HomeMy WebLinkAboutD_Admin_Report_Avon_Short_Plat_181015.pdfDEPARTMENT OF COMMUNITY
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D_Admin_Report_Avon_Short_Plat_181015
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: October 15, 2018
Project File Number: PR17-000659
Project Name: Avon Short Plat
Land Use File Number: LUA18-000204, SHPL-A
Project Manager: Matt Herrera, Senior Planner
Owner: Lakhbir Sing Sandhu, 1011 N 37th St, Renton, WA 98056
Applicant/Contact: Hamid Korasani, Sazei Design Group, 6608 110th Ave NE, Kirkland, WA 98033
Project Location: 1909 NE 14th St.
Project Summary: The applicant is requesting administrative short plat approval to subdivide one
existing single-family residential lot into two single-family residential lots (Exhibit 2).
The existing single-family residence would be removed. The subject property is
currently 11,960 square feet (0.27 acres) and located in the Residential-8 (R-8) zone.
The short plat would result in two single-family lots each containing approximately
5,900 square feet of lot area and an overall density of 7.7 dwelling units per net acre.
Access to each of the lots would be via individual driveways to NE 14th St. The
applicant would construct public improvements that include a new 5-foot wide
sidewalk and 8-foot wide landscape strip with curb and gutter along the subject
property’s frontage. Proposed drainage improvements include conveyances from
each lot to a new catch basin on the property’s street frontage with a connection to
the City’s existing stormwater system in NE 14th St. The site is within a Wellhead
Protection Zone 2.
Site Area: 0.27 acres
DocuSign Envelope ID: 0E9B9F5B-3C28-48AD-A8BE-A4E2B593D45E
City of Renton Department of Community & Economic Development
Avon Short Plat
Administrative Report & Decision
LUA18-000204
Report of October 15, 2018 Page 15 of 15
D_Admin_Report_Avon_Short_Plat_181015
B. EXHIBITS:
Exhibit 1: Staff Report
Exhibit 2: Preliminary Short Plat
Exhibit 3: Landscape Plan
Exhibit 4: Frontage Improvement Plan
Exhibit 5: Drainage and Grading Plan
Exhibit 6: Technical Information Report prepared by Deccio Engineering dated February 20, 2018
Exhibit 7: Advisory Notes
C. GENERAL INFORMATION:
1. Owner(s) of Record: Lakhbir Sing Sandhu, 1011 N 37th St, Renton, WA
98056
2. Zoning Classification: Residential-8 (R-8)
3. Comprehensive Plan Land Use Designation: Residential Medium Density
4. Existing Site Use: Single-family residential
5. Critical Areas: Wellhead Protection Zone 2
6. Neighborhood Characteristics:
a. North: Single-family residential and R-8
b. East: Single-family residential and R-8
c. South: Single-family residential and R-8
d. West: Single-family residential and R-8
7. Site Area: 0.27 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation N/A 1818 03/17/1960
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 8” ductile iron water
main north of the site in NE 14th Street that can deliver 1,900 gallons per minute.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8” concrete sewer main
running east to west along the southern frontage of NE 14th Street north of the site.
DocuSign Envelope ID: 0E9B9F5B-3C28-48AD-A8BE-A4E2B593D45E
City of Renton Department of Community & Economic Development
Avon Short Plat
Administrative Report & Decision
LUA18-000204
Report of October 15, 2018 Page 15 of 15
D_Admin_Report_Avon_Short_Plat_181015
c. Surface/Storm Water: There is no stormwater conveyance system along the project’s NE 14th Street
project frontage. Drainage from the site either infiltrates or sheet flows towards the southwest.
There is an existing 12” PVC storm drain located along the south side of NE 14th Street that flows
from west to east and begins at an existing Type 1 Catch Basin located approximately 10’ northeast
of the site’s northeast corner. There is an existing storm drainage system located to the north of the
property.
2. Streets: NE 14th Street is a residential access street with a pavement width of approximately 16 feet of
pavement. There are no planter strips or sidewalks located on either side of the roadway.
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
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivision
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Utilities Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on March
19, 2018 and determined the application complete on March 23, 2018. The application was placed on
hold April 6, 2018 due to additional information requested from the applicant to further process the
application. The applicant resubmitted requested items on August 13, 2018 and subsequently the
application was taken off hold on August 14, 2018. The project complies with the 120-day review period.
2. The project site is located at 1909 NE 14th St.
3. The project site is currently developed with one single-family residence. The existing single-family home
is proposed to be removed.
4. Access to the site would be provided via NE 14th St.
5. The property is located within the Residential Medium Density Comprehensive Plan land use designation.
DocuSign Envelope ID: 0E9B9F5B-3C28-48AD-A8BE-A4E2B593D45E
City of Renton Department of Community & Economic Development
Avon Short Plat
Administrative Report & Decision
LUA18-000204
Report of October 15, 2018 Page 15 of 15
D_Admin_Report_Avon_Short_Plat_181015
6. The site is located within the Residential-8 (R-8) zoning classification.
7. The subject property contains several large shrubs however no trees are currently located on the site.
8. The site is within a Wellhead Protection Zone 2 and Ten Year Capture Zone.
9. Approximately 50 cubic yards of material would be cut on site and approximately 100 cubic yards of fill
is proposed to be brought into the site.
10. The applicant is anticipating to begin construction in the first quarter of 2019 and complete within one-
year.
11. Staff received no public or agency comment letters.
12. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
13. Comprehensive Plan Compliance: The site is designated Medium Density (MD) on the City’s
Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family and
multi-family development types, with continuity created through the application of design guidelines,
the organization of roadways, sidewalks, public spaces, and the placement of community gathering
places and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and
Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Policy L-3: Encourage infill development of single-family units as a means to meet
growth targets and provide new housing.
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
Development of new single-family neighborhoods on large tracts of land outside
the City Center,
Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past
practice where feasible, through leadership, policy, regulation, and regional
coordination.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-49: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
DocuSign Envelope ID: 0E9B9F5B-3C28-48AD-A8BE-A4E2B593D45E
City of Renton Department of Community & Economic Development
Avon Short Plat
Administrative Report & Decision
LUA18-000204
Report of October 15, 2018 Page 15 of 15
D_Admin_Report_Avon_Short_Plat_181015
Policy L-51: Respond to specific site conditions such as topography, natural features,
and solar access to encourage energy savings and recognize the unique features of the
site through the design of subdivisions and new buildings.
Policy L-55: Protect public scenic views and public view corridors, including Renton’s
physical, visual and perceptual linkages to Lake Washington and the Cedar River.
Policy U-32: Control runoff from new development, redevelopment, and construction
sites through the implementation of development design standards and construction
techniques that promote the use of best management practices to maintain and
improve stormwater quality and manage stormwater flow.
14. Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) on the City’s Zoning
Map. Development in the R-8 Zone is intended to create opportunities for new single-family residential
neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing
single-family neighborhoods. It is intended to accommodate uses that are compatible with and support
a high-quality residential environment and add to a sense of community. The proposal is compliant with
the following development standards, as outlined in RMC 4-2-110.A, if all conditions of approval are met:
Compliance R-8 Zone Develop Standards and Analysis
Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum
of 8.0 dwelling units per net acre. Net density is calculated after the deduction of
sensitive areas, areas intended for public right-of-way, and private access easements.
Staff Comment: Following dedication of three (3) feet of frontage along NE 14th St or
approximately 312 square feet, the net density would result in approximately 7.52
dwelling units per acre.
Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A
minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot
depth of 80 feet is required.
The following table identifies the proposed approximate dimensions for Lots 1 and 2:
Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.)
Lot 1 5,772 52 111
Lot 2 5,772 52 111
Staff Comment: Following dedication of three (3) feet of right of way frontage along NE
14th St., the proposed lot size and dimension minimum standards would be met as
identified above.
Compliant if
condition of
approval is
met
Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 20 feet,
side yard is 5 feet, secondary front yard (applies to corner lots) is 15 feet, and the rear
yard is 20 feet.
