HomeMy WebLinkAboutMISCcovenants(covenant) with City or Renton, a political subdivision of the state of Washington, that
hc/shc(they) will observe, consent to, and abide by the conditions and obligations set forth and described
in Paragraphs l through 8 below with regard to the Property. Grantor{s) hereby grants(grant),
covenants(covenant), and agrces(agrce) as follows:
I. Grantor(s) or his/her(their) successors in interest and assigns ("Owners") shall retain, uphold,
and protect the stormwater management devices, features, pathways, limits, .and restrictions~ known as
flow control best management practices ("BMPs"). shown on the approved Flow Control BMP Site Plan
for the Property attached hereto and incorporated herein as Exhibit A.
2. The Owners shall at their own cost, operate, maintain, and keep in good repair, the Property's
BMPs as described in the approved Design and Maintenance Details for each BMP attached hereto and
incorporated herein as Exhibit B.
3. City or Renton shall provide at least 30 days written notice to the Owners that entry on the
Property is planned for the inspection of the BMPs. After the 30 days, the Owners shall atlow the City of
Renton to enter for the sole purpose of inspecting the BMPs. In lieu of inspection by the City, the
Owners may elect to engage a licensed civil engineer registered in the state of Washington who has
expertise in drainage to inspect the BMPs and provide a written report describing their condition. If the
engineer option is chosen, the Owners shall provide written notice to the City of Renton within fifteen
days of receiving the City's notice of inspection. Within 30 days of giving this notice, the Owners, or the
engineer on behalf of the Owners, shall provide the engineer's report to the City of Renton. If the report
is not provided in a timely manner as specified above, the City of Renton may inspect the BMPs without
further notice.
4. lfthe City determines from its inspection, or from an engineer's report provided in accordance
with Paragraph 3, that maintenance, repair, restoration, and/or mitigation work is required for the BMPs,
The City shall notify the Owners of the :specific maintenance, repair. restoration, and/or mitigation work
( Work) required under RMC 4-6-030. The City shall also set a reasonable deadline for completing the
\Vork or providing an engineer's report that verifies completion of the Work. After the deadline has
RECORDING REQUESTED BY AND
WHEN RECORDED MAIL TO:
<;;:TTY CLERK'S OFFICE
CITY OF RENTON ...
1_055 SOUTH GRADY WAY
RENTON. WA 98057
DECLAilATION OF COVENANT
FOR MAINTENANCE AND INSPECTION OF FLOW CONTROL HM.PS
Grantor: ·----·----------
Grantee: City of Renton
l_.ega! Description: ______ _
---------------. ··--
Additional Legal(s) on:-··
Assessor's Tax Parcel ID#: __ _
IN CONSIDERATION of the approved City of Renton(check one of the following) D residential
building permit, 0 commercial building permit. 0 clearing and grading permit. D subdivision permit, or
0 short subdivision permit for Application File No. L.UA/SWP ___ _ -'"--relating to the
real property ("Property") described above, the Grnntor(s\ the owncr(s) in foe of that Property, hereby
COVENANT AND RESTRICTIONS
C.2.2 FULL lNFIJ:fRATION
FIGURE C.2.2.C TYP[CAL DRYWELL INFILTRATION SYSTEM
/
House
Roof Downspout
Roof
Downspout
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t!ow
Roof Downspout
roverflow
Splash Block
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flow
DRY WELL
PLAN VIEW
NTS
Fine Mesh Screen L\
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(Yard Drain)
DRY WELL
SECTION
NTS
Min. 4 .. dia.
PVC Pipe
Sides of Hole
Lined with
Filter Fabric
2009 Smf:ic~ W3.1er Design Manual Appendix C
C-47
0
48 Inch Diameter
Hole Fil led wtth
11 I?.-3" Washed
Drain Rock
Mark Center of Hole
with 1 " Capped PVC
or Other means
Flush with Surface
48 Inch Diameter
Hole Filled with
11 i2 -3·· Washed
Drain Rock
1· min.
Varies
Min. 1' above Seasonal
High Groundwater Table
l/4/2009
PROPOSED BMP
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2
Miles
Oale: 01/09/2014
Based upon the site exploration, geologic research, and falling head tests, the onsite soils are well
drained, medium sands. These soils are adequate to provide "full infiltration type storm water
mitigation" in accordance with Appendix C.2.2 of the 2010 City of Renton Amendments to the King
County Surface Design Manual. The soils on the proposed new lot are classified as medium sands
in accordance with the Manual. The field measured percolation rate ranges from 30-36 inches per
hour. The maximum percolation (infiltration) rate for medium sands, per the Manual, is 12 inches
per hour.
Please feel free to call or email me if you have any questions,
---"="'lrds
f 2&1,,,i
Principal
Offe Engineers, PLLC
Darrell.offc(~)~omcast.net
13937. SE 159~ Place Renton, Washington 98058
0FFE ENGINEERS, PLLC
July 22, 2016
Mr. Gary Berg
532 Edmonds Avenue NE
Renton, Washington 98059
Re: Soil Evaluation for Storm Water Discharge
Proposed Residential Development
532 Edmonds Avenue NE
Renton, Washington
Dear Mr. Berg,
This report provides an evaluation of the onsite soils and "falling head percolation test" results for
the subject property. This report can be used to size onsite storm water infiltration for the new
(easterly) lot within your proposed short plat. The proposed development on the subject property
is to create a second lot on the east side of the property and retain the existing house on a
separate lot to the west.
So!l Properties/Percolation Testing
The soils on the subject property have been identified by Soil Survey Map, City of Renton
(Reference 11-C) and the Soils Conservation Service (SCS) (1973) map, as Indianola Series Soils
(InA). Indianola Series Soils are characterized as being well drained; permeability is rapid, erosion
hazard slight, and suitable for urban development.
In July 2016 the property was visited with a small excavator to dig test holes. The two test holes
were excavated on the proposed new lot (to the east of the existing house). Each hole was
excavated to 6 feet and a "falling head percolation test" performed in the bottom. The test results
are as follows:
Exploration Test Results
Test Holes Soils Characteristics
#1 Top soil/sod -2" (thin layer of sod -dry)
Dry, tan, loose sands and silts -18"
Moist, light brown, firm medium sands -72"
No groundwater in bottom of excavation
No molting found within excavation
Falling Head
Time to drain hole
12 minutes
Measured rate= 30"/hour
#2 Top soil/sod -2" (dry-dusty) 10 minutes
Offo Engineers, PLLC
Darrell.offe@comcast.net
Dry, tan, loose sands -22" Measured rate=36"/hour
Moist, compact, light brown medium sands -72"
No groundwater in bottom of excavation
No molting found within excavation
13932 SE 159'h Place Renton, Washington 98058
Wixom Short Plat
532 Edmonds Avenue NE
Renton, Washington 98056
PRE 16-000344
DRAINAGE REPORT
August 1, 2016
Prepared for:
Gary Berg
Via email: !lfil:Y.-Jl~t@.iiilll!~;:;Qu:S:J:s~;;QID
Prepared by:
Offe Engineers, PLLC
Darrell Offe, P.E.
13932 SE 159th Place
Renton, Washington 98058-7832
( 425) 260-3412 office
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WIXOM CITY OF REN'l'ON. Kl1'lG COUNTY. 1'ASHINGTON
SHORT PLAT '--------I
VILE NO. LUA_ -SHPL A
LAND RECORD NO_ LND--
OWNER'S DECLARATlON
k'NCNI ""-l w:N BY net PR£5INTS TW.T W£, THE u~ C'IWMER{S}
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SUBJECT PROPERTY NOTES
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RECOROO!G ACT AT TliE R£0UfST OF oo.R'T' Sf:RC 1W Jll.Y, 2016 AT PAGI:(s)--AT TH£ REQU[51' OF ROONn' G. twlSEN 2 : WIXOM SHORT PLAT ~
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cmrFX:AlE IIO. 2\4M LATEST RE~Sleft S/18/16 m, 4m--2:lll--ll«ll Fil: ~21\.-22&-0l!M CJ1KD BY: RGH I SCAIS N/A I SHEET: 1 OF 2
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT -----~Renton 0
A. ADMINISTRATIVE REPORT & DECISION
DECISION:
REPORT DATE:
Project Name:
Owner/Applicant:
Contact:
File Number:
Project Manager:
Project Summary:
Project Location:
Site Area:
0APPROVED ~ APPROVED SUBJECT TO CONDITIONS D DENIED
December 30, 2016
Wixom Short Plat
Janet Wixom and Rita Berg, 6038 34th Avenue NE, Seattle, WA 98115
Gary Berg, 16458 SE 58'h Place, Bellevue, WA 98006
LUA16-000718, SHPL-A, MOD
Mona Davis, Senior Planner
The applicant is requesting a 2-lot short plat located at 532 Edmonds Avenue NE. The
subject property is 16,044 square feet (0.368 acre) in size and located in the R-8 zone.
The existing home on Lot 1 will remain on an 11,503 square foot lot; the existing
carport and attached shed on Lot 1 will be removed as part of the development. The
proposed Lot 2 is 4,541 square feet in size, which meets the residential development
standards, and is proposing access off of NE 5th Place. There are no critical areas on
site. All existing trees are to remain with additional landscaping proposed as part of
the development. The drainage plan proposes full infiltration. Road modifications are
being reviewed concurrently with this short plat. This will allow for existing
improvements along the project frontage to remain as-is on Edmonds Avenue NE and
eliminate frontage improvements on NE s'h Place.
