"bll.dMd:;. Smee 4-9-~50(() i.:; more ~inc rn s-cope, rt is con..,-nu,M a:,: the
review process that iliould first be app~ed to re-querts to wan--e meet stm.duds. The comt::. require that a s:pecrfic.
::btute wi..;]. :ntp,er...e-de. a ger.era.! :;tatute when both .apply .Ses ~fT..na v Wa.:!lingtort Stale Dept. ef Labor and
24 Jndu.::tri~. 169 W:c..J:d S} (~010) Ifa proposed:c:::.oo.i.ficatioll. to meet sta:ld.uds doesn·t meet lhe !1:rfft waiver cnteri.J..
thl!.IL the more general modification s:tmdards ofR..MC 4-9-~50(D) c.an be appli~ as was: f01m<l ce-:es:s.ary for d:us
25 proj-Kt smee the :re<;_UCte<i wat"".-er ofsb:re<l drive.way le.r:.g-.h sta.I:.dar± di.dn"t quali..ry.· or a l\"3J.ver u?:.d.e.r Rev; 4-9-25C
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Rezone_ Prelimina1y Plat and Street Waivers -7
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ORDINANCE NO. 5811
Finding of Fact :'-lo. 3 and 5. the rezone is for a nominal area and is fully compatible with the
~ surrollllding area and will not result in any increase in dwelling: uoits on the project site.
4
R_,IC 4-9-180(I)(2)(b): The rl!:one rends to fanher rhe preserrarion and e,~\;ymenr of any substantial
propeny rights of the pefitioner, and
5. The criterion is met As explained in the staff report, the nominally sized parcel that is the
subject of the rezone was the result of an ad'ierse pcssession action_ The res-ult of that adverse
possession action was the likely reason why the lot subject to the rezone reque,,, is landlocked with 6 zoning that is inconsistent "ith the lot that separates it from its only available access road. 1081l: Ave
7 SE. Approval of the rezone will enable the parcel to be zoned the same as the rest of the development
proposal in a logical and efficient manner. thereby furthering the preservation and enJo,ment of the
8 property owner's ability to develop the property in a reasonable manner
9 R_,IC ~-9-l80(F)(2)(c): Therezcne is nor materiai/y detrimema/ to the public we/fare of1he properties
10 of other persom locared in 1he vi ctn ii) ther€£Jf and
11 6 The criterion is met. As determined in Finding off act No. 5. the rezone reque,,, will not create
any significant ad,-erse impacts Therefore. the proposal is not considered to be materially detrimental
J~ to the public welfare of the properties of other persons loc.,ted in the ,icinity.
13
14 R_,Ic 4-9-180(F)(2)(d): The re::one meets the re.im<· cri1eria in s1,bsection Fl of1his Section
15 7. The criterion is met. The proposal is consistent with all standards imposed by subsectJ.on Fl.
Subsection Fl requires consistency with the comprehensive plan For the reasons identified Finding
16 off act No 19 of the staff report. the proposal is consistent with the comprehensive plan Subsection
17 Fl also requires either that (1) the subject property was not specifically considered in the last area land
use analysis and area zoning or 0) that circumstances have significantly changed since the most recent
18 zoning of the area. Toe staff report notes that the rezone of the property was not considered in the last
rezone of the area. which was done in 2015. Finally Subsection Fl requires that the rezone '·mee1 rlie
19 r.-.'iew criteria tn RMC 4-9-0:!(f' RMC 4-9-o::,o sets the re-,iew criteria for comprehensi•;e plan
amemhnents. The comprehensive plan criteria focus upon impacts to growth rates. adequacy of public
20 infrastrocture, consistency \\ith comprehensive plan objectives and impacts upon en,ironmenrally
21 sensitive areas. Since the proposed rezone will not result in any increase in the number of dwelling
uoits. will not am·ersely affect any environmentally sensiti,-e areas and will not adversely affect
22 surrounding properties. it should not have anv materially ad\,erse impact to any of the factors required
to be addressed during comprehensive plan re·,iew and is therefore considered to be consistent with the
23 comprehensive plan criteria of R.\;JC 4-9-020
2..\ PRI.LThIT'/_.\RY SHORT PL\ I CRIITRI.A
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ORDINANCE NO. 5811
R..,IC .t-'-OiO(B): A shon plar shall be consistenrnith the fol/owing prtncipies qf acceptability:
1. Legal Lots. Create /egai building sites which comply -..1th all provisions of the Ory Zoning Code
2 2. Access. Establish access to a public road for each segregated parcel.
3 3. Plrysicai Characteristics: Have suitable physical characteristics. A proposed shon plat may be
denied bemuse of flood. inw,dation, or wetland conditions. Construction ofprotecm;e improvements
4 may be requtred as a condition of approval, and such improvements shall be no1ed on the final shon
plat
5 4. Drainage: Make ade;iuate provision for drainage >1:a;1s. streets, a/le;,,~. other public wa;1·s. warer
6 supplies and sanitary wastes.
7 8. The criterion is met. The lots proposed by 1he applicant meet all applicable zoning standards
as outlined in Finding off act No 21 of the staff report if the requested rezone is approved As shown
8 in 1he site plan, fa. 9. each of the proposed four lots have access to 108"' Ave SE via an internal shared
driveway There are no critical areas or any other physical characterutics of the property that make it
9 unsuitable for development. The proposal pro,ides for adequate infrastructure as required above as
10 determined in Finding ofFact No. 6.
11 K\IC -l-7-070(HJ(3): If the Administrator Jinds that the proposed plat makes appropria1e provisions
for the public hea!lh, safe!), and genera! welfare and for such open spaces, drainage WG}S, stree/5,
12 a1!1'}S, other public wa;1·s .. water supplies, sanilal) wastes, parks, pl(J}grounds, sites for schools and
school grounds and all other reli!rant facts and !hat t.he public use and inleres/ -..ii! be se1Ted by 1he
13 proposed shonpial, 1hen ii shall be approved. The app/icanl shall be notified in wmtng of the decision.
14
l5 9. The criterion is met. The proposal prn',ides for adequate/appropriate infrasiructure as required
above as cletenruned in Finding of Fact No. 6 The proposal makes appropnate provision for public
16 health, safety and welfare and the public use and intere,,'1 will be served because it enables reasonable
17 use ofland \\ithout any corre,,-ponding significant adverse impacts to public infra.,-rructure. surroundmg
properties or the environment as determined in Finding ofFan No. 5.
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SITEPL\_'i
20 R..'1C -1-9-200(!:)(3): Criteria: The Administrator or designee musrfind aproposedprojeci to be in
compliance with the following:
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a. Compliance and Comistency: Confonnancewithp/ans,po!icies, regulations and approvals,
including.
i. Comprehmsfre Pion: Ihe Comprehensiw Pian, its elemenrs, goals, objeatves, and
policies, especialiy those of the applicable land use designation, the Community Design
Element, and an> appiicabie adopted Neighborhood Plan:
ii. Applicable land use reg,,iations;
Rezone. Preliminaty Plat and Street Waivers -9
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ORDINANCE NO. 5811
iii_ Reiewmt Pianned Action Ordmance and Di!VelopmeJU Agreemems, and
fr. Design Regulaliom: Intent {ll)d guidelines of the desig,1 regulations iocated in P~\IC 4-
3-100.
4 10 The criterion is met Tbe proposal is consistent with applicable comprehensive plan polic,es
and zoning regulations as outlined in Findings off act Ko 19 and 21 of the staff report The design
5 guidelines of RMC 4-3-100 do 001 apply to projects in the RM-14 zone. See R.\,l( 4-3-lOO(B)(l)(b)
6 Howe,:er, RMC 4-2-115 does impose design standards to residential development in the RM-14 zone
Since R.\,lC 4-2-115 qualifies as a ·'land use regulation", the applicant nmst establish consistency for
7 sire plan approHl. For the reasons identified in Finding off act Ko n of the staff report, the proposal
is consistent with the design standards ofR.\,l(' 4-2-115. Toe proposal is not subject to a planned action
8 ordinance or development agreement.
9 R.\IC 4-9-100(E}(3)(b): Off-Sile lmpam: MHtgation q(impacts to surrow1dmgpropgmes {ll)d
10 uses, including.
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i. Stmcmres: Restricting averscaie sm,cnues and on,rconantration of derelopment on a
particular portion q(the sile,
ii. Circulario11: Providing destrab!e trans/lions (llld linkages betwee,i uses, streets.
walkways (llld adJacent propenies,
ffi. Loadi11g and Storage Areas: Locating, dl?stgning and screening storage areas,
utilities, roqflop eq11ipm21,t, loading are.as, and refuse (llld recyclables to minimf:e vie><,;
from ,urrawiding properties.
ii'. J 1ew1: Recognt:ing the public benefit and destrabiiiry of maintaining vi,ua!
accessibility to arrracrtve naturalfeanues;
,·. Land,capmg: Using iandscaping to provide transitions between den!lopment and
surrow,dtng propenies to reduce noise and glare, maintain primcy, (111,.1 generally
enhance the appearance of the project; and
,i. Lighri11g: Designing and/or placing exrertor lighting and g!ccing in ordcr to avoid
excesstw bnghmess or glare to adJacent propenies and streets.
11. The criterion is met There is not an overconcentration of development on the site. The
surrounding uses have been dewloped or are zoned to be developed at a similar scale. The applicant
is proposing to retain the existing ~ -story single family structure on Lot l and con.s-uuct a total of
three (3) two-story townhome units. Tbe strucrures would be evenly spaced across the site "ith
parlcing provided on each lot The applicant is not proposing any loo.ding or storage areas. The
applicant is providing for adequate pedestrian and ,·ehiculM circulation involving desirable transitions
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ORDINANCE NO. 5811
and linkages as determined in Finding of Fact ),o_ 6 The proposal will not create adverse \iew or
lighting impacts as determined in Finding offacr ),o 5.
R..\IC 4-9-200(E)(3)(r): 0,,Sile Impacts: Mirtgation of impacts to the site, including:
i. Stmcture Placmunt: Provisions for prtrncy and noise reducrton by building placeme11t,
spacing and orte11tarton;
ii. Stmcture Scale: Considerarton of the scale of proposed structures in relation to naturai
cluiracterisrtcs, view, and vistas_. site amenirtes, sunlight, pre.·ai!ing 1<1nds, and plllestrian
and vehicle needs,
iii. Sa/lira! F ean1res: Protection of the nan;rai landscape by retaining existing vegetarian
and so;/.s, using topography to reduce w,due rnlling andfi/iing, and limiting impervious
swfaces, and
fr. La11dscapi11g: Use of landscaping to soften the appearance of parking areas, to pro,'ide
shade and prtvac; where needed, ro define and enhance open spaces, and genera Uy to
enhance the appearance ofihe project. Landscaping aiso includes the design and
protection of planting areas so that they are iess susceptible to damage Ji-om vehicles or
pedestrian mavemenrs.
12. The criterion is met Privacy and noise reduction 'i\ill be enhanced by the placing of the
rownhomes behind the e.nsting home and surrounding the town home with landscaping and trees as
sbov.n in the landscaping plan. Ex. 19 As noted in Ftnding off act l\"o. 5, the scale of the prO!X)sal
is compatible with surrounding devdopment_ as properties to the north and south are developed ;.ith
three storJ high density development. As determined in Finding of Fact l\"o 5. the applicant
adequately protects existing vegetation by exceeding applicable vegetation retention requirements.
Toe proJeCI would not impact steep slopes or result in "'"Tensive grading. Toe applicant estimates
earthwork quantiues at approXllllately 2,715 cubic yards of cut material and approximately 1,123
cubic yards of fill material. As determined in Finding of Fact l\"o. 5, the proposal prm,ides for
adequate landscaping since it complies \\1th applicable landscaping standards The proposal provides
fur adequate landscaping as determined in Finding off act No 5.
R"\IC 4-9-100(E)(3Xd): Acce1s and Cirrnlatio11: Sqfe and efficient access and circulation for
all users, including:
l Location and C,msolidatio11: Providing access points on side streets or frontage srreers
rarher rluin dinctly onto arterial streets and consolidation of ingress and egress points on
the site and, when feasible, 1<1th adjacent properties;
ii. [11/enral Cirmlalion: Promoting safety and efficienQ of the internal circulation system,
including the location, design and dimemions ofwhicular and pedestrian access poinrs.
drt.-es, parking, n;rnarolillds. walkways, bfkeways. and emergenc;· access wi,i.s;
iii. Loading and Deliwr:I': Sq,araring loading and de/tvery areas from parking and
pedestrian ar,as;
fr. Transit and Bic,·cles: Providing transit, carpools and bic-ycfafaciiities and access; and
,·. Pedestrian,: Providing safe and artracti>e pedestrian connections between parking
areas, buildings. pubiic sidewalks and adjacent properties.
Rezone. Preliminary Plat and Street Waivers -11
14
ORDINANCE NO. 5811
13 The criterion is met. As determined in Finding off acr No 6. the proposal pro,ides for adequate
2 access. circulation and bicvcle facilities as required by the crirerion abow. )lo direct acces.s to an
arterial street is proposed No loading and deliw:rv areas are proposed. Toe record does not support
any mitigation for transit or carpool facilities
4 R.,rc 4-9-200(I)0)(e): Opeu Spau: Incorporating open spaces roser.·e as disttncri..-e projecrfocal
r,otnts and to pravide adequare areas for passive and active recreation by the ocCTqxmrs•ii.sers of the
Slle.
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IS
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14. The criterion is met. The proposal provides for adequate open space as required by the criterion
above as detennined in Finding ofFact No. 6.
R\IC 4-9-200(I)(3)(f): 17<"1'5 and Public Access: Tlnm possible, providing view corridors to
shore!tnes and Mr. Rnmier. and incorporartng pubiic access 10 shoreitnes.
15 The critenon is met. As determined in Fmding of Fact )lo 5. no \~ew corridors to shorelines
or ~It Rainier are adversely affected Ko shorelines are in the vicinity for purposes of requiring
public access.
R.'1C 4-9-200(E)(3)(g): Satural .S:ntems: Arrangmg project elements ro protect existing nan,ra!
systems where appUcab/e
16. The criterion is mer. )/atural S}~tems "ill not be adversely affected by the proposal as
determined inFmding off act Ko 5
R.'1C 4-9-200(E)(3)(b): Smice1 and l11frastrucwre: Jfaktng araila!J/e public ser.·ices and
faci/itie.s to accommodate the proposed use.
17 Toe criterion is met. The project is served by adequate ;;er.ices and facilities as detennined in
Finding off act No. 6.
R.'1C 4-9-200(E)(3)(i): Phasi11g: Inch1dtng a derailed sequencing plan with dei·elopmem phases
and estimated time frames, for phased projecrs.
18 Toe project is not phased.
STREIT 5TA. '\lHRD \Y • .\J\ IR5
R.,rc: 4-9-250(()(2): Alllhllrity for Wafrer of Strut I111proi·e111e111s. Tne administrator may
24 grant waiver of mwr impraremenrs mb;a:t to the determination thm there is reasonable
25 justification for such wanw
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Rezone, Preliminary Plat and Street Wai.-ers -12
15
ORDINANCE NO. 5811
R\IC ~-9-250(()(~}: Decision Criteria for TJ'ah-m of Street Impro1"1?111e11/s: Rmsonableju.stification
2
shall include but ,iot be limit€d to the foi!o><1ng
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a. Requ.tre.d street improvements will alter an existing werlands or stream. or have a negative
impaa on a shoreline's arm.
b. Exis1ing steep topography would make requir€d snwr improvements infeasible.
c. Required strMt improvements wc1;-/d haw a negative impact on other properties, such as
restricting avai}able access.
d Inere are no similar tmprovemen1s ili the ,·icinil} and there is /irtle lilwlihood that 1he
improvements wi!! be 11eeded or required in /he neX/ ten (10) years.
e. In no case sha!! a waiver be granted unless ii is shOY.n that there wi!I be no detrimental effect
on the public hm/1h .. safe/}· or welfare if the improvemems are not ilista!!e4, and 1h01 1he
improvements are nor 11eededfor current or funue di,relopmem.
10
19 Frontage Improvement \Vaiw:r Request The requested waiver for 1ogm Street frontage
improvements identified in Findmg off act No. 3 satisfies all applicable criteria for a street standard
11 waiver The waiver is JU.S-ufied under subsection (d) above. since the proposed frontage improvemems
12
are consistent wilh the connecting frontage to the south and norlh and there is no indication that the
surrounding frontage 1,1.11l be redeveloped anytime in the next 10 years. 1n addition. the e:mting
13 roadway allows the curb and gutter to remain in the same configuration as the surrounding street
14
maintaining the ftmctionality and safety of the street. Toe fi,;e-foot-wide sidewalk at this location
meets the needs of the residents relying on this sidew.Jk for access to the greater neighborhood A
15 condition of approval "ill require that the improvements shall provide a minimum 8-foot wide
planting strip on the backside of the sidewalk. The modified street improvements would meet the
16 objectives of a safe and functional walkable environment with enhanced aesthetics through the planter
J 7 strip and thus should ha·,e no detrimenlaJ effect on public heaJlh, safety or welfare.
18 STREET :uonmc..urnx
19 R."\IC ~-9-2~0(D)(2): Decision Criteria.· Whenever 1here are practical difficuilies involved in mrrying
20 out the provisions of this Titie, the Depanmem Administrator l1lO} grant modifications for individual
21 cases prmided hM,he shall frrsr find that a specific reason makes the srrtct letter of this Code
impractical, that the intent and purpose of the governing land use designation of the Comprehemt.-e
22 Plan is met and that the modificmion is in co~formity with the intent and purpose of this Code., and
that such modification.
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o. Substantially implemenrs the policy direction c;f the policies and objectives of the
Comprehensive Pian Land [se Elemen1 and the Communit} Design Element and the proposed
modification i5 Ihe minimum adjustment necessary to implement these policies and objecrives,
Rezone, Prehmtnary Plat and Street Waivers -13
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ORDINANCE NO. 5811
b mn meet rhe objettive.s and sqfeJ), funaion, appaaranee, ennronmema! protection and
maimainabi!iry in/ended b} the Code requtremems, based upon soimd engmemngjudgmem,
c. IT'//! not be injunow to other properJ)'lie.s/ in the vicinity:
d. Conforms to the int em and purpose of the Code,
e. Can be sho-..n lo be justified and required for rhe use and situation inte,ided; and
f Tim nor create adverse impacts lo orher property(ies i in the vicinity.
Shared Driveway Modification R.egue,, Since the shared driveway doesn·t meet all of the
8 requirements for a street \1,aiver. the more general modification review standards applv. The record
9 contains no information on whether the requested modification meets criterion (b) above. establi.sb.ing
whether the modification will meet the obJectrves and safety. ftmction. appearance. en,ironmental
10 protection and maintainability intended by the Code requirements. based upon sound engineering
11 Judgment. It appears that the staff report erroneously copied the analysis of subsection a into its
analysis of subsection b Since modifications can be approved administratively. the conditions of
12 approval require that the modification be processed ac!rnini,--tratively since there is rnsufficient
13 information in the administrative record to assess compliance with all applicable standards.
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"· DECISIOX
The applicant shall provide a minimum I 0-foot rear yard setback between the e.xi>"Ting
home and the east property bcnmdary line of Lot L A revised short plat plan shall be
submitted to and approved by the City of Renton PrOJecT Manager prior to construction
pellllit apprm.-al complying \\ith R.\,!C 4--2-1 IOA.
2. The applicant shall provide a minimum of ten feet (10') of on-site landscaping along the
public street frontage of 108th Ave SE A final detailed landscape plan shall be submitted
to and approved by the City of Renton Project lv!anager prior to construction permit
approval compl)ing \\ith R.\,!C 4-4--070.
If the adjacent property owners do not grant the applicant pe:rnnssion to remove the off-
site trees. the project shall be redesigned to eliminate impacts on off-site trees. The project
re-design to eliminate impacts on adJacent trees shall be verified by an arborist and
re\~ewed for appro\'al by the Current Planning Proiect 1'!anager
Rezone, Preliminary Plat and Street Waivers -14
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ORDINANCE NO. 5811
4. All pedestrian sidewalks and pri\--ate entry sidewalks be constructed usmg concrete or a
different type of material than the shared driveway. A revised site plan shall be submitted
to. and approved by. the Current Planning Project Manager prior to issuance a con.stra..'iion
permit
5. The applicant shall dedicate approximately 15.5 feet (15'-o') of right-of-way along 108th
Ave SE (subiect to a final survey). A final detailed street cross-section must be submitted
and approved by the Plan Review Project 1'1anager prior to issuance a con,,"lruction permit.
6 The applicant shall extend the shared driveway tract from 108th Ave SE to the west
property line of eastern most parcel (Lot 4) to serve each proposed residential lot An
updated plat plan shall be submitted to and approved by the Citv of Renton Project 1'1anager
prior to issuance a construction permit.
7. The applicant shall remove the existing impervious driveway located at the northwest
corner of the site and replace it .i.ith landscaping. Access to the existing single family home
shall take access from the shared driveway tract. The new driveway rut shall be identified
on the construction permit application_ for review and approval by the Current Planning
Project 1-lanager
8. Each new multi-family lot shall be limited to one joint use driveway with a single curb rut.
A final detailed site plan must be submitted to, and approved by the C 1ty of Renton Project
Manager prior to issuance of a construction permit
9. The applicant shall provide a revised site plan demonstrating compliance with the common
open ;pace standard of at lea,, three hundred fifty (350) square feet per unit The mi.sed
site plan and short plat shall be submitted to. and appro\·ed by. the Current Planning Project
Manager prior to issuance a con,.ruction permit
IO The applicant shall provide floor plans !hat identify adequate bicycle parking of one-half
space per dwelling unit A detailed floor plan shall be submitted to and appro,·ed by the
City of Renton Pto;ect Manager prior to issuance a construction permit
II The applicant shall pro,;ide a lighting plan that adequately pro\ides for public safety
.i.ithout ca,,'iing excessive glare on adpcent properties: at the time of engineering permit
review. Pedestrian scale and downlighting shall be used in all cases to assure safe
pedestrian and vehicular mo\=ient, unless alternative pedestrian scale hghting has been
approved administratively or is specifically listed as exempt from provisions located in
RMC 4-4-075 Lighting, o.ierior On-Site. The lighting plan shall be submitted at the time
of construction permit re,iew for miew and approval by the City·s Plan Re,iewer
l". The applicant shall submit building ele,--ations that are consistent with the R-14 zoning
designation alld are compatible in relation to natural characteristics, \,jews and vistas. site
amenities, sunlight, pre\'ailing .i.inds. and pedestrian and vehicle needs. The building
elevations shall be submitted at the time of construction permit re,,iew for re1.1ew and
approval by the City· s Current Planning Project Manager
13. The applicant shall create a Home O'kners Association ("HOA'') that mamtains all
improvements in the sh.1red drivew--ay ttact landscapmg in the open space tract and any
Rezone, Preliminary Plat and Stteet Waivers -15
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ORDINANCE NO. 5811
and all other common improverr.ents A draft of the HOA documents shall be submitted to,
and approved by. the City of Renton Pro;ect ;\,fanager and the City Attorney prior to Final
Plat recordtng. Such documents shall be recorded concurrently "ith the Final Plat
14 The applican! shall be required to obtain a temporary rnnstruction easement for all work
conducted outside of the awlicaafs property. Toe temporary coa.structioa easement shall
be submitted to the City prior to any permits being issued.
15. Toe modification request to shared driveway length identified il1 Findiag of Fact No 3
shall be processed and decided upon administratively for the reasoa.s identified il1
C.onclusion of Law No. 20.
DATED this 31st day of May, 2016.
City of Renton Hellflllg Examiner
\'ALL\TIO:S :'.OTICES
A:ffected property owners may reque,"'t a change in valuation for property tax purpose_;;
not,,.ith,"'tandiag any program of rev,tluation.
Rezone, Preliminary Plat and Street W,nw:rs -16
19
ORDINANCE NO. 5811
ATTACHMENT B
King County Parcel
863710-0440
Legal Description
TRACT F OF THRESHOLD 1, AS PER PLAT RECORDING IN VOLUME 164 OF PLATS, PAGES 8
THROUGH 12, INCLUSIVE, RECORDS OF KING COUNTY AUDITOR;
SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON.
20
CN
150 300 -----====:::,Feet 1'2000
C.£."Chip"Vincfflt
==-Rento~0
( ~n,,nun,11 '!< f,·<>n<,m,.-
lle'<k\'rll<nl
ORDINANCE NO. 5811
~ Date51512016
N
SE 168th St
SE 168th St Development -LUA 15-0007 45
Zoning Change from R10 to R14
CJ Sile Zoning Oeslgna1ion D Residential· 14 DU/AC
D Parcels C::J Residential 8 du/ac D Commercial N&ighborhood
D Residential 10 dutac D Proposed zoning change from R10 to R14 i
21
Denis Law
Mayor
June 1, 2016
Steve Wu
8822 NE 1781h St
Bothell, WA 98011
City Clerk -Jason A. Seth, CMC
Subject: Hearing Examiner's Findings of Fact, Conclusions of Law &
Recommendation
RE: 168 Development Rezone Preliminary Plat; LUA-15-000745
Dear Mr. Wu:
The City of Renton's Hearing Examiner has issued a Findings of Fact, Conclusions of Law
& Recommendation dated May 31, 2016. This document is immediately available:
• Electronically online at the City of Renton City Clerk Division website at
www.rentonwa.gov/cityclerk. Click the "Hearing Examiner Decisions" link on the
right side of the screen located under the section titled, "Helpful Links." The
Hearing Examiner Decisions are filed by year and then alphabetical order by
project name.
• To be viewed at the City Clerk's office on the 7th floor or Renton City Hall, 1055
South Grady Way, between 8 am and 4 pm. Ask for the project file by the above
project number; and
• For purchase at a copying charge of $0.15 per page. The estimated cost for the
Hearing Examiner Documents is $2.40, plus a handling and postage cost (this cost
is subject to change if documents are added).
1055 South Grady Way • Renton, Washington 98057 • (425) 430-6510 / Fax (425) 430-6516 • rentonwa.gov
•
I can be reached at (425) 430-6510 or jseth@rentonwa.gov. Thank you.
Sincerely,
t! /JS, /~~~~k
cc: Hearing Examiner
Clark Close, Associate Planner
Jennifer Henning, Planning Director
Vanessa Dolbee, Current Planning Manager
Brianne Bannwarth, Development Engineering Manager
Craig Burnell, Building Official
Sabrina Mirante, Secretary, Planning Division
Ed Prince, City Councilmember
Julia Medzegian, City Council Liaison
Parties of Record (4)
June 1, 2016
STATE OF WASHINGTON
COUNTY OF KING
CERTIFICATE OF MAILING
)
) §
)
JASON A. SETH, City Clerk for the City of Renton, being first duly sworn on oath, deposes and
says that he is a citizen of the United States and a resident of the State of Washington, over the
age of 21 and not a party to nor interested in this matter.
That on the 1st day of June, 2016, at the hour of 4:30 p.m. your affiant duly mailed and placed
in the United States Post Office at Renton, King County, Washington, by first class mail the
HEX's Final Decision for 168 Development Rezone Preliminary Plat (LUA-15-000745) to the
attached parties of record.
SUBSCRIBED AND SWORN TO BEFORE me this 1" day of June, 2016.
Kevin Su
4908A S Thistle St
Seattle, WA 98118,
Ying Wei
4908 s Thistle St
Seattle, WA 98118
Robert Lvon
10817 SE 170th St
Renton, WA 98055-5909
Zhao Su
4908 S Thistle St
Seattle, WA 98118
Steve Wu
8822 NE 178th St
Bothell. WA 98011
Cynthia Moya
From:
Sent:
To:
Subject:
Attachments:
Follow Up Flag:
Flag Status:
Phil Olbrechts <olbrechtslaw@gmail.com>
Tuesday, May 31, 2016 8:36 PM
Clark Close; Vanessa Dolbee; Jennifer T. Henning; Chip Vincent; Cynthia Moya; Jason
Seth
168 Development
preliminary plat --168.pdf
Follow up
Flagged
Latest attached. Note that the staff report didn't identify whether the applicant had opted to consolidate the
numerous permits into one review process. Since the permits were addressed in one staff report and advertised
for one hearing I took this to mean that the applicant opted for consolidation. Since a rezone is involved this
means that the City Council is stuck making the final decision on all five permit applications. It is ok to not
consolidate and send just the rezone to the City Council if that's the path the applicant chooses to take. I
recently had a project involving a street vacation and a conditional use permit in Bellingham. Separate staff
reports were written up for each permit and each hearing was individually advertised. I consolidated the
hearings on the two applications but made it clear that the applications themselves were not consolidated and
that two separate decisions would issue and only the street vacation would go to the City Council for final
decision.
Phil Olbrechts
Zhao Su
Steve Wu
Kevin Su
Ying Wei
Robert Lyon
(Signature of Sender):
STATE OF WASHINGTON
COUNTY OF KING
\
) ss
)
Hearing Examiner
Owner
Contact
Applicant
Owner
Party of Record
,,· .\\\,\\q,,
y1.0LL y ~,,,,
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.:i'" ...... ~ ... .a11s,oi,,,,, ~ 1t;.
; ~ c., tLO,.."f :tt~ ~ ~
, --IE "" ._. .. ~ ?J.,,
I certify that I know or have satisfactory evidence that Sabrina Mirante 'a % i ·, -< lJ Cl)§
signed this instrument and acknowledged it to be his/her/their free and voluntary a~ ~~~16ses ;<d pi§ioses
t . d . th . t t "' 1111 • 17 ,•' = men 1one in e ms rumen . '1,,. 11,11\\,\,, ............... 0~ .::
Dated: H -lsH1NG"I ,,.._,$ '•,,,,,\,,,
Notary (Print): ____ ... lfa.....,/~.,_,,_£ ....... r ... ld,./ .... €-i5c,,....-----------
My appointment expires: ( 7 AM ,, o rio /-; V.l1-sf-o<}a---1
168 Development Short Plat
LUAlS-000745, ECF, MOD, RZ, SHPL-A, SA-A
template~ affidavit of service by mailing
Kevin Su
4908A S Thistle St
Seattle. WA 981184651
Ying Wei
4908 s Thistle St
Seattle. WA 98118
Robert Lvon
10817 SE 170th St
Renton, WA 98055-5909
Zhao Su
4908 S Thistle St
Seattle, WA 98118
Steve Wu
8822 NE 178th St
Bothell, WA 98011
STATE OF WASHINGTON, COUNTY OF KING
AFFIDAVIT OF PUBLICATION
PUBLIC NOTICE
Linda M Mills, being first duly sworn on oath that she is the Legal
Advertising Representative of the
Renton Reporter
a weekly newspaper, which newspaper is a legal newspaper of
general circulation and is now and has been for more than six months
prior to the date of publication hereinafter referred to, published in
the English language continuously as a weekly newspaper in King
County, Washington. The Renton Reporter has been approved as
a Legal Newspaper by order of the Superior Court of the State of
Washington for King County.
The notice in the exact form annexed was published in regular issues
of the Renton Reporter (and not in supplement form) which was
regularly distributed to its subscribers during the below stated period.
The annexed notice, a:
Public Notice
was published on April 22, 2016.
The full amount of the fee charged for said foregoing publication is
the sum of $118.88.
/.
/Jii~u ;;-:6',
.i?nda Mills
Legal Advertising Representative, Renton Reporter
Subscribed /.\D..Q---&WOrn to me this 22nd day of April, 2016.
Gale Gwin, Notary Public for the State of Washington, Residing in;
Puyallup, Washington
'<':·~l~l1,, • .,,,, ~. ·,:.
. ~ -,,::) ~::
---,~,,,'
; \, ~,., \
NOTICE OF
ENVIRONMENTAL
DETERMINATION
ENVIRONMENTAL
REVIEW COMMITTEE AND
PUBLIC HEARING
RENTON, WASHINGTON
The Environmental Review
Committee has issued a Detem11-
nation of Significance (DS) for
the following project under the
authority of the Renton munici-
pal code.
168 Development Short Plat
LUAIS-000745
Location. 16826 108th Ave SE
The applicant is requesting a re-
zone for one ( l) vacant single
family residentiaJ lot from Resi-
dential-IO (R-10) to the Residen-
tial-14 (R-14) zoning designa-
tion. The 3,571 square foot (0.08
acre) parcel is located immedi-
ately east of 16826 108th Ave SE
at parcel no. 863710-0440. Fol-
lowing the rezone, the applicant
is proposing to subdivide this
parcel and the parcel to the east
(APN 2923059038) into four (4)
lots with the existing single
house to remain.
Appeals of the DS must be
filed in writing on or before
5:00 p.m. on May 06, 2016.
Appeals must be filed in writing
together with the required fee
with· Hearing Exammer c/o City
Clerk, City of Renton, 1055 S
Grady Way, Renton, WA 98057.
Appeals to the Hearing Examiner
are governed by RMC 4-8-110
and more infonnation may be ob-
tamed from the Renton City
Clerk's Office, 425-430-6510
A Public Hearing will be held
by the Hearing Examiner in the
Council Chambers, City Hall, on
May 17, 2016 at 11:00 am to
consider the submitted applica-
tion. If the OS is appealed, the
appeal will be heard as part of
this public hearing. Interested
parties are invited to attend the
pub I ic hearing
Published in the Renton Reporter
on April 22, 2016. #1589310 .
• •
Hearing Examiner's Decision
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BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
RE: 168 Development
Rezone, Preliminary Plat, Site Plan and
Street Improvement Waivers
LUAI5-000745
I. SUMMARY
FINDINGS OF FACT, CONCLUSIONS OF
LAW AND RECOMMENDATION
The applicant is requesting approval of a site specific rezone, 4-lot short plat, site plan review, and two
street waivers/modifications for the construction of three new townhomes with two dwelling units in
each. The City Council has final review authority over these applications because it is required by state
law to make the final decision on rezone requests and the remaining applications have been
consolidated with the rezone request. The project site is 0. 75 acres in area and is currently developed
with one single family home located at 16826 108th Ave SE. The requested rezone is from R-10 to R-
14 for the back-end (away from the street frontage) of the project site and only constitutes
approximately 11 % of the total project area. The staff report notes that the rezone would not increase
the number of residential units allowed within the development, but would reallocate the residential
density and unit types, thus enabling the applicant to keep the current single-family residence in its
current location. The remaining project site is already zoned R-14. It is recommended that the City
Council approve the rezone and associated project applications subject to conditions.
Rezone, Preliminary Plat and Street Waivers -l
II. TESTIMONY
2 Clark Close, Renton planner, summarized the proposal.
3
4
5
III. EXHIBITS
The 29 exhibits identified at page 2 of the May 17, 2016 staff report were admitted into the record
6 during the hearing. The staff power point was admitted as Exhibit 30. City of Renton GIS maps located
at the City's website were admitted as Exhibit 31. Google maps for the vicinity were admitted as
7 Exhibit 32.
8
9
IV. FINDINGS OF FACT
10 Procedural:
II
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1. Applicant/Owner. Steve Wu is the applicant. Zhao Su & Ying Wei are the owners of the
subject property.
2. Hearing. A hearing on the subject applications was held at noon on May 17, 2016 in the
Renton City Council meeting chambers.
Substantive:
3. Project Description. The applicant is requesting approval of a site specific rezone (RIO to
RI 4), 4-lot short plat, site plan review, and two street waivers for the construction of three new
townhomes to a 0.75-acre site that is currently developed with one single family home located at 16826
I 08th Ave SE. The existing single-family home would be retained in-place along 108th Ave SE. The
site is located within the Residential-14 (R-14) and Residential-IO (R-10) zoning districts.
The project site is currently composed of two parcels and the smaller of the two (3,751 square feet in
area) is the portion currently zoned R-10 and subject to the rezone request to R-14. The proposed
residential lots range in size from 4,125 SF to 9,269 SF in area with an average lot size of6,180 SF.
The site would also contain a common area tract and a shared driveway tract. With a maximum of two
dwelling units per townhome, the residential density is 11.7 dwelling units per net acre. Access to the
site would be from a single shared driveway access along the south property line from I 08th Ave SE.
The applicant's street waiver/modification requests are more specifically described as follows:
Rezone, Preliminary Plat and Street Waivers -2
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A.
B.
Street Frontage Waiver. The applicant is requesting a modification from RMC 4-6-
060F.2 "Minimum Design Standards Table for Public Streets and Alleys" in order to
keep the existing 108th Avenue SE right-of-way improvements including
approximately 22-foot pavement width from the roadway centerline, 0.5-foot curb and
gutter, and 5-foot sidewalk in place rather than installing a new planter strip for trees
between the curb and new sidewalk along the project frontage. In addition, the existing
configuration allows the existing curb line to remain consistent with the surrounding
street configuration.
108th Avenue SE is a Minor Arterial with an existing ROW width of 60 to 61 feet (as
per assessor map). This street classification requires a minimum right-ot:way width of
91 feet. To meet the City's complete street standards for 108th, half street
improvements include 27-foot paved roadway, 8-foot planter strip and 8-foot sidewalk
along with a minimum right of way dedication of 15.5 feet per City Code 4-6-060.
Shared Driveway Modification. The applicant is requesting a modification from RMC
4-6-060J. l "Shared Driveway Standards -When Permitted" in order to extend the
length of the shared driveway more than 200 feet in length. The proposal is compliant
with the following modification criteria, pursuant to RMC 4-9-2500, if all conditions
of approval are met.
4. Surrounding Area. The subject site is surrounding on all sides by single family residential
development. As shown in the aerial photograph of Page 1 of the staff report, high density single-
family development with no or narrow setbacks is located on adjoining parcels to the north (zoned R-
10) and south (zoned R-14). Detached single family homes are located to the east (zoned R-10) and
west (zoned R-14).
5. Adverse Impacts. The proposed rezone, site plan and preliminary short plat do not create any
significant adverse environmental impacts. The proposal will be served by adequate/appropriate
infrastructure as determined in Finding of Fact No. 6. Impacts are more specifically addressed as
follows:
A.
B.
Critical Areas. There are no critical areas or other natural systems on site.
Compatibility. The proposal is compatible with surrounding uses. The proposed
upzone is appropriate for its location, as the parcel is a small portion of a larger
subdivision that is predominantly already zoned R-14. The staff report notes that the
rezone would not increase the number of residential units allowed within the
development, but would reallocate the residential density and unit types. The rezone
proposal would allow the applicant to retain the existing single family home along I 08th
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6.
C.
D.
E.
F.
Ave SE, which would allow the existing home to serve as visual buffer for the single-
family homes located on the west side of 108'h Ave SE.
The overall subdivision adjoins three story high density development with little or no
setbacks to both the south and north. The parcels to the east are less dense detached
dwellings, but the proposed development would be consistent with the higher density
development that is already in view from those single-family homes to the south and
north of the project site.
Views. The landscape of the areas is relatively flat with large trees and heavy vegetation
restricting visibility from and through the site. The 3-story apartments to the north and
the 3-story condominiums to the south also restrict views from and through the property.
The proposed structures would not block view corridors to shorelines or Mt. Rainier.
Therefore, the proposed heights of the structures are appropriate for this situation and
will not materially affect the views of surrounding properties.
Aesthetics. The proposal does not create any significant adverse aesthetic impacts,
because as conditioned it is consistent with the City's design and landscaping standards
as outlined in Finding of Fact No. 21 and 22.
Lighting. As conditioned, the proposal's lighting will not adversely affect surrounding
properties. A lighting plan was not provided with the application; therefore, a condition
of approval requires that a lighting plan that adequately provides for public safety
without casting excessive glare on adjacent properties be submitted at the time of
engineering permit review.
Vegetation. The proposed elimination of vegetation is not deemed to be significantly
adverse as the applicant will be complying with the City's tree retention standards, the
only vegetation retention standards applicable to the project. As outlined in Finding of
Fact No. 21 of the staff report, the City's tree retention standards require the retention
of three significant trees and the applicant exceeds this standard by retaining five
significant trees.
Adequacy of Infrastructure. Adequacy of Infrastructure/Public Services. The project will be
served by adequate infrastructure and public services as follows:
A. Water and Sewer Service. Water and sanitary sewer service for the development would be
provided by the Soos Creek Water and Sewer District.
8. Fire Protection. Fire protection would be provided by the City of Renton Fire Department.
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C. Drainage. ln conjunction with the City's stormwater regulations, the proposal mitigates all
significant drainage impacts. The applicant has submitted a Technical Information Report
("Drainage Report", Ex. 21) that evaluates and proposes a preliminary storm water system
design. The Drainage Report proposes two stormwater facilities. A detention vault (Vault
# 1) is proposed between the western two townhomes (Exhibit 15). This vault is intended to
provide the required flow control for the impervious roofs of the townhomes. A combination
detention/wet vault (Vault #2) is proposed under the access roadway south of the existing
house and the westernmost townhome (Exhibit 16). This vault is intended to provide
detention for the remainder of the parcel and Basic Water Quality for the pollution
generating impervious surface. Public works staff will require conformance of the final
stormwater system design to City stormwater standards as a part of final plat review.
D. Parks/Open Space. The project provides for adequate parks and open space. For parks
impacts, the applicant will be paying a park impact fee due at the time of building permit
issuance. No on-site park is required under the city's park and open space standards because
the development is less than 10 net acres in size. See RMC 4-2-l I 5(E)(2).
As conditioned, the proposal will satisfy applicable open space requirements. As proposed
without the conditions, the proposal fails to meet open space requirements. A 25 .94' by 44'
(1,141 sf) common open space tract, located above one of the storm water vaults, is proposed
for common open space that is easily accessible within the short plat. The development
includes a total of 7 units, which would require 2,450 square feet of common open space
pursuant to RMC 4-2-I 15(E)(2), which requires 350 square feet of open space per dwelling
unit. Additional area from Lot 2 and Lot 3 could satisfy this requirement. A condition of
approval requires that the applicant provide a revised site plan demonstrating compliance
with the 350 square feet per unit requirement. Beyond the deficit in amount of open space,
the type and design of open space satisfies applicable requirements as outlined at p. 15 of
the staff report.
E. Pedestrian Circulation. As noted in Finding of Fact No. 3, the applicant is requesting a
modification from RMC 4-6-060F.2 "Minimum Design Standards Table for Public Streets
and Alleys" in order to keep the existing 108th Avenue SE right-of-way improvements as
is. Beyond this, the proposal provides for adequate/appropriate pedestrian circulation as
required by the City's design and open space standards, RMC 4-2-115. Pedestrian entry and
access from I 08th Ave SE, to the short plat, would be provided via a 4-foot wide sidewalk
along the shared driveway frontage. The sidewalk would be located across the front of each
lot and would provide a pedestrian connection to each structure. Pedestrian sidewalks, as
well as private pedestrian connections throughout the property, are proposed for safe and
efficient pedestrian access throughout the site. Connections would also be provided between
the proposed structures and the common open space tract. In order to ensure a safe
delineation of the sidewalks, a condition of approval requires that the pedestrian sidewalks
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and private entry sidewalks be constructed using concrete or a different type or material than
the shared driveway.
F. Traffic Improvements. The proposal IS served by adequate and appropriate traffic
infrastructure.
oft:site traffic impacts will be addressed through the payment of traffic impact fees due at
the time of building permit issuance. Public works staff did not find that applicable
regulations required any traffic impact analysis conducted for the levels of traffic generated
by the proposal. Public Works staff has reviewed the preliminary traffic circulation and
proposed street improvements and found them to be consistent with City street standards
subject to approval of the requested street waivers. Staff have also found the proposed
vehicular circulation to be safe and efficient as conditioned.
G. Bicycles. The provision provides for adequate bicycle facilities by complying with
applicable bicycle standards. Per RMC 4-4-080F.11.a bicycle parking spaces are required
for residential developments that exceed five (5) residential units. Attached units are required
to provide one-half (0.5) bicycle parking space per one dwelling unit. Spaces shall meet the
requirements of 4-4-080F .11.c. The garages to each unit should be able to meet the bicycle
parking requirement. A condition of approval requires the applicant to provide floor plans
that identify adequate bicycle parking of one-half space per dwelling unit.
H. Schools. The proposal provides for adequate/appropriate school facilities and safe walking
conditions to and from school. The staff report notes that it is anticipated that the Renton
School District can accommodate any additional students generated by this proposal at the
following schools: Cascade Elementary, Nelsen Middle School and Lindbergh High School
(Exhibit 24). A School Impact Fee, based on new multi-family lots, would 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 $1,385.00 per multi-family unit with credit given for the existing residence.
Any new high school students from the proposed development would be bussed to their
schools. The bus stop to the high school is located approximately 0.1 miles from the project
site at l 08th Ave SE & SE 170th St. Students would walk south along 108th Ave SE, along
the existing sidewalk to SE 170th St. Students to the elementary and middle schools would
be within walking distance. Safe walking routes exist from the site to Cascade Elementary
by walking on public sidewalks. The route begins by walking north on I 08th Ave SE, turning
east on SE 168th St and finally walking north on I 16th Ave SE (approximately 1 mile). Safe
walking routes to Nelsen Middle School by walking on public sidewalks and wide shoulders.
The route begins by walking north on 108th Ave SE, east on S 29th St and north again on
108th Ave SE (approx. 0.5 miles).
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CONCLUSIONS OF LAW
I. Authority. RMC 4-8-080(0) classifies a rezone request as a Type IV application, which
requires the hearing examiner to make a recommendation to the City Council after holding a public
hearing. The short subdivision application request is classified as a Type II application by RMC 4-8-
080(0) and the modification requests as Type I applications. RMC 4-8-080(C) authorizes multiple
permit applications to be consolidated under the highest number review classification, which in this
case would be Type IV review. The staff report doesn't identify whether the applicant has opted for
consolidated review, but given that the subject permits have all been submitted to the hearing examiner
for review it is presumed that option has been exercised. As a result of consolidation, the rezone
application, short plat and modification requests are all subject to Type IV review.
2. Zoning/Comprehensive Plan Designations. The entire project site has a comprehensive plan
land use map designation of Residential High Density. The larger of the two parcels of the site is
zoned R-14 and the smaller parcel is zoned R-10.
3. Review Criteria. RMC 4-7-070 governs the criteria for short plat review. The street standard
waiver 1 is subject to RMC 4-9-250(C) and the street standard modification is subject to RMC 4-9-
250(D). Rezone standards are subject to RMC 4-9-l 80(F)(2). Site plan review is governed by RMC
4-9-200(E)(3). Applicable standards are quoted below in italics and applied through corresponding
conclusions of law.
REZONE CRITERIA
RMC 4-9-180(F)(2)(a): The rezone is in the public interest. and
4. The criterion is met. The proposal is clearly within the public interest. The proposal facilitates
19 development of the project site with no significant impacts to adjoining properties. As determined in
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1 The staff report processes the street frontage waiver as a modification pursuant to RMC 4-9-250(0). The RMC 4-
9-250(0) process generically authorizes modifications to "standards" without limitation as to scope. RCW 4-9-250
(C) authorizes waivers only to street standards. Since 4-9-250(C) is more specific in scope, it is construed as the
review process that should first be applied to requests to waive street standards. The courts require that a specific
statute will supersede a general statute when both apply. See Kustura v. Washington State Dept. of Labor and
Industries, 169 Wn.2d 81 (2010). !fa proposed modification to street standards doesn't meet the street waiver criteria,
then the more general modification standards of RMC 4-9-250(D) can be applied, as was found necessary for this
project since the requested waiver of shared driveway length standards didn't qualify or a waiver under RCW 4-9-250
(C).
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hnding of Fact No. 3 and 5. the rezone is for a nominal area and is fully compatible with the
surrounding area and will not result in any increase in dwelling units on the project site.
RMC 4-9-180(F)(2)(b): The rezone tend, tofi,rther the preserrntion and enjoyment (!f"any substantial
pmpertv rights o(the petitioner. and
5. The criterion is met. As explained in the staff report, the nominally sized parcel that is the
subject or the rezone was the result of an adverse possession action. The result of that adverse
possession action was the likely reason why the lot subject to the rezone request is landlocked with
zoning that is inconsistent with the lot that separates it from its only available access road, I 08'h Ave
SE. Approval of the rezone will enable the parcel to be zoned the same as the rest of the development
proposal in a logical and efficient manner. thereby furthering the preservation and enjoyment of the
property owner's ability to develop the property in a reasonable manner.
RMC 4-9-180(F)(2)(c): The rezone is not materially detrimental to the public we/fitre olthe properties
of other persons located in the vicinity thereof and
6. The criterion is met. As detennined in Finding of Fact No. 5, the rezone request will not create
any significant adverse impacts. Therefore, the proposal is not considered to be materially detrimental
to the public welfare of the properties of other persons located in the vicinity.
RMC 4-9-180(F)(2)(d): lhe rezone meets the review criteria in subsection Fl olthis Section.
7. The criterion is met. The proposal is consistent with all standards imposed by subsection FI.
Subsection FI requires consistency with the comprehensive plan. For the reasons identified Finding
of Fact No. 19 of the staff report, the proposal is consistent with the comprehensive plan. Subsection
FI also requires either that ( 1) the subject property was not specifically considered in the last area land
use analysis and area zoning or (2) that circumstances have significantly changed since the most recent
zoning of the area. The staff report notes that the rezone of the property was not considered in the last
rezone of the area, which was done in 2015. Finally, Subsection FI requires that the rezone '"meet the
review criteria in R!vfC ./-9-070'". RMC 4-9-020 sets the review criteria for comprehensive plan
amendments. The comprehensive plan criteria focus upon impacts to growth rates, adequacy of public
infrastructure, consistency with comprehensive plan objectives and impacts upon environmentally
sensitive areas. Since the proposed rezone will not result in any increase in the number of dwelling
units, will not adversely affect any environmentally sensitive areas and will not adversely affect
surrounding properties, it should not have any materially adverse impact to any of the factors required
to be addressed during comprehensive plan review and is therefore considered to be consistent with the
comprehensive plan criteria of RMC 4-9-020.
PRELIMINARY SHORT PLAT CRITERIA
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RMC 4-7-070(B): A short plat shall be consistent with the following principles of acceptability:
I. Legal Lots: Create legal building sites which comply with all provisions of the City Zoning Code.
2. Access: Establish access to a public road for each segregated parcel.
3. Physical Characteristics: Have suitable physical characteristics. A proposed short plat may be
denied because offlood, inundation, or wetland conditions. Construction of protective improvements
may be required as a condition of approval, and such improvements shall be noted on the final short
plat.
4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water
supplies and sanitary wastes.
8. The criterion is met. The lots proposed by the applicant meet all applicable zoning standards
as outlined in Finding of Fact No. 21 of the staff report if the requested rezone is approved. As shown
in the site plan, Ex. 9, each of the proposed four lots have access to I 08'h Ave SE via an internal shared
driveway. There are no critical areas or any other physical characteristics of the property that make it
unsuitable for development. The proposal provides for adequate infrastructure as required above as
determined in Finding of Fact No. 6.
RMC 4-7-070(H)(3): If the Administrator finds that the proposed plat makes appropriate provisions
for the public health, safety, and general welfare and for such open spaces, drainage ways, streets,
alleys, other public ways, water supplies, sanitary wastes, parks, playgrounds, sites for schools and
school grounds and all other relevant facts and that the public use and interest will be served by the
proposed short plat, then it shall be approved. The applicant shall be notified in writing of the decision.
9. The criterion is met. The proposal provides for adequate/appropriate infrastructure as required
above as determined in Finding of Fact No. 6. The proposal makes appropriate provision for public
health, safety and welfare and the public use and interest will be served because it enables reasonable
use of land without any corresponding significant adverse impacts to public infrastructure, surrounding
properties or the environment as determined in Finding of Fact No. 5.
SITE PLAN
RMC 4-9-200(E)(3): Criteria: The Administrator or designee must find a proposed project to be in
compliance with the following:
a. Compliance and Consistency: Conformance with plans, policies, regulations and approvals,
including:
i. Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and
policies, especially those of the applicable land use designation; the Community Design
Element; and any applicable adopted Neighborhood Plan;
ii. Applicable land use regulations;
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iii. Relevant Planned Action Ordinance and Development Agreements; and
iv. Design Regulations: Intent and guidelines of the design regulations located in RMC 4-
3-100.
I 0. The criterion is met. The proposal is consistent with applicable comprehensive plan policies
and zoning regulations as outlined in Findings of Fact No. 19 and 21 of the staff report. The design
guidelines of RMC 4-3-100 do not apply to projects in the RM-14 zone. See RMC 4-3-l 00(8)( l )(b ).
However, RMC 4-2-115 does impose design standards to residential development in the RM-14 zone.
Since RMC 4-2-115 qualifies as a "land use regulation", the applicant must establish consistency for
site plan approval. For the reasons identified in Finding of Fact No. 22 of the staff report, the proposal
is consistent with the design standards ofRMC 4-2-115. The proposal is not subject to a planned action
ordinance or development agreement.
RMC 4-9-200(E)(3)(b): Off-Site Impacts: Mitigation of impacts to surrounding properties and
uses, including:
i. Structures: Restricting over scale structures and overconcentration of development on a
particular portion of the site;
ii. Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties;
iii. Loading and Storage Areas: Locating, designing and screening storage areas,
utilities, roofiop equipment, loading areas, and refuse and recyclables to minimize views
from surrounding properties;
iv. Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features;
v. Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project; and
vi. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
11. The criterion is met. There is not an overconcentration of development on the site. The
surrounding uses have been developed or are zoned to be developed at a similar scale. The applicant
is proposing to retain the existing 2-story single family structure on Lot I and construct a total of
three (3) two-story townhome units. The structures would be evenly spaced across the site with
parking provided on each lot. The applicant is not proposing any loading or storage areas. The
applicant is providing for adequate pedestrian and vehicular circulation involving desirable transitions
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and linkages as detennined in Finding of Fact No. 6. The proposal will not create adverse view or
lighting impacts as determined in Finding of Fact No. 5.
RMC 4-9-200(E)(3)(c): On-Site Impacts: Mitigation of impacts to the site, including:
i. Structure Placement: Provisions for privacy and noise reduction by building placement,
spacing and orientation;
ii. Structure Scale: Consideration of the scale of proposed structures in relation to natural
characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian
and vehicle needs;
iii. Natural Feature.~: Protection of the natural landscape by retaining existing vegetation
and soils, using topography to reduce undue cutting and filling, and limiting impervious
surfaces; and
iv. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide
shade and privacy where needed, to define and enhance open spaces, and generally to
enhance the appearance of the project. Landscaping also includes the design and
protection of planting areas so that they are less susceptible to damage from vehicles or
pedestrian movements.
12. The criterion is met. Privacy and noise reduction will be enhanced by the placing of the
townhomes behind the existing home and surrounding the town home with landscaping and trees as
shown in the landscaping plan, Ex. 19. As noted in Finding of Fact No. 5, the scale of the proposal
is compatible with surrounding development, as properties to the north and south are developed with
three story high density development. As determined in Finding of Fact No. 5, the applicant
adequately protects existing vegetation by exceeding applicable vegetation retention requirements.
The project would not impact steep slopes or result in extensive grading. The applicant estimates
earthwork quantities at approximately 2,715 cubic yards of cut material and approximately l,123
cubic yards of fill material. As determined in Finding of Fact No. 5, the proposal provides for
adequate landscaping since it complies with applicable landscaping standards. The proposal provides
for adequate landscaping as detennined in Finding of Fact No. 5.
RMC 4-9-200(E)(3)(d): Access and Circulation: Safe and efficient access and circulation for
all users, including:
i. Location and Consolidation: Providing access points on side streets or frontage streets
rather than directly onto arterial streets and consolidation of ingress and egress points on
the site and, when feasible, with adjacent properties;
ii. Internal Circulation: Promoting safety and efficiency of the internal circulation system,
including the location, design and dimensions of vehicular and pedestrian access points.
drives, parking, turnarounds, walkways, bikeways, and emergency access ways;
iii. Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas:
iv. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access: and
v. Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
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l 3. The criterion is met. As determined in Finding of Fact No. 6, the proposal provides for adequate
access, circulation and bicycle facilities as required by the criterion above. No direct access to an
arterial street is proposed. No loading and delivery areas are proposed. The record does not support
any mitigation for transit or carpool facilities.
RMC 4-9-200(E)(3)(e): Open Space: Incorporating open spaces to serve as distinctive project focal
points and to provide adequate areas for passive and active recreation by the occupants/users of the
site.
l 4. The criterion is met. The proposal provides for adequate open space as required by the criterion
above as determined in Finding of Fact No. 6.
RMC 4-9-200(E)(3)(t): Views and Public Acce.~s: When possible, providing view corridors to
shorelines and Mt. Rainier, and incorporating public access to shorelines.
15. The criterion is met. As determined in Finding of Fact No. 5, no view corridors to shorelines
or Mt. Rainier are adversely affected. No shorelines are in the vicinity for purposes of requiring
public access.
RMC 4-9-200(E)(3)(g): Natural Systems: Arranging project elements to protect existing natural
systems where applicable.
16. The criterion is met. Natural systems will not be adversely affected by the proposal as
determined in Finding of Fact No. 5.
RMC 4-9-200(E)(3)(h): Services and Infrastructure: Making available public services and
facilities lo accommodate the proposed use.
l 7. The criterion is met. The project is served by adequate services and facilities as determined in
Finding of Fact No. 6.
RMC 4-9-200(E)(3)(i): Phasing: Including a detailed sequencing plan with development phases
and estimated time frames.for phased projects.