Staff Comment: The preliminary plat plan (Exhibit 2) identifies 20-foot front yard
setbacks, 5-foot side yards, and 20-foot rear yards. Setbacks shown meet the minimum
requirements for the future home and would be verified again at the time of single-
family building permit submittal; however, the existing house does not meet the
required setbacks. Therefore, staff recommends as a condition of approval that the
applicant provides evidence to the Current Planning Project Manager that the existing
DocuSign Envelope ID: 0E9B9F5B-3C28-48AD-A8BE-A4E2B593D45E
City of Renton Department of Community & Economic Development
Avon Short Plat
Administrative Report & Decision
LUA18-000204
Report of October 15, 2018 Page 15 of 15
D_Admin_Report_Avon_Short_Plat_181015
single-family residence on the property has been removed prior to submitting the final
short plat document for recording
Building Standards: The R-8 zone has a maximum building coverage of 50% and a
maximum impervious surface coverage of 65%. In the R-8 zone, a maximum building
height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height. If the height of wall plates on a building are less than the
states maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums. Common
rooftop features, such as chimneys, may project an additional four (4) vertical feet from
the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12,
decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall
plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from
each minimum building setback line for each one (1) vertical foot above the maximum
wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
Staff Comment: Building height, building coverage, and impervious surface coverage
for the new single-family residences would be verified at the time of building permit
review.
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 landscape plan (Exhibit 3) was submitted with the short plat
application. The plan identifies the required 10-foot wide street frontage landscaping
and 8-foot wide planter strip.
Street frontage landscaping along NE 14th St. consists of Serviceberry and Weeping
Alaska Cedar trees. Proposed shrubs include Heavenly Bamboo, Otto Luyken Laurel,
Spirea, and Japanese Holly with Kinnikinnick groundcover. The planter strip is shown
with two Flowering Chanticleer Pear trees and hydroseeded lawn.
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
DocuSign Envelope ID: 0E9B9F5B-3C28-48AD-A8BE-A4E2B593D45E
City of Renton Department of Community & Economic Development
Avon Short Plat
Administrative Report & Decision
LUA18-000204
Report of October 15, 2018 Page 15 of 15
D_Admin_Report_Avon_Short_Plat_181015
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: The subject property currently contains no significant trees. The
applicant’s submitted landscape plan (Exhibit 3) identifies each lot to be planted with
two trees (Lot 1 – two Serviceberry and Lot 2 – one Serviceberry and one Weeping
Alaska Cedar) within the street frontage landscape strip thereby meeting the minimum
tree density for the residentially zoned lots.
Parking: Parking regulations require that a minimum of two parking spaces be
provided for each detached dwelling.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with positive
drainage discharge to restrict runoff from entering the garage/residence or crossing
any public sidewalk.
Staff Comment: The Frontage Improvement Plan (Exhibit 4) details driveway cuts at
least five (5) feet from side property lines. Driveways are shown 16 feet in width for
each lot with slopes less than 8 percent (8%). The width each driveway may
accommodate a double loaded garage.
15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-
4, R-6, and R-8 zones. 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 Design Standards R-8 and Analysis
N/A
Lot Configuration: One of the following is required of preliminary plat applications:
1. Lot width variation of 10 feet (10’) minimum of one per four (4) abutting street-
fronting lots, or
2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square
feet size difference) for street-fronting lots, or
DocuSign Envelope ID: 0E9B9F5B-3C28-48AD-A8BE-A4E2B593D45E
City of Renton Department of Community & Economic Development
Avon Short Plat
Administrative Report & Decision
LUA18-000204
Report of October 15, 2018 Page 15 of 15
D_Admin_Report_Avon_Short_Plat_181015
3. A front yard setback variation of at least five feet (5’) minimum for at least
every four (4) abutting street fronting lots.
Staff Comment: Not applicable as the application is for a short plat.
Lots shall be configured to achieve both of the following:
1. The location of stormwater infiltration LID facilities is optimized,
consistent with the Surface Water Design Manual. Building and property
line setbacks are specified in the Surface Water Design Manual for
infiltration facilities.
2. Soils with good infiltration potential for stormwater management are
preserved to the maximum extent practicable as defined by the Surface
Water Design Manual.
Staff Comment: The proposed perforated downspout as shown on the Drainage and
Grading Plan (Exhibit 5) on both lots is provided adequate space within the side and
front setbacks. Final determination on LID and infiltration potential will occur during
construction permit review.
Compliance
not yet
demonstrated
Garages: If an attached garage is wider than twenty six feet (26’), at least one (1) garage
door shall be recessed a minimum of four feet (4’) from the other garage door.
Additionally, one of the following is required:
1. The front porch projects in front of the garage a minimum of five feet (5’),
and is a minimum of twelve feet (12’) wide, or
2. The roof extends at least five feet (5') (not including eaves) beyond the
front of the garage for at least the width of the garage plus the porch/stoop
area, or
3. The garage is alley accessed, or
4. The garage entry does not face a public and/or private street or an access
easement, or
5. The garage width represents no greater than fifty percent (50%) of the
width of the front facade at ground level, or
6. The garage is detached, or
7. The garage doors contain a minimum of thirty percent (30%) glazing,
architectural detailing (e.g. trim and hardware), and are recessed from the
front façade a minimum of five feet (5’), and from the front porch a
minimum of seven feet (7’).
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.
DocuSign Envelope ID: 0E9B9F5B-3C28-48AD-A8BE-A4E2B593D45E
City of Renton Department of Community & Economic Development
Avon Short Plat
Administrative Report & Decision
LUA18-000204
Report of October 15, 2018 Page 15 of 15
D_Admin_Report_Avon_Short_Plat_181015
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Facade Modulation: One of the following is required:
1. An offset of at least one story that is at least ten feet (10') wide and two
feet (2') in depth on facades visible from the street, or
2. At least two feet (2') offset of second story from first story on one street
facing facade.
Staff Comment: Compliance 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 facades facing street frontage or public spaces.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
N/A Scale, Bulk, and Character: N/A
Compliance
not yet
demonstrated
Roofs: A variety of roof forms appropriate to the style of the home shall be used.
Staff Comment: Compliance 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.
DocuSign Envelope ID: 0E9B9F5B-3C28-48AD-A8BE-A4E2B593D45E
City of Renton Department of Community & Economic Development
Avon Short Plat
Administrative Report & Decision
LUA18-000204
Report of October 15, 2018 Page 15 of 15
D_Admin_Report_Avon_Short_Plat_181015
Compliance
not yet
demonstrated
Materials and Color: For subdivisions and short plats, abutting homes shall be of
differing color. Color palettes for all new dwellings, coded to the home elevations, shall
be submitted for approval.
Additionally, one of the following is required:
1. A minimum of two (2) colors is used on the home (body with different color
trim is acceptable), or
2. A minimum of two (2) differing siding materials (horizontal siding and
shingles, siding and masonry or masonry-like material, etc.) is used on the
home. One alternative siding material must comprise a minimum of thirty
percent (30%) of the street facing facade. If masonry siding is used, it shall
wrap the corners no less than twenty four inches (24").
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
16. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are met:
Compliance Critical Areas Analysis
Wellhead Protection Areas:
Staff Comment: The subject property is located within a Wellhead Protection Zone 2. As
provided on the Drainage and Grading Plan (Exhibit 5) the applicant’s building pad
preparation work for each lot would include fills along the western portion of the site
to bring the ground elevation to 268 feet. The site’s single-family residential use is not
indicative of a type that would potentially harm the City’s groundwater. Also, site
excavations are relatively shallow and likely would not encounter groundwater.
However, any offsite fill materials shall be from a verifiable source in order to ensure it
is clear of contaminants. The City’s grading and excavation regulations require
imported fill in excess of 100 cubic yards within a Zone protection have a source
statement certified by a qualified professional or confirm the fill was obtained from a
WSDOT approved source.
17. Subdivision Analysis: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent
with the following subdivision regulations if all conditions of approval are met:
Compliance Subdivision Regulations and Analysis
Compliant if
condition of
approval is
met
Access: Each lot must have access to a public street or road. 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').
Alley access is the preferred street pattern for all new residential development except
in the Residential Low Density land use designation. All new residential development
in an area that has existing alleys shall utilize alley access. New residential development
in areas without existing alleys shall utilize alley access for interior lots.
DocuSign Envelope ID: 0E9B9F5B-3C28-48AD-A8BE-A4E2B593D45E
City of Renton Department of Community & Economic Development
Avon Short Plat
Administrative Report & Decision
LUA18-000204
Report of October 15, 2018 Page 15 of 15
D_Admin_Report_Avon_Short_Plat_181015
Staff Comment: Each lot is provided access to an existing abutting public residential
access street, NE 14th St. The applicant will be required to provide frontage
improvements abutting the subject property consisting of curb, gutter, planter strip
with street trees, and sidewalk. Driveways are shown on submitted plans at 16-feet in
width.
Alley access was not proposed by the applicant. An exterior lot abutting Monterey Ave
NE is not included in the short plat, resulting in the inability to gain a connection along
the rear of the proposed lots. In order to reduce the number of curb cuts caused by front
yard access to the lots, staff recommends as a condition of approval that the applicant
provide a joint use driveway with a single curb cut onto NE 14th St. The joint use
driveway shall be shown on the civil construction plans to be reviewed and approved by
the Current Planning Project Manager prior to issuance of the construction permit. Joint
use access to the driveway shall be assured by easement.
