HomeMy WebLinkAboutD_Admin Decision_Gorban Short Plat_181107.pdfDEPARTMENT OF COMMUNITY
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D_Admin Decision_Gorban Short Plat_181107
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: November 7, 2018
Project File Number: PR18-000458
Project Name: Gorban Short Plat
Land Use File Number: LUA18-000627, SHPL-A
Project Manager: Alex Morganroth, Associate Planner
Owner/Applicant: Svetlana and Mikhail Gorban, 2213 NE 28th St, Renton, WA 98056
Contact: Jim Hanson, J & J Hanson Consulting Inc, 17446 Mallard Cove Ln, Mt Vernon, WA
98274
Project Location: 2213 NE 28th St, Renton, WA 98274
Project Summary: The applicant is requesting preliminary short plat approval for the subdivision of an
existing 18,326 square foot (0.42 acres) site into two residential lots for the future
construction of single-family homes. The project site is located at 2213 NE 28th St
(APN 3343901360) and has a zoning designation of Residential-8 du/ac (R-8). An
existing home and accessory structure on-site are proposed for demolition. The size
of proposed Lots 1 and 2 is 7,971 sq. ft. and 8,712 sq. ft., respectively, with a net
density of 5.26 du/ac. Access to both lots is proposed via individual driveways off of
NE 28th St. Right-of-way (ROW) dedication totaling 1,643 sq. ft. is also proposed
along NE 28th St. The applicant is proposing to retain two trees on the site. A
Wellhead Protection Area Zone 2 was mapped on the site. The applicant submitted
a Geotechnical Engineering Study, a Drainage Report, and an Arborist Report with
the application.
Site Area: 0.42 acres
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
City of Renton Department of Community & Economic Development
Gorban Short Plat
Administrative Report & Decision
LUA18-000627, SHPL-A
Report of November 7, 2018 Page 2 of 16
D_Admin Decision_Gorban Short Plat_181107
B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan
Exhibit 3: Landscape and Tree Retention Plan prepared by Ecco Design
Exhibit 4: Arborist Report
Exhibit 5: Fee-in-Lieu Request
Exhibit 6: Drainage Report and Technical Information Report (TIR) prepared by Offe Engineers,
PLLC (dated September 5, 2018)
Exhibit 7: Conceptual Drainage/Utilities Plan
Exhibit 8: Geotechnical Report prepared by Cobalt Sciences (dated June 8, 2018)
Exhibit 9: Advisory Notes
C. GENERAL INFORMATION:
1. Owner(s) of Record: Svetlana and Mikhail Gorban, 2213 NE 28th St
Renton, WA 98056
2. Zoning Classification: Residential-8 (R-8)
3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD)
4. Existing Site Use: Single-family home
5. Critical Areas: Wellhead Protection Area Zone 2
6. Neighborhood Characteristics:
a. North: Single-family Residential, Residential- 8 du/ac (R-8)
b. East: Single-family Residential, Residential- 8 du/ac (R-8)
c. South: Single-family Residential, Residential- 8 du/ac (R-8)
d. West: Single-family Residential, Residential- 8 du/ac (R-8)
7. Site Area: 0.42 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
Gebenini Annexation N/A 1822 03/31/1960
E. PUBLIC SERVICES:
1. Existing Utilities
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
City of Renton Department of Community & Economic Development
Gorban Short Plat
Administrative Report & Decision
LUA18-000627, SHPL-A
Report of November 7, 2018 Page 3 of 16
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a. Water: Water service will be provided by the City of Renton. There is an existing 8-inch water main
located in NE 28th Street.
b. Sewer: Sewer service will be provided by the City of Renton. There is an existing 8-inch wastewater
main located in NE 28th Street.
c. Surface/Storm Water: There is no existing on-site storm drainage system. The nearest catch basin is
located on NE 28th Street approximately 100 feet west of the property.
2. Streets: The proposed development fronts NE 28th St to the north. There are no frontage improvements
along the south side of NE 28th St in front of the property. A 5-foot sidewalk is located on the north side
of the NE 28th Street across from the property.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Zoning Districts – Uses and Standards
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical 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
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
September 19, 2018 and determined the application complete on September 25, 2018. The project
complies with the 120-day review period.
2. The project site is located at 2213 NE 28th St, Renton, WA 98274.
3. The project site is currently developed with a single-family home and associated detached garage, which
would be demolished as part of the project.