18. The project is not phased.
STREET ST AND ARD WAIVERS
RMC 4-9-250(C)(2): Authority for Waiver of Street Improvements. The administrator may
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justification for such waiver.
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RMC 4-9-250(C)(5): Decision Criteria for Waivers of Street /mprtJl'ements: Reasonahle justi/irntion
shall include hul not be limiled lo the.fi,l!mt·ing:
a. Required street improvements lvill alter an eJJsting lretlands or stream, or hare a negatfre
impac/ on a .1horeline ·s area.
h. Exisling steep lopography would make required street improvements in.feasible.
c. Required .1·/reel improvements would have a negative impact on olher properlies. such as
reslricting available access.
d. There are no similar improvements in the vicinily and !here is lillle likelihood Iha! !he
improvements will be needed or required in the next /en ( 10) years.
e. ln no case shall a waiver be granted unless ii is shown that there will be no detrimental effect
on the public heallh. safely or wel.fiire if !he improvements are not ins/ailed, and Iha/ the
improvements are not needed for currenl orfi,ture development.
19. Frontage Improvement Waiver Request. The requested waiver for 1081h Street frontage
improvements identified in Finding of Fact No. 3 satisfies all applicable criteria for a street standard
waiver. The waiver is justified under subsection (d) above, since the proposed frontage improvements
are consistent with the connecting frontage to the south and north and there is no indication that the
surrounding frontage will be redeveloped anytime in the next 10 years. In addition, the existing
roadway allows the curb and gutter to remain in the same configuration as the surrounding street
maintaining the functionality and safety of the street. The five-foot-wide sidewalk at this location
meets the needs of the residents relying on this sidewalk for access to the greater neighborhood. A
condition of approval will require that the improvements shall provide a minimum 8-foot wide
planting strip on the backside of the sidewalk. The modified street improvements would meet the
objectives of a safe and functional walkable environment with enhanced aesthetics through the planter
strip and thus should have no detrimental effect on public health, safety or welfare.
STREET MODIFICATION
RMC 4-9-250(0)(2): Decision Criteria: Whenever there are practical difficulties involved in carrying
out the provisions of this Title, the Department Administrator may grant modifications for individual
cases provided he/she shall first find that a specific reason makes the strict letter of this Code
impractical, that the intent and purpose of the governing land use designation of the Comprehensive
Plan is met and that the modification is in conformity with the intent and purpose of this Code, and
that such modification:
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;
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20.
b. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgment;
c. Will not be injurious to other property(ies) in the vicinity;
d. Conforms to the intent and purpose of the Code;
e. Can be shown to be justified and required for the use and situation intended; and
f Will not create adverse impacts to other property(ie,) in the vicinity.
Shared Driveway Modification Reguest. Since the shared driveway doesn't meet all of the
requirements for a street waiver, the more general modification review standards apply. The record
contains no information on whether the requested modification meets criterion (b) above, establishing
whether the modification will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon sound engineering
judgment. It appears that the staff report erroneously copied the analysis of subsection a into its
analysis of subsection b. Since modifications can be approved administratively, the conditions of
approval require that the modification be processed administratively since there is insufficient
information in the administrative record to assess compliance with all applicable standards.
V. DECISION
The proposed rezone, preliminary short plat, site plan and l 08 Ave SE street standard waiver are all
consistent with applicable code criteria as determined in the Conclusions of Law of this decision if
conditioned as recommended. The hearing examiner recommends that the City Council approve the
applications subject to the following conditions of approval:
I. The applicant shall provide a minimum l 0-foot rear yard setback between the existing
home and the east property boundary line of Lot l. A revised short plat plan shall be
submitted to and approved by the City of Renton Project Manager prior to construction
permit approval complying with RMC 4-2-11 OA.
2. The applicant shall provide a minimum often feet (10') of on-site landscaping along the
public street frontage of I 08th Ave SE. A final detailed landscape plan shall be submitted
to and approved by the City of Renton Project Manager prior to construction permit
approval complying with RMC 4-4-070.
3. If the adjacent property owners do not grant the applicant permission to remove the off-
site trees, the project shall be redesigned to eliminate impacts on off-site trees. The project
re-design to eliminate impacts on adjacent trees shall be verified by an arborist and
reviewed for approval by the Current Planning Project Manager.
Rezone, Preliminary Plat and Street Waivers -14
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4. All pedestrian sidewalks and private entry sidewalks be constructed using concrete or a
different type of material than the shared driveway. A revised site plan shall be submitted
to. and approved by, the Current Planning Project Manager prior to issuance a construction
permit.
5. The applicant shall dedicate approximately 15.5 feet (15'-6") of right-of-way along 108th
Ave SE (subject to a final survey). A final detailed street cross-section must be submitted
and approved by the Plan Review Project Manager prior to issuance a construction permit.
6. The applicant shall extend the shared driveway tract from 108th Ave SE to the west
property line of eastern most parcel (Lot 4) to serve each proposed residential lot. An
updated plat plan shall be submitted to and approved by the City of Renton Project Manager
prior to issuance a construction permit.
7. The applicant shall remove the existing impervious driveway located at the northwest
corner of the site and replace it with landscaping. Access to the existing single family home
shall take access from the shared driveway tract. The new driveway cut shall be identified
on the construction permit application, for review and approval by the Current Planning
Project Manager.
8. Each new multi-family lot shall be limited to one joint use driveway with a single curb cut.
A final detailed site plan must be submitted to, and approved by, the City of Renton Project
Manager prior to issuance of a construction permit.
9. The applicant shall provide a revised site plan demonstrating compliance with the common
open space standard of at least three hundred fifty (350) square feet per unit. The revised
site plan and short plat shall be submitted to, and approved by, the Current Planning Project
Manager prior to issuance a construction permit.
10. The applicant shall provide floor plans that identify adequate bicycle parking of one-half
space per dwelling unit. A detailed floor plan shall be submitted to and approved by the
City of Renton Project Manager prior to issuance a construction permit.
11. The applicant shall provide a lighting plan that adequately provides for public safety
without casting excessive glare on adjacent properties; at the time of engineering permit
review. Pedestrian scale and downlighting shall be used in all cases to assure safe
pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been
approved administratively or is specifically listed as exempt from provisions located in
RMC 4-4-075 Lighting, Exterior On-Site. The lighting plan shall be submitted at the time
of construction permit review for review and approval by the City's Plan Reviewer.
12. The applicant shall submit building elevations that are consistent with the R-14 zoning
designation and are compatible in relation to natural characteristics, views and vistas, site
amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. The building
elevations shall be submitted at the time of construction permit review for review and
approval by the City's Current Planning Project Manager.
13. The applicant shall create a Home Owners Association ("HOA") that maintains all
improvements in the shared driveway tract, landscaping in the open space tract and any
Rezone, Preliminary Plat and Street Waivers -15
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and all other common improvements. A draft of the HOA documents shall be submitted to.
and approved by, the City of Renton Project Manager and the City Attorney prior to Final
Plat recording. Such documents shall be recorded concurrently with the Final Plat.
14. The applicant shall be required to obtain a temporary construction easement for all work
conducted outside of the applicant's property. The temporary construction easement shall
be submitted to the City prior to any permits being issued.
15. The modification request to shared driveway length identified in Finding of Fact No. 3
shall be processed and decided upon administratively for the reasons identified in
Conclusion of Law No. 20.
DATED this 31st day of May. 2016.
City of Renton Hearing Examiner
VALUATION NOTICES
Affected property owners may request a change in valuation for property tax purposes
notwithstanding any program of revaluation.
Rezone, Preliminary Plat and Street Waivers -16
CITY OF RENTO
DEPARTMENT OF COMMUNITY & ECONOMIC
DEVELOPMENT
MEMORANDUM
Date: May 12, 2016
To: City Clerk's Office
From: Sabrina Mirante
Subject: Land Use File Closeout
Please complete the following information to facilitate project closeout and indexing by the City
Clerk's Office
Project Name: 168 Development Short Plat
LUA (file) Number: LUA-15-000745, ECF, SHPL-A, SA-A,R, MOD
Cross-References:
AKA's:
Project Manager: Clark H. Close
Acceptance Date: March 15, 2016
Applicant: Kevin Su
Owner: Zhao Su, Ying Wei
Contact: Steve Wu
PID Number: 2923059038, 8637100440
ERC Determination: DNS Date: April 18, 2016
ADDeal Period Ends: May 6 2016
Administrative Decision: Date:
ADDeal Period Ends:
Public Hearing Date: May 17, 2016
Date Appealed to HEX:
By Whom:
HEX Decision: Date:
ADDeal Period Ends:
Date Appealed to Council:
By Whom:
Council Decision: Date:
Mylar Recording Number:
Project Description: The applicant is requesting approval of a rezone, SEPA Environmental
Review, 4-lot short plat, site plan review, and two street modifications. The site is roughly 32,681
square foot (0. 75 acres) and would be for the future development of three (3) new multi-family
town houses. The existing single-family home would be retained in-place along 108th Ave SE. The
site is located at 16826 108th Ave SE (APN's 2923059038 and 8637100440) within the Residential-
14 (R-14) and Residential-10 (R-10) zoning districts. The requested rezone of the 3,571 SF lot
would rezone the parcel from R-10 to R-14. The proposed residential lots range in size from 4,125
SF to 9,269 SF in area with an average lot size of 6,180 SF. The site would also contain a common
area tract that is 1,141 SF and a shared driveway tract that is 5,060 SF. The residential density is
11.7 dwelling units per net acre. Access to the site would be from a single shared driveway access
along the south property line from 108th Ave SE. The applicant is also requesting a modification
from street improvements to retain the existing half-street frontage improvements along 108th Ave
SE and a road modification to allow a shared driveway in excess of 200 feet. The applicant has
submitted an Arborist Reoort Geotechnical Enciineerinq Study and a Preliminarv Technical
Information Report with application.
Location: 16826 1081h Ave SE
Comments:
ERC Determination Types: DNS -Determination of Non-Significance; DNS-M -Determination of
Non-Significance-Mitigated; DS -Determination of Significance.
---Ren·ton o
NOTICE
OF ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF NONSIGNlflCANCE (ONSJ
POSTEOTONOTlF'flNTF.REffiDPERSCN5ClFN4EIIIVIRONMENTALACTION
PROJfCTNAME1 l&la...lapmonth<-
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PARCEl.lOT11![AST(APNzn305,o38)1NTOfOUR(4)LOT$WmlTICEK1511NG51NliL!HOU!!TORlMAK.
TI-IE CITY Ol' RENTON EN\llRCINMENTAl REVIEW COMMITTEE IERCJ HAS 0ITTRMIN€0 THAT ntE PROPOSED
AcnONOOE5NOTHAVfA51GNIFICANTAOVERSEIMPACTONTHEENVIRONMENT
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laplh•rwlth the nquind IN with: Heal1n1Exam1..-, Clty'ar --. 1055 South GndyWay, Renton, WA
9111.57. Appall ta Iha fnminitr 1r. 1ovemed llyoty' DI' RMC 4 .. UO and lnformatlan rapnllftl th,o appoal
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ON MAY17,2016ATl2.00 PMTO OONSIDERTflESHORTPlATAND REZONE. IFTHE ENVFRONMENTAL
OETE;RMINATIONISAPPEAlE0,THEAPPEALWILlBElil:AROA.5PA!ITOF1H1SPU8UCHEARING.
I PLEASE lNCLUDETHE PROJECT NUMBER WHEN CAWNG FOR PROPER AU IDENTIFICATION. I
CERTIFICATION
I, CL>'t1'1,{,C.. I+ 0 W-OS~ hereby certify that __ 5_ copies of the above document
were posted in _3__ conspicuous places or nearby the described property on
Date:. __ 'fi-J/ .... ?.-_1.,_/_,_i"'-----
STATE OF WASHINGTON
Signed:, _ __.,,.~=::....:.....::....:..IA.:_:_;..Q~.,..,__....___c.:::....:....-=--=---
ss
COUNTY OF KING
I certify that I know or have satisfactory evidence that_("'/,~\ _\..:c(tv_'-=k.,,· _ _,(_\4 r'-'1,.,A_-Z...;J,. ____ _
signed this instrument and acknowled~ it to be his/her/their free and voluntary act for the
uses and purposes ment(~~iUj'l~f,~rlif./1,ent. ,, r
Dated: L-\ -J )-tls,~~~~~;0::;•~,·;:,,,;:'';c>,i'p
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Agencies
Steve Wu
Kevin Su
Zhao Su, Ying Wei
Robert Lyon
(Signature of Sender):
STATE OF WASHINGTON
COUNTY OF KING
See Attached
Contact
Applicant
Owners
Party of Record
'I
ss
168 Development Short Plat, Rezone
LUAlS-000745, ECF, SHPL-A, SA-A, R
template -affidavit of service by malling
Kevin Su
4908A S Thistle St
Seattle. WA 981184651
Ying Wei
4908 s Thistle St
Seattle, WA 98118
Robert Lvon
10817 SE 170th St
Renton, WA 98055-5909
Zhao Su
4908 S Thistle St
Seattle, WA 98118
Steve Wu
8822 NE 178th St
Bothell, WA 98011
Dept. of Ecology **
Environmental Review Section
PO Box47703
Olympia, WA 98504-7703
WSDOT Northwest Region •
Attn: Ramin Pazooki
King Area Dev. Serv.1 MS-240
PO Box 330310
Seattle, WA 98133-9710
US Army Corp. of Engineers *
Seattle District Office
Attn: SEPA Reviewer
PO Box C-3755
Seattle, WA 98124
Boyd Powers ***
Depart. of Natural Resources
PO Box47015
Olympia, WA 98504-7015
KC Dev. & Environmental Serv.
Attn: SEPA Section
35030 SE Douglas St. #210
Snoqualmie, WA 98065
Metro Transit
Senior Environmental Planner
Gary Kriedt
201 South Jackson Street KSC-TR-0431
Seattle, WA 98104-3856
Seattle Public Utilities
Jalaine Madura,
Attn: SEPA Responsible Official
700 Fifth Avenue, Suite 4900
PO Box34018
Seattle, WA 98124-4018
AGENCY (DOE) LEITER MAILING
(ERC DETERMINATIONS)
Dept. of Ecology•• Muckleshoot Indian Tribe Fisheries Dept. ••
Attn: Misty Blair Attn: Karen Walter or SEPA Reviewer
PO Box47703 39015-17tld Avenue SE
Olympia, WA 98504-7703 Auburn, WA 98092
Duwamish Tribal Office* Muckleshoot Cultural Resources Program••
4717 W Marginal Way SW Attn; Laura Murphy
Seattle, WA 98106-1514 39015172"' Avenue SE
Auburn, WA 98092-9763
KC Wastewater Treatment Division• Muckleshoot Cultural Resources Program**
Environmental Planning Supervisor Attn: Erin Slaten
Ms. Shirley Marroquin 39015 17211d Avenue SE
201 s. Jackson ST, MS KSC-NR-050 Auburn, WA 98092-9763
Seattle, WA 98104-3855
WDFW -Larry Fisher* Office of Archaeology & Historic Preservation•
1775 12th Ave. NW Suite 201 Attn: Gretchen Kaehler
Issaquah, WA 98027 PO Box48343
Olympia, WA 98504-8343
City of Newcastle City of Kent
Attn: Tim McHarg Attn: Charlene Anderson, AICP, ECD
Director of Community Development 220 Fourth Avenue South
12835 Newcastle Way, Ste 200 Kent, WA 98032-5895
Newcastle, WA 98056
Puget Sound Energy City o/Tukwila
Wendy Weiker, Community Svcs. Mgr. Jack Pace, Responsible Official
355110'" Ave NE 6200 Southcenter Blvd.
Mailstop EST llW Tukwila, WA 98188
Bellevue, WA 98004
Puget Sound Energy
Doug Corbin, Municipal Liaison Mgr.
6905 South 228'" St
Kent, WA 98032
*Note: If the Notice of Application states that It Is an "Optional DNS", the marked agencies and cities
will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of
Application.
**Department of Ecology is emailed a copy of the Environmental Checklist1 Site Plan PMT, & Notice to
the following email address: sepaunit@ecy.wa.gov
•• Karen Walter, Laura Murphy and Erin Slaten with the Muckleshoot Indian Tribe Fisheries Dept. are
emailed a copy of the Environmental Checklist1 Site Plan PMT, & Notice to the following email
addresses: KWalter@muckleshoot.nsn.us / Laura.murphy@muckleshoot.nsn.us L
erin.slaten@muckleshoot.nsn.us
***Department of Natural Resources is emailed a copy of the Environmental Checklist1 Site Plan PMT,
& Notice the following email address: sepacenter@dnr.wa.gov
template -affidavit of service by mailing
ADVISORY NOTES TO APPLICANT
LUA 15-0007 45 --Itenton0
Application Date: October 09, 2015
Name: 168 Development Short Plat
PLAN -Planning Review -Land Use
Site Address: 16826108thAve SE
Renton, WA 98055-5413
1~iri,~,~~~1tilt1:tHtiffllmt;j,wic~1ir~~irimriww11~~at]an
Recommendations: Street Modification Analysis: The applicant is requesting a modification from RMC 4 6 060F.2 "Minimum Design
Standards Table for Public Streets and Alleys" in order to keep the existing 108th Avenue SE right of way improvements including
approximately 22 foot pavement width from the roadway centerline, 0.5 foot curb and gutter, and 5 foot sidewalk in place rather than
installing a new planter strip for trees between the curb and new sidewalk along the project frontage. In addition, the existing configuration
allows the existing curb line to remain consistent with the surrounding street configuration.
108th Avenue SE is a Minor Arterial with an existing ROW width of 60 to 61 feet (as per assessor map). This street classification requires
a minimum right of way width of 91 feet. To meet the City's complete street standards, half street improvements include 27 foot paved
roadway, 8 foot planter strip and 8 foot sidewalk is required to be constructed in the right of way fronting the development along with a
minimum right of way dedication of 15.5 feet per City Code 4 6 060.
The proposal is compliant with the following modification criteria, pursuant to RMC 4 9 2500, 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 separate section labeled Streets, Sidewalks and
Streetscapes. These policies address walkable neighborhoods, safety and shared uses. Two specific policies support the decision to
modify the street standards in order to keep the existing sidewalk at a width of five feet and eliminate the need for the landscape
requirement between the curb and the sidewalk. These policies are Policy CD 102 and Policy CD 103 which state that the goal is to
promote new development with "walkable places," "support grid and flexible grid street and pathway patterns," and "are visually attractive,
safe, and healthy environments." The requested street modification is consistent with these policy guidelines as it maintains the curb line
and sidewalk in the same configuration as the surrounding street creating a consistent pathway pattern.
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 modified street improvements will meet the objectives of a safe walkable environment. The five foot wide sidewalk at
this location meets the needs of the residents relying on this sidewalk for access to the greater neighborhood. Staff recommends a
condition that the improvements shall provide a minimum 8 foot planting strip on the backside of the sidewalk. In addition, the existing
roadway allows the curb and gutter to remain in the same configuration as the surrounding street maintaining the functionality and safety
of the street.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: Provided that a planter strip is installed behind the existing sidewalk as commented under criterion 'b', the improvements
will provide an upgrade to current conditions. The new improvements will meet the standards for safe vehicular and pedestrian use within
the existing street section.
d. Confonms 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: The revised street standards provide a safe design for vehicles and pedestrians, and will enhance the attractiveness of
the new development by adding additional planter strip behind the sidewalk as commented under criterion 'b'. Maintaining a consistent
appearance along the street frontage will be beneficial to the subject property and surrounding property owners.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: There are no identified adverse im acts from this modification of the street section in this area.
M E M O R A N D U M
Ran: May 11, 2016 Page 1 of 5
ADVISORY NOTES TO APPLICANT
LUA 15-0007 45
Version 1 I May 09, 2016
TO: Clark Close, Senior Planner
FROM: Ian Fitz James, Civil Plan Reviewer
SUBJECT: Utility and Transportation Comments for the 168 Development Short Plat
16826 108th Avenue SE
LUA 15 0007 45
I have reviewed the application for the 168 Development Short Plat located at 16826 108th Avenue SE and have the following comments:
EXISTING CONDITIONS
WATER: Water service is provided by Soos Creek Water and Sewer District. A water availability certificate from Soos Creek will need to be
provided.
SEWER: Sewer service is provided by Soos Creek Water and Sewer District. A sewer availability certificate from Soos Creek will need to
be provided.
STORM DRAINGE: Drainage from the western portion of the site, where the existing house is, generally flows southwest towards the
public storm system along the eastern frontage of 108th Avenue SE. Drainage along the eastern frontage of 108th Avenue SE is
intercepted by Type 1 catch basins and conveyed south by a 12" corrugated metal pipe storm drain. The COR Facility ID for the catch
basin in the vicinity of the southwest corner of the site is 135648.
Drainage from the remainder of the site flows south and southeast into the Heron Glen Condominiums where it is intercepted by a private
storm drainage system for the complex. A small portion of the eastern edge of the site flows east to the lot of 10914 SE 169th Place.
STREETS: The site is bounded to the west by 108th Avenue SE. 108th Avenue SE is classified as a minor arterial. Per the King County
Assessor's Map, the existing right of way for 108th Avenue SE is approximately 60'.
CODE REQUIREMENTS
WATER COMMENTS
1. Please obtain a water availability certificate from Soos Creek Water and Sewer District and provide it with the utility permit submittal.
2. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the City of Renton Fire Department.
3. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to permit issuance.
SEWER COMMENTS
1. Please obtain a sewer availability certificate from Soos Creek Waler and Sewer District and provide it with the utility permit submittal.
2. Review of the sewer plans will be conducted by Soos Creek Water and Sewer District.
3. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to permit issuance.
STORM DRAINAGE COMMENTS
1. A Preliminary Drainage Plan and Technical Information Report (TIR) completed by Tandem Engineering Consultants were submitted
to the City on October 9th, 2015. The site is approximately 0.75 acres in size and is located in the City's Flow Control Duration Standard
(Forested Conditions). The site is located in the Black River drainage basin.
The project is proposing to detain surface runoff through two separate facilities. A detention vault (Vault #1) is proposed between the
western two townhomes. This vault is intended to provide the required flow control for the impervious roofs of the townhomes. A
combination detention I wetvaull (Vault #2) is proposed under the access roadway south of the existing house and the westernmost
townhome. This vault is intended to provide detention for the remainder of the parcel and Basic Water Quality for the pollution generating
impervious surface. The site is graded to provide inflow to this vault at two grates at the western and eastern ends of the vault. The
Ran: May 11, 2016 Page 2 of 5
ADVISORY NOTES TO APPLICANT
LUA 15-0007 45
PLAN -Planning Review -Land Use Version 1 I May 09, 2016
,'{~eetEl1R;·
design of the vault needs to meet the design criteria fou The proposed dimensions of Vault #2
may indicate that it was designed as a detention tank. If the vault is intended to be a detention tank, the design criteria found in Section
5.2.2 of the 2009 KCSWDM must be met. When locating detention structures, utility separation requirements of the City of Renton and
Soos Creek Water and Sewer District need to be met. Detention structures also need to meet required structural setbacks from other on
site structures as established by the City of Renton municipal code and noted by the City Planner.
Proposed flow control facilities shall be designed with KCRTS in accordance with the City amendments to the 2009 KCSWDM. MGS
Flood is not used as a continuous hydrological simulation model for stormwater facility analysis in the City of Renton.
This site is classified as multifamily. Multifamily land uses require Enhanced Water Quality treatment per Section 1.2.8. 1 of the City
amendments to the 2009 KCSWDM. A combination detention I wetvault alone is not an approved treatment option for Enhanced Water
Quality treatment. Please reference Section 6.1.2 of the City amendments to the 2009 KCSWDM for approved Enhanced Water Quality
treatment options. If a detention I wetvault is used as part of a treatment train, wetvault design criteria found in Section 6.4.2 of the 2009
KCSWDM shall be met including shape of the vault, height of the vault, baffle wall design, vault bottom design, submerged inlet, etc.
The project will require the use of Flow Control BMPs. Please section 1.2.3.3 and Section C.1.3.1 of the City amendments to the KCSWDM
for Flow Control BMP requirements.
Drainage improvements along the 108th Avenue SE frontage shall conform to the City's street standards. Storm drains should be located
outside of the planter and the sidewalk. Required horizontal and vertical separation from other utilities shall be provided.
All core and special requirements shall be addressed in the updated TIR. The updated drainage plan and TIR will be required as part of
the utility permit submittal.
2. The geotechnical report completed by Liu and Associates was submitted to the City on October 9, 2015. Per the report, this site is
unsuitable for stormwater infiltration.
3. The development is subject to a system development charge (SDC) of $0.594 per square foot of new impervious surface area, but not
less than $1,485.00.
TRANSPORTATION /STREET COMMENTS
1. 108th Avenue SE is a minor arterial. Per RMC 4 6 060, the minimum right of way for a minor arterial with four lanes is 91'. A 0.5' curb,
8' planting strip, and 8' sidewalk is required along the entire project frontage. The minimum pavement width is 70' with 54' of travel lanes
and 8' parking lanes allowed on each side of the road. Bicycle lanes are required in the pavement section as this is a proposed route in
the City's bicycle master plan.
a. The applicant submitted a formal modification request dated October 6, 2015 regarding the street standard along the 108th Avenue
SE frontage. City staff is recommending approval of the applicant's modification request. Please see the formal response to the
modification request for more information.
b. The City is recommending maintaining the existing curb and 5' sidewalk in their current locations. This eliminates the requirement for
a planting strip between the curb and sidewalk. The city recommends that the frontage improvements provide a minimum 8' planting strip
at the backside of the sidewalk.
c. A minimum dedication of approximately 15.5' along the 108th Avenue SE frontage will be required per RMC 4 6 060. Exact amount of
right of way dedication shall be determined by final survey.
2. The first 300' of the private access road and shared driveway shall consist of a minimum 20' pavement section for fire access. The
location of the hammerhead turnaround at the end of the 200' private access road is appropriate. The dimensions of the hammerhead
will need to meet fire department requirements. Pavement sections for the access road will need to meet the City's standards described
in RMC 4 6 060. A cement concrete driveway at the intersection with 108th Avenue SE conforming to City of Renton standards will be
required. The lid for proposed Vault #2 will need to be structurally designed to accommodate fire truck loading.
3. Street lighting analysis is required to be conducted by the developer along the 108th Avenue SE frontage. Required street lighting
Ran: May 11, 2016 Page 3 of 5
ADVISORY NOTES TO APPLICANT
LUA 15-0007 45 If CITYOF ~ ,... enton Cil
4. Paving and trench restoration shall comply with the City's Trench Restoration and Overlay requirements.
5. The current transportation impact fee rate is $1,546.31 per townhome I condominium. The transportation impact fee that is current at
the time of the building permit application will be levied. Payment of the transportation impact fee is due at the time of issuance of the
building permit.
GENERAL COMMENTS
1. The SDCs listed are for 2016. The fees that are current at the time of the building permit application will be levied. Please see the
City of Renton website for the current SDCs.
2. The survey and all civil plans shall conform to the current City of Renton survey and drafting standards. The civil plans that have been
submitted to date do not meet the drafting standards. Current drafting standards can be found on the City of Renton website.
3. A final survey that is stamped and signed by the professional land surveyor of record will need to be provided. All existing utilities
need to be surveyed and shown. Please reference COR Maps for mapping and records of existing utilities in the project vicinity.
4. Separate plan submittals will be required for construction permits for utility work and street improvements. All plans shall be
prepared by a licensed Civil Engineer in the State of Washington.
5. Separate permits for water and services shall be obtained from Soos Creek Water and Sewer District.
6. Rockeries or retaining walls greater than 4 feet in height (including bury) will require a separate building permit. Structural
calculations and plans prepared by a licensed engineer will be required.
7. Structural plans for the storm drainage vaults shall be included with the civil plan submittal.
8. A final tree removal/retention plan and landscape plan shall be included with the civil plan submittal.
9. Prior to submittal for the utilities permit, the plans will be pre screened by the utility reviewer to ensure they are complete and coherent
and that they meet the City's drafting standards. Plans deemed unacceptable for review by the City will be returned to the applicant for
revisions prior to any review by the City. Please contact plan reviewer Ian Fitz James at 425 430 7288 to set up a pre screening
appointment.
10. When utility plans are complete and deemed acceptable for review by the City, please submit four (4) copies of the plans, two (2)
copies of the drainage report, an electronic copy of each, the permit application, an itemized cost of construction estimate, and application
fee to the counter of the sixth floor.
:p_'''il!:~illliilil !!llYJlg i •. ,
Recommendations, 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. 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 between 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
Ran: May 11, 2016 Page 4 of s
ADVISORY NOTES TO APPLICANT
LUA15-000745
Review -Land Use
,..Kenton®
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 Ea le Mana ement Guidelines 2007 and /or our U.S. Fish and Wildlife Service ermit.
Recommendations: Encroachments on the east side of the property not necessarily shown on the survey. Suggest a Lot Line Adjustment
with adjacent properties to resolve.
Insufficient survey information to show boundary calculations.
The minimum fire flow requirement for a townhouse is 1,500 gpm minimum for dwellings up to 3,600 square feet (including garage
and basements). A minimum of two fire hydrants are required. One hydrant is required within 150 feet and one is required within 300 feet
of the proposed buildings. There is one existing hydrant that can be counted toward the requirements. At least one new hydrant will be
required to be extended onto the site to meet minimum requirements. A water availability certificate is required to be provided from Soos
Creek Water and Sewer District.
2. 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. Approved apparatus turnarounds are required for dead end roads exceeding 150
feet. Pro osed hammerhead e turnaround is acce table.
Ran: May 11, 2016 Page 5 of 5
DEPARTMENT OF COIi UNITY
AND ECONOMIC DEVELOPMENT
A. REPORT TO THE HEARING EXAMINER
HEARING DATE:
Project Name:
Owner:
Applicant:
Contact:
File Number:
Project Manager:
Project Summary:
Project Location:
Site Area:
May 17, 2016
168 Development
Zhao Su & Ying Wei, 4908 S. Thistle St, Seattle, WA 98118
Steve Wu, 8822 NE 128th St, Bothell, WA 98011
Kevin Su, 4908 S. Thistle St, Apt. A, Seattle, WA 98118
LUAlS-000745, ECF, SHPL-A, SA-A, R, MOD, MOD
Clark H. Close, Senior Planner
The applicant is requesting approval of a rezone, SEPA Environmental Review, 4-lot short
plat, site plan review, and two street modifications. The site is roughly 32,681 square
foot (0. 75 acres) and would be for the future development of three (3) new multi-family
townhomes. The existing single-family home would be retained in-place along 108th Ave
SE. The site is located at 16826 108th Ave SE (APN's 2923059038 and 8637100440)
within the Residential-14 {R-14) and Residential-10 {R-10) zoning districts. The requested
rezone of the 3,571 SF lot would rezone the parcel from R-10 to R-14. The proposed
residential lots range in size from 4,125 SF to 9,269 SF in area with an average lot size of
6,180 SF. The site would also contain a common area tract and a shared driveway tract.
The residential density is 11. 7 dwelling units per net acre. Access to the site would be
from a single shared driveway access along the south property line from 108th Ave SE.
The applicant is also requesting a modification from street improvements to retain the
existing half-street frontage improvements along 108th Ave SE and a road modification
to allow a shared driveway in excess of 200 feet.
16826 108th Ave SE, Renton, WA 98055
0.75 acres
Project Location Map
Hex Report
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
168 DEVELOPMENT ------------LU_A_1_5 745, ECF, SHPL-A, SA-A, R, MOD, MOD
May 17, 2016 Page 2 of 32
I 8. EXHIBITS:
Exhibit 1: Report to the Hearing Examiner Staff and Staff Recommendation (dated May 17, 2016)
Exhibit 2: Rezone Vicinity Map
Exhibit 3: Rezone Aerial Map
Exhibit 4: Existing Rezone Zoning Map
Exhibit 5: Proposed Rezone Zoning Map from R-10 to R-14
Exhibit 6: Threshold I Plat, Recording Certificate 9303231164
Exhibit 7: Quit Claim Deed 199310151908
Exhibit 8: Site Plan (C-2.00)
Exhibit 9: Short Subdivision Plat Plan
Exhibit 10: Topography Map
Exhibit 11: Roadway Profile Plan (C-4.00)
Exhibit 12: Grading Elevations and Plan (C-5.00)
Exhibit 13: Block Wall Cross Section (C-5.01)
Exhibit 14: Drainage Plan (C-6.00)
Exhibit 15: Vault Cross Sections (C-6.01)
Exhibit 16: Vault Cross Sections (C-6.02)
Exhibit 17: Conceptual Utility Plan (C-11)
Exhibit 18: Tree Retention/ Land Clearing Plan (Ll)
Exhibit 19: Conceptual Landscape Plan (L2)
Exhibit 20: Geotechnical Engineering Study prepared by Liu & Associates, Inc. (dated June 20, 2015)
Exhibit 21: Technical Information Report prepared by Tandem Engineering Consultants (dated
August 2015)
Exhibit 22: Arborist Report prepared by Joshua Hopkins, PLA (dated October 7, 2015)
Exhibit 23: Construction Mitigation Description
Exhibit 24: Renton School District Capacity
Exhibit 25: Environmental Review Committee Report
Exhibit 26: Environmental "SEPA" Determination, ERC Mitigation Measures and Notice
Exhibit 27: Affidavit of posting and mailing
Exhibit 28: Cl-73 (Revised) Residential Building Height
Exhibit 29: Advisory Notes to Applicant
HEX Report
City of Renton Department of Community & Economic Development
168 DEVELOPMENT LUA15
Hearing Examiner Recommendation
745, ECF, SHPL-A, SA-A, R, MOD, MOD
Page 3 of 32 May 17, 2016
I C. GENERAL INFORMATION:
1. Owner(s) of Record:
Zhao Su & Ying Wei, 4908 S. Thistle St, Seattle, WA
98118
2. Zoning Classifications: Residential-10 (R-10) to the Residential-14 (R-14)
Residential High Density (RHD) 3. Comprehensive Plan Land Use Designation:
4. Existing Site Use:
s. Critical Areas:
Single Family Residential
None
6. Neighborhood Characteristics:
a. North:
b. East:
c. South:
d. West:
6. Site Area:
Residential High Density (RHD) Comprehensive Plan Land Use Designation;
Residentiol-10 DU/AC (R-10) zane
Residential High Density (RHD) Comprehensive Plan Land Use Designation;
Residentiol-10 DU/AC (R-10} zone
Residential High Density (RHD) Comprehensive Plan Land Use Designation;
Residential-10 DU/AC (R-10) zone and Residential-14 (R-14)
Residential High Density (RHD) Comprehensive Pion Land Use Designation;
Residential-10 DU/AC (R-14) zone
0.7S acres
I o. HISTORICAL/BACKGROUND:
Action
Comprehensive Plan
Zoning
Benson Hill Annexation
Threshold 1 Plat
I E. PUBLIC SERVICES:
1. Existing Utilities
Land Use File No.
N/A
N/A
A-06-002
N/A
Ordinance No.
5758
5758
5327
N/A
Date
06/22/2015
06/22/2015
03/01/2008
03/19/1993
a. Water: Water service is provided by Soos Creek Water and Sewer District. A water availability
certificate from Soos Creek will need to be provided.
b. Sewer: Sewer service is provided by Soos Creek Water and Sewer District. A sewer availability
certificate from Soos Creek will need to be provided.
c. Surface/Storm Water: Drainage from the western portion of the site, where the existing house is,
generally flows southwest towards the public storm system along the eastern frontage of 108th
Ave SE. Drainage along the eastern frontage of 108th Ave SE is intercepted by Type 1 catch basins
and conveyed south by a 12" corrugated metal pipe storm drain. The COR Facility ID for the catch
basin in the vicinity of the southwest corner of the site is 135648. Drainage from the remainder of
the site flows south and southeast into the Heron Glen Condominiums where it is intercepted by a
private storm drainage system for the complex. A small portion of the eastern edge of the site flows
east to the lot of 10914 SE 169th Pl.
HEX Report
City of Renton Department of CorMwnity & Economic Development
168 DEVELOPMENT
May 17, 2016
LUA15
Hearing Examiner Recommendation
745, ECF, SHPL-A, SA-A, R, MOD, MOD
Page 4 of 32
2. Streets: The site is bounded to the west by 108th Ave SE. 108th Ave SE is classified as a minor arterial.
Per the King County Assessor's Map, the existing right-of-way for 108th Ave SE is approximately 60 feet.
3. Fire Protection: City of Renton Fire Department
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-llOA: Residential Development Standards for Residential Zoning Designations
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 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
5. Chapter 7 Subdivision Regulations
a. Section 4-7-080: Detailed Procedures for Subdivision
b. Section 4-7-120: Compatibility with Existing Land Use and Plan -General Requirements and
Minimum Standards
c. Section 4-7-150: Streets -General Requirements and Minimum Standards
d. Section 4-7-160: Residential Blocks -General Requirements and Minimum Standards
e. Section 4-7-170: Residential Lots -General Requirements and Minimum Standards
6. Chapter 9 Permits -Specific
a. Section 4-9-180: Rezone Process
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
I H. FINDINGS OF FACT (FOF):
1. The applicant is requesting a rezone, Environmental (SEPA) Review, a 4-lot short plat, site plan review,
and two street modifications for the construction of six (6) new multi-family units.
2. The 32,681 square foot (0.75 acres) site is located 16826 108th Ave SE at consists of two (2) parcels
(Parcel Numbers 2923059038 and 8637100440).
3. The project site is currently developed with a single family residence with associated out-buildings. The
parcel also includes landscaped lawn areas surrounding the home and a paved driveway.
4. The existing single-family home would be retained in-place along 108th Ave SE.
5. The development would be comprised of three (3) multi-family townhomes and one single-family
residence, resulting in a density of 11. 7 dwelling units per net acre.
HEX Report
City of Renton Department of Co!T''71Unity & Economic Development
168 DEVELOPMENT
May 17, 2016
WAlS
Hearing Examiner Recommendation
745, ECF, SHPL-A, SA-A, R, MOD, MOD
Page 5 of 32
6. The Planning Division of the City of Renton accepted the above master application for review on
October 9, 2015 and determined the application complete on March 15, 2016. The project complies
with the 120-day review period.
7. The property is located within the Residential High Density (RHO) Comprehensive Plan land use
designation, which is implemented by the R-10 and R-14 zones.
8. The site is located within the Residential-10 Dwelling Units per Net Acre (R-10) and the Residential-14
Dwelling Units per Net Acre (R-14) zoning classifications, the applicant has requested that the R-10
parcel be re-zoned to R-14 as a part of the proposed project. If approved the entire proposal would be
developed under the R-14 zoning.
9. Surrounding uses include: Benson Estates Apartments abutting the property to the north (zoned R-10);
existing single family residences to the west (zoned R-14) across 108th Ave SE; Heron Glen
Condominiums to the south (zoned R-14); and existing single family residences to the east (zone R-10).
10. Access to the site would be provided via a shared driveway from 108th Ave SE running east/west along
the south property line.
11. There are approximately 26 trees located on site of which the applicant is proposing to retain a total of
five (5) trees.
12. The site is mapped with no critical areas.
13. Prliminary earthwork for the proposal includes approximately 2,715 cubic yards of cut material onsite
and approximately 1,123 cubic yards of fill is proposed to be brought to the site.
14. The applicant is proposing to begin construction in May 2016 and end in February 2017.
15. Staff received no public comment letters.
16. No other public or agency comments were received.
17. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended),
on April 18, 2016 the Environmental Review Committee issued a Determination of Non-Significance
(DNS) for 168 Development (Exhibit 26). A 14-day appeal period commenced on April 22, 2016 and
ended on May 6, 2016. No appeals of the threshold determination have been filed as of the date of this
report.
18. 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 (Exhibit 29).
19. Comprehensive Plan Compliance: The site is designated Residential High Density (RHO) on the City's
Comprehensive Plan Map. The purpose of the RHO designation is to allow a variety of unit 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 ~ conditions of
approval are met:
Compliance Comprehensive Plan Analysis
Policy L-2: Support compact urban development to improve health outcomes, .,, support transit use, maximize land use efficiency, and maximize public investment in
infrastructure and services.
.,, Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and
HEX Report
City of Renton Department of Coff''T>Unity & Economic Development
168 DEVELOPMENT LUAl:
Hearing Examiner Recommendation
745, ECF, SHPL-A, SA-A, R, MOD, MOD
Page 6 of 32 May 17, 2016
physical activity, builds social connections, and creates stable neighborhoods by
incorporating both built amenities and natural features.
Goal L-1: Utilize multiple strategies to accommodate residential growth, including:
,/ • Infill development on vacant and underutilized land in established
neighborhoods and multi-family areas.
Policy l-17: Residential High Density -Designate land for Residential High Density
(RHD) where access, topography, and adjacent land uses create conditions
,/ appropriate for a variety of unit types, or where there is existing multi-family
development.
,/
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-EE: Build neighborhoods that promote community resiliency through healthy
,/ lifestyles, active transportation, proximity to goods and services, access to local fresh
food, environmental sustainability, and a feeling of community.
,/ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-51: Respond to specific site conditions such as topography, natural features,
,/ and solar access to encourage energy savings and recognize the unique features of
the site through the design of subdivisions and new buildings.
,/ Policy L-49: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
Policy l-57: Complement the built environment with landscaping using native,
,/ naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and which provide for respite, recreation, and sun/shade.
20. Consistency with Rezone Criteria: The applicant is requesting a rezone for one (1) vacant single family
residential lot from Residential-10 (R-10) to the Residential-14 (R-14) zoning designation (Exhibits 2-5).
The 3,571 square foot (0.08 acre) parcel is located immediately east of 16826 108th Ave SE at parcel no.
863710-0440. Following the rezone, the applicant is proposing to subdivide this parcel and the parcel to
the east (APN 2923059038) into four (4) lots with the existing single house to remain. The development
would be comprised of three (3) multi-family townhomes and one single-family residence, resulting in a
density of 11.7 dwelling units per net acre. The rezone property is located within the Residential High
Density (RHD) Comprehensive Plan land use designation, which is implemented by the R-10 and R-14
zones. The proposal is compliant with the following rezone criteria if all conditions of approval are met:
Compliance Rezone Criteria
The rezone is in the public interest: The applicant contends that the area requested
ta be rezoned from R-10 ta R-14 is relatively small (3,571 square feet) and would not
have any significant or detrimental impacts an the neighborhood. The applicant
contends that the proposed rezone serves the public interest insomuch that it seeks
,/ ta create urban densities, as a/lawed by the R-14 zoning designation, thereby
fulfilling the City's Comprehensive Plan. The applicant also stated the rezone would
add ta the City tax rolls and provide additional home ownership opportunities within
the City.
Staff concurs that the rezone is in the public interest to allow the R-10 zoned parcel ta
HEX Report
City of Renton Department of Cor--iunity & Economic Development Hearing Examiner Recommendation
-------------'L"'U.'"A"'l;;._5· 145, £CF, SHPL·A, SA-A, R, MOO, MOD
Page 7 of 32
168 DEVELOPMENT
May 17, 2016
HEX Report
develop together with the R-14 parcel through the rezone, short plat and site plan
review process. The proposed rezone is compatible with the surrounding zoning in
terms of proposed density and land uses (Exhibits 2-5, 23). The rezone would not
increase the number of residential units allowed within the development, but would
reallocate the residential density and unit types. The proposal would allow the
applicant to retain the existing single family home along 108th Ave SE and allow
attached dwellings within the interior lots.
The rezone tends to further the preservation and enjoyment of any substantial
property rights of the petitioner: The subject parcel (APN 8637100440) was subject
to claim of ownership by right of adverse possession by Roy M. Beaman and Harriet
M. Beaman, husband and wife, following the recording of Threshold I Plat in 1993
(Recording Certificate 9303231164; Exhibit 6). Threshold Housing recorded Tract F
and subsequently quit claimed the tract to the Beaman's (Recording Number
199310151908; Exhibit 7 }. Through the adverse possession law, this lat has been
legally finked to 16826 108th Ave SE since 1993. This is the most likely reason why
this lot (Tract 'F') appears to fit the fanduse pattern and why the parcel was approved
as a landlocked parcel under Threshold 1 subdivision.
The applicant contends that the rezone would further the preservation and
enjoyment of the property rights of the owner in that it would allow the flexibility to
complete the development of both properties with a combined density of under 12
du/ac.
Staff concurs, the rezone would further the preservation and enjoyment of the
property rights of the property owner by allowing the landlocked parcel to develop
under the same density and zoning as the majority or balance of the site. Tract F was
clearly never intended to be associated with Threshold Housing's Plat or its
associated zoning. The area within Tract F has been associated with the single family
home along 108th Ave SE for more than two decades and the zoning should be
reflected accordingly.
The rezone is not materially detrimental to the public welfare of the properties of
other persons located in the vicinity thereof: The applicant contends that the
proposed rezone and subsequent development of the site would be compatible with
the development in the vicinity and the proposed use of townhomes would protect
the existing neighborhood and conserve the residential nature of the adjacent
properties. The applicant asserts that the proposed development, over both parcels,
is Jar less intensive use of the site than what is currently allowed under the existing
R-14 zoning.
According to the applicant, the request would not substantially injure the value of
adjoining property, or is public necessity. In addition, the applicant asserts that the
residential design would complement the surrounding residential properties, and the
size of the project would allow for the preservation of tree fines on the north portion
of the site.
Staff concurs that the land use allowed by the proposed rezone would not change
and is within the character of the existing neighborhood -i.e. detached or attached
dwelling units. Essentially, only lot size and setbacks for the building placement
would be changed following the rezone and short plat. The allowed building height
and design would not be affected. No negative impact can be reasonably expected
from this proposed rezone.
City of Renton Department of Co/1''11Unity & Economic Development
168 DEVELOPMENT LUA15
Hearing Examiner Recommendation
745, ECF, SHPL-A, SA-A, R, MOD, MOD
Page 8 of 32 May 17, 2016
The proposed amendment meets the review criteria in RMC 4-9-020; and
a. Is consistent with the policies set forth in the Comprehensive Plan; and
b. At least one of the following circumstances applies:
i. The property subject to rezone was not specifically considered at the time of
the last area land use analysis and area zoning; or
ii. Since the most recent land use analysis or the area zoning of the subject
property, authorized public improvements, permitted private development or
other circumstances affecting the subject property have undergone significant
and material change.
The site is designated Residential High Density (RHD) on the City's Camprehensive
Plan Map. The propasal is consistent with multiple land use gaals and policies of the
Comprehensive Plan, including but not limited to providing infill development on
vocont and underutilized land in established neighborhoods. See FOF 15, for
additional goals and palicies for the rezone. The Comprehensive Plan objectives
would remain the same with or without the rezone os both zones are implemented
under the some land use designation. If the rezone ond short plot is approved, the
applicant would first be allowed to retain the existing single family home on the R-14
zoned parcel and second be allowed to construct an attached dwelling unit on Lot 4.
Through the proposed amendment, the effect upon the rate of growth, development
and conversion of land would shift the density amongst the site by retaining o lower
overall density closer to 108th Ave SE. Little to no impacts upon the rote of
population and employment growth or generol lond values and housing costs would
result from the rezone. In conclusion, the request supports the vision embodied in the
Comprehensive Plan.
While the subject property was not considered in the City's last area-wide rezone in
2015; the environmental impacts were recently reviewed as part af the site specific
rezone request /Exhibit 25). The development of the smaller landlocked parcel was
reviewed for shart-term and lang-term impacts in terms af access, improvements,
environment, transportatian, services, and overall compatibility with the other
properties within the vicinity. Staff is supportive of a rezone from Residential-10 (R-
10) to Residential-14 (R-14) under the current redevelopment proposal of both
parcels together.
21. Zoning Development Standard Compliance: The site is classified Residential-10 (R-10) and Residential-
14 (R-14) on the City's Zoning Map. The Residential-10 Zone (R-10) is established for high-density
residential development that will provide a mix of residential styles including small lot detached
dwellings or attached dwellings such as townhouses and small-scale flats. Development promoted in
the zone is intended to increase opportunities for detached dwellings as a percent of the housing stock,
as well as allow some small-scale attached housing choices and to create high-quality infill development
that increases density while maintaining the single family character of the existing neighborhood. The
zone serves as a transition to higher density multi-family zones. The purpose of the Residential-14 Zone
(R-14) is to encourage development, and redevelopment, of residential neighborhoods that provide a
mix of detached and attached dwelling structures organized and designed to combine characteristics of
both typical single family and small-scale multi-family developments. Structure size is intended to be
limited in terms of bulk and scale so that the various unit types allowed in the zone are compatible with
one another and can be integrated together into a quality neighborhood. Project features are
encouraged, such as yards for private use, common open spaces, and landscaped areas that enhance a
neighborhood and foster a sense of community. Civic and limited commercial uses may be allowed
HEX Report
City of Renton Department of Cornmunity & Economic Development
168 DEVEtOPMENT WAl,
Hearing Examiner Recommendation
745, ECF, SHPL-A, SA-A, R, MOD, MOD
Page 9 of 32 May 17, 2016
when they support the purpose of the designation. The proposal is compliant with the following
development standards if all conditions of approval are met:
R-10 & R-14 Zone Develop Standards and Analysis (Note: R-10 zoning Included for
Compliance comparison purposes or If the rezone is denied}
Density: The allowed base density range in the R-10 zone is a minimum of 5.0 to a
maximum of 10.0 dwelling units per net acre. The allowed base density range in the
R-14 zone is a minimum of 7.0 to a maximum of 14.0 dwelling units per net acre with
opportunities for bonuses up to eighteen (18) 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: The applicant is requesting a rezone for one (1) vacant single family
residential lat from Residential-10 (R-10) to the Residential-14 (R-14} zoning
designation. The R-10 zoned parcel is 3,571 square foot (0.08 acre} and is located
Compliant if immediately east of 16826 108th Ave SE at parcel no. 863710-0440. With the
rezone is addition of an attached dwelling unit to R-10 zoned parcel the density of the proposal
approved exceeds the maximum net density allowed within the R-10 zoned parcel as port of a
townhouse development project. The net density would be as fa/laws: 1 lat I 0.082
acres = 12.2 du/ac. Without the approval of the requested rezone, the applicant
would be limited to one (1) detached single family home within the R-10 parcel.
After factoring in all density deductions (public streets, private access easements and
critical areas}, the project site has a net square footage of 25,961 square feet or 0.6
net acres. Specifically, the applicant is proposing 1,640 square feet af road for public
right-of-way dedications and 5,060 square feet for private access easements, totaling
6,700 square feet (32,661 sf-6,700 sf= 25,961 sf}. The 4-lot I 7-unit proposal would
arrive at a net density of 11.7 dwelling units per acre (7 du/ 0.6 acres = 11.7 du/ac),
which falls within the permitted density range for the R-14 zone.
Lot Dimensions: The minimum lot size permitted in the R-10 zone is 4,000 square
feet for detached dwellings and there is no minimum lot size for attached dwellings.
A minimum lot width of 40 feet is required (SO feet for corner lots) and a minimum
lot depth of 70 feet is required.
The minimum lot size permitted in the R-14 zone is 3,000 square feet for detached
dwellings and there is no minimum lot size for attached dwellings. A minimum lot
width of 30 feet is required (40 feet for corner lots) and a minimum lot depth of 60
feet is required.
Compliant if The following table identifies the proposed approximate dimensions for Lots 1-4
rezone is Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet)
approved Lotl 4,125 66.55 60.94
Lot2 5,072 85.43 60.94
Lot3 6,252 60.94 95.00
Lot4 9,269 85.75 90.10
Common Area Tract 1,141 44.00 25.94
Access Tract 5,060 200.04 21.01
Staff Comment: As demonstrated in the lot dimensions table, all lots meet the
requirements for minimum lot size, width and depth of the R-14 zone if the rezone is
approved (Exhibit 9).
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Compliant if
rezone is
approved
HEX Report
Setbacks: The required setbacks in the R-10 zone are as follows: front yard is 20 feet
except when all access is taken from an alley then 15 feet, side yard is 4 feet for
unattached side(s) and O feet for attached side(s), side yard along the street 15 feet,
and the rear yard is 15 feet.
The required setbacks in the R-14 zone are as follows: front yard is 15 feet, side yard
is 4 feet for unattached side(s) and O feet for attached side(s), side yard along the
street 15 feet, and the rear yard is 10 feet.
Staff Comment: The existing single family home, proposed to be retained on Lot 1,
would have the following approximate setbacks: 29.5-foot front yard, 4.5 foot and
26-faot side yard setbacks, and 5-foot rear yard setback. The proposed setbacks of
the existing home would not be compliant with the setback requirements of the R-14
zone. The R-14 zone requires a 10-faot rear yard setback. A rear yard is defined as
"The yard requirement opposite the front yard" per RMC 4-11-250. Therefore, the
rear yard for Lot 1 would be considered as the distance between the back of the
existing house and the shared lot line between Lots 1 and 2. If the rezone is approved,
the applicant would be required to revise and resubmit a site plan that is compatible
with the setbacks of the R-14 zone by complying with the required 10-foot rear yard
setback requirement (Exhibit 8). The existing single family home could be relocated
on Lot 1 or the proposed eastern property line (property line between Lats 1 and 2)
must be shifted approximately 5 feet to the east. Staff recommends, as a condition of
approval, that the applicant shall provide a minimum 10-foot rear yard setback
between the existing home and the east property boundary line of Lat 1. A revised
short plat plan shall be submitted to and approved by the City of Renton Project
Manager prior to construction permit approval complying with RMC 4-2-llOA.
The setback requirements for the remainder of the proposed lots (Lots 2-4) would be
verified at the time of building permit review. The proposed new multi-family lots
appear to contain adequate area to provide all the required setback areas required
under the R-14 zoning classification. However, there appears to be encroachments on
the east side of the property not shown on the survey. A lot line adjustment with the
adjacent properties would resolve the encroachments.
Building Standards: The R-10 zone has a maximum building coverage of 55%, a
maximum impervious surface coverage of 70%, and a maximum height of 2 stories
with a wall plate height of 24 feet.
The R-14 zone has a maximum building coverage of 65%, a maximum impervious
surface coverage of 80%, and a maximum height of 3 stories with a wall plate height
of 24 feet.
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; common rooftop features, such as
chimneys, may project an additional four (4) vertical feet from the roof surface. Non-
exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the
maximum wall plate height unless the projection is stepped back one-and-a-half
(1.5) horizontal feet from each fa~ade for each one (1) vertical foot above the
maximum wall plate height.
Staff Comment: The existing single family home has a first floor building footprint
area of approximately 1,020 square feet, which would comply with the R-14
maximum building coverage of 65% (1,020 sf I 4,125 sf= 24.7%). Building height
(Exhibit 28}, building coverage, and impervious surface coverage for the new
City of Renton Department of Community & Economic Development
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Page 11 of 32 May 17, 2016
HEX Report
Compliant if
condition of
approval is
met
Compliant if
condition of
approval is
met
attached residences would be verified at the time af building permit review.
Maximum Number of Units per Building: In the R-10 zone, no more than four (4)
units per building is allowed. In the R-14 zone, no more than six (6) units per building
are permitted.
Staff Comment: The applicant is proposing o 4-lot short plat. The existing single
family home is proposed to be retained on Lot 1 and each of the new lots (Lots 2-4)
would be constructed with townhome units with a maximum of 2 units per lot. The
proposed development complies with the maximum number of units per building.
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 (2) trees are to be located in the front yard
prior to final inspection for the new Single Family Residence.
Staff Comment: The applicant has submitted a conceptual landscape plan (Exhibit
19). No landscaping is proposed within the required 10-foot wide planting strip along
the public street frontage (108th Ave SE}. The applicant is proposing to plant 18 trees
onsite. The conceptual landscape plan does not fully comply with the City's landscape
regulations. For example, no trees are proposed within the required 10-foot onsite
landscaping area along 108th Ave SE. Staff recommends, as a condition of approval,
that the opplicont shall provide a minimum of ten feet (10'} of on-site landscaping
along the public street frontage of 108th Ave SE. A final detailed landscape plan shall
be submitted to and approved by the City of Renton Project Manager prior to
construction permit approval complying with RMC 4-4-070.
The landscaping plan proposes five (5) new conifers ansite, including Western Red
Cedar and Douglas-fir at r caliper each. In addition to large evergreen trees, the
applicant is proposing to plant 11 deciduous trees including 4 serviceberry, 3 paper
birch, 2 katsura, and 2 eddies white wonder at 2" caliper each. No shrubs or ground
cover was included in the plant schedule.
Tree Retention: The City's adopted Tree Retention and Land Clearing Regulations
require the retention of 20 percent (20%) of trees in residential development above
the R-8 zone.
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.
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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 consist of
existing trees, replacement trees, trees required pursuant to RMC 4-4-070Fl, Street
Frontage Landscaping Required, or a combination.
Staff Comment: The Arborist Report identified 24 significant trees ansite with
diameters at breast height (DBH) of six inches or greater and 15 significant trees
immediately off-site. One (1) tree onsite and three (3) trees off-site were reported as
Priority One Landmark Trees with DBH greater than or equal to 30" (Exhibit 22}.
Based on the proposed site plan, 19 of the Priority Two trees are proposed to be
removed due to unavoidable impacts to root zones during grading operations for the
proposed driveway, roadway, and retaining walls. Five (5) of the onsite trees and 13
of the off-site trees are proposed to be retained and protected during construction.
