HomeMy WebLinkAboutD_Wang_Short_Plat_Decision_180705.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
Administrative Short Plat Report
A. ADMINISTRATIVE REPORT & DECISION
DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
REPORT DATE: July 5, 2018
Project Name: Wang Short Plat
Owner/Applicant: Jane Wang, China Products, Inc., 2601 S Lemay Ave, STE 7-417, Fort Collins, CO
80525
Contact: Ben Madeo, Core Design, Inc., 14711 NE 29th Pl, Suite 101, Bellevue, WA 98007
Project File Number: PR18-000200
Land Use File Number: LUA18-000280, SHPL-A, MOD, MOD
Project Manager: Clark H. Close, Senior Planner
Project Summary: The applicant is requesting preliminary short plat approval for the subdivision of an
existing 89,152 square foot (2.05 acre) site into 7 residential lots and 1 stormwater
tract. The project site is relatively flat and is located within the Residential-4 (R-4)
zone. The proposed lots range in size from 9,000 to 9,837 square feet (sf) in area with
an average lot size of 9,164 sf and a net density of 4.09 dwelling units per net acre
(du/ac). Tract A is proposed as a 9,155 sf stormwater vault. The property is bordered
by 116th Ave SE on the west and by SE 191st St on the east. The existing home and
shed would be demolished. A new modified limited residential access road is
proposed as a through access road along the south part of the lot to provide access
to each lot and a direct connection from 116th Ave SE to SE 191st St at 117th Pl SE.
The applicant is requesting two (2) modifications from street standards on 116th Ave
SE and SE 191st St extended into the internal access road. No critical areas were
identified on the subject property. The applicant is proposing to retain nine (9) of the
91 significant existing onsite trees.
Project Location: 19016 116th Ave SE, Renton, WA 98058
Site Area: 89,152 square feet (2.05 acres)
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B. EXHIBITS:
Exhibit 1: Staff Report
Exhibit 2: Preliminary Short Plat (P01)
Exhibit 3: Neighborhood Detail Map
Exhibit 4: Topographic Map (P02)
Exhibit 5: Preliminary Grading and Utilities Plan (P03)
Exhibit 6: Preliminary Road Sections (P04)
Exhibit 7: Tree Retention Plan (P05)
Exhibit 8: Preliminary Landscape Plan (P06)
Exhibit 9: Geotechnical Report prepared by Terra Associates, Inc., dated February 26, 2018
Exhibit 10: Drainage Technical Information Report prepared by Core Design, dated March 5, 2018
(Revised date April 23, 2018)
Exhibit 11: Arborist Report prepared by Greenforest Incorporated, dated March 22, 2018
Exhibit 12: Water Availability Certificate
Exhibit 13: Sewer Availability Certificate
Exhibit 14: Construction Mitigation Description
Exhibit 15: Right-of-Way Improvement Modification Request, dated April 23, 2018
Exhibit 16: Right-of-Way Improvement Modification Request, dated May 25, 2018
Exhibit 17: Public Comment and Staff Response Letter to Faretra
Exhibit 18: Public Comment and Staff Response Letter to Stoianov
Exhibit 19: Advisory Notes to Applicant
C. GENERAL INFORMATION:
1. Owner(s) of Record: Jane Wang, China Products, Inc., 2601 S Lemay
Ave, STE 7-417, Fort Collins, CO 80525
2. Zoning Classification: Residential-4 du/ac (R-4)
3. Comprehensive Plan Land Use Designation: Residential Low Density (RLD)
4. Existing Site Use: Existing single-family residential
5. Critical Areas: None mapped
6. Neighborhood Characteristics:
a. North: Single-family residential – Residential Low Density (RLD) Comprehensive Land Use
designation and Residential-4 (R-4) zoning.
b. East: Single-family residential – Residential Low Density (RLD) Comprehensive Land Use
designation and Residential-4 (R-4) zoning.
c. South: Single-family residential – Residential Low Density (RLD) and Residential Medium
Density (RMD) Comprehensive Land Use designations; Residential-4 (R-4) and
Residential-8 (R-8) zones.
d. West: Single-family residential, King County Housing Authority – Residential Medium
Density (RMD) Comprehensive Land Use designation and Residential-8 (R-8) zoning.
7. Site Area: 2.05 acres
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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
Benson Hill Annexation A-06-002 5327 03/01/2008
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service would be provided by Soos Creek Water and Sewer District.
b. Sewer: Wastewater service would be provided by Soos Creek Water and Sewer District.
c. Surface/Storm Water: Runoff from the existing site includes one existing single-family residence
where no stormwater infrastructure currently exists onsite. Runoff from the site sheet flows from
west to east into a catch basin at the intersection of SE 191st St and 117th Pl SE at the southeast side
of the site.
2. Streets: 116th Ave SE is a Minor Arterial Street with an existing right-of-way (ROW) width of 60 feet, as
measured using the King County Assessor’s Map. SE 191st St is a Residential Street with an existing ROW
width of 30 feet, as measured using the King County Assessor’s Map.
3. Fire Protection: Renton Regional Fire Authority
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 4 City-Wide Property Development Standards
3. Chapter 6 Street and Utility Standards
a. Section 4-6-060: Street Standards
4. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivision
5. Chapter 9 Permits-Specific
a. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
6. Chapter 11 Definitions
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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 on April 23,
2018 and determined the application complete on April 27, 2018. The project was placed on hold on May
18, 2018 and taken off hold on June 22, 2018. The project complies with the 120-day review period.
2. The project site is located at 19016 116th Ave SE (Parcel Number 6198400125), approximately 360 feet
south of SE 189th Pl (Exhibits 2 and 3).
3. The project site contains a 1,350 square foot single-family building (built in 1956) and a 670 square foot
detached accessory structure. All existing structures are proposed to be demolished.
4. Access to the site would be provided from 116th Ave SE and SE 191st St along the south property lines
via a street modification request.
5. The property is located within the Residential Low Density (RLD) Comprehensive Plan land use
designation.
6. The site is located within the Residential-4 (R-4) zoning classification.
7. There are 91 significant trees onsite, of which there are 58 viable significant (a tree with a caliper of at
least six inches (6"), or an alder or cottonwood tree with a caliper of at least eight inches (8")) trees. The
applicant is proposing to retain nine (9) of the viable significant trees (Exhibit 7).
8. No critical areas are mapped on the project site.
9. Approximately 2,000 cubic yards of material would be cut onsite and approximately 2,000 cubic yards of
fill is proposed to be brought onto the site.
10. The applicant is proposing to begin construction in fall of 2018 (Exhibit 14).
11. Staff received two (2) public comment letters and staff responded to both public comment letters on
May 11, 2018 (Exhibits 17 and 18). To futher address public comments the following report contains
analysis related to site access, border fencing, utilities, neighboring private driveway, and tree
retention.
12. No agency comments were received.
13. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report (Exhibit 19).
14. Comprehensive Plan Compliance: The site is designated Residential Low Density (RLD) on the City’s
Comprehensive Plan Map. The purpose of the RLD designation is to provide transition to the rural area,
or those appropriate for larger lot housing within the RLD land use designation to allow for a range of
lifestyles. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all
conditions of approval are met:
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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-I: Utilize multiple strategies to accommodate residential growth, including:
Development of new single-family neighborhoods on large tracts of land outside
the City Center,
Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
Policy L-51: Include human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernible edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas, and centers.
Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural
slopes, and scenic areas that contribute to the City’s identity, preserve property values,
and visually define the community and neighborhoods.
Policy L-56: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and provide for respite, recreation, and sun/shade.
15. Zoning Development Standard Compliance: The site is classified Residential-4 (R-4) on the City’s Zoning
Map. The R-4 designation serves as a transition between rural designation zones and higher density
residential zones. It is intended as an intermediate lower density residential zone. 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-4 Zone Develop Standards and Analysis
Density: There is no minimum density required in the R-4 zone. The maximum density
permitted is 4.0 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.
Calculations for minimum or maximum density which result in a fraction that is 0.50
or greater shall be rounded up to the nearest whole number. Those density
calculations resulting in a fraction that is less than 0.50 shall be rounded down to the
nearest whole number.
