HomeMy WebLinkAboutD_Admin_Report_180427DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
Report_Admin_Cherie Lane (003)
A. ADMINISTRATIVE REPORT & DECISION
DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
REPORT DATE: April 27, 2018
Project Name: Cherie Lane Short Plat
Owner/Applicant: Newfourth, LLC, 19244 39th Ave S, SeaTac, WA 98188
Contact: Tom Redding, Encompass Engineering & Surveying, 165 NE Juniper St, Suite 201,
Issaquah, WA 98027
Project File Number: PR17-000016
Land Use File
Number:
LUA16-000964, ECF, SHPL-A
Project Manager: Jill Ding, Senior Planner
Project Summary: The applicant is requesting Administrative Short Plat approval and Environmental
(SEPA) Review for the subdivision of an existing 114,798 square foot (2.64 acre) vacant
lot zoned R-8 into 2 lots and 1 tract for the construction of new single family residences.
Proposed Lot 1 would have an area of 10,665 square feet, Lot 2 would have an area of
40,190 square feet and Tract A, a Native Growth Protection Area, would have an area
of 63,951 square feet. Access to Lot 1 would be provided via driveway access off of S
34th Place and access to Lot 2 would be provided via driveway access off of Talbot Road
S. High and moderate coal mine hazard areas, a 30,445 square foot Category 4 wetland
with a standard 50-foot buffer, and sensitive slopes have been identified on the project
site.
Project Location: 34XX Talbot Road S (Parcel No. 3023059108)
Site Area: 114,806 SF (2.64 ac)
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B. EXHIBITS:
Exhibits 1-7: ERC Report and Exhibits
Exhibit 8: Preliminary Technical Information Report
Exhibit 9: Conceptual Drainage, Utility, and Grading Plan
Exhibit 10: Tree Retention Plan
Exhibit 11: Geotechnical Report, prepared by Earth Solutions NW, LLC, dated July 15, 2016
Exhibit 12: Administrative Short Plat Report & Decision
C. GENERAL INFORMATION:
1. Owner(s) of Record:
Newfourth, LLC
19244 39th Ave S
SeaTac, WA 98188
2. Zoning Classification: R-8
3. Comprehensive Plan Land Use Designation: Residential Medium Density (RMD)
4. Existing Site Use: Vacant
5. Critical Areas: High and moderate coal mine hazard areas, a
30,445 square foot Category 4 wetland with a
standard 50-foot buffer, and sensitive slopes have
been identified on the project site.
6. Neighborhood Characteristics:
a. North: Single family residential, R-8 zone
b. East: Single family residential, R-8 zone
c. South: Single family residential, R-8 zone
d. West: Single family residential, R-6 zone
6. Site Area: 2.64 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation N/A 4476 10/26/1994
E. PUBLIC SERVICES:
1. Existing Utilities
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a. Water: The proposed development is within the City’s water service area and in the Talbot Hill 350-
hydraulic zone. There is an existing 12-inch water main in Talbot Rd S. which can deliver a maximum
flowrate of 3,700 gallons per minute. The static water pressure is about 109 psi at ground elevation
of 96 feet.
b. Sewer: Sewer service is provided by Soos Creek Water and Sewer District.
c. Surface/Storm Water: There is no on-site stormwater conveyance system. There is an existing 18”
piped conveyance system on the north side of the lot that flows from east to west.
2. Streets: Talbot Road South is a Collector Arterial with existing right of way width of 60 feet.
3. Fire Protection: City of Renton Fire Department
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivision
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review and placed
the review of the project on hold for secondary review of the wetland report on January 10, 2017. The
project was taken off hold on January 22, 2018 and was placed on hold for the second time on February
12, 2018. The project was taken off hold on March 30, 2018. The project complies with the 120-day
review period.
2. The project site is located on the east side of Talbot Rd. S, just to the west of S 34th Pl.
3. The project site is currently vacant.
4. Access to Lot 1 is proposed via a driveway off of S 34th Pl and access to Lot 2 is proposed via a driveway
off of Talbot Rd S.
5. The property is located within the Residential Medium Density (RMD) Comprehensive Plan land use
designation.
6. The site is located within the R-8 zoning classification.
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7. There are approximately 106 trees located on site of which the applicant is proposing to retain a total of
28 trees.
8. High and moderate coal mine hazard areas, a 30,445 square foot Category 4 wetland with a standard 50-
foot buffer, and sensitive slopes have been identified on the project site.