Two (2) aft-site trees would be adversely impacted by grading operations within the
root zones in order to construct a retaining wall along the northern perimeter of the
site ond are recommended for removal by the Arbarist {811 and 812 -big-leaf maple
trees). Of the potential 26 significant trees being impacted, a total of nine (9) were
located within the proposed ROW. The net number of trees for this development was
determined to be 17. The average size of the trunk at diameter at breast height
(DBH} for the net healthy trees is 15 inches (15") with the largest tree, a western red
cedar {32" DBH), located north of the existing single family residence on the north
property line. After street and critical area deductions, and the minimum requirement
to retain 20%, the applicant is proposing to retain five (5) of the potential 17 net
trees or two (2) more than the required three (3) trees (Exhibit 18). The five (5)
proposed trees to be retained exceeded the three (3) required number of retained
trees so no replacement trees would be required. During construction, trees required
to be retained (i.e., protected trees), would be required to erect and maintain a six-
foot-high chain link temporary construction fence around the dripline of any tree to
be retained.
Due to the size and location of the stormwater vault, there is an identified impact to
the off-site trees to the north of the stormwoter/common area tract. All work
proposed outside of the applicant's property would require o temporary construction
easement be submitted to the City prior to any permits being issued. Stoff
recommends, as a condition of approval, that the applicant shall be required to
obtain a temporary construction easement for all work conducted outside of the
applicant's property. The temporary construction easement shall be submitted to the
City prior ta any permits being issued. If the adjacent property owners do not grant
the applicant permission to remove the off-site trees, the project shall be redesigned
to eliminate impacts on off-site trees. The project re-design to eliminate impacts on
adjacent trees shall be verified by an arborist and reviewed for approval by the
Current Planning Project Manager.
Parking: Parking regulations require that a minimum of two (2) parking spaces be
provided for each detached dwelling. Parking regulations require that a minimum
and maximum of 1.6 spaces be provided per 3 bedroom or large dwelling unit; 1.4
spaces per 2 bedroom dwelling unit; and 1.0 space per 1 bedroom or studio dwelling
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unit.
Compliant if Driveway cuts are required to be a minimum of 5 feet from property lines and new
condition of driveways may be a maximum of 16 feet in width at the property line. Maximum
approvolis driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
met 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: Sufficient area exists, on each lot, to accommodate off-street parking
for detached ond attached dwelling structures. The existing single family home
maintains a paved driveway along the northwest property line. As part of the short
plat, the applicant would relocate access to Lot 1 from the north to the south shared
driveway access. As o result of the proposed revision, the applicant would be
required to relocate the driveway ond parking area for Lot 1 to south part of the lot.
Staff recommends, as a condition of approval, that Lat 1 remove the existing
impervious driveway located at the northwest corner of the site and replace it with
landscaping. Access to the existing single family home shall take access from the
shared driveway tract ond this shall be noted on the face of the short plat. The new
driveway cut shall be identified on the construction permit application, for review
and approval by the Current Planning Project Manager.
Compliance with individual parking and driveway requirements far the townhome
units would be reviewed at the time of building permit review. Joint use driveways
should be encouraged when feasible and appropriate. Stoff recommends, as a
condition of approval, that each new multi-family lot shall be limited to one joint use
driveway with a single curb cut. A final detailed site plan must be submitted to, and
approved by, the City of Renton Project Manager prior to issuance of a construction
permit.
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.
There shall be a minimum three-foot {3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
,r Staff Comment: The site is situated on a gentle, southerly-declining, high plateau.
According to the topographic survey plan of the site, the terrain generally slopes
down to the south at grade varying from about five percent (5%) to twenty percent
(20%) (Exhibit 12). The proposal includes block walls (black dimensions 2.5 ft x 2.5 ft x
5 ft) that vary in height from 2.5 feet to 5.0 feet along the north and south property
lines (Exhibit 13). The retaining wall would comply with the retaining wall height
requirements af the code provided the wall height does not exceed /arty eight inches
(48") in height with the front yard setback and is setback from the 108th Ave SE
right-of-way a minimum of three feet (3').
22. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the
Residential-10 (R-10) and Residential-14 (R-14) zones. 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 multi-family homes. The proposal
is consistent with the following design standards, unless noted otherwise:
HEX Report
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Hearing Examiner Recommendation
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Page 14 of 32 May 17, 2016
Lot Configuration: Developments of more than four (4) structures shall incorporate
a variety of home sizes, lot sizes, and unit clusters.
Dwellings shall be arranged to ensure privacy so that side yards abut other side yards
(or rights-of-way) and do not abut front or back yards.
Lots accessed by easements or pipestems shall be prohibited.
Staff Comment: The development includes four (4) structures. One (1) existing single
family home and three (3) new attached dwelling units (multi-family townhouses).
Compliant if The single family home faces 108th Ave SE and the proposed townhome side yards
condition of abut one another. Access is proposed via o shared driveway from 108th Ave SE.
approval is As a result of the maximum shared driveway length, the applicant is proposing a
met pipestem lot (Lot 4). Pipestem lots may be permitted for new plats to achieve the
minimum density within the Zoning Code when there is no other feasible alternative
to achieving the minimum density (RMC 4-7-170G}. The existing lat is relatively
narrow, approximately 82 feet in width (along the property frontage) and roughly
335 feet in length. The dimensional constraints of the infill plat necessitate a
modification to the length of the shared driveway standards. The applicant has
requested a street modification to the shared driveway standards in order to
eliminate the pipestem lot created as a result of the dimensional constraints of the
existing lot. See FOF 24, for additional information regarding this modification
request.
Garages: Garages may be attached or detached. Shared garages are also allowed,
provided the regulations of RMC 4-4-080 are met. Carports are not allowed.
One of the following is required; the garage is:
1. Recessed from the front of the house and/or front porch at least eight feet
(8'), or
2. Detached and set back from the front of the house and/or porch at least six
feet {6').
Additionally, all of the following is required:
Compliance 1. Garage design shall be of similar design to the homes, and
not yet 2. If sides of the garage are visible from streets, sidewalks, pathways, trails, or
demonstrated other homes, architectural details shall be incorporated in the design.
If shared garages are allowed, they may share the structure with other homes and all
of the following is required:
1. Each unit has garage space assigned to it, and
2. The garage is not to be located further than one hundred sixty feet (160')
from any of the housing units to which it is assigned, and
3. The garage shall not exceed forty four feet (44') in width, and shall maintain
an eight foot (8') separation from any dwellings.
Staff Comment: Compliance far this standard would be verified at the time of
building permit review.
Standards for Parks: For developments that are less than ten {10) net acres: No
N/A park is required, but is allowed.
For developments that are greater than ten (10) net acres: A minimum of one one-
half (.5) acre park, in addition to the common open space requirement, is required.
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Staff. Camment: No park is required, as the development is less than one (1) acre.
Standards for Common Open Space: Developments of three (3) or fewer dwelling
units: No requirement to provide common open space.
Developments of four (4) or more units: Required to provide common open space
as follows:
1. For each unit in the development, three hundred fifty {350) square feet of
common open space shall be provided.
2. Open space shall be designed as a park, common green, pea-patch, pocket
park, or pedestrian entry easement in the development and shall include
picnic areas, space for small recreational activities, and other activities as
appropriate.
3. Open space shall be located in a highly visible area and be easily accessible to
the neighborhood.
4. Open space(s) shall be contiguous to the majority of the dwellings in the
development and accessible to all dwellings, and shall be at least twenty feet
{20')wide.
5. A pedestrian entry easement can be used to meet the access requirements if
it has a minimum width of twenty feet {20') with a minimum five feet (5') of
sidewalk.
6. Pea-patches shall be at least one thousand (1,000) square feet in size with
individual plots that measure at least ten feet by ten feet {10' x 10').
Compliant if Additionally, the pea-patch shall include a tool shed and a common area with
canditian a/ space for compost bins. Water shall be provided to the pea-patch. Fencing
approval is that meets the standards for front yard fencing shall surround the pea-patch
met with a one foot (1') landscape area on the outside of the fence. This area is to
be landscaped with flowers, plants, and/or shrubs.
7. Grass-crete or other pervious surfaces may be used in the common open
space for the purpose of meeting the one hundred fifty feet (150') distance
requirement for emergency vehicle access but shall not be used for personal
vehicle access or to meet off-street parking requirements.
8. Storm ponds may be used to meet the common open space requirement if
designed to accommodate a fifty (50) year storm and to be dry ninety percent
(90%) of the year.
Staff. Camment: A 25.94' by 44' (1,141 sf) common open space tract, located abave
the stormwater vault, is proposed for common apen space that is easily accessible
within the short plat. The development includes a total of 7 units, which wauld
require 2,450 square feet af cammon open space. Pedestrian entry and access to the
comman open space would be provided via a 4-foot wide sidewalk along the shared
driveway frantage. The applicant would be required ta provide 1,309 sf of additional
area within the development in order to comply with the three hundred fifty (350}
square feet requirement of common open space (2,450 sf-1,141 sf= 1,309 sf).
Additional area from lot 2 and lot 3 could satisfy this requirement. Staff
recommends, as a condition of approval, that the applicant provide a revised site
plan demanstrating compliance with the common open space standard of at least
three hundred fifty (350} square feet per unit. The revised site plan and short plat
shall be submitted to, and approved by, the Current Planning Project Manager prior
to issuance a construction permit.
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Standards for Private Yards: Developments of three (3) or fewer dwelling units:
Each individual dwelling shall have a private yard that is at minimum six hundred
(600) square feet in size. Backyard patios and reciprocal use easements may be
included in the calculation of private yard.
Developments of four (4) or more dwelling units: Each ground-related dwelling shall
have a private yard that is at least two hundred fifty (250) square feet in size with no
dimension less than eight feet (8') in width.
Compliance An additional two hundred fifty (250) square feet of open space per unit shall be not yet
demonstrated added to the required amount of common open space for each unit that is not
ground related.
Staff Comment: The applicant is proposing a development project that would include
four (4) or more total dwelling units. The applicant is able to comply with the 8-foot
wide minimum dimensional requirement and the two hundred fifty (250) square feet
of open space per ground-floor unit as a result of the required 10-foot rear yard
setback. The areas behind or to the north of the each townhome unit would require
fencing in order to be considered private. Compliance with the private yard standards
would be verified at the time of building permit review.
Sidewalks, Pathways, and Pedestrian Easements: All of the following are required:
1. Sidewalks shall be provided throughout the neighborhood. The sidewalk may
disconnect from the road, provided it continues in a logical route throughout
the development.
2. Front yards shall have entry walks that are a minimum width of three feet (3')
and a maximum width of four feet (4').
3. Pathways shall be used to connect common parks, green areas, and pocket
parks to residential access streets, limited residential access streets, or other
pedestrian connections. They may be used to provide access to homes and
common open space. They shall be a minimum three feet (3') in width and
made of paved asphalt, concrete, or porous material such as: porous paving
stones, crushed gravel with soil stabilizers, or paving blocks with planted
Compliance
joints. Sidewalks or pathways for parks and green spaces shall be located at
the edge of the common space to allow a larger usable green and easy access
not yet to homes.
demonstrated 4. Pedestrian Easement Plantings: Shall be planted with plants and trees. Trees
are required along all pedestrian easements to provide shade and spaced
twenty feet (20') on center. Shrubs shall be planted in at least fifteen percent
(15%) of the easement and shall be spaced no further than thirty six inches
(36") on center.
5. For all homes that do not front on a residential access street, limited
residential access street, a park, or a common green: Pedestrian entry
easements that are at least fifteen feet (15') wide plus a five-foot (5') sidewalk
shall be provided.
Staff Comment: The applicant is requesting a modification from RMC 4-6-060F.2
llMinimum Design Standards Table for Public Streets and Alleys" in order to keep the
existing 108th Avenue SE right-of-way improvements including approximately 22-
foot pavement width from the roadway centerline, 0.5-foot curb and gutter, and 5-
foot sidewalk in place. See FOF 23, for additional information regarding this
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Compliance
not yet
demonstrated
Compliance
not yet
demonstrated
Compliance
not yet
demonstrated
HEX Report
modification request.
Pedestrian entry and access from 108th Ave SE, to the short plat, would be provided
vio a 4-foot wide sidewalk along the shared driveway frontage. The sidewalk would
be located across the front of each lot and would provide a pedestrian connection to
each structure. Pedestrian sidewalks, as well as private pedestrian connections
throughout the property, are proposed for safe and efficient pedestrian access
throughout the site. Connections would also be provided between the proposed
structures and the common open space tract. Staff recommends, as a condition of
approval, that the pedestrian sidewalks and private entry sidewalks be constructed
using concrete or a different type of material than the shared driveway. A revised site
plan shall be submitted to, and approved by, the Current Planning Project Manager
prior to issuance a construction permit.
Primary Entry: Both of the following are required:
1. The entry shall take access from and face a street, park, common green,
pocket park, pedestrian easement, or open space, and
2. The entry shall include one of the following:
a. Stoop: minimum size four feet by six feet (4' x 6') and minimum height
twelve inches (12") above grade, or
b. Porch: minimum five feet (5') deep and minimum height twelve inches
(12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
Staff Comment: Building designs, which would be used to evaluate design of
entrances, have not been submitted. Compliance far this standard would be verified
at the time of building permit review (compliance not yet demonstrated). However, it
should be noted that the existing single family home, which is proposed to be
retained, faces 108th Ave SE.
Fa~ade Modulation: Both of the following are required:
1. The primary building elevation oriented toward the street or common green
shall have at least one articulation or change in plane of at least two feet (2')
in depth; and
2. A minimum one side articulation that measures at least one foot (1') in depth
shall occur for all facades facing streets or public spaces.
Staff Comment: Building designs, which would be used to evaluate far;:ade
modulation, have not been submitted. Compliance far this standard would be verified
at the time of building permit review (compliance not yet demonstrated).
Windows and Doors: All of the following are required:
1. Primary windows shall be proportioned vertically, rather than horizontally,
and
2. Vertical windows may be combined together to create a larger window area,
and
3. All doors shall be made of wood, fiberglass, metal, or glass and trimmed with
three and one-half inches (3 Y,") minimum head and jamb trim around the
door, and
4. Screen doors are permitted, and
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5. Primary entry doors shall face a street, park, common green, pocket park, or
pedestrian easement and shall be paneled or have inset windows, and
6. Sliding glass doors are not permitted along a frontage elevation or an
elevation facing a pedestrian easement.
Staff Comment: Building designs, which would be used to evaluate design of windows
and doors, have not been submitted. Compliance for this standard would be verified
at the time of building permit review (compliance not yet demonstrated).
Scale, Bulk, and Character: All of the following are required:
1. The primary building form shall be the dominating form and elements such as
porches, principal dormers, or other significant features shall not dominate,
and
2. Primary porch plate heights shall be one story. Stacked porches are allowed,
Compliance and
not yet 3. To differentiate the same models and elevations, different colors shall be
demonstrated used, and
4. For single family dwellings, no more than two (2) of the same model and
elevation shall be built on the same block frontage and the same model and
elevation shall not be abutting.
Staff Comment: Building designs, which would be used to evaluate scale, bulk and
character, have not been submitted. Compliance for this standard would be verified
at the time of building permit review (compliance not yet demonstrated).
Roofs: Both of the following are required:
1. Primary roof pitch shall be a minimum six to twelve (6:12). If a gable roof is
used, exit access from a third floor must face a public right-of-way for
Compliance emergency access, and
not yet 2. A variety of roofing colors shall be used within the development and all roof
demonstrated material shall be fire retardant.
Staff Comment: Building designs, which would be used to evaluate design of roofs,
have not been submitted. Compliance for this standard would be verified at the time
of building permit review (compliance not yet demonstrated).
Eaves: The following is required: Eaves shall be at least twelve inches (12") with
Compliance horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves.
not yet Staff Comment: Building designs, which would be used to evaluate design of eaves,
demonstrated have not been submitted. Compliance for this standard would be verified at the time
of building permit review (compliance not yet demonstrated).
Architectural Detailing: All of the following are required:
1. Three and one-half inches (3 W') minimum trim surrounds all windows and
details all doors, and
Compliance 2. At least one of the following architectural details shall be provided on each
not yet home: shutters, knee braces, flower boxes, or columns, and
demonstrated 3. Where siding is used, metal corner clips or corner boards shall be used and
shall be at minimum two and one-half inches (2 W') in width and painted. If
shutters are used, they shall be proportioned to the window size to simulate
the ability to cover them, and
4. If columns are used, they shall be round, fluted, or strongly related to the
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home's architectural style. Six inches by six inches (6" x 6") posts may be
allowed if chamfered and/or banded. Exposed four inches by four inches (4" x
4") and six inches by six inches (6" x 6") posts are prohibited.
Staff Comment: Building designs, which would be used to evaluate architectural
detailing, have not been submitted. Compliance for this standard would be verified at
the time of building permit review (compliance not yet demonstrated}.
Materials and Color: All of the following are required:
1. Acceptable exterior wall materials are: wood, cement fiberboard, stucco,
stone, and standard sized brick three and one-half inches by seven and one-
half inches (3 Y," x 7 Yz") or three and five eighths inches by seven and five-
eighths inches (3 5/8" x 7 5/8"). Simulated stone, wood, stone, or brick may
be used to detail homes, and
2. When more than one material is used, changes in a vertical wall, such as from
wood to brick, shall wrap the corners no less than twenty-four inches (24").
Compliance The material change shall occur at an internal corner or a logical transition
not yet such as aligning with a window edge or chimney. Material transition shall not
demonstrated occur at an exterior corner, and
3. Multiple colors on buildings shall be provided. Muted deeper tones, as
opposed to vibrant primary colors, shall be the dominant colors. Color
palettes for all new structures, coded to the home elevations, shall be
submitted for approval.
4. Gutters and downspouts shall be integrated into the color scheme of the
home and be painted, or of an integral color, to match the trim color.
Staff Comment: Building designs, which would be used ta evaluate materials and
ca/or, have not been submitted. Compliance for this standard would be verified at the
time of building permit review (compliance not yet demonstrated).
Mail and Newspapers: All of the following are required:
1. Mailboxes shall be clustered and located so as to serve the needs of USPS
while not adversely affecting the privacy of residents;
Compliance 2. Mailboxes shall be lockable consistent with USPS standard;
not yet 3. Mailboxes shall be architecturally enhanced with materials and details typical
demonstrated of the home's architecture; and
4. Newspaper boxes shall be of a design that reflects the character of the home.
Staff Comment: Compliance for this standard would be verified prior to issuance of
the construction permit.
Hot Tubs, Pools, and Mechanical Equipment: Hot tubs and pools shall only be
located in back yards and designed to minimize sight and sound impacts to adjoining
Compliance property. Pool heaters and pumps shall be screened from view and sound insulated.
natyet Pool equipment must comply with codes regarding fencing.
demonstrated Staff Comment: Hot tubs or pools are not proposed as part of the short plat. If
proposed at a future date, compliance far this standard would be verified time of
building permit review.
Compliance Utilities: Utility boxes that are not located in alleyways or away from public
not yet gathering spaces shall be screened with landscaping or berms.
demonstrated Staff Comment: Compliance for this standard would be verified prior to issuance of
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the construction permit.
Dumpster/Trash/Recycling Collection Area: Single family and two (2) attached
Compliance residences (duplexes) shall be exempt from these requirements for refuse and
not yet recyclables deposit areas.
demonstrated Staff Comment: Compliance for this standard would be verified prior to issuance of
the construction permit. Trash and recycling containers should be stored within
goroges and eoch unit would be provided with their own individual cans.
23. 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 as there are
no critical areas present on the project site:
N/A Geologically Hazardous Areas:
Staff Comment: No geologically hazardous areas have been identified onsite.
Streams:
N/A Stoff Comment: No streams or buffers have been identified ansite or immediately off-
site of the subject parcel.
N/A Wellhead Protection Areas:
Staff Comment: No wellhead protection areas have been identified onsite.
N/A Wetlands:
Staff Comment: No wetlands have been identified onsite.
24. Site Plan Review: Pursuant to RMC 4-9-2008, Site Plan Review is required for development in the
Residential-14 (R-14) zoning classification when it is not exempt from Environmental (SEPA) Review.
Given Site Plan applications are evaluated for compliance with the specific requirements of the RMC 4-
9-200E.3 the following table contains project elements intended to comply with level of detail needed
for both the Master and Site Plan requests:
Compliance Site Plan Criteria and Analysis
Compliant if a. Comprehensive Plan Compliance and consistency.
Canditians af Staff Comment: See previous discussion under FOF 15, Comprehensive Plan Anolysis. Approval are
Met
Compliant if b. Zoning Compliance and Consistency.
Canditians af Staff Comment: See discussion under FOF 17, Zoning Development Standard Approval are Compliance. Met
Compliant if c. Design Regulation Compliance and Consistency.
Conditions of Staff Comment: See discussion under FOF 18, Design District Review. Approval are
Met
N/A d. Planned action ordinance and Development agreement Compliance and
Consistency.
Compliant if e. Off Site Impacts.
Conditions af Structures: Restricting overscale structures and overconcentration of development
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Approval are
Met
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on a particular portion of the site.
Staff Comment: The applicant is proposing to retain the existing 2-story single family
structure on Lot 1 and construct o total of three (3) two-story townhome units. The
structures would be evenly spaced across the site with parking provided on each lot.
There is not on overconcentrotion of development on the site. The surrounding uses
hove been developed or ore zoned to be developed at a similar scale.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Stoff Comment: Right-of-way dedication and o driveway approach along 108th Ave
SE ore required. A 20-foot wide shored driveway and o 4-foot-wide sidewalk would
provide the required circulation between the development and the adjacent
properties.
Loading and Storage Areas: Locating, designing and screening storage areas, utilities,
rooftop equipment, loading areas, and refuse and recyclables to minimize views
from surrounding properties.
Stoff Comment: The overall development would be screened via the landscaping
required along the site frontage and within the development if conditions ore
complied with. No rooftop equipment was identified so it is unclear if there would be
any required screening from the public. Should rooftop equipment be allowed, the
applicant would be required to provide o screening pion for the mechanical
equipment.
No loading or storage areas or trash enclosure oreo ore being proposed.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Stoff Comment: The landscape of the areas is relatively flat with large trees and
heavy vegetation restricting visibility from the site. The 3-story apartments to the
north and the 3-story condominiums to the south also restrict views from the
property. Therefore, the proposed heights of the structures ore appropriate for this
situation.
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Stoff Comment: See discussion under FOF 17, Zoning Development Standard:
Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Stoff Comment: A lighting pion was not provided with the application; therefore staff
recommends that a lighting plan that adequately provides for public safety without
costing excessive glare on adjacent properties; at the time of engineering permit
review. Pedestrian scale and downlighting shall be used in oil cases to assure safe
pedestrian and vehicular movement, unless alternative pedestrian scale lighting has
been approved administratively or is specifically listed as exempt from provisions
located in RMC 4-4-075 Lighting, Exterior On-Site. The lighting pion shall be
submitted at the time of construction permit review for review and approval by the
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Compliant if
Conditions af
Approval are
Met
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City's Plan Reviewer.
f. On Site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The project is located in the Residential High Density land use. The
parcels immediately surrounding the site are zoned R-10 and R-14 and the proposed
development is anticipated to be compatible with the existing and future surrounding
uses.
The proposed residential structures are limited to a 30 foot residential building
height. The existing single family home has orientation to the public street and the
proposed townhomes would orient to the shared driveway.
The projects size, location, lot dimensions, improvement requirements, and right-of-
way dedication dictate the project layout and limits. See setback discussion under
FOF 17 Zoning Development Standard.
Structure Scale: Consideration of the scale of proposed structures in relation to
natural characteristics, views and vistas, site amenities, sunlight, prevailing winds,
and pedestrian and vehicle needs.
Staff Comment: The design of the townhomes was not provided with the application;
therefore staff recommends that the applicant shall submit building elevations that
are consistent with the R-14 zoning designation and are compatible in relation to
natural characteristics, views and vistas, site amenities, sunlight, prevailing winds,
and pedestrian and vehicle needs. The design standards are the same for R-10 and R-
14 zones, so the expected design of the elevations would be the same with or without
the rezone. The building elevations shall be submitted at the time of construction
permit review for review and approval by the City's Current Planning Project
Manager.
Natural Features: Protection of the natural landscape by retaining existing
vegetation and soils, using topography to reduce undue cutting and filling, and
limiting impervious surfaces.
Staff Comment: The site contains 17 net significant trees onsite. RMC requires the
applicant to retain 20% of the significant trees. The applicant is proposing to retain
five (SJ or 29 percent of the onsite trees. All 5 trees are proposed to be retained on
Lot 1.
Topographically, the site generally slopes down to the south at grade varying from
about 5% to 20%. A Geotechnica/ Engineering Study prepared by Liu and Associates
was submitted to the City on October 9, 2015 (dated June 20, 2015; Exhibit 20). Five
(5) test pits were dug onsite at depths from 8.0 to 10.0 feet. The test pits encountered
a layer of loose, organic topsoil, about 10 to 18 inches thick, mantling the site.
Underlying the topsoil was a layer of ablation till of brown to yellowish-brown to
rusty-brown, medium-dense, silty fine sand with trace to some gravel, from 1.8 to 2.5
feet thick. This ablation till layer is underlain to the depths explored by a lodgment till
deposit of light-gray, very-dense, cemented, gravelly silty, fine sand with occasional
cobble, commonly referred to as "hardpan." The lodgment till can provide excellent
foundation support with little settlement expected to structures.
The project would not impact steep slopes or result in extensive grading. The
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applicant estimates earthwork quantities at approximately 2,715 cubic yards of cut
material and approximately 1,123 cubic yards of fill material is proposed to be
brought into the site.
Landscaping: Use of landscaping to soften the appearance of parking areas, to
provide shade and privacy where needed, to define and enhance open spaces, and
generally to enhance the appearance of the project. Landscaping also includes the
design and protection of planting areas so that they are less susceptible to damage
from vehicles or pedestrian movements.
Staff. Comment: See FOF 17, Zoning Development Standard: landscaping.
g. Access
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff. Comment: The proposed development is expected ta utilize the 21-foot wide
access tract for ingress and egress to the plat. The prapased development is expected
ta maintain the safety and efficiency of pedestrian and vehicle circulation on the site
if all conditions of approval are complied with.
Internal Circulation: Promoting safety and efficiency of the internal circulation
system, including the location, design and dimensions of vehicular and pedestrian
access points, drives, parking, turnarounds, walkways, bikeways, and emergency
access ways.
Staff. Comment: The internal circulation of the site has been simplified with the
consolidation of one shared driveway to serve all existing and proposed buildings via
o 20-foot wide paved private driveway along the south property line. Internal
pedestrian connections to the existing public sidewalk network on 108th Ave SE are
Compliant if proposed along the shared driveway in order to provide safe and efficient pedestrian
Conditions of access throughout the site and to other abutting sites. The shared driveway also
Approval are includes a 20-foot wide hammerhead about halfway into the site for fire and
Met emergency vehicle turnaround ability.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff. Comment: There are no dedicated loading or delivery areas proposed on site.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff. Comment: Per RMC 4-4-0BOF.ll.a bicycle parking spaces are required for
residential developments that exceed five (5) residential units. Attached units are
required to provide one-half (0.5) bicycle parking space per one dwelling unit. Spaces
shall meet the requirements of 4-4-0BOF.11.c. The garages to each unit should be
able to meet the bicycle parking requirement. Staff recommends, as a condition of
approval, that the applicant provide floor plans that identify adequate bicycle
parking of ane-half space per dwelling unit. A detailed floor plan shall be submitted
to and approved by the City of Renton Project Manager prior to issuance a
construction permit.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
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Staff Comment: The existing sidewalks within the right-of-way along 108th Ave SE
ore proposed to be retained by the applicant. City staff is supportive af a street
modification request made by the applicant. See FOF 23, Modification Analysis:
Street Modification Analysis.
The applicant is proposing a pedestrian sidewalk along the southern property lines of
each proposed lot that would connect the building entrances and paved driveway to
the pedestrian sidewalks located on 108th Ave SE.
h. Open Space: Incorporating open spaces to serve as distinctive project focal
Compliant if points and to provide adequate areas for passive and active recreation by the
Conditions a/ occupants/users of the site.
Approval are
Met Staff Comment: See FOF 18, Design Standards: Standards for Comment Open Space
and Standards for Private Yards.
i. Views and Public Access: When possible, providing view corridors to shorelines
and Mt. Rainier, and incorporating public access to shorelines . .,,
Staff Comment: The proposed structure would not block view corridors to shorelines
or Mt. Rainier. The public access requirement is not applicable to the proposal, as the
site is not adjacent or within a shoreline.
j. Natural Systems: Arranging project elements to protect existing natural systems .,, where applicable .
Staff Comment: There are no natural systems located on site with the exception of
drainage flows. See Drainage discussion under See FOF 20, Site Plan Review.
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources
exist to furnish services to the proposed development; if the applicant provides Code
required improvements and fees. A Fire Impact Fee, based on a rate of $495.10 per
unit would be applicable to the proposal, fees are assessed upon building permit
application submittal and change from year to year.
Water and Sewer.
Stoff Comment: Water service is provided by Soos Creek Water and Sewer District. A .,, water availability certificate from Soos Creek Water & Sewer District (SCWSD) shall
be provided by the applicant. The approved water plans from SCWSD should be
provided to the City at the utility construction permit stage. Any new hydrants shall
be installed per Renton's fire department standards to provide the required coverage
of al/lots.
Sewer service is provided by Soos Creek Water and Sewer District. A sewer availability
certificate from SCWSD shall be provided by the applicant. An approved sewer plans
from SCWSD should be provided to the City at the utility construction permit stage.
Drainage.
Staff Comment: The applicant submitted a Preliminary Drainage Plan and a Technical
Information Report (TJR) by Tandem Engineering Consultants (dated August 2015;
Exhibit 21). The site is approximately 0.75 acres in size and is located in the City's
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Flow Control Duration Standard (Forested Conditions). The site is located in the Block
River drainage basin.
According to the TIR, the project is proposing to detain surface runoff through two
separate facilities. A detention vault (Vault #1) is proposed between the western two
tawnhames (Exhibit 15). This vault is intended to provide the required flow control for
the impervious roofs of the town homes. A com bi notion detention/wetvoult (Vault #2)
is proposed under the access roadway south of the existing house and the
westernmost townhome (Exhibit 16). This vault is intended to provide detention for
the remainder of the parcel and Basic Water Quality for the pollution generating
impervious surface. The site is graded to provide inflow to this vault at two grates at
the western and eastern ends of the vault. The design of the vault needs to meet the
design criteria found in Section 5.3.3 of the 2009 KCSWDM. The proposed dimensions
of Vault #2 may indicate that it was designed as a detention tank. If the vault is
intended to be o detention tank, the design criteria found in Section 5.2.2 of the 2009
KCSWDM must be met. When locating detention structures, utility separation
requirements of the City of Renton and Soos Creek Water and Sewer District need to
be met. Detention structures also need to meet required structural setbacks from
other onsite structures.
The proposed flow control facilities shall be designed with KCRTS in accordance with
the City amendments to the 2009 KCSWDM. MGS Flood is not used as a continuous
hydrological simulation model for storm water facility analysis in the City of Renton.
This site is classified os multifamily. Multifamily land uses require Enhanced Water
Quality treatment per Section 1.2.8.l of the City amendments to the 2009 KCSWDM.
A combination detention/wetvault alone is not an approved treatment option for
Enhanced Water Quality treatment. See Section 6.1.2 of the City amendments to the
2009 KCSWDM for approved Enhanced Water Quality treatment options. If a
detention/wetvault is used as part of a treatment train, wetvault design criteria
found in Section 6.4.2 of the 2009 KCSWDM shall be met including shape of the vault,
height of the vault, baffle wall design, vault bottom design, submerged inlet, etc. The
final plans and drainage report, based on the requirements mentioned in the City of
Renton Amendments to the 2009 King County Surface Water Manual, are required ta
be submitted with the utility construction permit.
The project would be required to use Flow Control BMPs. Please section 1.2.3.3 and
Section C.1.3.l af the City amendments to the KCSWDM for Flow Control BMP
requirements.
Drainage improvements along the 108th Avenue SE frontage shall conform to the
City's street standards. Storm drains should be located outside of the planter and the
sidewalk. Required horizontal and vertical separation from other utilities shall be
provided (Exhibit 17). All core and special requirements shall be addressed in an
updated TIR. The updated drainage plan and TIR would be required as part of the
utility permit submittal.
A geotechnical report for the site was submitted with the application (Exhibit 20).
Based on a soil evaluation of the five (5) test pits, the geotechnical study found that
the subsurface conditions consisted of primarily lodgment till deposit of light-gray,
very dense, cemented, gravelly, silty, fine sand with occasional cobble. According the
geotechnica/ report, the soil classification and site are unsuitable for stormwater
infiltration.
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The development is subject to o system development charge (SDC} of $0.594 per
square foot of new impervious surface area, but not less than $1,485.00.
Transportation.
Staff Comment: Access to the site is proposed via a shared driveway from 108th Ave
SE. Increased traffic created by the development would be mitigated by payment of
transportation impact fees. Currently this fee is assessed at $1,526.31 per dwelling.
The transportation impact fee that is current at the time of building permit
application is levied. The applicable transportation impact fee is paid at the time of
building permit issuance.
N/A I. Phasing: The applicant is not requesting any phasing.
25. 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
Access: Each lot must have access to a public street or road. Access may be by a
Compliant if shared driveway per the requirements of the street standards.
condition of The maximum width of single loaded garage driveways shall not exceed nine feet
approval is (9') and double loaded garage driveways shall not exceed sixteen feet (16').
met Staff Comment: Each lat would have access to a public street or road if all conditions
of approval are met.
N/A Blocks: Blocks shall be deep enough to allow two tiers of lots.
Staff Comment: lot width ond depth of the properties limit this requirement.
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: Primary access to the site is proposed via a new 21-foot wide
shared driveway tract from 108th Ave SE that would extend approximately 200 feet
along the south property line. The applicant is proposing a 20-faot wide turnaround
towards the end of the shared road between lots 1 and 2. Alley access is the
preferred street pattern for all new residential development where the proposed
development is larger than a short plat, where topography and environmental
impacts are not a factor, and the site characteristics allow for the effective use of
alleys (RMC 4-7-150E.5}. The proposed development is a short plat and the
,/ dimensions of the combined lots have a limiting factor of only roughly 82 feet of
property frontage along a public street, where no additional access point could be
provided.
108th Ave SE is a minor arterial public street. Per RMC 4-6-060, the minimum right-
of-way for a minor arterial with four lanes is 91 feet. A 0.5-foot wide curb, 8-foot
wide planting strip, and 8-foot wide sidewalk is required along the entire project
frontage. The minimum pavement width is 70 feet with 54 feet of travel lanes and 8-
foot wide parking lanes allowed on each side of the road. Bicycle lanes are required
within the pavement section as this is a proposed route in the City's bicycle master
plan. The applicant submitted a formal modification request, dated October 6, 2015,
regarding the street standard along the 108th Ave SE frontage. City staff is
recommending approval of the applicant's modification request. See FOF 23, for
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additional infarmotian regarding this street modification request.
The City is recommending maintaining the existing curb and 5-foot wide sidewalk in
their current locations. This eliminates the requirement for a planting strip between
the curb and sidewalk. The city recommends that the frontage improvements
provide a minimum 8-foot wide planting strip at the backside of the sidewalk. A
minimum dedication of approximately 15.5 feet along the 108th Ave SE frontage
would be required per RMC 4-6-060. The exact amount of right-of-way dedication
shall be determined by final survey. In addition, the existing roadway allows the curb
and gutter to remain in the same configuration os the surrounding street
maintaining the functionality and safety of the street.
The applicant is proposing a private shared driveway tract. A shared driveway is
limited in length by RMC 4-6-060).1.e to two hundred feet (200') or less. This
restriction has created a 90-foot-long pipestem lot (Lot 4). Access to Lot 3 and Lot 4
would also require access through a shared access easement within the pipestem
portion of Lot 4. Lots accessed by easement or pipestem are prohibited. The
applicant submitted a formal modification request regarding the shared driveway
standards. See FOF 24, for additional information regarding this street modification
request.
The City is recommending an extension of the shared driveway tract to three
hundred feet (300'} or less due to the dimensional constraints of the site. A
dedicated hammerhead turnaround is the minimum standard for dead end streets
less than 300 feet in length (RMC 4-6-060H.2). Within the first 300 feet of the
private access road and shared driveway shall consist of a minimum 20' pavement
section for fire access. The location of the hammerhead turnaround near the end of
Lot 2 is appropriate. The dimensions of the hammerhead would be required to meet
all fire department requirements. Pavement sections for the access road would be
required to meet the City's standards described in RMC 4-6-060. A cement concrete
driveway at the intersection with 108th Ave SE conforming to City of Renton
standards would be required. The lid for proposed Vault #2 wauld be required to be
structurally designed to accommodate fire truck loading.
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The subject site is bordered by single-family homes to the west and
east of the property, apartments to the north and residential condominiums to the
south. The properties surrounding the subject site ore residential high density and
are designated R-10 or R-14 an the City's zoning map. The proposal is similar to
existing development patterns in the area and is consistent with the Comprehensive
Plan and Zoning Cade which encourages redevelopment af residential
neighborhoods that provide a mix af detached and attached dwelling structures
organized and designed ta combine characteristics of both typical single family and
small-scale multi-family developments.
26. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
,/ Police and Fire: See FOF 20, Site Plan Review: Police and Fire.
,/ Schools: It is anticipated that the Renton School District con accommodate any
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additional students generated by this proposal at the fa/lawing schools: Cascade
Elementary, Nelsen Middle School and Lindbergh High School (Exhibit 24). Any new
high school students from the proposed development would be bussed to their
schools. The bus stop to the high school is located approximately 0.1 miles from the
project site at 108th Ave SE & SE 170th St. Students would walk south along 108th
Ave SE, along the existing sidewalk to SE 170th St. Students to the elementary ond
middle schools would be within walking distance. Safe walking routes exist from the
site to Cascade Elementary by walking an public sidewalks. The route begins by
walking north on 108th Ave SE, turning east on SE 168th St and finally walking north
on 116th Ave SE (approximately l mile}. Safe walking routes to Nelsen Middle
School by walking on public sidewalks and wide shoulders. The route begins by
walking north on 108th Ave SE, east an S 29th St and north again an 108th Ave SE
(approx. 0.5 miles).
A Schaal Impact Fee, based an new multi-family lats, would be required in order ta
mitigate the proposal's potential impacts ta the Renton Schaal District. The fee is
payable ta the City as specified by the Renton Municipal Cade. Currently the fee is
assessed at $1,385.00 per multi-family unit with credit given far the existing
residence.
Parks: A Park Impact Fee would be required far the future tawnhames. The current
,/ Park Impact Fee is $1,532.56 per multi-family unit (2 units}. The fee in effect at the
time of building permit application is applicable ta 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.
See FOF 20, Site Plan Review: Drainage.
,/' Water: See FOF 20, Site Plan Review: Water and Sewer.
,/' Sanitary Sewer: See FOF 20, Site Plan Review: Water and Sewer.
27. Modification Analysis: Street Modification Analysis: The applicant is requesting a modification from
RMC 4-6-060F.2 "Minimum Design Standards Table for Public Streets and Alleys" in order to keep the
existing 108th Avenue SE right-of-way improvements including approximately 22-foot pavement width
from the roadway centerline, 0.5-foot curb and gutter, and 5-foot sidewalk in place rather than
installing a new planter strip for trees between the curb and new sidewalk along the project frontage.
In addition, the existing configuration allows the existing curb line to remain consistent with the
surrounding street configuration.
108th Avenue SE is a Minor Arterial with an existing ROW width of 60 to 61 feet (as per assessor map).
This street classification requires a minimum right-of-way width of 91 feet. To meet the City's complete
street standards, half street improvements include 27-foot paved roadway, 8-foot planter strip and 8-
foot sidewalk is required to be constructed in the right of way fronting the development along with a
minimum right of way dedication of 15.5 feet per City Code 4-6-060.
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, 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
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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 separate section labeled Streets, Sidewalks and Streetscapes. These policies
address walkable neighborhoods, safety and shared uses. Two specific policies
support the decision to modify the street standards in order to keep the existing
sidewalk at a width of five feet and eliminate the need far the landscape
requirement between the curb and the sidewalk. These policies are Policy CD-102
and Policy CD-103 which state that the goal is to promote new development with
uwalkable places," Hsupport grid and flexible grid street and pathway patterns," and
Hare visually attractive, safe, and healthy environments." The requested street
modification is consistent with these policy guidelines as it maintains the curb line
and sidewalk in the same configuration as the surrounding street creating a
consistent pathway pattern.
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 modified street improvements would meet the objectives of a
,/ safe walkable environment. The five-foot-wide sidewalk at this location meets the
needs of the residents relying on this sidewalk for access to the greater
neighborhood. Staff recommends a condition that the improvements shall provide a
minimum 8-foot wide planting strip on the backside af the sidewalk. In addition, the
existing roadway allows the curb and gutter to remain in the same configuration as
the surrounding street maintaining the functionality and safety of the street.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: Provided that a planter strip is installed behind the existing sidewalk
,/ as commented under criterion 'b', the improvements would provide an upgrade to
current conditions. The new improvements would meet the standards for safe
vehicular and pedestrian use within the existing street section.
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: The revised street standards provide a safe design for vehicles and
,/ pedestrians, and would enhance the attractiveness of the new development by
adding additional planter strip behind the sidewalk as commented under criterion
'b'. Maintaining a consistent appearance along the street frontage would be
beneficial ta the subject property and surrounding property owners.
f_ Will not create adverse impacts to other property(ies) in the vicinity.
,/ Stoff Comment: There are no identified adverse impacts from this modification of
the street section in this area.
28. Modification Analysis: Street Modification Analysis: The applicant is requesting a modification from
RMC 4-6-060J.l "Shared Driveway Standards -When Permitted" in order to extend the length of the
shared driveway more than 200 feet in length. The proposal is compliant with the following
HEX Report
City of Renton Department of co-,unity & Economic Development
168 DEVELOPMENT LUA1!
Hearing Examiner Recommendation
745, ECF, SHPL-A, SA-A, R, MOD, MOD
May 17, 2016 Page 30 of 32
modification criteria, pursuant to RMC 4-9-2500, 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
,r implement these policies and objectives.
Staff Comment: The proposed request is consistent with several goals and policies of
the City of Renton Comprehensive Plan. The proposed modification is the minimum
adjustment necessary to implement the policies and objectives identified in FOF 15,
Comprehensive Plan Analysis.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Stoff Comment: The modified shared driveway would meet the objectives of o safe
,r ingress/egress access road for fire and emergency and future residents of the short
plat. The 20-foot wide paved roadway with a hammerhead turnaround can be
supported up to 300 feet without providing a cul-de-sac turnaround. Staff is
recommending o condition that the improvements extend the shared driveway tract
from 108th Ave SE to the west property line af eastern mast parcel (Lot 4) to serve
each proposed residential lot.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: Provided the shared driveway standards are constructed according ,r to RMC, the extension of the shared driveway access would provide an upgrade to
the proposed driveways serving a total of 4 units. The new improvements would
meet the standards for safe vehicular and pedestrian use within an access tract.
d. Conforms to the intent and purpose of the Code.
Staff Comment: The long narrow rectangular shape of the lot is not conducive to
infill development consistent with the Comprehensive Plan Land Use Designation of
Residential High Density. The intent of the code is to provide safe access to each lot
,r through the use of multiple strategies to accommodate residential growth and infill
development on vacant and underutilized land in established neighborhoods and
multi-family areas. Extending the length of the shared driveway is the only possible
way to provide adequate public access to the landlocked parcel at the eastern most
end of the property. No other public access is available to serve the eastern parcel
due to the surrounding development.
e. Can be shown to be justified and required for the use and situation intended;
and
,r Staff Comment: The revised shared driveway standard provides a safe design for
vehicles and pedestrians and would enhance the access to the new multi-family
units as commented under criterion 'c'. Maintaining a consistent appearance along
the private street frontage would be beneficial to the subject property and
surrounding property owners.
,r f. Will not create adverse impacts to other property(ies) in the vicinity.
HEX Report
City of Renton Department of co----unity & Economic Development
168 DEVELOPMENT
May 17, 2016
WAH
Hearing Examiner Recommendation
745, ECF, SHPL-A, SA-A, R, MOD, MOD
Page 31 of 32
Staff Comment: There ore no identified adverse impacts from this modification of
the street section in this area.
II 1. CONCLUSIONS:
1. The subject site is located in the Residential High Density (RHD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 19.
2. The proposal is consistent with the rezone criteria, see FOF 20.
3. The subject site is located in the Residential-10 (R-10) and Residential-14 (R-14) zoning designations and
if the rezoned is approved would comply with the R-14 zoning and development standards established
with this designation provided the applicant complies with City Code and conditions of approval, see
FOF 21.
4. 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 22.
5. There are no Critical Areas located on the site, see FOF 23.
6. The proposal complies with the Site Plan Review Criteria if all conditions of approval are met, see FOF
24.
7. 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 25.
8. The proposed short plat complies with the street standards as established by City Code, provided the
project complies with all advisory notes and conditions of approval contained herein, see FOF 25, FOF
27, and FOF 28.
9. There are safe walking routes to the schools and/or the school bus stop, see FOF 26.
10. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 24
and FOF 26.
11. The proposed use is anticipated to be compatible with existing and future surrounding uses as
permitted in the R-14 zoning classification, see FOF 9.
II J. RECOMMENDATION:
Staff recommends approval of the 168 Development Rezone, Short Plat, Site Plan Review and Street
Modifications, File No. LUA15-000745, subject to the following conditions:
1. The applicant shall provide a minimum 10-foot rear yard setback between the existing home and the
east property boundary line of Lot 1. A revised short plat plan shall be submitted to and approved by
the City of Renton Project Manager prior to construction permit approval complying with RMC 4-2-
llOA.
2. The applicant shall provide a minimum of ten feet (10') of on-site landscaping along the public street
frontage of 108th Ave SE. A final detailed landscape plan shall be submitted to and approved by the City
of Renton Project Manager prior to construction permit approval complying with RMC 4-4-070.
3. If the adjacent property owners do not grant the applicant permission to remove the off-site trees, the
project shall be redesigned to eliminate impacts on off-site trees. The project re-design to eliminate
impacts on adjacent trees shall be verified by an arborist and reviewed for approval by the Current
Planning Project Manager.
HEX Report
City of Renton Department of Co -,unity & Economic Development
168 DEVELOPMENT
May 17, 2016
WAH
Hearing Examiner Recommendation
745, ECF, SHPL-A, SA-A, R, MOD, MOD
Page 32 of 32
4. All pedestrian sidewalks and private entry sidewalks be constructed using concrete or a different type
of material than the shared driveway. A revised site plan shall be submitted to, and approved by, the
Current Planning Project Manager prior to issuance a construction permit.
5. The applicant shall dedicate approximately 15.5 feet (15'-6") of right-of-way along 108th Ave SE
(subject to a final survey). A final detailed street cross-section must be submitted and approved by the
Plan Review Project Manager prior to issuance a construction permit.
6. The applicant shall extend the shared driveway tract from 108th Ave SE to the west property line of
eastern most parcel (Lot 4) to serve each proposed residential lot. An updated plat plan shall be
submitted to and approved by the City of Renton Project Manager prior to issuance a construction
permit.
7. The applicant shall remove the existing impervious driveway located at the northwest corner of the site
and replace it with landscaping. Access to the existing single family home shall take access from the
shared driveway tract. The new driveway cut shall be identified on the construction permit application,
for review and approval by the Current Planning Project Manager.
8. Each new multi-family lot shall be limited to one joint use driveway with a single curb cut. A final
detailed site plan must be submitted to, and approved by, the City of Renton Project Manager prior to
issuance of a construction permit.
9. The applicant shall provide a revised site plan demonstrating compliance with the common open space
standard of at least three hundred fifty {350) square feet per unit. The revised site plan and short plat
shall be submitted to, and approved by, the Current Planning Project Manager prior to issuance a
construction permit.
10. The applicant shall provide floor plans that identify adequate bicycle parking of one-half space per
dwelling unit. A detailed floor plan shall be submitted to and approved by the City of Renton Project
Manager prior to issuance a construction permit.
11. The applicant shall provide a lighting plan that adequately provides for public safety without casting
excessive glare on adjacent properties; at the time of engineering permit review. Pedestrian scale and
downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless
alternative pedestrian scale lighting has been approved administratively or is specifically listed as
exempt from provisions located in RMC 4-4-075 Lighting, Exterior On-Site. The lighting plan shall be
submitted at the time of construction permit review for review and approval by the City's Plan
Reviewer.
12. The applicant shall submit building elevations that are consistent with the R-14 zoning designation and
are compatible in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing
winds, and pedestrian and vehicle needs. The building elevations shall be submitted at the time of
construction permit review for review and approval by the City's Current Planning Project Manager.
13. The applicant shall create a Home Owners Association ("HOA") that maintains all improvements in the
shared driveway tract, landscaping in the open space tract and any and all other common
improvements. A draft of the HOA documents shall be submitted to, and approved by, the City of
Renton Project Manager and the City Attorney prior to Final Plat recording. Such documents shall be
recorded concurrently with the Final Plat.
14. The applicant shall be required to obtain a temporary construction easement for all work conducted
outside of the applicant's property. The temporary construction easement shall be submitted to the
City prior to any permits being issued.
HEX Report
0 .
Project Name:
168 Development
Date of Meeting
May 17, 2016
Exhibits:
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
Exhibit 5:
Exhibit 6:
Exhibit 7:
Exhibit 8:
Exhibit 9:
Exhibit 10:
Exhibit 11:
Exhibit 12:
Exhibit 13:
Exhibit 14:
Exhibit 15:
Exhibit 16:
Exhibit 17:
Exhibit 18:
Exhibit 19:
Exhibit 20:
Exhibit 21:
Exhibit 22:
Exhibit 23:
Exhibit 24:
Exhibit 25:
Exhibit 26:
Exhibit 27:
Exhibit 28:
Exhibit 29:
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Number:
LUA15-000745, ECF, SH PL-A, SA-A, R, MOD, MOD
I
Staff Contact Project Applicant I Project Location
Clark H. Close Steve Wu, 8822 NE 128th St, 16826 108th Ave SE,
Senior Planner Bothell, WA 98011 Renton, WA 980SS
Report to the Hearing Examiner Staff and Staff Recommendation
(dated May 17, 2016)
Rezone Vicinity Map
Rezone Aerial Map
Existing Rezone Zoning Map
Proposed Rezone Zoning Map from R-10 to R-14
Threshold I Plat, Recording Certificate 9303231164
Quit Claim Deed 199310151908
Site Plan {C-2.00)
Short Subdivision Plat Plan
Topography Map
Roadway Profile Plan {C-4.00)
Grading Elevations and Plan {C-5.00)
Block Wall Cross Section {C-5.01)
Drainage Plan (C-6.00)
Vault Cross Sections (C-6.01)
Vault Cross Sections (C-6.02)
Conceptual Utility Plan {C-11)
Tree Retention/ Land Clearing Plan {Ll)
Conceptual Landscape Plan {L2)
Geotechnical Engineering Study prepared by Liu & Associates, Inc.
{dated June 20, 2015)
Technical Information Report prepared by Tandem Engineering Consultants
{Shao Min Wu) {dated August 2015)
Arborist Report prepared by Joshua Hopkins, PLA (dated October 7, 2015)
Construction Mitigation Description
Renton School District Capacity
Environmental Review Committee Report
Environmental "SEPA" Determination, ERC Mitigation Measures and Notice
Affidavit of posting and mailing
Cl-73 (Revised) Residential Building Height
Advisory Notes to Applicant
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Administrator G/5 Analyst
----Itenton e
Comm11111ty & Econom1e
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Aerial Map
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Date: 5/5/2016
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SE 168th St Development -LUA 15-000745
Renton Zoning
[::JSite EB D Parcels Ex~ibit
Zoning
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Residential 4 du/ac
Residential -6 DU/AC
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Date: 5/5/2016
SE 168th St Development -LUA 15-0007 45
Proposed Zoning Change from R10 to R14
C]Site IExhibitl DParcels 5
Zoning
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Residential -6 DU/AC
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THRESHOLD 1
A FOFITION OF THE NW. 1/4 OF THE SE 1/4, SECTION 29,
TOWN8Hlf' 23 NORTI-I, RANGE 5 EAST, WM. KING COIJN7Y, WASHINGTON.
t'······, ...
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16
THRESHOLD 1
A PORTION OF THE NW. 1/4 OF THE SE 1/4, SECTION 29, '·~
TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., KING COtJN7Y, WASHINGT~ .. \J'i-~(
LEGAL DESCRIPTION
E;,8«Ll,
Tl-/£ SOUTH ON£ HALF OF Tl-I£ NOPTH ON£ HALF OF me NORTl,ltflr ONE ou,1~TER OF}'/fE· ••.
SOUTHEAST ON£ QUARTD? OF SFCTION 29. TO~SHIP 2J NOR™, RANGE 5 o .. ;;r, WM .• fN
KING COONTY, WASHINCTCN, '
EXCEPT THE /*EST JBS 00 FEET,
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EXCEPT 77-1£ SOUTH 17000 FEET.· .•.',;;·.:·.'..'.',, ". ''.
EXCEPT THE H£sr 770 00 FEET. ,wo OCG'T TH£' ,-oRTH ~.00 F'lifr CF !He tAir',tiQOO';.-a;-
TOCETHER WITH Tl-!£ soum 170.0G FIT! OF THE NOIWI ONC HAJ OF Tl-I£ SOUTH ~-l'fAL/*.. . ........ .
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~~so KNOWN AS LO' B. KING cowrr LOT u~ ADJl)SfMENT No. ;°jl)M()J9:;_,'."A.S RECo;t£o
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8r THAT ACTION 0/i" LOT UNE AO:,,,..,STUENr" No. 9207070101 :i ~Efr~i~~r %;~1l~~DINC Na.
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'SECTION DETAIL
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THRESHOLD 1
A f'OR710N OF THE N.W. 1/4 OF THE S£ 1/4, SECTION 29,
TOWNSHII' 23 NORTH, RANGE 5 EAST. W.M, KING COUNTY; WASHINGTON,
GRAPHIC SCALE
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THRESHOLD 1
A PORTION OF THE N.W. 1/4 OF THE S.E. 1/4. SECTION 29,
TOWNSHIF' 23 NORTH. RANGE 5 EAST. W.,\l, KING COUNTY, WASHINGTot,/,_
DEDICA TION:
KNOW ALL PEOPcE 'ilY l'tiESE PRESENTS tna\ n, tno undor>l9'1•d owners ol lnterut [,).tho land:~:.
h{;l"fby 1ubdovded, hereby de<:IQl"e t~'" pla\ to b• the g,aphic repre--.totion of the '!.~bd!vision
madehereb)l.anddohir•bydodicalo lotheu.,.ofthepYbllcforeVfl"OIIS"lrtttsdlldovenueo
not shown a• prlvalo h..-ocn or.~ ded1cate the u.e th«oo! ror all public purpcuo;,"not
lncarsis\""I with the UH there<>f for the public hlghwOJI purpcuo, and al•a tho d9hl tc m?.~"". ell ne,,.nory ~opn l<X cub ond fill• upon I'"' lat, shewn lheroan In tho orl9,n" reaoor,~e ~rodln~ ol said ,treooto and a.,...,ueo, ond ~.ir\h..-dad,eal• to tho uso of the public oil th~
eosomenlo ond tractashcwn on lhi,plal for all publicpurposnoai,,dicol"'° thj.-eon, inc\.id(ng
EASEMENT PROVISIONS
AN EAS£MENT1SHERE8l'RESERI/E0 FOR ANO GRANTED TOPU~S.OU~O PO~~-J\ND
~l;~R~OM:::} US. \'!£ST COMMUNICATIONS, WASHINGTON .
but nal hm,lod to parko, "P"" ope<:e, utilities and dMk'lage unleeo $Uch eooem~,ts or Ir~~ TIO~
cro specifically ld.,,tifled on tt,i• pie\ co being dedl<:oted or ca,,veyed to a persorl. or ent;ty·.~ F"OR THE TRANSMISSION OF q.Ec;Tilll.AhCIJRREl>I/ CR FOR TEL.EPHONE
ot~er lhan the public, in ,.hTch coH "• do hereby dadlcate n,c:t, ,~uls, •aoeme/Us, or tract~· VISION SlsALL Bf PLACED Ul"OO. ANY" LOlS .UNLtSS. THE SAME :,HALL
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MAINTE,!1~NCE OF,,AU. PRIVATE
0
,bPAINA~~-f!°~1'5'.;,st!OWN ON THIS PLAT SHALL
B( Tl1f'. RESP0"151SIG!ty 01'" ALL t,pTS DERI~ 8Etmu· FROO SAID EASEMENTS
~fN~~~Ole~t:PRd~ CONS~CTION ORAl'll~.z. ~!)3~7 ON fllL 'M"Tl-1 KING COUNTY
l~~l~i?o~~=E;~AIN ;1BOIJTS;rE PRIVATE~;·:~\1/NED II.ND l>IAINT,O.INED
~\h::' 34 '~:~UGH 42 i~r'·:,,,THIN .r~E FILL BOUNDARY (PRIOR FILL AREA) ANO REOOIRE
:AJ01nc,<,IALCEOTECH':lfCALST1JOIESPRIOffTOTHEISSUANCE0f"B.JILOINGPEl<"ITS . ·.-.. .•
:<PERIMETE~
0
"J:?;OT1Ml iM!~S .~ :flEOUIREO FOR LOTS Ji THROUGH J4
~t-•.5,00 FOOT··,~ ~OE~~ E,\SEM[NT SflOV/1'< ON TtiE FACE OF l'MIS PlAT IS
He:REB'(.OEDICATED0'1Q THE PU8UC THE 1000 FOOT ~OE UllllTY EASEMENT AS
SHOWN ON, lHE FACE ·Of~ T'rllS PLAT IS liEREBY OEOIC,O.fEO F"OR THE PURPOSES SHO'Mi HEREON.