N/A
Blocks: Blocks shall be deep enough to allow two (2) tiers of lots.
Staff Comment: Not applicable. The subdivision does not contain the shape or area to
provide two tiers of lots.
Lots: The size, shape, orientation, and arrangement of the proposed lots comply with
the requirements of the Subdivision Regulations and the Development Standards of the
R-8 zone and allow for reasonable infill of developable land.
All of the proposed lots shall meet the requirements for minimum lot size, depth, and
width.
Width between side lot lines at their foremost points (i.e., the points where the side lot
lines intersect with the street right-of-way line) shall not be less than eighty percent
(80%) of the required lot width except in the cases of (1) pipestem lots (or flag lot),
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').
No residentially zoned lot shall have a depth-to-width ratio greater than four-to-one
(4:1).
Pipestem lots may be permitted for new plats to achieve the minimum density within
the Zoning Code when there is no other feasible alternative to achieving the minimum
density.
Staff Comment: The proposed lots are rectangular in shape and with front yards
oriented to NE 14th St. Lot size and dimensional requirements of the R-8 zone are shown
on the Preliminary Short Plat (Exhibit 2). The width between the side lot lines where they
meet NE 14th St. is greater than 80 percent (80%) of the required lot width.
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 proposal would utilize the existing abutting NE 14th St., which is
classified as a Residential Access Street requiring a 53-foot right-of-way. No new
connections are needed or required to serve the proposed short plat. The applicant
would construct frontage improvements abutting the property along NE 14th St.
The minimum paved roadway width is 26 feet which includes two 10-foot travel lanes
and one 6-foot parking lane. A 0.5-foot curb, 8-foot planter, and 5-foot sidewalk are
DocuSign Envelope ID: 0E9B9F5B-3C28-48AD-A8BE-A4E2B593D45E
City of Renton Department of Community & Economic Development
Avon Short Plat
Administrative Report & Decision
LUA18-000204
Report of October 15, 2018 Page 15 of 15
D_Admin_Report_Avon_Short_Plat_181015
required along each side of the roadway. The King County Assessor’s Map shows a
current right of way width of approximately 50 feet for NE 14th St. A 1.5-foot right-of-
way (ROW) dedication would be required to construct the half-street improvements.
The applicant is proposing to construct these improvements along the subject
property’s frontage.
Each new lot is subject to a transportation impact fee. The 2018 transportation impact
fee is $5,430.85 per single-family home. A credit will be issued for the existing home.
The current transportation impact fee is calculated at building permit submittal and due
at the time of building permit issuance for the new home.
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The project site is surrounded by single-family residential uses that are
also within the Residential Medium Density and R-8 zoning designation. The proposal
meets the maximum density regulations with lots containing 5,876 square feet.
18. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees including retrofitting existing
hydrants per department requirements. The 2018 Fire Impact Fee $829.77 per new
single-family residence. 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
Schools: It is anticipated that the Renton School District can accommodate any additional
students generated by this proposal at the following schools: Kennydale Elementary,
McKnight Middle School, and Hazen High School. Kennydale Elementary and Hazen High
would be bussed to their schools while McKnight Middle School students are within
walking distance. The nearest bus stop for Kennydale students is located at NE 12th St
and Aberdeen Ave NE and for Hazen students to nearest stop is at NE 16th St and
Aberdeen Ave NE. The short plat application does not indicate how the proposed
subdivision complies with RCW 58.17.110(2), specifically the finding that existing
sidewalks and other planning features assure safe walking conditions for students or will
be provided concurrent with the subdivision. Therefore, staff recommends as a condition
of approval that the applicant submit a map with the civil construction permit application
that identifies a safe walking route from the subject property to McKnight Middle School
and the two referenced bus stops. Any safe walking gaps along the route shall be
improved by the applicant. The map and any needed improvements shall be reviewed
and approved by the Current Planning Project Manager prior to issuance of the civil
construction permit.
A School Impact Fee, based on new single-family lots, will be required in order to mitigate
the proposal’s potential impacts to the Renton School District. The fee is payable to the
City as specified by the Renton Municipal Code. The 2018 fee is assessed at $6432.00.00
per single-family residence. 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.
DocuSign Envelope ID: 0E9B9F5B-3C28-48AD-A8BE-A4E2B593D45E
City of Renton Department of Community & Economic Development
Avon Short Plat
Administrative Report & Decision
LUA18-000204
Report of October 15, 2018 Page 15 of 15
D_Admin_Report_Avon_Short_Plat_181015
Parks: A Park Impact Fee would be required for the future houses. The 2018 Park Impact
Fee is $2,740.07 per new single-family residence. The fee in effect at the time of building
permit application is applicable to this project and is payable at the time of building
permit issuance.
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: A Preliminary Technical Information Report (TIR) dated February 20, 2018
(Exhibit 6) was submitted by Deccio Engineering Inc. with the Land Use Application. Based
on the City of Renton’s flow control map, the site falls within the City’s Peak Rate Flow
Control Standard (Existing Site Conditions). The site falls within the East Lake Washington
basin. The site is located in Zone 2 of an aquifer protection area. The development is
subject to Directed Drainage Review in accordance with the Renton Surface Water Design
Manual (RSWDM). All nine core requirements and the six special requirements must be
discussed in the final TIR submitted with the civil construction permit.
Drainage Improvements shall be required as part of the frontage improvements for this
project. As shown on the Drainage and Grading Plan, the applicant has proposed
perforated downspouts that are routed to a new catch basin located near the northwest
corner of the subject property. The flows from the proposed catch basin would be
conveyed to the existing City system located in Lincoln Ave NE. Final design of the
stormwater improvements will be reviewed with the civil construction permit.
The development is subject to stormwater system development charges (SDCs). The
2018 SDC is $1,718.00 per lot. The SDC will be collected for each new lot and are due at
the time of construction permit issuance. Credit will be given for the existing house that
is being demolished.
Water: Each new lot requires a separate 1” water service. The service line and meter
will be installed by the City of Renton. A pressure reducing valve is required
downstream of the meter if water pressure exceeds 80 PSI at the meter. The
development is subject to system development charges (SDCs) for water service. The
2018 water SDC for a lot with a 3/4" or 1” water meter is $3,727.00. A credit will be
given for the existing meter. SDCs are due at the time of construction permit issuance.
Sanitary Sewer: There is an existing side sewer serving the existing home. A new PVC
sewer service will be needed to serve each of the new lot. Each lot must have their own
dedicated sewer stub. The existing sewer service will need to be cut and capped at the
property line. The development is subject to system development charges (SDCs) for
sewer service. The SDC for sewer service is based on the size of the domestic water
service. The 2018 sewer SDC for a lot with a 3/4" or 1” water meter is $2,837.00 per
lot. Credit will be given for the existing home to be demolished and replaced. SDCs are
due at the time of construction permit issuance.
I. CONCLUSIONS:
1. The subject site is located in the Residential Medium Density (RMD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 13.
2. The subject site is located in the Residential-8 (R-8) zoning designation and complies with the zoning and
development standards established with this designation provided the applicant complies with City Code
and conditions of approval, see FOF 14.
DocuSign Envelope ID: 0E9B9F5B-3C28-48AD-A8BE-A4E2B593D45E
City of Renton Department of Community & Economic Development
Avon Short Plat
Administrative Report & Decision
LUA18-000204
Report of October 15, 2018 Page 15 of 15
D_Admin_Report_Avon_Short_Plat_181015
3. The proposed Short Plat complies with the Residential Design and Open Space Standards provided the
applicant complies with City Code and conditions of approval, see FOF 15.
4. The proposed Short Plat complies with the Critical Areas Regulations provided the applicant complies
with City Code and conditions of approval, see FOF 16.
5. The proposed Short Plat complies with the subdivision regulations as established by City Code and state
law provided all advisory notes and conditions are met, see FOF 17.
6. The proposed Short Plat complies with the street standards as established by City Code, provided the
project complies with all advisory notes and conditions of approval contained herein, see FOF 17.
7. There are safe walking routes to school provided the applicant complies with conditions of approval, see
FOF 18.
8. There are adequate public services and facilities to accommodate the proposed Short Plat, see FOF 18.
J. DECISION:
The Avon Short Plat, File LUA18-000204, as depicted in Exhibit 2, is approved and is subject to the following
conditions:
1. The applicant shall provide evidence to the Current Planning Project Manager that the existing single-
family residence on the property has been removed prior to submitting the final short plat document
for recording.