532 Edmonds Ave NE, Renton WA 98056 (APN 712630-0050)
16,044 Square Feet (0.368 acres)
Project Location Map
Project Location Map
Admin Report Decision
City of Renton Deportment of Community & Economic Development
WIXOM SHORT PLAT
Administrative Report & Decision
WA16-000718, SHPL-A, MOD
December 30, 2016 Page 2 of 18
I 8. EXHIBITS:
Exhibit 1: Staff Report
Exhibit 2: Short Plat Plan (Sheets 1 & 2)
Exhibit 3: Landscape Plan (Sheet L-1)
Exhibit 4: Tree Retention Survey
Exhibit 5: Utility/Drainage Control Plan
Exhibit 6: Drainage Report prepared by Otte Engineers, PLLC (dated August 1, 2016)
Exhibit 7: Preliminary Geotechnical Report prepared by Otte Engineers, PLLC (dated July 22, 2016)
Exhibit 8: Developer Letter of Understanding Geologic Risk (dated July 27, 2016)
Exhibit 9: Neighborhood Detail Map
Exhibit 10: Construction Mitigation Description
Exhibit 11: Street Modification Request
Exhibit 12: Advisory Notes to Applicant
I C. GENERALI/I/FORMATION:
1. Owner(s) of Record:
2. Zoning Classification:
3. Comprehensive Plan Land Use Designation:
4. Existing Site Use:
5. Critical Areas:
6. Neighborhood Characteristics:
a. North: Single Family Residential, R-8
b. East: Single Family Residential, R-8
C. South: Single Family Residential, R-8
d. West: Single Family Residential, R-8
6. Site Area: 0.26 acres
I D. HISTORICAL/BACKGROUND:
Action
Comprehensive Plan
Zoning
Tonda Annexation
Admin Report Decision
Land Use File No.
N/A
N/A
A-54-006
Janet Wixom & Rita Berg,
6038 34th Ave NE, Seattle, WA 98115
Residential-8 (R-8)
Residential Medium Density (RMD)
Single Family Residence
Erosion Hazard Area, Sensitive Slopes, High
Landslide Hazard
Ordinance No.
5758
5758
1498
Date
06/22/2015
06/22/2015
11/11/1954
City of Renton Department of Community & Economic Development
WIXOM SHORT PLAT
December 30, 2016
I E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by the City of Renton.
b. Sewer: Sewer service is provided by the City of Renton.
Administrative Report & Decision
LUA16-000718, SHPL-A, MOO
Page 3 of 18
c. Surface/Storm Water: There is an existing 24" storm drain flowing east to west/northwest north of
the site in NE 5th Place. There is no storm drainage infrastructure north of the site in the alley or
west of the site along the Edmonds Avenue NE frontage. Drainage from the site either infiltrates or
sheet flows to the west. Drainage that makes it to Edmonds Avenue NE is directed south by a
shallow ditch along the eastern frontage of Edmonds Avenue NE.
2. Streets: The proposed development fronts on NE 5th Place. NE 5th Place is classified as a Residential
Access Street. The NE 5th Place street section consists of a pavement width of 28 feet with a travel lane
in each direction (east and west). A 4-foot sidewalk at the same grade of the street is located along the
northern street frontage. The alley extension from NE 5th Place contains an asphalt travel surface of
approximately 12 feet. The site also borders on Edmonds Avenue NE to the west, which is classified as
a Residential Collector Street. The Edmonds Avenue NE street section consists of a pavement width of
32 feet with a travel lane in each direction (north and south). A rolled asphalt curb with a 6-foot
asphalt walk is located along the western street frontage. A concrete curb with 5-foot concrete
sidewalk is located along the eastern street frontage of Edmonds Avenue NE.
3. Fire Protection: Renton Regional Fire Authority.
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table -Uses Allowed in Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Areas Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivision
6. Chapter 11 Definitions
Admin Report Decision
City of Renton Deportment of Community & Economic Development
WIXOM SHORT PLAT
December 30, 2016
G, APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
l. Land Use Element
I H, FINDINGS OF FACT (FOF):
Administrative Report & Decision
LUA16-000718, SHPL-A, MOD
Page 4 of 18
l. The Planning Division of the City of Renton accepted the above master application for review on
September 13, 2016 and determined the application complete on September 21, 2016. The project
complies with the 120-day review period.
2. The project site is located at 532 Edmonds Avenue NE, Renton, WA 98056 (APN 712630-0050), on the
corner of NE 5th Place and Edmonds Avenue NE (Exhibit 9).
3. The project site is currently developed with a 1,710 square foot single family home with a 310 square
foot carport and a 182 square foot shed. The carport and shed are proposed to be removed as part of
the development. The existing house is proposed to be retained (Exhibit 2).
4. Access to the site would be provided via a new driveway off of NE s'h Place. The applicant submitted a
formal street modification request dated September 8, 2016 for modification of street standards on
both the NE 5th Place and Edmonds Avenue NE frontages. The applicant is requesting to keep the
adjacent street frontages in their current condition as part of this project.
5. The property is located within the Residential Medium Density (RMD) Comprehensive Plan land use
designation.
6. The site is located within the Residential-8 (R-8) zoning classification.
7. There are three (3) significant trees located on site; the applicant is proposing to retain all three trees.
No trees are proposed to be removed as part of the short plat development (Exhibit 4).
8. The site is mapped with erosion hazard areas, regulated slopes between 15-25% and a small High
Landslide Hazard area in the southwest corner of the site.
9. Grading quantities were not identified on the preliminary application; however, minimal fill is expected
for required construction associated with infrastructure installation.
10. The applicant is proposing to begin construction and complete utility/infrastructure installation in early
2017. A new single family home is likely to be constructed mid-2017.
11. No public or agency comments were received.
12. 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.
13. Comprehensive Plan Compliance:
The site is designated Residential Medium Density (RMD) on the City's Comprehensive Plan Map. The
purpose of the RMD designation is to allow a variety of single-family and multi-family development
types, with continuity created through the application of design guidelines, the organization of
roadways, sidewalks, public spaces, and the placement of community gathering places and civic
amenities. The proposal is compliant with the following Comprehensive Plan Goals and Policies if £11
conditions of approval are met:
Admin Report Decision
City of Renton Department of Community & Economic Development
WIXOM SHORT PLAT
Administrative Report & Decision
LUAl6-000718, SHPL-A, MOD
December 30, 2016 Page 5 of 18
Compliance Comprehensive Plan Analysis
~ Policy L-3: Encourage infill development of single-family units as a means to meet
growth targets and provide new housing.
Goal L-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-33: Emphasize the use of open ponding and detention, vegetated swales, rain
~ gardens, clean roof run-off, right-of-way landscape strips, open space, and stormwater
management techniques that mimic natural systems, maximize water quality and
infiltration where appropriate, and which will not endanger groundwater quality.
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-FF: Strengthen the visual identity of Renton and its Community Planning Areas
~ and neighborhoods through quality design and development.
Policy L-49: Address privacy and quality of life for existing residents by considering
~ scale and context in infill project design.
Policy L-56: Preserve natural landforms, vegetation, distinctive stands of trees, natural
~ slopes, and scenic areas that contribute to the City's identity, preserve property values,
and visually define the community and neighborhoods.
14. Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) on the City's Zoning
Map. Development in the R-8 zone is intended to create opportunities for new single family residential
neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing
single family neighborhoods. It is intended to accommodate uses that are compatible with and support
a high-quality residential environment and add to a sense of community. The proposal is compliant
with the following development standards if all conditions of approval are met:
Compliance R-8 Zone Develop Standards and Analysis
Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a
maximum of 8.0 dwelling units per net acre. Net density is calculated after
the deduction of sensitive areas, areas intended for public right-of-way, and
~
private access easements.
Staff Comment: Based an a net density af 16,044 square feet, the proposal far
two residential lats an the project site would result in a net density af 5.43
dwelling units per acre (2 lats/ 0.368 acres = 5.43 du/ac}, which meets the
minimum and maximum density requirements af the R-8 zone.
Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A
minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot
~ depth of 80 feet is required.
The following table identifies the proposed approximate dimensions for Lots 1-2:
Admin Report Decision
City of Renton Deportment of Community & Economic Development
WIXOM SHORT PLAT
Administrative Report & Decision
LUA16-000718, SHPL-A, MOD
December 30, 2016 Page 6 of 18
Proposed Lot Lot Size (sq. ft.) lot Width (feet) Lot Depth (feet)
Lot 1 11,503 136.78 84.10
Lot 2 4,541 54.00 84.10
Sta[f Comment: The proposed lots would comply with the minimum lot size, width,
and depth requirements of the R-8 zone /Exhibit 2). RMC 4-2-1100 provides for short
plats of parcels smaller than ane acre to allow one parcel within the development be
smaller than the required minimum lot size. If all other parcels meet the required
minimum lot size standard of the zone, one parcel may be allowed to meet the
reduced minimum lot size of 4,500 square feet in the R-8 zone. Proposed Lot 2 would
meet the reduced lot size allowance of 4,500 square feet.
Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 20 feet,
side yard is 5 feet, side yard along the street 15 feet, and the rear yard is 20 feet.
Staff Comment: The existing single family home on Lot 1 would continue to face the
public street and is proposing to retain direct access to NE s" Place. The existing
Compliant if home is to remain, but the carport and shed will be removed to provide for a 20-foot
Conditions of rear yard setback. The existing residence on Lot 1 was constructed in the 1950s and
Approval are is considered to be legally established and will maintain a minimum 20 foot front yard
met setback fronting Edmonds Avenue NE and a minimum 5-foot side yard setback where
it abuts the alley. To ensure that the new Lot 1 is compliant with the 20 foot rear
yard setback, staff recommends as a condition of approval that a demolition permit
and final inspection be approved for the removal of the carport and shed prior to final
short plat approval.
Building Standards: The R-8 zone has a maximum building coverage of 50% and a
maximum impervious surface coverage of 65%. In the R-8 zone, a maximum building
height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height. If the height of wall plates on a building are less than the
stated maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums.
Common rooftop features, such as chimneys, may project an additional four (4)
vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs
Compliance pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet
not yet above the maximum wall plate height if the projection is stepped back one-and-a-
demonstrated half (1.5) horizontal feet from each minimum building setback line for each one (1)
vertical foot above the maximum wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane
(e.g., shed roof) may exceed the stated maximum if the average of wall plate heights
is equal or less than the maximum wall plate height allowed.
Staff Comment: The existing home does not exceed the maximum building height,
maximum building coverage and/or impervious surface coverage limitations. Building
height, building coverage, and impervious surface coverage for the new single family
residences would be verified at the time of building permit review.
Admin Report Decision
City of Renton Department of Community & Economic Development
WIXOM SHORT PLAT
Administrative Report & Decision
lUA16-000718, SHPL-A, MOO
December 30, 2016
Compliant if
Conditions of
Approval are
met
Compliant
If conditions
of approval
are met
Admin Report Decision
Page 7 of 18
Landscaping: The City's landscape regulations (RMC 4-4-070} require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum,
groundcover, are to be located in this area when present. Spacing standards shall be
as stipulated by the Department of Community and Economic Development,
provided there shall be a minimum of one street tree planted per address. Any
additional undeveloped right-of-way areas shall be landscaped unless otherwise
determined by the Administrator. Where there is insufficient right-of-way space or
no public frontage, street trees are required in the front yard subject to approval of
the Administrator. A minimum of two trees are to be located in the front yard prior
to final inspection for the new Single Family Residence.
Staff Comment: A conceptual landscape Plan, prepared by Jeff Varley, was submitted
with the short plat materials (Exhibit 3). A 10-foat landscape strip is proposed along
the street frontage af NE 5th Place for lot 2. landscaping is not required for lots
abutting on alley, but is required for lots abutting a public street; therefore, 10-feet of
landscaping is required along Edmonds Avenue NE. A plant schedule was included on
the landscape plan that meets the landscape requirements of RMC 4-4-070 for
proposed lat 2, but does not provide for the 10-foot on-site landscape strip along
Edmonds Avenue NE. It appears that the existing lot does have landscaping along
Edmonds Avenue NE. However, it is not clear if the existing landscaping would meet
the code requirements of a mixture of trees, shrubs, and ground cover. It appears
trees would be required to be added to the 10 foot on-site landscape strip.
As such, staff recommends a Condition of Approval that the applicant provide a
revised landscape plan depicting 10 feet of an-site landscaping on the street frontage
of Edmonds Ave NE for lot 1 that contains a mixture of trees, shrubs, and ground
cover. landscaping required for lot 1 shall be installed prior to short plat recording.
On-site landscaping for lot 2 shall be provided with the building permit and installed
prior to final occupancy for the individual home.
Tree Retention: The City's adopted Tree Retention and Land Clearing Regulations
require the retention of 30 percent of trees in a residential development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%}; Significant trees
adjacent to critical areas and their associated buffers; and Significant trees over sixty
feet (60') in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be
preserved; other significant native evergreen or deciduous trees; and Other
significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/
or cottonwoods are used as part of an approved enhancement project within a
critical area or its buffer.
A minimum tree density shall be maintained on each residentially zoned lot. For
detached single family development, the minimum tree density is two (2) significant
trees for every five thousand (5,000} square feet. The tree density may consist of
existing trees, replacement trees, trees required pursuant to RMC 4-4-070Fl, Street
City of Renton Department of Community & Economic Development
WIXOM SHORT PLAT
Administrative Report & Decision
WA16-000718, SHPL-A, MOD
December 30, 2016
Compliant
If conditions
ofopprovol
are met
Compliance
not yet
demonstrated
Admin Report Decision
Page 8 of 18
Frontage Landscaping Required, or a combination.
Staff Comment: A tree retention plan was submitted with the project application
materials. According to the plan, three trees ranging in size from 14" DBH to 18"
DBH, are located on site and are proposed to be retained. As a result, the applicant is
proposing to retain 100 percent of the significant trees, thereby, meeting the
minimum tree retention requirements of the R-8 zone.
To comply with the minimum tree density requirements, the applicant is required to
retain or plant two (2) significant trees per 5,000 square feet of lot area. Based on
the lot oreo proposed, the applicant would be required to plant two {2) additional
trees on lot 1 (to achieve a total of 5 trees required on an 11,503 square foot lot) and
two (2) additional trees on Lot 2 in order to meet the minimum tree density
requirements. The provided conceptual landscape Plan did not demonstrate
compliance with the minimum tree density; therefore, staff recommends as a
condition of approval that a detailed landscape plan be submitted with the
construction permit application identifying compliance with the minimum tree
density requirements of both lots.
Parking: Parking regulations require that a minimum of two parking spaces be
provided for each detached dwelling.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line (9 feet if no
garage is present). Maximum driveway slopes shall not exceed fifteen percent (15%);
provided, that driveways exceeding eight percent (8%) shall provide slotted drains at
the lower end with positive drainage discharge to restrict runoff from entering the
garage/residence or crossing any public sidewalk.
Staff Comment: The existing carport is being demolished and a new garage is not
proposed on lot 1 as part of the development; instead, the two parking stalls will be
retained by providing a parking pad on Lot 1 in approximately the same location as
the existing carport. Due to the removal of the carport, staff recommends as a
condition of approval that the existing driveway to serve Lot 1 be revised to be no
closer than 5 feet to the property line and reduce the width to a maximum of 9 feet at
the property line. The driveway to serve Lot 2 shall be no closer than 5 feet to any
property line. Maximum driveway width will be verified ot the time of single family
building permit far the new house on Lot 2. There is sufficient space on both lots to
provide a minimum of two parking spaces.
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.
Staff Comment: No retaining walls or fences are proposed. Any new fences proposed
will be reviewed as part of the building permit.
City of Renton Department of Community & Economic Development
WIXOM SHORT PLAT
Administrative Report & Decision
LUA16-000718, SHPL-A, MOD
December 30, 2016 Page 9 of 18
15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-
8 zone. The Standards implement policies established in the Land Use Element of the Comprehensive
Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the
subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the
building permit for the new single family homes. The proposal is consistent with the following design
standards, unless noted otherwise:
N/A
Compliance
nat yet
demonstrated
Compliance
nat yet
demonstrated
Admin Report Decision
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 four hundred (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.
Staff Comment: N/A
Garages: 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. Located so that the roof extends at least five feet (5') (not including
eaves) beyond the front of the garage for at least the width of the garage
plus the porch/stoop area, or
3. Alley accessed, or
4. Located so that the entry does not face a public and/or private street or
an access easement, or
5. Sized so that it represents no greater than fifty percent (50%) of the
width of the front facade at ground level, or
6. Detached.
The portion of the garage wider than twenty six-feet (26') across the front shall be
set back at least two feet (2').
Staff Comment: No changes are proposed to the existing single-family home on Lot 1;
therefore, compliance with this section is not required at this time. Compliance for
the new home on Lot 2 would be verified at the time of building permit review.
Primary Entry: One of the following is required:
1. Stoop: minimum size four feet by six feet (4' x 6') and minimum height
twelve inches (12") above grade, or
2. Porch: minimum size 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: No changes are proposed to the existing single-family home on Lot 1;
therefore, compliance with this section is not required at this time. Compliance for
the new home on Lot 2 would be verified at the time of building permit review.
City of Renton Department of Community & Economic Development
WIXOM SHORT PLAT
Administrative Report & Decision
LUA16-000718, SHPL-A, MOD
December 30, 2016 Page 10 of 18
Fa~ade Modulation: One of the following is required:
1. An offset of at least one story that is at least ten feet (10') wide and two
Compliance feet (2') in depth on facades visible from the street, or
not yet 2. At least two feet (2') offset of second story from first story on one street
demonstrated facing facade.
Staff Comment: No changes are proposed to the existing single-family home on Lot 1;
therefore, compliance with this section is not required at this time. Compliance for
the new home on Lot 2 would be verified at the time of building permit review.