0
0 i~ STEJtn TITLE COMPANY
THIS SPACE PROVIDED FOR RECORDER'S USE
t1LED FOR ~~ AT REQUEST OF
Name
·, . .': .... .: :' ,' . ,:
Md,... ~11~1.c.l~·'T~h~i~i-d'-c-A'"ve"'· n.c:ucce:_' #'-'3"'4-"oo"c· --'-c-.,---+
citv, sia,-. z,0 ·. Se~ttle,iWA 981~1
THE GRANTOR
for end in consideration of
conve'ftl •nd qlli1 claim11 to
Quit ci.ii:n Q~ed
Threshold )!ousJng,,'·~" ri~ns.i;rof1t corporatton
one do;\~r arid other val~abi'e consMerafi~ri.
Roy and Harr1ett B~amf~ .;hus&~rid a~d ;ti1)/,
'·· :.\. _,: :
the following descti~ed real··~,ala, 1iNa1ed in the Couniv !)f ·"..ki~~ ./ >. St~• of :~a,hin111H111i:
1ogother with 1111 •ftar l!IC(luirff·,tide of the 51ran1artsl therein: . · · .
rf-act.Cf. o(Threshold I, according to th~ ptat··~her.eo.f re~orl'.led .·
}n V9'lum.e lfi4 of Plat~, Page 8 through lt;·.;inc)ush•e., in.King ·
/Couryt.)', ,Washington.
LPB No. 11tl
~
!:i ... ...
DEDICATED ROW
'1,640 S.F
COMMON AREA
11,157 S.F
, ... ~4·~~ ~,.. -·= n·r:~ ~ .. · ~ ~d~~~t-yff\ ! ~r~.0.~~ r I ~.
1! j O TOWNHOUSE 122 ·-• 8 ,. TOWNHOUSE TOWNHOUSE
~1i \I;
-d---~. 220' A~g§_~ ROA_Q_. ___ _
,-").-~'"""""."".'..=-----~I
PROPERTY OWNER ZHAO SU & YING WEI
16826 108TH AVE SE
RENTON, WA 98055
355.0 N89G34'SS"E
" 40
SCALl!INFEET
=>"
150'0RIVE WAY
SITE INFORMATION
TAX PARCEL NUMBER 2923059038
=>"
SQUARE FEET (SF)
LEGAL DESCRIPnON OF SITE
PARCEL A·
THAT PORTION OF THE NORTHVI/EST QUARTER
lbl~~:OBNEJ1iJii~l~1
~Hi3 l~~J~E~~iE 6F
SOUTH HALF OF THE NORTH HALF OF THE NOF
SOUTHEAST QUARTER OF SAID SECTION 29, WITI _ _
JOHN F BENSON ROAD; THENCE EAST ALONG SAID NORTH LI
SAID SOUTH HALF OF THE NORTH HALF OF THE NORTHWES"
THE SOUTHEAST QUARTER 355 FEET; THENCE SOUTH PARALLE
THE EAST LINE OF THE SAID JOHN J. BENSON ROAD, B2 FEET; THENCE WEST
PARALLEL WITH THE NORTH LINE OF SAID NORTHWEST QUARTER OF THE
SOUTHEAST QUARTER OF SAID SECTION 355 FEET TO THE EAST LINE OF SAID
JOHN F. BENSON ROAD; THENCE NORTH ALONG SAID EAST LINE OF SAID ROAD,
62 FEET TO THE POINT OF BEGINNING
PARCEL B
TOTAL LOT SIZE
POLLUTION GENERATED IMPEIMOS SURFACE
EXISTI~(, _ __!_MPERVIOS SURFACE
~OPOSEO l.Al'()SCAPING AREA
CUT 2.715 CUSIC YARD
(INCLUDED VAULT EXCAVATION ANO DRAINAG~
FILL 1,123 CUBIC YARD
QUANTITIES ARE FOR REFERENCE ONLY.
32,661
.!.Q,_B90
7~10Q.
3.<1)6
1.1235
CONlRACTOR SHALL CONFIRM EARTHW:>RK VOLUMES TO THEIR SATISFACTION
TRACT F OF THRESHOLD 1, AS PER PLAT RECORDED IN VOLUME 164 OF PLATS, PAGES 6
THROUGH 12, INCLUSIVE, RECORDS OF KING COUNTY AUDITOR,
SITUATE !N THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON.
~ .
' ffi
SITE PLAN
~en
., :
42.20' NB9"29'42'W
LEGEND
EXISTING TREE
PROPOSED TREE
PROPOSED BLOCK WALL
DRIVE WAY
DEDICATED ROW
COMMON AREA
168 DEVELOPMENT
16828 108TH AVE SE
RENTON, WA 98055
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DAYS BEFORE YOU DIG
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1
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CITY OF RENTON
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SITUO.TENTltECIITOF~~OF-->:JTATEOFWMIHNGKIN.
RECORDER'S CERTIFICATE I SURVEYOR'S CERTIFICATE
FILED FOR RECOROTH!S_DAV OF __ 2015AT MIN THIS MAP CORRECTLY REPRESENTSASUR\IEV MADE BY
800K_OFSURVEYS,PAGE_ATTHEREQUE5TOFS1TE MEORUHDERMYDIRECTION INCONFORMANCEWITHTHE
SURVEVING, INC. REQUIREMENTS OF THE SURVEY RECORDINGN:T AT THE
REQUEST OF 188 oe.E.OPMENT IN AUGUST 2015
CERTIFICATEN0.:38964
SHORT SUBDIVISION
168 DEVELOPMENT
16826 108THAVE SE
RENTON, WA 98055
m
NW 1/4, SE 1/4, SEC 29, TWP 23N, RNG 5E, W.M.
S!J.!n!lne.
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TOPOGRAPHIC SURVEY
1e82810BTHAVENUESE
RENTON,WA.98055
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ACCESS ROAD PROFILE
NOTE
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3 J"CSBC
4 4"PCCP
A.LL DEPTH ABOVE ARE COMPACTED DEPTH
1'1"
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PROFILE GRADILj,
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ORJVEWAY PROFILE
5 1
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DRIVEWAY ROADWAY SECTION
~ . -'
TANDEM ENGINEERING CONSUL TANT INC
8822 NE 178TH ST
BOTHELL, WA 98011
ROAD WAY PROFILE
PLAN
El
168 DEVELOPMENT
16828 108TH AVE SE
RENTON, WA 98055
CALL 2 WORKING
DAYS BEFORE YOU DIG
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GRADING ELEVATIONS
AND PLAN EB
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SCollLE IN FEET
168 DEVELOPMENT
16828 108TH AVE SE
RENTON, WA 98055
CALL 2 WORKING
DAYS BEFORE YOU DIG
1-BD0-424-5555
(U'<!l[~lllWl,0 Uf<CITY CCIC.'1,0,,S .,.[ >eaao,.)
C-5.00
EXISTING GROUND
2.5'
2.5'
BLOCK WALL A CROSS SECTION
___ ,_.w __
NOT TO SCALE
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WALL VARIES 2.5'-5.0'
EXISTING GROUND
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NOT TO SCALE
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CALL 2 WORKING
DAYS BEFORE YOU DIG
1-800-424-5555
BLOCKWALL CROSS 168 DEVELOPMENT
16828 108TH AVE SE
RENTON. WA 98055 EB SECTION
C-5.01
I DEffHTIONVAULTFORROOFll J INVEIO.T ELEVATION=-43iS0' l!IVE.RTELEYATION"-43150'
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DRAINAGE PROFILE
DRAINAGE PLAN
~ Lc'.J
I
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168 DEVELOPMENT
16828 108TH AVE SE
RENTON, WA 98055
I
I
CALL 2 WORKING
DAYS 8£FORE YOU DIG
1-800-424-5555
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SHEET
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WET/DRY VAULT
38' X 19'
12"
PLAN VIEW
W.O.DESIG"I
SURFACE
6' VAULT • 1
SECTION A A
H-20 WATER DETENTION VAULT
r=---1
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NOTES
CCINCRETE2!DAYSC0MPRESSIVE5TRENGTHfc-.4500po1
2 RE-~T1,1Ac61SGIU<DE611
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UNDERGROVr.'DPREc.o.5TCOtiCRETEUTlUTY$T!IUCTllRES'
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VAULT CROSS SECTION
168 DEVELOPMENT
16828 108TH AVE SE
RENTON, WA 98055 EB
CALL 2 WORKING
DAYS 8ffORE YOU DIG
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PLAN VIEW
I·"·""''" SURF/ICE
.
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WET/DRY VAULT
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VAULT # 2
FRIIIES.GRATES
12"
VAULT CROSS SECTION
ffi
SOTTOMELEY,42'4,7
A
eartOl'f:ELEV,"IZ"l.6
NOTES
CONCFI.ETE280A'YSCOMPRE$SIVESTRE~THlea•!;OOf1$1
2 FI.EIINIAS™ M1~GAAOE60
3 MESH A8TM A-185 GRADE ~5
UNOERGROUNCJPREr.ASTCONCRElEUTILITYSTIIUC'IURES
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168 DEVELOPMENT
16828 108TH AVE SE
RENTON, WA 98055
CALL 2 WORKING
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LANDSCAPE PLAN L2
168 DEVELOPMENT
16826 108TH AVE SE
RENTON. WA 98055
LIU & ASSOCIATES, INC.
Geotechnical Engineering
Mr. Kevin Su
4908 South Thistle Street, Apt. A
Seattle, WA 98118
Dear Mr. Su:
Subject: Geotechnical Investigation
Townhome Buildings
16826 -108th Avenue SE
Renton, Washington
L&A Job No. 15-062
-
Engineering Geology
June 20, 2015
INTRODUCTION
Earth Science
We understand the development of a residential project is proposed for the subject
property located at the above address in Renton, Washington. The property is a rectangle-
shaped land elongated in the east-west direction. The development plan for the property
is to build three townhome buildings on it, with an existing residence at the west end of
the property to remain. The purpose of this investigation is to explore and characterize
the subsurface conditions of the site, evaluate feasibility of onsite stormwater disposal,
and provide geotechnical recommendations on grading, site stabilization, erosion
mitigation, surface and ground water drainage control, and foundation support to
buildings for the proposed development. Presented in this report are our findings,
conclusion, and geotechnical recommendations.
PROJECT DESCRIPTION
For our use in this investigation, you provided us with a topographic survey plan and a
plat plan of the subject project. According to the plat plan, the new townhome buildings
19213 Kenlake Place NE · Kenmore, Washington 98028
Phone (425) 483-913 ax (425) 486-2746
TECHNICAL INFORMATION REPORT
FOR
SU'S MULTI-FAMILY TOWNHOMES
Located at 168261081h Avenue SE
Renton, Washington 98055
August2015
To: Kevin Su October 7, 2015
Subject: Arborist Report Property: 16826 108th Ave SE, Renton, WA 98055
Contents:
1. Overview
2. Tree Retention/ Land Clearing Plan
3. Trees on-site to be removed
4. Trees off-site to be removed
5. Trees on and off-site to be retained
6. Impacts to trees on and off site
7. Trees to compensate for removed trees and minimum lot density
8. Summary
1. Overview
The parcel of land proposed for short plat at 16826 1081h Ave SE, Renton, WA 98055 contains
twenty four trees on-site with diameters at breast height (D8H) of six inches or greater, measured
fifty four inches above finish grade. Fifteen trees with D8H of six inches or greater, located off-site,
abut said parcel; seven of these trees abut the northern perimeter and eight abut the southern
perimeter. One tree on-site and three trees off-site are Priority One Landmark Trees trees with
D8H greater than or equal to thirty inches. These four trees have the highest priority for retention
and preservation and are italicized in the lists below. Nineteen Priority Two Trees on-site would
need to be removed due to unavoidable impacts to their root zones during grading operations for
the proposed driveway, roadway, and retaining walls. Five of the on-site trees and thirteen of the
off-site trees, seven Priority One and eleven Priority Two Trees, shall be retained and protected
during construction. Two off-site Priority Two Trees will be adversely impacted by grading
operations within the root zones of said trees to construct a retaining wall along the northern
perimeter of the site and are also recommended for removal. Additional information for all
aforementioned trees is provided in the following sections.
2. Tree Retention / Land Clearing Plan
Included with this report is a Tree Retention/ Land Clearing Plan. Trees located within the parcel
proposed for short plat are designated with the letter "A" (A1-A24). Trees abutting the property
are designated with the letter "8" (81-815). Trees are sequentially labeled from west to east. Each
tree includes a D8H measurement (multiple measurements indicate multiple leaders); specie
name; priority rating based on City of Renton code Section 4-4-130H.1.b. Priority of Tree Retention
Requirements (each tree's rating is included in the listings below, Pl= Priority One, and P2 =
Priority Two); action ("remove" or "retain"); and a reason for "remove". The Tree Retention/ Land
Clearing Plan include a summary of the City of Renton Tree Retention Worksheet Data and
Minimum Tree Density per Lot for R14 zoning with multi-family units. Two trees on-site and eight
trees off-site, with D8H greater than six inches, not represented in the March 5, 2015 site survey,
were added to the Tree Retention/ Land Clearing Plan.
~
L..::J
1
The project will start construction in May 2016, and will complete construction in February
2017. The construction operation hours will start from 8 am to 5:00 PM Monday through
Friday. No weekend and night work will be expected.
This project is not located at the core business areas, construction operations will not expect to
create any significant traffic impact to the community base on the project size, construction
duration, and project site location. In order to minimize the traffic and transportation impact to
the community during construction, the hauling trucks will operate at off peak commute hours
and operates only on weekdays. This project will transport fill and cut materials from Sunset
Materials Inc. located at 18825 SE Renton Maple Valley, Renton 98058. See the appendix I for
hauling route. A traffic control plan will be implement for utilities installation at the area
involves public road. See the appendix II for temporary traffic control plan in front of proposed
project site that might need to closure a traffic lane for utilities installation for short period.
This project will implement the following measures to minimize the dust, to reduce or control
erosion, or other impacts to the earth.
• Temporary straw covering the expose soils.
• Watering down to the soils to reduce airborne soil particles.
• Cover all loads when trucking involved.
• Exposed soils will be reseeded with grass.
• Water pollution control during drainage modification.
• Install silt fence between the earth work and the adjacent properties.
• Compact all fills in thin lifts using free-draining granular materials.
Clark Close
From:
Sent:
To:
Cc:
Subject:
Answers below in red.
Randy Matheson <randy.matheson@rentonschools.us>
Tuesday, March 15, 2016 4:43 PM
Sabrina Mirante
Clark Close
RE: City of Renton Notice of Short Plat & School Information Request -168
Development Short Plat
Randy Matheson 1 Executive Director, Community Relations Renton School District I 300 SW 7th Street, Renton WA 98057 I 425.204.2345 I
randy.matheson@rentonschools.usIwww.rentonschools.us 11] l1 _..... ..
~nfon
From: Sabrina Mirante [mailto:SMirante@Rentonwa.gov]
Sent: Tuesday, March 15, 2016 4:38 PM
To: Randy Matheson <randy.matheson@rentonschools.us>
Cc: Clark Close <CClose@Rentonwa.gov>
Subject: City of Renton Notice of Short Plat & School Information Request -168 Development Short Plat
SCHOOL INFORMATION REQUEST
Subject: 168 Development Short Plat
LUA1S-00074S, ECF, R, SHPL·A, SA-A
The City of Renton's Department of Community and Economic Development (CED} has received an application for a
preliminary planned urban development located at 16826 108th Ave SE, Renton, WA 98055. Please see the attached
Notice of Application for further details.
In order to process this application, CED needs to know which Renton schools would be attended by children living in
residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter
to my attention, City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, Washington 98057 or fax to
(425) 430-7300, by March 29, 2016
Elementary School: Cascade Elementary School (within walking distance, no school bus transportation provided)
Middle School: Nelsen Middle School (within walking distance, no school bus transportation provided)
High School: Lindbergh High School (school bus transportation provided)
Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the
proposed development? Yes_Yes_No_.
Any Comments: ______________________________ _
~ ~
DEPARTMENT OF COMM~
AND ECONOMIC DEVELOPMENT
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC MEETING DATE:
Project Name:
Project Number:
Project Manager:
Owner:
Applicant:
Contact:
Project Location:
Project Summary:
Site Area:
STAFF
RECOMMENDATION:
April 18, 2016
168 Development Rezone
LUA15-000745, ECF, SHPL-A, SA-A, R
Clark H. Close, Senior Planner
Zhao Su & Ying Wei, 4908 S. Thistle St, Seattle, WA 98118
Steve Wu, 8822 NE 128th St, Bothell, WA 98011
Kevin Su, 4908 S. Thistle St, Apt. A, Seattle, WA 98118
Parcel No. 863710-0440. East of 16826 108th Ave SE, Renton, WA 98055
The applicant is requesting a rezone for one (1) vacant single family residential
lot from Residential-10 (R-10) to the Residential-14 (R-14) zoning designation.
The 3,571 square foot (0.08 acre) parcel is located immediately east of 16826
108th Ave SE at parcel no. 863710-0440. Following the rezone, the applicant is
proposing to subdivide this parcel and the parcel to the east (APN 2923059038)
into four (4) lots with the existing single house to remain.
3,571 SF (0.08 acres)
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance (DNS).
Project Location Map
ERCRepart
April 21, 2016 Community & Economic Development Department
C.E."Chip"Vincent. Administrator
Washington State
Department of Ecology
Environmental Review Section
PO Box47703
Olympia, WA 98504-7703
Subject: ENVIRONMENTAL (SEPAi THRESHOLD DETERMINATION
Transmitted herewith is a copy of the Environmental Determination for the following
project reviewed by the Environmental Review Committee (ERC) on April 18, 2016:
SEPA DETERMINATION: Determination of Non-Significance (DNS)
PROJECT NAME: 168 Development Rezone
PROJECT NUMBER: LUA15-00074S, ECF, SHPL-A, SA-A, R
Appeals of the environmental determination must be filed In writing on or before 5:00
p.m. on May 6, 2016, together with the required fee with: Hearing Examiner, City of
Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are
governed by RMC 4-8-110 and information regarding the appeal process may be
obtained from the City Clerk's Office, (425) 430-6510.
Please refer to the enclosed Notice of Environmental Determination for complete
details. If you have questions, please call me at (425) 430-7289.
For the Environmental Review Committee,
Clark H. Close
Senior Planner
Enclosure
cc: King County Wastewater Treatment Dlvision
Boyd Powers, Department of Natural Resources
Karen Walter, Fisheries, Muckleshoot Indian Tribe
Melissa Calvert, Muckleshoot Cultural Resources Program
Gretchen Kaehler, Office of Archaeology & Historic Preservation
Ramin Pazooki, WSDOT, NW Region
Larry Fisher, WDFW
Duwamish Tribal Office
US Army Corp. of Engineers
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
DEPARTMENT OF COMMl ·y
AND ECONOMIC DEVELOPMENT
ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE (DNS)
PROJECT NUMBER:
APPLICANT:
PROJECT NAME:
LUAlS-000745, ECF, SHPL-A, SA-A, R
Steve Wu, 8822 NE 128" St., Bothell, WA 98011
168 Development Rezone
PROJECT DESCRIPTION: The applicant is requesting a rezone for one (1) vacant single
family residential lot from Residential-10 (R-10) to the Residential-14 (R-14) zoning designation. The
3,571 square foot {0.08 acre) parcel is located immediately east of 16826 108th Ave SE at parcel no.
863710-0440. Following the rezone, the applicant is proposing to subdivide this parcel and the parcel
to the east (APN 2923059038) into four (4) lots with the existing single house to remain.
PROJECT LOCATION:
LEAD AGENCY:
Parcel No. 863710-0440. East of 16826 108th Ave SE, Renton, WA
98055
City of Renton
Environmental Review Committee
Department of Community & Economic Development
The City of Renton Environmental Review Committee has determined that it does not have a probable significant
adverse impact on the environment. An Environmental Impact Statement {EIS) is not required under RCW
43.21C.030{2)(c). This Determination of Non-Significance is issued under WAC 197-11-340. Because other agencies of
jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on May 6, 2016. Appeals
must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way,
Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained
from the Renton City Clerk's Office, {425) 430-6510.
PUBLICATION DATE:
DATE OF DECISION:
SIGNATURES:
Community Services Department
April 22, 2016
April 18, 2016
Y!Je/;b
Date
Mar Pe rson, dministrator
Fire & Emergency Services
r.=;,~,\L~
Department of Community &
Economic Development
Date
• -----------Ren tOil 0
NOTICE
OF ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF NONSIGNIFICANCE (DNS)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
PROJECT NAME: 168 Development Rezone
PROJECT NUMBER: LUAlS-000745, ECF, SHPL-A, SA-A, R
LOCATION: PARCEL NO. 863710-0440. EAST Of 16826 108TH AVE SE, RENTON, WA 98055
DESCRIPTION: THE APPLICANT IS REQUESTING A REZONE FOR ONE (1) VACANT SINGlE
FAMILY RESIDENTIAL LOT FROM RESIDENTIAL-10 (R-10) TO THE RESIDENTIAL-14 (R-14) ZONING DESIGNATION.
THE 3,571 SQUARE FOOT (0.08 ACRE) PARCEL IS LOCATED IMMEDIATELY EAST Of 16826108TH AVE SE AT PARCEL
NO. 863710-0440. FOLLOWING THE REZONE, THE APPLICANT IS PROPOSING TO SUBDIVIDE THIS PARCEL AND THE
PARCEL TO THE EAST (APN 2923059038) INTO FOUR (4) LOTS WITH THE EXISTING SINGLE HOUSE TD REMAIN.
THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC) HAS DETERMINED THAT THE PROPOSED
ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on May 6, 2016,
together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA
98057. Appeals to the Examiner are governed by City of RMC 4-8-110 and information regarding the appeal
process may be obtained from the Renton City Clerk's Office, (425) 430-6510.
A PUBLIC HEARING WILL BE HELO BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE
COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON,
ON MAY 17, 2016 AT 12:00 PM TO CONSIDER THE SHORT PLAT AND REZONE. IF THE ENVIRONMENTAL
DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING.
FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF
COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200.
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION.
~ ---_.,,-Renton 'V
NOTICE OF APPUCATION ANO PROPOSED DETERMINAilON OF
N0N·S1GN1F1CANCE (DNS)
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________ CTI/r!Ann.t, ____ _
~~:,.°':.,",d"' ,.omuoo "'" ~;~:~::.'~;.~:=-~~~~~:,.:~~!1:::.':"!lwA
COM<STtHC'fOIIU\Vl[W
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CONTACT P[RSON: Ciani H. Close, Senior Pl.inner. Tel: (42Sl 4l0-72B9;
Emall: u:lou@)rerrtonwa.soY
CERTIFICATION
I, Cl-miK... /I -Clo.CC-, hereby certify that _3 __ copies of the above document
were posted in __ 3_ conspicuous places or nearby the described property on
Date: __ _..,J""'/_1'"-5,,_/l'--6----
STATE OF WASHINGTON
ss
COUNTY OF KING
Signed:_,._0,c:.~:::,:-:!:tl.,.a;.#..;..-...,U.,,;:_,;-,.-.===-----
r ¢ Cityof
1
--------~1 { t: r 1 r D s 1
Department of Community and Economic Development
Planning Division
ADMINISTRATIVE POLICY/CODE INTERPRETATION
ADMINISTRATIVE
POLICY/CODE
INTERPRETATION#: Cl-73 -REVISED
MUNICIPAL
CODE SECTIONS:
REFERENCE:
SUBJECT:
BACKGROUND:
4-2-110.A, 4-2-110.B, 4-2-110.D, 4-2-115, 4-11-020, and 4-11-230
Residential Building Height (RC thru RMF)
Erratum Statement: Cl-73 implemented changes to the
method of height measurement for structures in the RC
through RMF zones. This erratum statement affects the
two-story limitation for R-14 zoned properties by
increasing it to three. Docket #116 advocates for increased
height and story limits for select zones, including the RMF
zone. The R-14 zone is transitional between the R-10 and
RMF, and therefore R-14 standards are intended to offer a
compromise between the restrictions of the R-10 and the
allowances of the RMF zone. By limiting wall plate height
to 24' yet allowing three stories, the R-14 zone would
provide an appropriate transition between the R-10 and
RMF zones with respect to building height.
By definition, the current method to determine a building's height is to
measure the average height of the highest roof surface from the grade
plane (i.e., average grade). The maximum height allowed in the RC
through R-14 zones is 30 feet (35' in the RMF). The implementation of a
"maximum height" (RMC 4-2-110.A) as applied to roofed buildings is
inconsistent and contradictory with the intent and purpose statements of
Title IV related to residential design (RMC 4-2-115). Further, regulating
the height of non-roofed structures is unenforceable by Title IV (except
for Building Code). The ambiguity and contradictory aspects of the code
exist for two reasons:
1. Height is measured to the midpoint of a roof; and
2. Flat roofs are able to be as tall as buildings with pitched roofs, which
increases the building's massing.
H:\CED\Planning\Title IV\Docket\Administrative Policy Code lnterpretation\Cl-73\Code Interpretation -REVISED.docx
ADVISORY NOTES TO APPLl~ANT
LUA 15-0007 45 • ltenton0
Application Date: October 09, 2015
Name: 168 Development Short Plat
Site Address: 16826 108th Ave SE
Renton, WA 98055-5413
PLAN -Planning Review -Land Use Version 1 I May 09, 2016
Transportation Engineering Review Comments Contact: Brianne Bannwarth I 425-430-7299 I bbannwarth@rentonwa.gov
Recommendations: Street Modification Analysis: The applicant is requesting a modification from RMC 4 6 060F.2 "Minimum Design
Standards Table for Public Streets and Alleys" in order to keep the existing 108th Avenue SE right of way improvements including
approximately 22 foot pavement width from the roadway centerline, 0.5 foot curb and gutter, and 5 foot sidewalk in place rather than
installing a new planter strip for trees between the curb and new sidewalk along the project frontage. In addition, the existing configuration
allows the existing curb line to remain consistent with the surrounding street configuration.
108th Avenue SE is a Minor Arterial with an existing ROW width of 60 to 61 feet (as per assessor map). This street classification requires
a minimum right of way width of 91 feet. To meet the City's complete street standards, half street improvements include 27 foot paved
roadway, 8 foot planter strip and 8 foot sidewalk is required to be constructed in the right of way fronting the development along with a
minimum right of way dedication of 15.5 feet per City Code 4 6 060.
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, 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 separate section labeled Streets, Sidewalks and
Streetscapes. These policies address walkable neighborhoods, safety and shared uses. Two specific policies support the decision to
modify the street standards in order to keep the existing sidewalk at a width of five feet and eliminate the need for the landscape
requirement between the curb and the sidewalk. These policies are Policy CD 102 and Policy CD 103 which state that the goal is to
promote new development with "walkable places," "support grid and flexible grid street and pathway patterns," and "are visually attractive,
safe, and healthy environments." The requested street modification is consistent with these policy guidelines as it maintains the curb line
and sidewalk in the same configuration as the surrounding street creating a consistent pathway pattern.
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 modified street improvements will meet the objectives of a safe walkable environment. The five foot wide sidewalk at
this location meets the needs of the residents relying on this sidewalk for access to the greater neighborhood. Staff recommends a
condition that the improvements shall provide a minimum 8 foot planting strip on the backside of the sidewalk. In addition, the existing
roadway allows the curb and gutter to remain in the same configuration as the surrounding street maintaining the functionality and safety
of the street.
c. Will not be injurious to other property(ies} in the vicinity.
Staff Comment: Provided that a planter strip is installed behind the existing sidewalk as commented under criterion 'b', the improvements
will provide an upgrade to current conditions. The new improvements will meet the standards for safe vehicular and pedestrian use within
the existing street section.
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: The revised street standards provide a safe design for vehicles and pedestrians, and will enhance the attractiveness of
the new development by adding additional planter strip behind the sidewalk as commented under criterion 'b'. Maintaining a consistent
appearance along the street frontage will be beneficial to the subject property and surrounding property owners.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: There are no identified adverse impacts from this modification of the street section in this area.
Engineering Review Comments Contact: Ian Fitz.James / 425-430-7288 I ifitz-james@rentonwa.gov
Recommendations: DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
Ran: May 09, 2016
IExhibitl
~ Page 1 of 5
ADVISORY NOTES TO APPLICANT
LUA15-000745
PLAN · Planning Review· Land Use Version 1 I May 09, 2016
Engineering Review Comments Contact: Ian Fitz-James I 425-430-7288 I ilitz-james@rentonwa.gov
DATE: April 4, 2016
TO: Clark Close, Senior Planner
FROM: Ian Fitz James, Civil Plan Reviewer
SUBJECT: Utility and Transportation Comments for the 168 Development Short Plat
16826 108th Avenue SE
LUA 15 0007 45
I have reviewed the application for the 168 Development Short Plat located at 16826108th Avenue SE and have the following comments:
EXISTING CONDITIONS
WATER: Water service is provided by Soos Creek Water and Sewer District. A water availability certificate from Soos Creek will need to be
provided.
SEWER: Sewer service is provided by Soos Creek Water and Sewer District. A sewer availability certificate from Soos Creek will need to
be provided.
STORM DRAINGE: Drainage from the western portion of Ule site, where the existing house is, generally flows southwest towards the
public storm system along the eastern frontage of 108th Avenue SE. Drainage along the eastern frontage of 108th Avenue SE is
intercepted by Type 1 catch basins and conveyed south by a 12n corrugated metal pipe storm drain. The COR Facility ID for the catch
basin in the vicinity of the southwest comer of the site Is 135648.
Drainage from the remainder of the site flows south and southeast into the Heron Glen Condominiums where it is intercepted by a private
storm drainage system for the complex. A small portion of the eastern edge of the site flows east to the lot of 10914 SE 169th Place.
STREETS: The site Is bounded to the west by 108th Avenue SE. 108th Avenue SE is classified as a minor arterial. Per the King County
Assessor's Map, the existing right of way for 108th Avenue SE is approximately 60'.
CODE REQUIREMENTS
WATER COMMENTS
1. Please obtain a water availability certificate from Soos Creek Water and Sewer District and provide it with the utility permit submittal.
2. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the City of Renton Fire Department.
3. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to permit issuance.
SEWER COMMENTS
1. Please obtain a sewer availability certificate from Soos Creek Water and Sewer District and provide it with the utility pem,it submittal.
2. Review of the sewer plans will be conducted by Soos Creek Water and Sewer District.
3. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to permit issuance.
STORM DRAINAGE COMMENTS
1. A Preliminary Drainage Plan and Technical lnfomiation Report (TIR) completed by Tandem Engineering Consultants were submitted
to the City on October 9th, 2015. The site is approximately 0. 75 acres in size and is located in the City's Flow Control Duration Standard
(Forested Conditions). The site is located in the Black River drainage basin.
The project is proposing to detain surface runoff through two separate facilities. A detention vault (Vault #1) is proposed between the
western two townhomes. This vault is intended to provide the required flow control for the impervious roofs of the townhomes. A
combination detention / wetvault (Vault #2) is proposed under the access roadway south of the existing house and the westernmost
townhome. This vault is intended to provide detention for the remainder of the parcel and Basic Water Quality for the pollution generating
impervious surface. The site is graded to provide inflow to this vault at two grates at the western and eastern ends of the vault. The
Ran: May 09, 2016 Page 2 of 5
ADVISORY NOTES TO APPLICANT
LUA 15-0007 45 • Itenton0
PLAN • Planning Review· Land Use Version 1 I May 09, 2016
Engineering Review Comments Contact: Ian Fitz-James I 425-430-7288 I ifitz-james@rentonwa.gov
design of the vault needs to meet the design criteria found in Section 5.3.3 of the 2009 KCSWDM. The proposed dimensions of Vault #2
may indicate that it was designed as a detention tank. If the vault is intended to be a detention tank, the design criteria found in Section
5.2.2 of the 2009 KCSWDM must be met. When locating detention structures, utility separation requirements of the City of Renton and
Soos Creek Water and Sewer District need to be met. Detention structures also need to meet required structural setbacks from other on
site structures as established by the City of Renton municipal code and noted by the City Planner.
Proposed flow control facilities shall be designed with KCRTS in accordance with the City amendments to the 2009 KCSWDM. MGS
Flood is not used as a continuous hydrological simulation model for storrnwater facility analysis in the City of Renton.
This site is classified as multifamily. Multifamily land uses require Enhanced Water Quality treatment per Section 1.2.8.1 of the City
amendments to the 2009 KCSWDM. A combination detention / wetvault alone is not an approved treatment option for Enhanced Water
Quality treatment. Please reference Section 6.1.2 of the City amendments to the 2009 KCSWDM for approved Enhanced Water Quality
treatment options. If a detention/ wetvault is used as part of a treatment train, wetvauft design criteria found In Section 6.4.2 of the 2009
KCSWDM shall be met including shape of the vault, height of the vault, baffle wall design, vault bottom design, submerged inlet, etc.
The project will require the use of Flow Control BMPs. Please section 1.2.3.3 and Section C.1.3.1 of the City amendments to the KCSWDM
for Flow Control BMP requirements.
Drainage improvements along the 108th Avenue SE frontage shall confom, to the City's street standards. Storm drains should be located
outside of the planter and the sidewalk. Required horizontal and vertical separation from other utilities shall be provided.
All core and special requirements shall be addressed in the updated TIR. The updated drainage plan and TIR wilt be required as part of
the utility permit submittal.
2. The geotechnical report completed by Liu and Associates was submitted to the City on October 9, 2015. Per the report, this site is
unsuitable for stormwater infiltration.
3. The development is subject to a system development charge (SDC) of $0.594 per square foot of new impervious surface area, but not
less than $1,485.00.
TRANSPORTATION/STREET COMMENTS
1. 108th Avenue SE is a minor arterial. Per RMC 4 6 060, the minimum right of way for a minor arterial with four lanes is 91 '. A 0.5' curb,
8' planting strip, and 8' sidewalk is required along the entire project frontage. The minimum pavement width is 70' with 54' of travel lanes
and B' parking lanes allowed on each side of the road. Bicycle lanes are required in the pavement section as this is a proposed route in
the City's bicycle master plan.
a. The applicant submitted a formal modification request dated October 6, 2015 regarding the street standard along the 108th Avenue
SE frontage. City staff is recommending approval of the applicant's modification request. Please see the formal response to the
modification request for more infonnation.
b. The City is recommending maintaining the existing curb and 5' sidewalk in their current locations. This eliminates the requirement for
a planting strip between the curb and sidewalk. The city recommends that the frontage improvements provide a minimum 8' planting strip
at the backside of the sidewalk.
c. A minimum dedication of approximately 15.5' along the 108th Avenue SE frontage will be required per RMC 4 6 060. Exact amount of
right of way dedication shall be determined by final survey.
2. The first 300' of the private access road and shared driveway shall consist of a minimum 20' pavement section for fire access. The
location of the hammerhead turnaround at the end of the 200' private access road is appropriate. The dimensions of the hammerhead
will need to meet fire department requirements. Pavement sections for the access road will need to meet the City's standards described
in RMC 4 6 060. A cement concrete driveway at the intersection with 108th Avenue SE conforming to City of Renton standards will be
required. The lid for proposed Vault #2 will need to be structurally designed to accommodate fire truck loading.
3. Street lighting analysis is required to be conducted by the developer along the 108th Avenue SE frontage. Required street lighting
Ran: May 09, 2016 Page 3 of 5
ADVISORY NOTES TO APPLICANT
LUA15-000745 -----•·Itenton 0
PLAN -Planning Review -Land Use Version 1 I May 09, 2016
Engineering Review Comments Contact: Ian Fitz-James I 425-430-7288 I ifltz-james@rentonwa.gov
shall be provided by the developer and be to City standards.
4. Paving and trench restoration shall comply with the City's Trench Restoration and Overlay requirements.
5. The current transportation impact fee rate Is $1,546.31 per townhome I condominium. The transportation impact fee that is current at
the time of the building permit application will be levied. Payment of the transportation impact fee is due at the time of issuance of the
building permit.
GENERAL COMMENTS
1. The SOCS listed are for 2016. The fees that are current at the time of the building permit application will be levied. Please see the
City of Renton website for the current SDCs.
2. The survey and all civil plans shall conform to the current City of Renton survey and drafting standards. The civil plans that have been
submitted to date do not meet the drafting standards. Current drafting standards can be found on the City of Renton website.
3. A final survey that is stamped and signed by the professional land surveyor of record will need to be provided. All existing utilities
need to be surveyed and shown. Please reference COR Maps for mapping and records of existing utilities in the project vicinity.
4. Separate plan submittals will be required for construction permits for utility work and street improvements. All plans shalt be
prepared by a licensed Civil Engineer in the State of Washington.
5. Separate permits for water and services shall be obtained from Soos Creek Water and Sewer District.
6. Rockeries or retaining walls greater than 4 feet in height (including bury) will require a separate building permit. Structural
calculations and plans prepared by a licensed engineer will be required.
7. Structural plans for the storm drainage vaults shall be included with the civil plan submittal.
8. A final tree removal/retention plan and landscape plan shall be included with the civil plan submittal.
9. Prior to submittal for the utilities permit, the plans will be pre screened by the utility reviewer to ensure they are complete and coherent
and that they meet the City's drafting standards. Plans deemed unacceptable for review by the City will be returned to the applicant for
revisions prior to any review by the City. Please contact plan reviewer Ian Fitz James at 425 430 7288 to set up a pre screening
appointment.
10. When utility plans are complete and deemed acceptable for review by the City, please submit four (4) copies of the plans, two (2)
copies of the drainage report, an electronic copy of each, the permit application, an itemized cost of construction estimate, and application
fee to the counter of the sixth floor.
Planning Review Comments Contact: Clark Close I 425-430-72891 cclose@rentonwa.gov
Recommendations: 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. 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 wilt 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 between 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
Ran: May 09, 2016 Page 4 of 5
ADVISORY NOTES TO APPLl"ANT
LUA 15-0007 45
PLAN -Planning Review -Land Use Version 1 I May 09, 2016
Planning Review Comments Contact: Clark Close I 425-430-7289 I cclose@rentonwa.gov
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 /orvour U.S. Fish and Wildlife Service permit.
Technical Services Comments Contact: Amanda Askren I 425-430-7369 I aaskren@rentonwa.gov
Recommendations: Encroachments on the east side of the property not necessarily shown on the survey. Suggest a Lot Line Adjustment
with adjacent properties to resolve.
Insufficient survey information to show boundary calculations.
Basis of Bearing will need to be tied to 2 City of Renton Control Monuments.
Police Plan Review Comments Contact: Cyndie Parks I 425-430-7521 I cparks@rentonwa.gov
Recommendations: Minimal impact on police services.
Community Services Review Comments Contact: Leslie Betlach I 425-430-66191 LBetlach@rentonwa.gov
Recommendations: 1. Parks Impact fee per Ordinance 5670 applies.
2. Street Frontage: show an eight foot wide planting strip along 108th ave. se and Include one street tree that will attain a large mature size
as well as groundcover in the planting strip (turf, plants, or shrubs, etc).
3. Perimeter of property add buffer plantings where space allows.
Fire Review· Building Comments Contact: Corey Thomas I 425-430-7024 I cthomas@rentonwa.gov
Recommendations: Environmental Impact Comments:
1. The fire impact fees are currently applicable at the rate of $495.10 per single family unit.
Code Related Comments:
1. The minimum fire flow requirement for a townhouse is 1,500 gpm minimum for dwellings up to 3,600 square feet (including garage
and basements). A minimum of two fire hydrants are required. One hydrant is required within 150 feet and one is required within 300 feet
of the proposed buildings. There is one existing hydrant that can be counted toward the requirements. At least one new hydrant will be
required to be extended onto the site to meet minimum requirements. A water availability certificate is required to be provided from Soos
Creek Water and Sewer District.
2. 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 U,e buildings. Approved apparatus turnarounds are required for dead end roads exceeding 150
feet. Proposed hammerhead tvpe turnaround is acceptable.
Ran: May 09, 2016 Page 5 of 5
Denis Law C' f
-----=Ma:y:or _____ ........... --r 1ty O l J.3Jl,Wll
April 21, 2016 Community & Economic Development Department
C.E. "Chip"Vincent, Administrator
Washington State
Department of Ecology
Environmental Review Section
PO Box47703
Olympia, WA 98504-7703
Subject: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION
Transmitted herewith is a copy of the Environmental Determination for the following
project reviewed by the Environmental Review Committee (ERC) on April 18, 2016:
SEPA DETERMINATION: Determination of Non-Significance (DNS)
PROJECT NAME: 168 Development Rezone
PROJECT NUMBER: LUAlS-000745, ECF, SHPL-A, SA-A, R
Appeals of the environmental determination must be filed in writing on or before 5:00
p.m. on May 6, 2016, together with the required fee with: Hearing Examiner, City of
Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are
governed by RMC 4-8-110 and information regarding the appeal process may be
obtained from the City Clerk's Office, (425) 430-6510.
Please refer to the enclosed Notice of Environmental Determination for complete
details. If you have questions, please call me at (425) 430-7289.
For the Environmental Review Committee,
Clark H. Close
Senior Planner
Enclosure
cc: King County Wastewater Treatment Division
Boyd Powers, Department of Natural Resources
Karen Walter, Fisheries, Muckleshoot Indian Tribe
Melissa Calvert, Muckleshoot Cultural Resources Program
Gretchen Kaehler, Office of Archaeology & Historic Preservation
Ramin Pazooki, WSDOT, NW Region
Larry Fisher, WDFW
Duwamish Tribal Office
US Army Corp. of Engineers
Renton City Hall .. 1055 South Grady Way .. Renton, Washington 98057 .. rentonwa.gov
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE (DNS)
PROJECT NUMBER:
APPLICANT:
PROJECT NAME:
LUA15-000745, ECF, SHPL-A, SA-A, R
Steve Wu, 8822 NE 1281h St., Bothell, WA 98011
168 Development Rezone
PROJECT DESCRIPTION: The applicant is requesting a rezone for one {1) vacant single
family residential lot from Residential-10 (R-10) to the Residential-14 (R-14) zoning designation. The
3,571 square foot (0.08 acre) parcel is located immediately east of 16826 108th Ave SE at parcel no.
863710-0440. Following the rezone, the applicant is proposing to subdivide this parcel and the parcel
to the east (APN 2923059038) into four (4) lots with the existing single house to remain.
PROJECT LOCATION:
LEAD AGENCY:
Parcel No. 863710-0440. East of 16826 108th Ave SE, Renton, WA
98055
City of Renton
Environmental Review Committee
Department of Community & Economic Development
The City of Renton Environmental Review Committee has determined that it does not have a probable significant
adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW
43.21C.030(2)(c). This Determination of Non-Significance is issued under WAC 197-11-340. Because other agencies of
jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on May 6, 2016. Appeals
must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way,
Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained
from the Renton City Clerk's Office, (425) 430-6510.
PUBLICATION DATE:
DATE OF DECISION:
SIGNATURES:
Community Services Department
April 22, 2016
April 18, 2016
Y/Je/1~
Date·
Fire & Emergency Services
,0,~,~d
Department of Community &
Economic Development
Date
entOil
NOTICE
OF ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF NONSIGNIFICANCE (DNS)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
PROJECT NAME: 168 Development Rezone
PROJECT NUMBER: LUAlS-000745, ECF, SHPL-A, SA-A, R
LOCATION: PARCEL NO. 863710-o440. EAST OF 16826108TH AVE SE, RENTON, WA 98055
DESCRIPTION: THE APPLICANT IS REQUESTING A REZONE FOR ONE (1) VACANT SINGLE
FAMILY RESIDENTIAL LOT FROM RESIDENTIAL-10 (R-10) TO THE RESIDENTIAL-14 (R-14) ZONING DESIGNATION.
THE 3,571 SQUARE FOOT (0.08 ACRE) PARCEL IS LOCATED IMMEDIATELY EAST OF 16826108TH AVE SE AT PARCEL
NO. 863710-o440. FOLLOWING THE REZONE, THE APPLICANT IS PROPOSING TO SUBDIVIDE THIS PARCEL AND THE
PARCEL TO THE EAST (APN 2923059038) INTO FOUR (4) LOTS WITH THE EXISTING SINGLE HOUSE TO REMAIN.
THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED
ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on May 6, 2016,
together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA
98057. Appeals to the Examiner are governed by City of RMC 4-8-110 and information regarding the appeal
process may be obtained from the Renton City Clerk's Office, (425) 430-6510.
A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE
COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON,
ON MAY 17, 2016 AT 12:00 PM TO CONSIDER THE SHORT PLAT AND REZONE. IF THE ENVIRONMENTAL
DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING.
FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF
COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200.
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION.
April 21, 2016
Kevin Su
Community & Economic Development Department
C.E."Chip"Vincent,Administrator
4908 S Thistle St, Apt. A
Seattle, WA 98118
SUBJECT:
Dear Mr. Su:
ENVIRONMENTAL THRESHOLD (SEPAi DETERMINATION
168 Development Rezone, LUAlS-000745, SHPL-A, SA-A, R
This letter is written on behalf of the Environmental Review Committee (ERC) to advise
you that they have completed their review of the subject project and have issu.ed a
threshold Determination of Non-Significance. Please refer to the enclosed ERC Report
and Decision for more details.
Appeals of the environmental determination must be filed in writing on or before 5:00
p.m. on May 6, 2016, together with the required fee with: Hearing Examiner, City of
Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are
governed by RMC 4-8-110 and more information regarding the appeal process may be
obtained from the Renton City Clerk's Office, (425) 430-6510.
A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers
on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on May
17, 2016 at 12:00 pm. to consider the short plat and rezone. The applicant or
representative(s) of the applicant is required to be present at the public hearing. A copy
of the staff report will be mailed to you prior to the hearing. If the Environmental
Determination is appealed, the appeal will be heard as part of this public hearing.
If you have any questions or desire clarification of the above, please call me at (425)
430-7289.
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
Kevin Su
Page 2 of 2
April 21, 2016
•
For the Environmental Review Committee,
Clark H. Close
Senior Planner
Enclosure
cc: Zhao Su & Yin Wei / Owners
Steve Wu / Applicant
Robert Lyon/ Party(ies) of Record
H:\CED\Planning\Current Planning\PROJ ECTS\2015 Projects\ 15-0007 45.Clark\ERC Determination Ltr DNS _ 168
Development Rezone_ 15-0007 45.docx
DEPARTMENT OF COMMUN I, ,
AND ECONOMIC DEVELOPMENT
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC MEETING DATE:
Project Name:
Project Number:
Project Manager:
Owner:
Applicant:
Contact:
Project Location:
Project Summary:
Site Area:
STAFF
RECOMMENDATION:
April 18, 2016
168 Development Rezone
LUA15-000745, ECF, 5HPL-A, SA-A, R
Clark H. Close, Senior Planner
Zhao Su & Ying Wei, 4908 S. Thistle St, Seattle, WA 98118
Steve Wu, 8822 NE 128th St, Bothell, WA 98011
Kevin Su, 4908 S. Thistle St, Apt. A, Seattle, WA 98118
Parcel No. 863710-0440. East of 16826 108th Ave SE, Renton, WA 98055
The applicant is requesting a rezone for one (1) vacant single family residential
lot from Residential-10 (R-10) to the Residential-14 (R-14) zoning designation.
The 3,571 square foot (0.08 acre) parcel is located immediately east of 16826
108th Ave SE at parcel no. 863710-0440. Following the rezone, the applicant is
proposing to subdivide this parcel and the parcel to the east (APN 2923059038)
into four (4) lots with the existing single house to remain.
3,571 SF (0.08 acres)
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance (DNS).
Project Location Map
ERCReport
City of Renton Department of Community & Economic Development
158TH DEVELOPMENT REZONE
Report of April 18, 2016
PART ONE: PROJECT DESCRIPTION/ BACKGROUND
Environmental Review Committee Report
LUA15-000745, ECF, SHPL-A, SA-A, R
Page 2 of 6
The applicant is requesting Environmental 'SEPA' Review as part of a Rezone request for one (1) parcel,
totaling 3,571 square foot (0.08 acre), from Residential-10 (R-10) to Residential-14 (R-14) zoning
designation. The property is designated as Residential High Density (RHO) within the City's Comprehensive
Plan. Both the R-10 and R-14 are implementing zones of the RHO land use designation. RHD unit types are
designed to incorporate features from both single-family and multi-family developments, support cost-
efficient housing, facilitate infill development, have close access to transit service, and efficiently use
urban services and infrastructure. Lands designated RHD is where projects are compatible with existing
uses and where infrastructure is adequate to handle impacts from higher density uses.
Lands zoned Residential-10 (R-10) allow for single-family and small-scale multi-family use on vacant or
underutilized parcels and lands zoned Residential-14 (R-14) include a mix of compact housing types that
function as a transition zone between lower intensity residential and higher intensity mixed use zoning.
The parcel is located adjacent to both R-10 and R-14 zones. The proposed future development, ownership
and access ofthe lot is associated with the adjoining parcel zoned R-14.
The R-14 zone is one step higher in the residential zoning development table of Renton Municipal Code.
The density for the R-10 zone ranges from a minimum net density of 5 dwelling units per net acre (du/ac)
to a maximum net density of 10 du/ac. Whereas, the density in the R-14 allows for a minimum net density
of 7 du/ac and a maximum net density of 14 du/ac. In general, the development standards of the R-14
zone allows for the potential of higher densities, smaller lot sizes, narrower lot widths and depths, shorter
front and rear yard setbacks, larger building coverage, and increased impervious surface area. See RMC 4-
2-llOA for specific development standard differences between the two zones.
The approval of a rezone would represent an increase in intensity that could result in additional dwelling
units, there are no anticipated impacts from this change at a programmatic level. Impacts related to the
development of the subject parcel may be mitigated at the time of project specific development.
Along with rezone, the applicant is requesting a 4-lot short plat, site plan review, and two street
modifications for the future development of three (3) new multi-family town houses. The project consists
of two (2) parcels with 2 separate zones. The first is zoned R-14 parcel located at 16826108th Ave SE
(APN's 292305-9038) and the second is zoned R-10, or the smaller landlocked parcel, and is located
immediately east of 16826 at parcel no. 863710-0440. In order to meet the residential density
requirements of the zone, the applicant is requesting a rezone of the smaller parcel in order to incorporate
the smaller parcel into the proposed development while complying with the residential density
requirement of zone. Without the rezone, the smaller lot would not comply with the maximum density
requirements of the R-10 zone. Upon completion of the proposed project, the overall net density would be
approximately 11.6 du/ac. The rezone would allow the proposed townhome project to include the smaller
landlocked parcel, to develop in a manner that is consistent with the larger lot. Access to the project site
would be from a single shared driveway along the south property line from 108th Ave SE.
As part of Renton's most recent Comprehensive Plan Update (Ordinance No. 5758) in 2015, the adopted
amendments, land use map or zoning map updates were not subject to environmental review and analysis
through an Environmental Impact Statement (EIS) process to adequately address the environmental
ERC Report 15-000745
City of Renton Department of Community & Eco c Development
168TH DEVEWPMENT REZONE
Report of April 18, 2016
nmental Review Committee Report
Ll.,,,15-000745, ECF, SHPL-A, SA-A, R
Page 3 of 6
impacts of the rezone prior to adoption; therefore, the rezone application is not exempt from State
Environmental Policy Act (SEPA).
I PART TWO: ENVIRONMENTAL REVIEW
In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those
project impacts that are not adequately addressed under existing development standards and
environmental regulations.
A. Environmental Threshold Recommendation
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible
Officials:
B. Mitigation Measures
None.
Issue a DNS with a 14-day Appeal Period.
C. Exhibits
Exhibit 1 168 Development -Rezone from R-10 to R-14 Map
D. Short-Term Impacts
The proposed rezone would not have any short-term impacts on the environment. As applicable,
future development affected by this rezone would be required to address short-term impacts on the
environment.
E. Long-Term Impacts
Most long-term impacts of this proposed action are expected to be minor. Impacts to the natural
environment, transportation, public services, and utilities may slightly increase, due to a higher
residential designation and potentially greater levels of activity on the site are not expected to be
significant. These topics are discussed further in the Environmental Impacts Section (Section G).
The future project development, pursuant to this proposed action, would be subject to site plan review
and would need to comply with existing codes and development regulations, including the Land Use,
Stormwater, Clearing and Grading, and Building Codes.
F. Land Use
Under the Growth Management Act (RCW 36.70a) Renton has an obligation to meet the demands of
local and regional growth. Through Countywide Planning Policies, the City has a responsibility to
accommodating growth using sustainable and environmentally responsible development practices. The
land use goals and policies have been defined as part of the Renton's Comprehensive Plan, effective
July 1, 2015. The following policies and goals support the rezone:
Policy L-2: Support compact urban development to improve health outcomes, support transit use,
maximize land use efficiency, and maximize public investment in infrastructure and services.
Goal L-1: Utilize multiple strategies to accommodate residential growth, including: Development of
new multi-family ... in the Residential High Density ... designation, and infill development on vacant
and underutilized land in established neighborhoods and multifamily areas.
ERC Report 15-000745
City of Renton Department of Community & Economic Development
168TH DEVELOPMENT REZONE
Report of April 18, 2016
Environmental Review Committee Report
WAlS-000745, ECF, SHPL·A, SA-A, R
Page 4 of 6
Policy L-17: Residential High Density-Designate land for Residential High Density (HD) where
access, topography, and adjacent land uses create conditions appropriate for a variety of unit types,
or where there is existing multi-family development.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is
designed to be functional and attractive.
Goal L-EE: Build neighborhoods that promote community resiliency through healthy lifestyles, active
transportation, proximity to goods and services, access to local fresh food, environmental
sustainability, and a feeling of community.
The increased density potential that could result from the proposed rezone is consistent with the goals
and policies cited above.
G. Environmental Impacts
The proposal was circulated and reviewed by various City Departments and Divisions to determine
whether the applicant has adequately identified and addressed environmental impacts anticipated to
occur in conjunction with the rezone. Staff reviewers have identified that the proposal is likely to have
the following probable impacts:
1. Natural Environment
Impacts: By creating additional development capacity that could result in denser future residential
development, the rezone could contribute indirectly to increased air emissions, water discharges,
production/storage/release of hazardous substances or noise. The increments of additional impact
would primarily relate to production of wastewater, household heating and electrical use,
production of garbage, and noise generated by resident(s). The existing regulations and
development standards that govern construction and occupation of such uses would reduce
potential for significant adverse impacts. For example, erosion, grading and drainage control
requirements during construction and required stormwater control facilities in new development
would eliminate the added potential for impacts as a result of the proposal.
The proposal's increase in development capacity could increase total greenhouse gas emissions in
the vicinity ofthe site based on potential future development. However, within a citywide and
regional context it is unlikely that the rezone would generate significant adverse air impacts related
to greenhouse gases in the atmosphere.
Mitigation Measures: No further mitigation recommended.
Nexus: N/A
2. Transportation
Impacts: The rezone proposal could result in minor added impacts to transportation if additional
development potential is realized under a subsequent land development permit. The net increase
in development capacity allowed under the proposal would likely result in an estimated 0.25 AM
and 0.31 PM weekday peak hour vehicle trips under a residential townhouse ownership land use
(Land Use: 230, Trip Generation Manual, 9th Edition, /TE).
Based on the interpreted moderate level of traffic congestion in the area and the availability of
public transportation options in the Cascade Neighborhood, it is unlikely this additional demand
would result in significant adverse transportation system impacts.
Mitigation Measures: No further mitigation recommended.
ERC Report 15-000745
City of Renton Department of Community & Economic Development
168TH DEVELOPMENT REZONE
Report of April 18, 2016
Nexus: N/A
3_ Fire & Police
Environmental Review Committee Report
WAlS-000745, ECF, SHPL-A, SA-A, R
Page5of6
Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services.
Increases in demand for services related to the proposal would be incremental with future
development and would include minimal impacts to services subject to the construction of code-
required improvements and the payment of code-required impact fees.
Mitigation Measures: No further mitigation recommended.
Nexus: N/A
4. Public Services
Impacts: Increases in demand for public services related to the proposal would be incremental with
future development and would likely be slight, compared to the magnitude of public service
demands in the city. No potential for significant adverse public service impacts is identified for this
proposal.
Mitigation Measures: No further mitigation recommended.
Nexus: N/A
5. Utilities
Impacts: Increases in demand for utilities related to the proposal would be incremental with future
development and would likely be slight, compared to the magnitude of utility demands in this
neighborhood of the city. If location specific utility capacity issues were identified through review
of the future development proposal, it is likely that localized improvements to utility infrastructure
could be made, which is the responsibility of the developer. This is considered a potential adverse
impact that could be addressed in future site-specific development reviews. No potential for
significant adverse utility impacts is identified for this proposal.
On a regional basis, the proposal would support efficient growth patterns by focusing growth in
areas with sufficient public transportation and infrastructure.
Mitigation Measures: No further mitigation recommended.