4. Access to the site would be provided via individual driveways off of NE 28th St.
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
City of Renton Department of Community & Economic Development
Gorban Short Plat
Administrative Report & Decision
LUA18-000627, SHPL-A
Report of November 7, 2018 Page 4 of 16
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5. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use
designation.
6. The site is located within the Residential-8 (R-8) zoning classification.
7. There are five (5) trees located on site, of which the applicant is proposing to retain a total of two (2)
trees.
8. The site is located in the Wellhead Protection Area Zone 2.
9. Approximately 215 cubic yards of material would be cut on-site and approximately 105 cubic yards of fill
is proposed to be brought into the site.
10. The applicant is proposing to begin construction in spring of 2019 and end in fall of 2019.
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 Residential 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-U: Preserve, protect, and enhance the quality and functions of the City’s
sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream
courses and their floodplains, wetlands, ground water resources, wildlife habitats, and
areas of seismic and geological hazards.
Policy L-24: Manage urban forests to maximize ecosystem services such as stormwater
management, air quality, aquifer recharge, other ecosystem services, and wildlife
habitat.
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
City of Renton Department of Community & Economic Development
Gorban Short Plat
Administrative Report & Decision
LUA18-000627, SHPL-A
Report of November 7, 2018 Page 5 of 16
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Policy L-28: Minimize erosion and sedimentation in and near sensitive areas by
requiring appropriate construction techniques and resource practices, such as low
impact development.
Policy L-32: Emphasize the use of open ponding and detention, vegetated swales, rain
gardens, clean roof run-off, right-of-way landscape strips, open space, and stormwater
management techniques that mimic natural systems, maximize water quality and
infiltration where appropriate, and which will not endanger groundwater quality.
Policy L-34: Ensure buildings, roads, and other features are located on less sensitive
portions of a site when sensitive areas are present.
Policy L-36: Land uses in areas subject to flooding, seismic, geologic, and coal mine
hazards should be designed to prevent property damage and environmental
degradation before, during, and after construction.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
Compliant if
condition of
approval
under FOF 15
is met
Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees,
natural slopes, and scenic areas that contribute to the City’s identity, preserve
property values, and visually define the community and neighborhoods.
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: Based on a net area of 16,683 square feet (18,326 square-foot gross
area – 1,643 square feet of right-of-way [ROW] dedication), the proposal for two
residential lots on the project site would result in a net density of 5.26 dwelling units per
acre (2 lots / 0.38 acres = du/ac) which meets the minimum and maximum density
requirements of the R-8 zone.
Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A
minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot
depth of 80 feet is required.
The following table identifies the proposed approximate dimensions for Lots 1 and 2.
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
City of Renton Department of Community & Economic Development
Gorban Short Plat
Administrative Report & Decision
LUA18-000627, SHPL-A
Report of November 7, 2018 Page 6 of 16
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Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.)
Lot 1 7,971 60.4 132
Lot 2 8,712 66 132
Staff Comment: All lots will comply with the lot dimension standards of the R-8 zone.
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: All lots have sufficient building area to develop a single-family home
and comply with the setbacks of the zone. Setbacks would be verified at the time of
building permit review.
If retained, the existing residence and shed would not comply with Residential-8 (R-8)
setback requirements. Therefore, staff recommends as a condition of approval that the
applicant obtain a demolition permit and complete a final inspection from the City for
the removal of the residence and shed located on proposed Lots 1 and 2 in order to
comply with Residential-8 (R-8) setbacks of the zone prior to final plat approval.
Building Standards: The R-8 zone has a maximum building coverage of 50% and a
maximum impervious surface coverage of 65%. In the R-8 zone, a maximum building
height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height. If the height of wall plates on a building are less than the
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
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
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Gorban Short Plat
Administrative Report & Decision
LUA18-000627, SHPL-A
Report of November 7, 2018 Page 7 of 16
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trees are to be located in the front yard prior to final inspection for the new Single-
Family Residence.
Staff Comment: A Conceptual Landscape Plan, prepared by Eccos Design (see Exhibit 3),
was submitted with the short plat application. A 10-foot on-site landscape strip is
proposed along the street frontage of NE 28th St. A Plant Schedule was included on the
Landscape Plan with the following trees and plants proposed within the on-site
landscape strip and ROW: Dwarf Purple-leaf Barberry, Vanessa Parrotia (within ROW),
Dwarf Burning Bush, Emerald Gaiety, Firepower Nandina, Dwarf Mugo Pine, Blue Oat
Grass, and Kinnikinnick grass. In addition, two street trees are proposed within the ROW
fronting each lot for a total of four street trees. Therefore the Conceptual Landscape
Plan is compliant with RMC 4-4-070. Compliance with on-site landscaping would be
reviewed at the time of building permit application for each lot.