Staff Comment: Based on a net area of 74,553 square feet (89,152 square-foot gross
area – 14,619 square feet of right-of-way (ROW) dedication), the proposal for seven
(7) residential lots and one (1) stormwater tract on the project site would result in a
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net density of 4.09 dwelling units per net acre (7 lots / 1.71 acres = du/ac), which meets
the minimum and maximum density requirements of the R-4 zone.
Lot Dimensions: The minimum lot size permitted in the R-4 zone is 9,000 sq. ft. A
minimum lot width of 70 feet is required (80 feet for corner lots) and a minimum lot
depth of 100 feet is required.
The following table identifies the proposed approximate dimensions for Lots 1-7 and
one (1) stormwater tract (Tract A).
Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet)
Lot 1 (corner) 11,067 90 123
Lot 2 9,000 73.5 123
Lot 3 9,008 73.5 123
Lot 4 9,009 73 123
Lot 5 9,002 73 122
Lot 6 9,023 74 123
Lot 7 9,268 70 130
Stormwater Tract
(Tract A) 9,155 N/A N/A
Staff Comment: All lots would comply with the lot dimension standards of the R-4 zone.
Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet,
side yard is combined 20 feet with not less than 7.5 feet on either side, secondary front
yard (applies to corner lots) is 30 feet, and the rear yard is 25 feet.
Staff Comment: Proposed Lot 1 would be located at the beginning of the new internal
short plat road and 116th Ave SE. The lot’s location and orientation in relation to the
street creates a corner lot, as both façades would have high visibility from the public
ROW. A corner lot is defined as a lot abutting upon any combination of two (2) or more
streets. Lot 1 would maintain corner lot setbacks at a minimum front yard setback of
30 feet from 116th Ave SE and 30 feet from the internal short plat road to the south of
the lot. All other lots (2-7) would be oriented to the south with a front yard setback to
either the internal short plat road or SE 191st St. All lots have sufficient space to comply
with the required front, side, or rear setbacks of the zone and still accommodate a
sufficient sized building pad. Compliance with building setback requirements would be
verified at the time of building permit review.
Tract A is a stormwater tract for a proposed detention/water quality vault.
Compliance
not yet
demonstrated
Building Standards: The R-4 zone has a maximum building coverage of 35% and a
maximum impervious surface coverage of 50%. In the R-4 zone, a maximum building
height of 3 stories with a wall plate height of 32 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
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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: The site contains an existing single-family home with a detached
accessory building. All structures are proposed to be demolished. 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
conditions of
approval are
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 the Department of Community and Economic Development, provided there shall
be a minimum of one street tree planted per address. Any additional undeveloped
right-of-way areas shall be landscaped unless otherwise determined by the
Administrator. Where there is insufficient right-of-way space or no public frontage,
street trees are required in the front yard subject to approval of the Administrator. A
minimum of two trees are to be located in the front yard prior to final inspection for
the new Single Family Residence.
Staff Comment: A Preliminary Landscape Plan, prepared by Greenforest Incorporated
(dated March 22, 2018; Exhibit 11), was submitted with the short plat application
materials. A 10-foot (10’) wide onsite landscape strip is proposed along the internal
road street frontage (behind the sidewalk) as part of the project. A 10-foot (10’) wide
onsite landscape strip would also be required within the front yard of Lot 1 along 116th
Ave SE. The proposed street frontage landscape buffer must include a mixture of trees,
shrubs, and groundcover.
A plant schedule was included on the landscape plan, and the following trees, plants
and groundcover are proposed: (5) trident maple, (6) western red cedar, (13) Douglas
fir, (8) jaczam pear, (126) winter daphine, (132) lily of the valley bush, (134) arneson
gem azalea, (33) fire ball burning bush, and (2,790 sf) kinnikckinnick. The proposed
street trees on 116th Ave SE, 5 trident maple, are roughly 25 feet on-center and the
proposed street trees on SE 191st St, two (2) jaczam pear, are roughly 56 feet on -
center. When street trees are not located within the ROW abutting a front yard, a
minimum of two (2) trees are to be located in the front yard prior to final inspection
(RMC 4-4-070F.3). Thus, Lots 2-6 would be required to plant a minimum of two (2) trees
within the front yards.
The applicant is proposing hydro seed over the stormwater vault (6,970 sf) and
perimeter landscaping within the first 10 feet (10’) from the back of the sidewalk along
SE 191st St within Tract A. In addition, the applicant is proposing to landscape a 5-foot
perimeter around the north and east sides of the stormwater tract. Storm drainage
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facility landscaping requires a landscaping strip with a minimum fifteen feet (15') of
width located on the outside of the fence, unless otherwise determined through the
site plan review or subdivision review process. Staff recommends, as a condition of
approval, that the applicant shall submit a revised landscape plan that enhances the
storm drainage facility perimeter landscaping by providing a mixture of trees, shrubs
and groundcover within a minimum five-foot (5’) wide perimeter landscape strip. The
revised landscape plan shall be submitted to the Current Planning Project Manager for
review and approval at the time of Utility Construction Permit Application. Staff also
recommends, as a condition of approval, that the applicant required to record a note
on the face of the plat that executes a shared maintenance agreement for equal
ownership and maintenance responsibilities for landscape improvements within tracts.
A draft version of a shared maintenance agreement shall be submitted for review and
approval by the current planning project manager prior to short plat recording.
Landscaping within tracts shall be installed prior to final short plat recording.
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.
Staff Comment: A tree retention worksheet was submitted as part of the Preliminary
Landscape Plan (Exhibit 8) in addition to an Arborist Report prepared by Greenforest
Incorporated (Exhibit 11). A total of 91 existing trees were identified on the site.
According to the report, 33 trees were excluded from the tree retention calculation due
to being classified as a dangerous tree (21 trees) or a tree being located in a future
public street or future public access road (12 trees). According to the tree retention
plan (Exhibit 7), nine (9) significant trees are proposed for retention: a 13” and 16”
Diameter Breast Height (DBH) western red-cedar trees, a 13” DBH Douglas fir, an 8”,
10”, 10”, 18”, and 29” DBH black cottonwood trees, and an 11” big leaf maple. As a
result, the applicant is proposing to retain fifteen and one-half percent (15.5%) of the
significant trees onsite, thereby not meeting the minimum tree retention requirements
of the R-4 zone to retain thirty percent (30%) of the healthy significant trees within the
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residential development. In order to meet the minimum tree retention requirements,
the applicant would be required to retain 17 trees.
The applicant has proposed a total of 96 inches of replacement trees (12-inches
required per each tree unable to be retained). After review of the tree retention plan
and worksheet submitted with the application, staff determined that additional trees
on Lots 4-7 may be able to be saved due to their location outside of the building pad
area and a majority of the significant trees were classified as viable for retention by
the arborist. Therefore, staff recommends, as a condition of approval, that the
applicant submit a revised tree retention plan showing at least seventeen (17)
significant trees retained. Alternatively, the applicant may submit a letter from a
certified arborist with an explanation as to why at least thirty percent (30%) of the
significant trees are unable to be retained, subject to concurrence by the Current
Planning Project Manager. The revised tree retention plan shall be submitted to the
Current Planning Project Manager for review and approval at the time of Utility
Construction Permit Application.
To comply with the minimum tree density requirements, the applicant is required to
retain or plant two (2) significant trees, or gross equivalent caliper inches, per 5,000
square feet of lot area. Based on the lot areas proposed, the applicant would be
required to provide a minimum of four (4) trees on each residential lot in order to
comply with the minimum tree density requirements and tree retention (or
replacement) requirements. The new trees planted on each residential lot shall be
installed prior to the issuance of a Certificate of Occupancy for the new homes.
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 lot contains adequate area for the provision of two (2) parking
spaces per dwelling unit, as necessitated by RMC 4-4-080F.10.d parking spaces
required based on land use. Parking requirements and driveway grades for each of the
new residences proposed would be verified at the time of building permit review.
