HomeMy WebLinkAboutPRE_Preapplication_Packet_180301_v1PREAPPLICATION MEETING FOR
NE 14th St. Short Plat
1909 NE 14th St.
PRE 16-000287
CITY OF RENTON
Department of Community & Economic Development
Planning Division
April 28, 2016
Contact Information:
Planner: Matthew Herrera, 425.430.6593
Public Works Plan Reviewer: Ian Fitz-JarneS, 425.430.7288
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).
DEPARTMENT OF COMMUNITYCITY OF
AND ECONOMIC DEVELOPMENT
Renton 0"'
M E M O R A N D U M
DATE: April 28, 2016
TO: Pre -Application File No. 16-000287
FROM: Matthew Herrera, Senior Planner
SUBJECT: NE 14th St. Short Plat —1909 NE 14th St.
General: City staff has 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 $50.00 plus tax, from the Finance Division on the first floor of City Hall
or may be reviewed online at http://www.codepublishing.com/WA/Renton/
Project Proposal: The subject property is located on the south side of NE 14th St. near the
intersection of Monterey Ave NE. The applicant is proposing to subdivide an existing 0.27 -acre
(11,960 sq. ft.) parcel into two single-family residential lots. The site has a Comprehensive Plan
Land Use of Designation of Residential Medium Density and a zoning designation of Residential -
8 (R-8). The applicant is proposing to modify the existing home to comply with setback
requirements of the newly created lot. Access to each lot is proposed from NE 14th St. Critical
areas mapped on the site include a Wellhead Protection Area Zone 2 and a regulated slope
located on the southwest corner of the lot.
Current Use: A single family home is currently located on site and is proposed to be modified
and retained.
Zoning: The property is located within the Residential -8 (R-8) zoning designation. Detached
residential development is permitted within the R-8 designation, provided the proposal
complies with the density range specified by the zone.
Density: The area of public/private streets and critical areas is deducted from the gross site area
to determine the "net" site area prior to calculating density. As shown in the density worksheet
submitted with the preapplication materials, the 2 -lot proposal would result in a net density of
7.76 acres. This net density is consistent with the density range of the R-8 zone, which is
between 4 and 8 dwelling units per acre.
Aberdeen Subdivision
Page 2 of 5
April 14, 2016
Development Standards: The proposal is subject to RMC 4-2-110A, "Development Standards for
Residential Zoning Designations" effective at the time of complete application. Several
applicable standards are provided below:
Standard
R-8 Standard
Lot Size
5,000 SF
Lot Width
50 feet
Lot Depth
80 feet
Front Yard
20 feet
Side Yard
5 feet
Rear Yard
20 feet
Side Yard Along -A -Street
15 feet
Building Coverage
50 % maximum
Impervious Surface Area
65% maximum
Maximum Wall Plate
Height
The maximum wall plate height is restricted to 24 feet, and the
buildings shall be not more than two stories.
Minimum Lot Size, Width and Depth — The minimum lot size permitted in the R-8 zone, is 5,000
square feet for parcels being subdivided. For short plats of parcels smaller than one acre, one lot
may be allowed to be 4,500 square feet in area provided all other lots meet the 5,000 square
foot minimum lot area. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots;
minimum lot depth is 80 feet. The proposed lots would have areas of 5,827 square feet and
5,404 square feet, which complies with the minimum lot size requirements of the R-8 zone. The
lots would have approximate widths of: 54 feet and 50 feet, and appear to comply with the
minimum lot width requirements. The proposed lots would have approximate depths of 114 feet.
Building Coverage — The R-8 standards allow a maximum building coverage of 50% of the lot
area. Accessory structures are also included in building lot coverage calculations. The proposal's
compliance with the building standards would be verified at the time of building permit review.
Building Height — The maximum wall plate height is 24 feet and 2 stories. 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 facade for each one (1) vertical foot above the
maximum wall plate height. Building height would be verified at the time of building permit
review.
Setbacks — Setbacks are the minimum required distance between the building footprint and the
property line. The required setbacks for the R-8 zone are:
Aberdeen Subdivision
Page 3 of 5
April 14, 2016
Front yard: 20 feet for the primary structure.