Nexus: N/A
H. Comments of Reviewing Departments
The proposal has been circulated to City Department and Division Reviewers. Where applicable, their
comments have been incorporated into the text of this report and/or "Advisory Notes to Applicant."
,/ Copies of all Review Comments are contained in the Official File and may be attached to this
report.
The Environmental Determination decision will become final if the decision is not appealed within the
14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680).
Environmental Determination Appeal Process: Appeals of the environmental determination must be
filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady
fRC Report 15-000745
City of Renton Department of Community & Economic Development
168TH DEVELOPMENT REZONE
Report of April 18, 2016
Environmental Review Committee Report
LUAlS-000745, ECF, SHPL-A, SA-A, R
Page 6016
Way, Renton, WA 98057, on or before 5:00 p.m. on May 6, 2016. RMC 4-8-110 governs appeals to the
Hearing Examiner and additional information regarding the appeal process may be obtained from the City
Clerk's Office, Renton City Hall-7'h Floor, (425) 430-6510.
ERC Report 15-000745
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EXHIBIT 1
Zoning Designations
Residential 8 du/ac
Residential 10 du/ac
Residential -14 DU/AC
Commercial Neighborhood
IC,
'""='"""" , ·00014(
Renton WA 9805 y Way 7-3232
ren~ '.?/~[
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Steve Wu
8822 NE 128th St
Bothell, WA 98011
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r{I XIE l.?S.-0 r"\C' "I ~ ~ ~ 3 :' ~ ~. ! ~-E;
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RETuRN TO SENDER
NO SUCH NUMBER
UNAB~E TO CQRWARD
BC: 98057323255 *0LZ6-04500-L7-47
1\lii1•ill"lli 1 il''llllll'1i1\lilll,lll1,"1i1,i11\•\l•III,
NOTICE OF APPLICATION ANO PROPOSED DffiRMINATION OF
NON-SIGNIFICANCE (DNSJ
AM,.,•rAppllca!lonh .. llHnfllodonda<<opl.dw,th1h•D•P"rtm•ntotCommunityl.EconomO:D .. •Hlpm""'
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________ CITI/ITATEn:IP ____ _
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CONTACT PERSON: Clark H. aose, Senior Planner; Tel: (4251430.7289;
Email: cduse@,entonwa.gov
CERTIFICATION
I, Clnn/:_ 11-CLiJ>6-, hereby certify that _:ff __ copies of the above document
were posted in __ :;_ conspicuous places or nearby the described property on
Date:_ --~3~/1_y~~-!6 ___ _ Signed:. _ __._C,~~-e..'. _.· ~£--..... 0""'~""', --==~----
STATE OF WASHINGTON
55
COUNTY OF KING
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT· PLANNING D.IVISION
AFFIDAVIT OF.S~~VICE BY MAILING
On the 15th day of March, 2016 I deposited in the mails of the United States, a sealed envelope containing
Notice of Application and Acceptance documents. Thi~ information was sent to:
Agencies
Steve Wu
Ying Wei
Zhao Su
Kevin Su
300' Surrounding Properties
(Signature of Sender):
STATE OF WASHINGTON
COUNTY OF KING
See Attached
Contact
Owner
Owner
Applicant
See Attached
I certify that I know or have satisfactory evidence that Sabrina Mirante
signed this instrument and acknowledged it to be his/her/t~ir free and voluntary act for the uses and purposes
mentioned in the instrument. /
Dated: ~IS;~\ V,
168 Development Short Plat
LUAlS-000745, ECF, SHPL-A, SA-A, R
template -affidavit of service by mailing
Dept. of Ecology **
Environmental Review Section
PO Box 47703
Olympia, WA 98504-7703
WSDOT Northwest Region •
Attn: Ramin Pazooki
King Area Dev. Serv., MS-240
PO Box 330310
Seattle, WA 98133-9710
us Army Corp. of Engineers *
Seattle District Office
Attn: SEPA Reviewer
PO Box C-3755
Seattle, WA 98124
Boyd Powers ***
Depart. of Natural Resources
PO Box47015
Olympia, WA 98504-7015
KC Dev. & Environmental Serv.
Attn: SEPA Section
35030 SE Douglas St. #210
Snoqualmie, WA 98065
Metro Transit
Senior Environmental Planner
Gary Kriedt
201 South Jackson Street KSC-TR-0431
Seattle, WA 98104-3856
Seattle Public Utilities
Jalaine Madura,
Attn: SEPA Responsible Official
700 Fifth Avenue, Suite 4900
PO Box 34018
Seattle, WA 98124-4018
AGENCY (DOE) LETTER MAILING
(ERC DETERMINATIONS)
Dept. of Ecology ••
Attn: Misty Blair
PO Box47703
Olympia, WA 98504-7703
Duwamish Tribal Office •
4717 W Marginal Way SW
Seattle, WA 98106-1514
KC Wastewater Treatment Division *
Environmental Planning Supervisor
Ms. Shirley Marroquin
2015. Jackson ST, MS KSC-NR-050
Seattle, WA 98104-3855
WDFW -Larry Fisher•
1775 12th Ave. NW Suite 201
Issaquah, WA 98027
City of Newcastle
Attn: Tim McHarg
Director of Community Development
12835 Newcastle Way, Ste 200
Newcastle, WA 98056
Puget Sound Energy
Wendy Weiker1 Community Svcs. Mgr.
35S 110" Ave NE
Muckleshoot Indian Tribe Fisheries Dept.**
Attn: Karen Walter or SEPA Reviewer
39015-172"d Avenue SE
Auburn, WA 98092
Muckleshoot Cultural Resources Program ,u
Attn: Laura Murphy
39015 17200 Avenue SE
Auburn, WA 98092-9763
Muckleshoot Cultural Resources Program ••
Attn: Erin Slaten
39015 17200 Avenue SE
Auburn, WA 98092-9763
Office of Archaeology & Historic Preservation*
Attn: Gretchen Kaehler
PO Box 48343
Olympia, WA 98504-8343
City of Kent
Attn: Charlene Anderson, AICP, ECO
220 Fourth Avenue South
Kent, WA 98032-5895
City of Tukwila
Jack Pace, Responsible Official
6200 Southcenter Blvd.
Mailstop EST llW Tukwila, WA 98188
Bellevue, WA 98004
Puget Sound Energy
Doug Corbin, Municipal Liaison Mgr.
6905 South 228'" St
Kent, WA 98032
*Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities
will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of
Application.
**Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to
the following email address: sepaunit@ecy.wa.gov
** Karen Walter, Laura Murphy and Erin Slaten with the Muckleshoot Indian Tribe Fisheries Dept. are
emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email
addresses: KWalter@muckleshoot.nsn.us / Laura.murphy@muckleshoot.nsn.us L
erin.slaten@muckleshoot.nsn.us
***Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT,
& Notice the following email address: sepacenter@dnr.wa.gov
template -affidavit of service by mailing
3261150000 8637100070 3261150000
ABERION OCTAVIO+MARIA AHMED HAMID M ALLEN CHRISTOPHER
20215 91ST PL S 2479 RIDGE WILL DR 12220 108TH CT NE A-206
KENT, WA 98031 JACKSONVILLE, FL 32246 KIRKLAND, WA 98034
87000325 3261150000 3261150000
AMARJIT KHERA+JASBIR S ANDERSEN LARS F+VICTORIA G ANGKHANA POONKAWIN
14026 SE 236TH PL 10824 SE 170TH #B305 10824 SE 170TH ST #B-208
KENT, WA 98042 RENTON, WA 98055 RENTON, WA 98055
3261150000 3261150000 3261150000
ASRAT SEMHAR NEGA BARBRICK DONNA M BENSON ASHLEY A
10824 SE 170TH ST UNIT B206 10824 SE 170TH STREET #A203 10824 SE 170TH ST #B304
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
2923059019 2923059019 2923059019
BENSON ESTATES I LLC BENSON ESTATES I LLC BENSON ESTATES I LLC
22022 6TH AVE SO STE 108 18820 Benson Rd S 16818 108th Ave SE
DES MOINES, WA 98198 Renton, WA 98055 Renton, WA 98055
87000320 87000315 87000316
BERG GENE BERG GENET BERG GENET
1725 N LIME 16827 108th Ave SE 16827 Benson Rd S
ORANGE, CA 92665 Renton, WA 98055 Renton, WA 98055
87000317 87000322 87000321
BERG GENET BERG GENET BOLDT GREGORY
PO BOX 946 PO BOX 946 17520 9TH CT NE
ORANGE, CA 92666 ORANGE, CA 92666 SHORELINE, WA 98155
87000327 87000328 87000305
BOLDT GREGORY B BOLDT GREGORY B BUI LONG+NGUYEN THI THl+ET
16801108TH AVE SE 16807 108th Ave SE 459 FERNDALE AVE NE
RENTON, WA 98055 Renton, WA 98055 RENTON, WA 98056
87000306 8637100060 3261150000
BUI LONG+NGUYEN THI THl+ET CATANZARITI PAOLO ANDRE CAVCIC IZET+MEJRA
17011108th Ave SE 10920 SE 170TH ST 10824 SE 170TH ST #A301
Renton, WA 98055 RENTON, WA 98055 RENTON, WA 98055
3261150000 3261150000 8637100270
CHAN LILY CHEN CHAO NING+KAN YU KWAN CHEN JIANXIAN+INGLIS PAUL
10824 SE 170TH ST #B302 10824 SE 170TH ST #A-304 10922 SE 169TH PL
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
8637100080 8637100081 3261150000
CHEN LAN 21 CHEN LANZI COOK SHAWNA L
12613 SE 41ST PL #E-302 10931 SE 169th Pl 10824 SE 170TH ST #A306
BELLEVUE, WA 98006 Renton, WA 98055 RENTON, WA 98055
2923059047 8637100070 87000325
CULVER MICHAELS SR Current Resident Current Resident
10915 SE 168TH ST 16922 109th Pl SE 16801108th Ave SE
RENTON, WA 98055 Renton, WA 98055 Renton, WA 98055
2923059019 87000320 87000321
Current Resident Current Resident Current Resident
16820 108th Ave SE 16819 108th Ave SE 16813 108th Ave SE
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
3261150000 87000301 87000301
Current Resident Current Resident Current Resident
10824 SE 170th St 10715 SE 170th St 10719 SE 170th St
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
87000301 87000301 87000302
Current Resident Current Resident Current Resident
10711 SE 170th St 10707 SE 170th St 10720 SE 170th St
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
87000302 87000302 87000302
Current Resident Current Resident Current Resident
10708 SE 170th St 10712 SE 170th St 10716 SE 170th St
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
87000303 87000303 2923059064
Current Resident Current Resident Current Resident
10736 SE 170th St 10732 SE 170th St 10815 SE 168th St
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
8637100230 8637100231 3261150000
DIZDAREVIC EMIR+CAMILA DIZDAREVIC EMIR+CAMILA DUFRESNE LAURIE
16741 SE 173RD ST 10940 SE 169th Pl 10824 SE 170TH ST #A103
RENTON, WA 98058 Renton, WA 98055 RENTON, WA 98055
8637100100 3261150000 3261150000
EMRICK JOHN M ERICKSON ASHLEY L FEDERAL NATIONAL MORTGAGE A
10943 SE 169TH PL 5105 ISSAQUAH PINE LAKE RD 4500 AMON CARTER BLVD #TX2-979
RENTON, WA 98055 ISSAQUAH, WA 98029 FT WORTH, TX 76155
3261150000 3261150000 29230S9058
FRANKS BARBARA J GALAN JENNIFER T+MARIETA T GAYLOR YONG CHAE+GARY W GAY
10824 SE 170TH ST #A-102 10824 SE 170TH ST #A-206 10917 SE 168TH ST
RENTON, WA 980S5 RENTON, WA 98055 RENTON, WA 98055
8637100290 3261150000 3261150000
GOLLA NIXON U GRAVES CHRISTINE ANN GRAVES KARYN E
10914 SE 169TH PL 10824 SE 170TH ST A202 10824 SE 170TH #A302
RENTON, WA 98055 RENTON, WA 980S5 RENTON, WA 98055
3261150000 3261150000 3261150000
HARRIS BRYNN M HINMAN RHONDAJ HOFFMAN DAVID
10824 SE 170TH ST #A107 10824 SE 170TH ST #AlOS 10824 SE 170TH ST UNIT A2
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
3261150000 8637100090 8637100280
HOOPES GARY D+PATRICIA E HUMBERT SHELLY M JENSEN BILL
10824 SE 270TH ST #B-106 10937 SE 169TH PL 10918 SE 169TH PL
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
3261150000 3261150000 3261150000
JOHANNESSEN ROLF U+LORETIA JOHNSON NICHELLE T KANE MADALINE
10824 SE 170TH ST #B-308 10824 SE 170TH ST #B207 10824 SE 170TH ST #B108
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
2923059147 3261150000 3261150000
KELLY LLANE KRASNIQI BESIM+VALBONA KWOK FUKWAH
PO BOX 58093 10824 SE 170TH ST #A-208 6244 129TH AVE SE
RENTON, WA 98058 RENTON, WA 98055 BELLEVUE, WA 98006
3261150000 87000310 8637100240
LEANG SOMANA LEE JAMES K & DU KIET LEGE ALEXANDER (+KRISTEN M
10824 SE 170TH ST #B107 PO BOX358 10936 SE 169TH PL
RENTON, WA 98055 MERCER ISLAND, WA 98040 RENTON, WA 98055
3261150000 3261150000 3261150000
LEONARD RAHMAL LEPE RAFAEL RODRIGUEZ LEPESKA KEVIN D
10824 SE 170TH #8307 10824 SE 170TH ST #A106 10824 SE 170TH ST #AlOl
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
3261150000 2923059128 3261150000
LOUEY MONA PING PING LOWER KYNAJ LU LINA
10824 SE 170TH ST UN IT 108A 10819 SE 170TH ST 10824 SE 170TH ST #A305
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
2923059144 2923059026 2923059026
LYON RB MAEHREN MARCIAL MAEHREN MARCIAL
10817 SE 170TH PO BOX 494303 PO BOX 494303
RENTON, WA 98055 REDDING, CA 96049 REDDING, CA 96049
2923059026 2923059026 87000301
MAEHREN MARCIA L MAEHREN MARCIA L MARVIN GARDENS TOWNHOMES L
PO BOX 494303 PO BOX 494303 10034 SE 218TH PL
REDDING, CA 96049 REDDING, CA 96049 KENT, WA 98031
3261150000 8637100300 3261150000
MASON JACK L+DEBORAH MAZUR ZBIGNIEW MCCLELLAND GREGORY WAYNE
10824 SE 170TH ST #A303 16921109TH PL SE 10824 SE 170TH ST #8101
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
87000311 8637100250 8637100050
MEYER DAVID MILLER LYNN ELLEN NGUYEN THANH HANG THl+NHAN
16839 108TH AV SE 10934 SE 169TH Pl 10926 SE 170TH ST
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
8637100310 3261150000 2923059064
NIKOLAYEV SERZH ONDRACEK KARRIE L PERFECT S&G LLC
16927 109TH PL SE 10824 SE 170TH ST #A205 3300 LINCOLN AVE NE
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98056
2923059137 3261150000 3261150000
PETTYJOHN WILLIAM & CARLA PHILLIPS HAYDN RIU SON-HSIUNG+YEE-FAN
10911 SE 168TH ST 10824 SE 170TH ST #8-204 8015 S 130TH ST
RENTON, WA 98055 RENTON, WA 98055 SEATTLE,WA 98178
3261150000 2923059094 2923059070
ROYECA NORMA+ALFREDO SCHLAMP PHIL R+LINDA SCHWARTZEN8ERGER DENNIS C
10824 SE 170TH ST #8201 10825 SE 170TH ST 20106 SE 210TH ST
RENTON, WA 98055 RENTON, WA 98055 MAPLE VALLEY, WA 98038
2923059082 2923059066 3261150000
SHERWOOD JEANNETTE & KURT SHERWOOD KURT SIJERAJOSE
22732 SE 263RD CT 16810 108TH AV SE 10824 SE 170TH ST #A207
MAPLE VALLEY, WA 98038 RENTON, WA 98055 RENTON, WA 98055
3261150000 2923059065 3261150000
SIMIEN JOSEPH SIMMS DONNA C SIT HIN KWONG
10824 SE 170TH ST #8104 10901 SE 168TH ST 10824 SE 170TH ST 8103
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
2923059027 2923059038 8637100440
SOREM RON SU ZHAO ZHANG SU ZHAO ZHANG+WEI HAN YING
10835 SE 170TH ST 4908 S THISTLE ST #A 16826 108TH AVE SE
RENTON, WA 98055 SEATTLE,WA 98118 RENTON, WA 98055
8637100040 2923059071 3261150000
TODD NANCY L TRUSTEE TURLA MARIA THERESA TURNER NORAH C
10932 SE 170TH ST 10907 SE 168TH ST 10824 SE 107TH ST #8205
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
3261150000 3261150000 3261150000
USHER KELSEY N VERNET ELIZA8ETH+MARIO WALLACE KENNETH L
10824 SE 170TH ST B203 10824 SE 170TH ST #A104 14150 SE 154TH PL
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98058
87000300 3261150000 3261150000
WILLIAMS CHARLES D WILLIAMS MELISSA YOSHIMOTO NELSON Y+CHARLOTT
25603 ELK WILDERNESS DR SE 10824 SE 170TH ST 8303 4616 SW 327TH ST
MAPLE VALLEY, WA 98038 RENTON, WA 98055 FEDERAL WAY, WA 98023
8637100260
ZAFRA GERALD S+RHOWENA S
10928 SE 169TH PL
RENTON, WA 98055
' ! AlBl\'o'·09·008·l
wo:,·AJaAe'MMM
Kevin Su
4908A S Thistle St
Seattle, WA 981184651
Zhao Su
4908 s Thistle St
Seattle. WA 98118
T @09lS @AHaAV ~
r Jwdn-dod pJoqaJ a1 Jaj~J\~
i ep UJJB a,n4,e4 e1 , za11da~
Steve Wu
8822 NE 128th St
Bothell. WA 98011
1uawa6J1n,1:,
apsuas ...
.,a6p3 dn-dod asodxe _ Jaded pa9:1
01 aun 6uo1e puaa ,,.
@09l5 @Al!31\'lf weqe6 a1 zasmln
JaJ;IC/ Iii se1pu~ sa~anb!l~
Ying Wei
4908 S Thistle St
Seattle. WA 98118
@0915 aie1dwa.L @f.JaAV asn
s1aqe, ..,,aad ASe3
Leslie Betlach
Plan Number:
Site Address:
LUAlS-000745
16826 108TH AVE SE
Plan Review Routing Slip
Name: 168 Development Short Plat
Description: The applicant is requesting approval of a rezone, SEPA Environmental Review, 4-lot short plat, site plan review, and
two street modifications. The site is roughly 32,681 square foot (0.75 acres) and would be for the future development of three (3) new
multi-family town houses. The existing single-family home would be retained in-place along 108th Ave SE. The site is located at 16826
108th Ave SE (APN's 2923059038 and 8637100440) within the Residential-14 (R-14) and Residential-10 (R-10) zoning districts. The
requested rezone of the 3,571 SF lot would rezone the parcel from R-10 to R-14. The proposed residential lots range in size from 4,125 SF
to 9,269 SF in area with an average lot size of 6,180 SF. The site would also contain a·common area tract that is 1,141 SF and a shared
driveway tract that is 5,060 SF. The residential density is 11.7 dwelling units per net acre. Access to the site would be from a single
shared driveway access along the south property line from 108th Ave SE. The applicant is also requesting a modification from street
improvements to retain the existing half-street frontage improvements along 108th Ave SE and a road modification to allow a shared
driveway in excess of 200 feet. The applicant has submitted an Arborist Report, Geotechnical Engineering Study and a Preliminary
Technical Information Report with the application.
Review Type:
Date Assigned:
Community Services Review-Version 1
03/15/2016
Date Due: 03/29/2016
Project Manager: Clark Close
Environmental Impact
Earth Animals
Air Environmental Health
Water Energy/Natural Resources
Plants Housing
Land/Shoreline Use Aesthetics
Where to enter your comments: Manage My Reviews
Which types of comments should be entered:
Light/Gia re Historic/Cultural Preservation
Recreation Airport Envi ran men ta I
Utilities 10,000 Feet
Transportation 14,000 Feet
Public Service
Recommendation -Comments that impact the project including any of the Enivornmental Impacts above.
Correction -Corrections to the project that need to be made before the review can be completed and /or requesting submittal of
additional documentation and/or resubmittal of existing documentation.
What statuses should be used:
Reviewed -I have reviewed the project and have no comments.
Reviewed with Comments -I have reviewed the project and and I have comments entered in Recommendations.
Correction/Resubmit -I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added
corrections in Corrections. • r C,lJ\,Wl ,t l/Vi pd _G___ fe_v O fou,,;Ja /IP--5 c,, 7 ll
~,
~4--
Signature of Director or Authorized Representative Date
Terry Flatley __ .--Renton®
Plan Number:
Site Address:
LUAlS-000745
16826 108TH AVE SE
Plan Review Routing Slip
Name: 168 Development Short Plat
Description: The applicant is requesting approval of a rezone, SEPA Environmental Review, 4-lot short plat, site plan review, and
two street modifications. The site is roughly 32,681 square foot (0.75 acres) and would be for the future development of three (3) new
multi-family town houses. The existing single-family home would be retained in-place along 108th Ave SE. The site is located at 16826
108th Ave SE (AP N's 2923059038 and 8637100440) within the Residential-14 (R-14) and Residential-lo (R-10) zoning districts. The
requested rezone of the 3,571 SF lot would rezone the parcel from R-10 to R-14. The proposed residential lots range in size from 4,125 SF
to 9,269 SF in area with an average lot size of 6,180 SF. The site would also contain a common area tract that is 1,141 SF and a shared
driveway tract that is 5,060 SF. The residential density is 11.7 dwelling units per net acre. Access to the site would be from a single
shared driveway access along the south property line from 108th Ave SE. The applicant is also requesting a modification from street
improvements to retain the existing half-street frontage improvements along 108th Ave SE and a road modification to allow a shared
driveway in excess of 200 feet. The applicant has submitted an Arborist Report, Geotechnical Engineering Study and a Preliminary
Technical Information Report with the application.
Review Type: Community Services Review-Version 1
Date Assigned: 03/15/2016
Date Due: 03/29/2016
Project Manager: Clark Close
Environmental Impact
Earth Animals
Air Environmental Health
Water Energy/Natural Resources
Plants Housing
land/Shoreline Use Aesthetics
Where to enter your comments: Manage My Reviews
Which types of comments should be entered:
Recommendation -Comments that impact the project includin
~,,coti:ec;tiO~t!)th¢~~'*'9~~~i
arllffl(o11;1I dochnientatlon and/or resulmilital m e.istlngdocu
What statuses should be used:
Reviewed -1 have reviewed the project and have no comments.
Light/Glare Historic/Cultural Preservation
Recreation Airport Environmental
Utilities 10,000 Feet
Transportation 14,000 Feet
Public Service
Reviewed with Comments -I have reviewed the project and and I have comments entered in Recommendations.
Correction/Resubmit -I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added
corrections in Corrections.
Street Frontage -show an eight-foot wide planting strip along 108 Avenue SE and include one street tree that will
attain a large mature size as well as groundcover in the planting strip (turf, plants, or shrubs, etc.)
Perimeter of property -add buffer plantings where space allows.
Signature of Director or Authorized Representative Date
--~~--~---Denis Law c· f
Mayor ¢' F)) . 1tyo ( --==--------i.u~_rulWJ]l
March 15, 2016
Steve Wu
8822 NE 128th St
Bothell, WA 98011
Community & Economic Development Department
C.E."Chip"Vincent, Administrator
Subject: Notice of Complete Application
168 Development Short Plat, LUAlS-000745, ECF, R, SHPL-A, SA-A,
Dear Mr. Wu:
The Planning Division of the City of Renton has determined that the subject application
is complete according to submittal requirements and, therefore, is accepted for review.
It is tentatively scheduled for consideration by the Environmental Review Committee on
April 18, 2016. Prior to that review, you will be notified if any additional information is
required to continue processing your application.
In addition, this matter is tentatively scheduled for a Public Hearing on May 17, 2016 at
11:00 am, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way,
Renton. The applicant or representative(s) of the applicant are required to be present at
the public hearing. A copy of the staff report will be mailed to you prior to the scheduled
hearing.
Please contact me at (425) 430-7289 if you have any questions.
Sincerely,
Clark H. Close
Senior Planner
cc: Ying Wei, Zhao Su / Owner(s)
Kevin Su/ Applicant
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF
NON-SIGNIFICANCE (DNS)
A Master Application has been filed and accepted with the Department of Community & Economic Development
(CED)-Planning Division of the City of Renton. The following briefly describes the application and the necessary
Public Approvals.
DATE OF NOTICE OF APPLICATION:
LAND USE NUMBER:
PROJECT NAME:
March 15, 2016
LUA15-000745, ECF, SHPL-A, SA-A, R
168 Development Short Plat
PROJECT DESCRIPTION: The applicant is requesting approval of a rezone, SEPA Environmental Review, 4-
lot short plat, site plan review, and two street modifications. The site is roughly 32,681 square foot {0.75 acres) and
would be for the future development of three (3) new multi-family town houses. The existing single-family home would
be retained in-place along 108th Ave SE. The site is located at 16826108th Ave SE (APN's 2923059038 and 8637100440)
within the Residential-14 (R-14) and Residential-10 (R-10) zoning districts. The requested rezone of the 3,571 SF lot
would rezone the parcel from R-10 to R-14. The proposed residential lots range in size from 4,125 SF to 9,269 SF in area
with an average lot size of 6,180 SF. The site would also contain a common area tract that is 1,141 SF and a shared
driveway tract that is 5,060 SF. The residential density is 11.7 dwelling units per net acre. Access to the site would be
from a single shared driveway access along the south property line from 108th Ave SE. The applicant is also requesting a
modification from street improvements to retain the existing half-street frontage improvements along 108th Ave SE and
a road modification to allow a shared driveway in excess of 200 feet. The applicant has submitted an Arborist Report,
Geotechnical Engineering Study and a Preliminary Technical Information Report with the application.
PROJECT LOCATION: 16826108th Ave SE, Renton, WA 98055
OPTIONAL DETERMINATION OF NON-SIGNIFICANCE {DNS}: As the Lead Agency, the City of Renton has determined that
significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the
RCW 43.21C.110, the City of Renton is using the Optional DNS process to give notice that a DNS is likely to be issued.
Comment periods for the project and the proposed DNS are integrated into a single comment period. There will be no
comment period following the issuance of the Threshold Determination of Non-Significance (DNS). This may be the only
opportunity to comment on the environmental impacts of the proposal. A 14-day appeal period will follow the issuance
of the DNS.
PERMIT APPLICATION DATE:
NOTICE OF COMPLETE APPLICATION:
PROJECT CONTACT PERSON:
Permits/Review Requested:
Other Permits which may be required:
Requested Studies:
October 9, 2015
March 15, 2016
Steve Wu/ 8822 NE 128" St/ Bothell, WA 98011
wu868good@outlook.com / 206-795-5674
Rezone, Environmental (SEPA) Review, Site Plan Administrative,
Short Plat
Building Permit, Construction Permit
Arborist Report, Geotechnical Engineering Study, Preliminary
Technical Information Report
If you would like to be made a party of record to receive further information on this proposed project, complete this
form and return to: City of Renton, CED-Planning Division, 1055 So. Grady Way, Renton, WA 98057.
Name/File No: 168 Development Short Plat/LUA15-000745, ECF, SHPL-A, SA-A, R
NAME:----------------------------------
MAILING ADORESS: _______________ CITY/STATE/ZIP: _________ _
TELEPHONE NO.: --------------
Location where applic
be reviewed:
PUBLIC HEARING:
CONSISTENCY OVERVIEW:
Zoning/Land Use:
may
Environmental Documents that
Evaluate the Proposed Project:
Development Regulations
Used For Project Mitigation:
Proposed Mitigation Measures:
Department of Community & Economic Development (CED) -Planning
Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA
98057
Public hearing is tentatively scheduled for May 17, 2016 before the Renton
Hearing Examiner in Renton Council Chambers at 11:00 am on the 7th floor of
Renton City Hall located at 1055 South Grady Way.
The subject site is designated Residential High Density (RHO) on the City of
Renton Comprehensive Land Use Map and Residential-14 (R-14) and
ResidentialwlO (R-10) on the City's Zoning Map.
Environmental (SEPA) Checklist
The project will be subject to the City's SEPA ordinance, RMC 4-2-UOA, ,4.3~050,
4-4, 4-6-060, 4-7, 4-9 and other applicable codes and regulations as appropriate.
None are recommended at this time.
Comments on the above application must be submitted in writing to Clark H. Close, Senior Planner, CED -Planning
Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on March 29, 2016. This matter is also tentatively
scheduled for a public hearing on May 17, 2016, at 11:00 am, Council Chambers, Seventh Floor, Renton City Hall, 1055
South Grady Way, Renton. If you are interested in attending the hearing, please contact the Planning Division to ensure
that the hearing has not been rescheduled at (425) 430-6578. Following the issuance of the SEPA Determination, you
may still appear at the hearing and present your comments regarding the proposal before the Hearing Examiner. If you
have questions about this proposal, or wish to be made a party of record and receive additional information by mail,
please contact the project manager. Anyone who submits written comments will automatically become a party of record
and will be notified of any decision on this project.
CONTACT PERSON: Clark H. Close, Senior Planner; Tel: (425) 430-7289;
Email: cclose@rentonwa.gov
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
--~~·-----~ ft(_,(
De~;:~,aw -~[) f City O{i-1i\ {
-~ ......... ---1·L~®IIDl!lIDill
December 22, 2015
Steve Wu
8822 NE 128th St
Bothell, WA 98011
Community & Economic Develop.men! Department
C.E."Chip"Vincent,Administrator
Subject: Notice of Incomplete Application (updated)
168 Development, LUAlS-000745, SA-A, SHPL-A, MOD
Dear Mr. Wu:
The Planning Division of the City of Renton has determined that the subject application
would exceed the maximum net density allowed within the R-10 zoned parcel as part of
a townhouse development project. Therefore, the subject application will remain
incomplete according to submittal requirements, until either such time as the applicant
completes a project specific rezone or revises and plat plan to comply with net density
requirements of the zone. The following item(s) will need to be submitted by March 22,
2015, in order to continue processing your application:
Density Worksheet: A density worksheet that complies with the underlying
zone;
Rezone with Associated Development: Complete a rezone of the R-10 zoned
parcel. The rezone process is subject to RMC 4-9-180 and the application is
available on the City of Renton's website at www.rentonwa.gov. Applications
should be submitted to Development Services staff at the 6th floor counter of
Renton City Hall, 1055 South Grady Way, between 8:00 A.M. and 4:00 P.M.
Monday through Friday. Please call me to schedule a pre-screen appointment.
Please contact me at {425) 430-7289 if you have any questions.
Sincerely,
Clark H. Close
Senior Planner
cc: Zhao Su & Ying Wei/ Owners
Kevin Su/ Party of Record
Project File LUAlS-000745, SA-A, SHPL-A, MOD
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
-~--:-•------Denis Law ,c---$ City of . --=Mayor-----!~ p <r@ro-,1' ~ 0. ~-01 -1~1.r®L
October 28, 2015
Steve Wu
8822 NE 128th St
Bothell, WA 98011
Community & Economic Development Department
C.E."Chip"Vincent, Administrator
Subject: Notice of Incomplete Application
168 Development, LUAlS-000745, SA-A, SHPL·A, MOD
Dear Mr. Wu:
The Planning Division of the City of Renton has determined that the subject application
is incomplete according to submittal requirements, and the following items will need to
be submitted by January 28, 2015, in order to continue processing your application:
Density Worksheet: Separate density worksheets must be completed for each
residential zone (R-10 and R-14). Please submit 12 copies of the completed
density worksheets.
Public Information Sign(s): Installation of the public information sign must
match the illustration on the handout (see attached illustration 1 for correct
form).
Please contact me at (425) 430-7289 if you have any questions.
Sincerely,
Clark H. Close
Senior Planner
Public Information Sign(s) Installation Handout
cc: Zhao Su & Ying Wei/ Owners
Kevin Su/ Party of Record
Project File LUAlS-000745, SA-A, SHPL-A, MOD
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
• DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
_______ .... Renton 0
PUBLIC INFORMATION SIGN{S)
INSTALLATION
Planning Division
1055 South Grady Way, Renton, WA 98057
Phone: 425-430-7200 I www.rentonwa.gov
Public Information Signs are intended to make the public aware of land use and development actions
being considered by the City and facilitate timely and effective public participation in the review
process.
Signs are required for each of the folloYfing development actions:
• Short Plat Applications
• Preliminary Plat Applications
• Preliminary Planned Unit Development Applications
Please install the sign the same day as the application submittal.
SIGN INSTALLATION SPECIFICATIONS:
1. Size and Appearance of Sign:
All signs must be 4' X 8' (see illustration 1 for correct form). Signs shall be prepared using templates
or attachable lettering. Hand lettered signs are not acceptable. Signs meeting all the established
criteria may be obtained from any professional sign company. R & R Graphics (425-793-9585) and
Star Graphics (425-235-8138) are two local sign companies providing this service. Prices vary and
you may consult the yellow pages to obtain quotes from other sign companies.
2. Plastic Flyer Box:
Upon request, the City will provide a plastic case for the applicant to mount in the lower right hand
corner of the sign(s). The case is needed to provide the public with information regarding the
project's scope and time frames. City staff will fill the case with the appropriate public notices after
the applicant installs the sign(s) and the plastic case(s).
3. Content of Notice:
Include the following information on your sign(s) (see "Illustration 1" for correct format).
• The title "Proposed Land Use Action"; and
• Type of land use or development action which is proposed; and
• Name of the proposed project.
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\pubsign.doc Rev: 08/2015
PUBLIC INFORMATION SIGN{S}
INSTALLATION
ILLUSTRATION 1:
1·4"··-----------96"----------
PROPOSED LAND USE ACTION
r ----......... --........ "' .. --,
' . SITE MAP Type of Action: (Provided by Applicant)
Project Name: (Provided by Applicant)
Site Address: (Provided by Applicant)
Laminated
Installed by Applicant
TO SUBMIT COMMENTS OR OBTAIN
0 ADDITIONAL INFORMATION PLEASE
CONTACT CITY OF RENTON STAFF AT:
Planning Oivis1an
I 055 South Grady Way
Ren1011_ Washtngton 98057
(425) 430-7200
Pf ease reference the project number. II no
0 number is hsted raf0tence the project name.
Installer Instructions:
Spa-ce
reoorvod for
Giry provided
PUBLIC
NOTICE
8.5" X 14·
Please ensure the bottom of the sign does not
exceed 4R" fn,m the ground,
NOTES:
Use 4" x 4" x 12· POSTS
Use 4' x 8' x 112" PLYWOOD
Use li2" x 3" GALV. LAG BOLTS. WiWASHERS
LETTERING:
Use HELVETICA LETIERING.
BLACK ON WHITE BACKGROUND.
TITLE 3• All CAPS
OTHER 1 1!2" CAPS and 1 • LOWER CASE
PLASTIC
CASE
instaJJed by
:1pplicant
0
0
0
"1'
I
b
N
~
b
N
J
;,.
lo ...
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\pubsign.doc Rev: 08/2015
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division
LAND USE PERMIT MASTER APPLICATION
PROPERTY OWNER(S) PROJECT INFORMATION
NAME:]_ \.,_q 0 21.i.,~ 5.., 9. t.·~ f-/&i11
L.'--%:
PRftECT OR DEVELOPMENT NAME: I. 'l D evt[o ""-'e1,1+
ADDRESS: 1-f 'J O i s. T"1\rtle. st PROJECTIADORESS(S)/L~CATION AND ZIP CODE:
\.G 16 ? b \ b S t 4 ve. s E
CITY: ~ffle_ ZIP: 'Hs11g R evrt-0,11 w A 'lS DS5
TELEPHONE NUMBER: )v~-?5f;;-i i:b"G KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S):
APPLICANT (if other than owner)
2...q 2.. 3 GS -") c,;.g
NAME:
EXISTING LANO USE(S):
31 i..j,"b SF
COMPANY (if applicable):
PROPOSED LAND USE(S):
/11'1'10 s ,::.
EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:
ADDRESS: HO
PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
CITY: ZIP: (if applicable)
TELEPHONE NUMBER:
EXISTING ZONING:
R I"/ 4<. Io
CONTACT PERSON PROPOSED ZONING (ff apRcable):
·H
I NAME: ':>i<vc wv'\ SITE AREA (in square feel):
s11i..i,1
COMPANY (if applicable); 11 q;,'t'
<; ~ 21.. 1 ,VJ.: i"\ '6 '"' ::,f
SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE
DEDICATED: ,, Yb 0
\j,, SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS:
, ADDRESS:
f
I
'5_;~ ~o
PROPOSED RESIDENTIAL DENSITY IN UNITS PEA NET
: CITY\?, ZIP: '1 ff:,, [ / I o1i,,"11 i TELEPHONE NUMBER AND EMAIL ADDRESS: i J..ob·7'ti;:-56 1 '-j
~'1 Jb'j'.,y)'\@ y..,i,o:;, [C".'.".J
ACRE (if applicable) 1 I i
J
! NUMBER OF PROP,ED LOTS (1f applicable) j
NUMBER OF NEW DWELLING UNITS (if applicable): ,
b ____ J
H.\CED\Data\Forms-remplates\S.e!f~Help Handouts\Planning\Master Application.doc Rev: 02/20:S
i
i
i
PROJECT INFORMATION continued
INLJMBER OF EXISTING DWELLING UNITS (if applicable):
--~----~-----------
PROJECT VALUE:
I I 5 VI'].//:, V
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS (if applicable):
'l c; 06
IS THE SITE LOCATED IN ANY TYPE OF I ENVIRONMENTALL y CRITICAL AREA, PLEASE INCLUDE
SQUARE FOOTAGE (ff applicable):
SQUARE FOOTAGE OF EXISTING RESIDENTIAL
BUILDINGS TO REMAIN (if BPP"f~lf)'b CJ AQUIFIER PROTECTION AREA ONE
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL CJ AQUIFIER PROTECTION AREA TWO
BUILDINGS (if applicable): D CJ FLOOD HAZARD AREA __ 6 _sq.ft.
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL
BUILDINGS TO REMAIN (if applica//le): CJ GEOLOGIC HAZARD __ D_sq.ft.
NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if CJ HABITAT CONSERVATION __ O_sq.tt.
applicable): 0 CJ SHORELINE STREAMS & LAKES __ D_sq.ft.
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW
PROJECT (if applicable):
~D CJ WETLANDS _D __ sq.tt.
LEGAL DESCRIPTION OF PROPERTY
Attach le al descrl tlon on se arate sheet with the followin information included
SITUATE IN THE 5£ QUARTER OF SECTION 1:..1... TOWNSHIP_£, RANGE ...i._, IN THE CITY
OF RENTON, KING COUNTY, WASHINGTON
AFFIDAVIT OF OWNERSHIP
..., I. 11 5 a '{· ... :, H .. .., \,ve, I. (Print Name/s) ,__ Vi'\• '1'1":§ "l'" ' , declare under penally of peljury under the laws of the State of
Washington that I am (please check one) ..-£the current owner of the properly involved In this application or_ the authorized
representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein
contained and the infonnation herewith are in all respects true and correct to the best of my knowledge and belief.
111fffln l•,/e,' /0 -<f~2e1f ~ ~ S' tf /t~&7-,r
Signature of Owner/Representative
STATE OF WASHINGTON ) ) ss
COUNTY OF KING )
Notary Public
State ofWa1blngton
TIFFANY LEVAUNEJOIISON
MY COMMISSION EXPIRES
August 24, 201 a
Date Signature of OWner/Representative
My appointment expires:
H:\CEO\Data\Forms-Templates\S~lf-Help Handouts\Planning\Master Application.doc
Date
Rev: 01/2015
PRE-APPLICATION MEETING COMMENTS FOR
STEVE WU SHORT PLAT
PRE 15-000155
CITY OF RENTON
Department of Community & Economic Development
Planning Division
March 26, 2015 (Meeting Date)
Contact Information:
Planner: Clark H. Close, 425-430-7289
Public Works Plan Reviewer: Jan Illian, 425-430-7216
Fire Prevention Reviewer: Corey Thomas, 425-430-7024
Building Department Reviewer: Craig Burnell, 425-430-7290
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
FIRE & EMERGENCY SERVICES DEPARTMENT
MEMORANDUM
DATE: April 28, 2015
TO: Clark Close, Associate Planner
FROM: Corey Thomas, Plans Review Inspector
Steve Wu Short Plat SUBJECT:
1. The minimum fire flow requirement for a townhouse is 1,500 gpm minimum for
dwellings up to 3,600 square feet (including garage ahd basements). A minimum
of two fire hydrants are required. One hydrant is required within 150-feet and
one is required within 300-feet of the proposed buildings. There is one existing
hydrant that can be counted toward the requirements. At least one new hydrant
will be required to be extended onto the site to meet minimum requirements. A
water availability certificate is required to be provided from Soos Creek Water
and Sewer District.
2. The fire impact fees are currently applicable at the rate of $495.10 per single
family unit.
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.
Approved apparatus turnarounds are required for dead end roads exceeding
150-feet. Proposed hammerhead type turnaround is acceptable.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
MEMORANDUM
DATE: March 26, 2015
TO: Clark Close, Associate Planner
FROM: Jan Illian, Plan Review
SUBJECT: Steve Wu Short Plat -16826 108th Ave SE
PRElS-000155
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official City decision-makers. Review
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal. The following comments are
based on the pre-application submittal made to the City of Renton by the applicant.
WATER
1. Water Service provider will be Soos Creek Water and Sewer District. A water availability
certificate will be required to be submitted to the City.
SANITARY SEWER
1. Sewer Service will be provided by Soos Creek Water and Sewer District. A sewer availability
certificate will be required to be submitted to the City.
STORM DRAINAGE
1. There is a drainage conveyance system along the curb line in the east side of 108th Ave SE.
2. A drainage plan and drainage report will be required with the short plat application. The report
shall comply with the 2009 King County Surface Water Manual and the 2009 City of Renton
Amendments to the KCSWM, Chapter 1 and 2. All core and any special requirements shall be
contained in the report. Based on the City's flow control map, this site falls within the Flow
Control Duration Standard, Forested Site Condition. The drainage report will need to follow the
area specific flow control requirements under Core Requirement #3.
3. A geotechnical report for the site is required. Information on the water table and soil
permeability with recommendations of appropriate flow control BMP options with typical
designs for the site from the geotechnical engineer shall be submitted with the application.
4. Surface water system development fee is $1,350.00 for each new lot. Credit will be given to the
existing home.
Steve Wu Short Plat PRE15 4 000155
Page 2 of 2
March 26, 2015
5. A Construction Stormwater Permit from Department of Ecology is required if clearing and
grading of the site exceeds one acre.
TRANSPORTATION
1. Existing right of way width along this section of 108th Ave SE Street varies from 60 to 80 feet.
108th Ave SE is classified as a minor arterial road. Right of way width fronting the site is 60 feet.
Minimum right-of-way width for a minor arterial is 91 feet. To meet the City's complete street
standards, half street improvements including a pavement width of 35 feet from the center line
of the roadway, new curb and gutter, an 8-foot planter strip, an 8-foot sidewalk, storm drainage
improvements is required by city code. To build this section, approximately 20 feet of right-of-
way would be required to be dedicated.
2. Applicant is encouraged to submit a request in writing requesting a modification from city code
to allow the existing sidewalk, curb and gutter to remain. Dedication of right-of-way is still
required.
3. Current traffic impact fee is $2,214.44 per new single-family lot. Payment of the transportation
impact fee is due at the time of issuance of the building permit. This impact fee will increase to
$2,951.17 in January 2016.
4. 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 with at least fifty (50) linear
feet of property; and
b. The subject lots are not created by a subdivision of ten (10) or more lots; and
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; and
d. The shared driveway would not adversely affect future circulation to neighboring
properties; and
e. The_ shared driveway is no more than two hundred feet (200') in length; and
f. The shared driveway poses no safety risk and provides sufficient access for emergency
vehicles and personnel.
5. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a
minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to
be up to twenty feet (20') wide. The shared driveway may be required to provide a turnaround
per RMC 4-6-060.
6. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-
loaded garage driveway shall not exceed not teen feet (16').
General Comments
1. All construction utility permits for drainage and street improvements will require separate plan
submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be
prepared by a licensed Civil Engineer.
2. When the utility plans are complete, please submit three (3) copies of the drawings, two (2)
copies of the drainage report, permit application and an itemized cost of construction estimate
and application fee at the counter on the sixth floor.
3. All sewer stubs, water services and storm connections are required to be provided to each lot
prior to recording of the short plat.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
MEMORANDUM
DATE: March 26, 2015 (Revised April 28, 2015)
TO: Pre-Application File No. 15-000155
FROM: Clark H. Close, Associate Planner
SUBJECT: Steve Wu Short Plat -16826 108th Ave SE
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official
decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator,
Public Works Administrator, Planning Director, Development Services Director, and City
Council). Review comments may also need to be revised based on site planning and other design
changes required by City staff or made by the applicant. The applicant is encouraged to review
all applicable sections of the Renton Municipal Code. The Development Regulations are
available for purchase for $SO.OD plus tax from the Finance Division on the first floor of City Hall
or online at www.rentonwa.gov.
Project Proposal: The subject property consists of two parcels located on the east side of 108'h
Ave SE between SE 1681h St and SE 170th St. The project parcels (APNs 2923059038 and APN
8637100440) totals 32,681 square feet (0.75 acres) in area and are zoned Residential-14 (R-14)
and Residential-10 (R-10), respectively. The proposal is to develop the existing two lots into two
single family lots, two townhouse lots, one common area tract, and one shared driveway tract.
The existing house will remain in place. The new lots vary in size from 4,616 square feet to 7,775
square feet. Access to the site is proposed from 1081h Ave SE via a 20-foot wide street along the
south property line with a hammerhead turnaround onsite.
Current Use: Currently, there is a 1,440 square foot single family residence located onsite which
is proposed to be retained. Grass lawn and trees cover the site.
Zoning/Density Requirements: The subject property is located within the R-14 zoning
classification. The purpose of the Residential-14 Dwelling Units per Net Acre Zone (R-14) is to
encourage development, and redevelopment, of residential neighborhoods that provide a mix
of detached and attached dwelling structures organized and designed to combine characteristics
of both typical single family and small-scale multi-family developments. The site borders an R-10
zoned parcel to the north and east and R-14 zoning is located to the south.
The density range allowed in the R-14 zone is a minimum of 7.0 to a maximum of 14.0 dwelling
units per net acre and the density range allowed in the R-14 zone is a minimum of 5.0 to a
maximum of 10.0 dwelling units per net acre. The area of public and private streets and critical
areas would be deducted from the gross site area to determine the "net" site area prior to
H : \CED \Planning\ Cu rrent Plan n ing\P REAP P S\iS-00015 5
Steve Wu Short Plat, PRE15-000155
Page2of8
March 26, 2015 (Meeting Date)
calculating density. In order to calculate the proposed density of the project, any area of public
road, private easement, and/or critical area dedication must be known. Using an estimated net
density of 0.55-acres, the 4-lot proposal arrives at a net density of approximately 10 du/ac (6
lots / 0.55 acres = 8 du/ac). It is unclear exactly how much area would be required to be
dedicated for right-of-way; therefore, the exact net density of site could not be calculated. A
Density Worksheet would be required ot the time of formal short plot application. The
applicant would be required to demonstrate compliance with the net density requirements of
the zone at the time of formal application. Based on the estimated net density of 10 du/ac, the
subject site would meet the minimum/maximum density requirements of both R-10 and R-14
the zones.
Development Standards: The project would be subject to RMC 4-2-llOA, "Development
Standards for Residential Zoning Designations" effective at the time of complete application
(noted as "R-14 standards" and "R·lO standards" herein).
Type of Standard R-14 Minimum Standard R-10 Minimum Standard
Lot Size Detached dwellings: 3,000 Detached dwellings: 4,000
square feet square feet
Attached dwellings: n/a Attached dwellings: n/a
Lot Width (Corner Lots) 30 feet ( 40 feet) 40 feet (50 feet)
Lot Depth 60feet 70feet
Front Yard 15 feet., except garage must 20feet
be 20 feet
Side Yard Detached Units: 4 feet
Attached Units: 4 feet for unattached side(s), o feet for the
attached side(s).
Rear Yard lOfeet 15 feet
Side Yard Along-A-Street 15 feet
Building Coverage Ratio 65% 55%
Impervious Surface Area 80% 70%
Height (Residential) 30feet
Landscaping
Tree Retention At least 20% of the significant trees
Tree Density Attached Units: 4 significant trees per 5,000 sf of lot area
Developments shall create pedestrian oriented environments and amplify the mutual
relationship between housing units, roads, open space, and pedestrian amenities, while also
protecting the privacy of individuals. Developments of more than four (4) structures shall
incorporate a variety of home sizes, lot sizes, and unit clusters (RMC 4-2-115). Dwellings shall
be arranged to ensure privacy so that side yards abut other side yards (or rights-of-way) and do
not abut front or back yards. Lots accessed by easements or pipestems shall be prohibited. The
applicant will need to adequately demonstrate variety of lot sizes upon submittal of the plat
plan. Setbacks, lot coverage, impervious coverage, and building height for the new residences
would be reviewed at the time of building permit.
Access: Primary access would be from an 108th Ave SE. Alley access is the preferred street
pattern for all new residential development. All abutting rights-of-way and new rights-of-way
dedicated as part of the plat are required to be graded to their full width and the pavement and
sidewalks shall be constructed as specified in the street standards RMC 4-6-060.
H :\CED\Planni ng\Current Pl an ni ng\PREAPPS\15-000155
Steve Wu Short Plat, PRElS-000155
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March 26, 2015 (Meeting Date)
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 with at least fifty (50) linear
feet of property; and
b. The subject lots are not created by a subdivision of ten (10) or more lots; and
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; and
d. The shared driveway would not adversely affect future circulation to neighboring
properties; and
e. The shared driveway is no more than two hundred feet (200') in length; and
f. The shared driveway poses no safety risk and provides sufficient access for emergency
vehicles and personnel; and
g. The applicant shall ensure the shared driveway can be continually maintained to
minimum standards; and
h. Covenants, conditions and restrictions, which are approved by the Administrator, shall be
recorded with the King County Recorder's Office.
Shared driveways shall be within a tract; the width of the tract and paved surface shall be a
minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to
be up to twenty feet (20') wide.
Parking: Off-street parking shall be provided as follows (RMC 4-4-080F.10.d):
Use Number of Required Spaces
Detached dwellings: A minimum of 2 per dwelling unit, however, 1 per dwelling
unit may be permitted for 1 bedroom or less dwelling units.
Tandem parking is allowed. A maximum of 4 vehicles may be
parked on a lot, including those vehicles under repair and
restoration, unless kept within an enclosed building.
If the proposal provides more or less parking than required by code, a request for a parking
modification would need to be applied for and granted. This detailed written request should be
submitted by the applicant along with or prior to the land use application process.
Driveways: The site slopes from north to south. The maximum driveway slope threshold is 15%.
Driveways exceeding 8% must provide slotted drains at the lower end of the driveway. Driveway
widths are limited by the driveway standards in RMC 4-4-0801.
Landscaping: All portions of the development area which are not covered by structures,
required parking, access, circulation or service areas, must be landscaped with native, drought-
resistant vegetative cover. Ten feet (10') of on-site landscaping is required along all public street
frontages, with the exception of areas for required walkways and driveways according to the
landscaping standards of RMC 4-4-070F. Such landscaping shall include a mixture of trees,
shrubs, and groundcover as approved by the Dept. of Community and Economic Development.
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. Street tree spacing standards shall be as stipulated by
H:\CED\Planning\Current Plannlng\PREAPPS\15-000155
Steve Wu Short Plat, PRElS-000155
Page 4 of 8
March 26, 2015 (Meeting Date)
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 of the Department of Community
and Economic Development or designee. Broadleaf trees planted in residential zones must be a
minimum of one and one-half inches (1.5") in diameter (dbh). Conifer trees at the time of
planting must be fully branched and a minimum of six feet (6') in height.
A conceptual landscape plan must be provided with the formol lond use application as
prepared by a registered Landscape Architect, a certified nurseryman or other certified
professional meeting the requirements in RMC 4-8-120D.12.
Parks and Open Space (R-14): For developments that are less than ten (10) net acres, no park is
required, but is allowed per RMC 4-2-115E.2. For developments of four (4) or more units, each
unit in the development must provide at least 350 square feet of common open space. Open
space shall be designed as a park, common green, pea-patch, pocket park, or pedestrian entry
easement in the development and shall include picnic areas, space for small recreational
activities, and other activities as appropriate. Open space shall be located in a highly visible area
and be easily accessible to the neighborhood. Open space shall be contiguous to the majority of
the dwellings and accessible to all dwellings and be at least 20 feet wide. A pedestrian entry
easement can be used to meet the requirements if it has a minimum width of 20 feet with a
minimum five feet of sidewalk. Pea-patches shall be at least 1,000 square feet in size with
individual plots that measure 10 x 10 feet. Based on the provided site plan it appears that no
common open space has been provided.
Private Yards (R-14): Each ground-related dwelling shall have a private yard that is at least 250
square feet in size with no dimension less than 8 feet in width per RMC 4-2-115E.2.
Significant Tree Retention: A Tree Retention / Land Clearing (Tree Inventory) Plan along with a
tree retention worksheet shall be provided with the formal land use application. The tree
retention plan must show preservation of at least twenty percent (20%) of significant trees per
RMC 4-4-BOH.1.a.ii, and indicate how proposed building footprints would be sited to
accommodate preservation of significant trees that would be retained. The Administrator may
authorize the planting of replacement trees on the site if it can be demonstrated to the
Administrator's satisfaction that an insufficient number of trees can be retained.
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.
For single family projects a minimum tree density is required at a rate of two (2) significant
treesl for every five thousand (5,000) sq. ft. of lot area. The Administrator may require
H :\CED\Pla nning\Cu rrent Plan ning\PR EAPPS\15-000155
Steve Wu Short Plat, PRElS-000155
Page 5 of8
March 26, 2015 (Meeting Date)
independent review of any land use application that involves tree removal and land clearing at
the City's discretion.
Trees required to be retained (i.e., protected trees), and/or Administrator approved
replacement trees (excluding required street trees pursuant to RMC 4-4-070F Areas
Required to be Landscaped), shall be preserved by establishing a tree protection tract
that encompasses the drip line of all protected trees. Based an the pravided site plan it
appears that a tree tract has not been provided.
Building Design Standards: Compliance with Residential Design Regulations shall be required;
see RMC 4-2-115. Below are some of the identified design standards that need to be addressed
in the proposal:
1. One of the following is required; the garage must be:
a. Recessed from the front of the house and/or front porch at least 8 feet, or
b. Detached and set back from the front of the house and/or porch at least 6 feet.
2. Additionally, all of the following is required:
a. Garage design shall be of similar design to the homes, and
b. If sides of the garage are visible from streets, sidewalks, pathways, trails, or other
homes, architectural details shall be incorporated in the design.
3. Entrances to homes shall be a focal point and allow space for social interaction. Front
doors shall face the street and be on the facade closest to the street.
a. Both of the following are required:
i. The entry shall take access from and face a street, park, common green,
pocket park, pedestrian easement, or open space, and
ii. The entry shall include one of the following:
1. Stoop: minimum size four feet by six feet (4' x 6') and minimum
height twelve inches (12") above grade, or
2. Porch: minimum five feet (5') deep and minimum height twelve
inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible
route may be taken from a front driveway.
4. Buildings shall not have monotonous fa~ades along public areas. Dwellings shall include
articulation along public frontages; the articulation may include the connection of an open
porch to the building, a dormer facing the street, or a well-defined entry element.
a. Both of the following are required:
i. The primary building elevation oriented toward the street or common
green shall have at least one articulation or change in plane of at least two
feet (2') in depth; and
ii. A minimum one side articulation that measures at least one foot (1') in
depth shall occur for all facades facing streets or public spaces.
H:\CED\P!anning\Current Planning\PREAPPS\15-000155
Steve Wu Short Plat, PRE1S-0001SS
Page 6 of 8
March 26, 2015 (Meeting Date)
5. Windows and front doors shall serve as an integral part of the character of the home.
Primary windows shall be proportioned vertically rather than horizontally. Vertical windows
may be combined together to create a larger window area. Front doors shall be a focal point
of the dwelling and be in scale with the home. All doors shall be of the same character as
the home. Sliding glass doors are not permitted along a frontage elevation or an elevation
facing a pedestrian easement.
6. The primary building form shall be the dominating form, and elements such as porches,
principal dormers, or other significant features shall not dominate.
7. Primary roof pitch shall be a minimum six to twelve (6:12). If a gable roof is used, exit
access from a third floor must face a public right of way for emergency access. A variety of
roofing colors shall be used within the development and all roof material shall be fire
retardant.
8. Eaves shall be at least twelve inches (12") with horizontal fascia or fascia gutter at least
five inches (5") deep on the face of all eaves.
Pedestrian Access (R-14): The applicant would be required to demonstrate pedestrian
connections throughout the development as a part of site plan review. All of the following are
required:
1. Sidewalks shall be provided throughout the neighborhood.
2. Front yards shall have entry walks that are a minimum width of 3 feet and a maximum
width of 4 feet.