Windows and Doors: Windows and doors shall constitute twenty-five percent (25%)
Compliance of all facades facing street frontage or public spaces.
not yet Staff Comment: No changes are proposed to the existing single-family home on Lot 1;
demonstrated therefore, compliance with this section is not required at this time. Compliance for
the new home on Lot 2 would be verified at the time of building permit review.
N/A Scale, Bulk, and Character: N/ A
Roofs: One of the following is required for all development:
1. Hip or gabled with at least a six to twelve (6:12) pitch for the prominent
Compliance form of the roof (dormers, etc., may have lesser pitch), or
not yet 2. Shed roof.
demonstrated Staff Comment: No changes are proposed to the existing single-family home on Lot 1;
therefore, compliance with this section is not required at this time. Compliance for
the new home on Lot 2 would be verified at the time of building permit review.
Eaves: Both of the following are required:
1. Eaves projecting from the roof of the entire building at least twelve
inches (12") with horizontal fascia or fascia gutter at least five inches (5")
Compliance deep on the face of all eaves, and
not yet 2. Rakes on gable ends must extend a minimum of two inches (2") from the
demonstrated surface of exterior siding materials.
Staff Comment: No changes are proposed to the existing single-family home on Lot 1;
therefore, compliance with this section is not required at this time. Compliance for
the new home on Lot 2 would be verified at the time of building permit review.
Architectural Detailing: If one siding material is used on any side of the dwelling that
is two stories or greater in height, a horizontal band that measures at least eight
inches (8") is required between the first and second story.
Additionally, one of the following is required:
Compliance 1. Three and one half inch (3 1/2") minimum trim surrounds all windows
not yet and details all doors, or
demonstrated 2. A combination of shutters and three and one half inches (3 1/2")
minimum trim details all windows, and three and one half inches (3 1/2")
minimum trim details all doors.
Staff Comment: No changes are proposed to the existing single-family home on Lot 1;
therefore, compliance with this section is not required at this time. Compliance for
the new home on Lot 2 would be verified at the time of building permit review.
Admin Report Decision
City of Renton Department of Community & Economic Development
WIXOM SHORT PLAT
Administrative Report & Decision
LUA16-000718, SHPL-A, MOO
December 30, 2016 Page 11 of 18
Materials and Color: For subdivisions and short plats, abutting homes shall be of
differing color. Color palettes for all new dwellings, coded to the home elevations,
shall be submitted for approval.
Additionally, one of the following is required:
1. A minimum of two (2) colors is used on the home (body with different
Compliance color trim is acceptable), or
not yet 2. A minimum of two (2) differing siding materials (horizontal siding and
demonstrated shingles, siding and masonry or masonry-like material, etc.) is used on
the home. One alternative siding material must comprise a minimum of
thirty percent (30%) of the street facing facade. If masonry siding is used,
it shall wrap the corners no less than twenty four inches (24").
Staff Comment: No changes are proposed to the existing single-family home on Lot 1;
therefore, compliance with this section is not required at this time. Compliance for
the new home on Lot 2 would be verified at the time of building permit review.
16. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). Based on City of Renton Critical Areas Maps, a portion of the site is located
within an Erosion Hazard Area and landslide hazard area. According to the submitted geotechnical
report, no critical areas exist on the subject site. The proposal is consistent with the Critical Areas
Regulations.
Compliant if
condition of
approval is
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report
and/or independent review, conditions of approval for developments may include
buffers and/or setbacks from buffers. A standard 15-foot building setback is required
for all structures from Protected Slope areas. A SO-foot buffer and 15-foot building
setback are required from Very High Landslide Hazard Areas.
Staff Comment: Based on the City of Renton GIS Maps, the site is located in an area
identified ta contain Erosion Hazards, Sensitive Slopes, and High Landslide Hazards. A
geotechnical report was submitted with the application prepared by Offe Engineers,
PLLC dated July 22, 2016. The report evaluated soils and percolation testing,
however, the provided report did not address the critical areas identified on the City of
Renton GIS Maps. Therefore, prior to construction permit issuance, a new
geotechnical study shall be provided that meets the requirements of RMC 4-8-120 and
4-3-050. Staff recommends as a condition of approval that the developer submit an
updated geotechnical report that addresses the regulations outlined in RMC 4-8-
1200, Table 18 for the geologically hazardous areas, and RMC 4-3-050 prior to
construction permit approval.
17. Compliance with Subdivision Regulations: RMC 4-7 provides review criteria for 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 shared
driveway per the requirements of the street standards.
,/ The maximum width of single loaded garage driveways shall not exceed nine feet (9')
and double loaded garage driveways shall not exceed sixteen feet (16').
Sta[[ Comment: The applicant is proposing to maintain the existing access to proposed
Admin Report Decision
City of Renton Department of Community & Economic Development
WIXOM SHORT PLAT
Administrative Report & Decision
LUA16-000718, SHPL-A, MOD
December 30, 2016
N/A
,/
,/
Admin Report Decision
Page 12 of 18
Lot 1 off the olley and a new curb cut for proposed Lot 2 off of NE 5th Place. No access is
proposed from Edmonds Avenue NE. As noted above under FOF 14 -Parking, staff
recommends as a condition of approval that the maximum width of the driveway to
serve Lat 1 shall not exceed 9 feet. The width of the driveway to serve lot 2 will be
reviewed with the building permit.
There is an alley off of NE 5th Place that continues directly west from the curve in NE 5th
Place to form a perpendicular intersection with Edmonds Avenue NE. The existing
residence at 532 Edmonds Avenue NE (Lot 1) takes access from this alley and is the only
residence that takes access from this alley. Right of way width along the alley frontage
is 50 feet per the King County Assessor's map. The triangular parcel of land that exists
between the curved portion of NE 5th Place and the alley is of unknown ownership. The
alley street section consists of approximately a 12 foot trove/ lane, which meets RMC 4-
6-060 standards. lot 2 is considered to front NE 5th Place rather than the alley.
Blocks: Blocks shall be deep enough to allow two tiers of lots.
Staff Comment: No blocks are proposed.
Lots: The size, shape, orientation, and arrangement of the proposed lots comply with
the requirements of the Subdivision Regulations and the Development Standards of the
R-8 zone and allow for reasonable infill of developable land. All of the proposed lots
meet the requirements for minimum lot size, depth, and width. Width between side lot
lines at their foremost points (i.e., the points where the side lot lines intersect with the
street right-of-way line) shall not be less than eighty percent (80%) of the required lot
width except in the cases of (1) pipestem lots, which shall have a minimum width of
twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial
lots), which shall be a minimum of thirty five feet (35').
Staff Comment: As discussed above under Finding of Fact 14, all lots meet the minimum
lot dimensional requirements in the R-8 zone. The proposed lots are rectangular in
shape. The orientation of lot 1 has a front yard setback on Edmonds Ave NE, with side
access off the alley. Lot 2 will have the front yard facing north towards NE 5th Place.
Access to the existing single family home would retain access to NE 5th Place via the
existing paved driveway. The proposed driveway width of the new residence accessing
off of NE 5th Place, as well as associated building setbacks and lot width, will be
reviewed at the time of building permit application.
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: NE 5th Place adjacent to Lot 2 is classified as a residential access street.
Per RMC 4-6-060, a residential access street shall have a right of way width of 53' with
20' af trove/ lanes (2 lanes) and 6' of parking on one side of the road. A 0.5' curb, 8'
planter strip, and 8' sidewalk are required an both sides of the pavement.
NE 5th Place adjacent to Lot 2 has a right of way width of at feast 51' per the King
County Assessor's Map and site survey prepared by Hansen Surveying and Consulting.
The right of way width expands from east to west due to the curve in NE 5th Place prior
to the intersection with Edmonds Avenue NE approximately 215' north of the site.
There is an alley off af NE 5th Place that continues directly west from the curve in NE 5th
Place to form a perpendicular intersection with Edmonds Avenue NE. The existing
residence at 532 Edmonds Avenue NE (Lot 1) takes access from this alley. The northern
frontage of lot 1 is considered alley frontage. The residence at 532 Edmonds Avenue
NE is the only residence that takes access from this alley. Right of way width along the
City of Renton Department of Community & Economic Development
WIXOM SHORT PLAT
Administrative Report & Decision
LUA16-000718, SHPL-A, MOD
December 30, 2016 Page 13 of 18
alley frontage is 50' per the King County Assessor's Map. Also per the Assessor's Map,
the triangular parcel of land that exists between the curved portion of NE 5th Place and
the alley is of unknown ownership. The NE s'h Place street section consists of 28' of
asphalt travel lanes and a 4' concrete sidewalk that is at the same elevation of the
roadway along the northern frontage. The alley street section consists of approximately
a 12' travel Jane.
Per RMC 4-6-060, a residential alley street section requires a 12' pavement width with
no curbs, planters, or sidewalks. The current alley meets these standards. Therefore, no
street modification is needed for the Lot 1 alley frontage. Lat 2 is considered ta front NE
5th Place rather than the alley.
