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AboutC_Decision_Report_Carpenter_171115DEPARTMENTOFCOM,.UNITYANDECONOMICDEVELOPMENTLIIDSJADMINISTRATIVESHORTPLATREPORT&DECISIONA.SUMMARYANDPURPOSEOFREQUESTREPORTDATE:February27,2015ProjectName:CarpenterShortPlatProjectNumber:LUA4-001200,SHPC-AProjectManager:JillDing,SeniorPlannerOwner:ThomasCarpenter,3601LincolnAvenueNE,Renton,WA98056Applicant:JoePruss,CivicDevelopment,18211240thAvenueSE,MapleValley,WA98038Contact:ChadAllen,EncompassEngineering&Surveying,165NEJuniperStreet,Suite201,lssaquah,WA98027ProjectLocation:36XXLincolnAvenueNE,Parcel#3345700235ProjectSummary:Theapplicantisrequestingpreliminaryshortplatapprovalforthesubdivisionofanexisting24,374squarefootvacantparcellocatedwithintheResidential-8dwellingunitperacre(R-8)zoneinto3lotsforthefutureconstructionofsinglefamilyresidences.ProposedLot1wouldbe6,225squarefeetinarea,Lot2wouldbe7,444squarefeet,andLot3wouldbe10,705squarefeet.AccesstoLots1and2wouldbeprovidedvianewdrivewaysoffofLincolnAvenueNE,accesstoLot3wouldbeprovidedviaanexisting20-footwideaccesseasementacrossthenorthernportionoftheprojectsite.AVariancerequestwassubmittedtotheFireDepartmentrequestinga16-footwidepaveddrivewayinlieuofthe20-footwidepaveddrivewayrequiredbycode.Slopeswithgradesbetween15and25percentandamediumlandslidehazardareaaremappedontheprojectsite.Exist.Bldg.AreaSF:N/AProposedNewBldg.AreaUnknown(footprint):ProposedNewBldg.Area(gross):N/ASiteArea:24,374sq.ft.TotalBuildingAreaGSF:N/ASHPLReport14-001200916 CityofRentonDepartmentofCommut.&EconomicDevelopmentAdmini_tiveShortPlatReport&DecisionCARPENTERSHORTPLATLUA4-001200,SHPL-AReportofFebruary27,2015Page2of21B.EXHIBITS:ShortPlatReportExhibitA.1:StaffReportExhibitA.2:NeighborhoodDetailMapExhibitA.3:ShortPlatPlan(dated05/29/2014)ExhibitA.4:ConceptualTreeInventory/CuttingandLandscapePlan(dated06/06/2014)ExhibitA.5:ConceptualDrainageControl,GeneralizedUtility&GradingPlan(dated06/03/2014)ExhibitA.6:PreliminaryTechnicalInformationReport,preparedbyEncompassEngineering&Surveying(datedrevised01/16/2015)ExhibitA.7:GeotechnicalEngineeringStudy,preparedbyEarthSolutionsNW,LLC(datedAugust21,2014)C.GENERALINFORMATION:1.Owner(s)ofRecord:ThomasCarpenter,3601LincolnAvenueNERenton,WA980562.ZoningDesignation:Residential—8dwellingunitsperacre(R-8)3.ComprehensivePlanLandUseDesignation:ResidentialSingleFamily(RSF)4.ExistingSiteUse:Vacant5.NeighborhoodCharacteristics:a.North:Single-familyresidential(R-8)b.East:Single-familyresidential(R-8)c.South:Single-familyresidential(R-8)d.West:Single-familyresidential(R-8)6.Access:LincolnAvenueNE7.SiteArea:24,374sfD.HISTORICAL/BACKGROUND:ActionLandUseFileNo.OrdinanceNo.DateComprehensivePlanN/A510011/01/2004ZoningN/A509911/01/2004AnnexationN/A183506/23/1960SHPLReport14-0012001200 CityofRentonDepartmentofCo...iunity&EconomicDevelopmentA..iinistrative5hortPlatReport&DecisionCARPENTERSHORTPMTLUA4-001200,SHPL-AReportofFebruary27,2015Page3of21E.APPLICABLESECTIONSOFTHERENTONMUNICIPALCODE:1.Chapter2LandUseDistrictsa.Section4-2-020:PurposeandIntentofZoningDistrictsb.Section4-2-070:ZoningUseTablec.Section4-2-110:ResidentialDevelopmentStandardsd.Section4-2-115:ResidentialDesignandOpenSpaceStandard2.Chapter4PropertyDevelopmentStandardsa.Section4-4-030:DevelopmentGuidelinesandRegulationsb.Section4-4-070:Landscapingc.Section4-4-130:TreeRetentionandLandClearingRegulations3.Chapter6StreetsandUtilityStandardsa.Section4-6-060:StreetStandards4.Chapter7SubdivisionRegulationsa.Section4-7-070:DetailedProceduresforShortSubdivisionsb.Section4-7-120:CompatibilitywithExistingLandUseandPlan—GeneralRequirementsandMinimumStandardsc.Section4-7-150:Streets—GeneralRequirementsandMinimumStandardsd.Section4-7-170:ResidentialLots—GeneralRequirementsandMinimumStandards5.Chapter11DefinitionsF.APPLICABLESECTIONSOFTHECOMPREHENSIVEPLAN:1.LandUseElement:ResidentialSingleFamily2.CommunityDesignElement:EstablishedResidentialNeighborhoodsandNewandInfillDevelopmentG.DEPARTMENTANALYSIS:1.ProjectDescription/BackgroundTheapplicanthasproposedtosubdividea0.56acre(24,374squarefoot)sitelocatedwithintheResidential—8dwellingunitsperacrefR-8)zone.Theproposalwouldcreate3lotsintendedforthedevelopmentofdetachedsingle-familyresidences.Theprojectsiteiscurrentlyvacant.Theproposalfor3lotsontheprojectsitewouldresultinanetdensityof6.1dwellingunitsperacre.ProposedLot1wouldtotal6,225squarefeetinarea,Lot2wouldtotal7,444squarefeetinarea,andLot3wouldtotal10,705squarefeetinarea.CityCounciladoptedOrdinance5724toprovideinterimzoningstandardsfortheR-8zone.ThelegislationandinterimstandardsbecameeffectiveatthetimeofCouncilapprovalonSeptember22,2014.TheCarpenterShortPlatapplicationwasdeterminedacompleteapplicationonSeptember8,2014,andtherefore,isvestedtotheR-8standards(Ordinance5702)aswereallowedpriortotheCounciladoptionofOrdinance5724.SHPLReport14-0012001200 CityofRentonDeportmentofCommur,.,&EconomicDevelopmentAdmini.ativeShortPlatReport&DecisionCARPENTERSHORTPLATLUA14-001200,SHPL-AReportofFebruary27,2015Page4of21AccessforLots1and2wouldbeprovidedvianewdrivewaysoffofLincolnAvenueNE.AccesstoLot3isproposedviaanexisting20-footwideprivateaccesseasementacrossthenorthernportionoftheprojectsite.Frontageimprovements,includingpaving,curbandgutter,landscaping,andsidewalksareproposedalongtheprojectsite’sLincolnAvenueNEfrontage.A2-footright-of-waydedicationisproposedalongLincolnAvenueNEtoaccommodatetherequiredfrontageimprovements.Slopeswithgradesbetween15and25percentandamediumlandslidehazardareaaremappedontheprojectsite.Theexistinggroundsurfacegenerallyslopestothewestwithanelevationchangeofapproximately34feet.Atotalof35significanttreeshavebeenidentifiedontheprojectsiteandofthesetrees12areproposedtoberetained.Thetreesproposedforretentionarelocatedalongthenorthernandeasternportionsoftheprojectsiteandareproposedtobeincludedintherequited10-footfrontyardlandscapedstripofLots1and2.2.EnvironmentalReviewExceptwhenlocatedonlandscoveredbywaterorsensitiveareas,shortplatsareexemptfromSEPAEnvironmentalReviewpursuanttoWAC197-11-$00(6)(a).3.CompliancewithERCConditionsN/A4.Staff’ReviewCommentsRepresentativesfromvariouscitydepartmentshavereviewedtheapplicationmaterialstoidentifyandaddressissuesraisedbytheproposeddevelopment.Thesecommentsarecontainedintheofficialfile,andtheessenceofthecommentshasbeenincorporatedintotheappropriatesectionsofthisreportandtheDepartmentalRecommendationattheendofthisreport.4.ConsistencywithShortPlatCriteriaSHORTPL.ATREVIEWCRITERIA:Approvalofashortplatisbaseduponseveralfactors.Thefollowingshortplatcriteriahavebeenestablishedtoassistdecision-makersinthereviewofthep1at.