2. The applicant shall provide a joint use driveway with a single curb cut onto NE 14th St. The joint use
driveway shall be shown on the civil construction plans to be reviewed and approved by the Current
Planning Project Manager prior to issuance of the construction permit.
3. The applicant shall submit a map with the civil construction permit application that identifies a safe
walking route from the subject property to McKnight Middle School and the two bus stops for
Kennydale Elementary and Hazen High. Any safe walking gaps along the route shall be improved by the
applicant. The map and any needed improvements shall be reviewed and approved by the Current
Planning Project Manager prior to issuance of the civil construction permit.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
_____________
Jennifer Henning, Planning Director Date
TRANSMITTED this 15th day of October, 2018 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
Lakhbir Sing Sandhu, 1011 N 37th
St, Renton, WA 98056
Hamid Korasani, Sazei Design
Group, 6608 110th Ave NE,
Kirkland, WA 98033
TRANSMITTED this 15th day of October, 2018 to the Parties of Record:
Becky Dahl, 1321 Monterey Ave
NE, Renton, WA 98056
Claudette Bergman, 2208 NE 12th
St, Renton, WA 98056
Don Sleight, 1328 Monterey Ave
NE, Renton, WA 98056
DocuSign Envelope ID: 0E9B9F5B-3C28-48AD-A8BE-A4E2B593D45E
10/15/2018 | 10:48 AM PDT
City of Renton Department of Community & Economic Development
Avon Short Plat
Administrative Report & Decision
LUA18-000204
Report of October 15, 2018 Page 15 of 15
D_Admin_Report_Avon_Short_Plat_181015
TRANSMITTED this 15th day of October, 2018 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
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 October 29, 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.
EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single
one (1) year extension may be requested pursuant to RMC 4-7-070.M.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal
appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: 0E9B9F5B-3C28-48AD-A8BE-A4E2B593D45E
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Avon Short Plat
Land Use File Number:
LUA18-000204, SHPL-A
Date of Report
October 15, 2018
Staff Contact
Matt Herrera
Senior Planner
Project Contact/Applicant
Lakhbir Sing Sandhu
1011 N 37th St, Renton, WA
98056
Project Location
1909 NE 14th St.
The following exhibits are included with the ERC report:
Exhibit 1: Staff Report
Exhibit 2: Preliminary Short Plat
Exhibit 3: Landscape Plan
Exhibit 4: Frontage Improvement Plan
Exhibit 5: Drainage and Grading Plan
Exhibit 6: Technical Information Report prepared by Deccio Engineering dated February 20, 2018
Exhibit 7: Advisory Notes
DocuSign Envelope ID: 0E9B9F5B-3C28-48AD-A8BE-A4E2B593D45E
EXHIBIT 2RECEIVED
08/13/2018 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 0E9B9F5B-3C28-48AD-A8BE-A4E2B593D45E
RECEIVED
08/13/2018 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 0E9B9F5B-3C28-48AD-A8BE-A4E2B593D45E
RECEIVED
08/13/2018 mherrera
PLANNING DIVISION
DocuSign Envelope ID: 0E9B9F5B-3C28-48AD-A8BE-A4E2B593D45E
.#0&5%#2'2.#06+0)5%*'&7.'
TREES
SYMBOL QTY BOTANICAL / COMMON NAME SIZE CONDITION
SHRUBS
SYMBOL QTY BOTANICAL / COMMON NAME SIZE CONDITION
GROUND COVER
SYMBOL QTY BOTANICAL / COMMON NAME SIZE CONDITION
ORIGIN
1031 185TH AVE NE
SNOHOMISH, WA 98290
TEL: 425.346.1905
DESIGN GROUP
STATE OF
WASHINGTON
LICENSED
LANDSCAPE ARCHITECT
KRYSTAL LOWE
LICENCE NO. 1206
SW 1/4 OF SE 1/4 OF SEC. 5, TWP. 23 N., RNG. 5 E., W.M
CITY OF RENTON, STATE OF WASHINGTON
)'0'4#.016'5
The General Contractor is to provide subgrades 4" below hard surfaces plus/minus .1 foot.
All rough grading shall be positive, draining away from all structures.
All stones larger than 1.5" diameter shall be removed from the growing medium.
Topsoil shall be placed at a minimum depth of 6" in all lawn and bed areas.
Topsoil shall be tilled into the existing subgrade to eliminate soil interface problems.
All bed areas to receive 2" of fine ground fir or hemlock bark, composition mulches are not an
acceptable alternative.
Trees and shrubs are to be planted at a depth 3/4" higher than the level that they were grown in the
Nursery.
Bark mulch is not to be placed above the root crown.
All plants shall at least conform to the minimum standard established by the American Association of
nurserymen.
Lawn areas are to be hydroseeded per manufacturer's specifications, or equivalent. Remove all stones
larger than 1" from lawn areas.
Equivalent plant material substitutions may be allowed with prior approval by the Landscape Architect.
If the site work is different than shown on the Landscape Plan, or poor soils and debris are discovered,
requiring changes to the Landscape Plan, contact the Landscape Architect for instruction.
The Landscape Contractor is responsible for maintaining the landscape during installation, until final
acceptance by the owner's representative.
The Landscape Contractor shall warranty all materials and workmanship for a period of one year, from
the time of final acceptance.
During the warranty period, the Landscape Contractor will not be responsible for plant death caused by
unusual climatic conditions, vandalism, theft, fire, or poor maintenance practices. The Landscape
Architect shall have sole authority to determine the cause of death.
Plant counts provided are estimates only. contractor is responsible for calculating all final area and
counts.
N
SCALE:
SHRUB PLANTING
TREE STAKING
SCALE:
2
NTS1
NTS
1
1
SCALE:
GROUNDCOVER PLANTING3
NTS16'&Ä::Ä::::#810A5*146A2.#6
.#0&5%#2'A2.#0#810A5*146A2.#6CITY OF
RENTON..7# ::Ä:::::% ::Ä::::::#810A5*146A2.#64Ä::::::
IN COMPLIANCE WITH CITY OF RENTON STANDARDS 24 ::Ä::::::All proposed plants have naturalized to the Pacific Northwest. Once, established
irrigation will not be required. For the first growing season, temporary irrigation by
means of hand watering truck shall be provided by the developer. Landscape areas
shall be watered 3 times a week during the months of June-September. If there is an
unusually dry summer, watering days may need to be increased by 1 or 2 days.
+44+)#6+10#55'55/'06
N 8+%+0+6;/#2
065
Two (2) significant trees or two (2) new trees for every five thousand (5,000) sf of lot
area.
Lot A : (5,980/5000) x 2= 2 Required Trees
2 Trees Provided
Lot B : (5,980/5000) x 2= 2 Required Trees
2 Trees Provided
/+0+/7/64''&'05+6;
EXHIBIT 3
RECEIVED
03/19/2018
mherrera
PLANNING DIVISION
DocuSign Envelope ID: 0E9B9F5B-3C28-48AD-A8BE-A4E2B593D45E
EXHIBIT 4RECEIVED03/19/2018mherreraPLANNING DIVISIONDocuSign Envelope ID: 0E9B9F5B-3C28-48AD-A8BE-A4E2B593D45E
30'INGRESS, EGRESS & UTILITYEASEMENTRC.NO.5380145EXHIBIT 5RECEIVED03/19/2018mherreraPLANNING DIVISIONDocuSign Envelope ID: 0E9B9F5B-3C28-48AD-A8BE-A4E2B593D45E
DECCIO Engineering Inc.
17217 7th Avenue W.