Per RMC 4-9-0608.9, a fee in lieu af the required street improvements can be requested
as part af the short plat approval process. The City is in support af a fee in lieu far the
entirety of the northern Lot 2 frontage. The current fee in lieu is $101 per linear foot of
frontage. The street modification criteria and analysis below (FOF 18} pertains only ta
the Edmonds Avenue NE frontage. Payment of the transportation impact fee is
applicable on the construction of the new single family house at the time of application
for the building permit. The current rate of transportation impact fee is $2,951.17 per
new single family house. Fees are subject to change. The transportation impact fee
that is current at the time of building permit application would be levied.
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The proposed short plat is surrounded by existing detached single
family residences, all located in the R-8 zone. Therefore, the proposal would be in
harmony with the existing uses. The proposed lots ore similar in size and shape to the
existing surrounding development pattern in the area and would be consistent with the
Comprehensive Plan and Zoning Code, which encourages residential infill development.
18. Street Modification Analysis:
The applicant is requesting a modification from RMC 4-6-060F.2 "Minimum Design Standards Table
for Public Streets and Alleys" to maintain the existing street section and right-of-way width along the
site's Edmonds Avenue NE. The requested modification would remove the requirements for
approximately 11.5 feet of dedication along the street frontage, 8 foot parking lane, reduce the
sidewalk from 8 feet to 5 feet, and eliminate the 8 foot planter strip between the curb and the
sidewalk. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-
250D, if all conditions of approval are met. Therefore, staff recommends approval of the requested
modification 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 Comprehensive Plan Land Use Element has applicable policies fisted under a
separate section labeled Promoting a Safe, Healthy, and Attractive Community. These
policies address walkable neighborhoods, safety and shared uses. The intent of the
policies is to promote new development with walkable places that support grid and
Admin Report Decision
City of Renton Deportment of Community & Economic Development
WIXOM SHORT PLAT
Administrative Report & Dedsion
LUA16-000718, SHPL-A, MOD
December 30, 2016 Page 14 of 18
flexible grid street and pathway patterns, and are visually attractive, safe, and healthy
environments. The requested street modification is generally consistent with these
policy guidelines provided that the landscaping behind the sidewalk within the existing
right-of-way shall be cansidered to provide complete streets.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Stafi Comment:
The City's Public Works Transportation section and Economic Development section have
reviewed Edmonds Avenue NE and the surrounding area and have determined that a
Compliant if modified collector arterial street section is more suitable for the portion of Edmonds
condition of Avenue NE adjacent to the site. The determination was based on the fact that the
approval is roadway is directly adjacent to single family residences and there is insufficient space met between the existing right of way and existing homes to expand the roadway section to
meet the neighborhood collector arterial standards. However, the existing
improvements should be updated to camply with current standards for curb romps to
ensure ADA safety and meet the objectives of safety, function, and appearance.
Therefore, staff recommends as a condition of approval that a curb romp per WSDDT
standards is installed at the northern terminus of the sidewalk along the Edmonds
Avenue NE frontage.
C. Will not be injurious to other property(ies) in the vicinity.
,,.. Stafi Comment:
The modified collector arterial standards will meet the requirements for safe vehicular
and pedestrian use within the right of way.
d. Conforms to the intent and purpose of the Code.
,/ Stott Comment:
The modification provides a safe pedestrian route in and around the existing
neighborhood.
e. Can be shown to be justified and required for the use and situation intended; and
,/ Stott Comment:
The revised street standards provide a safe design for vehicles and pedestrians.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Statf Comment·
,/ There ore no identified adverse impacts from this modification to modify Edmonds
Avenue NE from a neighborhood collector arterial street standard to a modified
collector arterial standard.
Admin Report Decision
City of Renton Department of Community & Economic Development
WIXOM SHORT PLAT
Administrative Report & Decision
LUA16-000718, SHPL-A, MOD
December 30, 2016 Page 15 of 18
19. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Admin Report Decision
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees. Fire impact fees are
currently assessed at the rate of $495.10 per single family unit. This fee is paid at time
of building permit issuance. Fees are subject to change. The fire impact fee that is
current at the time of building permit application would be levied.
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Highlands
Elementary, Dimmitt Middle School and Renton High School. Any new students from
the proposed development would walk to the elementary school and be bussed to the
middle and high schools. The bus stop is located approximately 0.02 miles from the
project site at the corner of Edmonds Ave NE & NE 5th Place, where there is a safe
walking route along the shoulder or the existing sidewalk on the north side of NE s'"
Place. Students would walk to the elementary school through neighborhood collector
streets on existing sidewalks.
A School Impact Fee, based on new single-family lots, will be required in order to
mitigate the proposal's potential impacts to the Renton School District. The fee is
payable to the City as specified by the Renton Municipal Code. Currently the fee is
assessed at $5,643.00 per single family residence. The School Impact Fee that is
current at the time of building permit application would be levied.
Parks: Although there would be no significant impacts to the City of Renton Park
System anticipated from the proposed project, a Park Impact Fee is required of all new
residential development. The current Park Impact Fee is $1,887.94 per new residence
and is payable at the time of building permit issuance. Fees are subject to change. The
park impact fee that is current at the time of building permit application would be
levied.
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: A Preliminary Drainage Plan and Technical Information Report {TIR),
dated August 1, 2016, wos prepared and submitted with the short plat application by
Darrell Offe, P.E., Offe Engineers, PLLC (Exhibit 6). The site is located in the City's Peak
Rate Flow Control Standard (existing site conditions) and the East Lake Washington
basin. The project qualifies for Small Project Drainage Review. The project proposes full
infiltration far all roof runoff to comply with the Small Lot BMP requirements. The new
lot is proposed to have an area of 4,S41 square feet with 3,SOO square feet of
impervious surface. This would create an impervious surface coverage of 77.1%. Per
RMC 4.2.110A, the maximum impervious lot coverage in the R-8 zone is 65%. The
impervious surface coverage will be reviewed at building permit and required to comply
with the development standards.
Effective January 2, 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 2, 2017 will be subject to these new stormwater requirements.
A geotechnical report evaluating soil conditions for stormwater retention was submitted
with the TIR. The geotechnical report was also completed by Offe Engineers. Offe
Engineers evaluated on-site soils for infiltration using the ']ailing head percolation test"
City of Renton Department of Community & Economic Development
WIXOM SHORT PLAT
Administrative Report & Decision
LUA16-000718, SHPL-A, MOD
December 30, 2016 Page 16 of 18
with test holes 6-feet in depth. The soils consisted of well-drained medium sands with
measured infiltration rotes of aver 30" per hour. The report concludes that the site con
use full infiltration for o flow control BMP.
The development is subject to stormwoter system development charges {SOC}. The
current SOC is $1,485.00 per lot. The SOC fee will only apply to the new lot.
Water: The existing home is proposed to remain; therefore no new water service is
needed for Lot 1. A new water service to serve the new lot is shown on the site plan.
The new service shall be 1-inch (1"). The new service line from the main and water ,,
meter will be installed by the City of Renton. The current (2016) fee to install this
service line and meter is $3,310.00. The new lot is subject to a system development
charge (SDC) for water service. The current SDC for water service with a%'' or 1" meter
is $3,245.00.
Sanitary Sewer: The existing home is proposed to remain; therefore no new sewer
service is needed for Lot 1. A new 6" PVC sewer service to serve the new lot is shown.
The new lot is 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%" or 1" water main is $2,242.00. The new lot is subject to
a Special Assessment District (SAD) fee. The site is located in the East Renton
Interceptor SAD. The fee associated with this SAD is $316.80.
I 1. CONCLUSIONS:
1. The subject site is located in the Residential Medium Density (RMD) Comprehensive Plan designation
and complies with the goals and policies established with this designation if all conditions of approval
are met (see FOF 13).
2. The subject site is located in the Residential-8 (R-8) zoning designation and complies with the zoning
and development standards established with this designation provided the applicant complies with City
Code and conditions of approval (see FOF 14).
3. The proposed short plat complies with the Residential Design and Open Space Standards provided the
applicant complies with City Code and conditions of approval (see FOF 15).
4. The proposed short plat complies with the Critical Areas Regulations provided the applicant complies
with City Code and Conditions of Approval (see FOF 16).
5. The proposed short plat complies with the subdivision regulations as established by City Code and state
law provided all advisory notes and conditions are complied with (see FOF 17).
6. 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 18).
7. There are safe walking routes to the elementary school and bus stops (see FOF 19).
8. There are adequate public services and facilities to accommodate the proposed short plat (see FOF 19).
9. The requested street modification meets the six (6) criteria to be considered in making a decision on a
modification request as specified in RMC 4-9-250. The analysis of the proposal according to the criteria
is found in the body of the staff report (see FOF 18).
Admin Report Decision
City of Renton Deportment of Community & Economic Development
WIXOM SHORT PLAT
December 30, 2016
I J. DECISION:
Administrative Report & Decision
LUA16-000718, SHPL-A, MOD
Page 17 of 18
The Wixom Short Plat, File No. LUA16-000718, SHPL-A, MOD, as depicted in Exhibit 2, is approved and is
subject to the following conditions:
1. The applicant shall obtain a demolition permit and complete a final inspection from the City for the
removal of the carport and shed located on Lot 1 in order to comply with Residential-8 (R-8) minimum
rear yard setback (20 feet) prior to final plat approval.