Rear yard: 20 feet.
Side yards: 5 feet.
Side yards along streets: 15 feet
Setbacks would be verified at the time of building permit review.
Lot Configuration — One of the following is required:
1. Lot width variation of 10 feet (10') minimum of one per four (4) abutting street -fronting
lots, or
2. Minimum of four (4) lot sizes (minimum of 400 gross square feet size difference), or
3. A front yard setback variation of at least five feet (5') minimum for at least every four (4)
abutting street fronting lots.
It appears that the proposed short plat would comply with Option 2 above
Building Design Standards Be advised the home on newly created parcel will be subject to the
City's Residential Design Regulations. Also any additions/expansions that are associated with the
existing home that are valued at $50,000 or more, or at 50 percent or greater of the most recent
assessment or appraisal shall require that the entire dwelling or structure comply with the
standards of the Residential Design Regulations. Please see RMC 4-2-115 for more information.
Landscaping — Except for critical areas, 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. The minimum on-site landscape width required
along street frontages is 10 feet. This landscaping shall consist of a mixture of trees, shrubs, and
groundcover. Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-080F.7) for
general and specific landscape requirements. A conceptual landscape plan and landscape
analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of land
use application.
Street trees and, at a minimum, groundcover shall be located in street frontage landscape strip
when present. 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.
Fences/Walls: Installation of any fences and/or retaining walls must be designated on the
landscape plan and grading plan with a detail cut -sheet. A fence taller than 6 feet will require a
building permit or an explicit exemption from the Building Official. A retaining wall that is 4 feet
or taller, as measured by the vertical distance from the bottom of the footing to the finish grade
at the top of the wall will require 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 allowances of RMC 4-4-040. For more information about fences and
retaining walls refer to RMC 4-4-040.
Significant Tree Retention: If significant trees (greater than 6 -inch caliper or 8 -caliper inches for
alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention
plan along with an arborist report, tree retention plan and tree retention worksheet shall be
provided with the formal land use application as defined in RMC 4-8-120. The tree retention
Aberdeen Subdivision
Page 4 of 5
April 14, 2016
plan must show preservation of at least 30% of significant trees, and indicate how proposed
building footprints would be sited to accommodate preservation of significant trees that would
be retained (RMC 4-4-130H1.a). 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 at a rate of twelve (12) caliper inches of new trees to replace each
protected tree removed. 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.
In addition to retaining 30 percent of existing significant trees, each new lot would be required
to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Protected
trees that do not contribute to a lot's required minimum tree density shall be held in
perpetuity within a tree protection tract.
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.
The Administrator may require independent review of any land use application that involves
tree removal and land clearing at the City's discretion.. A formal tree retention plan would be
reviewed at the time of Short Plat application.
Critical Areas: A Wellhead Protection Area Zone 2 is mapped on the project site. If any fill is
proposed, a fill source statement is required. A regulated slope is identified on the City's
mapping database on the southwest corner of the subject property. The applicant may be
required to submit a geotechnical study prepared by a licensed professional that demonstrates
the following criteria can be met:
(a) The proposal will not increase the threat of the geological hazard to adjacent or
abutting properties beyond pre -development conditions; and
(b) The proposal will not adversely impact other critical areas; and
(c) The development can be safely accommodated on the site.
It is the applicant's responsibility to determine whether any additional critical areas or
environmental concerns are present on the site.
Driveways: The maximum driveway slopes can be no greater than 15% without variance
approval. The maximum width of single loaded garage driveways shall not exceed 9 feet and
double loaded garage driveways shall not exceed 16 feet. Driveways shall be setback at
minimum of 5 -feet to the side property line.
Aberdeen Subdivision
Page 5 of 5
April 14, 2016
Environmental Review: Except when located in sensitive areas (such as wetland) or lands
covered by water, short plats of 9 or fewer residential lots are categorically exempt from
Environmental (SEPA) Review per WAC 197-11. Therefore SEPA would not be required for the
proposed subdivision.