9. Approximately 720 cubic yards of material would be cut and 720 cubic yards of fill would be required for
the grading of the driveways for the new lots.
10. The applicant is proposing to begin construction in Summer/Fall of 2018 and end in Fall/Winter of
2018/2019.
11. No public or agency comments were received during the 14 day public comment period.
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 Medium Density (MD) on the City’s
Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family and
multi-family development types, with continuity created through the application of design guidelines,
the organization of roadways, sidewalks, public spaces, and the placement of community gathering
places and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and
Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Policy L-3: Encourage infill development of single-family units as a means to meet growth
targets and provide new housing.
Goal L-H: Plan for high-quality residential growth that supports transit by providing urban
densities, promotes efficient land utilization, promotes good health and physical activity,
builds social connections, and creates stable neighborhoods by incorporating both built
amenities and natural features.
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
Development of new single-family neighborhoods on large tracts of land outside the
City Center,
Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
Goal L-T: Create a functioning and exemplary urban forest that is managed at optimum
levels for canopy, health, and diversity.
Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s sensitive
areas including: lakes, rivers, major and minor creeks, intermittent stream courses and
their floodplains, wetlands, ground water resources, wildlife habitats, and areas of
seismic and geological hazards.
Policy L-29: Minimize erosion and sedimentation in and near sensitive areas by requiring
appropriate construction techniques and resource practices, such as low impact
development.
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Policy L-30: Protect the integrity of natural drainage systems, existing land forms, and
maintain wildlife habitat values by preserving and enhancing existing vegetation and tree
canopy coverage to the maximum extent possible and by restoring hydrological flows
and improving the condition of shorelines.
Policy L-31: Maintain or increase the quantity and quality of wetlands. Development
activities shall not decrease the net acreage of existing wetlands.
Policy L-32: Protect buffers along wetlands and surface waters to facilitate infiltration
and maintain stable water temperatures, provide for biological diversity, reduce amount
and velocity of run-off, and provide for wildlife habitat.
Policy L-35: Ensure buildings, roads, and other features are located on less sensitive
portions of a site when sensitive areas are present.
Policy L-37: Land uses in areas subject to flooding, seismic, geologic, and coal mine
hazards should be designed to prevent property damage and environmental degradation
before, during, and after construction.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Policy L-49: Address privacy and quality of life for existing residents by considering scale
and context in infill project design.
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, as outlined in RMC 4-2-110A, 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.
Phasing, shadow platting, or land reserves may be used to satisfy the minimum
density requirements if the applicant can demonstrate that the current
development would not preclude the provision of adequate access and
infrastructure to future development and would allow for the eventual
satisfaction of minimum density requirements through future development.
In the event the applicant can show that minimum density cannot be achieved
due to lot configuration, lack of access, environmental or physical constraints,
minimum density requirements may be waived.
Staff Comment: After the deduction of the 30,170 square foot wetland area from the
114,806 square foot gross site area, the project site would have a net area of 84,636
square feet or 1.94 net acres. The proposal for 2 lots on the 1.94 net acre site would
result in a net density of 1.03 du/net acre, which is less than the minimum density
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required in the R-8 zone. Staff recommends the waiver of the minimum density
requirement, consistent with RMC 4-2-110D1.b for this project due to the location of
Wetland A within the center portion of the project site, and the high and medium coal
mine hazard areas which significantly constrain the available developable area onsite.
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 and
Tract A.
Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet)
Lot 1 10,665 60 166
Lot 2 40,190 166 172
Tract A 36,951 N/A N/A
Staff Comment: As proposed, all lots would comply with the minimum lot size, width,
and depth requirements of the R-8 zone.
Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 20 feet,
side yard is 5 feet, secondary front yard (applies to corner lots) is 15 feet, and the rear
yard is 20 feet.
Staff Comment: All lots contain adequate area for compliance with the required
setbacks. Compliance with setbacks would be verified at the time of Building Permit
review.
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
states maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums. Common
rooftop features, such as chimneys, may project an additional four (4) vertical feet from
the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12,
decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate
height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each
minimum building setback line for each one (1) vertical foot above the maximum wall
plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
Staff Comment: Building height, building coverage, and impervious surface coverage for
the new single-family residences would be verified at the time of Building Permit review.
Compliant if
condition of
approval is
met
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
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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. A 15-foot wide landscape strip is required around the perimeter of
any stormwater facility. The 15-foot wide landscape strip is required to be located
within the stormwater tract and outside the perimeter of any fencing around the
facility.