Bothell, WA. 98012
(206) 390-8374
Fax: (425) 741-8214
Avon 2-Lot Short Plat
# 18------
Drainage Design Report,
O&M Manual & SWPP Report
Property Location:
1909 NE 14th Street
Renton, WA
February 20, 2018
Prepared for:
Avon Development
EXHIBIT 6
RECEIVED
03/19/2018
mherrera
PLANNING DIVISION
DocuSign Envelope ID: 0E9B9F5B-3C28-48AD-A8BE-A4E2B593D45E
Deccio Engineering Inc Page i
TABLE OF CONTENTS
SECTION 1 PROJECT OVERVIEW
o Figure 1: TIR Worksheet
o Figure 2: Site Location Map
o Figure 3: Existing Site Conditions
SECTION 2 CONDITIONS & REQUIREMENTS SUMMARY
City of Renton Requirements
SECTION 3 OFF-SITE ANALYSIS
Sensitive Areas Map
Drainage Complaint Map
o Figure 4: Upstream and Downstream Flow Map
o Figure 5: Downstream System Table
SECTION 4 FLOW CONTROL & WATER QUALITY ANALYSIS AND DESIGN
o Figure 6: Soils Logs
o Figure 7: Developed Conditions Map
o Infiltration Requirements
o Soil Management Plan
SECTION 5 CONVEYANCE SYSTEM ANALYSIS AND DESIGN
SECTION 6 SPECIAL REPORTS AND STUDIES
SECTION 7 OTHER PERMITS
SECTION 8 CSWPPP ANALYSIS AND DESIGN
SECTION 9 BONDS, SUMMARIES AND COVENANTS
SECTION 10 OPERATIONS AND MAINTENANCE MANUAL
Operations and Maintenance Procedures
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TIR SECTION 1 PROJECT OVERVIEW
Project:
Avon Development 2-lot Short Plat
Site Information:
The proposed project is the construction of a 2-lot short plat. The site is located 1909
NE 14th Street, Renton WA. More generally the site is located within SE ¼ of of the
SE ¼ of Section 05, Township 23 North, Range 05 East, W.M., see Figure 2: Vicinity
Map. The site is bordered by residential lots on the south, east, and west sides of the
site.
Pre-developed Site Conditions:
The site is 11,960 sf and contains an existing home, driveway, patio and walkway and
landscaping with a total existing impervious area of 4,254 sf. The lot slopes from
north-east to south-west with all runoff leaving the site along the south-west property
line. There are no known sensitive areas on site. The soils report prepared for the site
show the site soils to be till and not suitable for infiltration . Please refer to Figure 3:
Existing Conditions Map..
Developed Site Conditions:
The project will consist of construction of a 2-lot short plat with two single family
dwellings and driveways. Half Street frontage improvements in the form of curbs, gutters,
sidewalks and landscape strip will be required on NE 14 th Street. Please refer to Figure 7:
Developed Conditions Map
The total proposed impervious area is 7,412 sf as follows:
Lot 1: 3,082 sf (Roof: 2,465 sf, Patios & Walks: 320 sf, Driveways: 297 sf)
Lot 2: 3,082 sf (Roof: 2,465 sf, Patios & Walks: 320 sf, Driveways: 297 sf)
NE 14th ST: 1,248 sf (Pavement: 728 sf (7’x104’) S-walk: 520 sf)
Total Area – Replaced Area = 7,412 sf - 4,254 sf = 3,158 sf of new impervious area.
Under Section 1.1.2.1 “Small Site Drainage Review” “Threshold” 1 st Paragraph, since
project is under 10,000 sf of total impervious area after January 8, 2001 and under the
5,000 sf of NEW impervious area, it is exempt from detention and therefore qualifies for
Small Site Drainage Review.
However, since the site is proposing a new storm pipe a “Targeted Drainage Report” is
required per Table 1.1.2.A.
The project will use the Design Requirement’s under “Appendix C” of the 2017 City of
Renton Surface Water Design Manual. Specifically, Section C.1.3.2 for small lots
under 22,000 sf
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Figure 1: TIR Worksheet
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Figure 1: TIR Worksheet
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Figure 1: TIR Worksheet
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Figure 1: TIR Worksheet
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Figure 1: TIR Worksheet
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Figure 2: Site Location Map
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Figure 3: Drainage Basins, Sub-basins and Site Characteristics
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Figure 3 Con’t: Drainage Basins, Sub-basins and Site Characteristics
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Figure 4. Soils Memo
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TIR SECTION 2 CONDITIONS & REQUIREMENTS SUMMARY
The City of Renton has adopted the City of Renton 2017 storm water manual which governs the
design of stormwater systems to serve this project. The Core and Special Requirements are being
met in the following manner:
City of Renton 2017 storm water manual Core Requirements:
1. Discharge at the Natural Location
Under 1.2.1-2, The surveyed contours show all runoff leaves the site towards the south-
west. The drainage design proposes to use BMP’s to address the runoff with the flow
leaving the site along the south-west side maintaining the natural discharge location.
2. Off-site Analysis
The Level 1 downstream analysis showed that there will be minimal impacts on the
downstream conditions, since the site proposes to use small site BMP’s to address all
stormwater runoff.
3. Flow Control
The site is exempt from flow control and will provide BMP’s as outlined in Appendix C
Small Site Drainage requirements.
4. Conveyance System
A new 12-inch storm pipe is required on the frontage improvements on NE 14th Street.
The flow is minimal since it only picks up 106 feet of the roadway and the on-site
improvements .
5. Temporary Erosion & Sediment Control
All TESC measures proposed will conform to the 2009 KCSWDM during construction,
Refer to Section 9 of this TIR for additional information. The measures shown on the
TESC plans include: Clearing limits, sediment control, soil stabilization, BMP’s
maintenance and construction sequence
6. Maintenance & Operations
Maintenance and Operations manual has been provided. Note that a “Declaration of
Covenant” may be required. See Section 10.
7. Financial Guarantees & Liability
A completed bond quantity worksheet is not required
8. Water Quality
Since new pollution generating impervious surface is less than 5,000 sf, water quality is
not required. Refer to Section 4 of this report.
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City of Renton 2017 storm water manual Special Requirements:
1. Other Adopted Area-Specific Requirements
There are no area-specific requirements for this project site.
2. Floodplain/Floodway Delineation
A review of the FEMA FIRM panels for the site, shows that the site and area of work is
outside any floodplain areas and site does not contain any floodplain/floodway
delineations.
3. Flood Protection Facilities
There are no flood protection facilities located on or directly adjacent to the site.
4. Source Control
This final site does not meet the threshold for source control requirements.
5. Oil Control
This final site does not meet the threshold for oil control requirements.
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City of Renton Conditions
FINDINGS/CONCLUSIONS:
To be determined
TIR SECTION 3 OFF-SITE ANALYSIS
TASK 1 – STUDY AREA DEFINITIONS AND MAPS
Overview
This section of the TIR is a Level 1 Downstream Analysis per the City of Renton 2017 storm
water manual Section 2.3.
The project will consist of construction of a 2 -lot short plat with two single family dwellings and
driveways. Half Street frontage improvements in the form of curbs, gutters, sidewalks and landscape
strip will be required on NE 14th Street., see Figure 2: Vicinity Map. The site is bordered by
residential lots on the north, south, east, and west sides of the site.
Upstream Drainage Analysis / Upstream Contributing Area
Based on the site contours, there is no off-site drainage from upstream areas draining onto the
site. To the north is NE 14th Street which serves to intercept any off-site runoff from the north.
The site itself slopes from north to south-west eliminating any off-site runoff from the east and
west sides of the site. Therefore the drainage is limited to the site itself.
TASK 2 – RESOURCE REVIEW
Adopted Basin Plan
The site is located in the East Lake Washington Basin which flows into Puget Sound.
Community Plan
The site is located in the East Lake Washington Basin Planning Area.
Basin Reconnaissance Summary Report
We are not aware of a current Basin Reconnaissance Summary Report for this area.
Critical Drainage Area
The site is not considered to be within a critical drainage area as defined by the 2009 KCSWDM.
A review of the DOE “water quality assessment” web site shows that the section of the site
discharges into is not on the DOE 303(d) list.
Sensitive Area Maps
Per City of Renton the site does contain areas of steep slope with a potential for landslide hazard
sensitive areas. (See “Sensitive Areas Map”)
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Soils Survey
The soils logs for the site show the site soils to be a till and not suitable for infiltration
Wetland / Stream Inventory
No known wetlands or streams exist with-in the area of grading.
A review of the FEMA FIRM panels for the site, shows that the site and area of work is outside
any floodplain areas and site does not contain any floodplain/floodway delineations.
Drainage Complaints
There appeared to be no drainage complaints downstream of the site.. (See “Drainage
Complaints Map”)
TASK 3 – FIELD INSPECTION
A Level 1 site inspection was performed on November 15, 2017. The weather was overcast with
temperatures around 55 degrees. The inspection focused on identifying potential downstream
drainage and water quality problems
As previously indicated, the site slopes to the south-west with all runoff leaving along the south
side of the site
TASK 4 – DRAINAGE SYSTEM DESCRIPTION, AND PREDICTED DRAINAGE AND
WATER QUALITY PROBLEMS
OFFSITE LEVEL ONE DOWNSTREAM ANALYSIS
1. The runoff leaves the property along the south-west side then sheet flows south with:
Overland flow for a distance of 800 feet south-west, where it flows into the storm system
serving I-405.
2. The I-405 drainage system then flows west through the NE Park Drive and I-405
intersection for a distance of 1,000 feet, then west along the north side of NE Park Drive.