(‘Compliant;Note1:Partiallycompliant;Note2:Notcompliant;Note3:Compliancenotyetdemonstrated)1.CONFORMANCEWITHTHECOMPREHENSIVEPLAN:ThesitehastheComprehensiveLandUsedesignationofResidentialSingleFamily(RSF).LanddesignatedRSFisintendedtobeusedforhighqualitydetached,single-familyresidentialdevelopmentorganizedintoneighborhoodsaturbandensities.Itisintendedthatlargersubdivisions,infilldevelopment,andrehabilitationofexistinghousingbecarefullydesignedtoenhanceandimprovethequalityofsinglefamilylivingenvironments.TheproposalisconsistentwiththefollowingComprehensivePlanLandUseandCommunityDesignElementpolicies,ifallconditionsofapprovalaremet,unlessnotedotherwise:VPolicyLU-158.Netdevelopmentdensitiesshouldfallwithinarangeof4.0to8.0SHPLReport14-0012001200 NCityofRentonDepartmentofCos....iunity&EconomicDevelopmentA...iinistrativeShortPlotReport&DecisionCARPENTERSHORTPLATLUA4-001200,SHPL-AReportofFebruary27,2015Page5of21dwellingunitsperacreinResidentialSingleFamilyNeighborhoods.PolicyCD-14.mulldevelopment,definedasnewshortplatsofnineorfewerlots,shouldbeencouragedinordertoaddvariety,updatedhousingstock,andnewvitalitytoneighborhoods.“PolicyCD-15.Infilldevelopmentshouldbereflectiveoftheexistingcharacterofestablishedneighborhoodsevenwhendesignedusingdifferentarchitecturalstyles,andbrrespondingtomoreurbansetbacks,heightorlotrequirements.Infilldevelopmentshoulddrawonelementsofexistingdevelopmentsuchasplacementofstructures,vegetation,andlocationofentriesandwalkways,toreflectthesiteplanningandscaleofexistingareas.2.COMPLIANCEWITHTHEUNDERLYINGZONINGDESIGNATION:ObjectivesandpoliciesoftheComprehensiveLandUsePlanRSFdesignationareimplementedbyResidential8zoning(R-8).RMC4-2-11OAprovidesdevelopmentstandardsfordevelopmentwithintheR-8zoningclassification.Theproposalisconsistentwiththefollowingdevelopmentstandardsifallconditionsofapprovalaremet,unlessnotedotherwise:Density:ThealloweddensityrangeintheR-$zoneisaminimumof4.0toamaximumof8.0dwellingunitsperacre.Netdensityiscalculatedafterthedeductionofsensitiveareas,areasintendedforpublicright-of-way,andprivateaccesseasements.StaffComment:ForthepurposesofCalculatingnetdensitythe3,010squarefootprivateaccesseasementandthe329squarefootrightofwaydedicationarerequiredtobedeductedfromthegrosssiteareaof24,374squarefeet,resultinginanetareaof21,035squarefeet(0.48acres).Basedontheproposalfor3lots,thenetdensitywouldbe6.25dwellingunitspernetacre,whichiswithinthealloweddensityrangefortheR-8zone.YLotDimensions:ProposedLotsLotSizeWidthDepth4,500SFminimum50feetminimum65feetminimum(60feetforcornerlots)Lot16,225sf75.00feet83.00feetLot25,734sf89.69feet83.00feetLot39,405sf65.00feet164.69feetNote3Setbacks:TherequiredsetbacksintheR-8zoneareasfollows:frontyardis15feetfortheprimarystructureand20feetforanattachedgarage,sideyardisfivefeet,sideyardalongthestreetoraccesseasementis15feetfortheprimarystructureand20feetforanattachedgarageandtherearyardis20feet.StaffComment:Anexisting20-footwideprivateaccesseasementlocatedalongthenorthernportionoftheprojectsiteisproposedtoprovideaccesstonewLot3.ThefrontyardareasofproposedLots1and2wouldbeorientedtotheeasttowardsLincolnAvenueNE;thefrontyardofLot3wouldbeorientedtothenorthtowardstheprivateaccesseasement.AsproposedthenewlotswouldprovideadequateareaforcomplianceSHPLReport14-0012001200 NCityofRentonDepartmentofCommur,.,&EconomicDevelopmentAdmin,...ativeShortPlotReport&DecisionCARPENTERSHORTPLATLUA4-001200,SHPL-AReportofFebruary27,2015Page6of21withtherequiredsetbacks.Note3BuildingStandards:TheR-8zoningrequirementformaximumbuildingheightis30feet.Themaximumbuildingcoverageforlots5,000squarefeetorgreateris35percentor2,500squarefeet,whicheverisgreater.StaffComment:Buildingheightandlotcoverageforthenewsinglefamilyresidenceswouldbeverifiedatthetimeofbuildingpermitreview.Note1Landscaping:TheCity’slandscaperegulations(RMC4-4-070)requireallshortplatstoprovidea10-footlandscapestripalongallpublicstreetfrontages.Wherethereisinsufficientright-of-wayspaceornopublicfrontage,streettreesarerequiredinthefrontyardsubjecttoapprovaloftheAdministrator.Aminimumoftwo(2)treesaretobelocatedinthefrontyardpriortofinalinspection.StaffComment:Aconceptuallandscapeplan(ExhibitA.4)wassubmittedaspartoftheproposedlanduseapplication.Theconceptuallandscapeplan(ExhibitA.4)showsa10-footwidelandscapedstripalongLincolnAvenueNEandincludesaplantingdetailshowingtrees,shrubs,andgroundcover.Theprojectsiteiscurrentlyvegetatedwithatotalof35significanttrees(2firtreesand35mapletrees)andnativeundergrowth.Theapplicantisproposingtoretain12mapletreesontheprojectsite(seefurtherdiscussionbelowunderTreeRetention).Eight(8)oftheretainedmapletreeswouldbelocatedwithinthefrontyardareasofLots1and2andwouldbeincorporatedwithintherequired10-footlandscapedstrip.Aplantlistwasnotincludedontheconceptuallandscapeplanforthe10-footlandscapedstrip.NotreesareproposedwithinthefrontyardareaofLot3.StaffrecommendsasaconditionofapprovalthatadetailedlandscapeplanbesubmittedatthetimeofConstructionPermitapplicationforreviewandapprovalbytheCurrentPlanningprojectmanager.ThedetailedlandscapeplanshallincludeaplantlistandtwotreeswithinthefrontyardareaofLot3.The10-footlandscapedstripshallbeinstalledpriortofinalshortplatapprovalandthefrontyardtreesshallbeinstalledpriortoCertificateofOccupancy.v’TreeRetention:TheCity’sadoptedTreeRetentionandLandClearingRegulationsrequiretheretentionof30percentoftreesinaresidentialdevelopment.StaffComment:Thereareatotalof35significanttrees(2firtreesand33mapletrees)locatedontheprojectsite.Ofthose7arelocatedwithintheexistingprivateaccesseasement,whichresultsinatotalof28protectedtreesremainingontheprojectsite.Atotalof12mapletreesareproposedtoberetained.TocomplywiththeTreeRetentionrequirements,8treesarerequiredtoberetainedorreplaced.Theproposaltoretain12treeswouldcomplywiththisrequirement.StaffrecommendsasaconditionofapprovalthatafinalTreeRetentionplanincompliancewiththeCity’sadoptedTreeRetentionandLandClearingRegulationsbesubmittedatthetimeofConstructionPermitapplicationforreviewandapprovalbytheCurrentPlanningprojectmanager.Note3Parking:Parkingregulationsrequirethataminimumoftwoparkingspacesbeprovidedforeachdetacheddwelling.Drivewaycutsarerequiredtobeaminimumof5feetfrompropertylinesandnewdrivewaysmaybeamaximumof16feetinwidthatthepropertyline.SHPLReport14-0012001200 