3. Pathways shall be used to connect common parks, green areas, and pocket parks to
residential access streets, limited residential access streets, or other pedestrian connections.
They may be used to provide access to homes and common open space. They shall be a
minimum 3 feet in width and made of paved asphalt, concrete, or porous material such as:
porous paving stones, crushed gravel with soil stabilizers, or paving blocks with planted
joints. Sidewalks or pathways for parks and green spaces shall be located at the edge of the
common space to allow a larger usable green and easy access to homes.
4. Pedestrian easement plantings shall be planted with plants and trees. Trees are required
along all pedestrian easements to provide shade and spaced twenty feet (20') on center.
Shrubs shall be planted in at least fifteen percent (15%) of the easement and shall be spaced
no further than thirty six inches (36") on center.
5. For all homes that do not front on a residential access street, limited residential access
street, a park, or a common green: Pedestrian entry easements that are at least fifteen feet
(15') wide plus a five-foot (5') sidewalk shall be provided.
Exterior Lighting: Exterior lighting shall be provided in order to enhance visibility and security
while accenting key architectural elements and landscape features. Lighting shall be minimal
where possible to achieve the desired purpose. Light spillover for all lighting, as well as single
source lighting of large areas shall be avoided. See RMC 4-4-075 for standards and more
information.
Signs: Development signage is regulated by RMC 4-4-100.
Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this
project, the location must be designated on the landscape plan or grading plan. A fence and/or
H :\CED\Planni ng\Cu rrent Pia nn ing\PREAP PS\15-000155
Steve Wu Short Plat, PRElS-000155
Page 7 of 8
March 26, 2015 (Meeting Date)
wall detail should also be included on the plan as well. A fence taller than six feet (6') shall
require a building permit or an explicit exemption from the Building Official.
A retaining wall that is four feet (4') or taller, as measured by the vertical distance from the
bottom of the footing to the finish grade at the top of the wall requires a building permit. A
fence shall not be constructed on top of a retaining wall unless the total combined height of the
retaining wall and the fence does not exceed the allowed height of a standalone fence. For more
information about fences and retaining walls see RMC 4-4-040.
Critical Areas: Based on City of Renton Critical Area maps, the following conditions may exist on
the site: regulated slopes between 15% and 25%. It is the applicant's responsibility to ascertain
whether critical areas or environmental concerns are present on the site during site
development or building construction.
Environmental Review: Except when located in sensitive areas (such as wetlands) or lands
covered by water, short plats of nine or fewer lots are categorically exempt from Environmental
(SEPA) Review.
Permit Requirements: Site plan review is required for all development in the R-14 zone per RMC
4-9-200. The purpose of Site Plan Review is the detailed arrangement of project elements so as
to be compatible with the physical characteristics of a site and with the surrounding area. Site
plan review ensures quality development consistent with City goals and policies. An additional
purpose of Site Plan is to ensure quality development consistent with City goals and policies
General review criteria includes the following:
a. Compliance and Consistency. Conformance with plans, policies, regulations and
approvals, including:
b. Off-Site Impacts. Mitigation of impacts to surrounding properties and uses;
c. On-Site Impacts. Mitigation of impacts to the site;
d. Access and Circulation. Safe and efficient access and circulation for all users;
e. Open Space. Incorporation of public and private open spaces to serve as distinctive
project focal points and to provide adequate areas for passive and active recreation by the
occupants/users of the site;
f. Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier,
incorporates public access to shorelines, and arranges project elements to protect existing
natural systems where applicable;
g. Services and Infrastructure. Availability of public services and facilities to accommodate
the proposed use;
h. Signage. Use of signs primarily for the purpose of identification and management of sign
elements -such as the number, size, brightness, lighting intensity, and location -to
complement the visual character of the surrounding area, avoid visual clutter and
distraction, and appear in proportion to the building and site to which they pertain; and
i. Phasing. Inclusion of a detailed sequencing plan with development phases and estimated
time frames, if applicable.
H:\CED\Planning\Current Planning\PREAPPS\15-000155
Steve Wu Short Plat, PRElS-000155
Page 8 of8
March 26, 2015 (Meeting Date)
The proposed subdivision would require Short Plat Approval and Site Plan Review. All land use
permits would be processed within an estimated time frame of eight weeks. After the required
notification period, the project would undergo administrative review. After a decision is issued,
a two-week appeal period will commence. The Short Plat Review and Site Plan Review
application fees are $2,000 and $1,500 respectively. A 3% technology fee would also be assessed
at the time of land use application. Detailed information regarding the land use application
submittal is provided in the attached handouts.
The applicant will be required to install a public information sign on the property. Detailed
information regarding the land use application submittal requirements is provided in the
attached handouts. Once Preliminary Short Plat approval is obtained, the applicant must
complete the required improvements and dedications, as well as satisfy any conditions of the
preliminary approval before submitting for Final Short Plat review. Once final approval is
received, the plat may be recorded. The newly created lots may only be sold after the plat has
been recorded.
In addition to the required land use permits, separate construction and building permits would
be required.
Fees: In addition to the applicable building and construction fees, impact fees are required. Such
fees apply to all projects and would be calculated at the time of building permit application and
payable prior to building permit issuance. The fees for 2015 are as follows:
• A Transportation Impact Fee based on $2,214.44 per each new single family residence and
$1,454.20 per apartment;
A Parks Impact Fee based on $1,441.29 per each new single family residence and
$1,204.40 per multi-family: 2 units;
• A Fire Impact fee of $495.10 per each new single family residence and $463.66 for multi-
family residential; and
• Renton School District Impact Fee based on $5,541.00 per each new single family
residence and $1,360 per new multi-family unit.
A handout listing Renton's development-related fees is available on the City of Renton website
for your review.
Note: When the formal application materials are complete, the applicant is strongly
encouraged to have one copy of the application materials pre-screened at the 6th floor front
counter prior to submitting the complete application package. Please contact Clark Close,
Associate Planner at 425-430-7289 or by email at cclose@rentonwa.gov for an appointment.
Expiration: Upon approval, the short plat is valid for two years with a possible one-year
extension. Upon site plan approval, the site plan approval is valid for two (2) years with a
possible two-year extension for good cause by the Administrator. The Administrator may
determine at his or her discretion that a public hearing before the Hearing Examiner is required
for such extension.
H :\CE D\Planning\Current P lann ing\P R EAPPS\15-000155
City of Renton COR Maps
Steve Wu Snort Plat at 16826 108th Ave SE
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DEPARTMENT OF COMML,,1ITY
AND ECONOMIC DEVELOPMENT ______ ..... Renton®
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
Planning Division
1055 South Grady Way-Renton, WA 98057
Phone: 425-430-7200 I www.rentonwa.gov
LAND USE PERMIT SUBMITTAL REQUIREMENTS: WAIVED MODIFIED
BY: BY:
Arborist Report 4
Biological Assessment 4
Calculations 1
Colored Maps for Display 4 llK,
Construction Mitigation Description""" 4 llK,
Deed of Right-of-Way Dedication 1
Density Worksheet•
Drainage Control Plan 2 llK,
Drainage Report 2
Elevations, Architectural 3 AND 4 l/1(,
Environmental Checklist 4
Existing Covenants (Recorded Copy)1AND4
Existing Easements (Recorded Copy) 1AN0 4
Flood Hazard Data 4
Floor Plans 3AND4 llK,
Geotechnical Report 2AND 3 llK,
Grading Elevations & Plan, Conceptual 2
Grading Elevations & Plan, Detailed 2
Habitat Data Report 4
Improvement Deferral 2
Irrigation Plan 4
COMMENTS:
Unless determined at a later date.
Unless determined at a later date.
PROJECT NAME: 168th Development Rezone with Associated Development
DATE: 12/23/15 RECEIVED
IJAR 1 4 2016
CITY OF RENTON
PLANNING DIVISION
H:\CED\Planning\Current Planning\PROJECTS\2015 Projects\15-000745.Clark\Waiver-168 Development Rezone.docx Rev: 08/2015
...
LAND USE PERMIT SUBMITIAL REQUIREMENTS: WAIVED MODIFIED COMMENTS: BY: BY:
King County Assessor's Map Indicating Site 4
Landscape Plan,Conceptual• UK,
Landscape Plan, Detailed 4
Legal Description 4
Letter of Understanding of Geological Risk 4
Map of Existing Site Conditions 4 UK, Topographical map already provided.
Master Application Form 4
Monument Cards (one per monument) 1
Neighborhood Detail Map 4 {)I(,
Overall Plat Plan 4
Parking, Lot Coverage & Landscaping Analysis 4
Plan Reductions (PMTs) 4
Post Office Approval 2
Plat Name Reservation 4
Plat Plan,
Preapplication Meeting Summary 4 {)I(,
Public Works Approval Letter,
Rehabilitation Plan 4
Screening Detail 4
Shoreline Tracking Worksheet 4
Site Plan 2AND4 {)I(,
Stream or Lake Study, Standard 4
Stream or Lake Study, Supplemental 4
Stream or Lake Mitigation Plan 4
Street Profiles 2
Title Report or Plat Certificate 1 AND• {)I(,
Topography Map,
Traffic Study 2
Tree Cutting/Land Clearing Plan 4 {)I(, Including tree retention worksheet.
Urban Design Regulations Analysis 4
Utilities Plan, Generalized 2 {)I(,
Wetlands Mitigation Plan, Final,
Wetlands Mitigation Plan, Preliminary 4
H:\CED\Planning\Current Planning\PROJECTS\2015 Projects\15-000745.Clark\Waiver-168 Development Rezone.docx Rev: 08/2015
,'
LAND USE PERMIT SUBMITIAL REQUIREMENTS:
Wetlands Report/Delineation 4
Wireless:
Applicant Agreement Statement lANDs
Inventory of Existing Sites, AND,
Lease Agreement, Draft 2AND3
Map of Existing Site Conditions 2 AND 3
Map of View Area 2AND3
Photosimulations, AND,
This Requirement may be waived by:
1. Property Services
2 Development Engineering Plan Review
3 Building
4 Planning
WAIVED MODIFIED
COMMENTS:
BY: BY:
H;\CED\Planning\Current Planning\PROJECTS\2015 Projects\15-000745,Clark\Waiver-168 Development Rezone,docx Rev: 08/2015
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOP NT
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
Planning Division
1055 South Grady Way-Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231
-----~-~ r ' LAND USE PERMIT SUBMITIAL REQUIREMENTS: i WAIVED i MODIFIED I COMMENTS: BY: I BY:
I
Arborist Report• I I Architectural Elevations ,.,m, I J
I I -----r------
Biological Assessment 4 G'K-i =J Calculations 1
I I I i ---+ Colored Maps for Display 4 I C:.+t"'t-/vO e<-tv n->? ""'.r
Construction Mitigation Description zASo,
I
I
Deed of Right-of-Way Dedication 1 I I
Density Worksheet 4 I II
Drainage Control Plan, i I
Drainage Report 2 I I I
Elevations, Architectural ,._04 I
Environmental Checklist 4 I (_A'1-!., i A-S pMf(/f,1£.'o f'//__l'r
Existing Covenants (Recorded Copy) 1 .. 0 , r I
I
Existing Easements (Recorded Copy) '"o 4 I j , i I
Flood Hazard Data• {J,1k'l-I
Floor Plans '"o' I I
Geotechnical Report, "0 3 I
Grading Elevations & Plan, Conceptual 2
I ~ I I
Grading Elevations & Plan, Detailed 2 I i
Habitat Data Report 4 ! ~ i i I
Improvement Deferral 2 I
Irrigation Plan, ! ! I
i
I
PROJECTNAME: STEVl wlA. ~\foit-r f'L.~
DATE: __ C__,___/ 'J_.t._,/.._1.J ____ _
H :\CED\Data \Forms-Te m plates\Self-H elp Ha nda uts\Plan ning\ Wa iversubmitta I reqs. docx Rev: 02/201S
'I LAND USE PERMIT SUBMITIAL Ru,UIREMENTS: :
r King County Assessor's Map Indicating Site• _,[ __ ~
WAIVED I MODIFIED
BY: BY: COMMENTS:
i Land cape Plan Conceptual s 4 i __ j I
·----·
Landscape Plan, Detailed. I
·~~-
·-~-·
Legal Description 4 I
I J Letter of Understanding of Geological Risk 4 I
Map of Existing Site Conditions 4 I !
Master Application Form,
Monument Cards (one per monument) 1 I 1
Neighborhood Detail Map,
Overall Plat Plan 4
I ~ ___ I ___ ---·-,___.-___
Parking, Lot Coverage & Landscaping Analysis 4
Plan Reductions (PMTs) 4 I ·--~-
Post Office Approva I 2 ·-
Plat Name Reservation 4 -~ ----·
Plat Plan,
.~-·+ Preapplication Meeting Summary 4
---··-
Public Works Approval Letter,
.. --' Rehabilitation Plan• I
Screening Detail 4 I
·-~~-==:]
Shoreline Tracking Worksheet, -t;1-I
I
Site Plan ,.,o,
..
Stream or Lake Study, Standard,
--·
Stream or Lake Study, Supplemental,
Stream or Lake Mitigation Plan 4 I / M-'(. -·
Street Profiles 2
Title Report or Plat Certificate , •. ,o, I
Topography Map,
Traffic Study,
I
I
Tree Cutting/Land Clearing Plan 4 I ___,
Urban Design Regulations Analysis 4 I / I
Utilities Plan, Generalized 2
Wetlands Mitigation Plan, Final 4 t,~ I i i I
Wetlands Mitigation Plan, Preliminary 4 (,trt,
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Clark H. Close
Senior Planner
City of Renton
Subject: request to rezoning
Date: March 1, 2016
Dear Mr. Close
flECE!VED
MAfl I 4 2016
ClTY OF f!::;'!TOl'J
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We would like to request rezoning a parcel with 3,571 square foot area located at 16826-108"' Ave SE
Renton, WA 98055.
EXISTING CONDITION
There are two parcels located at 16826 108"' Ave SE, the lot with R14 zoning is approximately 29,110
square feet, and the other lot with RlO zoning is 3,S71 square feet. The R14 lot is bordered by
apartments on the north and south, and 108"' Ave SE to the west. The RlO lot is bordered with a single
family house on the east property line. The R10 lot does not currently meet the lot size minimum
requirement of 4,000 square feet to build a dwelling based on the City of Renton Code.
The existing lot does not have any sensitive features such as wetland, streams, cultural resources,
endangered species habitats, geologically hazardous and waste problems. The lot is relatively flat and
mostly covered with lawn and trees along the north northeast side of the property line.
PROPOSAL REZONE
Landowner would like to request amendment zoning from the exiting R10 lot to R14. Approval of this
request, the landowner will have one uniform R14 zone for the entire property, so the owner can
maximum intent feasible to develop this property. The existing R10 lot is relatively narrow and does not
meet current RlO lot requirement to build any dwelling, it would be difficult for the landowner to make
a reasonable use of the property in conformance with all the applicable zoning without amendment
exiting RlO lot to R14. The landowner will divide the existing lot into four lots with the existing house
remaining in place if the request rezoning approved. Three new multi-family town houses will be built
on the new subdivided lots.
JUSTIFICATIONS
(1) The proposed rezone is consistent with the Comprehensive Plan. The area request to rezone is
relatively small, it will not have any significantly detrimental effects on the overall zoning plan
nor on the neighborhood. The proposed rezone will comply with the goals and objectives of the
City of Renton Comprehensive plan, subdivision and zoning codes, and other official land use
control and policies of City of Renton.
(2) The proposed rezone will not result in negative economic, social and other impact to the city of
Renton. The proposed will allow, to the maximum extent feasible, develop this lot, this will add
to the city tax rolls and provide additional home ownership opportunities within the city. The
proposed development will not compromise the intent or purpose of the Land Development
Regulations.
(3) The proposed rezone and subsequent development of the site would be compatible with the
development in the vicinity. The proposed use will protect the existing neighborhood and
conserve the residential nature of the adjacent properties. The proposed development is far less
intensive use of the site than what is currently allowed under the existing R-14 Zoning. The
request will not substantially injure the value of adjoining property, or is public necessity. In
addition, the residential design will complement the surrounding residential properties, and the
size of the project will allow for1.ilili!.,reservation of tree lines on the north portion of the site.
(4) The proposed rezone will not unduly burden the transportation system in the vicinity of the
property with significant adverse impacts which cannot be mitigated. Traffic safety, operations
and maintainability will not be adversely affected by this request.
(5) The proposed rezone and development will make appropriate provisions for the public health,
safety, and general welfare. This new proposed also provide open spaces, potable water supply,
sanitary waste, drainage ways, and sidewalks.
(6) The request will not result in significant adverse impacts on the natural environment, including
but not limited to water, air, stormwater management, wildlife, vegetation, wetlands and the
natural functioning of the environment.
Please consider our request.
Zhao Su Z. h 0\ t> 9 CA
Ying Wei 1\ t9 ~
Project Narrative
Project address: 16826 1081h Ave SE
Renton WA 98055
1. General
The proposed project is called 168 Development, located at 16826-108th Ave SE Renton, WA
98055. The tax parcel number is: 2923059038. The proposed project site has two tax lots with
R-14 zoning and RlO zoning. The lot with R14 zoning is approximately 29,110 sq. ft. with an
existing single family home and garage, and the other lot with RlO zoning is 3,571 sq. ft. There
are two existing barn houses located at the north side of the property. The lots are mostly
covered with lawn and trees along the north side of the property line. The lots are bordered by
apartments on the north and south are designated as zoning R14, a single family home on the
east property line is designated as zoning RlO, and 108th Ave SE to the west of the lot. An
existing 5' wide sidewalk is along the 108th Ave SE.
2. Sensitive Areas.
The project site does not have any sensitive area such as wetland, streams, or other waterbody
features. The site is relative flat, it has a small pocket of area with the slope more than 15%.
The small steep slope area will be addressed by the proposing gradation. As the geotechnical
report stated that the proposed size will not have potential erosion or landslides hazards
problems.
3. Soil
Based on a geotechnical study performed by Liu and Associated Inc. (See Geotechnical Report
in Appendix A). The Geologic Map of the Renton Quadrangle, King County, Washington, by D.R.
Mullineaux, published by U.S. Geological Survey in 1965, was referenced for the geologic and
soil conditions at the project site. According to this publication, the surficial soil unit at and in
the vicinity of the subject residence site is mapped as Ground Moraine (Qgt) deposits. The
ground moraine soil unit is composed of a thin layer of ablation till over lodgment till deposit,
plowed directly under glacial ice during the most recent glacial period. The lodgment till
deposits are composed of a compact mixture of unsorted clay, silt, sand gravel and cobble,
commonly referred to as "hard pan". The City of Renton Amendments (City Amendments) to
the King County Surface Water Design Manual (KCSWDM) identities the site as being
Alderwood gravelly sandy loam AgC
4. Drainage Condition
According the topographic survey plan of the site, the terrain within the site generally slopes
down to the south at grade varying from about 5% to 20%. Most of the stormwater runoff
from the existing site is either infiltrated on site, sheet flows southeast direction toward the
existing stormwater system along 1081h Avenue SE.
This project is required for water quality treatment and water detention. As such, the majority
of the building downspouts will be tight lined to detention vault #lfor flow control located
below common play area. Other hard surfaces onsite, including walkways and the driveway will
sheet flows to combined wet/dry detention vault# 2 located under the access road.
5. Proposed use of the property
The proposed project will subdivide the exiting two lots into four lots with the existing house
remaining in place. Three new multi-family town houses will be built on the new subdivided
lots. An access road connected with 108th Ave SE will be constructed at the south side of the
property.
The proposed lot size is varied from 4,125 S.F to 9,269 S.F, the proposed town house building
size is from 2,100 S.F to 2,500 S.F. An area of 1,157 S.F will be designated as the common area
for this development.
No off site improvement will be implement for this project. The property owner will submit a
requesting to modify from the city code to allow the existing sidewalk, curb and gutter to
remain. A fire hydrant will be relocated due to its current location is conflicted with the
proposed access road.
6. Project cost & value
This project will cost approximate $1.8 million to construct, the post construction market value
will be $3.0 million.
This project will have approximate 2,715 cubic yards earthwork excavation and 1,123 cubic
yards earthwork for fill. The materials for fill will include crushed surface based course, crushed
surface top course and common gravel borrow.
7. Tree Removed
The table below is the list of trees will be removed from the job site. Please see the Tree
Retention & Land Clearing Plan for details.
--
NO. DBH SPECIE ACTION
Al 6" PLUM REMOVED
A3 6" CHERRY REMOVED
A9 8" DECIDUOUS REMOVED
AlO 8" DECIDUOUS REMOVED
All 6" APPLE REMOVED
A12 10" DECIDUOUS REMOVED
A13 10" SPRUCE REMOVED
A14 10" APPLE REMOVED
A15 8" APPLE REMOVED
A16 12" DECIDUOUS REMOVED
A17 6" DECIDUOUS REMOVED
A18 6" DECIDUOUS REMOVED
A19 6" CHERRY REMOVED
A20 8" BIG LEAF MAPLE REMOVED
A21 10" DECIDUOUS REMOVED
A22 6" APPLE REMOVED
A23 6" CHERRY REMOVED
A24 10" APPLE REMOVED
Bll 12" BIG LEAF MAPLE REMOVED
8. Dedicated ROW to the City.
The Existing right of way width along this section of 108th Ave SE Street is varied from 60 to 80
feet. City of Renton is classified 108th Ave SE as a minor arterial road. Right of way width
fronting the site is 60 feet. Minimum right-of-way width for a minor arterial is 91 feet. In order
to meet the City's complete street standards, half street improvements including a pavement
width of 35 feet from the center line of the roadway, new curb and gutter, an 8-foot planter
strip, an 8-foot sidewalk, storm drainage improvements are required by city code. To build this
section, approximately 20 feet of right-of way is required to be dedicated. To meet
aforementioned requirements, the owner will dedicate 20 feet of right of way to the City of
Renton.
Clark H. Close
Senior Planner
City of Renton
Subject: request to modify RMC 4-6-060J.1 requirements
Date: October 6, 2015
Dear Clark,
We would like to request modifying the city code RMC 4-6-060J.1 requirements for our
development located at 6826 108'h SE Renton, WA 98566.
The proposed project will subdivide the exiting two lots into four lots with the existing
house remaining in place. Three new multi-family town houses will be built on the new
subdivided lots. An access road connected with 108th Ave SE will be constructed at the
south side of the property. The proposed lot size is varied from 4,125 S.F to 9,269 S.F.
The proposed town house building size is from 2,100 S.F to 2,500 S.F. An area of 1,140
S.F will be designated as the common area for this development.
The existing lot is relatively narrow, its dimension is 89' in width and 355' in length. It
would be difficult for the landowner to make a reasonable use of the property in
conformance with all of the applicable zoning. In order to meet the subdivided lots
dimension requirements and maximum extent feasible to develop this lot, the proposed
project Lot 3 and Lot 4 will need to share a driveway and a 150' long pipe stem will
connect to lot 4 from access the road. As a result of the proposed, a street use
modification request will be needed. This request is to waive requirement from RMC 4-
6-060J.l to allow a shared driveway to exceed 200' length.
Our Justification for this request is as follows:
(1) This request is consistent with the goals and objectives of the City of Renton
Comprehensive Plan. This request will not result in negative economic, social and
other impact to the city of Renton. The proposed will allow, to the maximum extent
feasible, develop this lot, this will add to the city tax rolls and provide additional
home ownership opportunities within the city. The proposed development will not
compromise the intent or purpose of the Land Development Regulations.
(2) This request is compatible with surrounding uses. The proposed use or amendment
is compatible, generally consistent with the uses, character of the land surrounding
and in the vicinity of the land proposed for development. The aesthetic appearance
of the area will not be affected by this request.
(3) This request is consistent with the Code, which the minimum number of dwell units
per lot requirement is 7 for this development. The proposed use is classified a R10
and R14 zoning.
(4) The proposed use will not result in significant adverse impacts on the natural
environment, including but not limited to water, air, stormwater management,
wildlife, vegetation, wetlands and the natural functioning of the environment.
(5) The proposed development will not materially endanger the public health or safety.
(6) The proposed development will comply with all regulations and standards generally
applicable within the zoning district and specifically applicable to the particular type
of special use or class of special uses. The proposed development would not have a
significantly detrimental effect on the overall zoning plan or on the neighborhood.
(7) The proposed development will not substantially injure the value of adjoining
property, or is a public necessity. The proposed development will be in harmony
with the area in which it is located.
(8) Traffic safety, operations and maintainability will not be adversely affected by this
request. The request will provide a better layout and match the surrounding
developments.
Please consider our request.
Sincerely
Zhao Su
Ying Wei
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Clark H. Close
Senior Planner
City of Renton
Subject: request to modify RMC 4-2-llSE.1 requirements
Date: October 6, 2015
Dear Clark,
We would like to request a modification in the city code roadway width, sidewalk, and
curb requirements for our development located at 6826 108th SE Renton, WA 98566.
City of Renton is classified 108th Ave SE as a minor arterial road. The existing right-of-
way width along this section of 108th Ave SE Street is varied from 60 to 80 feet. The
right-of-way width fronting the site is 60 feet. The minimum right-of-way width for a
minor arterial is 91 feet. In order to meet the City's complete street standards, half street
improvements including a pavement width of35 feet from the center line of the roadway,
new curb and gutter, an 8-foot planter strip, an 8-foot sidewalk, storm drainage
improvements are required by city code. However, widening the roadway, sidewalk, and
planter to comply with the city requirements for this strip of road is not feasible at this
point. The existing 5' foot sidewalk along 108th Ave SE is still in good condition,
widening this portion ofroadway will make the roadway unsymmetrical with the
surrounding area. It will cause confusion for the local commuters if only widening the
roadway for the proposed project area. The owner will dedicate 20' in width to the city
from the proposed project for future roadway, sidewalk, and planter widening. Please
consider our request to maintain the roadway width, sidewalk, and planter as it is
condition.
Sincerely
Zhao Su
Ying Wei
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Construction Mitigation Description
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The project will start construction in May 2016, and will complete construction in February
2017. The construction operation hours will start from 8 am to 5:00 PM Monday through
Friday. No weekend and night work will be expected.
This project is not located at the core business areas, construction operations will not expect to
create any significant traffic impact to the community base on the project size, construction
duration, and project site location. In order to minimize the traffic and transportation impact to
the community during construction, the hauling trucks will operate at off peak commute hours
and operates only on weekdays. This project will transport fill and cut materials from Sunset
Materials Inc. located at 18825 SE Renton Maple Valley, Renton 98058. See the appendix I for
hauling route. A traffic control plan will be implement for utilities installation at the area
involves public road. See the appendix II for temporary traffic control plan in front of proposed
project site that might need to closure a traffic lane for utilities installation for short period.
This project will implement the following measures to minimize the dust, to reduce or control
erosion, or other impacts to the earth.
• Temporary straw covering the expose soils.
• Watering down to the soils to reduce airborne soil particles.
• Cover all loads when trucking involved.
• Exposed soils will be reseeded with grass.
• Water pollution control during drainage modification.
• Install silt fence between the earth work and the adjacent properties.
• Compact all fills in thin lifts using free-draining granular materials.
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TEMPORARY TRAFFIC
CONTROL PLAN
168 DEVELOPMENT
16828 108TH AVE SE
RENTON, WA 98055
CALL 2 WORKING
DAYS BEFORE YOU D!G
1-800-424-5555
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Environmental checklist
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ENVIRONMENTAL CHECKLIST
The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental
agencies to consider the environmental impacts of a proposal before making decisions. The
purpose of this checklist is to provide information to help you and the agency identify impacts of
their proposal (and to reduce or avoid impacts from the proposal, ifit can be done) and to help the
agency decide whether an EIS is required. The checklist questions apply to all parts of the
proposal, even if they are planned over a period of time. Attach any additional information that
will help describe the proposal or its environmental information reasonably related to determining
if there may be significant adverse impact.
A. BACKGROUND
I. Name of proposed project; if applicable:
168 Developments
2. Name of Applicant:
Zhao Su & Ying Wei
3. Address and phone number of proponent and contact person:
Contact Person:
Address:
Phone:
Kevin Su
4908 So. Thistle St. Apt. A Seattle, WA 98118
(206) 992-6412
4. Date checklist submitted: 3/8/16
5. Agency requesting checklist:
Owner
6. Proposed timing or schedule (including phasing, if applicable):
A. short plan approved in April, 2016. B. Site Prep utility installation in July, 2016. C.
Roadway and building foundation construction will start in September, 2016. D.
building construction in Novermber 2016. E. Complete construction February 2017.
7. Do you have any plans for future additions, expansions, or further activity
related to or connected with this proposal? If yes, explain.
No any further future addition or activities after this project fully completed.
8. List any environmental information you know about that has been prepared,
or will be prepared, directly related to this proposal
Not required environmental documentation for the proposed project.
9. Do you know whether applications are pending for governmental approvals of
other proposals directly affecting the property covered by the proposal? If yes,
explain.
No.
10. List any government approvals or permits that will be needed for the proposal,
if known.
Short plat
Construction permit
Building permit
Utility and Land use permit
Rezone
11. Give a brief, complete description of your proposal, including proposed uses
and the size of the project and site. There are several questions later in this
checklist that ask you to describe certain aspects of the proposal. You do not
need to repeat those answers on this page.
One lot is approximately 29,110 sq. ft. with an existing single family home and garage,
and the other lot is 3,571 sq. ft. The proposed project will subdivide the exiting two lots
into four lots with the existing house remaining in place if the rezoning approved. Three
new town houses will be built on the new subdivided lots. An access road connected
with 108th Ave SE will be constructed at the south side of the property.
12. Location of the proposal Give sufficient information for a person to
understand the precise location of the proposed project, including a street
address, if any, and section, township, and range, if known. If a proposal
would occur over a range of area, provide the range or boundaries of the
site(s). Provide a legal description, site plan, vicinity map, and topographic
map, if reasonably available.
The proposed project is located at 16826-lOBth Ave SE Renton, WA 98055. The parcel is
that portion of the northwest quarter of the southeast quarter of section 29, township
23 north, range 5 east, W.M.
2
B. ENVIRONMENTAL ELEMENTS
I. Earth
a. General description of the site (underline one): Flat, rolling, hilly, steep
slopes, mountainous, other
Flat and small pocket area with slope more than 15%.
b. What is the steepest slope on the site (approximate percent slope)?
15-20%. There is a small pocket area has the steep slope, which the elevation is
about 2' difference.
c. What general types of soils are found on the site (for example, clay,
sand, gravel, peat, muck)? If you know the classification of agricultural
soils, specify them and note any prime farmland.
The site consists of top soil, medium silt fine sand, and very dense gravel.
d. Are there surface indications or history of unstable soils in the
immediate vicinity? If so, describe.
No surface indication or history of unstable soil in the site.
e. Describe the purpose, type and approximate quantities of any filling or
grading proposed. Indicate source of fill.
This project will disturb about 0.45 acre of soil, which is currently cover by
vegetation. The gradation won't substantial change. The cut is approximately
2,715 cubic yards, and the fill will be 1123 cubic yards. The excessive excavation
materials will export to dump site. Gravel borrow will be used for fill, the gravel
borrow will import from approved WSDOT pit site to ensure contamination
free.
f. Could erosion occur as a result of clearing, construction, or use? If so,
generally describe.
Yes, but the site is relative flat, it would be very minor and localized to the
active work zone areas. BMPs will implement during the construction. No
serve erosion will expect during the life of the project.
g. About what percent of the site will be covered with impervious surfaces
after project construction (for example, asphalt or buildings)?
About 60% of the site will be covered by imperious area.
h. Proposed measure to reduce or control erosion, or other impacts to the
earth, if any:
2. Air
Exposed soils will be reseeded with grass.
Water pollution control during drainage modifications (i.e., silt fences and
check dams).
Install silt fence between earthwork and the sedimentation.
• Water pollution control after drainage modifications (i.e., route drainage
outfalls to vegetated surfaces and armor outlets).
• Compact all fills in thin lifts using free-draining granular material.
a. What types of emissions to the air would result from the proposal (for
example: dust, automobile, odors, industrial, wood smoke) during
construction and when the project is completed? If any, generally
describe and give approximate quantities if known.
Construction equipment and vehicles will generate minor quantities of exhaust
emissions (and possibly some dust during the summer months) during daylight
weekday hours, for the life of the project.
b. Are there any off site sources of emissions or odor that may affect your
proposal? If so, generally describe.
No.
c. Proposed measures to reduce or control emissions or other impact to
air, if any:
3. Water
Construction equipment and vehicles are required by law to have in place and
functional the emission control devices they were equipped with at the time of
their manufacture. Dust will be controlled as needed by water sprayed on work
area.
a. Surface:
1) Is there any surface water body on, or in, the immediate vicinity
of the site (including year-round and seasonal streams, saltwater,
lakes, ponds, wetlands)? If yes, describe type and provide
names. If appropriate, state what stream or river it flows into.
4
No water body at or near the proposed job site.
2) Will project require any work over, in, or adjacent to (within
200 feet) the described waters? If yes, please describe and attach
available plans.
No.
3) Estimate the amount of fill and dredge material that would be
placed in or removed from surface water or wetlands and
indicate the area of the site that would be affected. Indicate the
source of fill material.
N/A
4) Will the proposal require surface water withdrawals or
diversions? Give general description, purpose, and approximate
quantities if known.
N/A
5) Does the proposal lie within a 100-year floodplain? If so, note
location on the site plan.
No.
6) Does the proposal involve any discharges of waste materials to
surface waters? If so, describe the type of waste and anticipated
volume of discharge.
No.
b. Ground Water:
1) Will ground water be withdrawn from a well for drinking water or
other purposes? If so, give a general description of the well,
proposed uses and approximate quantities withdrawn from the well.
Will water be discharged to groundwater?, Give general
description, purpose, and approximate quantities if known.
No.
2) Describe waste material that will be discharged into the ground
from septic tanks or other sources, if any (for example:
Domestic sewage; industrial, containing the following
chemicals ... ; agricultural; etc.). Describe the general size of the
system, the number of such systems, the number of houses to be
served (if applicable), or the number of animals or humans the
system(s) are expected to serve.
No waste disposal systems are affected or proposed.
c. Water Runoff (including storm water):
I) Describe the source of runoff (including storm water) and method of
collection and disposal, if any (include quantities, if known). Where
will this water flow? Will this water flow into other waters? If so,
describe.
Storm water will generate from roof, roadway, and driveway.
Stormwater runoff will collect by catch basin designed for this project.
Runoff from roof also will drain to catch basin. All stormwater will
convey by the pipe to the detention vault prior release to public storm
drain pipe. No water will directly discharge into another water body
from this project.
2) Could waste materials enter ground or surface waters? If so,
generally describe.
No. in the event of an accidental spill on the project. Ground water
is unlikely to be affected. Measures will be taken to protect ground
water quality.
3) Does the proposal alter or otherwise affect drainage patterns in
the vicinity of the site? If so, describe.
The proposed project will not alter or impact the existing drainage
patterns in the vicinity of site at all.
d. Proposed measures to reduce or control surface, ground, and runoff
water impacts, if any:
6
Reseeding exposed soils with grass.
Intercepting sediments with silt fences during earthwork.
• Machine compact all fills in thin lifts using free-draining granular material.
• Sediment trap will collect all sediments.
4. Plants
a Check or underline types of vegetation found on the site.
X deciduous tree: alder, maple, cottonwood, oak, ash, other:
__ evergreen tree: fir, cedar, hemlock, pine, other:
shrubs:
_x _ grass:
__ pasture:
__ crop or grain:
__ wet soil plants: Cattail, buttercup, bulrush, skunk cabbage, sedges,
reed canary grass, other:
__ water plants: water lily, eelgrass, milfoil, duckweed, other:
__ other types of vegetation:
b. What kind and amount of vegetation will be removed or altered?
Nineteen Priority Two Trees would need to be removed due to
unavoidable impacts to tree roots during grading operations for a
proposed replacement driveway, roadway, and retaining walls. 0.45 acre
lawn will be removed or disturbed.
c. List threatened or endangered species known to be on or near the site.
No.
d. Proposed landscaping, use of native plants, or other measures to
preserve or enhance vegetation on the site, if any:
As much of the existing native riparian vegetation as possible will be
preserved.
• Disturbed soil surfaces will be reseeded with an acclimated grass species.
• Protect water quality during and after drainage modifications (i.e., silt fences,
check dam).
e. List all noxious weeds and invasive species known to be on or near the site.
N/A
5. Animals
a Underline any birds and animals which have been observed on or near
the site or are known to be on or near the site:
No animals found on the proposed site.
b. List any threatened or endangered species known to be on or near the
site.
N/A
c. Is the site part of a migration route? If so, explain.
N/A
d. Proposed measures to preserve or enhance wildlife, if any:
N/A
e. List any invasive animal species known to be on or near the site:
N/A
6. Energy and Natural Resources
a. What kinds of energy ( electric, natural gas, oil, wood stove, solar) will
be used to meet the completed project's energy needs? Describe
whether it will be used for heating, manufacturing, etc.
The primary source of energy used to construct this project will be from the
combustion of fossil fuels, primarily diesel, used to power heavy equipment and
trucks.
b. Would the project affect the potential use of solar energy by adjacent
properties? If so, generally describe.
No.
c. What kinds of energy conservation features are included in the plans of
this proposal? List other proposed measure to reduce or control energy
impacts, if any:
8
1) Minimize haul distances.
2) Use fuel-efficient equipment.
7. Environmental Health
a Are there any environmental health hazards, including exposure to
toxic chemicals, risk of fire and explosion, spill, or hazardous waste that
would occur as a result of this proposal? If so, describe:
No environmental health hazard issues presented to the job site.
1) Describe any known or possible contamination at the site from present or past
uses.
No contamination at the site at all.
2) Describe existing hazardous chemicals/conditions that might that might affect
project development and design. This includes underground hazardous liquid
and gas transmission pipelines located within the project area and in the
vicinity.
No existing hazards presented to the job site.
3) Describe any toxic or hazardous chemicals that might be stored, used, or
produced during the project's development or construction, or at any time
during the operation life of the project.
No toxic or hazardous materials will be stored or used on the job site.
4) Describe special emergency services that might be required.
Fire, police, ambulance and/or HAZMA T spill team.
5) Proposed measure to reduce or control environmental health hazards, if any:
b. Noise
a) Practicing prudent safety precautions when operating
equipment or handling fuels, coolants and lubricants.
b) All personnel are trained in advanced first aid and emergency
traffic control procedures.
1) What types of noise exist in the area which may affect the project (for
example: traffic, equipment operation, other)?
None.
9
2) What types and levels of noise would be created by or associated with
the project on a short-term or a long-term basis (for example: traffic,
construction, operation, other)? Indicate what hours noise would come
from the site.
Heavy equipment and trucks will generate noise during active construction,
scheduled for daylight hours on weekdays. Noise will return to ambient levels
at the end of construction. No heavy demo will be occurred on the site.
3) Proposed measures to reduce or control noise impacts, if any:
All trucks and equipment used on the project are required to have adequate
mufflers as installed by the manufacturer. All work will be performed during
daylight hours.
8. Land and Shoreline Use
a. What is the current use of the site and adjacent properties? Will the
proposal affect current land uses on nearby or adjacent properties? If
so, describe.
A single family house is located at the existing site. The apartments are
bordered north and south to this proposal property. A single family house is
border east to this property. The proposal project won't affect the current land
uses for the adjacent properties.
b. Has the project site been used as working farmlands or working forest
lands? If so, describe. How much agricultural or forest land of long
term commercial significance will be converted to other uses as a result
of the proposal, if any? If resource lands have not been designated, how
many acres in farmland or forest land tax status will be converted to
nonfarm or non-forest use? Site been used for agriculture? If so
describe.
This property was not used as farmland or working forest in the past.
I). Will the proposal affect or be affected by surrounding working farm or
forest land normal business operations, such as oversize equipment
access, the application of pesticides, tiling, and harvesting?
This proposal project will not affect adjacent properties at all. No working farm or
forest land near the proposal project site.
10
c. Describe any structure on the site.
A single family house, a garage, and two small sheds located at this property.
d. Will any structures be demolished?
A garage, two sheds will be demolished.
e. What is the current zoning classification of the site?
The zoning for this site is Rl4 for first parcel and RlO for the small area of second
parcel.
f. What is the current comprehensive plan designation of the site?
The subject property is located within the R-14 zoning classification. The
purpose of the Residential-14 Dwelling Units per Net Acre Zone (R-14) is to
encourage development, and redevelopment, of residential neighborhoods that
provide a mix of detached and attached dwelling structures organized and
designed to combine characteristics of both typical single family and small-scale
multi-family developments.
g. If applicable, what is the current shoreline master program designation
of the site?
N/A
h. Has any part of the site been classified as an "environmentally
sensitive" area? Ifso, specify.
No.
1. Approximately how may people would reside or work in the completed
project?
18 people might reside in this proposal new town house; it will depend on the
family size.
j. Approximately how may people would the completed project displace?
None.
II
k. Proposed measure to avoid or reduce displacement impacts, if any:
None.
1. Proposed measures to ensure the proposal is compatible with existing
and projected land uses and plans, if any:
Coordination with all land use and resource management agencies with
jurisdiction, through circulation of this document and acquisition of the
necessary regulatory permits, as well as through direct communication.
m. Proposed measure the proposal is compatible with nearby agricultural
and forest lands of long-term commercial significance, if any:
NIA
9. Housing
a. Approximately how may units would be provided, if any? Indicate
whether high, middle, or low-income housing.
This proposal project will built three new townhouse; each town house will have
two units. No high, middle, and low income house will be designated for this
project.
b. Approximately how many units, if any, would be eliminated? Indicate
whether high, middle, or low-income housing.
None.
c. Proposed measures to reduce or control housing impacts, if any:
None.
I 0. Aesthetics
a. What is the tallest height of any proposed structure(s), not including
antennas; what is the principal exterior building material(s) proposed?
The tallest structure will be 30 foot. The exterior building materials will be used
wood composite to match the surrounding development.
12
b. What views in the immediate vicinity would be altered or obstructed?
No views v.ill be alter or obstructed to its neighborhood.
c. Proposed measures to reduce or control aesthetic impacts, if any:
None
11. Light and Glare
a. What type of light or glare will the proposal produce? What time of
day would it mainly occur?
None. Work is scheduled for daylight hours only.
b. Could light or glare from the finished project be a safety hazard or
interfere with views?
No.
c. What existing off-site sources of light or glare may affect your
proposal?
None.
d. Proposed measures to reduce or control light and glare impacts, if any:
None.
12. Recreation
a. What designated and informal recreational opportunities are in the
immediate vicinity?
Parks, sidewalk, Trails.
b. Would the proposed project displace any existing recreational uses? If
so, describe.
No.
13
c. Proposed measures to reduce or control impacts on recreation,
including recreation opportunities to be provided by the project, if any:
None
13. Historic and Cultural Preservation
a Are there any building, structures, or sites, located on or near the site
that are over 45 years old listed or eligible for listing in national, state,
or local preservation registers located on or near the site?.
None
b. Are there any landmarks, features, or other evidence of Indian or
historic use or occupation? This may include human burials or old
cemeteries. Is there any materials evidence, artifacts, or areas of
cultural importance on or near the site? Please list any professional
studies conducted at the site to identify such resources.
None
c. Describe the methods used to assess the potential impacts to cultural and
historic resources on or near the project site. Examples include
consultation with tribes and the department of archeology and historic
preservation, archaeological surveys, historic maps, GIS data, etc.
no evidence of Indian or historic use on the job site. If something coming up during
construction, construction will be stopped immediately, local tribes and the City of
Renton or King County will be notification immediately.
d. Proposed measures to avoid, minimize, or compensate for loss, changes to,
and disturbance to resources. Please include plans for the above and any
permits that may be required.
if something is discover during the construction, the following steps will be taken.
d. Review DAHP's recordation guidelines if documentation is proposed to serve as a
mitigation measure.
Avoidance with modifying project.
Maintaining, or restoring the integrity of the site or landmark to the extent possible.
Relocating the structure or artifact.
Meeting tribal needs for the sanctity of the location.
14
Require compliance with an Inadvertent Discovery Plan
14. Transportation
a. Identify public streets and highways serving the site, and describe
proposed access to the existing street system. Show on site plans, if
any.
An access road connected with 108th Ave SE will be constructed at the
south side of the property. The existing drive located at the north side of
the proposed lot will be closed.
b. Is the site or affected geographic area currently served by public
transit? If so, generally describe. If not, what is the approximate
distance to the nearest transit stop?
no transit served near the proposal area. The near transit stop is about 1/2
mile from the job site.
c. How may additional parking spaces would the completed project or
non-project proposal have? How many would the project eliminate?
12 parking space will be created by the proposal three town houses. No existing
parking lot will be eliminated.
d. Will the proposal require any new roads or streets, or improvements to
existing roads or streets, not including driveways? If so, generally
describe (indicate whether public or private).
no requirement to improve any public existing road, streets, pedestrian, and
other transportation facilities.
e. Will the project use (or occur in the immediate vicinity ot) water, rail,
or air transportation? If so, generally describe.
none.
15
f. How many vehicular trips per day would be generated by the completed
project or proposal? If known, indicate when peak volumes would
occur and what percentage of the volume would be trucks ( such as
commercial and non-passenger vehicles). What data or transportation
models were used to make these estimates?
Traffic studied is not required for this project.
g. Will the proposal interfere with, affect or be affected by the movement
of agricultural and forest products on roads or streets in the area? If so,
gererally describe.
no impact to the moment of agricultural and forest products on road or streets
h. Proposed measures to reduce or control transportation impacts, if any:
No. An approved traffic control plan will be implemented during
construction if it is needed.
15. Public Service
a. Would the project result in an increased need for public services (for
example: fire protection, police protection, health care, schools, other)?
If so, generally describe.
a. Emergency services.
b. School enrollment.
c. Police and law enforcement.
b. Proposed measures to reduce or control direct impacts on public
services, if any.
1) Maintain safety on the project to reduce the risk of accidents.
2) Coordinate with emergency services to minimize delays in response
time.
3) Pay fees to improve the service.
16. Utilities
a) Check or circle utilities currently available at the site:
electricity, natural gas, water, refuse service, telephone, sanitary sewer,
septic system, other.
16
b) Describe the utilities that are proposed for the project, the utility
providing the service, and the general construction activities on the site
or in the immediate vicinity which might be needed.
C. SIGNATURE
This project will install gas, electrical, sewer, water, telephone. And storm water
sewer, etc.
The above answers are true and complete to the best of my knowledge. I understand that the
lead agency is relying on the them to make its decision.
Proponent Signature: 1J,wtp~
Name of Signee (print): ___ )~_eu_;_r1 __ 5_LA ________ _
Position and Agency/Organization
Date Submitted: ___ J_-_t_t_/-_(b __________ _
17
I
Print Form Reset Form
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
DENSITY WORKSHEET
Planning Division
1055 South Grady Way-Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231
1. Gross area of property _3_2_,_6_6_1 ___ square feet
2. Deductions: Certain areas are excluded from density calculations.
These include:
Public Streets*
Private access easements*
Critical Areas**
_1_,6_4_0 ___ square feet
_5_,_0_6_0 ___ square feet
_o _____ square feet
Total excluded area: _6_,7_0_0 ____ square feet
3. Subtract line 2 (total excluded area) from line 1 for
net area 25,961 square feet
4. Divide line 3 by 43,560 for net acreage 0.5960 acres ------
5. Number of dwelling units or lots planned _7 ______ units/lots
6. Divide line 5 by line 4 for net density _1_1_. 7_4_5_3 ___ = dwelling units/acre
*Alleys (public or private) do not have to be excluded.
**Critical Areas are defined as "Areas determined by the City to be not suitable for
development and which are subject to the City's Critical Areas Regulations including very high
landslide areas, protected slopes, wetlands, or floodways." Critical Areas buffers are not
deducted/excluded.
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\density.doc Rev: 02/2015
I
PRIVATE ACCESS AND UTILITIES MAINTENANCE AGREEMENT
THE OWNERS OF LOTS 1 -4 OF THIS SHORT PLAT, TOGETHER WITH LOTS 3 AND 4 OF SHORT PLAT
UNDER RECORDING NUMBER ________ AND LOTS 1 -4 OF SHORT PLAT UNDER
RECORDING NUMBER SHALL HAVE AN EQUAL AND UNDIVIDED INTEREST IN
THE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT
APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR
AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY
AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER
INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE
COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS
PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. THE PRIVATE ROAD MUST REMAIN
OPEN AT ALL TIMES FOR EMERGENCY AND PUBLIC SERVICE VEHICLE ACCESS.
HOMEOWNERS ASSOCIATION
ASSOCIATION RULES AND REGULATIONS
FOR HOMEOWNERS
PREPARED BY
THE BOARD OF DIRECTORS
EFFECTIVE
DATE
INTROD~CTION
The social success of a condominium commQnity depends, in large part, on the rules,
regulations and restrictions that govern how resi.dents are expected to conduct
themselves. Typically, the declaration subjects aU hoi:rlt)iwners to general covenants,
while the bylaws and house rules and regulations pi;pjtde specific guides for day to day
living. Without these restrictions and a means to enfq~"~ them, the commhomey living
experience could become chaotic indeed. Your Board of.~tectors has adopted the
following "ASSOCIATION RULES AND REGULATIONS" her"el~a,fter referred to as "rules
and regulations" to e.nhc:1n~,the enjoyment and tranquility fcii:iall persons living in the
comm homey. · ·
These Rules and Regal~tions do\n.pt supersede or change the Bylaws or CC&Rs in any
manner. They do have tfr¢;:sartje;sta~us of law and enforceability.
;,y1~v, '±,-·", '''\Y'.:',t~::,,
Wherever the word "ow~e pears, if 1-1sed in this document, it will include
any and all tenants and/or ants. All rules and regulations herein will
apply to all tenants and/or oc .;;ints.
Owners shall be responsible for tenants/ occupant's actions or misconduct and
adherence to the Rules and Regulations of the Association. Each owner shall be
responsible for providing tenants with a current copy of the Association Rules and
Regulations.
The monthly maintenance assessments by the Homeowners Association on common
property will depend, in large measure, on the care and consideration exercised by
each and every owner and their guests. If the maintenance costs are high and the
current budget is not sufficient to meet these costs, each owner's assessment will have
to be increased accordin5Jly.
Water is master metered and paid with Association monies; homeowners are
encouraged to conserve water consumption at all times. When watering the patio areas,
the water should not be left unattended, please do not over water your yard.
MAKE INQUIRIES OR REPORT VIOLATIONS TO:
NOTE:
Do not take your complaints directly to the Board Members. No Board Member may
make a unilateral decision regarding any matter which has not been decided by a
quorum of the Board Members.
All of the rules and regulations herein may be changed or added to at any time by the
Board of Directors with due notice and in compliance with the "Open Meeting Act" CC
1357.100-1357.150. Any consents granted hereunder may be revoked for due cause.
RECEIPT OF THIS DOCUMENT SHALL CONSTITUTE FORMAL NOTICE.
Board of Directors
CONTENTS
INTRODUCTION .................................................................. . . .... 2
ANIMAL REGULATIONS ........................ · ........................................................... 9
ARCHITECTURAL RULES ................................ /: .............................................. 12
BOARD OF
DIRECTORS ............................................ , .................................................... .
CRIMINAL ACTIVITY .................................... :., ............................................... 12
DISPOSAL OF TOXIG;WASTE ............................................................................ 10 ' ;", ~'
ENFORCEMENT OF RUL~~\A.NDREGULATIONS ...................................................... 4
EXTERIOR M0DlF1CATI0N ...... ; ......................................................................... 12
GENERAL COMMHOMEY ..................................................................................... 5
LIEN AND FORECLOSURE PROCESS RESOLUTION ............................................... 13
MAINTENANCE OF LOT AND IMPROVEMENTS ................................................... ..
MEETINGS ..................................................................................................... 12
NOTICES ...................................................................................................... 12
NOISE ........................................................................................................... 7
OCCUPANTS ................................................................................................... 10
PARKING AREA RULES ................................................................................... 10
POOL
RULES ............................................................................................................ 7
PROTECTION OF COMMON AREA ....................................................................... 5
RECREATION AREAS ....................................................................................... 7
RENTALS ........................................................................................................ 9
REAL ESTATE REGULATIONS ................. .. . ..................................... 9
TRASH ........................................ . .. .................................... 9
WINDOW COVERING ....................... .. .. ....... ; ...................................... 10
ENFORCEMENT OF RULES ANl;>J!EGULATIONS
In order to enforce the CC&Rs, Bylaws, Articles of Incorporation and Rules and
Regulations, the Board o.f Directors may levy, assess, and'c(>Uect reasonable fines and
costs as established bYtl;lft~Oi!rd of Directors. The fines wilHle assessed against the
Homeowner for violations tiytl:J~ Homeowner, members of his or her family, invitees,
licensee, tenants or:1.essees of ~µch Owners. (Whenever the word "Owner" is used in
this document, the word "'tenant·1':shall also apply.)
,,,0;)?f,:;s> j;
THE STANDARD FINES TO f!gl$EVIED IN"IHE CASE OF VIOLATIONS ARE AS FOLLOWS:
< :' 'L,;
::·0jf,1!?/
1. SCHEDULE OF NOTICES
A. First Offense: Warning Letter to Owner
B. Second Offense: Hearing Letter to Owner, Possible Fine
C. Third Offense: Hearing Called By Board of Directors plus Fine
D. Reoccurring Offenses: Enforcement In Accordance With the Determination Of the
Board at the Hearing.
2. SCHEDULE OF COSTS
A. First Violation ---First Notice $00.00
B. First Violation ---Second Notice $50.00
C. First Violation ---Third Notice $100.00
D. First Violation ---Additional Notice
$150.00 E. Fines -Subsequent Violations by Previous Offenders .. As Determined by
Board of Directors
1. The list above is not intended to be all-inclusive. Additions may be made as required.
Fines etc. may vary and may increase depending upon the circumstances. Fines etc:
may be at the discretion of the Board of Directors; the amounts shall be predicated
upon the severity of the violation and may include legal action. A clerical fee may also
be assessed in addition to the fine for processing the violation notice.
2. Homeowners are responsible for damage caused to the common area.
3. All legal fees or costs incurred by the Ass9ciation to enforce violations or collect fines
will be the responsibility of the home Owne&
4. It is each Owner's sole responsibility to inform their tenants of all Rules and
Regulations. The Owner is also responsible for any and all damage caused by their
tenants.
5. Anyone wishing to report an alleged violation of the Rules and Regulations or CC &
Rs may do so by contacting the management company. Violations should be reported in
writing. The identity of the person reporting the violation will not be disclosed to the
Owner involved.
6. Failure to pay the fines in thetime as set forth herein may result in the filing of
appropriate legal action. In a'ddition, voting rights and the right to use the pool may be
suspended. -
7. Title Six of the California Civil Code also known as the "Davis-Stirling Common
Interests Development Act" and all sections therein and all sections subsequently added
are deemed incorporated into these Rules and Regulations and made a part hereof.
ASSOCIATION RULES AND REGULATIONS
GENERAL COMMUNITY
I. AREA DEFINITIONS
Common Area
Common areas are those outside your property lines & back fence, including the
recreation area, walkways, lawns, landscaping
2. Owner Area
Owner or home areas are all structures, exterior and interior surfaces of perimeter
walls, ceilings, floors, roofs, windows, and doors of each home.
3. Exclusive Use Areas
As defined by Title 6 of the California Civil Code. Article 2, Section 3
II. COMMON AREA
Any common sidewalks, driveways, or passageways shall ,pot be obstructed or used by
any owner for any purpose other than entrance to and {:lXltifrom the homes.
Any damage to buildings, recreational area or equigment, .or any other common area
property caused by an owner, his family or guests/ior emp(t>:y,{:le contractors shall be at
the expense of the applicable owner. ":tt,1.
Children eight (8) years and under must be accompanied by an acli.11.t when in the
common area.
After dark, no unsupervised childf~l'l/LJnder the age of 16 are allowed in the common
areas. Any damage to the generaf1:<;~mtnon areas or common personal property caused
by a home owner or a child or child.ri~ of.a ~ome owner or their guests or the guests of
a home owner shall be repaired at tt,e:ii!xpen~e•.of .the home owner.
Loitering is strictly prohibited at all tim~s;J
III. PROTECTION OF COMMON AREA
1. Baseball;'ifootba1J; .and other ball games shaifbe restricted to open lawn areas are
not allR~~H in driveway~, No type of ball playing against walls (including driveway
walls) is~Uowed. Damag~u::aused said activities shall be the responsibility of home
owner. Bike and skateboil'i-~1riding is prohibited on sidewalks, walkways and driveways.
2. Tree climbingjs prohibiteaj{~he responsible homeowner will be billed for the cost to
~,, ,F•Jf,'.'.
replace any tree br.o~en, darrt9~ed or killed by climbers.
3. Children under eiglif(8),~~~rs of age must not be left unattended in any common
area.
4. Homeowners are responsible for any common area damage caused by them, or a
member of their household, their.tenants, their guests, or pets.
5. Articles of clothing, linens, towels, or bathing suits are not to be hung on patio
fences, gates, landings, balconies or from windows.