2. The applicant shall be limited to single loaded garage driveway cut, not to exceed nine feet (9') in
width, at the property line along NE 5th Place to serve the existing single family home on Lot 1. The
revised driveway curb cut shall be identified on the construction permit plan for review and approval by
the City of Renton Current Planning Project Manager prior to construction permit approval.
3. The applicant shall submit a detailed landscape plan that complies with RMC 4-8-120D.12 at the time of
utility construction permit application to the Current Planning Project Manager for review and
approval. Landscaping within the right of way and landscaping within the 10-foot wide landscape strip
shall be detailed on the landscape plan. On-site landscaping on Lot 1 must be installed prior to short
plat recording. Landscaping on Lot 2 shall be reviewed at building permit and installed prior to final
occupancy for the single family building permit.
4. The applicant shall submit a detailed landscape plan that complies with the minimum tree density
requirements of both lots at the time of utility construction permit application to the Current Planning
Project Manager for review and approval pursuant to RMC 4-4-1309.d prior to construction permit
issuance.
5. The applicant shall install a curb ramp per WSDOT standards at the northern terminus of the sidewalk
along the Edmonds Avenue NE frontage. The curb ramp direction shall be coordinated with the Plan
Review Project Manager at the time of utility construction permit review. Final curb ramp design shall
be reviewed and approved by the Plan Review Project Manager prior to construction permit issuance.
6. The applicant shall provide an updated Geotechnical Engineering Study that addresses content
requirements outlined in RMC 4-8-1200, Table 18, and RMC 4-3-050, for review and approval prior to
utility construction permit approval. If any additional conditions are recommended in the updated
study, the project shall comply with the recommendations.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director
TRANSMITTED this 30th day of December, 2016 to the Owner/Applicant/Contact:
Owner/Applicant:
Janet Wixom & Rita Berg
6038 34" Avenue NE
Seattle, WA 98115
Admin Report Decision
Contact:
Gory Berg
16458 SE SB" Place
Bellevue, WA 98006
City of Renton Deportment of Community & Economic Development
WIXOM SHORT PLAT
December 30, 2016
TRANSMITTED this 30th day af December, 2016 to the Parties of Record:
None
TRANSMITTED this 30th day of December, 2016 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Ian Fitz-James, Civil Engineer
Vanessa Dolbee, Current Planning Manager
Fire Marshal
Administrative Report & Decision
LUA16-000718, SHPL-A, MOD
Page 18 of 18
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on January 13, 2017. An appeal of the decision must be filed within the 14-
day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing
Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the
Hearing Examiner and additional information regarding the appeal process may be obtained from the City
Clerk's Office, (425) 430-6510.
EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single
one (1) year extension may be requested pursuant to RMC 4-7-070.M.
EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year
extension may be requested pursuant to RMC 4-9-250.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal
appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
Admin Report Decision
ADVISORY NOTES TO APPLICANT
LUA 16-000718 ---------Renton®
PLAN • Plannina Review • Land Use Version 1 I December 23, 2016
. . : .. ,.Y,.--,, ... ,,,, -_ '. ··· .. : _-·-' .,,i' ,,· .:·;y:;L:, ' >'i
Engineering Revi.ew .. C.1>h1ments .. Contact: BrianneBannwarth J 425-430°7299 J bparmwarth@renton~.gov.
rather than the alley. Per RMC 4 9 0609.9, a fee in lieu of required street improvements can be requested as part of the short plat approval
process. The City is in support of a fee in lieu for the entirety of the northern Lot 2 frontage. The current fee in lieu is $101 per linear foot of
frontage. The street modification criteria and analysis below pertains only to the Edmonds Avenue NE frontage.
To summarize, the applicant is pursuing a modified collector arterial street section for the Edmonds Avenue NE street frontage . The
modified collector arterial street section contains 32' of asphalt travel lanes with a 0.5' concrete curb and 5' concrete sidewalk along the
eastern frontage and a 0.5' rolled asphalt curb and 5' asphalt walk along the western frontage. The proposal is compliant with the following
modification criteria, pursuant to RMC 4 9 2500, if the condition of approval is met. Therefore, staff is recommending approval of the
requested modification, subject to conditions as noted below:
RECOMMENDED CONDITION
1. A curb ramp per WSOOT standards is installed at the northern terminus of the sidewalk along the Edmonds Avenue NE frontage. The
curb ramp direction shall be coordinated with the Community and Economic Development (CED) Project Manager at the time of utility
construction permit review.
Compliance Street Modification Criteria and Analysis
Partially Complies 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 Comprehensive Plan Land Use Element has applicable policies listed under a separate section labeled Promoting a
Safe, Healthy, and Attractive Community. These policies address walkable neighborhoods, safety and shared uses. These policies address
walkable neighborhoods, safety and shared uses. The intent of the policies is to promote new development with walkable places that
support grid and flexible grid street and pathway patterns, and are visually attractive, safe, and healthy environments. The requested street
modification is generally consistent with these policy guidelines. However, one specific policy does not support the modification request.
This policy is Policy L 58 which states that the goal is to provide "complete street" that "locate planter strtps between the curb and the
sidewalk in order to provide separation between cars and pedestrians."
b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code
requirements, based upon sound engineering judgment.
Staff Comment: The City's Public Works Transportation section and Economic Development section have reviewed Edmonds Avenue NE
and the surrounding area and have determined that a modified collector arterial street section is more suitable for the portion of Edmonds
Avenue NE adjacent to the site. The determination was based on the fact that the roadway is directly adjacent to single family residences
and there is insufficient space between the existing right of way and existing homes to expand the roadway section to meet the
neighborhood collector arterial standards.
c. Will not be injurious to other propenty(ies) in the vicinity.
Staff Comment: The modified collector arterial standards will meet the requirements for safe vehicular and pedestrian use within the right of
way.
d. Conforms to the intent and purpose of the Code.
Staff Comment: The modification provides a safe pedestrian route in and around the existing neighborhood.
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.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: There are no identified adverse impacts from this modification to modify Edmonds Avenue NE from a neighborhood collector
arterial street standard to a modified collector arterial standard.
Ran: December 30, 2016 Page 4 of 4
ADVISORY NOTES TO APPLICANT
LUA16-000718 ---------Renton®
PLAN -Planning Review -Land Use Version 1 I December 23, 2016
Englnee.rlng Review Corntnents •••• •·••• C::.~htac!: Ian F'iti,.,James I 42fl-43Cl-7281tl ififiljames@ri;ntonwa'.gov
b. As part of the modification approval, City staff is in support o a ee in lieu of required street frontage improvements for Lot 2. The fee in
lieu amount is $101 per linear foot of frontage. The fee would apply for the entire Lot 2 frontage.
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. 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.
3. A final survey that is stamped and signed by the professional land surveyor of record will need ta be provided. All existing utilities need
ta 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. When utility plans are complete please contact me to set up a plan intake meeting. Please bring 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 intake meetin
Engineering Review Comments . •• ) .... •· • Co:>ntact: BriJnne B~nnwa/th.l 425-430-7f;; I bbanowarth@rerifonwa.gov
Recommendations: Street Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4 9 2500 the applicant is requesting an
Administrative Modification from RMC 4 6 060 Street Standards for Edmonds Avenue NE, a neighborhood collector arterial, and NE 5th
Place, a residential access street, as part of Wixom Short Plat. The modification request is described below:
Maintain the existing street section and right of way width along the site's Edmonds Avenue NE and NE 5th Place frontages.
Background: Edmonds Avenue NE adjacent to the project site is classified as a neighborhood collector arterial. Per RMC 4 6 060, a
neighborhood collector arterial shall have a right of way width of 83' with 30' of travel lanes (2 lanes) and 8' of parking on both sides of the
road. A 0.5' curb, 8' planter strip, and a· sidewalk are required on both sides of the pavement.
Edmonds Avenue NE adjacent to the project site has a right of way width of 60' per the King County Assessor's Map. A right of way
dedication of approximately 11.5' would be required along the site's frontage to conform to RMC 4 6 060. The street section contains 32' of
asphalt travel lanes with a 0.5' concrete curb and 5' concrete sidewalk along the eastern frontage and a 0.5' rolled asphalt curb and 5'
asphalt walk along the western frontage.
The concrete sidewalk's northern limit coincides with an extension of the northern property line. A 4' concrete sidewalk that is at the same
elevation as the asphalt roadway begins adjacent to the pavement section approximately 250' north of the site. The concrete sidewalk
adjacent to the curb extends approximately 100' south of the site where a 3' planter begins between the curb and sidewalk.
The existing residence at 532 Edmonds Avenue NE is approximately 62' from the edge of right of way. However numerous homes north and
south of the site along the eastern frontage of Edmonds Avenue NE are with 20' of the current right of way limits.
NE 5th Place adjacent to Lot 2 is classified as a residential access street. Per RMC 4 6 060, a residential access street shall have a right of
way width of 53' with 20' of travel lanes (2 lanes) and 6' of parking on one side of the road. A 0.5' curb, 8' planter strip, and 8' sidewalk are
required on both sides of the pavement.