CityofRentonDepartmentofCot..,iunity&EconomicDevelopmentA....iinistrativeShortPlotReport&DecisionCARPENTERSHORTPMTLUA14-001200,SHPL-AReportofFebruary27,2015Page7of21StaffComment:Asproposed,eachlotwouldhaveadequateareatoprovidetwooff-streetparkingspaces.Compliancewiththeparkingrequirementswouldbeverifiedatthetimeofbuildingpermitreview.Compliancewithdrivewaystandardswouldbeverifiedatthetimeofbuildingpermitreview.CriticalAreas:Amediumlandslidehazardareaandslopeswithagradebetween15and25percentaremappedontheprojectsite.MediumlandslidehazardareasareregulatedundertheCity’sCriticalAreasRegulations(RMC4-3-050).StaffComment:AGeotechnicalEngineeringStudypreparedbyEarthSolutionsNW,LLC,datedAugust21,2014(ExhibitA.7)wassubmittedwiththeprojectapplication.Accordingtothereportthelandslideanderosionhazardpotentialontheprojectsiteisminimalduetothe“relativedensityoftheunderlyingsoil,andthelackofgroundwaterinthesubgrade.”Thereportincludedrecommendationsforsitepreparationandearthwork,foundations,seismicdesignconsiderations,criticalareasassessment,slab-on-gradefloors,retainingwalls,drainage,excavationsandslopes,utilitytrenchbackfill,andpavementsections.StaffrecommendsasaconditionofapprovalthatprojectconstructionberequiredtocomplywiththerecommendationsprovidedintheGeotechnicalEngineeringStudypreparedbyEarthSolutionsNW,LLC,datedAugust21,2014.3.DESIGNSTANDARDS:ResidentialDesignandOpenSpaceStandards(RMC4-2-115)areapplicableintheR-8zone.TheStandardsimplementpoliciesestablishedintheLandUseandCommunityDesignElementsoftheComprehensivePlan.CompliancewithSiteDesignStandardsmustbedemonstratedpriortoapprovalofthesubdivision.CompliancewithResidentialDesignStandardswouldbeverifiedpriortoissuanceofbuildingpermits.Theproposalisconsistentwiththefollowingdesignstandards,unlessnotedotherwise:LotConfiguration:Oneofthefollowingisrequired:1.Lotwidthvariationof10feet(10’)minimumofoneperfour(4)abuttingstreet-frontinglots,or2.Minimumoffour(4)lotsizes(minimumoffourhundred(400)grosssquarefeetsizedifference),or3.Afrontyardsetbackvariationofatleastfivefeet(5’)minimumforatleasteveryfour(4)abuttingstreetfrontinglots.StaffComment:Asproposedtheshortplatwouldcomplywithrequirementnumber1.ProposedLot1wouldhavealotwidthof75feetandLot2wouldhavealotwidthof89.69feet.Thedifferenceinwidthbetweenthestreetfrontinglots(Lots1and2)wouldexceed10feet.Note3Garages:Oneofthefollowingisrequired;thegarageis:1.Recessedfromthefrontofthehouseand/orfrontporchatleasteightfeet(8’),or2.Locatedsothattheroofextendsatleastfivefeet(5’)(notincludingeaves)beyondthefrontofthegarageforatleastthewidthofthegarageplustheporch/stooparea,or5HPLReport14-0012001200 CityofRentonDepartmentofCommur1&EconomicDevelopmentAdmini...ativeShortPlotReport&DecisionCARPENTERSHORTPMTLUA.14-001200,SHPL-AReportofFebruary27,2015Page8of213.Alleyaccessed,or4.Locatedsothattheentrydoesnotfaceapublicand/orprivatestreetoranaccesseasement,or5.Sizedsothatitrepresentsnogreaterthanfiftypercent(50%)ofthewidthofthefrontfacadeatgroundlevel,or6.Detached.Theportionofthegaragewiderthantwentysix-feet(26’)acrossthefrontshallbesetbackatleasttwofeet(2’).StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.Note3PrimaryEntry:Oneofthefollowingisrequired:1.Stoop:minimumsizefourfeetbysixfeet(4’x6’)andminimumheighttwelveinches(12”)abovegrade,or2.Porch:minimumsizefivefeet(5’)deepandminimumheighttwelveinches(12”)abovegrade.Exception:incaseswhereaccessibility(ADA)isapriority,anaccessibleroutemaybetakenfromafrontdriveway.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.Note3FaçadeModulation:Oneofthefollowingisrequired:1.Anoffsetofatleastonestorythatisatleasttenfeet(10’)wideandtwofeet(2’)indepthonfacadesvisiblefromthestreet,or2.Atleasttwofeet(2’)offsetofsecondstoryfromfirststoryononestreetfacingfacade.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.Note3WindowsandDoors:Windowsanddoorsshallconstitutetwenty-fivepercent(25%)ofallfacadesfacingstreetfrontageorpublicspaces.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.N/AScale,Bulk,andCharacter:N/ANote3Roofs:Oneofthefollowingisrequiredforalldevelopment:1.Hiporgabledwithatleastasixtotwelve(6:12)pitchfortheprominentformoftheroof(dormers,etc.,mayhavelesserpitch),or2.Shedroof.Additionally,forsubdivisionsgreaterthannine(9)lots:Avarietyofroofformsappropriatetothestyleofthehomeshallbeused.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.SHPLReport14-0012001200 CityofRentonDepartmentofCo:..nunity&EconomicDevelopmentA,inistrativeShortPlotReport&DecisionCARPENTERSHORTPLATLUAI4-001200,SHPL-AReportofFebruary27,2015Page10of214-4-080l.7.ajointusedrivewaysshouldbeencouragedtoreducethenumberofcurbcutsalongpublicstreetfrontages,thereforeLot2shouldalsoberequiredtotakeaccessoffoftheshareddriveway.Staffrecommendsasaconditionofapprovalthattheexistingaccesseasementserving3623LincolnAvenueNEbeamendedtoprovidesharedaccesstoLots2and3.AnoterequiringtheaccesstoLot2tobeprovidedfromtheshareddrivewayshallberecordedonthefaceofthefinalshortplatmap.Asharedprivatedrivewaymaybepermittedforaccessuptoamaximumoffour(4)lots.Uptothree(3)ofthelotsmayusethedrivewayasprimaryaccessforemergencies.Theprivateaccesseasementshallbeaminimumwidthof16feetwithamaximumof12feetpaveddriveway,unless20feetisrequiredbytheFireDept.foremergencyaccess.TheapplicanthasrequestedavariancefromtheFireDept.toreducethepavedwidthofthedrivewayfrom20feetto16feet.TheFireDept.hasgrantedthisvariancesubjecttotherequirementthatthefutureresidenceconstructedonproposedLot3isequippedwithafiresprinklersystem.StaffrecommendsasaconditionofapprovalthatanoteberecordedonthefinalshortplatmapstatingthatthefutureresidencetobeconstructedonLot3shallbeequippedwithafiresprinklersystem.Theminimumseparationofaccessfromtheadjacentpropertylineis5feet.Theaccessasshownintheplansshallbemodifiedtoprovidethe5feetseparation.Theseparationdistancemustalsobelabeledintheplans.Staffrecommendsasaconditionofapprovalthattheshortplatplanberevisedtoprovidetherequired5-footseparationbetweentheprivateStreetandtheadjacentpropertyline.TherevisedshortplatplanshallbesubmittedpriortofinalplatapprovalforreviewandapprovalbythePlanReviewsection.Note1Streets:LincolnAvenueNEisclassifiedasaresidentialstreetandhasanexistingright-of-waywidthof60feet.Theprojectisproposinga26-footwidepavedstreet,with0.5-footwidecurb,8-footwideplanter,and5-footwidesidewalkalongtheprojectsitefrontage.Citystandardsincludeamaximumslopeof4H:1Vatthebackofsidewalk.Theprojectwillwidenapproximately8feetofpavement(asperCitypavementstandards)ontheoppositesideofthestreet,aretainingwallmayberequired.Minimumseparationof2feetisrequiredbetweenthefaceofthewallandthetravelpavedsurfaceedge.Easementsmayberequiredfortheretainingwallconstruction.Thepavementwideningwilltaperat13:1tomeetwiththeexistingpavement.2feetofright-of-waydedicationisrequiredalongLincolnAvenueNEtoaccommodatetherequiredfrontageimprovementsanditisshownontheplans.VBlocks:Nonewblockswouldbecreatedasaresultoftheproposedsubdivision.Theproposedshortplatwouldbeconsistentwithdevelopmentpatternsinthesurroundingarea.V”Lots:Thesize,shape,orientation,andarrangementoftheproposedlotscomplywiththerequirementsoftheSubdivisionRegulationsandtheDevelopmentStandardsoftheR-8zoneandallowforreasonableinfillofdevelopableland.Alloftheproposedlotsmeettherequirementsforminimumlotsize,depth,andwidth.Alloftheproposedlotsarerectangularinshape.ThefrontyardareasofLots1and2wouldbeorientedtotheeasttowardLincolnAvenueNEandthefrontyardofLot3SHPLReport14-0012001200 CityofRentonDepartmentofCommun..,&EconomicDevelopmentAdmin,..jtiveShortPlatReport&DecisionCARPENTERSHORTPMTLUA4-001200,SHPL-AReportofFebruary27,2015Page9of21Note3Eaves:Bothofthefollowingarerequired:1.Eavesprojectingfromtheroofoftheentirebuildingatleasttwelveinches(12”)withhorizontalfasciaorfasciagutteratleastfiveinches(5”)deeponthefaceofalleaves,and2.Rakesongableendsmustextendaminimumoftwoinches(2”)fromthesurfaceofexteriorsidingmaterials.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.Note3ArchitecturalDetailing:Ifonesidingmaterialisusedonanysideofthedwellingthatistwostoriesorgreaterinheight,ahorizontalbandthatmeasuresatleasteightinches(8”)isrequiredbetweenthefirstandsecondstory.Additionally,oneofthefollowingisrequired:1.Threeandonehalfinch(31/2”)minimumtrimsurroundsallwindowsanddetailsalldoors,or2.Acombinationofshuttersandthreeandonehalfinches(31/2”)minimumtrimdetailsallwindows,andthreeandonehalfinches(31/2”)minimumtrimdetailsalldoors.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.Note3MaterialsandColor:Forsubdivisionsandshortplats,abuttinghomesshallbeofdifferingcolor.Colorpalettesforallnewdwellings,codedtothehomeelevations,shallbesubmittedforapproval.Additionally,oneofthefollowingisrequired:1.Aminimumoftwo(2)colorsisusedonthehome(bodywithdifferentcolortrimisacceptable),or2.Aminimumoftwo(2)differingsidingmaterials(horizontalsidingandshingles,sidingandmasonryormasonry-likematerial,etc.)isusedonthehome.Onealternativesidingmaterialmustcompriseaminimumofthirtypercent(30%)ofthestreetfacingfacade.Ifmasonrysidingisused,itshallwrapthecornersnolessthantwentyfourinches(24”).StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.4.COMPLIANCEWITHSUBDIVISIONREGULATIONS:RMC4-7Providesreviewcriteriaforproposedsubdivisions.Theproposedprojectisconsistentwiththefollowingsubdivisionregulationsifallconditionsofapprovalarecompliedwith:Note1Access:AlleyaccessisthepreferredstreetpatternintheR-8zone,unlessthedevelopmentproposedisashortplat.Astheproposedprojectisashortplat,itisexemptfromthealleyaccessrequirements.AccesstoLots1and2isproposedviaresidentialdrivewaysoffofLincolnAvenueNE.AccesstoproposedLot3wouldbeprovidedviaanexisting20-footwideprivateaccesseasement(currentlyserving3623______LincolnAvenueNE)locatedalongthenorthernportionofthesubjectproperty.PerRMCSHPLReport14-0012001200 CityofRentonDepartmentofCommunity&EconomicDevelopmentAurninistrativeShortPlatReport&DecisionCARPENTERSHORTPLATLUA14-001200,SHPL-AReportofFebruary27,2015Page11of21wouldbeorientedtothenorthtowardstheshareddriveway.Note1TopographyandVegetation:Slopeswithgradesbetween15and25percentandamediumlandslidehazardareaaremappedontheprojectsite.Theexistinggroundsurfacegenerallyslopestothewestwithanelevationchangeofapproximately34feet.Atotalof35significanttreeshavebeenidentifiedontheprojectsiteandofthesetrees12areproposedtoberetained.SeepreviousdiscussionaboveunderLandscaping,TreeRetention,andCriticalAreas.5.AVAILABILITYANDIMPACTONPUBLICSERVICES:“Police:Policestaffindicatesthattherewouldbeminimalimpactonpoliceservicesasaresultoftheproposedsubdivisionandsufficientresourcesexisttofurnishservicestotheproposeddevelopment./Fire:FirePreventionstaffindicatesthatsufficientresourcesexisttofurnishservicestotheproposeddevelopment.Thefireflowrequirementforasinglefamilyhomeis1,000gpmminimumfordwellingsupto3,600squarefeet(includinggarageandbasements).lithedwellingexceeds3,600squarefeet,aminimumof1,500gpmfireflowwouldberequired.Aminimumofonefirehydrantisrequiredwithin300-feetoftheproposedbuildingsandtwohydrantslithefireflowgoesupto1,500gpm.Itappearsthereisadequatefireflowinthisarea.Aminimumofonenewhydrantisrequired.Firedepartmentapparatusaccessroadwaysarerequiredtobeminimum20-feetwidefullypaved,with25-feetinsideand45-feetoutsideturningradius.Fireaccessroadwaysshallbeconstructedtosupporta30-tonvehiclewith322-psipointloading.Accessisrequiredwithin150-feetofallpointsonthebuildings.Applicantrequestedandhasbeengrantedavariancetotheroadwaywidthfrom20feetto16feetwiththedwellingonLot3tobeequippedwithafiresprinklersystem.AFireImpactFeeforthefuturehouseswouldbepayableatthetimeofbuildingpermitissuance.ThecurrentFireImpactFeeis$495.10.v’Schools:TheRentonSchoolDistricthasindicatedthatitcanaccommodatetheimpactofadditionalstudentsexpectedtocomefromtheproposedprojectatHazelwoodElementarySchool,McKnightMiddleSchool,andHazenHighSchool.Studentsattendingallschoolswouldbebussedtoschoolfromtheexistingstoplocatedapproximately0.2milestothenorthattheintersectionofLincolnAvenueNEandMontereyPlaceNE.Towalktothisbusstop,studentswouldwalktothenorthalongtheexistingshoulderalongLincolnAvenueNE.ThecurrentRentonSchoolDistrictImpactFeeis$5,541.00.TheRentonSchoolImpactFeewouldbepayableatthetimeofbuildingpermitissuance;thefeeineffectatthetimeofbuildingpermitapplicationwouldbeappliedtothisproject.