3. It then turns north and flows under Lake Washington Blvd discharging into a stream.
4. This stream flows for a distance of 1,500 feet though Gene Coulon Memorial park before
discharging into the south end of Lake Washington. 3,500 feet away
The total distance covered is just over 1-mile
Note: There was no access to most of the downstream area. These areas were on private property
or on I-405 right of way and not accessible to inspection.
Basin 1 Predicted Drainage and Water Quality Problems
The steep slopes located along the freeway may have erosion issues. However, since most of the
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downstream including the discharge locations were on private property and not accessible to
inspection, no drainage issues could be confirmed.
TASK 5 MITIGATION OF EXISTING OR POTENTIAL PROBLEMS
The project proposes to use small site BMP’s to address the storm water runoff from the
proposed site improvements, thus mitigating any downstream impacts.
Figure 5: Upstream Area and Downstream Flow Map
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Figure 6: Downstream System Table
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Drainage Complaints
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Erosion Hazard Map
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Landslide Hazard Map
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TIR SECTION 4 FLOW CONTROL & WATER QUALITY
ANALYSIS AND DESIGN
The project will consist of construction of a 2 -lot short plat with two single family dwellings and
driveways. Half Street frontage improvements in the form of curbs, gutters, sidewalks and
landscape strip will be required on NE 14th Street.
Under Section 1.1.2.1 “Small Site Drainage Review” “Threshold” 1 st Paragraph The project is
under 10,000 sf of total impervious area after January 8, 2001 and is under the 5,000 sf of NEW
impervious area and is exempt from detention.
The total proposed impervious area is 7,412 sf as follows:
Lot 1: 3,082 sf (Roof: 2,465 sf, Patios & Walks: 307 sf, Driveways: 310 sf)
Lot 2: 3,082 sf (Roof: 2,465 sf, Patios & Walks: 307 sf, Driveways: 310 sf)
NE 14th ST: 1,248 sf (Pavement: 728 sf (7’x104’) S-walk: 520 sf)
Total Imper Area – Replaced Imperv Area = 7,412 sf - 4,254 sf = 3,158 sf of new impervious area.
Per Appendix C Section C.1.3.1, the following BMP’s were reviewed and analyzed for use:
Full Infiltration: The soils were found to not be suitable for infiltration.
Limited Infiltration: The soils were found to not be suitable for infiltration.
Rain Gardens: Not feasible due to site constraints and with NO safe overflow path
(overflow would be onto adjacent properties.)
Bioretention: Not feasible due to site constraints and with NO safe overflow (overflow
would be onto adjacent properties)
Permeable Pavement: The soils are not suitable for infiltration.
Basic Dispersion: (Splash Locks, Rock Pads, Gravel Filled Trenches, Sheet Flow) Not
feasible, the 25-foot flow paths cannot be met.
Reduced Impervious Surface Credit: The amount of impervious area is just enough to
allow driveway access and parking.
Native Growth Retention Credit: Not feasible due to the small area of each lot.
Tree reduction Credit: not feasible, the site has no significate trees.
Soil Amendment BMP’s: Will be used on site
Perforated Pipe Connection: Will be used.
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Due to the site constraints and soils type the only BMP that is feasible is having all downspouts tied
into perforated stub outs prior to discharging into the street’s storm drain system
The project will use the BMP’s as outlined in the Small Site Drainage Design under “Appendix C”
of the City of Renton 2017 storm water manual. Specifically, Section C.1.3.2 for small lots under
22,000 sf
Since the total driveway PGIS area is under 5,000 sf, water quality treatment is not required.
Water Quality Exemption
Since the total PGIS surface is 1,322 sf and under the 5,000 sf threshold, the site is exempt from
water quality
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Figure 7: Developed Conditions
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TIR SECTION 5 CONVEYANCE SYSTEM ANALYSIS AND
DESIGN
PIPE CAPACITY: ROADWAY
The 12- CPEP pipe from the roadway was sized to handle the runoff from the 100-year storm from
both the roadway and site improvements. (See “Pipe Conveyance Charts” at the back of report
The pipe will convey the runoff of 6,164 sf of impervious area from the two lots and the half street
area and sideway areas of 2,400 sf from NE 14th Street.
The total area to be conveyed is 8,544 sf or 0.20 acres. With a 100-yr flow of 0.90 cfs from the
SBUH Results.
Using D.O.T. Chart 35 "Design Charts For Open Channel Flow":
12" CPEP Pipe Slope: 0.50 % Minimum Slope,
Mannings: n = .012
100-Year Dev. Flows: 0.90 cfs Design Flow
Capacity Results:
12" Pipe Capacity: = 2.50 cfs (flowing full) > 1.50 cfs required
Velocity: = 3.25 fps > 3.00 fps required
Therefore the 12" CPEP is adequate.
TIR SECTION 6 SPECIAL REPORTS AND STUDIES
None Required.
TIR SECTION 7 OTHER PERMITS
Below is the list of anticipated permits required for this project. Other permits may be required
that are not mentioned below.
Building Permit – New Single Family Residence
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TIR SECTION 8 CSWPPP ANALYSIS AND DESIGN
For the purposes of this report, several standard erosion control procedures will be utilized by the
contractor to minimize the amount of erosion and sedimentation perpetuated by the construction
of the site. Furthermore, these techniques are proposed for the Construction Stormwater Pollution
Prevention Plan (CSWPPP) and should be reviewed and instituted by the onsite contractor.
Some of the measures include filter fabric fence, and standard ground cover practices, A
construction sequence will also be used to minimize the impacts of erosion due to construction.
ESC Plan Analysis and Design (Part A)
1. At just under 12,000 sf the site is small requiring only minimal ESC measures. The 12-
Elements of a Construction CSWPPP listed below, discuss and describe the appropriate
ESC measure to be used.
2. Due to the small size of the site, no ESC facilities are proposed. Therefore, no analysis of
the site’s ESC facilities was required. The proposed BMPs consist of standard items
including: filter fences, construction entrance, CB inlet protection and plastic cover, etc.
No sediment traps are proposed.
3. The site is fairly flat and the areas of high erosion are minimal and will be controlled by the
filter fence around the perimeter of the site.
4. There were no special reports done for the site.
5. No exceptions or modifications are proposed of the “Erosion and Sedimentation Control
Standards”
ESC Plan Analysis and Design (Part B)
A full SWPP Plan and report will be prepared for the site after preliminary approval is received.
THE 12 ELEMENTS OF A CONSTRUCTION CSWPPP
1. Preserve Vegetation/Mark Clearing Limits: The clearing limits are indicated on the plan
sheet. Furthermore, clearing and grading will be limited to only areas that need to be disturbed
for grading/construction of the road surface to preserve as much natural vegetation as possible.
Field marking the clearing limits shall be completed prior to clearing and grubbing activities.
BMP's: Preserve Natural Vegetation (VEG)
Field Marking Clearing Limits (CL)
2. Establish Construction Access: Access to the construction site shall be limited to the rock
construction entrance. The construction entrance shall be extended to provide access to the
construction vehicle/equipment staging and employee parking areas.
BMP's: Stabilized Construction Entrance (CE)
3. Control of Flow Rates: Storm water detention: No detention is proposed for the site since the
increase in volume is minimal
4. Installation of Perimeter Sediment Controls: Sediment control will be provided through a
combination of filtration through the surround on-site vegetation, filter fence, straw bails,
BMP's: Silt Fence (FF)
5. Soils Stabilization: Temporary and permanent soil stabilization will be provided. Temporary
stabilization will be provided through the application of straw and/or plastic sheeting to
exposed, worked earth. From October 1 until April 30, no exposed soil may remain exposed and
unworked for more than two days; after May 1, no exposed soil may remain exposed and
unworked for more than seven days.
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BMP's: Plastic Sheeting,
6. Slope Protection: Slopes shall be protected from erosion through cover and prevention of
concentrated surface runoff flows.
BMP's: Plastic Sheeting,
7. Protection of Permanent Drain Inlets and Dust/Mud Control: Inlet protection will be
provided for all catch basins.
BMP’s: Inlet Protection
BMP’s: Street Sweeping and watering of dust areas
8. Stabilization of Channels and Outlets: All channel slopes shall be constructed and protected
against erosion in accordance with City of Renton
BMP's: None required
9. Pollutant Control: Pollutants shall be controlled as described in the Po tential Pollutants section
of this SWPPP.
10. Dewatering Control: De-watering: Interception of the water table is not expected to occur,
even if there is an increase in precipitation. However, should ground water flows be
encountered, the flows can be directed to on site native vegetation for cleanup.
BMP's: Native vegetation (As Required)
11. BMP Maintenance: All BMP's and SWPPP elements shall be inspected daily and maintained
as required.