Compliant if
condition of
approval is
met
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front
yard and side yard along a street setback where the fence shall not exceed forty eight
inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: No fences or retaining walls are proposed by the applicant. In several
locations there are instances where the existing fencing, from neighboring parcels,
encroaches or crosses the property line into the subject parcel. The most extreme
encroachment is a nine-and-one-half foot (9’-6”) fence encroachment from the
abutting property to the south located at 19101 117th Pl SE. The applicant is proposing
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to install a new 26-foot (26’) wide ROW along the southern property line, which would
require the removal of the neighbors’ encroaching fence. Therefore, staff is
recommending, as a condition of approval, that the applicant replace the old fence
that is encroaching onto the property from the south by installing a new permanent
four-foot (4’) to six-foot (6’) cedar fence along the south border of the entire access
road to more accurately delineate the abutting property lines. The wood fence shall
comply with traffic safety and clear vision area standards. The fencing detail and
location shall be identified on the final landscape plan and be submitted at the time of
construction permit application submittal for review and approval by the Current
Planning Project Manager. Installation of the fence shall be completed prior to short
plat recording.
16. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the
Residential-4 (R-4) 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:
Compliance R-4 Zone Design Standards and Analysis
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 façade 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’).
Staff Comment: Compliance for 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 for this standard would be verified at the time of
building permit review. The future house on Lot 1, a corner lot, would be required to
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include features that ensure the street-facing façades engage both the new access
road and 116th Ave SE.
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 façades visible from the street, or
2. At least two feet (2') offset of second story from first story on one street facing
façade.
Staff Comment: Compliance for 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 façades facing street frontage or public spaces.
Staff Comment: Compliance for this standard would be verified at the time of
building permit review.
Compliance
not yet
demonstrated
Roofs: A variety of roof forms appropriate to the style of the home shall be used.
Staff Comment: Compliance for 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 for 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 for this standard would be verified at the time of
building permit review.
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
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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 façade. If masonry siding is used, it shall wrap the corners no
less than twenty four inches (24").
Staff Comment: Compliance for this standard would be verified at the time of
building permit review.
17. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). According to the applicant and City of Renton Maps (COR Maps), no critical
areas are present on or within 200 feet of the project site.
18. 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, unless specifically
authorized otherwise. Access may be by a shared driveway per the requirements of
RMC 4-6-060 Street Standards.
The maximum width of single loaded garage driveways shall not exceed nine feet (9’)
and double loaded garage driveways shall not exceed sixteen feet (16’).
Staff Comment: Direct access to the site would be provided from 116th Ave SE (a Minor
Arterial Road) and SE 191st St (a Residential Access Road). Access to each residential
lot (Lots 1-7) would be provided via an internal residential access road that connects
116th Ave SE to SE 191st St (see modification request FOF 20). Lot 1 would not be
allowed access from 116th Ave SE. Staff recommends, as a condition of approval, that
a note to this effect be recorded on the face of the short plat. The abutting roads would
be widened and improved in order to serve the development. The intersection of the
new public roadway to 116th Ave SE must be a standard intersection with appropriate
curb radius as outlined in RMC 4-6-060F. Corner lots on minor arterial streets require
a minimum radius of 35 feet (35’).
Driveways shall be designed in accordance with RMC 4-4-080 and shall be designed in
accordance with City standard plans 104.1 and 104.2. The driveway apron shown on
the proposed civil plans must be removed.
The width of the individual driveways would be verified at the time of building permit
review for the new residences.
N/A Blocks: Blocks shall be deep enough to allow two (2) tiers of lots.
Staff Comment: No blocks are proposed.
Lots: The size, shape, orientation, and arrangement of the proposed lots comply with
the requirements of the Subdivision Regulations and the Development Standards of
the R-4 zone and allow for reasonable infill of developable land. All of the proposed
lots meet the requirements for minimum lot size, depth, and width. Width between
side lot lines at their foremost points (i.e., the points where the side lot lines intersect
with the street right-of-way line) shall not be less than eighty percent (80%) of the
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required lot width except in the cases of (1) pipestem lots, which shall have a minimum
width of twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-
sac (radial lots), which shall be a minimum of thirty five feet (35').
Staff Comment: Lots 1-7 meet the minimum lot dimensional requirements in the R-4
zone, as discussed under FOF 15. The proposed lots are rectangular in shape and are
oriented to provide front yard areas facing their respective public street. The building
design of the new residences would be reviewed and approved at the time of building
permit application.
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: The proposed project provides access to 116th Ave SE (a Minor Arterial
Road) and SE 191st St (a Residential Access Road) via a 26-foot (26’) wide modified
residential half-street along the south property line.
The existing ROW width of 116th Ave SE is approximately 60 feet (60’) wide. To meet
the City’s complete street standards for, a minimum ROW width of 91 feet (91’) is
required. However, the City’s Transportation Department has established a corridor
plan for this section of 116th Ave SE. The corridor determined by the City’s
Transportation Department requires a ROW width of 71 feet (71’). The paved roadway
section is 44 feet (44’), consisting of two eleven-foot (11’) wide travel lanes, one
twelve-foot (12’) wide center turn lane, and two five-foot (5’) wide bike lanes. A one-
half-foot (0.5’) vertical curb, eight-foot (8’) wide planter strip, and a five-foot (5’) wide
sidewalk along each side of the roadway. The applicant is requesting a street
modification in order to dedicate five and one-half feet (5½’) of ROW on 116th Ave SE.
The applicant submitted an application to the City requesting a modification of the
street frontage improvements as outlined in City code 4-9-250C.5.d. See FOF 19 for the
Street Modification Criteria and Analysis for a complete summary of the request, staff
analysis, and staff recommendation. If the modification is approved, the proposed
ROW dedication and frontage improvements along 116th Ave SE would be sufficient
(Exhibit 6).
The existing ROW width along SE 191st St is approximately 31 feet (31’) at the
intersection of SE 191st St and 117th Pl SE. To meet the City’s complete street
standards for residential access streets, dedication of 22 feet (22’) of ROW would be
required to maintain the minimum ROW width of 53 feet (53’). Dedication of 22 feet
(22’) of ROW would be required. Per City code, half-street frontage improvements are
required for the new public roadway. The improvements on SE 191st St would include
a pavement width of 26 feet (26’) (13 feet (13’) from centerline), a one-half-foot (0.5’)
wide vertical curb, an eight-foot (8’) wide planter strip, a five-foot (5’) wide sidewalk,
street trees, and storm drainage improvements. This would require dedication of
eleven and one-half feet (11½’) of ROW at the intersection and additional ROW
dedication through the proposed development from the intersection of SE 191st St /
117th Pl SE to the intersection of SE 191st St / 116th Ave SE. The applicant submitted
an application to the City requesting a modification of the street frontage
improvements as outlined in City code 4-9-250C.5.d. Please see the Street Modification
Criteria and Analysis in FOF 20 for a complete summary of the request, staff analysis,
and staff recommendation. If the modification is approved, the proposed ROW
dedication and frontage improvements along SE 191st St would be sufficient.
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Rather than constructing two (2) unconnected shared driveways that terminate onsite,
which would only provide access to a few lots each (one shared driveway from 116th
Ave SE and a second driveway from SE 191st St) and not provide vehicular or
pedestrian connection directly from 116th Ave SE to SE 191st St through the site, the
applicant is proposing a modified limited access road. The proposed road section
includes 26 feet (26’) of ROW, a one-half-foot (0.5’) wide clear zone, a twenty-foot
(20’) wide roadway, a one-half-foot (0.5’) wide curb, and a five-foot (5’) wide sidewalk.
By providing the modified access connecting/through road, from SE 191st St to 116th
Ave SE, the project would provide vehicular and pedestrian connectivity and enhanced
pedestrian circulation and movement throughout the short plat and the surrounding
area. The proposed interior access road would be dedicated as public ROW in order to
improve circulation for the general public. The proposed half-street would provide
access to Lots 1-7. A portion of the internal access road abuts a private driveway that
is used exclusively for access to 19101 117th Pl SE and 19107 117th Pl SE. In order to
effectively distinguish the new internal access road from the private shared driveway
tract (Parcel ID: 370960TR-C), or from the abutting properties to the south, staff is
recommending, as a condition of approval, of the street modification request that the
applicant provide a minimum two-foot (2’) wide planter strip, within a separate
landscape tract, between the proposed pavement section and south property line. A
landscape strip with shrubs and ground cover would provide increased separation
between the existing neighboring properties to the south and the proposed internal
access road. A final site plan shall be submitted at the time of Utility Construction
Permit Review for review and approval by the Current Planning Project Manager.