Staff Comment: A Conceptual Landscape Plan was not submitted with the project
application materials. A 10-foot onsite landscape strip is required along all street
frontages (Talbot Rd S and S 34th Pl) and two trees are required in the front yard for lots
that do not have public street frontage (Lot 2). Staff recommends, as a condition of
approval, that a detailed landscape plan meeting the requirements of RMC 4-8-120D.12
be submitted at the time of Construction Permit review for review and approval by the
Current Planning Manager.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 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 4-4-070F1, Street
Frontage Landscaping Required, or a combination.
Trees required to be retained (i.e., protected trees), and/or Administrator approved
replacement trees (excluding required street trees pursuant to RMC 4-4-070F, Areas
Required to be Landscaped), that are not necessary to provide the required minimum
tree density for residential lots, shall be preserved by establishing a tree protection tract
that encompasses the drip line of all protected trees; however, multiple tree protection
tracts may be approved if it can be demonstrated, to the Administrator’s satisfaction,
that multiple tracts provide a better site design and/or support other adopted goals and
purposes of this Title.
Staff Comment: A Conceptual Tree Retention Plan (Exhibit 10) was included with the
project application. According to the submitted plan, a total of 106 significant trees were
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identified on the project site, 7 trees have been identified as dangerous and 46 trees are
located within critical areas and/or buffer areas, resulting in 107 protected trees. Based
on the City’s retention requirement of 30 percent (30%) the applicant would be required
to retain or replace 32 trees on the project site. The applicant has identified 28 trees as
viable for retention; therefore the applicant would be required to mitigate for the
removal of 4 significant trees. Based on a replacement ratio of 6 minimum 2 inch caliper
replacement trees for every protected tree removed, a total of 24 minimum 2 inch
caliper replacement trees would be required to be planted on the project site. In
addition, each lot would be required to provide the minimum two (2) trees required per
5,000 square feet for compliance with the minimum tree density requirements. It
appears that protected or replacement trees would be required on the project site that
would exceed the minimum tree density requirements for each of the new lots. Tree
protection tracts are required for protected trees that do not count towards a lots
minimum tree density requirements. The applicant may extend the boundaries of the
Native Growth Protection Area Tract (NGPA) to include additional protected trees.
Staff recommends, as a condition of approval, that a final Tree Retention and
Replacement Plan be submitted at the time of Construction Permit application for
review and approval by the Current Planning Project Manager. The final Tree Retention
and Replacement Plan shall include the planting of a minimum of 24 minimum 2 inch
caliper replacement trees and a minimum of two trees per 5,000 square feet of lot area
for compliance with the minimum tree density requirements and shall include a tree
protection tract for those trees that do not count towards an individual lot’s minimum
tree density requirements. The NGPA tract may be extended to encompass the
additional protected trees, if feasible.
Parking: Parking regulations require that a minimum of two parking spaces be provided
for each detached dwelling.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with positive
drainage discharge to restrict runoff from entering the garage/residence or crossing any
public sidewalk.
Staff Comment: Each new lot would contain adequate area for compliance with the
minimum parking requirements. Compliance with parking would be verified at the time
of Building Permit review for the new single-family residences.
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: A maximum 4-foot high rockery retaining wall is proposed along the
north and south sides of the driveway access proposed to serve Lot 2, which would
comply with the maximum height requirements for retaining walls.
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15. Design Standards: Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are
applicable in the R-4, R-6, R-8 zone. The Standards implement policies established in the Land Use
Element of the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated
prior to approval of the subdivision. Compliance with Residential Design Standards would be verified
prior to issuance of the Building Permit for the new single-family homes. The proposal is consistent with
the following design standards, unless noted otherwise:
N/A
Lot Configuration: One of the following is required of preliminary plat applications:
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) for street-fronting lots, 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: Not applicable as the proposal is a short plat.
Lots shall be configured to achieve both of the following:
1. The location of stormwater infiltration LID facilities is optimized,
consistent with the Surface Water Design Manual. Building and property
line setbacks are specified in the Surface Water Design Manual for
infiltration facilities.
2. Soils with good infiltration potential for stormwater management are
preserved to the maximum extent practicable as defined by the Surface
Water Design Manual.
Staff Comment: The proposed subdivision will be required to comply with the
requirements of the 2017 City of Renton Surface Water Design Manual.