“Parks:AParkImpactFeewouldberequiredforthefuturehouses.ThecurrentParkImpactFeeis$1,441.29.Thefeeineffectatthetimeofbuildingpermitapplicationisapplicabletothisprojectandispayableatthetimeofbuildingpermitissuance.Note3Stormwater:ApreliminaryTechnicalInformationReport(TIR)(ExhibitA.6)preparedbyEncompassEngineeringhasbeensubmittedwiththelanduseapplication.BasedontheSHPLReport14-0012001200 N)CityofRentonDepartmentofCommunicy&EconomicDevelopmentAdminisc,ativeShortPlotReport&DecisionCARPENTERSHORTPMTLUA4-001200,SHPL-AReportofFebruary27,2015Page12of21City’sflowcontrolmap,thissitefallswithintheFlowControlStandardForestedSiteConditions.Theapplicant’sengineerhasmentionedinthereportthatadetentionvaultisproposedtosatisfytheflowcontrolrequirementsforthisproject.Accordingtothereport,theproposedshortplatwilladdlessthan5,000squarefeetofnewpollutiongeneratingimpervioussurfaceandthereforeawaterqualityfacilityisnotrequired.However,nocalculationswereincludedintheTIR.IndividuallotstormwaterBMP’sareapplicableonthenewlots.Ifinfiltrationtrenchesareproposed,theyshouldbealignedparalleltotheslope.Thefinaldrainagereport(TIR)submittedduringtheutilityconstructionpermitshouldmentionthatthedrainagereportisbasedontheCityofRenton’sAmendmentstothe2009kingCountySurfaceWaterDrainageManual.ThewordingoftheSection1.2.3CoreRequirement#3:FlowControlcanberewordedtomentionthatpavementisremovedincertainlocationsandpavementisaddedatotherportionsinthePublicROW.AllthesixSpecialRequirementsandalleightCoreRequirementsshouldbementionedinthefinaldrainagereport.AGeotechnicalEngineeringStudy(ExhibitA.7)preparedbyEarthSolutionsNW,LLCwassubmittedwiththeprojectapplication.Thestudymentionsthatinfiltrationofstormwaterontheprojectsiteisfeasible.Thereportrecommendsarateof0.13inchesperhourorlesstobeusedinthedesignoftheinfiltrationfacilities.Thesiteshouldbegradednearthepropertyboundarysuchthatdischargefromthesubjectsitedoesnotrunoffontotheadjacentproperty.StaffrecommendsasaconditionofapprovalthatgradingplansbesubmittedatthetimeofUtilityConstructionPermitapplicationwhichshowgradingnearthepropertyboundarytopreventstormwaterdischargefromflowingontotheadjacentproperty.ThesegradingplansshallbesubjecttothereviewandapprovaloftheCity’sPlanReviewSection.Surfacewatersystemdevelopmentfeeis$1,350.00pernewlot.Feesarepayablepriortoissuanceoftheconstructionpermit.Note3WaterService:ThesiteislocatedintheCityofRentonwaterserviceareaandintheKennydale320hydrauliczone.Thestaticwaterpressureisabout43psiatelevationof220feet.Thereisanexisting12inchwatermaininLincolnAvenueNE,endingattheintersectionwithNE36thStreet(seeCitywaterprojectplanno.400)thancandeliver2,600gpm.Theprojectisrequiredtoprovidean8inchdiameterwatermainnearthenorthpropertylinefromtheexisting12inchmaininLincolnAveNEanduptothewestpropertylineofthesubdivision.AfirehydrantshallbeinstalledneartheconnectionofthenewwatermaintoLincolnAveNE.Separatedomesticwatermeters,minimum1-inch,arerequiredtoserveeachsinglefamilylot.Thereisanexisting1inchdomesticwatermeteronLincolnAveNEwhichservesthepropertytothewestoftheprojectsite,3623LincolnAveNE.Itisassumedthatthisservicecurrentlyislocatedintheexisting20-footwideingress/egresseasement.Ifnot,itwillhavetoberelocatedwithintheeasement.Thedevelopmentissubjecttopaymentofawatersystemdevelopmentcharge(SDC)feeof$3,090.00andawatermeterinstallationfeeof$3,310.00foreach1inchmeter.ThesefeesaswellasanyrelatedpermitfeesaresubjecttoyearlyincreaseandthefeeSHPLReport14-0012001200 CityofRentonDepartmentofCotiununity&EconomicDevelopmentAu,ninistrativeShortPlotReport&DecisionCARPENTERSHORTPMTLUA14-001200,SHPL-AReportofFebruary27,2015Page13of21currentatthetimeofpermitissuancewithbeapplicableandcollected.ThemeterswillbeinstalledbytheCity.CivilplansforthewatermainimprovementswillberequiredandmustbepreparedbyaregisteredprofessionalengineerintheStateofWashington.Note3SanitarySewerService:ThesiteislocatedinthecityofRentonsewerservicearea.Thesubmittedgeneralizedutilityplans(ExhibitA.5)showtheextensionofan8inchdiametersewermainonLincolnAveNEuptothesouthpropertyline.Asewermanholeisshownattheendofthesewermainextension.Individualsidesewersarerequiredtoserveeachlot.Systemdevelopmentfee(SDC)forsewerisbasedonthesizeofthenewdomesticwatertoservethehousesoneachlot.ThecurrentSewerSDCfeefora1-inchmeterinstallis$2,135.00.Thesefeesarecollectedatthetimeaconstructionpermitisissuedandtherateprevalentattimeofconstructionpermitwillbeapplicable.Note3Transportation:SeepreviousdiscussionaboveunderAccessandStreets.ATransportationImpactFeeforthenewhouseswouldbepayableatthetimeofbuildingpermitissuance;thefeeineffectatthetimeofbuildingpermitapplicationwouldbeappliedtothisproject.ThecurrentTransportationImpactFeeis$2,214.44.H.FINDINGS:Havingreviewedthewrittenrecordinthematter,theCitynowentersthefollowing:1.Request:Theapplicantisrequestingapprovalofa3-lotshortplatona24,374squarefootsite.Theprojectwouldhaveanetdensityof6.25dwellingunitsperacre.2.Application:Thesubjectpropertyislocatedat36XXLincolnAvenueNE,taxparcel3345700235.3.ComprehensivePlan:ThesubjectpropertyisdesignatedasResidentialSingleFamily(RSF)intheComprehensivePlan.TheproposedprojectwouldsatisfytheobjectivesandpoliciesoftheLandUse,CommunityDesign,andEnvironmentalElementsoftheComprehensivePlan,ifallconditionsarecompliedwith.4.Zoning:TheproposedprojectsiteiszonedResidential—8dwellingunitspernetacre(R-8).TheprojectasproposedwouldsatisfytheR-8standardsandregulations,ifallconditionsarecompliedwith.5.SubdivisionRegulations:TheprojectasproposedwouldsatisfytherequirementsofRMC4-7,SubdivisionRegulationsifallconditionsarecompliedwith.6.ExistingLandUses:Thesubjectpropertyiscurrentlyvacant.7.Setbacks:Buildingsetbacksforthefuturehousesonthenewlotswouldbeverifiedatthetimeofbuildingpermitreview.8.SystemDevelopmentCharges:Thesurfacewaterservicedevelopmentfeeis$1,350.00persingle-familylot.Systemdevelopmentfee(SDC)forsewerisbasedonthesizeofthenewSHPLReport14-0012001200 