NE 5th Place adjacent to Lot 2 has a right of way width of at least 51' per the King County Assessor's Map and site survey prepared by
Hansen Surveying and Consulting. The right of way width expands from east to west due to the curve in NE 5th Place prior to the
intersection with Edmonds Avenue NE approximately 215' north of the site. There is an alley off of NE 5th Place that continues directly west
from the curve in NE 5th Place to form a perpendicular intersection with Edmonds Avenue NE. The existing residence at 532 Edmonds
Avenue NE (Lot 1) takes access from this alley. The northern frontage of Lot 1 is considered alley frontage. The residence at 532 Edmonds
Avenue NE is the only residence that takes access from this alley. Right of way width along the alley frontage is 50' per the King County
Assessor's Map. Also per the Assessor's Map, the triangular parcel of land that exists between the curved portion of NE 5th Place and the
alley is of unknown ownership. The NE 5th Place street section consists of 28' of asphalt travel lanes and a 4' concrete sidewalk that is at
the same elevation of the roadway along the northern frontage. The alley street section consists of approximately a 12' travel Jane.
Per RMC 4 6 060, a residential alley street section requires a 12' pavement width with no curbs, planters, or sidewalks. The current alley
meets these standards. Therefore, no street modification is needed for the Lot 1 alley frontage. Lot 2 is considered to front NE 5th Place
Ran: December 30, 2016 Page 3 of 4
ADVISORY NOTES TO APPLICANT
LUA16-000718 -----,,,,,,...-,-Renton ®
PLAN -Planning Review -Land Use Version 1 I December 23, 2016
'' .· ' ' : ·>:,.· .'. ' ' .,·,· ' ., ·./>· ' "" ,, ·.,' .. : .. ::\·\:',--: 0: Engineering Review .Comme.nts , ... ,... .· , · , Contact: Ian Fitz.James I 425-430,7288 I lfitz0 janies@rentonwa,gov
2. l he new service line from the main and the water meter will be installed by the City of Renton. The current (2016) fee to install this
service line and meter is $3,310.00. The new lot is subject to a system development charge (SOC) for water service. The current SOC for
water service with a 3/4" or 1" meter is $3,245.00.
SEWER COMMENTS
1. Since the existing home will remain, no new sewer service is needed for that lot. A new 6" PVC sewer service to serve the new lot is
shown.
2. The new lot is subject to a system development charge (SOC) for sewer service. The SDC for sewer service is based on the size of the
domestic water service. The current SOC for sewer service with a 3/4" or 1" water meter is $2,242.00.
3. The new lot is subject to a Special Assessment District (SAD) fee. The site is located in the East Renton Interceptor SAD. The fee
associated with this SAD is $316.80.
STORM DRAINAGE COMMENTS
1. A Preliminary Drainage Plan and Technical Information Report (TIR) completed by Offe Engineers were submitted to the City on
September 13, 2016. The site is located in the City's Peak Rate Flow Control Standard (Existing Site Conditions). The site is located in the
East Lake Washington basin. The project qualifies for Small Project Drainage Review. The project proposes full infiltration for all roof runoff
to comply with the Small Lot BMP requirements.
The new lot is proposed to have an area of 4,541 square feet with 3,500 square feet of impervious surface. This would create an impeivious
surface coverage of 77.1 %. Per RMC 4 2 110A, the maximum impervious lot coverage in the R 8 zone is 65%.
2. Effective January 2, 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 2, 2017 will be subject to these new storrnwater requirements. Please refer
to RMC 4 1 045 for information regarding project vesting.
3. A geotechnical report evaluating soil conditions for storm water retention was submitted with the TIR. The geotechnical report was also
completed by Offe Engineers. Offe Engineers evaluated on site soils for infiltration using the "falling head percolation test" with test holes 6'
in depth. The soils consisted of well drained medium sands with measured infiltration rates of over 30" per hour. The report concludes that
the site can use full infiltration for a flow control BMP.
4. No drainage improvements along the Edmonds Avenue NE or NE 5th Place street frontages were proposed.
5. The development is subject to storrnwater system development charges (SDC). The current SDC is $1,485.00 per lot. The SOC fee will
only apply to the new lot.
TRANSPORTATION/STREET COMMENTS
1. The project is subject to a transportation impact fee. The current transportation impact fee is $2,951.17 per single family home. The
transportation impact fee will only apply to the new lot.
2. NE 5th Place is classified as 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 a minimum current right of way width of approximately 51' at
the site's eastern boundary. The amount of current right of way along the NE 5th Place frontage increases as you go from east to west
across the project frontage due to a curve in NE 5th Place. Along the western portion of the frontage, the approximate right of way width is
50' due to a parcel of unknown ownership separating two right of way paths for NE 5th Place and the alley extension of NE 5th Place.
Edmonds Avenue NE is classified as a residential collector street. Per RMC 4 6 060, the minimum right of way width for a residential
collector street with 2 lanes is 83'. The minimum paved roadway width is 30' of travel lanes (2 lanes) and 8' of parking on both sides. A 0.5'
curb, 8' planter, and 5' sidewalk are required. The King County Assessor's Map shows a current right of way width of approximately 60'.
3. The applicant submitted a formal modification request dated September 8, 2016 for modification of street standard on both the NE 5th
Place and Edmonds Avenue NE frontages. The applicant is requesting to keep the adjacent street frontages in their current condition as
part of this project. No street frontage improvements or right of way dedication are proposed.
a. City staff is recommending approval of the applicant's modification request with the condition that a curb ramp per WSDOT standards is
installed at the northern terminus of the sidewalk along the Edmonds Avenue NE frontage. Please see the formal response to the
modification request for more information on the approval.
Ran: December 30, 2016 Page 2 of4
ADVISORY NOTES TO APPLICANT
LUA16-000718 --------Renton®
Application Date: September 13, 2016
Name: Wixom Short Plat
Site Address: 532 Edmonds Ave NE
Renton, WA 98056-3636
PLAN -Planning Review -Land Use Version 1 I December 23, 2016
Recommendations: DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 17, 2016
TO: Mona Davis, Senior Planner
FROM: Ian Fitz James, Civil Plan Reviewer
SUBJECT: Utility and Transportation Comments for Wixom Short Plat
LUA 16 000718
I have reviewed the application for Wixom Short Plat located at 532 Edmonds Avenue NE and have the following comments.
EXISTING CONDITIONS
The site is approximately 0.37 acres in size and is reclangular In shape. The site contains an existing single family residence and
associated landscaping and lawn areas.
WATER: Water service is provided by the City of Renton. The site is in the Highlands service area in the 435' hydraulic'pressure zone. The
approximate static water pressure is 65 psi at a ground elevation of 286'.
There is an existing 8" water main north of the site in NE 5th Place. Reference Project File WTR2703673 in COR Maps for record drawings.
There is also an existing 16" water main west of the site in Edmonds Avenue NE. Reference Project File WTR2700241 in COR Maps for
record drawings.
There are two existing fire hydrants in the site vicinity. One is located approximately 90' northwest of the site's northwest corner along the
western frontage of Edmonds Avenue NE (COR Facility ID: HYO NE 00277). The other is located approximately 165' northeast of the site's
northeast corner along the northern frontage of NE 5th Place {COR Facility ID: HYO NE 00790).
The existing home is served by an existing 1" water service.
SEWER: Sewer service is provided by the City of Renton. There is an existing 12" PVC sewer flowing east to west/northwest north of the
site in NE 5th Place. Reference Project File WWP2702041 in COR Maps for record drawings.
The existing home is served by an existing concrete rubber gasket sewer service.
STORM DRAINGE: There is an existing 24" storm drain flowing east to west/northwest north of the site in NE 5th Place. There is no stonn
drainage infrastructure north of the site in the alley or west of the site along the Edmonds Avenue NE frontage. Drainage from the site either
infiltrates or sheet flows to the west. Drainage that makes it to the Edmonds Avenue NE is directed south by a shallow ditch along the
eastern frontage of Edmonds Avenue NE.
STREETS: NE 5th Place is classified as a residential access street. The NE 5th Place street section consists of a pavement width of 28'
with a travel lane in each direction (east and west). A 4' concrete sidewalk at the same grade of the street is located along the northern
street frontage. The alley extension from NE 5th Place contains an asphalt travel surface of approximately 12'.
Edmonds Avenue NE is classified as a residential collector street. The Edmonds Avenue NE street section consists of a pavement width of
32' with a travel lane in each direction {north and south). A rolled asphalt curb with a e· asphalt walk is located along the western street
frontage. A concrete curb with 5' concrete sidewalk is located along the eastern street frontage.
WATER COMMENTS
1. Since the existing home will remain, no new water service is needed for that lot. A new water service to serve the new lot is shown. The
new service shall be 1 ".
Exhibit
Ran: December 30, 2016 12 Page 1 of 4
same way. This issue is only for one infill lot. Edmonds Ave improvements as is
are adequate for access to the short plat and traffic along Edmonds Ave NE
f. Other properties will not be adversely impacted since NE 5th St at this location
only serves the subject property and the improvements on Edmonds Ave NE will
match adjacent improvements and provide adequate access by foot and auto.
Please review the application and if additional information is needed or if you have any
questions please contact us.