6. Climbing on walls and fences is strictly prohibited.
7. Driveways shall be properly maintained, and free of oil and grease
8. Patio areas must be maintained to preserve and protect the attractive appearance of
the complex. Plants must be trimmed to prevent growth which extends over walls into
the common area and when the plants detract from the surroundings. Plants for patios
should be selected with discretion to prevent problems. Homeowners will be billed for
any damage to walls or walkways by branches or roots from patio plants.
10. All homeowners must promptly repair and maintain their home to the extent it
affects any othe_r home. All external installations such as doors, windows, water, power,
sewage, and gas are to be maintained at owner expense and with the approval of the
homeowners association Board of Directors.
11. It is prohibited to discard any item onto the common area. This regulation shall
include all discards out the front gate, over ~he back or front fences or discarded out
any window.
12. No owner may modify or add to the exterior of their home without prior approval of
the architectural committee and Board of Directors and shall be in compliance with city
code.
13. No owner is permitted to paint, repair, maintain, alter, or modify any railing or any
installation of the common area.
14. Business usage of any ho111e is strictly limited to phone activity only.
16. Garage sales are to
Directors.
IV. MAINTENANCE OF
LOT MAINTENANCE
year unless otherwise authorized by Board of
Pursuant to Section 3 of the CC&Rs the homeowners is responsible for their respective
lots and Buildings (improvement). "Each owner of a Lot shall be responsible for
maintenance of his Lot and improvements thereto including the equipment and fixtures
therein, the interior and exterior walls, the ceiling and roof, the windows-and doors
thereof, in a first class, clean, sanitary, workable and attractive condition. Windows on
the lots may be covered by shades, drapes or shutters only and may not be painted or
covered by foil: cardboard or other similar materials. Each owner shall also be
responsible for the repair, replacement, and cleaning of the windows and glass of his
Lot both exterior and interior. Each owner shall also be responsible for cleaning and
maintaining any exclusive easements to his Lot over the common area, and shall
maintain air conditioners for the use of individual Lots, if any, which lie wholly or partly
within the common area".
The association is held entirely harmless for all past and future Lot and Improvement
maintenance responsibilities.
FENCES ETC.
No fences, awnings, ornamental screens, screen doors, sunshades or walls of any
nature shall be erected or maintained on or around any portion of any structure or
elsewhere within the development except such as are installed in accordance with the
original construction of the development, and any replacement thereof, or as are
authorized and approved by the Association.
TERMITES
Homeowners are responsible for the total treatment and repair of termites and termite
damage.
VI. REFUSE REMOVAL AND TRASH
Proper disposal of trash is essential to the of Ql,J,r•occupants. Trash and litter in
the common area will have a negative affect on 1:irq'p!ftv values. Trash shall be
deposited inside your trash containers. Boxes shouldljje cut and flattened when
disposed of. Furniture and other large household items m.ust not be disposed of by
placing at curb side. The trash company will not empty ttie'b,ins when large pieces of
furniture have been p/~c,ef.1 ip.them. Residents must make other arrangements for
disposing of these .it~.ms: Tra·~o,.containers shall be removed from curb and placed out
of sight on the sameij:l<1y the refuse company removes the trash.
I . Trash is pic~ed up ;e:~~1~fl;f~~ceBtholidays, and then it is picked up the following
day. Trash,tq.b,e.;removei:hn\X~'fbe placed inside the trash containers and placed at the curb. · , .• · · · ...... •
2. Homeowners and tenarifs.i3re encoyraged to pick up papers and debris from the
complex when observed and to keep the front of their respective homes clean at all
times.
3. If you will be away for arn:ixtended period, cancel all newspapers and deliveries or
request the service of a friend or neighbor to pick them up for you to discourage
vandalism or attract undeiirables. Newspapers and other such items accumulating in
the driveway send a clear signal to vandals that your home, for the moment, is
unattended.
TRASH
1. Trash is picked up every Monday by the City of __ . (If Monday occurs on a
national holiday, pickup is usually a day later than regular pickup.)
2. Trash containers may not be placed on the street earlier than 5:00 p.m. on the
evening preceding pick-up.
3. Empty containers must be removed from public view by midnight of the day of pick-
up.
4. Storage of trash containers in the common area (outside of your home) is prohibited.
5. Residents are requested to pick up any blowing or leftover trash not removed by
trash pickup.
6. Do not place trash containers on landscaping. Set on driveway at curb or in gutter
provided trash does not extend into the street.
7. For oversize household items please call the city's Dial-A-Dump to schedule a once-
amonth special pickup. Items cannot be placed at curbside until after 5:00 p.m. on the
evening preceding pickup.
PATIOS AND PATIO COVERS
1. No enclosed patios are authorized. Patio covers are permitted with Board approval
only.
2. Trees may only be potted. They may not be planted in the ground due to extensive d
estruction to foundations and concrete causefby ttie roots.
3. You may landscape your patio area to your own preference as long as trees, plants,
shrubs, and ground cover (both living and solid structural material) do not cause
damage to buildings, fences, etc., do not affectthe natural slope for drainage, and do
not obviously disrupt,t:he character of the complex. (Request a consultation with
complex's landscaping\;ervice for suggestions on replacement plants which do not grow
too large for designated area or cause root damage to fences, walls, pipelines, sewage
system, pavement or foundations.)
4. Patio covers must be kept,p~inted and in good repair.
VII. RENTALS
Any homeowner choosing to rent his home must notify the Board of Directors or
management company within 10 days of the name(s) of the tenants, a description of
their vehicle(s), and their phone number.
Owners shall provide new occupants with a copy of association Rules & Regulations.
VIII. OPEN HOUSE
One (1) "Open House" sign may be placed in front of the home.
IX. PETS
The county and city ordinances pertaining to dogs apply to this project. They provide, in
part, that dogs must be kept on a leash or confined within the owner's property. If any
pets become a general nuisance, restrictive action will be taken. All animals shall be the
exclusive responsibility of the owner of the home. The owner is responsible for clean up
of animal's waste products immediately. Dog owners are required to curb their pets. In
case of an accident, dog excrements must be removed with scoops from sidewalks,
driveways and green areas. Damage to shrubbery, etc., by animals will be at the
expense of the owner. Control should be exercised over the noise made by pets.
No animals of any kind shall be raised, bred or kept in any home, or in the common
areas or the association property, except that dogs, cats or other household pets may
be kept in homes provided that no animal shall, be kept for breeding or maintained for
any commercial purpose and provided the number of dogs or cats shall not exceed two
(2) in number at any given time. Doberm;;ms, Chows, Pit Bulls, German shepherds
and Rottweiler at prohibited on the p'f~p~rty at any time. Current Homeowners or
occupants presently in possession of a dog m~ntioned h,erein are herewith place on
notice that they shall be held responsible and H<1b\e for Jtie conduct of the animal(s) in
their home. ,.,,;,)4,;'.:
,},,.
New occupants or tenants renting a home at this compie,x, after the effective date, shall
not be permitted to bring any of the dogs herein mentio'~eb onto this property.
X. NOISE
Owners and occupanfii\sball exeitise reasonable care to avoid making or permitting to
be made loud, disturbing ,gr o~~MJ:J~Qcl,_ble noises and in using, playing or permitting to
be used or played musical'1i'i'5,{r;l.imehts;~('Clc;fios, phonographs, televisions, amplifiers and
any other instruments or devices in such manners as may unreasonably disturb owners,
tenants or occupants of other h61Z!~,s.
::~frt:·r
Homeowners are urged to exercise re!;traint in using noise -making tools and
appliances during late night hours or before 8AM on weekdays and 9:00 A.M. on
weekends.
Barking dogs shall be controlled by the animal's owner. Complaints received by the
Board of Directors regarding a barking dog could result in removal of the dog at owners'
expense.
All noise must be kept to a minimum throughout the complex pursuant to CC&R's.
XI. DISPOSAL OF TOXIC WASTE
No owner or occupant shall dispose of any toxic material on the complex in a manner
which is inconsistent with local and federal law. The Board of Directors shall be
empowered to levy a severe fine against the owner of the home whose occupants have
been observed illegally disposing of any toxic material. Toxic materials include, but are
not limited to, oil, antifreeze, solvents, gasoline, paint etc.
XII. OCCUPANTS -NONOWNERS
The occupancy in each home is limited to one person per each 300 feet of living space.
Restrictions outlined in the Uniform Building Code (VBC) chapter 3324-table 33a, state
the "Minimum egress and access requirements." Per home occupancy shall not exceed
one person (child or adult) per 300 feet of living space in apartments, dwellings, etc.
Enforcement performed by public health department and building department.
The home owner shall be responsible for keeping the management company informed
of any change in occupancy. Owners shall provide the management company with the
names of all authorized occupants, their telephone number and the license number,
make and color of authorized vehicles.
XIII. WINDOW COVERING
All windows, sliding doors etc. shall be properly'.tovered with appropriate window
dressing. Sheets, blankets, boards or other such items shall be specifically prohibited.
Window dressing shall be of a reasonable quality and shall compliment the property.
Curtains, drapes blinds etc., are recommended.
XIV. PARKING AREA RULES
MOTOR VEHICLES AND PARKING
This section includes what vehicles are permitted, what may be done with them, speed
regulations and p~i:king regulations.
1. Residents are to parktheir cars in their garages. The common area parking locations
are for the use of guests and visitors any time, day or night. Residents are allowed to
use the common parking area only between 5:00 p.m. to 10:00 a.m. Monday through
Friday; on Saturday and Sundays between the hours from 5:00 p.m. to 12:00 noon.
2. Parking signs are to be strictly adhered to at all times. Fire lanes are painted red and
no parking is allowed at any.time. Violators will be subject to automatic tow-away.
3. All thoroughfares are considered fire and emergency access roads. Parking on
common areas other than in parking stalls is prohibited.
4. Parking in front of garages or on sidewalks is prohibited unless the vehicle is
attended by a licensed operator while; a) Loading or unloading, b) Washing and/or
waxing.
5. Double-parking is prohibited at all times.
6. All vehicles must park within designated lines in parking stalls.
7. The speed limit is whatever is safe, but not to exceed ten ( 10) mile per hour. 8.
There shall be NO VEHICLE REPAIRS allowed in any common area.
9. Commercial vehicles may be temporarily parked in or off the streets while making
deliveries.
10. Storage of any motor vehicle, mobile home, R.V., camper, commercial vehicle,
boat, trucks larger than 3/4 ton, or trailer in common area parking is strictly prohibited.
Refer to Section 3 of article VIII A of the CC&Rs.
11. Residents are responsible for removal any oil of4F~:se marks on driveways or
sidewalks. Cost for any oil or grease marks, or damage to 1ahy common area having to
be removed or repaired by the Association will be assessed tq3the responsible owner
(see also Common Area Rules).
12. Vehicle Code -Pursuant to Section 13.208B of the California Vehic:il§ Code (CVC)
and the Municipal code, all provisions of these codes are enforceable i~'the complex by
citation by the Sheriffs Departme'h'~1artd Board-designated patrol security "'!iervices.
· ;?; .;\:>it1,r",
All unauthorized and/or illegally parked vel:fulles are subject to automatic (no warning
given) towing or immobilization by a 'ptivate'i:l'arking/security patrol company when
contacted by the Board at the owner's a,spense and/or subject to penalty assessments
of Fifty Dollars ($50.00) for each occurr~nce. ·-
THE AFOREMENTIONED AUTOMOBILE AND l?t\F,KING REGULATIONS WILL BE STRICTLY
ENFORCED. \\:?,
13. PAl;l-~fNG REdoti']IoNs:
A. All homeowners/resid~'nts shall be responsible for their guests with regard to and
other rules of the association.
B. No trailer, camper, recreational vehicle, boat or inoperative or unregistered
automobile shall be'.p.9,rJ<ed jp;;complex. No toys, bikes, skateboards or other items or
personal property is tci:b,e,.;Hif,i!"or stored in the common area.
C. Speed limit is 5 miles per hour.
D. Bad mufflers lead to noisy autos and will not be allowed.
E. Loud music from automobile radios and tape decks are not permitted at any time
within the complex. Volume should be turned down when entering the driveway.
F. Oil must not be permitted to remain or accumulate in driveways, parking areas or
aprons. In case of a leak, asphalt and/or concrete must be cleaned immediately.
G. Mechanical work on cars in the complex is not permitted at any time except for
emergency repair (flat tire, charge battery, add fluid).
H. The Homeowners Association (nor the Board of Directors) shall not be responsible for
the maintenance, insurance, liability, theft, vandalism or any damage which may come
to any vehicle. THE VEHICLE(S) OWNER SHALL BE TOTALLY RESPONSIBLE FOR ANY
VEHICLE PARKED UPON THE HOMEOWNERS ASSOCIATION PROPERTY AND SHALL
INCLUDE PERSONAL AND/OR PRIVATE PROPERTY.
I. Any Parking on the lawn or landscape is absolutely prohibited at all times.
J. Vehicles are specifically prohibited from parking in areas designated with red paint as
"NO PARKING" or "VISITOR" areas.
XV. ARCHITECTURAL RULES
All alterations, modifications or additions to the exterior of your home must have the
approval of the Board of Directors. ·
Permission to make any exterior modifications mustl:ie requested in writing; drawings,
sketches and specifications must be attached in tripli¢ate. and submitted to the Board
of Directors and the City in writing for approval.
1. SCREEN DOORS
. .
Screen doors may be:purchased and installed at the owner's expense. The doors must
be black, shall be made of metaVhave a door closer and must be in substantial
conformity with already e:1:;isting screen doors within the complex. Said doors shall be
constructed of a quality material. All ow11ers shall be responsible for proper
maintenance and repair of their own doors.
2. EXTERIOR MODIFICATIONS
Common area modification or additions are prohibited, except as authorized by the
Board of Directors. This includes the home exterior, patios, balconies, landscape planter
areas, walls, etc. Written architectural approval must be secured when exterior changes
are desired. A sketch of changes must be submitted for Board review.
EXTERIOR ATTACHMENTS
No visible cables of any kind are allowed.
HOMEOWNER NEEDS TO INFORM CABLE, OR TELEPHONE COMPANY INSTALLERS OR
OTHER VENDORS BEFORE ANY INSTALLATION.
The following exterior attachments are not permitted without Board of Directors
approval:
a) TV antennas, including Cable TV
b) Satellite dishes (receivers, per size and installation method approved by the Board).
Please request written guidelines available from the management company or a Board
member.
Shutters
d) Air conditioning homes in walls, windows, or on roofs
e) Cyclone attic vents
f) Awnings
g) Exterior sun shades
h) Hinged screen doors at front of home
association)
i) Wrought iron bars or gates
I"<
j) Garage door installation (Steel seb~1pnl3i;t~1avatch those already installed. Contact the
management company for Board-appi:pyed typ!!°~).. · <•r"":
PAINTING
The repainting or refinishing of the exterior's'~rface of any building or other structure by
anyone is not al!cthorized.
Any e~\fr:lor surface ihsnfed of paint or stucco repair should be reported to the Board of
Directors and the mana'iJ!!ment company.
XVI. NOTI~~
Posting of notices, a9vertisem~t,ts and etc. are prohibited.
XVII. MEETINGS
The meetings of the association are held on the third Wednesday of each month at the
pool meeting room. Homeowners are welcome to all Board meetings. An open forum is
provided at the opening of each Board meeting. Following the open forum the Board of
Directors conducts the business of the association. Homeowners are welcome and
encouraged to stay for the entire meeting. However, so that the Board can conduct the
business of the association without interruption or distraction, homeowners may
observe but may not have a voice or contribute to the meeting unless specifically called
upon by the Board member conducting the meeting.
XVIII. CRIMINAL OR SUSPICIOUS ACTIVITY
Homeowners are encouraged to be active participant in neighborhood watch. If you
observe any suspicious or illegal activity, CALL THE POLICE IMMEDIATELY. (DO NOT
CALL 911). Keep the police number at your telephone or in auto dial. You do not need
to give your name. Give your report in calm, slow and precise language. If you observe
or hear activity in the pool or recreation room after hours, notify the police, DO NOT
CONFRONT THE PERSONS INVOLVED.
The management company should be contacted as soon as possible so that a central
and complete record can be compiled of this activity occurring in the complex.
XIX. LIEN AND FORECLOSURE PROCESS RESOLUTION
1. A notice of intent to file a lien is sent when an account is 90 days past due.
2. The account has ten days to respond; if there is no response, a letter is sent to the
attorney requesting that a notice of an assessment lien be placed on the property.
3. The attorney verifies owner and l;lome number by requesting legal vesting from Title
Company.
4. The notice of an assessment lien i~ sent tJ,1:rie:county recorder. Approximate length
of time until a recorded lien is returned:is seven to ten working days.
5. The attorney waits 20 days for response to·lfen notice, and then checks with the
management company to see if the accountsis .. still delinquent. If so, without further
direction, the attorney proceeds.
'~/;;,,,
6. The notice of int~nl:to commence legal action is prepared and the homeowner has 10
days to 15 days to respond.
7. The attorney checks with the management company for approval to proceed with the
summons and complaint. (Foreclosure)
8. The summons ar\d complaint are sent to the court for filing and then returned to the
attorney for service. The complaint is signed by the Board of Directors.
9. The summons and complaint are served by the Sheriff or Attorneys Service.
10. Proof of service is returned to the court.
11. The homeowner has 30 to 35 days to respond to the summons; if there is no
response, the homeowner is in default.
12. The property is sold through a foreclosure. Disbursements of funds are made in
order of claim; i.e., first mortgage holders, second mortgage holders, etcNON-OWNER
OCCUPIED RESIDENCES
If you are a homeowner who decides to rent your home or to otherwise delegate your
right of enjoyment", the following rules apply:
You are required to report the names of the person who are living in your home to the
Secretary of the Board of Directors, via the managing agent within ten (10) days; your
report should also include A and Bas follows:
A. You are required to acknowledge in writing your tenant, lessee, or contract
purchaser fully understands the Cars, and has received a copy of the Rules and
Regulations of the Homeowners Association.
B. You are required to further acknowledge you (as a member of record of the
Homeowners Association) will be held respq11sible for the actions of your tenants,
including any penalty assessments for violation;; of the f,l~les and Regulations of the
Association, as well as any costs for repairing damage·tb the common area or, other
property caused by your tenants.
C. Provide tenant/owner emergency information on re~!Jif~d form available from the
Management Company. · ..
D. Provide tenant anp vehicle .information on form available from Management
Company.
FAILURE TO COMPLY WITHTHE'RULES IN THIS SECTION WILL SUBJECT THE
HOMEOWNER TO A HEARIN\3',BYiHl:EiOAl~D OF DIRECTORS AND PENALTY
ASSESSMENTS OF $50.00 FOf,l£ACH MONTH OF NON-COMPLIANCE
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
I TREE RETENTION
WORKSHEET
Planning Division
1055 South Grady Way-Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231
1. Total number of trees over 6" diameter', or alder or cottonwood
trees at least 8" in diameter on project site 26 -------
2. Deductions: Certain trees are excluded from the retention calculation:
Trees that are dangerous' 2 -----Trees in proposed public streets -----
Print Form
trees
trees
trees
Trees in proposed private access easements/tracts
Trees in critical areas 3 and buffers
7 trees -----
0 trees -----
Total number of excluded trees: 9 trees
3. Subtract line 2 from line 1: 17 trees -------
4. Next, to determine the number of trees that must be retained 4, multiply line 3 by:
5.
0.3 in zones RC, R-1, R-4, R-6 or R-8
0.2 in all other residential zones
0.1 in all commercial and industrial zones
List the number of 6" in diameter, or alder or cottonwood trees
over 8" in diameter that you are proposings to retain4:
6. Subtract line 5 from line 4 for trees to be replaced:
(if line 6 is zero or less, stop here. No replacement trees are required)
7. Multiply line 6 by 12" for number of required replacement inches:
3 trees -------
5 trees -------
2 trees -------
19 inches
Reset Form
I
8. Proposed size of trees to meet additional planting requirement:
{Minimum 2" caliper trees required) ____ 2 ___ inches per tree
9. Divide line 7 by line 8 for number of replacement trees 6:
(If remainder is .5 or greater, round up to the next whole number)
1 Measured at 4.5' above grade.
9.600000000000001 trees
2 A tree certified, in a written report, as dead, terminally diseased, damaged, or otherwise dangerous to persons or property by a licensed
landscape architect, or certified arborist, and approved by the City.
3 Critical areas, such as wetlands, streams, floodplains and protected slopes, are defined in RMC 4-3-050.
4 Count only those trees to be retained outside of critical areas and buffers.
5 The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 4-4-130H7a.
6 When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2"} caliper or an evergreen at least
six feet (6') tall, shall be planted. See RMC 4-4-130.H.1.e.{ii) for prohibited types of replacement trees.
1
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Tree Retention Worksheet.docx 03/2015
Minimum Tree Density
A minimum tree density shall be maintained on each residentially zoned lot (exempting single-family
dwellings in R-10 and R-14). The tree density may consist of existing trees, replacement trees, or a
combination.
Detached single-family development': Two (2) significant trees" for every five thousand (5,000) sq. ft. of lot
area. For example, o lot with 9,600 square feet and a detached single-family house is required to have four (4)
significant trees or their equivalent in caliper inches (one or more trees with a combined diameter of 24"). This
is determined with the following formula:
(
LotArea ) . ----x 2 = M,mmumNumberofTrees
5,000sq.ft.
Multi-family development (attached dwellings): Four (4) significant trees" for every five thousand (5,000) sq.
ft. of lot area.
(_ LotArea ) 4
\5,(}()Qsq.ft. X
Minimum Number of Trees
Example Tree Density Table:
Lot Lot size Min significant New Trees Retained Trees Compliant
trees required
1 5,000 2 2@ 2" caliper 0 Yes
2 10,000 4 0 1 tree (24 caliper Yes
inches)
3 15,000 6 2@ 2" caliper 1 Maple-15 Yes
caliper inches
1 Fir -9 caliper
inches.
7 Lots developed with detached dwellings in the R-10 and R-14 zoned are exempt from maintaining a minimum number of significant trees onsite,
however they are not exempt from the annual tree removal limits.
8 Or the gross equivalent of caliper inches provided by one (1) or more trees.
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Tree Retention Worksheet.docx 03/2015
Arborist Report
Project Address: 16826 108th Ave SE
Renton, WA 98055
Tandem Engineering Consultant Inc.
To: Kevin Su July 31, 2015
Subject: Arborist Report Property: 16826 108th Ave SE, Renton, WA 98055
Contents:
1. Overview
2. Tree Retention/ Land Clearing Plan
3. Trees on-site to be removed
4. Trees off-site to be removed
5. Trees on and off-site to be retained
6. Impacts to trees on and off site
7. Trees to compensate for removed trees and minimum lot density
8.Summary
1. Overview
The parcel of land proposed for short plat at 16826 108'h Ave SE, Renton, WA 98055 contains
twenty four trees on-site with diameters at breast height (DBH) of six inches or greater, measured
fifty four inches above finish grade. Fifteen trees with DBH of six inches or greater, located off-site,
abut said parcel; seven of these trees abut the northern perimeter and eight abut the southern
perimeter. One tree on-site and three trees off-site are Priority One Landmark Trees trees with
DBH greater than or equal to thirty inches. These four trees have the highest priority for retention
and preservation and are italicized in the lists below. Nineteen Priority Two Trees on-site would
need to be removed due to unavoidable impacts to their root zones during grading operations for
the proposed driveway, roadway, and retaining walls. Five of the on-site trees and thirteen of the
off-site trees, seven Priority One and eleven Priority Two Trees, shall be retained and protected
during construction. Two off-site Priority Two Trees will be adversely impacted by grading
operations within the root zones of said trees to construct a retaining wall along the northern
perimeter of the site and are also recommended for removal. Additional information for all
aforementioned trees is provided in the following sections.
2. Tree Retention/ land Clearing Plan
Included with this report is a Tree Retention/ Land Clearing Plan. Trees located within the parcel
proposed for short plat are designated with the letter "A" (Al-A24). Trees abutting the property
are designated with the letter "B" (Bl-B15). Trees are sequentially labeled from west to east. Each
tree includes a DBH measurement (multiple measurements indicate multiple leaders); specie
name; priority rating based on City of Renton code Section 4-4-130H.l.b. Priority of Tree Retention
Requirements (each tree's rating is included in the listings below, Pl= Priority One, and P2 =
Priority Two); action ("remove" or "retain"); and a reason for "remove". The Tree Retention/ Land
Clearing Plan include a summary of the City of Renton Tree Retention Worksheet Data and
Minimum Tree Density per Lot for R14 zoning with multi-family units. Two trees on-site and eight
trees off-site, with DBH greater than six inches, not represented in the March 5, 2015 site survey,
were added to the Tree Retention/ Land Clearing Plan.
3. Trees on-site to be removed
Nineteen Priority Two Trees listed below would need to be removed do to unavoidable impacts to
tree roots during grading operations for a proposed replacement driveway, roadway, and retaining
walls.
• Al -6" Plum, P2 • A16 -12" Deciduous, P2
• A3 -6" Cherry, P2 • Al 7 -6" Multi-Trunk, P2
• A4 -12" Douglas Fir, P2 • A18 -6" Deciduous, P2
• A9 -8" Deciduous, P2 • A19 -6",6",7" Cherry, P2
• AlO -8" Deciduous, P2 • A20-15",7",8",9" Bigleaf Maple, P2
• All -6" Apple, P2 • A21-10" Multi-Trunk, P2
• A12 -10" Deciduous, P2 • A22 -6" Multi-Trunk, P2
• A13 -10" Spruce, P2 • A23 -6",6" Apple, P2
• A14 -10" Apple, P2 • A24 -10" Cherry, P2
• AlS -8" Multi-Trunk, P2
4. Trees off-site to be removed
Two Priority Two Trees located along the northern property boundary may be adversely impacted
by grading operations to construct a retaining wall and are recommended for removal due to their
condition. These two trees have multiple codominant leaders and are a weak wooded specie;
features that would predispose them to failure not withstanding impacts to the root zones.
Excavation to construct the base course of the block retaining wall may likely compromise a
significant portion of the root zone and root plate.
• 811-12" Bigleaf Maple, P2
• 812 -4x8", 7" Bigleaf Maple, P2
S. Trees on and off-site to be retained
Seven Priority One and eleven Priority Two Trees listed below shall be retained for their health,
size, and suitability, and the opportunity to protect them during construction. These trees present
healthy foliage and bark, and no visible signs of defect. Grading operations would not adversely
impact the root zones of these trees.
• A2 -6" Douglas Fir, P2 . BS -12" Douglas Fir, P2 . AS -6" Cherry, P2 . 86 -20" Douglas Fir, Pl . A6 -32" Western Red Cedar, Pl • 87 -6" Laurel, P2 . A7 -22" Douglas Fir, Pl . 88 -8" Laurel, P2
• A8 -24" Western Red Cedar, Pl . 89 -30" Western Red Cedar, Pl
• Bl -12" Douglas Fir, P2 . 810 -30" Western Red Cedar, Pl
• 82 -6",8" Laurel, P2 . 813 -8" Western Red Cedar, P2
• 83 -6" Laurel, P2 . 814 -10" London Plane Tree, P2
• 84 -30" Douglas Fir, Pl . 815 -15",11" Black Cottonwood, P2
2
6. Impacts to trees on and off-site
Trees B4, B6, 89, 810, and A2, AS-A7 will be temporarily impacted during pavement and structure
removal. The following pavement and structures to be removed are within the root zones of said
trees: an existing asphalt driveway, north of the exiting house to remain; asphalt and concrete
pavement east of the existing house to remain; and two structures east of the existing house to
remain. The western structure to be removed has a concrete foundation and the eastern structure
has an earth floor. There are signs of root heaving throughout the asphalt pavement. The impact
from asphalt, concrete and structure removal will be considered temporary and self-mitigating in
conjunction with removal techniques that avoid soil compaction and minimize root disturbance
beneath the pavement and structures during removal; the removal of pavement and structures
would reduce impervious surface within the root zone and enable feeder roots to access more
water and oxygen. Construction supervision will need to be provided during removal to ensure soil
compaction is avoided and root disturbance is minimized. The optimal time to remove the asphalt
for the purpose of minimizing stress to the trees would be during the winter months when the
trees are dormant and there is abundant rainfall. Removal of asphalt outside of the rainy season
would require supplemental watering. Roots with diameters of two inches or greater that are
accidentally severed shall be clean cut with a sharp blade. Prohibited heavy equipment and
vehicular access following removal is recommended along with topsoil and or compost placement
over the root zone and ground cover establishment. High visibility fence is recommended during
construction as shown in the Tree Retention/ Land Clearing Plan to protect the root zones of trees
to be retained during construction.
Trees B9 and B10 are covered in dead English Ivy vines, with Bl0 sustaining substantially more
English Ivy growth. The density of branching and foliage on these two trees is comparatively less
than the Western Red Cedar to the west, likely as a result of competing English Ivy growth, despite
reduced foliage these two trees do not exhibit any other defects. The English Ivy growing on these
trees had been controlled in the past (vines severed) and are now dead, however the English Ivy
was not eradicated and re-growth is starting to occur with vines climbing tree B9. Complete
control of English Ivy is recommended along with removal of English Ivy branches from both trees.
A portion of root zone for Trees B9 and B10 may be impacted by excavation operations for the
Town House 1 foundation. Construction supervision will be necessary to evaluate impacts to tree
roots to determine if the excavation for the foundation would adversely impact tree B9 and B10
integrity. Excavation equipment shall approach Town House 1 foundation from the south east;
equipment should be prohibited from accessing the locations from the west (areas previously
covered by asphalt and concrete) and north of Town House 1 to avoid unnecessary soil
compaction and root disturbance. Roots encountered with diameters greater than or equal to two
inches shall be clean cut with a sharp blade at the perimeter of the excavation limits. The optimal
time to excavate for the purpose of minimizing stress to the trees would be during the winter
months when the trees are dormant and there is abundant rainfall. Excavation outside of the rainy
season will require supplemental watering.
3
Tree 815 is located furthest from the proposed retaining wall and therefore may not sustain
substantial impacts to the root zone. However, tree 815 is a weak wooded species and also has
codominant leaders, a predisposing and compounding factor for failure if significant tree roots
were removed during grading. Impacts to tree roots will be evaluated during excavation for the
block retaining wall to determine if the impacts would compromise the trees structural integrity.
Roots with diameters of two inches or greater that are accidentally severed shall be clean cut with
a sharp blade.
7. Trees to compensate for removed trees and minimum lot density
A total of eighteen trees will be installed for compensation for removed trees. Ten trees will be
installed on-site for removed trees; six trees installed to meet minimum lot density requirements
per the Tree Retention/ Land Clearing Plan; and two trees will be planted off-site to compensate
for trees 811 and 812.
Compensation tree species and installation locations are detailed in the included Concept
Landscape Plan. Trees will be installed during the winter months between October 1'' and March
1". Trees selected will comply with the City of Renton Approved Tree List and the American
Standard for Nursery Stock ANSI 260.1-2004, installation specifications and details will be per City
of Seattle planting details. Planting areas will be prepared using Washington States Soil 8MPs for
New Construction. Plant establishment activities will include supplemental watering during
periods of drought, regular weeding during the growing season, and supplemental mulching as
necessary to preclude weeds from establishing and competing for resources. Plant establishment
activities will be provided for one year.
8. Summary
There are four Priority One Landmark Trees, one on-site (AG) and three off-site (84, 89, and 810).
These are the highest priority for retention and preservation. Nineteen on-site Priority Two Trees
(Al, A3, A4, and A9-A24) are to be removed do to unavoidable impacts. Seven Priority One and
eleven Priority Two Trees have the potential to be retained (A2, AS-AS, 81-810, 813-815), five on-
site and thirteen off-site. Eighteen replacement trees will be installed to compensate for on-site
removed trees, to meet minimum lot densities, and to compensate for off-site tree removal.
shua Hopkins, PLA #1307
4310 1" Ave NE
Seattle, WA 98105
joshuahopkins@me.com
(206) 795-6058
<
4
Letter of Understanding Geologic Risk
I/we understand there are inherent risks whenever soil, geologic or hydrogeologic conditions
are involved with a construction project. Soil and geologic materials, including groundwater are
variable in nature. Geologic conditions vary vertically, laterally, and seasonally. The site soil is
proven to be suitable to support foundations, landscaping, pavement, and other associated
infrastructure in the area. However, the site soil also requires careful planning and
consideration with respect to design and construction.
I/we understand, accept the risk and solely responsible of developing this property
Signed: L , _ _ /. ~ ?1'14VJ:j Sf;(
Name: __________________ Date:. __________ _
I~ -"I-Is
LIU & ASSOCIATES, INC.
Geotechnical Engineering
Mr.Kevin Su
4908 South Thistle Street, Apt. A
Seattle, WA 98118
Dear Mr. Su:
Subject: Geotechnical Investigation
Townhome Buildings
16826-lOSth Avenue SE
Renton, Washington
L&A Job No. 15-062
Engineering Geology
June 20, 2015
INTRODUCTION
Earth Science
We understand the development of a residential project is proposed for the subject
property located at the above address in Renton, Washington. The property is a rectangle-
shaped land elongated in the east-west direction. The development plan for the property
is to build three townhome buildings on it, with an existing residence at the west end of
the property to remain. The purpose of this investigation is to explore and characterize
the subsurface conditions of the site, evaluate feasibility of onsite stormwater disposal,
and provide geotechnical recommendations on grading, site stabilization, erosion
mitigation, surface and ground water drainage control, and foundation support to
buildings for the proposed development. Presented in this report are our findings,
conclusion, and geotechnical recommendations.
PROJECT DESCRIPTION
For our use in this investigation, you provided us with a topographic survey plan and a
plat plan of the subject project. According to the plat plan, the new townhome buildings
19213 Kenlake Place NE · Kenmore, Washington 98028
Phone (425) 483-9134 · Fax (425) 486-2746
June 20, 2015
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Page2
are to be accessed from 168th Avenue SE via a joined-use paved driveway traversing
easterly along the south boundary of the site. The townhome buildings will be above-
grade wood-framed structures to be supported on perimeter concrete foundation walls and
interior bearing walls, beams and columns. The site generally slopes down gently to
moderately southward. Minor cut and fill may be required for site grading.
SCOPE OF SERVICES
Our scope of services for this study comprises specifically the following:
Review the geologic and soil conditions at the site based on a published geologic
map.
2. Explore subsurface (soil and groundwater) conditions of the site with test pits to
depths where a soil stratum of firm foundation bearing or suitable for infiltration is
encountered, or to the maximum depth (about 10 feet) capable by the backhoe used
in subsurface exploration, whichever is encountered first.
3. Conduct laboratory soil particle size distribution test on two soil samples obtained
from targeted soil layer suitable for infiltration, if encountered by test pits, in
accordance with ASTM D422. The results of the tests will be used to determine
design infiltration rate of targeted soil layer in accordance with USDA Texture
Triangle and Washington State Department of Ecology 2012 Stormwater
Management Manual for Western Washington.
4. Perform necessary geotechnical engineering analysis based on soil data obtained
from test pits.
5. Prepare a written report to present our findings, conclusion, and recommendations.
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SITE CONDITIONS
SURFACE CONDITION
The general location of the project site is shown on Plate I -Vicinity Map. The site is
situated on a gentle, southerly-declining, high plateau. The site is a rectangle-shaped land
elongated in the east-west direction. It is bounded by 1681h Avenue SE to the west and
adjoined by residential development to the north, south and east. According to the
topographic survey plan of the site, the terrain within the site generally slopes down to the
south at grade varying from about 5% to 20%.
Currently, a single-family residence, accessed via a paved driveway on its north site,
occupies about the west one-fifth to one-fourth of the site, with detached storage sheds
and chicken coops lining the north boundary. The open space of the site is mostly
covered by over-grown grass and brush with scattered trees lining the north and east
boundaries.
GEOLOGIC SETTING
The Geologic Map of the Renton Quadrangle, King County, Washington, by D. R.
Mullineaux, published by U. S. Geological Survey in 1965, was referenced for the
geologic and soil conditions at the project site. According to this publication, the surficiaJ
soil unit at and in the vicinity of the subject residence site is mapped as Ground Moraine
(Qgt) deposits.
The geology of the Puget Sound Lowland has been modified by the advance and retreat of
several glaciers in the past one million years or so and the subsequent deposits and
erosions. The latest glacier advanced to the Puget Sound Lowland is referred to as the
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Vashon Stade of the Fraser Glaciation which had occurred during the later stages of the
Pleistocene Epoch, and retreated from the region some 12,500 years ago.
The ground moraine soil unit is composed of a thin layer of ablation till over lodgmont till
deposits, plowed directly under glacial ice during the most recent glacial period as the
glacier advanced over an eroded, irregular surface of older formations and sediments.
The lodgmont till deposits are composed of a compact mixture of unsorted clay, silt, sand,
gravel and cobble, commonly referred to as "hard pan". The ablation till is similar to
lodgmont till, but is much less compact and coherent. The thickness generally varies
from 2 to 4 feet for the ablation till deposit, and 5 to 30 feet for the lodgmont till deposits.
The lodgmont till is composed of a mixture of unsorted clay, silt, sand, gravel, and
scattered cobbles and boulders, commonly referred to as "hardpan". The overlying
ablation till is generally in a loose to medium-dense state, and is more compressible and
permeable. It has a compressive strength comparable to that of low-grade concrete and
can stand in steep natural or cut slopes for a long period. The lodgmont till can provide
excellent foundation support with little settlement expected to structures. The overlying
ablation till is generally in a loose to medium-dense state, and is more compressible and
permeable. The underlying lodgmont till is very-dense and cemented, with a compressive
strength comparable to that of low-grade concrete, but is also of extremely low
permeability. The lodgmont till can remain stable on steep natural slopes or man-make
cuts for a long period, and can provide excellent foundation support with little or no
settlement.
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SOIL CONDITION
Subsurface conditions of the site were explored with five test pits. The test pits were
excavated on June 12, 2015, with a rubber-track backhoe to depths from 8.0 to 10.0 feet.
The approximate locations of the test pits are shown on Plate 2 -Site and Exploration
Location Plan. The test pits were located with either a tape measure or by visual
reference to existing topographic features in the field and on the topographic survey map,
and their locations should be considered only as accurate to the measuring method used.
A geotechnical engineer from our office was present during subsurface exploration,
examined the soil and geologic conditions encountered, and completed logs of test pits.
Soil samples obtained from each soil unit in the test pits were visually classified in
general accordance with United Soil Classification System, a copy of which is presented
on Plate 3. Detailed descriptions of soil layers encountered during by test pits are
presented in test pit logs on Plates 4 through 6.
The test pits encountered a layer of loose, organic topsoil, about 10 to 18 inches thick,
mantling the site. Underlying the topsoil is a layer of ablation till of brown to yellowish-
brown to rusty-brown, medium-dense, silty fine sand with trace to some gravel, from 1.8
to 2.5 feet thick. This ablation till layer is underlain to the depths explored by a lodgmont
till deposit of light-gray, very-dense, cemented, gravelly, silty, fine sand with occasional
cobble.
GROUNDWATER CONDITION
Groundwater was not encountered in any of the test pits excavated on the site. The very-
dense, cemented, lodgmont till deposit underlying the site at shallow depth is of
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extremely low permeability and would perch stormwater infiltrating into the more
penneable surficial soils. 'Jbe amount of and the depth to this near-surface perched
groundwater would fluctuate seasonally, depending on precipitation, surface runoff,
ground vegetation cover, site utilization, and other factors. The perched groundwater may
dry up completely during the dryer summer and early fall seasons and accumulate and rise
in the wet winter and early spring seasons.
GEOLOGIC HAZARDS AND MITIGATION
Landslide Hazard
The site is gently to moderately sloped and is underlain at shallow depth by a very-dense
lodgmont till deposit. This deposit is of very-high shear strength and is highly resistant
against slope failures. Therefore, the potential for deep-seated slides to occur on the site
should be nil.
Erosion Hazard
The surficial topsoil and ablation till soil are more susceptible to erosion, while the
underlying very-dense lodgmont till deposit is highly resistant against erosion. The site is
mostly gently to moderately sloped and the erosion hazard of the site should be minimal if
exposed unpaved ground is covered with vegetation. Erosion hazard of the site may be
further mitigated by protect and maintain vegetation cover outside of construction areas.
Areas devoid of vegetation by construction activities should be re-seeded and re-
vegetated as soon as possible. Concentrated stormwater should not be discharged
uncontrolled onto the ground within the project site or adjacent properties. Stonnwater
over impervious surfaces, such as roofs and paved driveways. should be captured by
underground drain line systems connected to roof downspouts and by catch basins
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installed in paved driveways. Water collected by these drain line systems should be
tightlined to discharge into a stonn sewer system or suitable stormwater disposal
facilities.
Seismic Hazard
The Puget Sound region is in an active seismic zone. The site is underlain at shallow
depth by a very-dense cemented lodgmont till deposit of very-high shear strength.
Therefore, the potential for seismic hazards, such as landslides, liquefaction, lateral soil
spreading, to occur on the site should be minimal if the erosion mitigation, drainage
control, and site stabilization measures recommended in this report are fully implemented.
The proposed townhome buildings, however, should be designed for seismic forces
induced by strong earthquakes. Based on the soil conditions encountered by the test pits,
it is our opinion that Seismic Use Group I and Site Class C should be used in the seismic
design of the proposed buildings in accordance with the 2012 International Building Code
(IBC).
DISCUSSION AND RECOMMENDATIONS
GENERAL
Based on the soil conditions encountered by test pits excavated on the site, it is our
opinion that the site is suitable for the proposed development from the geotechnical
engineering viewpoint, provided that the recommendations in this report are fully
implemented and observed during and following completion of construction.
Conventional footing foundations constructed on or into the underlying very-dense
lodgmont till soil may be used to support the proposed townhome buildings. Unsuitable
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surficial topsoil and ablation till soil should be stripped within footprint of paved
driveways and areas of structural fill.
The surficial topsoil and weathered soil of the site contain a high percentage of fines and
can be easily disturbed when saturated. To minimize weather-related complications,
grading and foundation construction work should proceed and be completed during the
dryer period from April l'' to October 31'', if possible. If construction has to extend
beyond the dry seasons, erosion protection and drainage control measures recommended
in this report should be implemented during winter construction.
TEMPORARY DRAINAGE AND EROSION CONTROL
The surficial weak soils of the site are sensitive to moisture and can be easily disturbed by
construction traffic. A layer of clean, 2-to-4-inch quarry spalls should be placed over
areas of frequent traffic, such as the entrance to and exit from the site, as required, to
protect subgrade soils from disturbance by construction traffic.
A silt fence should be installed along the downhill sides of construction areas to minimize
transport of sediment by storm runoff onto neighboring properties or streets. The bottom
of the filter cloth of the silt fences should be anchored in a trench filled with onsite soil.
Intercepting ditches or trench drains should be installed around the construction areas, as
required, to intercept and drain away storm runoff and near-surface groundwater seepage.
Water captured by such ditches or interceptor trench drains may be discharged into a
nearby storm inlet. The storm inlet should be lined with a non-woven filter fabric sock to
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keep sediment from entering the storm sewer. The sock should be cleaned periodically to
keep it from clogging, and should be removed when construction is completed.
Spoil soils should be hauled off of the site as soon as possible. Spoil soils and imported
structural fill material to be stored onsite should be securely covered with plastic tarps, as
required, for protection against erosion.
SITE PREPARATION AND GENERAL GRADING
Vegetation within construction limits should be cleared and grubbed. Loose topsoil and
weak weathered soil should be completely stripped down to dense to very-dense glacial
till soil within building pads of the residences; while topsoil and unsuitable soil in root
zone should be stripped down to the medium-dense weathered soils and/or dense to very-
dense glacial till soils within paved driveways. The exposed soils should be compacted to
a non-yielding state with a mechanical compactor and proof-rolled with a piece of heavy
earthwork equipment.
EXCAVATION AND FILL SLOPES
Under no circumstance should excavation slopes be steeper than the limits specified by
local, state and federal safety regulations if workers have to perform construction work in
or near excavated areas. Unsupported temporary cuts greater than 4 feet in height should
be no steeper than lII:1 V in topsoil and weathered soil, and may be vertical in the
underlying dense to very-dense glacial till and advance outwash soils if the overall depth
of cut does not exceed 15 feet. Permanent cut banks should be no steeper than 2-1 /4H: IV
in topsoil and weathered soil, and no steeper than l-l/2H:1V in the underlying dense to
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very-dense glacial till and advance outwash soils. The soil units and the stability of cut
slopes should be observed and verified by a geotechnical engineer during excavation.
Permanent fill embankments required to support structural or traffic load should be
constructed with compacted structural fill placed over undisturbed, proof-rolled, finn,
native, glacial till soil after the surficial unsuitable soils are completely stripped. The
slope of permanent fill embankments should be no steeper than 2-l/4H: IV. Upon
completion, the sloping face of permanent fill embankments should be thoroughly
compacted to a non-yielding state with a hoe-pack.
The above recommended cut and fill slopes are under the assumption that groundwater
seepage would not be encountered during construction. If groundwater is encountered,
grading work should be immediately halted and slope stability re-evaluated. The slopes
may have to be flattened and other measures taken to stabilize the slopes. Stormwater
should not be allowed to flow uncontrolled over cut and fill slopes. Permanent cut slopes
or fill embankments should be seeded and vegetated as soon as possible for erosion
protection and long-term stability, and should be covered with clear plastic sheets, as
required, to protect them from erosion until the vegetation is fully established.
STRUCTURAL FILL
Structural fill is the fill that supports structural or traffic load. Structural fill for grading
work should consist of clean granular soils free of organic, debris and other deleterious
substances and with particles not larger than three inches. Structural fill should have a
moisture content within one percent of il~ optimum moisture content at the time of
placement. The optimum moisture content is the water content in the soils that enable the
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soils to be compacted to the highest dry density for a given compaction effort. Onsite
clean soils meeting the above requirements may be used as structural fill. Imported
material to be used as structural fill should be clean, free-draining, granular soils
containing no more than 5 percent by weight finer than the No. 200 sieve based on the
fraction of the material passing No. 4 sieve, and should have individual particles not
larger than three inches.
The ground over which structural fill is to be placed should be prepared in accordance
with recommendations in the SITE PREPARATION AND GENERAL GRADING and
EXCAVATION AND FILL SLOPES sections of this report. Structural fill should be
placed in lifts no more than 10 inches thick in its loose state, with each lift compacted to a
minimum percentage of the maximum dry density determined by ASTM D1557
(Modified Proctor Method) as follows:
Application % of Maximum Dry Density
Within building pads and under foundations 95%
Roadway/driveway subgrade 95% for top 3 feet and 90% below
Retaining/foundation wall backfill 92%
Utility trench backfill 95% for top 4 feet and 90% below
In-situ density of structural fill should be tested with a nuclear densometer by a testing
agency specialized in fill placement and construction work. Testing frequency should be
one test per every 250 square feet per lift.
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BUILDJNG FOUNDATIONS
Conventional footing foundations may be used to support the proposed townhome
buildings. The footing foundations should be constructed on or into the underlying, very-
dense lodgmont till soil, or on structural fill placed over this undisturbed competent till
basal deposit. Water should not be allowed to accumulate in excavated footing trenches.
Disturbed soils in footing trenches should be completely removed down to native,
undisturbed, lodgmont till soil prior to pouring concrete for the footings.
If the above recommendations are followed, our recommended design criteria for footing
foundations are as follows:
• The allowable soil bearing pressure for design of footing foundations, including
dead and live loads, should be no greater than 3,000 psf if constructed on or into
very-dense lodgmont till soil, and no greater than 2,500 psf if constructed on
structural fill placed over the till basal soil. The footing bearing soils should be
verified by a geotechnical engineer after the footing trenches are excavated and
before the footings poured.
• The minimum depth to bottom of perimeter footings below adjacent final exterior
grade should be no less than 18 inches. The minimum depth to bottom of the
interior footings below top of floor slab should be no less than 12 inches.
• The minimum width should be no less than 16 inches for continuous footings, and
no less than 24 inches for individual footings, except those footings supporting
light-weight decks or porches.
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A one-third increase in the above recommended allowable soil bearing pressure may be
used when considering short-term, transitory, wind or seismic loads. For footing
foundations designed and constructed per recommendations above, we estimate that the
maximum total post-construction settlement of the buildings should be 1/2 inch or less
and the differential settlement across building width should be 3/8 inch or less.
Lateral loads on the proposed buildings may be resisted by the friction force between the
foundations and the subgrade soils or the passive earth pressure acting on the below-grade
portion of the foundations. For the latter, the foundations must be poured "neat" against
undisturbed soils or backfilled with a clean, free-draining, compacted structural fill. We
recommend that an equivalent fluid density (EFD) of 300 pcf (pounds per cubic foot) for
the passive earth pressure be used for lateral resistance. The above passive pressure
assumes that the backfill is level or inclines upward away from the foundations for a
horizontal distance at least twice the depth of the foundations below the final grade. A
coefficient of friction of 0.55 between the foundations and the subgrade soils may be
used. The above soil parameters are unfactored values, and a proper factor of safety
should be used in calculating the resisting forces against lateral loads on the buildings.
SLAB-ON-GRADE FLOORS
Slab-on-grade floors, if used for the proposed residential buildings, should be placed on
firm subgrade soil prepared as outlined in the SITE PREPARATION AND GENERAL
EARTHWORK and the STRUCTURAL FILL sections of this report. Where moisture
control is critical, the slab-on-grade floors should be placed on a capillary break which is
in tum placed on the compacted subgrade. The capillary break should consist of a
minimum four-inch-thick layer of clean, free-draining, 7/8-inch crushed rock, containing
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no more than 5 percent by weight passing the No. 4 sieve. A vapor barrier, such as a 6-
mil plastic membrane, may be placed over the capillary break, as required, to keep
moisture from migrating upwards.
PAVED DRIVEWAY AND PARKING AREAS
Performance of driveway and parking area pavement is critically related to the conditions
of the underlying subgrade soils. We recommend that the subgrade soils under the
driveways be treated and prepared as described in the SITE PREPARATION AND
GENERAL EARTHWORK section of this report. Prior to placing base material, the
subgrade soils should be compacted to a non-yielding state with a vibratory roller
compactor and proof-rolled with a piece of heavy construction equipment, such as a fully-
loaded dump truck. Any areas with excessive flexing or pumping should be over-
excavated and re-compacted or replaced with a structural fill or crushed rock placed and
compacted in accordance with the recommendations provided in the STRUCTURAL
FILL section of this report. We recommend that a layer of compacted, 7/8-inch crushed
rock base (CRB), be placed for the roadway/driveways. This crushed rock base should be
at least 6 inches for the joint-use driveway and at least 4 inches for private individual
driveways. This crushed rock base should be overlain with a 3-inch asphalt treated base
(ATB) topped by a 2-inch-thick Class B asphalt concrete (AC) surficial course.
DRAINAGE CONTROL
Building Footprint Excavation
Footprint excavation for proposed townhome buildings, if encountering groundwater
seepage, should have bottom of excavation sloped slightly and ditches excavated along
bases of the cut banks to direct collected groundwater into sump pits from which water
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~be;pl\l:'nped Qut. A la~er.0(2-iqch c~shed rock should. be .pl<1red over footing bearing
~bgfade;soils, as required,)o pr\>rect the soils'from disturbance· by construction traffic.
This crushed rock base should be. built to a few inches above groundwater level, but not
less than 6 inches thick. The crush rock base should be compacted in 12-inch lifts to a
tl'<N,Y.ielding ·sta.te .vith a .vibratory mechankal compactor.
r
Runoff over lmp.ervious Surfaces
Storm runoff over impervious surfaces, such as roofs and paved driveways, should be
collected by underground drain line systems connected to downspouts_ and by catch basins
installed in paved driveways. Stormwater thus collected should be tightlined to discharge
into a storm sewer or suitable sto~water disposal facilities.
Building Footing Drains
A subdrain should be installed, around the perimeter footings of each townhome building.
The subdrains should consist of a 4-inch-minimum-diameter, perforated, rigid, drain pipe,
laid a few inches below bottom of the perimeter footings of the buildings. The trenches
,md the drain lines should.have a sufficient gradient (0.5% minimum) to generate flow by
gravity. The drain lines should be wrapped in a non-woven filter fabric sock and
completely enclosed in clean washed gravel. The remaining trenches may be backfilled
with clean onsite soils. Water collected by the perimeter footing subdrain systems should
be tightlined, separately from the roof and surface stormwater drain lines, to discharge
into a storm sewer or suitable stormwater disposal facilities.
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Surface Drainage
Water should not be allowed to stand in any areas where footings, on-grade slabs, or
pavement is to be constructed. Finish ground surface should be graded to direct surface
runoff away from the townhome buildings. We recommend the finish ground be sloped
at a gradient of 3 percent minimum for a distance of at least IO feet away from the
buildings, except in the areas to be paved.
Cleanouts
Sufficient number of cleanouts at strategic locations should be provided for underground
drain lines. The underground drain lines should be cleaned and maintained periodically
to prevent clogging.
Detention Facility
The project site is underlain at shallow depth by a very-dense cemented lodgmont till
deposit of extremely low permeability. Therefore, onsite stormwater disposal by
infiltration will not work well. A buried concrete detention vault or corrugated metal
detention pipe may be used to detain stormwatcr collected over impervious surfaces
within the project site. A detention pipe is normally more economical and is
recommended.
Detention pipe trench should be excavated down to undisturbed very-dense lodgrnont till
soil. Standing water and loose disturbed soils in the trench, if any, should be thoroughly
removed. The lodgrnont till should then be covered with a 4-to-6-inch layer of compacted
5/8-inch crushed rock base on which the detention pipe is to be founded. An allowable
soil bearing pressure of 4,000 psfmay be sued for the design of the detention pipe. The
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trench along the sides and over the top of the detention pipe should also be backfilled
with 5/8-inch crushed rock. The crushed rock fill should be placed in loose lifts no more
than 10 inches thick, with each lift thoroughly compacted to a non-yielding state with a
vibratory mechanical compactor. It is critical to have the crushed rock fill around the
pipe compacted to a non-yielding state to support the pipe and keep it from structural
damage due to deflection.
RISK EVALUATION STATEMENT
The subject site is underlain at shallow depth by very-dense lodgmont till deposit of very-
high shear strength. Therefore, the site should be quite stable. It is our opinion that if the
recommendations in this report are fully implemented and observed during and following
completion of construction, the areas disturbed by construction will be stabilized and will
remain stable, and will not increase potential for soil movement. In our opinion, the risk
for damage to the proposed development and from the development to adjacent properties
due to soil instability should be minimal.
LIMITATIONS
This report has been prepared for the specific application to this project for the exclusive
use by Mr. Kevin Su, and his associates, representatives, consultants and contractors. We
recommend that this report, in its entirety, be included in the project contract documents
for the information of the prospective contractors for their estimating and bidding
purposes and for compliance with the recommendations in this report during construction.
The conclusions and interpretations in this report, however, should not be construed as a
warranty of subsurface conditions of the site. The scope of this investigation does not
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include services related to constmction safety precautions and our recommendations are
not intended to direct the contractor's methods, techniques, sequences or procedures,
except as specifically described in this report for design considerations. All geotechnical
construction work should be monitored by a geotechnical engineer during construction.
Our recommendations and conclusions are based on the geologic and soil conditions
encountered in the test pits, and our experience and engineering judgment. The
conclusions and recommendations are professional opinions derived in a manner
consistent with the level of care and skill ordinarily exercised by other members of the
profession currently practicing under similar conditions in this area. No warranty,
expressed or implied, is made.
The actual subsurface conditions of the site may vary from those encountered by the test
pits excavated on the site. The nature and extent of such variations may not become
evident until construction starts. If variations appear then, we should be retained to re-
evaluate the recommendations of this report, and to verify or modify them in writing prior
to proceeding further with the construction of the proposed development of the site.
CLOSURE
We are pleased to be of service to you on this project. Please feel free to contact us if you
have any questions regarding this report or need further consultation.
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Six plates attached
Yours very truly,
Ube=
J. S. (Julian) Liu, Ph.D., P.E.
Consulting Geotechnical Engineer
LIU & ASSOCIATES, INC.
LIU & ASSOCIATES, INC.
VICINITY MAP
SU TOWNHOMES
16826 -108TH AVENUE SE
Geotechnical Engineering. Engineering Geology. Earth Science 1---~=--R=E~N~T~O_N..,..:.., _w~A_S_H_IN_G_T,,,..,,:O_N _______ _.