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdminiscrativeShortPlatReport&DecisionCARPENTERSHORTPMTLUA4-001200,SHPL-AReportofFebruary27,2015Page14of21domesticwatertoservethehousesoneachlot.SewerSDCfeefor1-inchmeterinstallis$2,135.00.WaterSDCfeefor1-inchmeterinstallis$3,090.00.9.PublicServices:TheproposedshortplathasbeenreviewedbyvariousCityDepartments.Thereareadequatepublicservicesandfacilitiestoaccommodatetheproposedshortplat.Transportation,Fire,andParkImpactfeesareapplicableforthefuturehousesonthenewlots.Impactfeesareassessedatthetimeofbuildingpermitapplicationandarepayableatthetimeofbuildingpermitissuance.10.PublicUtilities:Water,sewer,andstormdrainagewouldbeprovidedbytheCityofRenton.11.Schools:TheRentonSchoolDistricthasindicatedthatadequateschoolfacilitiesareavailableatHazeiwoodElementary,McKnightMiddle,andHazenHighSchools.ARentonSchoolDistrictImpactFeewouldbeassessedatthetimeofbuildingpermitapplicationandwouldbepayableatthetimeofbuildingpermitissuance.12.SafeRoutestoSchools:RentonSchoolDistrictbusserviceisavailabletoallschools;thereisasafewalkingroutetothebusstoplocatedatLincolnAvenueNEandMontereyPlaceNE.13.Topography/CriticalAreas:Slopeswithgradesbetween15and25percentandamediumlandslidehazardareaaremappedontheprojectsite.Theexistinggroundsurfacegenerallyslopestothewestwithanelevationchangeofapproximately34feet.I.CONCLUSIONS:1.ThesubjectsiteislocatedintheResidentialSingleFamilyComprehensivePlandesignationandcomplieswiththegoalsandpoliciesestablishedwiththisdesignation.2.ThesubjectsiteislocatedintheResidential—8dwellingunitsperacre(R-8)zoningdesignationandcomplieswiththezoninganddevelopmentstandardsestablishedwiththisdesignationprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval.3.Theproposed3-lotshortplatcomplieswiththesubdivisionregulationsasestablishedbyCityCodeandstatelawprovidedalladvisorynotesandconditionsarecompliedwith.4.Theproposed3-lotshortplatcomplieswiththestreetstandardsasestablishedbyCityCode,providedtheprojectcomplieswithalladvisorynotesandconditionsofapprovalcontainedherein.5.Slopeswithgradesbetween15and25percentandamediumlandslidehazardareaaremappedontheprojectsite.Theproposed3-lotshortplatcomplieswiththecriticalareasregulationsasestablishedbyCityCodeprovidedtheapplicantcomplieswiththeconditionsofapproval.6.Therearesafewalkingroutestotheschoolbusstop.7.Thereareadequatepublicservicesandfacilitiestoaccommodatetheproposedshortplat.J.DECISION:TheCarpenterShortPlat,FileNo.LUA14-001200,SHPL-A,isapprovedandissubjecttothefollowingconditions:SHPLReport14-0012001200 CityofRentonDepartmentofCo,1.,nunity&EconomicDevelopmentAt.,ilnistrativeShortPlotReport&DecisionCARPENTERSHORTPLATLUA4-001200,SHPL-AReportofFebruary27,2015Page15of211.AdetailedlandscapeplanshallbesubmittedatthetimeofConstructionPermitapplicationforreviewandapprovalbytheCurrentPlanningprojectmanager.Thedetailedlandscapeplanshallinclude,butnotlimitedto,aplantlistandtwotreeswithinthefrontyardareaofLot3.The10-footlandscapedstripshallbeinstalledpriortofinalshortplatrecordingandthefrontyardtreesshallbeinstalledpriortoBuildingFinalOccupancy.2.AfinalTreeRetentionplanincompliancewiththeCity’sadoptedTreeRetentionandLandClearingRegulationsshallbesubmittedatthetimeofConstructionPermitapplicationforreviewandapprovalbytheCurrentPlanningprojectmanager.3.ProjectconstructionshallberequiredtocomplywiththerecommendationsprovidedintheGeotechnicalEngineeringStudypreparedbyEarthSolutionsNW,LLC,datedAugust21,2014.4.Theexistingaccesseasementserving3623LincolnAvenueNEshallbeamendedtoincludesharedaccesstoLots2and3.5.AnoterequiringtheaccesstoLot2fromtheshareddrivewayshallberecordedonthefaceofthefinalshortplatmap.6.AnoteshallberecordedonthefinalshortplatmapstatingthatthefutureresidencetobeconstructedonLot3shallbeequippedwithafiresprinklersystem.7.Theshortplatplanshallberevisedtoprovidetherequired5-footseparationbetweentheprivatestreetandtheadjacentpropertyline.TherevisedshortplatplanshallbesubmittedpriortofinalplatapprovalforreviewandapprovalbythePlanReviewsection.8.GradingplansshallbesubmittedatthetimeofUtilityConstructionPermitapplicationwhichshowgradingnearthepropertyboundarytopreventstormwaterdischargefromflowingontàtheadjacentproperty.ThesegradingplansshallbesubjecttothereviewandapprovaloftheCity’sPlanReviewSection.DATEOFDECISIONONLANDUSEACTION:SIGNATURE:€%wJ/iennJtHenning,PlanningDirectorDateTRANSMITTEDthis27thdayofFebruary,2015totheOwner/Applicant/Contact:Owner:Applicant:Contact:ThomasCarpenterJoePrussChadAllen3601LincolnAvenueNECivicDevelopmentEncompassEngineering&SurveyingRenton,WA9805618211240thAvenueSE165NEJuniperStreet,Suite201MapleValley,WA98038!ssaquah,WA98027SHPLReport14-0012001200 CityofRentonDepartmentofCommun,1&EconomicDevelopmentAdmin,.itiveShortPlatReport&DecisionCARPENTERSHORTPLATLUA4-001200,SHPL-AReportofFebruary27,2015Page16of21TRANSMITTEDthis27thdayofFebruary,2015tothePattiesofRecotd:YunlongLiu3711LincolnCourtNERenton,WA98056PaulMiller3623LincolnAvenueNERenton,WA98056TRANSMITTEDthis27thdayofFebruary,2015tothefollowing:JenniferHenning,PlanningDirectorSteveLee,DevelopmentEngineeringManagerJanConklin,DevelopmentServicesVanessaDolbee,CurrentPlanningManagerFireMarshalK.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATION:Theadministrativelandusedecisionwillbecomefinalifthedecisionisnotappealedwithin14daysofthedecisiondate.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHearingExamineronorbefore5:00PMonMarch13,2015.