Onsite landscaping within the two-foot (2’) wide landscape tract along the south
property line shall be installed prior to final short plat recording. See the Street
Modification Criteria and Analysis in FOF 20 for a complete summary of the request,
staff analysis, and staff recommendation.
Additionally, staff is recommending, as a condition of approval, that the applicant
install a temporary sign from grading and utility construction permit through building
permit occupancy that discourages unnecessary or unwarranted trips onto the private
drive, serving 19101 and 19107 117th Pl SE. The details of the sign and location must
be submitted to and approved by the Current Planning Project Manager prior to
issuance of a construction permit.
Payment of the transportation impact fee is applicable on the construction of the
single-family houses at the time of application for the building permit. The current
Transportation Impact Fee is $5,430.85 per new single-family house. 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. The project proposes the addition of six (6) new
residences (seven (7) new single-family homes with one (1) existing home to be
removed). Based on the City’s current fee schedule, estimated traffic impact fees for
the proposed development would be $32,585.10. All fees are subject to change.
Street lighting would be required to meet current city standards. A lighting plan would
be required to be submitted with the Civil Construction Permit Application.
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
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Compliant if
condition of
approval is
met
Staff Comment: The proposed short plat is surrounded by existing detached single-
family residences to the east, west, and south of the site. Parcels to the west and
southwest of the proposed project are located in the R-8 zone, while parcels to the
east, north, and southeast are located in the R-4 zone. The proposed lots are somewhat
similar in size and shape to the existing surrounding development pattern in the area
and would be consistent with the Comprehensive Plan and Zoning Code, which
encourages residential infill development in the Residential Low Density and R-4 zoning
designations. Therefore, the proposal for new single-family homes would be
compatible with the existing uses in the area.
The applicant is proposing a 9,155 square foot stormwater vault along the east side of
the development. Staff is recommending, as a condition of approval, that in the case
that the applicant proposes to utilize an open pond instead of a vault at the time
construction permit submittal, the change in stormwater facility type shall be
considered a major amendment to the short plat and the applicant would be required
to submit a new short plat application.
19. Street Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250D, the applicant is
requesting an Administrative Modification from RMC 4-6-060F.2, Minimum Design Standards for Public
Streets and Alleys, for 116th Ave SE, a minor arterial street (Exhibit 16). The applicant is proposing to
reduced roadway width for 116th Ave SE to meet the established corridor plan for this section of 116th
Ave SE as determined by the City’s Transportation Division. The existing right-of-way (ROW) width is
approximately 60 feet (60’). The existing pavement width is approximately 34 feet (34’) with no
improvements along the project frontage. This street classification requires a minimum ROW width of 91
feet (91’). To meet the City’s complete street standards for minor arterial streets, half-street
improvements are required.
The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D, if all
conditions of approval are met. Therefore, staff is recommending approval of the requested modification
as noted below:
Compliance Street Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: The Community Design Element has applicable policies listed under a
separate section labeled Promoting a Safe, Healthy, and Attractive Community. These
policies address walkable neighborhoods, safety, and shared uses. The intent of the
policies are to promote new development with walkable places that support grid and
flexible grid street and pathway patterns, and are visually attractive, safe, and healthy
environments. The requested street modification is consistent with these policy
guidelines.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The City’s Transportation Department has established a corridor plan
for this section of 116th Ave SE. The corridor determined by the City’s Transportation
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Department requires a ROW width of 71 feet (71’). The paved roadway section is 44
feet (44’), consisting of two eleven-foot (11’) wide travel lanes, one twelve-foot (12’)
wide center turn lane, and two five-foot (5’) wide bike lanes, a one-half-foot (0.5’) wide
vertical curb, an eight-foot (8’) wide planter strip, and a five-foot (5’) wide sidewalk
along each side of the roadway. Dedication of five and one-half feet (5½’) of ROW
would be required.
This recommendation was based on the fact that the reduced roadway width would
meet the transportation needs of the surrounding area while providing the required
separation between the vehicular and pedestrian travel ways as required by the code.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The modified street section is consistent with the surrounding
neighborhood and would increase pedestrian safety.
d. Conforms to the intent and purpose of the Code.
Staff Comment: This modification provides a safe pedestrian and vehicle route in and
around the existing residential area.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
20. Street Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250D, the applicant is
requesting an Administrative Modification from RMC 4-6-060F.2, Minimum Design Standards for Public
Streets and Alleys, for SE 191st Street, a residential access road (Exhibit 15). The applicant is proposing
to maintain the existing modified residential street section which has been established along the corridor
for SE 191st St. SE 191st St has an existing ROW width of 31 feet (31’), as per assessor map. The existing
pavement width is approximately 20 feet (20’) with a one-half-foot (0.5’) wide curb/gutter and a
five-foot (5’) wide sidewalk on the north and south sides of roadway to the east of the project, no
improvements exist along the project frontage. This street classification requires a minimum ROW width
of 53 feet (53’). To meet the City’s complete street standards, half street improvements include a 10-foot
(10’) wide travel lane width measured from the ROW centerline, a six-foot (6’) wide parking lane, a one-
half-foot (0.5’) wide curb/gutter, an eight-foot (8’) wide planter strip, and a five-foot (5’) wide sidewalk
per City Code 4-6-060.
The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D, if all
conditions of approval are met. Therefore, staff is recommending approval of the requested modification
as noted below:
Compliance Street Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: The Community Design Element has applicable policies listed under a
separate section labeled Promoting a Safe, Healthy, and Attractive Community. These
policies address walkable neighborhoods, safety, and shared uses. The intent of the
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policies are to promote new development with walkable places that support grid and
flexible grid street and pathway patterns, and are visually attractive, safe, and
healthy environments. The requested street modification is consistent with these
policy guidelines.
Compliant if
condition of
approval is
met
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The City’s Public Works Transportation section and Economic
Development section have reviewed SE 191st St and the surrounding area and are
recommending that a modified limited access street section is more suitable for the
proposed extension of SE 191st St through the site. The modified limited access street
standard has a proposed ROW width of 26 feet (26’). The paved roadway width is 20
feet, consisting of two ten-foot (10’) wide travel lanes. Beyond the paved roadway
the street standard includes a one-half-foot (0.5’) wide curb and a five-foot (5’) wide
sidewalk with a one-half-foot (0.5’) clear zone along the south property line.
In order for the proposed project to match the location and the modified limited
residential street section for SE 191st St, City staff recommends, as a condition of
approval, installing a minimum two-foot (2’) wide planter strip between the proposed
pavement section and south property line. This would increase the clear zone distance
from half a foot (0.5’), along the south property line, to two and one-half feet (2.5’)
clear in order to provide separation between the neighboring properties to the south.
This recommendation was based on the fact that the existing roadway width would
meet the transportation needs of the surrounding area while providing the required
emergency vehicle access as well as vehicular and pedestrian travel ways as required
by the code.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The modified street section is consistent with the surrounding
neighborhood and would increase pedestrian safety.
d. Conforms to the intent and purpose of the Code.
Staff Comment: This modification provides a safe pedestrian and vehicle route in and
around the existing residential area.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: The modified limited access street section is more suitable for the
proposed extension for SE 191st St to 116th Ave SE than two unconnected shared
driveways that terminate within the interior of the site. The proposed street section
would provide increased vehicular or pedestrian circulation and movement
throughout the short plat and the surrounding area. The proposed interior access
road would be dedicated as public ROW in order to improve circulation for the general
public. See also comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: The modified street section would not create adverse impacts to
other properties in the vicinity. See also comments under criterion ‘c’.
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21. 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 current Fire Impact Fee
is $829.77 per single-family unit. A credit is given for the demolition of the existing
house. 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.
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Benson Hill
Elementary, Nelsen Middle School and Lindberg High School. Any new students from
the proposed development would be bussed to the middle school and high school.