Compliance
not yet
demonstrated
Garages: If an attached garage is wider than twenty six feet (26’), at least one (1)
garage door shall be recessed a minimum of four feet (4’) from the other garage
door. Additionally, one of the following is required:
1. The front porch projects in front of the garage a minimum of five feet
(5’), and is a minimum of twelve feet (12’) wide, or
2. The roof extends at least five feet (5') (not including eaves) beyond the
front of the garage for at least the width of the garage plus the
porch/stoop area, or
3. The garage is alley accessed, or
4. The garage entry does not face a public and/or private street or an
access easement, or
5. The garage width represents no greater than fifty percent (50%) of the
width of the front facade at ground level, or
6. The garage is detached, or
7. The garage doors contain a minimum of thirty percent (30%) glazing,
architectural detailing (e.g. trim and hardware), and are recessed from
the front façade a minimum of five feet (5’), and from the front porch a
minimum of seven feet (7’).
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Staff Comment: Compliance with this standard would be verified at the time of Building
Permit review.
Compliance
not yet
demonstrated
Primary Entry: The entry shall include a porch or stoop with a minimum depth of five
feet (5') and minimum height of twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
Staff Comment: Compliance with this standard would be verified at the time of
Building Permit review.
Compliance
not yet
demonstrated
Façade Modulation: One of the following is required:
1. An offset of at least one story that is at least ten feet (10') wide and two
feet (2') in depth on facades visible from the street, or
2. At least two feet (2') offset of second story from first story on one street
facing facade.
Staff Comment: Compliance with this standard would be verified at the time of
Building Permit review.
Compliance
not yet
demonstrated
Windows and Doors: Windows and doors shall constitute twenty-five percent (25%)
of all facades facing street frontage or public spaces.
Staff Comment: Compliance with this standard would be verified at the time of
Building Permit review.
N/A Scale, Bulk, and Character: N/A
Compliance
not yet
demonstrated
Roofs: A variety of roof forms appropriate to the style of the home shall be used.
Staff Comment: Compliance with this standard would be verified at the time of
Building Permit review.
Compliance
not yet
demonstrated
Eaves: Both of the following are required:
1. Eaves projecting from the roof of the entire building at least
twelve inches (12") with horizontal fascia or fascia gutter at least
five inches (5") deep on the face of all eaves, and
2. Rakes on gable ends must extend a minimum of two inches (2")
from the surface of exterior siding materials.
Staff Comment: Compliance with this standard would be verified at the time of
Building Permit review.
Compliance
not yet
demonstrated
Architectural Detailing: If one siding material is used on any side of the dwelling that
is two stories or greater in height, a horizontal band that measures at least eight
inches (8") is required between the first and second story.
Additionally, one of the following is required:
1. Three and one half inch (3 1/2") minimum trim surrounds all windows
and details all doors, or
2. A combination of shutters and three and one half inches (3 1/2")
minimum trim details all windows, and three and one half inches (3 1/2")
minimum trim details all doors.
Staff Comment: Compliance with this standard would be verified at the time of
Building Permit review.
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Compliance
not yet
demonstrated
Materials and Color: For subdivisions and short plats, abutting homes shall be of
differing color. Color palettes for all new dwellings, coded to the home elevations,
shall be submitted for approval.
Additionally, one of the following is required:
1. A minimum of two (2) colors is used on the home (body with different
color trim is acceptable), or
2. A minimum of two (2) differing siding materials (horizontal siding and
shingles, siding and masonry or masonry-like material, etc.) is used on
the home. One alternative siding material must comprise a minimum of
thirty percent (30%) of the street facing facade. If masonry siding is used,
it shall wrap the corners no less than twenty four inches (24").
Staff Comment: Compliance with this standard 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). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with (delete those critical areas that are not located on or near the site):
Compliant if
condition of
approval is
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: Coal mine hazard areas are mapped on the project site. The applicant
submitted a Coal Mine Hazard Assessment, prepared by Icicle Creek Engineers, Inc.,
dated December 27, 2016 (Exhibit 7) that evaluated and rated the onsite coal mine
hazard areas and provided recommendations for development on and around the coal
mine hazard areas. The report identified four abandoned underground coal mines
underneath the project site. All the mines were developed by opening a “slope” down
the coal seam that served as the main haulageway for coal to the surface. From the
main haulageway, “chutes” (or tunnels) were driven up the coal seam toward the
ground surface. These chutes were then connected by a series of “cross-cuts” (tunnels
that connect the chutes). This type of mining is referred to as “room-and-pillar” mining.