Permit Requirements: The proposed subdivision would require administrative short plat
approval. The preliminary short plat application would be processed within an estimated time
frame of 6-8 weeks. The short plat fee would be $2,060 ($2,000 Short Plat fee + $60 surcharge
technology fee = $2,060). Detailed information regarding the land use application submittal
items have been provided in the attached handouts or are also available online.
The applicant will be required to install a public information sign on the property. 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.
Fees: In addition to the applicable building and construction fees, impact fees would be
required. Such fees would apply to all projects and would be calculated at the time of building
permit application and payable prior to building permit issuance. The 2016 application fees are
as follows:
• A Transportation Impact Fee based on $2,951.17 per each new single family residence;
• A Parks Impact Fee based on $1,887.94 per each new single family residence;
• A Fire Impact fee of $495.10 per each new single family residence; and
• Renton School District Impact Fee is $5,541.00 per each new single family residence.
A handout listing Renton's development -related fees is available on the City of Renton website
for your review.
Next Steps: 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 Matthew Herrera,
Senior Planner at 425-430-6593 or mherrera@rentonwa.gov to schedule an appointment.
Expiration: Upon approval, the short plat is valid for two (2) years with a possible one (1) year
extension (RMC 4-7-070M).
D City of
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 28, 2016
TO: Matt Herrera, Senior Planner
FROM: Ian Fitz -James, Civil Plan Reviewer
SUBJECT: Utility and Transportation Comments for 1909 NE 14th Street Short Plat
PRE 16-000287
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 of the application for the 1909 NE 14th Street Short Plat. The King
County Parcel Number is 3343902566. The applicant is proposing to subdivide the lot into two parcels.
One of the subdivided lots would contain a modified version of the existing home and the other would
contain a new home.
WATER COMMENTS
1. Water service is provided by the City of Renton. It is in the Highlands service area in the 435'
hydraulic pressure zone. The approximate static water pressure is 72 psi at a ground elevation
of 268'.
2. There is an existing 8" ductile iron water main north of the site in NE 14th Street that can deliver
1,900 gallons per minute (gpm). Reference Project File WTR2702909 in COR Maps for record
drawings.
3. There is an existing 3/4" water service serving the existing home. Since this home will remain,
no new water service is needed for this lot. An additional water service will be needed to serve
the new lot.
4. No water main extensions would be required.
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April 28, 2016
5. No additional fire hydrants would be required. One of the existing fire hydrants will need to be
retrofitted per Fire Department requirements.
FYI: There are two existing fire hydrants in the parcel vicinity. One is located approximately 55'
north of the site's northwest corner. The other is located approximately 95' northeast of the
site's northeast corner at the intersection of NE 14th Street and Monterey Avenue NE.
6. The new lot requires a separate 1" water meter for service. The service line and meter would be
installed by the City of Renton. The current (2016) fee to install this service line and meter
would be $3,310.00. The current System Development Charge (SDC) for a 1" meter would be
$3,245.00.
SEWER COMMENTS
1. Sewer service is provided by the City of Renton.
There is an existing 8" concrete sewer running east to west along the southern frontage of NE
14th Street north of the site. Reference Project File WWP2700144 in COR Maps for record
drawings.
3. There is an existing side sewer serving the existing home. Since this home will remain, no new
sewer service is needed for this lot. A new PVC sewer service will be needed to serve the new
lot.
4. If the existing home is demolished, an additional new PVC sewer service per City Standards will
be required. The existing sewer service would not be permitted for reuse.
5. No sewer main extensions would be required.
6. The development would be subject to a system development charge (SDC) for sewer service.
The SDC for sewer service is based on the size of the domestic water service. The current SDC
for sewer service with a 1" water meter installation is $2,242.00.
STORM DRAINAGE COMMENTS
1. There is no stormwater conveyance system along the project's NE 14th Street frontage.
Drainage from the site either infiltrates or sheet flows towards the southwest. There is an
existing 12" PVC storm drain located along the southern frontage of NE 14th Street that flows
from west to east and begins at an existing Type 1 Catch Basin located approximately 10'
northeast of the site's northeast corner.