Transportation would not be provided to the elementary school due to the close
proximity. Elementary school students would walk approximately 1,500 feet north to
Benson Hill Elementary. The route would include a combination of sidewalks and
roadway shoulders. This street is marked with school speed limit signs and photo
enforced speed cameras for safety.
The bus stop for middle school student is located at the intersection of 116th Ave SE
at SE 190th Ln and the high school students bus stop is located approximately 0.17
miles north of the project site at the corner of SE 188th St and 116th Ave SE. The
identified routes provide a safe walking route from the proposed subdivision to the
bus stop or the respective schools. The proposed street and sidewalk within the
subdivision would improve safe routes to school for the entire area by providing the
needed sidewalk connection from SE 191st St to 116th Ave SE.
A School Impact Fee, based on new single-family lots, would be required in order to
mitigate the proposal’s potential impacts to the Renton School District. The fee is
payable to the City as specified by the Renton Municipal Code. The current School
Impact Fee is $6,432.00 per single-family unit. 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.
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.
Compliant if
condition of
approval is
met
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: The project is located in the Soos Creek drainage basin and about
seventy-five percent (75%) of the site is completely forested. The site drains to the
southwest at a slope ranging between one and ten percent (1-10%) (Exhibit 4). A
geotechnical report, dated February 26, 2018, was completed by Terra Associates for
the site (Exhibit 9). The submitted report described the site as a low erosion hazard
area. Erosion control measures would need to be in place prior to starting grading
activities on the site. The final report must include the soil and groundwater
characteristics of the site including infiltration potential and provide recommendations
for project design and construction. The geotechnical recommendations presented
would also need to be addressed within the project plans.
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The proposed detention and/or water quality vault shall be designed in accordance
with the RSWDM that is current at the time of civil construction permit application.
Separate structural plans would be required to be submitted for review and approval
under a separate building permit for the detention and/or water quality vault. Special
inspection from the building department is required. The stormwater vault is proposed
to be located underground and/or covered in soil. No part of the vault would be
permitted to protrude from the ground surface. If it is determined that the stormwater
vault is unable to be constructed below the ground surface, then the applicant shall
provide a fully sight-obscuring landscape visual barrier or an alternative method for
approval by the Planning Division.
A Preliminary Drainage Plan and Technical Information Report (TIR), dated April 23,
2018, was submitted by Core Design with the Land Use Application (Exhibit 10). Based
on the City of Renton’s flow control map, the site falls within the Flow Control Duration
Standard area matching Forested Site Conditions and is within the Soos Creek Drainage
Basin. The development is subject to Full Drainage Review in accordance with the 2017
City of Renton Surface Water Design Manual (RSWDM). All nine (9) core requirements
and the six (6) special requirements must be discussed in the final Technical
Information Report. A Construction Stormwater General Permit from Department of
Ecology would be required since grading and clearing of the site exceeds one acre
(Exhibit 5). A Stormwater Pollution Prevention Plan (SWPPP) is required for this site.
Water: Water service is provided by the Soos Creek Water and Sewer District. A water
availability certificate was provided by the applicant (Exhibit 12). Approved plans from
Soos Creek should be submitted at the time of construction permit submittal.
Sanitary Sewer: Wastewater service is provided by Soos Creek Water and Sewer
District. A sewer availability certificate was provided by the applicant (Exhibit 13).
Approved plans from Soos Creek should be submitted at the time of construction
permit submittal.
I. CONCLUSIONS:
1. The subject site is located in the Residential Low Density (RLD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 14.
2. The subject site is located in the Residential-4 du/ac (R-4) 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 15.
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 16.
4. There are no Critical Areas located on the project site, see FOF 17.
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 18.
6. The street modifications complies with all the modification criteria as established by City Code provided
the applicant complies with City Code and conditions of approval, see FOF 19 and FOF 20.
7. There are safe walking routes to the elementary school and school bus stops, see FOF 21.
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8. There are adequate public services and facilities to accommodate the proposed short plat see FOF 21.
J. DECISION:
The Wang Short Plat, File No. LUA18-000280, SHPL-A, MOD, MOD as depicted in Exhibit 2, is approved and is
subject to the following conditions:
1. The applicant shall submit a revised landscape plan that enhances the storm drainage facility perimeter
landscaping by providing a mixture of trees, shrubs and groundcover within a minimum five-foot (5’)
wide perimeter landscape strip. The revised landscape plan shall be submitted to the Current Planning
Project Manager for review and approval at the time of Utility Construction Permit Application.
2. The applicant shall be required to record a note on the face of the plat that executes a shared
maintenance agreement for equal ownership and maintenance responsibilities for landscape
improvements within tracts. A draft version of a shared maintenance agreement shall be submitted for
review and approval by the current planning project manager prior to short plat recording. Landscaping
within tracts shall be installed prior to final short plat recording.
3. The applicant shall submit a revised tree retention plan showing at least seventeen (17) significant trees
retained. Alternatively, the applicant may submit a letter from a certified arborist with an explanation
as to why at least thirty percent (30%) of the significant trees are unable to be retained, subject to
concurrence by the Current Planning Project Manager. The revised tree retention plan shall be
submitted to the Current Planning Project Manager for review and approval at the time of Utility
Construction Permit Application.
4. The applicant shall replace the old fence that is encroaching onto the property from the south by
installing a new permanent four-foot (4’) to six-foot (6’) cedar fence along the south border of the
entire access road to more accurately delineate the abutting property lines. The wood fence shall
comply with traffic safety and clear vision area standards. The fencing detail and location shall be
identified on the final landscape plan and be submitted at the time of construction permit application
submittal for review and approval by the Current Planning Project Manager. Installation of the fence
shall be completed prior to short plat recording.
5. Lot 1 shall not be allowed direct access to 116th Ave SE. Access to Lots 1-7 shall be taken from the
proposed internal residential access road. A note to this effect be recorded on the face of the short
plat.
6. The applicant provide a minimum two-foot (2’) wide planter strip, within a separate landscape tract,
between the proposed pavement section and south property line. A landscape strip with shrubs and
ground cover would provide increased separation between the existing neighboring properties to the
south and the proposed internal access road. A final site plan shall be submitted at the time of Utility
Construction Permit Review for review and approval by the Current Planning Project Manager. Onsite
landscaping within the two-foot (2’) wide landscape tract along the south property line shall be
installed prior to final short plat recording.
7. The applicant shall install a temporary sign from grading and utility construction permit through
building permit occupancy that discourages unnecessary or unwarranted trips onto the private drive,
serving 19101 and 19107 117th Pl SE. The details of the sign and location must be submitted to and
approved by the Current Planning Project Manager prior to issuance of a construction permit.
8. In the case that the applicant proposes to utilize an open pond instead of a vault at the time
construction permit submittal, the change in stormwater facility type shall be considered a major
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City of Renton Department of Community & Economic Development Administrative Report & Decision
WANG SHORT PLAT LUA18-000280, SHPL-A, MOD, MOD
July 5, 2018 Page 21 of 22
D_Wang_Short_Plat_Decision_180705
amendment to the short plat and the applicant would be required to submit a new short plat
application.
9. The stormwater vault proposed in Tract A shall be designed to be located underground and/or covered
in soil. No part of the vault shall be permitted to protrude from the ground surface. If it is determined
that the stormwater vault is unable to be constructed below the ground surface, then the applicant
shall provide a fully sight-obscuring landscape visual barrier or an alternative method for approval by
the Planning Division.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED this 5th day of July, 2018 to the Owner/Applicant/Contact:
Owner/Applicant: Contact:
Jane Wang
China Products, Inc.
2601 S Lemay Ave, STE 7-417
Fort Collins, CO 80525
Ben Madeo
Core Design, Inc.
14711 NE 29th Pl, Suite 101
Bellevue, WA 98007
TRANSMITTED this 5th day of July, 2018 to the Parties of Record:
Nelu Malancea
11705 189th Pl
Renton, WA 98058
Vitalie Stoianov
19101 117th Pl
Renton, WA 98058
Keith Faretra
19107 117th Pl
Renton, WA 98058
TRANSMITTED this 5th day of July, 2018 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property & Technical Services Manager
Vanessa Dolbee, Current Planning Manager
Rick Marshall, 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 July 19, 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
Hearing Examiner and additional information regarding the appeal process may be obtained from the City
Clerk’s Office, (425) 430-6510.