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075(3);WAC197-11-680),togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.RMC4-8-110.BgovernsappealstotheHearingExaminerandadditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,(425)430-6510.EXPIRATION:Theadministrativeshortplatdecisionwillexpiretwo(2)yearsfromthedateofdecision.Asingleone(1)yearextensionmayberequestedpursuanttoRMC4-7-070.M.RECONSIDERATION:Within14daysofthedecisiondate,anypartymayrequestthatthedecisionbereopenedbytheapprovalbody.Theapprovalbodymaymodifyhisdecisionifmaterialevidencenotreadilydiscoverablepriortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheapprovalbodyfindssufficientevidencetoamendtheoriginaldecision,therewillbenofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.THEAPPEARANCEOFFAIRNESSDOCTRINE:providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.SHPLReport14-0012001200 DEPARTMENTOFCOWUNITYityofANDECONOMICDEVELUPMENTfADVISORYNOTESTOAPPLICANTThefollowingnotesaresupplementalinformationprovidedinconjunctionwiththeadministrativelanduseaction.Becausethesenotesateprovidedasinformationonly,theyarenotsubjecttotheappealprocessforthelanduseactions.Planning:1.Constructionactivitiesshallberestrictedtothehoursof7:00amto8:00pm,MondaythroughFriday.WorkonSaturdaysshallbebetweenthehoursof9:00amand8:00pm.NoworkshallbepermittedonSundays.2.RMC4-4-030C.2limitshaulhoursbetweenthehoursof8:30amand3:30pm,MondaythroughFridayunlessotherwiseapprovedbytheDepartmentofCommunityandEconomicDevelopment.TechnicalServices:1.NotetheCityofRentonlanduseactionnumberandlandrecordnumber,LUA14001200andLND200611,respectively,onthefinalshortplatsubmittal.Thetypesizeusedforthelandrecordnumbershouldbesmallerthanthatusedforthelanduseactionnumber.2.The2’widededicationofrightofwayforthisshortsubdivisionrequiresaseparateDeedofDedicationdocument;provideareferencetosaiddedicationonthesubmittalandaspacefortherecordingnumberofsaiddedicationonsaidsubmittal.TheDeedofDedicationdocumentincludesbothalegaldescriptionexhibitandamapexhibitonthededicatedparcel.Thelegaldescriptionexhibitshouldbeprepared,stamped,datedandsignedbytheapplicant’ssurveyor.Thesurveyorshouldalsopreparethemapexhibit.ThededicationprocessrequiresanupdatedPlatCertificatedatedwithin45daysofapprovalofsaiddedication.TalktotheProjectManageriftherearequestionsorfurtherinformationisneeded.3.Provideshortplatandlotclosurecalculations.4.Removereferencestoutilitymeters,trees,ditches,rockery,curbcutsandotheritemsnotrequiredforshortplatapproval,butcurrentlynotedontheshortplatdrawing.5.Removethebuildingsetbackboundarylinesfromtheproposedlots.Setbacklineswillbedeterminedwhenpermitsareissuedforsaidlots.6.Referencestoproposednetdensityandmaxallowabledensity,zoningandcriticalareasandbufferarenotneeded.Removethemfromsaiddrawing.7.Removethepropertyownerandengineer/surveyorblocksfromthesubmittal.8.Seetheaddressesontheattachmentforinclusioninthefinalshortplatsubmittal.9.Notealleasements,covenantsandagreementsofrecordonthedrawing.10.Noteanyrelevantresearchedresourcesontheshortplatsubmittal.11.Notetheplatnameandlot/tractnumbersoftheadjoiningpropertiestothesouth,northandwestofthesubjectproperty.12.TheCityofRentonAdministrator,PublicWorksDepartment,istheonlycityofficialwhosignsthefinalshortplatdocument.Provideanappropriateapprovalblockwithsignatureline.PertinentKingCountyapprovalblocksalsoneedtobenotedonthedrawing.13.Allvestedowner(s)ofthesubjectfinalshortplatneedtosignthefinalshortplatdrawing.Includenotaryblocksasneeded.14.Includeadeclarationblockonthedrawing,titled“OWNERS’DECLARATION”,not“CERTIFICATION”SHPLReport14-001200916 CityofRentonDepartmentofCommur’&EconomicDevelopmentAdminjr-itive5hortPlotReport&DecisionCARPENTERSHORTPLAT‘LUA14-001200,SHPL-AReportofFebruary27,2015Page18of21orother.15.Notethatifthereareneweasements,restrictivecovenantsoragreementstoothers(CityofRenton,etc.)aspartofthissubdivision,theycanberecordedconcurrentlywiththefinalshortplat.Thefinalshortplatsubmittalandtheassociateddocument(s)aretobegiventotheProjectManagerasapackage.Therecordingnumber(s)fortheassociateddocument(s)aretobereferencedonthefinalshortplatdrawing.Providespacesfortherecordingnumber(s)thereof.16.Includeanoteregardingtheexistingaccess/utilityeasementrecordedunderKingCountyRec.No.$207220042,whichprovidesaccesstolots3&2.Underthetermsofthateasementtheaffectedshortplatownersareresponsibleforanequalshareofthemaintenancecostswiththeotherpropertiesusingsaideasementroad.ThiswouldnowincludetheownersofLots2and3.Thereshouldbeanotetothateffectonthefaceoftheshortplat.17.Thisreviewerisnotcertainthatthereneedstobeanewprivateeasementforingress,egress,utilities,etc.shownonlot2forthebenefitofthefutureownersoflot3inlightoftheexistingeasementmentionedabove.Ifsoaddanotedefiningtherightsassociatedwiththeeasementatissue.Addtheword“Private”juxtaposedtotheACCESS/UTILITYtextassociatedwiththeeasement.Sincenew“private”easementsshownaren’t“grantedandconveyed”untilthebenefitedand/orburdenedlotsareconveyedtoothersaddthefollowinglanguageonthefaceoftheshortplatdrawing:“DECLARATIONOFCOVENANT:Theownersofthelandembracedwithinthisshortplat,inreturnforthebenefittoaccruefromthissubdivision,bysigninghereoncovenantandagreetoconveythebeneficialinterestinthe“new”privateeasement(s)shownonthisshortplattoanyandallfuturepurchasersofthelots,orofanysubdivisionthereof.Thiscovenantshallrunwiththelandasshownonthisshortplat.”Theprecedingstatementobligatesthesellerofthelotscreatedto“expresslygrandandconvey”thelots“togetherwithand/orsubjectto”anynewprivateeasement(s)delineatedontheshortplatintheconveyingdocument.1$.Theprivateaccessandutilityeasementrequiresa“NewPrivateEasementforAccessandUtilitiesMaintenanceAgreement”statement.19.RemovetheCityofRenton“SEAL”fromthefinalshortplatsubmittal.Water:1.TheproposeddevelopmentiswithintheCity’swaterserviceareaandintheKennydale320hydrauliczone.Thestaticwaterpressureisabout43psiatelevationof220feet.Thereisanexisting12inchwatermaininLincolnAveNE,endingattheintersectionwithNE36thStreet(seeCitywaterprojectplanno.W400)thatcandeliver2,600gpm.2.Provide$inchdiameterwatermainnearthenorthpropertyline,fromtheexisting12inchmainonLincolnAveNEanduptothewestpropertylineofthesubdivision.3.InstallationofafirehydrantneartheconnectionofthenewwatermainwithLincolnAveNE.4.Installationofa1inchdomesticwaterserviceandmetertothenewlots.5.Thereisanexisting1inchdomesticwatermeteronLincolnAvenuewhichservesthepropertywestofthesite,3623LincolnAveNE.Itisassumedthatthisservicecurrentlyislocatedintheproposed20feetwideingress/egresseasement.Ifnot,itwillhavetobelocatedintheeasement.6.Thedevelopmentissubjecttopaymentofawatersystemdevelopmentcharge(SDC)feeofSHPLReport14-0012001200 