12. Project Management: The project shall be managed in a cooperative effort by the project
manager, contractor, engineer, and the county inspector. During the construction process, if
unforeseen issues arise that cannot be resolved on site, construction activity (other than SWPPP
maintenance) shall be halted and the county inspector and the project engineer are to be
contacted and informed of the situation. The Erosion Control Lead TBD
Since the project is for residential lots, under SCC 30.63 A.530, (2) the project does not fall under
the “High Use Sites” covering commercial or industrial sites.
BMP C-151: Concrete Handling (Design and Installation Specifications)
Concrete truck chutes, pumps, and internals shall be washed out only into formed areas awaiting
installation of concrete or asphalt. Unused concrete remaining in the truck and pump shall be
returned to the originating batch plant for recycling.
Hand tools including, but not limited to, screeds, shovels, rakes, floats, and trowels shall be
washed off only into formed areas awaiting installation of concrete or asphalt.
Equipment that cannot be easily moved, such as concrete pavers, shall only be washed in areas
that do not directly drain to natural or constructed stormwater conveyances.
Washdown from areas such as concrete aggregate driveways shall not drain directly to natural or
constructed stormwater conveyances.
When no formed areas are available, washwater and leftover product shall be contained in a lined
container. Contained concrete shall be disposed of in a manner that does not violate groundwater or
surface water quality standards
Maintenance Standards:
Containers shall be checked for holes in the liner daily during concrete pours and repaired the same
day
Soil Management Plan for “Post Construction Soil Standard”
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The top soils will be stockpile on-site and reused per “Implementation Options #4b “Amend
existing soil in place per the Post Construction Soil Standard” which requires “Stockpile existing
top soils during grading and replace it prior to planting…” In addition, the soils will be required to
be tested for organic compliance. See the following requirements.
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Amend Existing Soils, Purpose and Definition
Naturally occurring (undisturbed) soil and vegetation provide important stormwater functions including: water
infiltration; nutrient, sediment, and pollutant adsorption; sediment and pollutant biofiltration; water interflow storage
and transmission; and pollutant decomposition. These functions are largely lost when development strips away
native soil and vegetation and replaces
it with minimal topsoil and sod. Not only are these important stormwater functions lost, but such landscapes
themselves become pollution- generating pervious surfaces due to increased use of pesticides, fertilizers and other
landscaping and household/industrial chemicals, the
concentration of pet wastes, and pollutants that accompany roadside litter.
Establishing soil quality and depth regains greater stormwater functions in the post development landscape, provides
increased treatment of pollutants and sediments that result from development and habitation, and minimizes the need
for some landscaping chemicals, thus reducing pollution through prevention.
Applications and Limitations
Establishing a minimum soil quality and depth is not the same as preservation of naturally occurring soil and
vegetation. However, establishing a minimum soil quality and depth will provide improved on-site management of
stormwater flow and water quality.
Soil organic matter can be attained through numerous materials such as compost, composted woody material,
biosolids, and forest product residuals. It is important that the materials used to meet the soil quality and depth
BMP be appropriate and beneficial to the plant cover to be established. Likewise, it is important that imported
topsoils improve soil conditions and do not have an excessive percent of clay fines.
Design Guidelines
Soil retention. The duff layer and native topsoil should be retained in an undisturbed state to the
maximum extent practicable. In any areas requiring grading remove and
stockpile the duff layer and topsoil on site in a designated, controlled area, not adjacent to public
resources and critical areas, to be reapplied to other portions of the site where feasible.
Soil quality. All areas subject to clearing and grading that have not been covered by impervious surface,
incorporated into a drainage facility or engineered as structural fill or slope shall, at project completion,
demonstrate the following:
I. A topsoil layer with a minimum organic matter content of ten percent dry weight in planting beds,
and 5% organic matter content (based on a loss-on-ignition test) in turf areas, and a pH from
6.0 to 8.0 or matching the pH of the original undisturbed soil. The topsoil layer shall have a
minimum depth of eight inches except where tree roots limit the depth of incorporation of
amendments needed to meet the criteria. Subsoils below the topsoil layer should be scarified at
least 4 inches with some incorporation of the upper material to avoid stratified layers, where
feasible.
2. Planting beds must be mulched with 2 inches of organic material
3. Quality of compost and other materials used to meet the organic content
requirements:
a. The organic content for -pre-approved” amendment rates can be met only using compost that
meets the definition of -composted materials” in WAC I73-350-220. This code is available
online at: http://www.ecy.wa.gov/programs/swfa/facilities/350.html.
Compost used in bioretention areas should be stable, mature and derived from yard debris, wood waste, or other
organic materials that meet the intent of the organic soil amendment specification. Biosolids and manure
composts can be higher in bio-available phosphorus than compost derived from yard or plant waste and therefore
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are not allowed in bioretention areas due to the possibility of exporting bio-available phosphorus in effluent.
The compost must also have an organic matter content of 35% to 65%, and a carbon to nitrogen ratio below 25:I.
The carbon to nitrogen ratio may be as high as 35:I for plantings composed entirely of plants native to the Puget
Sound Lowlands region.
b. Calculated amendment rates may be met through use of composted materials as defined above;
or other organic materials amended to meet the carbon to nitrogen ratio requirements, and
meeting the contaminant standards of Grade A Compost.
The resulting soil should be conducive to the type of vegetation to be established.
Implementation Options: The soil quality design guidelines listed above can be met by using one of the
methods listed below.
I. Leave undisturbed native vegetation and soil, and protect from compaction during construction.
2.Amend disturbed soil according to the following procedures:
b. Scarify subsoil to a depth of one foot
c. In planting beds, place three inches of compost and till in to an eight-inch depth.
d. In turf areas, place two inches of compost and till in to an eight-inch depth.
e. Apply two to four inches of arborist wood chip, coarse bark mulch, or compost mulch to
planting beds after final planting.
Alternatively, disturbed soil can be amended on a site-customized manner so that it meets the soil
quality criteria set forth above, as determined by a licensed engineer, geologist, landscape architect, or
other person as approved by City of Renton.
3. Stockpile existing topsoil during grading, and replace it prior to planting. Stockpiled topsoil must
be amended if needed to meet the organic matter and depth requirements by following the
procedures in method (2) above).
4. Import topsoil mix of sufficient organic content and depth to meet the organic matter and depth
requirements.
5. More than one method may be used on different portions of the same site. Soil that already meets
the depth and organic matter quality standards, and is not compacted, does not need to be
amended.
Maintenance
Soil quality and depth should be established toward the end of construction and once established,
should be protected from compaction, such as from large machinery use, and from erosion.
Soil should be planted and mulched after installation.
Plant debris or its equivalent should be left on the soil surface to replenish organic matter.
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TIR SECTION 9 BONDS, SUMMARIES AND COVENANTS
All the necessary documents listed below will be included in the Full TIR report after
preliminary approval is received.
These will include:
Bond Quantities,
Flow Control and Water Quality Facility Summary Sheet and Sketch
Declaration of Covenant for Privately Maintained Flow Control and WQ Facilities
Declaration of Covenant for Privately Maintained Flow Control BMPs
TIR SECTION 10 OPERATIONS AND MAINTENANCE
MANUAL
Stormwater System Description
The stormwater system for the site is fairly basic and contains the following elements:
12-inch storm pipe
Catch basin
The stormwater runoff from the site improvements flows over to street catch basin.
Water quality treatment is not a requirement for the site since it is under the 5,000 sf threshold.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 1 LUA18-000204
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: Matt Herrera, 425-430-6593, mherrera@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. Commercial, multi-family, 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 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 wa y within the
area defined by the drip line of any tree to be retained.
6. 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 ret ained 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.
7. 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, 425-430-7291, JTJohnson@rentonwa.gov)
1. See Attached Development Engineering Memo September 18, 2018
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee per Ordinance 5825 applies.
EXHIBIT 7
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 18, 2018
TO: Matt Herrera, Senior Planner
FROM: Justin Johnson, Civil Engineer III, Plan Reviewer
SUBJECT: Avon Short Plat
1909 NE 14th St
LUA18-000204
I have completed a preliminary review of the application for the Avon Short Plat, at 1909 NE 14th St.
The King County Parcel Number is 3343902566. The applicant is proposing to subdivide the lot into two
parcels. One of the subdivided lots would contain a modified version of the existing home and the other
would contain a new home.
EXISTING CONDITIONS
The Site is approximately .27 acres in size and is square in shape. The existing site is developed with an
existing single family residence and a small amount of trees located throughout the parcel. The lot is
located in the Aquifer Protection Area: Zone 2, and contains regulated slopes.