2. Refer to Figure 1.1.2.A — Flow Chart to determine what type of drainage review is required for
this site. The site falls within the City's Peak Rate Flow Control Standard (Existing Site
Conditions). The site falls within the East Lake Washington basin. The site is located in Zone 2
of an aquifer protection area. Drainage plans and a drainage report complying with the adopted
2009 King County Surface Water Design Manual (KCSWDM) and the 2010 City of Renton
amendments will be required.
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1909 NE 14th Street Short Plat — PRE16-000287
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April 28, 2016
3. Flow Control BMPs will be required for the site per Section 5.2 of the 2009 KCSWDM.
4. Drainage improvements along the NE 14th Street frontage will be required to conform to the
City's street standards.
5. 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.
6. The development would be subject to system development charges (SDC). The current SDCs are
$1,485.00 per lot. Fees are payable at the time of permit issuance.
TRANSPORTATION/STREET COMMENTS
1. The current transportation impact fee is $2,951.17 per single family home. Fees are payable at
the time of permit issuance.
2. NE 14th Street is a residential access street. Per RMC 4-6-060, the minimum right of way width
for a residential access street is 53'. The minimum paved roadway width is 26' including 20' of
travel lanes (2 lanes) and 6' of parking on one side. A 0.5' curb, 8' planter, and 5' sidewalk are
required. The King County Assessor's Map shows an approximate current right of way width of
50' for NE 14th Street. A dedication of 1.5' would be required to provide the half right of way
width of 26.5'. Final right of way dedication width shall be determined by survey.
3. The applicant may submit a street modification request for review.
4. Per RMC 4-4-080, the maximum width of a single loaded garage driveway is 9' and the maximum
width of a double loaded garage driveway is 16'. If a garage is not present, the maximum
driveway width is 16'. Driveways shall not be closer than 5' to any property line.
5. No street lighting is required as the project is smaller than four residential units.
6. Paving and trench restoration within the City of Renton right of way shall comply with the City's
Restoration and Overlay requirements.
GENERAL COMMENTS
1. The SDCs listed are for 2016. The fees that are current at the time of the utility permit
application will be levied. Please see the City of Renton website for current SDCs.
2. Retaining walls that are 4' or taller from bottom of footing will require a separate building
permit. Structural calculations and plans prepared by a licensed engineer will be required.
3. The survey and all civil plans shall conform to the current City of Renton survey and drafting
standards. Current drafting standards can be found on the City of Renton website.
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April 28, 2016
4. 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.
5. 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.
6. When utility plans are complete, 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 on the sixth floor.
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Fire &Emergency Services � �-Cit yof
._. ...
Department
M E M O R A N D U M
DATE: 4/21/2016 12:00:OOAM
TO: Matt Herrera, Senior Planner
FROM: Corey Thomas, Plan Review/Inspector
SUBJECT: (1909 NE 14th St Short Plat) PRE16-000287
1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square
feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm
fire flow would be required. A minimum of one fire hydrant is required within 300 -feet of the proposed
buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants appear adequate, one of
the existing hydrants shall be retrofitted with a 5 -inch storz fitting as neither has one now.
2. The fire impact fees are currently applicable at the rate of $495.10 per single family unit. Credit would be
granted for the retention of the existing home.
3. Fire department apparatus access roadways are adequate as they exist.
Page 1 of 1
AVE 14th Short Plat
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R6 -Residential - 6 DU/AC
R8 -Residential 8 du/ac
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R4 -Residential 4 du/ac
R6 -Residential - 6 DU/AC
R8 -Residential 8 du/ac
rmation Technology - GIS
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1/2016 THIS MAP IS NOT TO BE USED FOR NAVIGAT
RMH-Residential Manufactured Homes
CN -Commercial Neighborhood
CV -Center Village
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CA -Commercial Arterial
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UC -Urban Center
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CD -Center Downtown
COR -Commercial Off ce/Residential
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DEPARTMENT OF COMMUNITY r ci!Y90
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AND ECONOMIC DEVELOPMENT — --- f Gal f �� r i
M E M O R A N D U M
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DATE:
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TO: Construction Services, Economic Development, Fire Prevention,
Development Engineering, Project Planner
FROM: Planning Division
SUBJECT: New Preliminary Application: 0 9 /V—
LOCATION:
VLOCATION:
PREAPP NO.