Upon retreat from the mine, the support pillars of coal between the chutes and cross-
cuts were removed (called “pillar-robbing”) to maximize the removal of coal from the
mine. The effect of pillar-robbing was to dramatically destabilize the mined-out area,
therefore, natural collapse (“room caving”) of the mine usually occurred within a few
weeks or years.
Subsurface conditions of the project site were explored by drilling 19, three-inch
diameter borings (B-1 through B-19) to depths ranging from 35 to 95 feet below ground
surface. Three high coal mine hazard areas have been identified within proposed Lot 2.
No development is recommended over these high coal mine hazard areas, unless the
area is “bridged” (structurally spanned) or additional subsurface exploration is
completed in order to develop alternative mitigation, as the risk of sink hole occurrence
in these areas is high.
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Moderate coal mine hazard areas have been identified on the central portion of
proposed Lot 2 traversing the site from northwest to southeast. In these areas, the risk
of sinkhole occurrence is low to moderate. Roads, driveways, outbuildings (sheds), yard
and passive use should be allowed in the moderate coal mine hazard areas.
Low coal mine hazard areas have been identified on the southwest corner of proposed
Lot 2. The development of structures, with mitigation, may be allowed in the low coal
mine hazard areas. Recommended mitigation for development in low coal mine hazard
areas includes: Small, square or nearly square-shaped building pads should be favored
over large, irregularly-shaped building pads; use of rigid foundations (conventional
reinforced-concrete spread footings) supporting a flexible superstructure (wood-
frame), foundations should extend across the inside of the building footprint rather
than using individual column footings; crawl-space construction rather than slab-on-
grade (slab-on-grade may be used in garage areas); no brick or basement construction;
underground utilities should be designed with flexible and/or telescopic couplings or
fittings; ICE should be contacted immediately should house distortion or a ground
surface sag/sinkhole be observed; and prospective owners that may occupy structures
within Lower Risk High Coal Mine Hazard areas should be made aware that an
abandoned underground coal mine exists at a depth of 50+ feet although subsurface
exploration suggests that the abandoned mine working have filled with coal and rock
fragments or have otherwise collapsed.
Staff recommends, as a condition of approval, that development on the project site
comply with the recommendation provided in the Coal Mine Hazard Assessment,
prepared by Icicle Creek Engineers, Inc., dated December 27, 2016. Staff further
recommends, that a note be recorded on the face of the final short plat map identifying
and delineating the coal mine hazard areas on the project site.
Wetlands: The following buffer requirements are applicable to wetlands in accordance
with RMC 4-3-050G.2:
Wetland Category Buffer Width Structure
Setback
beyond
buffer
High
Habitat
Function
(8-9
points)
Moderate
Habitat
Function
(5-7
points)
Low
Habitat
Function
(3-4
points)
All Other
Scores
15 ft.
Category I – Bogs
& Natural
Heritage
Wetlands
200 ft.
Category I – All
Others
200 ft. 150 ft. 115 ft. 115 ft.
Category II 175 ft. 150 ft. 100 ft. n/a
Category III 125 ft. 100 ft. 75 ft. n/a
Category IV 50 ft. n/a
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Staff Comment: The applicant submitted a revised Wetland Delineation Report,
prepared by Altman Oliver Associates, LLC, dated December 14, 2017 (Exhibit 5). One
wetland (Wetland A) has been identified on the project site. Two other wetlands have
been identified off-site with associated buffers that extend onto the project site. One
off-site wetland is located to the southeast of the project site and a second off-site
wetland has been identified off-site to the northeast. Wetland A is classified as a
Category IV wetland with a 50-foot buffer, the off-site wetland to the southeast has
been classified as a Category III wetland with a 75-foot buffer and the off-site wetland
to the northeast has been classified as a Category IV wetland with a 50-foot buffer. No
impacts are proposed to the wetland or buffer areas. All onsite wetland and buffer
areas are proposed to be located within a Native Growth Protection Area tract (Tract
A). The tract is required to be identified with a split rail fence and NGPE signage. The
fence and signage shall be installed prior to short plat recording.
17. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The
proposal is consistent with the following subdivision regulations if all conditions of approval are complied
with:
Compliance Subdivision Regulations and Analysis
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of the street standards. Alley loaded access is the
preferred street pattern.