WATER Water service is provided by the City of Renton. The site is in the Highlands service area
in the 435’ hydraulic pressure zone. The approximate static water pressure in NE 14th
Street is 67 psi at an elevation of 276. There is an existing 8” ductile iron water main
north of the site in NE 14th Street that can deliver 1,900 gallons per minute (gpm).
Reference Project File WTR2702909 in COR Maps for record drawings. An existing ¾-
inch water meter is provided for the existing building on site.
SEWER Sewer service is provided by the City of Renton. There is an existing 8” concrete sewer
running east to west along the southern frontage of NE 14th Street north of the site.
Reference Project File WWP2700144 in COR Maps for record drawings. An existing 6-
inch side sewer service is provided to the existing building on site.
STORM There is no stormwater conveyance system along the project’s NE 14th Street project
frontage. Drainage from the site either infiltrates or sheet flows towards the southwest.
There is an existing 12” PVC storm drain located along the south side of NE 14th Street
that flows from west to east and begins at an existing Type 1 Catch Basin located
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September 18, 2018
approximately 10’ northeast of the site’s northeast corner. There is an existing storm
drainage system located to the north of the property. Applicant will need to show a
connection to the existing system.
STREETS NE 14th Street is a residential access street with a pavement width of approximately 16
feet of pavement. There are no planter strips or sidewalks located on either side of the
roadway.
CODE REQUIREMENTS
WATER
1. Each new lot requires a separate 1” water service. The service line and meter will be installed
by the City of Renton. A pressure reducing valve is required downstream of the meter if water
pressure exceeds 80 PSI at the meter.
2. The development is subject to system development charges (SDCs) for water service. The 2018
water SDC for a lot with a 3/4" or 1” water meter is $3,727.00. A credit will be given for the
existing meter. SDCs are due at the time of construction permit issuance.
3. The 2018 water service installation fee for a service line is $2,850.00. This fee is payable at
construction permit issuance.
4. The 2018 drop-in water meter fee is $400.00 for a 3/4-inch meter or $460.00 for a 1-inch meter.
This fee is payable at building permit issuance. Credit will be given for the existing meter.
5. The 2018 fire impact fees are currently applicable at the rate of $829.77 per single family unit.
Fee is paid at time of building permit issuance. Credit will be given for the existing home to be
demolished and replaced.
6. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria. Sizing calculations
shall be provided to the City.
7. Fire hydrant requirements per the fire department shall be met.
8. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings up to
3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 feet, a
minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required
within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500
gpm. No additional fire hydrants would be required.
a. There are two existing fire hydrants in the parcel vicinity. One is located approximately
55 feet north of the site’s northwest corner. The other is located approximately 95 feet
northeast of the site’s northeast corner at the intersection of NE 14th Street and
Monterey Avenue NE. One of the existing fire hydrants will need to be retrofitted per
Fire Department requirements.
SEWER
1. The development is subject to system development charges (SDCs) for sewer service. The SDC
for sewer service is based on the size of the domestic water service. The 2018 sewer SDC for a
lot with a 3/4" or 1” water meter is $2,837.00 per lot. Credit will be given for the existing home
to be demolished and replaced. SDCs are due at the time of construction permit issuance.
2. There is an existing side sewer serving the existing home. A new PVC sewer service will be
needed to serve each of the new lot. Each lot must have their own dedicated sewer stub.
3. The existing sewer service will need to be cut and capped at the property line. The existing stub
can be re-used as long as the applicant receives approval from the City of Renton Sewer
Department Manager.
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STORM
1. The development is subject to stormwater system development charges (SDCs). The 2018 SDC
is $1,718.00 per lot. The SDC will be collected for each new lot and are due at the time of
construction permit issuance. Credit will be given for the existing house that is being
demolished.
2. A Preliminary Utility Plan and Technical Information Report (TIR), dated February 20, 2018, was
submitted by Deccio Engineering Inc. with the Land Use Application. Based on the City of
Renton’s flow control map, the site falls within the City’s Peak Rate Flow Control Standard
(Existing Site Conditions). The site falls within the East Lake Washington basin. The site is
located in Zone 2 of an aquifer protection area. The development is subject to Directed
Drainage Review in accordance with the Renton Surface Water Design Manual (RSWDM). All
nine core requirements and the six special requirements must be discussed in the TIR.
a. Preliminary TIR currently references the 2009 KCSWDM. Update TIR and project to
reflect 2017 RSWDM as required by code.
b. Project must comply with Directed Drainage Review Requirements.
i. Use Flow Chart to confirm (Figure 1.1.2.A of the 2017 RSWDM).
1. This project is a single-family residential project, not a redevelopment
project; see definitions in the manual.
c. Flow Control Facilities must be provided. This project is not exempt due to the new
plus replaced impervious surface exceeding 5,000 SF. However, the project may be
exempt from the flow control facility requirement if the project is shown to generate
no more than a 0.15-cfs increase (when modeled using 15 minute time steps) in the
existing condition 100-year peak flow (Section 1.2.3 of the 2017 RSWDM). For this
calculation, on-site BMP sizing credit for flow control facilities may be applied (Section
1.2.9.4 of the 2017 RSWDM).
d. A completed bond quantity worksheet is required as part of the civil construction
permit application. Please update TIR to reflect this.
e. This site falls within an Aquifer Protection Area. Please include information on Special
Requirement #6 in your TIR.
f. On-site BMPs satisfying Core Requirement #9 will be required for the site. On-site
BMPs shall be evaluated in order of preference by feasibility as described in Section
C.1.3 of the 2017 RSWDM.
3. There is no stormwater conveyance system along the project’s NE 14th Street frontage.
Drainage from the site either infiltrates or sheet flows towards the southwest. There is an
existing 12” PVC storm drain located along the southern frontage of NE 14th Street that flows
from west to east and begins at an existing Type 1 Catch Basin located approximately 10’
northeast of the site’s northeast corner.
4. Drainage improvements along the NE 14th Street frontage will be required to conform to the
City’s street standards. Drainage Improvements may be required as part of the frontage
improvements for this project.
a. Applicant may need to install a catch basin on the north west corner of the lot in the
Right of way to convey the surface water across the street to CB No. 135135. In order
to meet pipe cover and slope requirements, the new storm network may need to tie
into CB No. 135136 instead.
5. A geotechnical report for the site is required per the adopted 2017 Renton Surface Water Design
Manual. The report must include information on the water table, soil permeability, measured
infiltration rate of the soil, and recommendations of appropriate flow control BMP options with
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typical designs for the site from the geotechnical engineer. The report must also include
information regarding the soil type, soil suitability for infiltration, recommended stormwater
BMP, erosion control recommendations and any applicable wet season construction restriction
recommendations from the licensed geotechnical engineer preparing the report.
6. New stormwater conveyance systems must be designed according to Section 4.2 of the 2017
RSWDM, including minimum pipe size and cover requirements.
TRANSPORTATION/STREET COMMENTS
1. The 2018 transportation impact fee is $5,430.85 per single family home. Fees are payable at the
time of building permit issuance for each individual home.
2. Per RMC 4-6-060, the minimum right of way width for a residential access street is 53 feet. The
minimum paved roadway width is 26 feet including 2-10 foot of travel lanes (2 lanes) and 6-foot
of parking on one side. A 0.5-foot curb, 8-foot planter, and 5-foot sidewalk are required. The
King County Assessor’s Map shows an approximate current right of way width of 50’ for NE 14th
Street. A dedication of 3-foot would be required as the north properties have already required
to dedicated 30 feet of the existing 50 foot right of way.
a. Final right of way dedication width shall be determined by survey.
b. ROW dedication should be shown on the Short Plat Map.
3. Per RMC 4-4-080, the maximum width of a single loaded garage driveway is 9 feet and the
maximum width of a double loaded garage driveway is 16 feet. If a garage is not present, the
maximum driveway width is 16 feet. Driveways shall not be closer than 5 feet to any property
line.
4. No street lighting is required as the project is smaller than four residential units.
5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
GENERAL COMMENTS
1. 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.
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.
3. A final survey that is stamped and signed by the professional land surveyor of record will need to
be provided. All existing utilities need to be surveyed and shown. Please reference COR Maps for
mapping and records of existing utilities in the project vicinity.
4. All construction permits for utility and street improvements will require separate plan submittals.
All plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare
the civil plans. Please see the City’s website for more information.
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
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6. Undergrounding: All utility lines (i.e. electrical, phone, and cable services, etc.) serving the
proposed development must be underground. The construction of these franchise utilities must
be inspected and approved by a City of Renton inspector.
7. 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.
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