A meeting with the applicant has been scheduled for Thursday, 12ili at
1� AM ❑ PM, in one of the 6`h floor conference rooms. If this meeting is
scheduled at 10:00 a.m., the MEETING MUST BE CONCLUDED PRIOR TO 11:00 AM to
allow time to prepare for the 11:00 a.m. meeting.
Please review the attached project plans prior to the scheduled meeting with the
applicant. You will not need to do a thorough "permit level" review at this time. Note
only major issues that must be resolved prior to formal land use and/or building permit
application submittal.
Development Engineering Plan Reviewer assigned is
Please submit your written comments to
two (2) days before the meeting. Thank you.
(Planner) at least
H:\CED\Data\Forms-Tempiates',5e'f-Help Handouts\Planning\Preapp Schedule Memo.doc Rev - 03/2015
OFFS ENGINEERS, ALC
13932 SE 159'' Place
Renton, Washington 98058-7832
Business: (425) 260-3412
Fax: (425) 988-0292
Darrel 1. of k0comcast. net
April 11, 2016
City of Renton
Development Services Division
RE: Proposed 1909 NE 14'h Street Short Plat
1909 NE 14th Street
Tax Number: 334390-2566
Dear Ms. Nicolay:
The property owner is formally requesting a Pre -Application conference for the above-mentioned
property located within the City limits of Renton.
The intent is to obtain and construct one new single-family residence and modify the existing
residence on the property. We wish to discuss at the pre -app meeting: water service, sewer service,
fire protection, street improvements and drainage.
Please contact me once you have scheduled the pre -application meeting. If you need any further
information, please feel free to call me at (425) 260-3412.
1909 NE 10 Street Short Plat
2 Single Family Residences
PROJECT NARRATIVE
The proposal is to create 2 -single family lots on this property located in upper Kennedale at 1909 NE 141n
Street. There is currently one (1) existing home on the property that will be retained and modified to
allow for the necessary width for a second lot to the east. The said property is within the City of Renton
R-8 zoned area. The property gently slopes from NE 14th Street to the north towards the rear of the lot
(on the south). The property abuts the Shelden Short Plat to the south (LUA13-0001728).
Permits required: Land Use Action permit, Utility permits, and Building permits
Zoning designation: R-8
Current Use: Residential single family
Special features: No sensitive areas or special features are on or near the property.
Proposed use: 2 single family residences with lots greater than 5,000 sq. ft. each. (Lot A = 5,404 sq.
feet; Lot B = 5827 sq. feet). The existing house would be retained on Lot B.
Access: Access to the project would be from NE 14th Street.
Proposed Frontage/ Mite improvements: No street widening improvements are proposed for this
two lot short plat. A portion of the existing property would be dedicated as future right-of-way to allow
for a 13' road section together with 13.5 feet of curb, gutter, sidewalk and landscape strip.
Dedication to the City: A 6.50 feet strip of land along NE 14"' Street is proposed to be deeded to the
City of Renton.
Proposed size, number and range: Overall Lot size = 11,,907 square feet; two proposed lots
KENNEWICK AVENUE NE
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DEPARTMENT OF COMMUNITY CITY OF
AND ECONOMIC DEVELOPMENT -"---°-��Renton
DENSITY WORKSHEET
Planning Division
1055 South Grady Way -Renton, WA 98057
Phone: 425-430-7200 1 www.rentonwa.gov
1. Gross area of property square feet
2. Deductions: Certain areas are excluded from density calculations.
These include:
Public Streets*
Private access easements*
Critical Areas**
Total excluded area:
7 & square feet
3. Subtract line 2 (total excluded area) from line 1 for
net area
4. Divide line 3 by 43,560 for net acreage
5. Number of dwelling units or lots planned
square feet
square feet
V17 6 square feet
square feet
0-t% acres
!0-- units/lots
6. Divide line 5 by line 4 for net density •7(,p e 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.
1
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\density.doc Rev, 08/2015