The maximum width of single loaded garage driveways shall not exceed nine feet (9') and
double loaded garage driveways shall not exceed sixteen feet (16').
Staff Comment: Proposed Lot 2 would access off of Talbot Road S via an existing pipestem.
Proposed Lot 1 has frontage on S 34th Pl and would access the public right-of-way via a
driveway. Alleys are not proposed within the proposed short plat layout. Staff has
reviewed the proposed lot layout and determined that the use of an alley layout would
be infeasible due to the location of the wetland on the central portion of the project site.
N/A Blocks: Blocks shall be deep enough to allow two tiers of lots.
Staff Comment: Not applicable, no blocks are proposed.
Compliant if
condition of
approval is
met
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: Talbot Road South is classified as a Collector Arterial with an existing
right-of-way (ROW) width of 60 feet. As per RMC 4-6-060 the minimum ROW width
required on a minor arterial is 83 feet for 2 lanes (94 feet for 3 lanes) with street
improvements. Per RMC 4-6-060, half street frontage improvements will be required to
be built along Talbot Road frontage, including paving, curb and gutter, 8-foot wide
planter strip with street trees, and sidewalk. Right of way dedication of 11.5 feet is
required. The required improvements were not included on the submitted plans. The
applicant may submit a street modification, to reduce the required frontage
improvements and/or right-of-way dedication for Talbot Road. Staff recommends, as a
condition of approval, that the applicant include the required frontage improvements
along Talbot Road S on the construction plan submittal or submit a modification request
and obtain approval of the modification to reduce the required improvements along
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Talbot Road S The modification request or revised civil plans shall be submitted at the
time of Construction Permit review to the City’s Plan Reviewer for review and approval.
S 34th Pl is classified as a Residential Access Street, per RMC 4-6-060, half street
frontage improvements will be required to be built along the S 34th Pl frontage,
including paving, curb and gutter, 8-foot wide planter strip with street trees, and
sidewalk.
Each new lot is subject to a Transportation Impact Fee. The 2018 Transportation Impact
Fee is $5,430.85 per single-family home. The Transportation Impact Fee is due at the time
of Building Permit issuance for each individual home.
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The surrounding properties are developed with detached single-family
residences and the proposal would be compatible with the surrounding development.
18. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees. The 2018 fire impact fees are
applicable at the rate of $495.10 per single family unit. The current fee at building permit
application would be assessed and this fee is paid at time of building permit issuance.
Schools: It is anticipated that the Renton School District can accommodate any additional
students generated by this proposal at the following schools: Talbot Hill Elementary,
Dimmit Middle School and Renton High School. Students attending Talbot Hill
Elementary would walk to school along the following route: north for 0.8 miles along the
existing shoulder/sidewalks along Talbot Rd S to Talbot Hill Elementary. Any new
students attending Dimmit Middle or Renton High Schools from the proposed
development would be bussed to their schools. The stop is located approximately 0.12
miles from the project site at Talbot Rd S and S 32nd St. Students would walk to the north
along Talbot Rd S to the intersection of S 32nd street to wait for the bus.
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
$6,432.00 per single family residence.
Parks: A Park Impact Fee would be required for the future houses. The current Park
Impact Fee is $2,740.07. The fee in effect at the time of building permit application is
applicable to this project and is payable at the time of building permit issuance.
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: A preliminary drainage plan (Exhibit 9) and Technical Information Report
(TIR) prepared by Encompass Engineering dated March 27, 2018 (Exhibit 8) was
submitted with the short plat application materials. The site is located in the City’s Flow
Control Duration Standard (Forested Site Conditions). The site is located in the Black
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River drainage basin. The TIR was completed in accordance with the standards found in
the 2016 City of Renton Surface Water Design Manual.
Each new lot is subject to a stormwater system development charge. The 2018 SDC for
stormwater is $1,718.00 per lot. Stormwater SDC fees are due at construction permit
issuance.
Water: The proposed development is within the City’s water service area and in the
Talbot Hill 350-hydraulic zone. There is an existing 12-inch water main in Talbot Rd S.
which can deliver a maximum flowrate of 3,700 gallons per minute. The static water
pressure is about 109 psi at ground elevation of 96 feet.
Per Renton Regional Authority’s review comments, a new hydrant will be required.
Applicant will need to extend an 8 inch water main within the driveway to service the
proposed location of the new hydrant.