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City of Renton Department of Community & Economic Development Administrative Report & Decision
WANG SHORT PLAT LUA18-000280, SHPL-A, MOD, MOD
July 5, 2018 Page 22 of 22
D_Wang_Short_Plat_Decision_180705
EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single
one (1) year extension may be requested pursuant to RMC 4-7-070.M.
EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year
extension may be requested pursuant to RMC 4-9-250.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal
appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
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CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE DECISION REPORT
EXHIBITS
Project Name:
Wang Short Plat
Project Number:
LUA18-000280, SHPL-A, MOD, MOD
Date of Decision
July 5, 2018
Staff Contact
Clark H. Close
Senior Planner
Project Contact/Applicant
Ben Madeo, Core Design,
Inc., 14711 NE 29th Pl, Suite
101, Bellevue, WA 98007
Project Location
19016 116th Ave SE,
Renton, WA 98058
The following exhibits are included with the Administrative Decision Report:
Exhibit 1: Staff Report
Exhibit 2: Preliminary Short Plat (P01)
Exhibit 3: Neighborhood Detail Map
Exhibit 4: Topographic Map (P02)
Exhibit 5: Preliminary Grading and Utilities Plan (P03)
Exhibit 6: Preliminary Road Sections (P04)
Exhibit 7: Tree Retention Plan (P05)
Exhibit 8: Preliminary Landscape Plan (P06)
Exhibit 9: Geotechnical Report prepared by Terra Associates, Inc., dated February 26, 2018
Exhibit 10: Drainage Technical Information Report prepared by Core Design, dated March 5, 2018
(Revised date April 23, 2018)
Exhibit 11: Arborist Report prepared by Greenforest Incorporated, dated March 22, 2018
Exhibit 12: Water Availability Certificate
Exhibit 13: Sewer Availability Certificate
Exhibit 14: Construction Mitigation Description
Exhibit 15: Right-of-Way Improvement Modification Request, dated April 23, 2018
Exhibit 16: Right-of-Way Improvement Modification Request, dated May 25, 2018
Exhibit 17: Public Comment and Staff Response Letter to Faretra
Exhibit 18: Public Comment and Staff Response Letter to Stoianov
Exhibit 19: Advisory Notes to Applicant
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EXISTING TREE TO BE
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Greenforest Incorporated
C o n s u l t i n g A r b o r i s t
4547 South Lucile Street, Seattle, WA 98118 Tel. 206-723-0656
TO: Jane Wang
REFERENCE: Arborist Report
SITE ADDRESS: 19016 116th Ave SE Renton, WA 98058
DATE: March 22, 2018
PREPARED BY: Favero Greenforest, ISA Certified Arborist # PN -0143A
ISA Tree Risk Assessment Qualified
ASCA Registered Consulting Arborist® #379
Introduction
You contacted me and contracted my services as a consulting arborist. My assignment is to
inspect the regulated trees at the above referenced site. The purpose of this report is to
establish the condition of the significant trees to satisfy City of Renton permit submittal
requirements.
I received a topographic survey from Core Design. I visited the site 10/11/2017and visually
inspected the trees indicated on the attached survey, which are the subject of this report.
Summary:
The following table summarizes the tree quantities and categories inventoried in this report.
Significant, Landmark and Dangerous categories are defined by municipal code.
Total Significant Trees On Site 58
Landmark Trees On Site 0
Dangerous Trees On Site 21
(Proposed) ROW Trees 12
Offsite Trees 1
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Wang Short Plat
19016 116th AVE SE
Renton, WA 98007
Construction Mitigation Description
Proposed Construction Dates
Grading and road construction will start upon approval of construction plans fall of 2018.
Hours of Operation for Single Family Construction Site
Per City of Renton:
Monday – Friday: 7am – 8pm
Saturday: 9am – 8pm
Sunday: None
Proposed Hauling/Transportation Routes
All equipment materials and laborers will enter the site off N 116th Ave SE. A detailed haul route will be
provided by the contractor selected to construct the improvements. It is anticipated that the haul route
would be via HWY 167 to Exit S 180th St and SW 43rd St. From here vehicles will head east from the
off ramp. Heading east on S 43rd St the roadway turns into SE Carr RD. Vehicles would then right on
HWY 515, then left on SE 192nd St, and then left on 116th Ave SE.
Measures to be implemented to minimize dust, traffic and transportation impacts, mud, noise, and
other noxious characteristics
Dust: Best management practices will be used to minimize dust on the construction site. Water trucks or
metered fire hoses will be used as needed to wet down the areas used by construction equipment.
Disturbed slopes will be hydroseeded per the Erosion/Sedimentation Control Plan to control dust.
Traffic: During road and building construction, the traffic entering and leaving the site will consist of
subcontractors and deliveries. When arriving for work, the subcontractors will be travelling opposite the
majority of traffic entering the residential areas as most commuters are leaving, and materials are
primarily delivered at off peak hours during the day. None of these operations are anticipated to have
a significant impact on the peak or non-peak hour traffic in the area. The anticipated hauling and
transportation route avoids passing in front of Benson Hill Elementary School.
Any special hours proposed for construction or hauling
There are no special hours proposed for construction or hauling without prior approval from the City of
Renton.
Preliminary Traffic Control Plan
General access to the property will be from 116th Ave SE. It is anticipated that the existing roadway will
remain open during construction and access to the properties along 116th Ave SE will be maintained.
Traffic Control is anticipated to consist of occasional single lane closures along 116th Ave SE. A standard
one-lane, two-way traffic control with flaggers may be used similar to WSDOT Plan TC1.
Preliminary Plat Application Page 1 of 1
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April 23, 2018
Clark H. Close
City of Renton, Dept. of Community & Economic Development
1055 South Grady Way
Renton, WA 98057
Re: Wang Short Plat ROW Improvement Modification Request (PRE 17-000520)
CORE Project No. 17150
Dear Clark H. Close:
The purpose of this letter is to provide you a Right-Of-Way (ROW) improvements modification request for the
above referenced Wang Short Plat project. The project pre-app notes include a request that the applicant apply to the
City requesting a modification of the street frontage improvements as outlined in City code 4 -9-250C5d. The request
is to utilize a modified limited residential access road consisting of 20-ft of paved roadway surface, 0.5-ft rolled curb
and 5-ft sidewalk.
A. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land
Use Element and the Community Design Element and the proposed modification is the minimum adjustment
necessary to implement these policies and objectives;
The modification is the minimum necessary to achieve the desired outcome. The design still implements the
policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element.
Safe pedestrian access is still being provided by a 5’ sidewalk which provides connectivity between SE 191st
St and 116th Ave SE. Pavement design is wide enough to allow for unobstructed passage of emergency
vehicles and the design will allow for emergency access to connect through from SE 191 st St to 116th Ave
SE.
B. Will meet the objectives and safety, function, appearance, environmental protection and maintainability
intended by the Code requirements, based upon sound engineering judgment;
Safe pedestrian access is being provided by a 5’ sidewalk which provides connectivity between SE 191 st St
and 116th Ave SE. Pavement is wide enough to allow for unobstructed passage of emergency vehicles and
the design will allow for direct emergency vehicle access from SE 191st St to 116th Ave SE. There is a
reduction of impervious surface with this design since the request is for a narrower pavement which would
originally be required.
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C. Will not be injurious to other property(ies) in the vicinity;
It is not anticipated this request will be anymore injurious to other properties in the vicinity than the standard
design. The street will function, speed limit, and general design will be the same as if unmodified.
D. There are no similar improvements in the vicinity and there is little likelihood that the improvements will be
needed or required in the next ten (10) years.
There is little to no chance that additional improvements will be required in this area for the next 10 years.
Properties on both sides of the proposed plat have recently been developed and receive access off already
improved roadways.