JOB NO. 15-062 DATE 6/18/2015 PLATE _1_
LIU & ASSOCIATES. INC.
u· ·\ -;,.--
SITE AND EXPLORATION LOCATION PLAN
SU TOWNHOMES
16826-108TH AVENUE SE
Geotechnical Engineering· Engineering Geology· Earth Science RENTON, WASHINGTON
t---..JO"'B"N"'O'. --,1""-06,;,2,---r'--,D"A"TEF,6/c;:,1"'81"'20"'15,,.....--aP-,-LA""T""E-_-_2,,.. _-I
UNIFIED SOIL CLASSIFICATION SYSTEM
MAJOR DIVISIONS GROUP GROUP NAME
SYMBOL
GRAVEL CLEAN GW WELL-GRADED GRAVEL, FINE TO COARSE GRAVEL
COARSE-MORE THAN 50% OF GRAVEL GP POORLY-GRADED GRAVEL
GRAINED COARSE FRACTION GRAVEL WITH GM SIL TY GRAVEL
SOILS RETAINED ON NO. 4 SIEVE FINES GC CLAYEY GRAVEL
SAND CLEAN SW WELL-GRADED SAND, FINE TO COARSE SAND
MORE THAN 50% MORE THAN 50% OF SAND SP POORLY-GRADED SAND
RETAINED ON THE COARSE FRACTION SAND WITH SM SILTY SAND
NO. 200 SIEVE PASSING NO. 4 SIEVE FINES SC CLAYEY SAND
FINE-SILT AND CLAY INORGANIC ML SILT
GRAINED LIQUID LIMIT CL CLAY
SOILS LESS THAN 50% ORGANIC OL ORGANIC SILT, ORGANIC CLAY
MORE THAN 50% SIL TY AND CLAY INORGANIC MH SILT OF HIGH PLASTICITY, ELASTIC SILT
PASSING ON THE LIQUID LIMIT CH CLAY OF HIGH PLASTICITY, FAT CLAY
NO. 200 SIEVE 50%0RMORE ORGANIC OH ORGANIC SILT, ORGANIC SILT
HIGHLY ORGANIC SOILS PT PEAT AND OTHER HIGHLY ORGANIC SOILS
NOTES: SOIL MOISTURE MODIFIERS:
1. FIELD CLASSIFICATION IS BASED ON VISUAL EXAMINATION DRY -ABSENCE OF MOISTURE, DUSTY, DRY TO
OF SOIL IN GENERAL ACCORDANCE WITH ASTM D2488-83. THE TOUCH
2. SOIL CLASSIFICATION USING LABORATORY TESTS IS BASED SLIGHTLY MOIST -TRACE MOISTURE, NOT DUSTY
ON ASTM D2487-83. MOIST· DAMP. BUT NO VISIBLE WATER
3. DESCRIPTIONS OF SOIL DENSITY OR CONSISTENCY ARE VERY MOIST -VERY DAMP, MOISTURE FELT TO THE TOUCH
BASED ON INTERPRETATION OF BLOW-COUNT DATA, VISUAL WET -VISIBLE FREE WATER OR SATURATED,
APPEARANCE OF SOILS, AND/OR TEST DATA. USUALLY SOIL IS OBTAINED FROM BELOW
WATER TABLE
LIU & ASSOCIATES, INC. UNIFIED SOIL CLASSIFICATION SYSTEM
----------
Geotechnical Engineering Engineering Geology · Earth Science
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PLATE 3
TEST PIT NO. 1
Logged By: JSL Date: 611212015 Ground El. ±
Depth uses Sample w Other
ft. CLASS Soil Description No. % Test
Ol -Dark-brown, loose, organic, silty fine SAND, slightly moist
1 __ (IOPSOIL) ----------------__ ----------~sM-Brown, medium-dense, silty fine SAND, some gravel, dry -
2 -
3 --
4 --~siiil-Light-gray, very-dense, gravelly, silty, fine SAND, occasional ·---cobble, cemented, slight moist (VASHON TILL)
5 --6 -
-7 --8 -
-9 -
10 -
-11 Test oil terminated at 10.0 ft; oroundwater seepage not encountered.
TEST PIT NO. 2
Logged By: JSL Date: 6112/2015 Ground El. ±
Depth uses Sample w Other
ft. CLASS. Soil Description No. % Test
OL -Dark-brown, loose, organic, sllty fine SAND, slightly moist
1 _ (IOPSOIL) ______________ -------------------SM -Brown, medium-dense, silty fine SAND, some gravel, dry
2 to wet -
-3 -·-----------------------------------------
4 -SM Light-gray, very-dense, gravelly, silty, fine SAND, occasional
cobble, cemented, slight moist (VASHON TILL) -5 -
-
6_
-7 -
-8_
-9 -
-10 -Test pit terminated at 9.5.0 ft; groundwater not encountered. -11
TEST PIT LOGS
LIU & ASSOCIATES, INC. SU TOWNHOMES
16826 -108TH AVENUE SE ---·-·-
Ge~!echnical Engineering · Engineering _Geol?QY_ · Ea~_h Science RENTON WASHINGTON
JOB NO. 10-uo,:c DATE 511312015 PLATE 4
TEST PIT NO. 3
Logged By: JSL Date: 6112/215 Ground El. +
Depth uses Sample w Other
ft. CLASS. Soil Description No. % Test
-OL Dark-brown, loose, organic, silty fine SAND, slightly moist
1 ·---------{IOPBOIL)_---------------------------SM Brown, medium-dense, silty fine SANO, trace to some gravel, dry -
2 --
3 ------~-----------------------------------4 -SM Light-gray, very-dense, gravelly, silty, fine SAND, occasional
-cobble, cemented, slightly moist (VASHON TILL)
5 -
-6 --7 --8
-9 -Test pit terminateo at 8.0 ft; groundwater not encountered.
-10
TEST PIT NO. 4
Logged By: JSL Date: 6/12/2015 Ground El. ±
Depth uses Sample w Other
ft CLASS. Soil Descript'ron No. % Test
OL -Dark-brown, loose. organic, silty fine SAND, slightly moist
1 -(TOPSOIL)
-f-----------------------------------------2_ SM Yellowish-brown. meoium-dense, silty fine SAND, trace gravel, dry
-3 ---sM------------------------------------Light-gray, very-dense, gravelly, silty, fine SAND, occasional
4 -cobble, cemented, slightly moist (VASHON TILL)
-5 --6 --7 --8
-9 Test pit terminated at 8.0 ft; groundwater not encountered. --10
TEST PIT LOGS
LIU & ASSOCIATES, INC. SU TOWNHOMES
16826 -108TH AVENUE SE ~·-·-
Geotechnical Engineering · Engineering Geology · Earth Science RENTON, WASHINGTON
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JOB NO. 15-062 DATE 5/13/2015 PLATE 5
• TEST PIT NO. 5
Logged By: JSL Date: 6/12/215 Ground El. +
Depth uses Sample w Other
ft. CLASS. Soil Descriotion No. % Test
OL -Dark-brown, loose, organic, silty fine SAND, slightly moist
1 (TOPSOIL) --~----------------------------------------2 -SM Rusty-brown, medium-dense, silty fine SAND, trace gravel, slightly
moist -3 ----s;;;;-----------------------------------4 Light-gray, very-dense, gravelly, silty, fine SAND, occasional -cobble, cemented, slightly moist (VASHON TILL) -5_
-6 -
-7 -
-8
-9 -Test pit terminated at 8.0 it; groundwater not encountered.
-10
TEST PIT NO.
Logged By: Date: Ground El. ±
Depth uses Sample w Other
ft. CLASS. Soil Description No. % Test
-1 -
-2 -
-
3 -
-4 --5 --6 --7 -
-B -
-9 -
-10
TEST PIT LOGS
LIU & ASSOCIATES, INC. SU TOWNHOMES
16826 -108TH AVENUE SE
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Geotechnical Engineering · Engineering Geology · Earth Science RENTON, WASHINGTON
JOB NO. 15-062 DATE 5/13/2015 PLATE 6
G National "ritle l.nsurance Company
a W11l1~tou Fmanc1al Group company
Kevin Su
4900 S Thistle Street
Seattle, WA 98118
REFERENCE NO: 16826 108TH AVE SE/SU AND WEI
Order No.: 00648692 Liability:
Charge:
Tax:
Total:
SUBDIVISION GUARANTEE
$ 1,000.00
$ 250.00
$ 23.73
$ 273.73
Subject to the Exclusions from Coverage, the limits of liability and other provisions of the Conditions and
Stipulations hereto annexed and made a part of this Guarantee, and subject to the further exclusion and
limitation that no guarantee is given nor liability assumed with respect to the identity of any party named or
referred to in Schedule A or with respect to the validity, legal effect or priority of any matter shown therein.
WFG National Title Insurance Company
a corporation herein called the Company,
GUARANTEES
the Assured named in Schedule A against actual monetary loss or damage not exceeding the liability amount
stated herein which the Assured shall sustain by reason of any incorrectness in the assurances set forth in
Schedule A.
Dated: July 29, 2015
WFG National Title Company of Washington, LLC, as
agent for WFG National Title Insurance Company
Subdivision Guarantee
WFGGNTSD
WFG NATIONAL TITLE INSURANCE COMPANY
) I)/'
,msr j )'!,1,ih
Secreliny
Authorized Signature
Page 1 of 5
Order No.: 00648692
1. Name of Assured:
Kevin Su
2. Date of Guarantee:
July 29, 2015
3. The assurances referred to on the face page hereof are:
a. That according to those public records which, under the recording laws, impart constructive
notice of matters affecting title to the following described land:
See Exhibit A attached hereto.
b. Title to the estate or interest in the land is vested in:
Zhao Zhang Su, a married person as a separate estate and Ying Han Wei, a married
person as a separate estate
c. The estate or interest in the land which is covered by this Guarantee is:
A fee simple estate
Subject to the Exceptions shown below, which are not necessarily shown in order of their priority.
EXCEPTIONS:
1. GENERAL PROPERTY TAXES AND SERVICE CHARGES, AS FOLLOWS, TOGETHER WITH INTEREST,
PENALTY AND STATUTORY FORECLOSURE COSTS, IF ANY, AFTER DELINQUENCY:
(1ST HALF DELINQUENT ON MAY 1; 2ND HALF DELINQUENT ON NOVEMBER 1)
TAX ACCOUNT NO.:
YEAR
2015
BILLED
$3,176.40
2923059038 -PARCEL A
PAID
$3,176.40
TOTAL AMOUNT DUE, NOT INCLUDING INTEREST AND PENALTY: $0.00.
LEVY CODE:
ASSESSED VALUE LAND:
ASSESSED VALUE IMPROVEMENTS:
2128
$143,000.00
$101,000.00
BALANCE
$0.00
2. GENERAL PROPERTY TAXES AND SERVICE CHARGES, AS FOLLOWS, TOGETHER WITH INTEREST,
PENALTY AND STATUTORY FORECLOSURE COSTS, IF ANY, AFTER DELINQUENCY:
(1ST HALF DELINQUENT ON MAY 1; 2ND HALF DELINQUENT ON NOVEMBER 1)
TAX ACCOUNT NO.:
YEAR
2015
BILLED
$18.57
8637100440 -PARCEL B
PAID
$18.57
TOTAL AMOUNT DUE, NOT INCLUDING INTEREST AND PENALTY: $0.00.
LEVY CODE:
ASSESSED VALUE LAND:
ASSESSED VALUE IMPROVEMENTS:
Subdivision Guarantee
WFGGNTSD
2128
$500.00
$0.00
BALANCE
$0.00
Page 2 of 5
Order No.: «Ord_Id>>
3. RESERVATIONS CONTAINED IN DEEDS FROM THE STATE OF WASHINGTON RECORDED UNDER
RECORDING NOS. 1336934 AND 695428, RESERVING TO THE GRANTOR ALL OIL, GASES, COAL,
ORES, MINERALS, FOSSILS, ETC., AND THE RIGHT OF ENTRY FOR OPENING, DEVELOPING AND
WORKING THE SAME, AND PROVIDING THAT SUCH RIGHTS SHALL NOT BE EXERCISED UNTIL
PROVISION HAS BEEN MADE FOR FULL PAYMENT OF ALL DAMAGES SUSTAINED BY REASON OF SUCH
ENTRY.
4. EASEMENT AND THE TERMS AND CONDITIONS THEREOF:
GRANTEE: CASCADE SEWER DISTRICT
PURPOSE: SEWER MAINS AND APPURTENANCES
AREA AFFECTED: A PORTION OF SAID PREMISES
RECORDED: SEPTEMBER 19, 1978
RECORDING NO.: 7809190173
5. DECLARATION OF COVENANT IMPOSED BY INSTRUMENT RECORDED ON MAY 19, 1993,
RECORDING NO.: 9305191928
NOTE 1: BASED ON INFORMATION PROVIDED TO THE COMPANY, ON THE DATE OF THIS
COMMITMENT IT APPEARS THAT THERE IS LOCATED ON THE LAND:
SINGLE FAMILY RESIDENCE
KNOWN AS:
16826 108TH AVE SE
RENTON, WA 98055
NOTE 2: THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE
DOCUMENTS TO BE RECORDED, PER AMENDED RCW 65.04. SAID ABBREVIATED LEGAL
DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WITHIN
THE BODY OF THE DOCUMENT.
PTN SE 1/4 29·23N-5E AND TRACT F, THRESHOLD 1
NOTE 3: WHEN SENDING DOCUMENTS FOR RECORDING, VIA U.S. MAIL OR SPECIAL COURIER
SERVICE, PLEASE SEND TO THE FOLLOWING ADDRESS, UNLESS SPECIFIC
ARRANGEMENTS HAVE BEEN MADE WITH YOUR TITLE UNIT:
AR
Enclosures:
Sketch
WFG NATIONAL TITLE COMPANY
2300 EASTLAKE AVE. EAST
SUITE 100
SEATTLE, WA 98102
ATTN: RECORDING DEPT.
Vesting Deed
Paragraphs ALL
Subdivision Guarantee
GNT004
Page 3 of 5
Order No.: 00648692
EXHIBIT "A"
PARCEL A:
THAT PORTION OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF
SECTION 29, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., DESCRIBED AS FOLLOWS:
BEGINNING AT THE INTERSECTION OF THE NORTH LINE OF THE SOUTH HALF OF THE
NORTH HALF OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SAID
SECTION 29, WITH THE EAST LINE OF THE JOHN F. BENSON ROAD;
THENCE EAST ALONG SAID NORTH LINE OF THE SAID SOUTH HALF OF THE NORTH HALF
OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER 355 FEET;
THENCE SOUTH PARALLEL WITH THE EAST LINE OF THE SAID JOHN J. BENSON ROAD,
82 FEET;
THENCE WEST PARALLEL WITH THE NORTH LINE OF SAID NORTHWEST QUARTER OF
THE SOUTHEAST QUARTER OF SAID SECTION 355 FEET TO THE EAST LINE OF SAID
JOHN F. BENSON ROAD;
THENCE NORTH ALONG SAID EAST LINE OF SAID ROAD, 82 FEET TO THE POINT OF
BEGINNING.
PARCEL B:
TRACT F OF THRESHOLD 1, AS PER PLAT RECORDED IN VOLUME 164 OF PLATS, PAGES
8 THROUGH 12, INCLUSIVE, RECORDS OF KING COUNTY AUDITOR;
SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON.
SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE
1. Except to the extent that specific assurances ar& provided In Schedule A of this
Guarantee, the Company assumes no liability for loss or damage by reason or the
following:
(a) Defects, liens. encumbrances. adverse da1ms or other matters agarnst lhe UUe,
whetherornotshownbylhepubllcrecords
(b) (1) Taxes or assessments or any taxing authority that levies taxes or assessments
on real property.or, (2) Proceedings bya public agency which mayresult1ntaxes
or assessments, or notices of such proceedings, whether or nol lhe mailers
exc:Juded under (1) or {2) are shown by the records of 1he taxing authority or by the
public records.
(c) (1) Unpatented mining claims; (2) reservalionsorexceptionsin patents or1n Acts
authorizmg lhe issuance thereof. (3) water rights, claims or UUe to waler, whether or
notlhemattersexcluded under(1),(2)or(3)areshownbythepubl1crecords
2. Notwithstanding any specific assurances which are provided In Schedule A of this
Guarantee, the Company assumes no liability lor loss or damage by reason of the
following:
(a) Defects, hens, encurrbrances, adverse claims or other mailers affecting the lille to
anypropertybeyondthelmesofthelandexpressJydescribedmthedescnpllonset
forth in Schedule {A), (CJ or 1n Part 2 of this Guarantee, or Hlle to streets, roads
avenues. lanes, ways or waterways to which such land abuts, or the nght to
maintain therein vaults, tunnels, ramps or any structure or improvements, or any
rights or easements therein, unless such property, rights or easements are
expresslyandspeaficallysetforthmsa1ddescnp\1on.
(b) Defects, liens. encumbrances, adverse da.ms or o1her matters, whether or not
shown by the public records; (1) which are created, suffered, assumed or agreed to
by one or more of the Assureds; (2) which result in no loss to \he Assured; or (3)
which do nol result 1n the invalidity or potential invalidity of any Judicial or non•
JUd1c1al proceeding which 1s within the scope and purpose of lhe assurances
provided.
(c) The 1dent1ty of any party shown or referred to in Schedule A
(d) The validity, legal elfecl or priority of any matter shown or referred to in this
Guarantee
GUARANTEE CONDITIONS AND STIPULATIONS
1. Deflnllion of Terms.
The following terms when used 111 the Guarantee mean:
(a) the "Assured": the party or parties named as 1he Assured 111 this Guaran1ee, or on a
supplemental writing executed by the Company.
(b) "land": the land descnbed or referred to in Schedule (A), (CJ or in Part 2, and
improvements affixed thereto which by law cons1ilute real property. The term "land"
doesnotincludeanypropertybeyondthelinesoftheareadescribedorreferredlo
1n Schedule (A), (C) or 111 Part 2. nor any nght, ~tie, mlerest, estate or easement in
abu\11ngstreets,roads,avenues,alleys,lanes,waysorwaterways
(cl "mortgage". m::irtgage, deed of trust, trust deed or other security instrument
(d) "public records": records established underslatestatutesatDateofGuaran\eefor
the purpose of imparting constructive no~ce of matters relating to real property to
purchasersforvalueandwithoutknowledge.
(e) "date":theeffectlvedate
2. Notice of Claim to be Given by Assured Claimant.
An Assured shall notify the Colfllany prolflllly in wriMg 1n case knowledge shall come lo
an Assured hereunder of any da1m of title or interest which is adverse to the tiUe lo the
estate or interest, as stated herein, and whid1 might cause loss or damage for which the
Company may be liable by virtue of this Guarantee. If prompt notice shall not be given to
the Company, then all liability of the Cofl'l)any shall terminate with regard to \he matter or
matters for which prompt notice is required; provided, however, that failure to notify the
Cornpanyshall 1nnocaseprejudicelhenghtsofanyAssuredunderthisGuaranteeunless
the Company shall Dl!prejudicedbythefailureandthenonlylotheextentoftheprejud1ce.
3. No Duty to Defend or Prosecute.
The Company shall have no duty to defend or prosecute any action or proceeding to which
the Assured 1s a party, notwithstandmg the nature of any allegation 111 such action or
proceeding.
4. Company's Option to Defend or Prosecute Actions; Duty of Assured Claimant to
Cooperate.
Even though the Company has noduty1odefend orprosecuteassetforthm Paragraph 3
above
(a) The Company shall have the righ~ at its sole op~on and cost, to institute and
proseculeanyacLionorproceeding,inlerposeadefense, aslimitedin(b),ortodo
anyotheractwh1ch1nitsop1nionmaybenecessaryordes1rabletoestabl1shthetitle
totheestateormterestasstatedhere111,ortoestabl1shthel1ennghtsofthe
Assured, or to prevent or reduce loss or damage to the Assured. The Company
may take any appropnate acLion under the terms of this Guarantee, whether or not it
shall be liable hereunder, and shall not thereby concede hab1hty or waive any
provismn of lh1s Guarantee. If the Company shall exercise 1\s nghls under this
paragraph,1tshalldosod1l1genlly.
(b) If the Company elects to e~erc1se its options as slated 111 Paragraph 4(a) the
Company shall havelhenghttoselectcounselof1tscho1ce(sub1ecttothenghtof
such Assured to ob1ect for reasonable cause) to represent the Assured and shall
notbellableforandwill notpaylhefeesofanyothercounsel, nor will the Company
pay any fees. costs or expenses incurred by an Assured in the defense of those
causes of acllon which allege matters not covered by this Guarantee
(c) Whenever the Colfllany shall have brought an action or interposed a defense as
permitted by the provisions of this Guarantee, the Company may pursue any
l1bgabon lo final deterrnmat1on by a court ofcompetentjunsd1ct1on and expressly
reser\les the nght. in ils sole discretion, lo appeal from an adverse judgment or
order.
(d) in all cases where this Guarantee perm11s the Company to prosecute or provide for
the defense of any action or proceeding, an Assured shall secure to the Company
thenghltosoprosecuteorpro111deforthedefenseofanyact1onorproceed1ng,and
allappealslherein,andpermitlheCompanytouse,atitsop11on,thenameofsuch
Assured for this purpose. Whenever requested by lhe Company. an Assured, at the
Company's expense, shall give the Company all reasonable aid in any adon or
proceedmg,secunngevidence,obta1nmg-Mtnesses,prosecut1ngordefendmgthe
Subdivision Guarantee
WFGGNTSD
Order No.: 00648692
act,on or lawful acl which 1n the opinion of1he Company may be necessary or
desirable to establish the title to the estate or interest as Sl<1ted herein. or lo
establish the lien nghts of the Assured. If the Company 1s prejudiced by the failure
of the Assured tofurnishtherequ1redcooperat1on, lhe Company'soblrga~onstothe
Assured undertheGuaranleeshalltermnate
5. Proof of Loss or Damage.
In add1hon to and after the notices required under Section 2 of these Cond1t1ons and
St1pulal1ons have been provided lo lhe Company, a proof of loss or damage signed and
sworn to by the Assured shall be furnished to the Company 1111th111 ninety (90) days after
theAssuredshallascerta,nthefac1sg1vingnsetothelossordamage Theproofoflossor
damage shall describe the matters covered by this Guarantee which constitute the basis of
loss or damage and shall state, to lheextenlposs1ble, thebas1sofcalculatingtheamount
of the loss or damage. If the Company 1s prejudiced by lhe failure of the Assured lo
pro111dethe required proof of loss or damage, the Company's obl1gat1on lo such assured
under the Guarantee shall terminate. In add1t1on, the Assured may reasonably be required
tosubmrttoe:>:am1nallonunderoa\hbyanyauthon2edrepresentativeoftheCompanyand
shall produce for exam,nat,on, inspection and copying. at such reasona~e Limes and
places as may be de51gnated by any authorized representative of the Colfllany, all
records,books,ledgers.checlls,correspondenceandmemoranda,whe1herbeanngadate
before or after Date of Guarantee. which reasonably pertain to the loss or damage
Further. If requested by any authonzed representalive of the Company, the Assured shall
grant its permission, in wr1~ng, for any authorized representabve of the Company lo
examine. inspect and copy all records, books, ledgers, checks, correspondence and
memoranda in the custody or control ofath1rd party, which reasonablypertain1othe loss
or damage All 111format1on designated as confidental by the Assured provided to the
Company pursuant to \his SecUon shall not be d1sdosed to others unless, in the
reasonable Judgment of the Company, 1t 1s necessary in the administralion of the claim.
Failure of the Assured to subm11 for exam111at1on under oath, produce other reasonably
requested 1nformat1on or grant permission to secure reasonably necessary information
from third parties as required 1n the above paragraph, unless prohibited by law or
governmental regulation, shall terminate any liability of the Company under this Guarantee
totheAssuredforthatclatm
6. Options to Pay or Otherwise Settle Claims: Termination of Liability.
In case of a claimunderth1s Guarantee,theCompanyshall havethefollowingadd1bonal
options:
(a) To Pay or Tender Payment of the Amount of Liability or to Purciiase the
Indebtedness.
The Company shall have the oplion to pay or settle or compromise for or 111 the
name of 1he Assured any claim which could result in loss lo the Assured within the
coverage ofth1s Guarantee, orto pay the full amountofth1s Guarantee or. If this
Guarantee 1s issued for the benefit of a holder ofa mortgage or a henholder, \he
Company shall have the opLion to purchase the indebtedness secured by said
mortgage or said hen for the amount owing thereon, together with any costs,
reasonable attorneys' fees and expenses incurred by 1he Assured cla1man1 which
were authonzed by the Company up to the lime of purchase Such purchase,
payment or tender of payment of the full amount of the Guarantee shall terminate all
habl1ty or the Company hereunder In the event after notice of claim has been
given lo the Company by the Assured the Company offers to purchase said
indebtedness. the owner of such indebtedness shall transfer and asSJgn said
indebtedness. together with any collateral secunty, to the Company upon payment
oflhe purchase pnce. Upon the e~erc1se by the Company of the option provided for
in Paragraph {a) lhe Cofll)any's obl1gafon to lhe Assured under this Guarantee for
lhe claimed loss or damage, other than to make the payment required 111 that
paragraph, shall terminate, mclud111g any obhgat1on to continue the defense or
prosecuuon ofanyhhgalion forwh1ch the Company has exercised 1tsq:ilionsunder
Paragraph 4, and the Guarantee shall be surrendered to the Cofl'l)any for
cancellation.
(b) To Pay or Otherwise SelUe With Parties Other Than the Assured or Wrth the
Assured Claimant
To pay or otherwise settle With other part,es for or 111 the name of an Assured
claimant any claim assured agamstunderthts Guarantee, together with any costs,
attorneys' fees and expenses mcurred by the Assured da1mant Which were
authorized by the Company up to the Ume of payment and which \he Cofl'l)any is
obligated to pay. Upon the exercise by the Cofll)any of the option provided for in
Paragraph (b) the Company's obl1gat1on to the Assured under this Guarantee for the
claimed loss or damage, other than to make the payment required in 1hat paragraph
shall terminate, 1ndud1ng any obligation tocont1nuethedefenseorprosecu\1on of
any litigation for which the Company has exercised its options under Paragraph 4.
7. Determination and Extent of Liability.
This Guarantee 1s a contract of Indemnity against actual monetary loss or damage
sustained or incurred by the Assured c:Ja1mant who has suffered loss or damage by raason
of reliance upon the assurances set forth 1n this Guarantee and only to the extentherem
described, and subject to the Exclusions From Coverage of This Guarantee. The liability
of the Company under this Guarantee to the Assured shall not exceed the least of:
(a) thearnountof11ab1iltystated1nScheduleAor1n Part 2:
(b) the amount of the unpaid pnnc1pal indebtedness secured by the mortgage of an
Assured mortgagee, as hm1ted or provided under Section 6 of these Conditions and
Shpulations oras reduced underSeclion 9ofthese Cond1Uonsand Stipulations, at
the time the loss or damage assured aga1nsl by this Guarantee occurs, together
with interest thereon.or
(c} the difference between lhevalueoftheestateorinterestcovered hereby as stated
heremandthevalueoflheestateormterestsub1ecttoanydefect,l1enor
encurrtiranceassuredaga1nsthyth1sGuarantee
8. Limitation of liability.
{a) If the Company establishes the title, or removes the alleged defect, 11en or
encumbrance, or cures any other matter assured agamst by this Guarantee 1n a
reasonablyd1hgenlmannerbyanymethod,including lit1gaLionand lhecomplet1onor
any appeals therefrom, it shall have fully performed its obl1ga~ons with respect to
thatmalterandshallnolbehableforanytossordamagecausedthereby
Page 5 of 5
CONDITIONS AND STIPULATIONS CONTINUED
(b) In the event of any l1hgal1on by the Company or with the Company's consent, the
Company shall have no liabrlity for loss or damage until there has been a Final
determmahon by a court of competent Junsd1cilon and d1spos1hon of all appeals
therefrorn,adversetothet1tle,asstatedhere1n
(c} The Company shall not be liable for loss or damage to any Assured for liability
voluntarily assumed by the Assured in settling any claim or suit without the pnor
1M1tlenconsenloftheCompany.
9. Reduction of Uability or Termination of Liability.
All payments under this Guarantee. except payments made for costs. attorneys' fees and
expensespursuanttoParagraph4shall reducetheamountofl1ab1l1typrotanto
10. PaymentofLoss.
(a) No payment shall be made without producing this Guarantee tor endorsement of the
payment unless the Guarantee has been lost or destroyed, m which case proof of
lossordestrucilonshallbefumshedlolhesatisfactionoftheCompany
(b) When liability and the extent of loss or damage has been definitely fixed 1n
accordance with these Cond1hons and St1pulat1ons. the loss or damage shall be
payabiewithinth1rty(30)daysthereaftef.
11. Subrogation Upon Payment or Settlement.
Whenever the Company shall have settled and paid a ciaim under 1his Guarantee, all nght
of subrogation shall vest 111 the Company unaffected by any act of the Assured claimant
The Company shall be subrogated to and be entitled to all nghts and remedies which the
Assured would have had against any person or properly 111 respect 1o the da1m had this
Guarantee not ~n issued. 1f requested by the Company, the Assured shall transfer to
the Company all nghts and remedies aga1ns1 any person or property necessary in order to
perfect this right of subroga~on. The Assured shall permit \he Company to sue,
compromise or set\le in the name of the Assured and to use the name of the Assured m
anytransachonorliLigaLion111volving\heserighlsorremed1es
If a payment on account of a claim does not fully cover the loss of the Assured lhe
Company shall be subrogated lo all nghts and remedies of the Assured after the Assured
shallhavereo:overed1tsprincipat.1nterest.andcostsofcollect1on.
CLTA Guarantee Conditions and Stipulations (Revised 12/15/95)
Order Error! Reference source not found.
12. Arbilralion.
Unless proh1b1ted by applicable law, either tl1e Company or lhe Assured may demand
arb1lrat1on pursuant to lhe Title Insurance Arb1lrahon Rules of lhe American Arb1trat1on
Association Arb1lrable matters may mdude, but are not limited to, any controversy or
claim between the Company and the Assured ansmg out of or reta11ng to this Guarantee
anyserviceoftheCompanymconnect1onwith1tsissuanceorthebreachofaGuarantae
prov1s1on or other obl1gahon. All art:,ijtrable matters when the Amount of L,aW1\y 1s
$1.000,00Qor less shall be arbitrated at the option of either the Company or the Assured
All arbilrable matters when the amount of habll1ty 1s 111 excess of $1,000.000 shall be
.irb1trated only when agreed lo by both lhe Company and the Assured The Rules 1n effect
at Date of Guarantee shall be binding upon the parUes. The award may include attorneys'
fees only 11 the laws of the state m which \he land is localed permits a court lo award
attorneys' fees to a prevailing party. Judgment upon the award rendered by the
Arbitrator(s)maybeenteredinanycourthavingjunsct1ct1onthereof
The law of the situs of the land shall apply to an arbitration under the Tille Insurance
Arbitration Rules. A copy of the Rules may be obtained from the Company upon request
13. Liability Limited to This Guaranlee; Guarantee Entire Contract
(a) This Guarantee together with all endorsements, 1f any, attached hereto by the
Company IS the entire Guarantee and con!ract between the Assured and the
Company. In interpreting any proviswn of this Guarantee, this Guarantee shall be
construed as a whole.'
(b) Any claim of loss or damage, whether or nol based on negligence, or any action
assert1ngsuchda1m,shallberestnctedtothisGuarantee.
(c) No amendment of or endorsement lo this Guarantee can be made except by a
writing endorsed hereon or attached hereto signed bye1therthe President, a Vice
President, the Secretary, an Assistant Secretary, or validating officerorautnonzed
s1gnatoryoftheCompany.
14. Notices, Where Sent
All notices required to be given the Company and any statement 111 wnUng required to be
furnished the Company shall indude the number of this Guarantee and shall be addressed
to: WFG Na~onal Title Insurance Company, 340 Oswego Pointe Dnve, Suite 100, Lake
Oswego, OR 97034, Attention: Claims Department
G National Title Insurance Company
a Williston Financial Group company
WFG National Title Insurance Company
Privacy Policy Notice
PURPOSE OF THIS NOTICE
Title V of the Gramm-Leach-Bliley Act (GLBA) generally prohibits any financial institution, directly or through its
affiliates, from sharing nonpublic personal information about you with a nonaffiliated third party unless the institution
provides you with a notice of its privacy policies and practices, such as the type of information that it collects about
you and the categories of persons or entities to whom it may be disclosed. In compliance with the GLBA, we are
providing you with this document, which notifies you of the privacy policies and practices of WFG.
We may collect nonpublic personal information about you from the following sources:
Information we receive from you such as on applications or other forms.
Information about your transactions we secure from our files, or from our affiliates or others.
Information we receive from a consumer reporting agency.
Information that we receive from others involved in your transaction, such as the real estate agent or lender.
Unless it is specifically stated otherwise in an amended Privacy Policy Notice, no additional nonpublic personal
information will be collected about you.
We may disclose any of the above information that we collect about our customers or former customers to our
affiliates or to nonaffiliated third parties as permitted by law.
We also may disclose this information about our customers or former customers to the following types of nonaffiliated
companies that perform marketing services on our behalf or with whom we have joint marketing agreements:
Financial service providers such as companies engaged in banking, consumer finance,
securities and insurance.
Non-financial companies such as envelope stuffers and other fulfillment service providers.
WE DO NOT DISCLOSE ANY NONPUBLIC PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE
THAT IS NOT SPECIFICALLY PERMITTED BY LAW.
We restrict access to nonpublic personal information about you to those employees who need to know that
information in order to provide products or services to you. We maintain physical, electronic, and procedural
safeguards that comply with federal regulations to guard your nonpublic personal information.
If you have any questions about this Privacy Policy Notice, please contact us by writing to:
WFG National Title Insurance Company
340 Oswego Pointe Drive,
Suite 100
Lake Oswego, OR 97034
4
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S.E. 31ST. ST.
SE 168TH ST
j,IJ,';
326115
HERON GLEN CONDO
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THIS MAP IS PROVIDED. WITHOUT CHARGE. FOR YOUR INFORMATION. IT lS NOT INTENDED TO SHOW ALL MATTERS RELATED TO THE
PROPERTY INCLUDING. BUT NOT LIMITED TO. AREA, DIMENSIONS, EASEMENTS, ENCROACHMENTS OR LOCATIONS OF BOUNDARIES. IT IS NOT
A PART OF, NOR DOES IT MODIFY. THE COMMITMENT OR POLlCY TO WHICH IT IS ATTACHED. THE COMPANY ASSUMES NO LIABILITY FOR
ANY MATTER RELATED TO THIS SKETCH, UNLESS SUCH COVERAGE IS SPECIFICALLY PROVIDED BY THE COVERED RISKS OF THE POLICY.
REFERENCE SHOULD BE MADE TO AN ACCURATE SURVEY FOR FURTHER INFORMATION.
1C
/
20150121000641.001
AFTER RECORDING MAIL TO,
Zhao Su and Ying Wei
16826 l 08th A venue SE
Renton, WA 98055 1~11~m10~1mm1~111
20150121000641
~~~:~fO~~L0 ~2 QCC 73 ,00
01.121/2015 11 :58
KING COUNTY, UA
E2710567
01/211'28!5 11 :S6
KINC.: COUNTY, LIA
TA)( $10 .00
Sl=ILE $0 .00 PACE-001 OF 001
Filed for Record at Request of: WFG National Tjtle Company
Escrow Number: 625324
Quit Claim Deed
WFG NAT'L TffL~ n d
order no. {~~e~~~~~-=~~-'::!~
Grantor(s): Xing Mei Wei, Spouse of Zhoo Zhang Su
Grantee(s): Zhao Zhang Su, a married person as D separate estate
Abbreviated Legal: PTN OF THE NWl/4 OF THE SEl/4 OF STR 29-23-0SE AND TRACT F,
THRESHOLD I
Additional legal{s) on page:
Assessor's Tax Parcel Number(s): 2923059038; 8637100440
THE GRANTOR Xing Mei Wei. Spouse of Zhao Zhang Su for and in consideration of''No Valuable Considera1ion
and to esu1,blish separate property". conveys and quit claims to Zhao Zhang Su, a married person as a separate estate the
following deS<.ribed real estate, siluated in the County of King. State ofWa.shington:
Legal desl:Tip1ion attached hereto and incorpoTated herein made nference as exhibit "A"
Togethel" wilh all after ocquir"ed title of the grantor(s) herein:
Dated: 1no1201 s
By X iJSp,-':N vJ e.:
XingMei
STATE OF __ ~--~-------
County of __ ~r~...;L..,~~'.31c-----~ ss,
I certify that I know or have satisfactory evidence that Xing Mei Wei and is/are the person(s) who
appeared before me, and said person(s) acknowledged that h~hey signed this instrument and
acknowledge it to be a free and voluntary act for the uses and purposes mentioned in this instrument.
Dated, \-Z,o-\$": ~ --~~~ Notary Public in and foT the State of WASHINGTON
Residing at Renton, WA
My appointment expires: 3~7 f ·l..,7,_..,, -a
/
EXHIBIT A
Tax Parcel
2923059038
Legal De!'llcription
PARCEL A:
THAT PORTION OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 291
TOWNSHIP 23 NORTH1 RANGE 5 EAST, W.M., DESCRIBED AS FOLLOWS:
BEGINNING AT THE INTERSECTION OF THE NORTH LINE OF THE SOUTH HALF OF THE NORTH
HALF OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 29, WITH
THE EAST LINE OF THE JOHN F. BENSON ROAD;
THENCE EAST ALONG SAID NORTH LINE OF THE SAID SOUTH HALF OF THE NORTH HALF OF THE
NORTHWEST QUARTER OF THE SOUTHEAST QUARTER 355 FEET;
THENCE SOUTH PARALLEL WITH THE EAST LINE OF THE SAID JOHN J. BENSON ROAD, 82 FEET;
THENCE WEST PARALLEL WITH THE NORTH LINE OF SAID NORTHWEST QUARTER OF THE
SOUTHEAST QUARTER OF SAID SECTION 355 FEET TO THE EAST LINE OF SAID JOHN F. BENSON
ROAD;
THENCE NORTH ALONG SAID EAST LINE OF SAID ROAD, 82 FEET TO THE POINT OF BEGINNING.
PARCEL B:
TRACT F OF THRESHOLD 1, AS PER PLAT RECORDED IN VOLUME 164 OF PLATS, PAGES 8
THROUGH 12, INCLUSIVE, RECORDS OF KING COUNTY AUDITOR;
SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON.
20150121000641 002
.All th1, ,ide und 11Jlore i.d.a or "'ecoud ci.se.e, owneo by the St o:r: v
,, it in .fl'o1,t oJ\&AJaoeut to or 11:pon that po:r't'.i ox, c r ,;s.,e govermner.t·
meander l.i'·!~lXIS rn front oi .ucta 4tJ6 to 4il~ , be 1;n inc. :!n " .1
n:1 llillan • a ;:sea 1.1'1!.~:r.11 ..;ake ,rron t 1rardeu OJ. l!<den Add to tho 1,S • ed
: , te 486 1:0 4lHl lle:!)'.lg. s1 t •n ~ct 1 1 aeet 36 :i:p 24 . ., n 4 l!I o:t ff.II .• ··
(aocd;:; '.l'O a oarti.t'1eµ. o.opy of govern:mel'11; :cie id notes o.i' tm:r'fe7 ; .
,th:ro:r oi:i tile in v,.\1f.vomr en ,:nb ..A.a ;;t vi.ympia If "
:1;··1~•;,--r~ "'f.if.F,:.,.k,u--( e.~m,,.,.£
.' M:l/he gn;trl;-.1', ii01 ~fi!SJ;t 2avea exce!)ts an:l ree<?.nee out ttL
tra.u1/·il~'-:11.11~0 · · ' a ano l:ll'ld a ;i;o.raver aH oae,,g&aru,, .. ,
ooal o~e,-.~ lls, o.f ever.r l'llli.Muil 01· d.eaop~a: ··
T.!lqbti ill, fir :u.r,"4'" • ve !'.\es or r;,ny par, c.nro~ ~4 the
exp!ti1'c! t_. JIIII fot. . .. .. l:\&Sfl~ ooa.1. oi·es minen H'1d. fossil
1.t auo •. :~l!'ili~ll!-~u .axia raserree ou't "T grr<XJ't h.?)7 )!Id
itleJ.:r : · · J.j~e i. ""' e ... 'ter by ~tee.Lt he·.· ·
ai:tya ··41! •'4 ·1da o~· Pl; part l>l' parta tnro:
end • · '··p~1 ... 1, deTeJ.opbg fUld. worKtx,g
u104 . • )".,t~ t.iu·f.r I.ii e~b. Oi!$
on• ill ·· 'lio .J.~i. end h :t~cr,i,Jafi'
------·---,.-··---------------------..
t t·
~-'llSJR!.l:'i.
FJLED FOR RECORD tJ REQUEST OF Ii'
CASCADE SEWER DISTRICT 10828 S. E. 176TH ST, ~ RENTON, WASHINGTON 98055 r,uDro,rF-:r. ~JEtn rn('/./. : 'I " r,,~~
0 EA S. EH E 11 I 5 ''hAVEec'\ ,,,,,' '.''."' m 1"" f.,t'·;lt.,:;,,,r
~THIS 1NDENTURE, made this 1-<"' day of 'zrf+o"'Y"' ;R1?1 ~ 1978, .t>Y and between CASC~WER DISTRICI, mun1c1pal corporation
CX) of King County, Washington, hereinafter termed the ''Grantee'' and
r-,?ou kl••o PtMmlli! 1< dA1<1<t~e-,,, MM ~rdMrJI
-------------------• hereinafte·r terae:d
the 11 Grantors".
WITNESSETH :
That the said Grantors foT a valuable consideration, receipt of lri'hich
is hereby acknowledged by the Grantee I does by these presents convey~
grant and warrant unto the Grantee a perpetua:: easement for sewer aains
and appurtenances under, through, above, over and across the follow-ing
described property situated in King County, Washington, together with
all after acquired title of the Grantors therein, and 1ure particularly
described as follows:
Portion of the Northwest quarter of the Southeast quarter of Section 29,
ToW1U;t.fp 23 North, Ral\ge S East, W.M., in King County, Washington,
descr:Lbed as follows:
Beginning at the intersection of the North line of the. South half of the
North half of the No-rthwest quarter of the Southeast quarter of said
sect.ton 29 with the East line of the John F. Benson Road;
Thanc.e East along said North line of said South half of the North half
of the Northwest quart.er of the Southeast quarter 355 feet;
Thence South parallel wit.h the East line of the said John F. Benson
ltoad • 82 feet;
Thence West parall.el vi.th the. North line of said Northwest q•.1arter of
the Soutbeast quarter of said Section, 355 fee.t to the East line of said
John F. Benson Road;
Thea.ce North along said East line of said road, 82 feet to the Point of
Beginning.
Said Easement shall bi! thE! West 10 feet of the above deseribe.d pareeL
Tog:l!ther vi.th a temporary c:onstruction easement described as the West 20 feet
of t;he above described parcel.
Said temporary construction easement shall remain in force during construc:t::lc;n and
until the $ever& and appurtenances are accepted for maintenance. and oper,-tlon by
CASCADE SEHER DISTRICT. •
The Grantor warrants that their title is free and c:.lea.r of oll encumbrances
except: ~ 300""-:-' /J..uW tleHtoE
The Grantor ackn01.-ledgcs that part of the cons1dcrat1on being pa:td by the
Grantee is for any an'd all damage resulting to or resulting hereafter from,
the possible interference of the ~atural flow ~f surfac~ \!ater~ bf Gra1:1tee s
digging of pipe lines which m.1y d1.~turb the soil compos1t1on w1th1.n said
easerner.t.
Description: King,WA Document Year.Month.Day.DocID 1978.919.173 Page: 1 of 3 JII
Order: 625324 Comment: -------------
The said Grantee shall have the :ri.ght without prior institution of any suit
of proceeding at la•, at such times as may be nec:es,u1cy, to e?1ter upon th• eas~ent
for the pui:pose of constructing, repairing, altering or rec:onstructi.ng said sewer
main, or ma.king any r;;.onnections therewith, -.,ithout incurring any legal obli,gation
or liability th1refor, pro'Jided that such constructing, repairing. o11.lte:ring or re-
c:on.struct.ing of aaid sewer main :shall be accom.plished 11\ such a 11',U'lner that the
private improvements existing in this ease111.ent shAll n.ot be distu:rbed or destroyed,
oi-in the event that they are disturbed or destroyed, they vill be replaced in as
9ood a condltioa as they vere iamediately before the property was eritered upon by
the said CrantH.
Th• G:c&ntor shall retain the right to use th11 surface of the e.1uiement if •uch
use does not !.nterfere vith installation of the sewer uin. However, the Grantor
(W') shall not erect kAJ.ildlngs or .11truct.1.1res on the ea.seme:,t during the e:dstence of said
,..._ easement.
g '?he us....,,t, during its edstence, •hall be a covenant running with the lond
and shall be-binding on the suecessors, heirs, and auigns of bOth of the pe.rth:a
<l) huetc.
~ IN Wl~~ WHEREOF, we have H~ ~r jh~ds :-'1d sea.ls thisc___·_,J_'_L _ ___,day cf
STATE OF \liASBINGTON)
) ss
COUNT¥ Of 10.BG )
This is to certify that on this day personally app!'ared before me ___ _
80'<' ~ 1w &t~ .ww ti H /ltt&•t-<·t u At Bo Me al
to ee knD'tffl to be the individl.141 described in and who executed the w~t ·~19·~--
goi.nl; in5trument, and acknowledged that :rJ1:'"J siqn~ the same ~ . . . /--:·.--,
free-and. voluntary act and deed, for the \lses and. pui=poses therein ti~·· ·:\
~ven under my hand ond official seal this~day of ~ _-, •• _
i• . /L ~r l~-::;;,
••• :M,. .... ~ .:
Washil'l9ton residing at '(,,,c~
,.,,,,, •••• * ••••• * ••••••• *" • * * * * •• ·"··". *,, ,.. •••• *****" .,.. •• ,.. .. ,.. ••••••• ** ,..,, •••••••••••• ""*.""
tOR DISTRICT USE OOLY
l. The consideration for this easement is
2. There :,ae,/are not speciill conditions attached to this easernent.
The special conditions,. if any, and the consideration of the within and
forfo~e111ent '!_~ hereby approved and accepted this~ay of
-c'""~-is'"'s~io"'n"'er~,-~f l~rit:! :e::t~~:t:rc~. public meetin9 of t e Board of
Description: King, WA Document
Order: 625324 Comment:
CASC1'DE SEWE:R DISTRICT
By
of 3··
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Description: King1WA Document -Year.Month.Day.DocID 1978.919.173 Page: 3 of 3
Order: 625324 Conmient: ........ ----~--------------·-------...1
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After recording return to: .,
SJ
8
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DECLAMTIDI/ OF COVEKAJ!T I
" Ill COHStu(MT!Otl Of the •pproved K1ng County U/,'1,11/E~[?.~G~Wt..=----I
-----------permit for applicatio.n No. C'I IO'?>S-05'
rcl.i.tiri~ to rcill property fo~ally described a.:; follow.:;:
. _______ ~t~. A1Ti\lf1EO 1-£.t,/vc ~·
~
"'
Tiu: t1nd!!1"::igm:d as r.rantor(s), dcc1arcs that the abovC! de~cribe:d property
is hcr.r.d.1y :;ubjcct an cilSCr:'Jcnt foi' il. nil.tural or canstruct.ed conveyanc!! !iyst~tn
aad hc:rcll.:,• dedicate!, c:ov~11ants and ilgrC!cs ilS fo11ows:
1. Y.in£1 County :;Ii.all hava, tl1~ right to in£Jrcss arid egr~ss over those
port·ion~ not contained i.n Exhi!.iit "An Lu access :;uch iea.sement area for inspcc·,.
lion of ilntl to re:;i.sonubl
1
y monitor the system for performance, operational
flo~,::i vr-defocL:; in acC:ordancC! with and [as prC!sentcd in King County Code
Section 9.0,Ll?O).
lf !<inrJ r:ounly dctL?rmincs tha.t maintenance or· repair work i~
rcqt1ircd to Le done. tu tih) ::y~tem, l11e Milni.lner of the Surfa.:c Witttr Man,1g~11:ent
Oivi:;io11 of the Dt:.pill'Lt.1r:11t of f>i.1!,lic Uor-ks ~hall giYc notict! of tht! :;pcCifir.
1ndlntcri.incl! ancl/or rcpilir rc<pJil't:d pursuurit to K,C.C. 9.0,1.0:10. llt1.: Hi.lna9«!r
!;hall 1d.:;o .'id il rc.<1!.0n.:&lJh: time in \Illich suc:h \"/Ork h to b!l compl<!L,id hy Uin
.. 1 'tii·antor(s), tt:, titir!), :;ucc.C;$~ors or assigns-. lf ttl(: ,llmve rcquirt:J
-l -
r
-
maintenilnce and/or repair is not complct~d within the time set by the Manager,
LhC:! County m~y parform the required maintenance and/or repair. Written notice:
' ~,i11 be sent to the Gt•Jntor{s) stating tha County 1 s intention t1> perform such
nminte11.ince. M:iintenancc ~,ork Will not conur.encc until at loust seven (!) days
.ift.cr :;uch notice 1s mililcd. lf 1 within the sole d1~cretion of the Surfilcc
Wi1tcr Ma.nil.!)crncnt Division f-l.lna9er 1 there exists o.n itnll1inerit or pras:ent danger,
~.:lid seven {7) day notice period uill be waived and maintenornce ~nd/or repair
tiork tl'i11 begin immediately.
3. If at ilny .t·imc ·Kino county reasonably determines that any existing
rotcntion/ddl!ntion sys.t'em creates Jny of the coridition!:: 11stcd in
J.:.C.C. !l.04.030 ;;ind herein incorporated by reference, tJ1e Surfac.e Water
Ma~ilacment Division /,~anaacr m,iy take mcasur~s specified therein.
4. The Gri!ntor{s) shJ.11 assume a11 t"C!;pons.ib'ility for the cosi. (if any
r.1;i i ntenancc and for rcpa irs to the; systera. Such responsi bi H ty sh:i.11 incl udc
rcimburstimcnt to the County within thirty (30) day:; of the. rcc~ipt of the
inYoicc for .,ny such \10rk pcrf'urm~d. Overdue pilyments wi11 require paymant of
interest at the c1irr1:11l 1~9al rat!! as 1 iquidilted ihmagcs. If legal action
~n:.ucs, the:: p1·ev;tiiin1 p~rty i~ entitled to costs or fees.
s. The Grantur(s) is (olrc) hcrt'.!by required to obtain \'lrlttcn approval
l't·orn Lht.: Surf.i.c.c \fate1· M~nagcmcnt nivision Mana9c1 4 of the King County
Department of Pt1blic l·Jorks prior to filling, piping, cuttin~, or rl!moving vcy-
cl..1t.llln (except in routi.nc landscap!.! maintC!nance) in open vc9ctatcid dr:A_inagl!
faci1\tir.s (such iLS suall!s, cl:a1inc1s, ditches, ?Onds, pond, etc,), or pcrform-
ing any .iltt.!r.1t1ons or mot.!ific<'ltions to the drainage faci1itics contained
Hithio ~~id druinuue ea~cment. Ar1y notice or consent required to be gHcn or
.ii.:r111ti -2 -
.. ---. . . . . . ; . ' \
•
othe:n1l>c provided for by the pravisio,ns of thh Agreement shi!.11 be offoct.ivt-
upon personil.1 dcl ivery, or three {3) d.iys ~ftcr mai1lng by Certifi{ld Mail,
r~turn receipt r'equc:;ti:cJ.
fi. Thi!: Aqrel:mcnt constitutes tho entire agrceru~nt between thc.pilt"ties.,
Jnd ~upcrsccl~s a11 prior discUS$ions, ncgoti<1tiansJ and a1l agreements ~rhatso-
cver whether ora.1 or written.
This covenant· i$ i:\tended to protect the. value of'desir.abilitY of the
r~al profic:rty desc:rihed il.bove, i!.ncl shall insure to the benefit all the citi-
.:z.cns of King County, and sh.all be binding on .111 h~irs, succc::sors and
assigns.
STATE Of "ASH!tlGTOII )
COUNTY Of Y, !NG J :s.
On Lhis date rier:;onally appeared be.fore m~:
D~ 1. ,). "B11\..l;:11-tf'\r--, to me
individu:i (s) dC:!:scriba,d in ,.ind who oxccuted t ~ withi
mf:ttt :ind .ic!:nm~l ot!ged that they :.igncd the same a~ t~
act il.nd dc~d, fot' the uses ;incf purposes therein ~tate
--_{}u:;_)£,01.q._c ___ , ___ _
rmtARY ruauc i 11 and fot tl11i Sht~ of
Ui.1.::hingtcn, residing a.t~Lll.t~Nh.J~
Hy Commission !::xrJircs: -~--==-~-
~tl;IUU, -3 -
-· .. · ·:·· .
.,J ,. • .. e:1•
r
.. In
• •
SOUTH lJALF OF THE UOR"rH llALI' OF '1'111:: NOlt'I'UWEST Q.OAR1.1ER OF ".rllE SOUTHEAST
QUl\R'l'lm OF SECTION 2!l', TO\mSUIP 23 UORTJI, BAHG& 5 El\ST I WILt..AJ1ET'l'E
NERIDIAH, Ill I<.IUG COUNTY, WASllltlGTON i
EXCl::P't 'l'IIB l'OR'f'IOtl T!UIBEOF, DESCR113EO AS .FOLLOWS:
DEGIWtING AT 'l'IIB :rm.1BilSECTIOU OF THE N01'1'll LINE OF SAID sou·ru tll\LF OF 'l'll
HOR'I'U HALF o~· 'I'lll~ UORTH\'lES'l1 QUARTtn QF 'THE SOU'l'HEAS'2 QUAnTJ::It AND 'l'11E EAS
LINE OP 'I'll£ JOHN p. BENSON nono;
'l'Ul:::Ucr.. E/\S'l' /1.LOUG SAID HOitTU LiltE or SAID SOUTH lil\LF OF '11HE JIOR'l1H UALI' C
TIIE HOHTJIWJ::S'l' QUAn.·rER 01-· TIIE sou·rHEhST QUARTER, 1\ DI5TANC£ OF !)55 J?EE.'l';
'J.'Jl~NCS SOU'J.'llr Pl\nhLLEL 'rlITll 'l'l!E .El\51' LINE OF SAlD JOUN 'I!~ OEHSO~ ROAD 02
FEl!."l',·
'l'llENC~ WEST, PJ\nJ\LLEL WI'l'lJ sM:O NOilTH LINE OP SAlD NORTI-Ui'E5T QUARTEn OF
'l'IIE SOUi'llfillS'l' QUAR'l'BR OF 51\ID SECTIOll 355 F.EET 'l.'0 'l'HI:: J!:AS'l' L-INE OF S/1.IO
JOIIN F. DENSON nor.o j
'J.'UENCl3 Non·J.'ll ALOllC SJ\XD ~hST J'..Illl;; OF SAlD ROAD.. 02 FI::W,l' '.l'O Tit& PLACe OF'
OCGINNIHG; .
~~gr~T Tlll\.lr PORTION '!'IlEnEOI-' L'i111G HI{''l! 'I'HE J, F, DENSON ll.Ol\D (5Sll NO.
I
· ·a:. · · .:;;:;.;•,,,in
' /
AFFIDAVIT OF INSTALLATION OF
PUBLIC INFORMATION SIGN
STATE OF WASHINGTON
COUNTY OF KING
A'iAo ;z:-1-{ AN{{
Planning Division
1055 South Grady Way, Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231
)
) ss
)
sll
duly sworn on oath, deposes and says:
being first
1. On the ~ day of Od, be...-20..1£ I installed __ I _ public
information sign(s) and plastic flyer box on the property located at
----'lc.;i_9,"--'l-b _ _._'i v~«_1i.,_f1;.:..:.v._c.~$""""p ____ for the following project:
f("'rl-0,""!.J~~
Project Name
Owner Name
2. I have attached a copy of the neighborhood detail map marked with an "X" to
indicate the location of the installed sign.
3. This/these public information sign(s) was/were constructed and installed in locations
in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code
and the City's "Public lnformatlo,2 Signs ln~lla~°.n" handout package.
;?f 11.,o ,;TIY-A'tg s t..(
SUBSCRIBED AND SWORN to before me thi ~
Notary Public
State or Washington
TIFFANY LEVAUNE JOHSON
MY COMMISSION EXPIRES
August 24, 201 e
H:\CED\Data\Form~-Templates\Self-Help Handouts\Planning\pubsign.doc Rev: 02/201S
RECEIPT EG00044403
BILLING CONTACT
Kevin Su
4908A S ThisHe St
Sea!He, WA98118
REFERENCE NUMBER
LUA15-000745
FEE NAME
PLAN -Modification
PLAN -Short Plat Fee
000.000000.011.345.81.00.000
OOO.OOOIJ00,007.345.81.01 .000
PLAN -Site Plan Review -Admin
000.000000.007.345.81.14.000
Technology Fee
$03Jl00000.004.32Z10.00.000:
Printed On: October 09, 2015 Prepared By: Clark Close
TRANSACTION
TYPE
Fee Payment
$300:QO
Fee Payment
'$2,000.00"
Fee Payment
u.soo.oo
Fee Payment
$114.00 ·"
1055 S Grady Way, Renton, WA 98057
Transaction Date: October 09, 2015
"
PAYMENT
METHOD
Check #112
Check#112
Check #112
Check.#112
" "
"
SUBTOTAL
TOTAL
AMOUNT PAID
$300.00
.
$2,000.00
$1,500.00
$114.00
1,
$3,914.00
$3,914.00
-~--" I i) \j ? c
Page1 of1
RECEIPT EG00050785
BILLING CONTACT
Kevin Su
4908A S Thistle St
Seattle, WA 981184651
REFERENCE NUMBER
I LUA15-000745
FEE NAME
I PLAN -Environmental Review
Technology Fee
Printed On: March 14, 2016 Prepared By: Clark Close
TRANSACTION
TYPE
I
Fee Payment
Fee Payment
Kenton
1055 S Grady Way, Renton, WA 98057
Transaction Date: March 14, 2016
PAYMENT
METHOD
AMOUNT PAID
1Check#115 $1,000.00
Check#115 $30.00
SUB TOTAL $1,030.00
TOTAL $1,030.00
Page1 of1