CityofRentonDeportmentofCorlunity&EconomicDevelopmentA“nistrativeshortPlatReport&DecisionCARPENTERSHORTPLATLUA14-001200,SHPL-AReportofFebruary27,2015Page19of21$3,090.00(2015rate)andawatermeterinstallationfeeof$3,310.0092015rate)foreach1inchmeter.Thesefees,aswellasanyrelatedpermitfees,aresubjecttoyearlyincrease,andthefeecurrentatthetimeofpermitissuancewillbeapplicableandcollectedatpermitissuance.ThemeterswillbeinstalledbytheCity.7.CivilplansforthewatermainimprovementswillberequiredandmustbepreparedbyaregisteredprofessionalengineerintheStateofWashington.Sewer:1.AlllotsoftheshortplatwillbeservedbythecityofRentonsewerservice.2.Thesubmittedplansshowtheextensionof8”diametersewermainonLincolnAveNEfrontageuptothesouthpropertyline.Asewermanholeisprovidedattheendofthesewermainextension.3.Individualsidesewersarerequiredtoserveeachlot.4.Servicedetailswillbereviewedwiththeutilityconstructionpermit.5.SanitarySewerSystemDevelopmentFee(SDC)isbasedonthesizeofthedomesticwatermeters.ThecurrentSDCfeefor1”seweris$2,135.00.Thisfeeissubjecttoyearlyincrease,andthefeecurrentatthetimeofpermitissuancewillbeapplicableandcollectedatpermitissuance.SurfaceWater:1.ApreliminaryTIR/drainagereportpreparedbyEncompassEngineeringhasbeensubmittedwiththelanduseapplication.BasedontheCity’sflowcontrolmap,thissitefallswithintheFlowControlStandardForestedSiteConditions.Theapplicantengineerhasmentionedinthereportthatadetentionvaultisproposedtoservetheflowcontrolrequirementsoftheproject.Thereportincludesthattheprojectwilladdlessthan5,000squarefeetofnewpollutiongenerationimpervioussurfaceandthereforewaterqualityfacilityisnottriggered.However,thecalculationswerenotincluded.IndividuallotstormwaterBMP’sareapplicableonthelots.Ifinfiltrationtrenchesareproposed,theyshouldbealignedparalleltotheslope.Thefinaldrainagereport!TIRanddrainageplanssubmittedduringtheutilityconstructionpermitshouldbebasedonthe2009SurfaceWaterDesignManualAmendmenttothe2009KingCountySurfaceWatermanual.2.AgeotechnicalreportpreparedbyEarthSolutionsNWLLC.wassubmittedbytheapplicant.Thegeotechreportmentionsthatinfiltrationofstormwaterisfeasibleonthesite.Thereportrecommendsarateof0.13inchesperhourorlesstobeusedinthedesignoftheinfiltrationfacilities.3.Thesiteshouldbegradednearthepropertyboundarysuchthatdischargefromthesubjectsitedoesnotrunoffintotheadjacentproperty.4.TheSurfaceWaterSystemdevelopmentcharge(SDC)feeforstormwaterisapplicableontheproject.The2015rateforthisfeeis$1,350perlot.Thisfeeissubjecttoyearlyincrease,andthefeecurrentatthetimeofpermitissuancewillbeapplicableandcollectedatpermitissuance.5.Thefinaldrainagereport(TIR)submittedduringtheutilityconstructionpermitshouldmentionthatthedrainagereportisbasedontheCityofRenton’sAmendmentstothe2009kingCountySurfaceWaterDrainageManual.6.ThewordingoftheSection1.2.3CoreRequirement#3:FlowControlcanberewordedtomentionthatpavementisremovedincertainlocationsandpavementisaddedatotherportionsinSHPLReport14-0012001200 CityofRentonDepartmentofCommur&EconomicDevelopmentAdmini’itive5hortPlatReport&DecisionCARPENTERSHORTPLATLUA4-001200,SHPL-AReportofFebruary27,2015Page20of21thePublicROW.7.Allthe6Specialrequirementsshouldbementionedinthefinaldrainagereport.Transportation/Streets:1.LincolnStreetisaresidentialstreetwithexistingROWwidthof60feet.Theprojectisproposinga26feetwidepavedstreet,with0.5feetwidecurb,8feetwideplanter,and5feetwidesidewalkonthefrontage.Citystandardsincludeamaximumslopeof4H:1Vatthebackofsidewalk.Theprojectwillwidenapproximately8feetofpavement(asperCitypavementstandards)ontheoppositesideofthestreet,retainingwallmaybeapplicable.Minimumseparationof2feetisrequiredbetweenthefaceofthewallandthetravelpavedsurfaceedge.Easementsmaybeapplicablefortheretainingwallconstruction.Thepavementwideningwilltaperat13:1tomeetwiththeexistingpavement.2feetofROWdedicationisproposedonLincolnAvefrontage.2.Lots1and2areproposedtogetdirectaccessfromLincolnAveNEbymeansofindividualdriveways.DrivewaysshallmeetrequirementsofRMC44060.Lot3isproposedtogainaccessfromLincolnAveNEbymeansofa20feetingressandegresseasement.ThepavedwidthshallmeetCitycodeandmeetfiredepartmentrequirements.3.Allelectrical,phone,andcableservicesandlinesservingtheproposeddevelopmentmustbeunderground.TheconstructionofthesefranchiseutilitiesmustbeinspectedandapprovedbyaCityofRentoninspectorpriortorecordingtheplat.4.Thetransportationimpactfeesapplicableonnewhousesatthebuildingpermitstage.Thefeeisbasedontheapplicablefeeatthetimeofbuildingpermitapplicationandpaymentisdueatthetimeofissuanceofthebuildingpermit.5.Aminimumof5feetseparationisrequiredbetweenanyaccessandpropertyline.6.Fixedobjectsthatmaybesituatedinthelocationoftheproposedaccessmustberelocated,afterobtainingownerapproval.GeneralComments1.Allconstructionorserviceutilitypermitsfordrainageandstreetimprovementswillrequireseparateplansubmittals.AllutilityplansshallconformtotheRentonDraftingStandards.PlansshallbepreparedbyalicensedCivilEngineer.2.Whenutilityplansarecomplete,pleasesubmitthree(3)copiesofthedrawings,two(2)copiesofthedrainagereport,permitapplication,anitemizedcostofconstructionestimate,andapplicationfeeatthecounteronthesixthfloor.Fire:1.Thefireimpactfeesareapplicableattherateof$495.10persinglefamilyunit.Thisfeeispaidattimeofbuildingpermit.2.Thefireflowrequirementforasinglefamilyhomeis1,000gpmminimumfordwellingsupto3,600squarefeet(includinggarageandbasements).lithedwellingexceeds3,600squarefeet,aminimumof1,500gpmfireflowwouldberequired.Aminimumofonefirehydrantisrequiredwithin300feetoftheproposedbuildingsandtwohydrantsifthefireflowgoesupto1,500gpm.Itappearsthereisadequatefireflowinthisarea.Aminimumofonenewhydrantisrequired.SHPLReport14-0012001200 CityofRentonDepartmentofCo’iunity&EconomicDevelopmentA‘inistrativeshortPlatReport&DecisionCARPENTERSHORTPLATLUA4-001200,SHPL-AReportofFebruary27,2015Page21of213.Firedepartmentapparatusaccessroadwaysarerequiredtobeaminimumof20feetwidefullypaved,with25feetinsideand45feetoutsideturningradius.Fireaccessroadwaysshallbeconstructedtosupporta30tonvehiclewith75psipointloading.Accessisrequiredwithin150feetofallpointsonthebuildings.Accessasproposedappearsadequate.Applicantpreviouslyrequestedandwasgrantedavariancetotheroadwaywidthfrom20feetto16feetwiththedwellingonLot3tobefiresprinklered.SHPLReport14-0012001200 M jfc,i I,.././ -‘OOt)flOO fl(0i0h’ ,,, qhiiii.‘‘ii-. 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