A new 1-inch water service and meter will be required for each of the new lots. The
meter will be installed by the City at a cost of $3,310.00. The water system development
fee for the 1-inch meter is $3,486.00.
Sanitary Sewer: The site is in the Soos Creek Water and Sewer District service area. A
sewer availability will be required to be submitted with the Construction Permit
application.
I. CONCLUSIONS:
1. The subject site is located in the Residential Medium Density (MD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 13.
2. The subject site is located in the 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 17.
7. There are safe walking routes to the school bus stop, see FOF 18.
8. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 18.
J. DECISION:
The Cherie Lane Short Plat, File No. LUA16-000964, as depicted in Exhibit 2, is approved and is subject to the
following conditions:
1. A detailed landscape plan meeting the requirements of RMC 4-8-120D.12 shall be submitted at the
time of Construction Permit review for review and approval by the Current Planning Project Manager.
2. A final Tree Retention and Replacement Plan shall be submitted at the time of Construction Permit
application for review and approval by the Current Planning Project Manager. The final Tree Retention
and Replacement Plan shall include the planting of a minimum of 24 minimum 2 inch caliper
replacement trees and a minimum of two trees per 5,000 square feet of lot area for compliance with
the minimum tree density requirements and shall include a tree protection tract for those trees that do
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not count towards an individual lot’s minimum tree density requirements. The NGPA tract may be
extended to encompass the additional protected trees, if feasible.
3. Development on the project site shall comply with the recommendation provided in the Coal Mine
Hazard Assessment, prepared by Icicle Creek Engineers, Inc., dated December 27, 2016.
4. A note shall be recorded on the face of the final short plat map identifying and delineating the coal
mine hazard areas on the project site.
5. The applicant shall include the required frontage improvements along Talbot Rd S on the construction
plan submittal or submit a modification request and obtain approval of the modification to reduce the
required improvements along Talbot Rd S. The modification request or revised civil plans shall be
submitted at the time of Construction Permit review to the City’s Plan Reviewer for review and
approval.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED this 27th day of April, 2018 to the Owner/Applicant/Contact:
Owner/Applicant: Contact:
Newfourth, LLC
19244 39th Ave S
SeaTac, WA 98188
Tom Redding
Encompass Engineering & Surveying
165 NE Juniper St, Suite 201
Issaquah, WA 98027
TRANSMITTED this 27th day of April, 2018 to the Parties of Record:
No parties of record
TRANSMITTED this 27th day of April, 2018 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Vanessa Dolbee, Current Planning Manager
Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on May 11, 2018. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing
Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the
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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.
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.
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Western Washington Division Eastern Washington Division
165 NE Juniper St., Ste 201, Issaquah, WA 98027 108 East 2nd Street, Cle Elum, WA 98922
Phone: (425) 392-0250 Fax: (425) 391-3055 Phone: (509) 674-7433 Fax: (509) 674-7419
www.EncompassES.net
PRELIMINARY TECHNICAL INFORMATION REPORT
for
Cherie Lane Short Plat
34XX Talbot Road S.,
Renton, WA 98055
December 22, 2016
January 8, 2018
March 27, 2018
Encompass Engineering Job No. 15669
Prepared For
Newfourth LLC
19244 39th Avenue South
Sea Tac, WA 98188
Entire Document
Available Upon
Request
EXHIBIT 8
RECEIVED
03/29/2018 jding
PLANNING DIVISION
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EXHIBIT 9RECEIVED03/29/2018 jdingPLANNING DIVISIONDocuSign Envelope ID: 0B8CC495-C434-4FB0-AE78-8D4954686601
EXHIBIT 10RECEIVED03/29/2018 jdingPLANNING DIVISIONDocuSign Envelope ID: 0B8CC495-C434-4FB0-AE78-8D4954686601
EarthSolutionsNWLLC
EarthSolutions
NW LLC
Geotechnical Engineering
Geology
Environmental Scientists
Construction Monitoring
1805 -136th Place N.E.,Suite 201 Bellevue,WA 98005
(425)449-4704 Fax (425)449-4711
www.earthsolutionsnw.com
GEOTECHNICAL ENGINEERING STUDY
CHERIE LANE NO.3
RESIDENTIAL SHORT PLAT
TALBOT ROAD SOUTH
RENTON,WASHINGTON
ES-4490 Entire Document
Available Upon
Request
EXHIBIT 11
RECEIVED
01/11/2018 jding
PLANNING DIVISION
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