Thank You:
Jim Hanson
17446 Mallard Cove Lane, Mt Vernon WA 98274. 360-422-5056.jchanson@fronticr.com
September 8, 2016
Jennifer Henning
1055 So Grady Way
Renton WA 98057
Attn: Jan Illian
J. HANSON CONSULTING LLC
Subject: Modification for off-site improvements on NE 5th ST. And Edmonds Ave NE
Dear Mrs. Henning:
We are applying for a Modification for curbs, gutters, sidewalks, paving and street
drainage along NE 5th ST. and Edmonds Ave NE, Wixom Short Plat. No such
improvements are now existing along NE 5 ST. Edmonds Ave Ne has existing 36 foot
paved asphalt with curb and gutter and 5 foot sidewalk which matches the rest of
Edmonds Ave. We wish to keep the street improvements as is since NE 5th St only serves
the subject property and is adequate. The improvements on Edmonds Ave NE matches
the other improvements along Edmonds.
RMC Section 4-9-060 allows for a Modification for street improvements under special
conditions.
Justification for the Modification is as follows:
a. NE 5 St now provides adequate facilities for access both for emergency services
and residents. NE 5th street has no curbs, gutters, sidewalks or storm drainage on
the south side or on NE 5th PL NE 5th St at this location only serves for access to
the subject property. The main street used is NE5th Pl which is adjacent to NE 5th
St. Edmonds Ave has existing curb, gutter and sidewalk which are adequate for
use in the area. The other improvements along Edmonds match the existing
improvements fronting the subject property.
b. Will meet safety, function and appearance requirements for an infill lot on a basic
residential street. Construction of full street improvements will create a safety and
appearance problem since the street improvements will be significantly different
than all other properties on NE Sh At or other streets in the area. The existing
improvements along Edmonds Ae NE meet safety, function and appearance
requirements.
c. The proposal will not be injurious to other properties in the vicinity since NE 5th
ST at this location only serves the subject property. Edmonds Ave NE
improvements left as is will not be injurious to other properties since they all have
the same improvements fronting their property.
d. Will conform to the intent of the code by providing adequate access to one new
lot and keeping use full improvements along Edmonds Ave NE.
e. Leaving the street improvements as they are plus landscaping is justified since all
other lots along NE 5th ST and NE 5th PL on the south side are developed in the
17446 Mallard Cove Lane, Mt Vernon WA 98274. 360-422-5056.jchanson@frontier,com
Exhibit
11
Wixom Short Plat
532 Edmonds Avenue NE
2 Single Family Residence
CONSTRUCTION MITIGATION
Proposed Construction Dates (begin and end dates): Start of construction is proposed for the fall of
2016 with the demolition of existing carport and shed. The installation of the utilities (services) for the second
lot is proposed to occur shortly after the demolition of the existing features.
Hours and days of operation: 7:30 am to 3:30 pm, Monday through Friday or as otherwise allowed by City
of Renton.
Proposed Hauling/ Transportation routes: Materials and labor to the site are proposed off of NE 5th
Place onto the proposed new Lot 2. Parking and material storage will occur on the northerly side of the
proposed Lot 2. The demolition and haul off of the existing carport and shed will be from NE 5th Place. No
excavation or fill material is necessary to provide the utility services for Lot 2.
Measures to minimize construction activities: All construction activities are proposed to be on the north
side of Lot 2 and the removal the demolition of the existing features. The utilities services for Lot 2 will be
from the existing utilities within NE 5th Place which are located along the frontage (and on the same side of
the street) of Lot 2. There is no plan at this time to disturb traffic on NE 5th Place to install the utilities.
Special hours: No special hours are necessary to complete construction.
Preliminary Traffic Control Plan: No traffic control is necessary to provide the utility connections for
proposed Lot 2. There is no plan to be within the traffic lanes on NE 5th Place.
Exhibit
10
L.
Zoning Map Book Black & White
Commonity & Economic Development
Planning. Technical Services
Produc«i :;iy· Ad~araA Atiramrw1Cll ti IS Ana,vst
Date· 12,15120;5
Feei
0 '(\-'.) 2Jt) 40C 600 SOJ
qefererce Si:ale: 1 :7,2:10
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1 000 ESW
IEx~ibitl 28
09 T23N R5E W 1/2
July 27, 2016
City of Renton
Development Services Division
1055 South Grady Way, 6'" Floor
Renton, Washington 98057
RE: Developer Letter of Understanding Geologic Risk
Wixom Short Plat
532 Edmonds Avenue NE
PRE 16-000344
This letter acknowledges that we, the owners, of the property referenced above may contain areas of
geological hazards. As the developer, we hereby acknowledge, understand and accept the risk of
developing in an area of possible unstable soils. We will advise, in writing of this potential risk, to any
prospective purchasers of the site, or any prospective purchasers of structures or portions of structures
on the site, of the possible geological hazards on the property.
Respectfully,
Name:
Title:
Based upon the site exploration, geologic research, and falling head tests, the onsite soils are well
drained, medium sands. These soils are adequate to provide "full infiltration type storm water
mitigation" in accordance with Appendix C.2.2 of the 2010 City of Renton Amendments to the King
County Surface Design Manual. The soils on the proposed new lot are classified as medium sands
in accordance with the Manual. The field measured percolation rate ranges from 30-36 inches per
hour. The maximum percolation (infiltration) rate for medium sands, per the Manual, is 12 inches
per hour.
Please feel free to call or email me if you have any questions.
(~lgard
· __ I ~n11 _,, i ptirl. oif:;/ fr., P.E
Principal "
'
Offc Engineers, PLLC
Darrell.offe@comcast.net
! 3932 SE 15911' Place Renton, Washington 98058
July 22, 2016
Mr. Gary Berg
0FFE ENGINEERS, PLLC
532 Edmonds Avenue NE
Renton, Washington 98059
Re: Geotechnical Report
Soil Evaluation for Storm Water Discharge
Proposed Residential Development
532 Edmonds Avenue NE
Renton, Washington
Dear Mr. Berg,
This report provides an evaluation of the onsite soils and "falling head percolation test" results for
the subject property. This report can be used to size onsite storm water infiltration for the new
(easterly) lot within your proposed short plat. The proposed development on the subject property
is to create a second lot on the east side of the property and retain the existing house on a
separate lot to the west.
Soil Properties/Percolation Testing
The soils on the subject property have been identified by Soil Survey Map, City of Renton
(Reference 11 ·C) and the Soils Conservation Service (SCS) (1973) map, as Indianola Series Soils
(InA). Indianola Series Soils are characterized as being well drained; permeability is rapid, erosion
hazard slight, and suitable for urban development.
In July 2016 the property was visited with a small excavator to dig test holes. The two test holes
were excavated on the proposed new lot (to the east of the existing house). Each hole was
excavated to 6 feet and a "falling head percolation test" performed in the bottom. The test results
are as follows:
Exploration Test Results Falling Head
Test Holes Soils Characteristics Time to drain hole
12 minutes
Measured rate= 30"/hour
#1 Top soil/sod · 2" (thin layer of sod · dry)
Dry, tan, loose sands and silts • 18"
#2
Offe Engineers, PLLC
Darrell.otie@comcast.net
13932 SE J 59th Place
Moist, light brown, firm medium sands -72"
No groundwater in bottom of excavation
No molting found within excavation
Top soil/sod -2" (dry-dusty) 10 minutes
Dry, tan, loose sands -22" Measured rate=36"/hour
Moist, compact, light brown medium sands -72"
No groundwater in bottom of excavation EB
No molting found within excavation Ex;ibit
Renton~ Washington 98058
IN WITNESS WHEREOF, this Declaration of Covenant for the Maintenance and Inspection of
Flow Control BMPs is executed this __ day of _________ , 20 __ .
GRANTOR, owner of the Property
GRANTOR, owner of the Property
STATE OF WASHINGTON )
COUNTY OF KING )ss.
On this day personally appeared before me:
--------------------' to me known to be the individual(s) described in
and who executed the within and foregoing instrnment and acknowledged that they signed the same as
their free and voluntary act and deed, for the uses and purposes therein slated.
Given under my hand and official seal this __ day of________ , 20 ___ .
Printed name
Notary Public in and for the State of Washington,
residing at
My appointment expires _________ _
passed, the Owners shall allow the City access to re-inspect the BMPs unless an engineer's report has
been provided verifying completion of the Work. If the work is not completed properly within the time
frame set by the City, the City may initiate an enforcement action. Failure to properly maintain the BMPs
is a violation of RMC 4-6-030 and may subject the Owners to enforcement under the RMC 1-3, including
fines and penaltiL>S.
5. Apart from performing routine landscape maintenance, the Owners arc hereby required to
obtain written approval from the City or Renton before pertorming any alterations or modifications to the
BMPs.
6. Any notice or approval requirc<l to be given by one party to the other under the provisions of
this l)eclaration of Covenant shall he effective upon personal delivery to the other party, or aJi.er three (3)
days from the date that the notice or approval is mailed with delivery confirmation to the current address
on record with each Party. The parties shall notify each other of any change to their addresses.
7. This Declaration of Covenant is intended to promote the efficient and effective management of
snrfacc water drainage on the Property, and it shall inure to the benefit of all the citizens of the City of
Renton and its successors and assigns. This Declaration of Covenant shall run with the land and he
binding upon Grantor(s), and Grantor's(s') successors in interest and assigns.
8. This Declaration of Covenant may be terminated by execution of a written agreement by the
Owners and the City of Renton that is recorded by King County in its real property records.