E. In no case shall a waiver be granted unless it is shown that there will be no detrimental effect on the public
health, safety or welfare if the improvements are not installed, and that the improvements are not needed for
current or future development. (Ord. 5137, 4-25-2005)
There will be no detrimental effect on the public health, safety or welfare on the public if these improvements
are installed. A sidewalk is still being provided which will connect to the existing network of sidewalks.
Adequate emergency vehicle access is still being provided with 20’ of pavement and with through access.
Sincerely,
CORE DESIGN, INC.
Ben Madeo
Planner
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KeithFarefra19107117thPlaceSERenton,WA98058keithfarefra@hotmail.com206-715-3492(home)May7,2018ClarkH.CloseRentonDept.ofCommunity&EconomicDevelopment1055SouthGradyWayRenton,WA98057DearMr.Close:Iamwrith-tgtosubmitcommentsandquestionsregardingProjectNumberLUA18-000280,SHPL-A(“WangShortPlat”).IunderstandaMasterApplicationhasbeenfiledandacceptedbytheCityofRentonforthisproject.Myfirstcommentconcernsaccess.IwanttomakesurethedeveloperandallconstructioncrewsrealizethatwhatlookslikearoadatthecornerofSoutheastf9fstStreetand117thPlaceSoutheastisactuallyaprivatedrivethatisco-ownedbymeandmynextneighbor(seehighlightarea,enclosed).Canyoupleaseensurethatallvehiclesandequipmentworkingtodevelopthispropertydonotuseourdrivewayasaplacetoparkorasaccesstothedevelopmentproperty?I’vealreadynoticedmanyvehiclesparkinginourdrivewaytosurveyandconductcursoryevaluationsoftheproperty.Secondly,wherewillthenewroadandsidewalkbesited?Areplotplansormapsavailableforreview?Finally,aretreescurrentlymarkedbyawhiteribbonintendedforremovalorwilltheybeleftas-is?IappreciatethenoticeyouprovidedaridIlookforwardtohearingyourresponsetothisinquiry.Pleasefeelfreetocalloremail.Mycontactinformationisprovidedatthetopofthisletter.Sincerely,KeithFarefraDocuSign Envelope ID: 8F291361-9D0B-4210-B8B4-75D9A5AD51C8
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May 11, 2018
Keith Faretra
19107 117th Pl SE
Renton, WA 98058
SUBJECT: WANG SHORT PLAT
LUA18-000280, SHPL-A
Dear Mr. Faretra:
Thank you for your comments related to the Wang Short Plat; dated May 7, 2018 wherein you
raised concerns regarding the proposed project. Your letter will be added to the public record for
consideration by the reviewing official when making a decision on the project. By providing public
comments, you have automatically been added to our interested parties list (party of record). As
a party of record, you will receive copies of reports, communication, and future notifications
about the subject project.
To address your concerns related to the development, as it relates to your private driveway and
tree retention, the applicant will be required to demonstrate compliance with the City’s
development regulations which would include requirements for tree protection and project
construction fencing. Your comment letter will be considered by staff when preparing the
administrative decision.
Thank you for interest in this project and if you have any further questions please feel free to
contact me at 425-430-7289 or cclose@rentonwa.gov.
Sincerely,
Clark H. Close
Senior Planner
Enclosure: Preliminary Civil Construction Plans
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HelloMr.Close,IamtheownerofthehousethatbordersthesouthpartoftheWangShortsite.Myaddressis19101ll7’PtSE,RentonWA98058.IhavealreadyspokenmyconcernsregardingthisprojectwiththeProjectManagerandIwouldliketosubmititinawrittenformaswell.Iunderstandthata20footpavedaccessroadwillbebuiltonthesouthofthissite.Currentlythereisanoldfenceborderingourterritories.Itwillbedemolished,leavingourterritoryexposed.Iwouldliketorequest,ifpossible,forthecompanybuildingthehousestobuildanewfencetoborderourterritories.Inaddition,thereisanactiveelectricalboxrightontheborderofourterritories.Iwastolditwillbedisplaced.Whereareyouplanningonplacingit?Lastly,Iwishtobemadeapartyofrecordforthisproject.Sincerely,VitalieStoianov05/04/2018DocuSign Envelope ID: 8F291361-9D0B-4210-B8B4-75D9A5AD51C8
May 11, 2018
Vitalie Stoianov
19101 117th Pl SE
Renton, WA 98058
SUBJECT: WANG SHORT PLAT
LUA18-000280, SHPL-A
Dear Mr. Stoianov:
Thank you for your comments related to the Wang Short Plat; dated May 4, 2018 wherein you
raised concerns regarding the proposed project and requested to be made a party of record. Your
letter will be added to the public record for consideration by the reviewing official when making
a decision on the project. By providing public comments, you have automatically been added to
our interested parties list (party of record). As a party of record, you will receive copies of reports,
communication, and future notifications about the subject project.
To address your concerns related to 20-foot wide paved access road, as it relates to access and
location, border fencing, and an active electrical box, the applicant will be required to
demonstrate compliance with the City’s development regulations which would include
requirements for mitigation for impacts caused by the development. Your comment letter will
be considered by staff when preparing the administrative decision.
Thank you for interest in this project and if you have any further questions please feel free to
contact me at 425-430-7289 or cclose@rentonwa.gov.
Sincerely,
Clark H. Close
Senior Planner
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA18-000280
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Name, 425-430-7289, cclose@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. New single family and other nonresidential construction activities shall be restricted to the hours
between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on
Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m.
No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant will be required to submit a Final Stream Mitigation Report and Maintenance and
Monitoring proposal. In addition, the applicant will be required to comply with all the code requirements
of RMC 4-3-050 Critical Areas. This includes, but is not limited to, placing the critical area within a Native
Growth Protection Easement, providing fencing and signage, and providing the City with a site
restoration surety device and, later, a maintenance and monitoring surety device.
6. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
7. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
8. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Name, 425-430-7382, afowler@rentonwa.gov)
1. See Attached Development Engineering Memo dated May 11, 2018.
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA18-000280
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. Fire impact fees are applicable at the rate of $829.77 per new residential unit. A credit is given for the
demolition of the existing house. This fee is paid at time of building permit issuance.
2. Fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square
feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500
gpm fire flow would be required. A minimum of one new fire hydrant is required within 300-feet of the
proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. A certificate from Soos Creek
Water will be required to assure the demand can be met.
3. Fire department apparatus access roadways are required within 150-feet of all points on the building.
Fire access roads are required to be a minimum of 20-feet unobstructed width with turning radius of 25-
feet inside and 45-feet outside minimum. Roadways shall support a minimum of a 30-ton vehicle and
75-psi point loading. Maximum slope is 15% grade. Access is required within 150-feet of all points on the
buildings.
4. Public streets shall not be gated or restricted in any way. Bollards shown blocking street access shall be
removed.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. Reviewed.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
2. Install 5’ bike lanes on 116th as per adopted Trails and Bicycle Master Plan. See project sheet located
on page 100, “116th Avenue SE Bicycle lanes.”
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. Reviewed.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 11, 2018
TO: Clark Close, Planner
FROM: Ann Fowler, Civil Plan Reviewer
SUBJECT: Utility and Transportation Comments for Wang Short Plat
19016 116th Ave SE
LUA 18-000280
I have reviewed the application for the Wang Short Plat at 19016 116th Ave SE (APN(‘s) 6198400125) and
have the following comments:
EXISTING CONDITIONS
The site is approximately 2.04 acres in size and is rectangular in shape. The existing site contains one
single family residence, outbuilding and associated driveways. The remainder of the site is forested and
slopes gradually from west to east.
Water Water service is provided by Soos Creek Water and Sewer District.. The site is located outside
of an Aquifer Protection Area.
Sewer Wastewater service is provided by Soos Creek Water and Sewer District..
Storm Runoff from the existing site includes one existing single family residence where no stormwater
infrastructure currently exists on-site. Runoff from the site sheet flows from west to east into a
catch basin at the intersection of SE 191st St and 117th Pl SE at the southeast side of the
site.
Streets 116th Ave SE is a Minor Arterial Street with an existing right of way (ROW) width of 60-ft as
measured using the King County Assessor’s Map. SE 191st St is a Residential Street with an
existing right of way (ROW) width of 30-ft as measured using the King County Assessor’s Map.
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CODE REQUIREMENTS
WATER
1. A water availability certificate from Soos Creek Water and Sewer District has been submitted as
part of the Land use Application.
SEWER
1. A sewer availability certificate from Soos Creek Water and Sewer District has been submitted as
a part of the Land use Application.
SURFACE WATER
1. A geotechnical report, dated February 26, 2018, completed by Terra Associates for the site has
been provided. The submitted report describes the site is a Low Erosion Hazard area. Erosion
control measures will need to be in place prior to starting grading activities on the site. The report
needs to discuss the soil and groundwater characteristics of the site including infiltration potential
and provide recommendations for project design and construction. Geotechnical
recommendations presented need to be address within the project plans.
2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated April 23, 2018, was
submitted by Core Design with the Land Use Application. Based on the City of Renton’s flow
control map, the site falls within the Flow Control Duration Standard area matching Forested Site
Conditions and is within the Soos Creek Drainage Basin. The development is subject to Full
Drainage Review in accordance with the 2017 City of Renton Surface Water Design Manual
(RSWDM). All core requirements and the six special requirements must be discussed in the final
Technical Information Report. The following stormwater improvements are required and shall be
discussed within the TIR:
a. Applicant shall include discussion of special requirement #6 in the final drainage report.
special requirement #6 relates to the aquifer protection area, which is not applicable to
this site, but it should be noted as such in the report.
b. The conveyance and water quality systems shall be designed in accordance with the
RSWDM that is current at the time of civil construction permit application.
3. The development is required to provide basic water quality treatment prior to discharge. Project
water quality treatment will consist of conveyance to a combined detention and water quality
valut system prior to connection to the existing 12-inch concrete stormwater main located in SE
191st St/117th Pl SE.
a. A maintenance access road is required to the stormwater facilities in the proposed storm
tract and shall be in accordance with the design requirements outlined in the RSWDM.
Maintenance access road should allow for access to the inlet, outlet, and any emergency
overflow storm structures of the stormwater facility and to maintain the stormwater
facility.
4. There are no potential downstream flooding or erosion issues identified in the TIR or Geotechnical
Report.
a. The development shall not create protected slopes as defined by RMC 4-3-050.
b. Grading shall be in accordance with RMC 4-4-060.
5. Storm drainage improvements along all public street frontages are required to conform to the
City’s street standards. Any new storm drain installed on or off-site shall be designed and sized in
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accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for future
runoff from the total upstream tributary area.
a. The proposed utility plans do not show any storm drainage improvements along the
improved frontages of 116th Ave SE. The project will need to account for and convey any
upstream flows to the downstream system in the final design.
6. Any proposed detention and/or water quality vault shall be designed in accordance with the
RSWDM that is current at the time of civil construction permit application. Separate structural
plans will be required to be submitted for review and approval under a separate building permit
for the detention and/or water quality vault. Special inspection from the building department is
required.
7. All work proposed outside of the applicant’s property will require a permanent drainage
easement to be provided to the City and a temporary construction easement prior to any permits
being issued.
8. A Construction Stormwater General Permit from Department of Ecology will be required since
grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan
(SWPPP) is required for this site.
9. A surface water development fee of $1,718.00 per new single family residence will apply. The
project proposes the addition of 6 new residences (7 new single family homes, 1 existing home to
be removed). The estimated total fee is $10,308.00. This is subject to final design and payable
prior to issuance of the utility construction permit.
TRANSPORTATION
1. The proposed development fronts 116th Ave SE along the west property lines. 116th Ave SE is
classified as a Minor Arterial Road. Existing right-of-way (ROW) width is approximately 60 feet. To
meet the City’s complete street standards for minor arterial streets, minimum right of way width
is 91 feet. Dedication of 15.5 feet of right-of-way would be required. Street improvements are
required which shall include a pavement width of 54 feet (27 feet from centerline, 2-11-ft travel
lanes, plus a 5-ft bike lane), a 0.5-ft curb, an 8-ft planting strip, an 8-ft sidewalk, street trees and
storm drainage improvements.
a. The City’s Transportation Department has established a corridor plan for this section of
116th Ave SE. The corridor determined by the City’s Transportation Department requires
a right-of-way width of 71-ft. The paved roadway section is 44-ft, consisting of two 11-
ft travel lanes, one 12-ft center turn lane, and two 5-ft bike lanes. A 0.5-ft vertical curb,
8-ft planter and 5-ft sidewalk are required along each side of the roadway. Dedication
of 5.5-ft of right-of-way would be required. Applicant will need to submit an application
to the City requesting a modification of the street frontage improvements as outlined in
City code 4-9-250C5d.
2. The proposed development proposes extension of a modified limited access street section of SE
191st St along the south property lines. SE 191st ST is classified as a Residential Access Road.
Existing right-of-way (ROW) width is approximately 31 feet at the intersection of SE 191st St / 117th
Pl SE. To meet the City’s complete street standards for residential access streets, minimum right
of way width is 53 feet. Dedication of 22 feet of right of way would be required. Per City Code,
half street improvements are required which shall include a pavement width of 26 feet (13 feet
from centerline), a 0.5-ft curb, an 8-ft planting strip, an 5-ft sidewalk, street trees and storm
drainage improvements.
a. Removable bollards are not allowed within the public roadway.
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b. The intersection of the new public roadway to 116 th Ave SE shall be a standard
intersection with appropriate curb radius as outlined in RMC 4-6-060F. The driveway
apron shown on the proposed civil plans shall be removed.
c. Vertical curb is required for the new public roadway.
3. The applicant has requested a street modification in order to modify the ROW width and/or street
cross section to utilize a modified limited access road to maintain the existing curb location and
install a new sidewalk along the property frontage of SE 191st St to match the existing
improvements along the street frontage. This would require dedication of 11.5-ft of ROW at the
intersection and 28-ft of ROW through the proposed development from the intersection of SE
191st St / 117th Pl SE to the intersection of SE 191st St / 116th Ave SE.
a. City staff is recommending approval of the applicant’s street modification request. Please
see the Street Modification Criteria and Analysis for a complete summary of the request,
staff analysis, and staff recommendation.
4. The applicant has requested a street modification in order to modify the ROW width and street
cross section along the property frontage of 116th Ave SE to match the established street section
in the surrounding area for 116th Ave SE. The proposed street section includes 44-ft of paved
roadway surface, consisting of two 11-ft travel lanes, one 12-ft center turn lane, and two 5-ft bike
lanes. A 0.5-ft vertical curb, 8-ft planter and 5-ft sidewalk are required along each side of the
roadway. This would require dedication of 5.5-ft of ROW along the frontage of 116th Ave SE.
a. City staff is recommending approval of the applicant’s street modification request. Please
see the Street Modification Criteria and Analysis for a complete summary of the request,
staff analysis, and staff recommendation.
5. Corner lots on minor arterial streets require a minimum radius of 35-feet. See RMC 4-6-060F for
the required ROW dedication.
6. Street lighting and street trees are required to meet current city standards. Lighting plans will be
required to be submitted with the Civil Construction Permit Application.
7. Refer to City code 4-4-080 regarding driveway regulations. Driveways shall be designed in
accordance with City standard plans 104.1 and 104.2.
8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
9. Payment of the transportation impact fee is applicable on the construction of the development
at the time of application for the building permit. The current rate of transportation impact fee
is $5,430.85 per dwelling unit for single family homes. The project proposes the addition of 6 new
residences (7 new single family homes, 1 existing homes to be removed). The estimated total fee
is $32,585.10. Traffic impact fees will be owed at the time of building permit issuance. Fees are
subject to change. The transportation impact fee that is current at the time of building permit
application will be levied.
10. Concurrency under separate cover, if applicable.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property
frontage or within the site must be underground. The construction of these franchise utilities
must be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the
right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
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3. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft
vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
4. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2018 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to
the permit type. Please visit www.rentonwa.gov for the current development fee schedule.
An additional 5% technology fee will be added to each fee marked with an asterisk (*).
7. A demo permit is required for the demolition of the existing building. The demo permit shall be
acquired through the building department.
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