Compliant if
conditions of
approval are
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-
4-130) require the retention of 30 percent of trees in a residential development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60')
in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non- native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
A minimum tree density shall be maintained on each residentially zoned lot. For
detached single-family development, the minimum tree density is two (2) significant
trees for every five thousand (5,000) square feet. The tree density may consist of
existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street
Frontage Landscaping Required, or a combination.
Staff Comment: A total of five (5) significant trees were identified on the Tree Retention
plan and in the Arborist Report prepared by A.B.C. Consulting Arborists LLC (see Exhibits
3 and 4). During review, staff discovered discrepancies between the tree retention plan
and the Arborist Report related to tree retention. For example, the Arborist Report
identifies a 16.5-inch caliper Cherry tree on proposed Lot 1 that is diseased and not
viable for retention, while the Tree Retention plan shows the tree as retained. In
addition, the Arborist Report identifies a 35.5-inch caliper Douglas fir tree for retention
on proposed Lot 2 near the rear of the property. However, the Tree Retention plan
identifies the Douglas fir, a landmark tree, as a tree proposed for removal. Due to the
discrepancies between the two documents, staff was unable to review for compliance
with the tree retention regulations. The Arborist Report recommends a number of tree
protection measures related to protection fencing for on-site and off-site trees, canopy
pruning, and excavation for utilities. In order to maximize the survival rate of retained
on- and off-site trees, staff recommends as a condition of approval that the applicant
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
City of Renton Department of Community & Economic Development
Gorban Short Plat
Administrative Report & Decision
LUA18-000627, SHPL-A
Report of November 7, 2018 Page 8 of 16
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follow the recommendations contained in the Arborist Report prepared by A.B.C.
Consulting Arborists LLC and dated September 28, 2018.
In order to comply with the proposed priority order for retained trees and reconcile the
discrepancies, staff recommends as conditions of approval that the applicant be
required to retain the 35.5-inch caliper Douglas fir landmark tree on proposed Lot 2 and
submit an updated Tree Retention plan and Arborist Report that both demonstrate
compliance with the tree retention and density regulations. Each lot should provide a
minimum of three trees (either existing or new) in order to comply with the tree density
regulations. Trees designated as street trees do not count towards the minimum tree
density requirement.
Parking: Parking regulations require that a minimum of two parking spaces be
provided for each detached dwelling.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with positive
drainage discharge to restrict runoff from entering the garage/residence or crossing
any public sidewalk.
Staff Comment: Each lot contains adequate area for the provision of two parking spaces
per dwelling unit, as required by RMC 4-4-80 required parking spaces. Parking
requirements and driveway grades for each of the new residences proposed would be
verified at the time of building permit review.
N/A
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front
yard and side yard along a street setback where the fence shall not exceed forty eight
inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: The applicant has not proposed any new retaining walls, fences, or
hedges as part of the property.
15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-
4, R-6, R-8 zone. The Standards implement policies established in the Land Use Element of the
Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of
the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the
building permit for the new single-family homes. The proposal is consistent with the following design
standards, unless noted otherwise:
Compliance Design Standards R-8 and Analysis
Compliance
not yet
demonstrated
Garages: If an attached garage is wider than twenty six feet (26’), at least one (1) garage
door shall be recessed a minimum of four feet (4’) from the other garage door.
Additionally, one of the following is required:
1. The front porch projects in front of the garage a minimum of five feet (5’), and
is a minimum of twelve feet (12’) wide, or
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
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Gorban Short Plat
Administrative Report & Decision
LUA18-000627, SHPL-A
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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.
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
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
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Gorban Short Plat
Administrative Report & Decision
LUA18-000627, SHPL-A
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2. Rakes on gable ends must extend a minimum of two inches (2") from the
surface of exterior siding materials.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Architectural Detailing: If one siding material is used on any side of the dwelling that is
two stories or greater in height, a horizontal band that measures at least eight inches
(8") is required between the first and second story.
Additionally, one of the following is required:
1. Three and one half inch (3 1/2") minimum trim surrounds all windows and
details all doors, or
2. A combination of shutters and three and one half inches (3 1/2") minimum trim
details all windows, and three and one half inches (3 1/2") minimum trim
details all doors.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Materials and Color: For subdivisions and short plats, abutting homes shall be of
differing color. Color palettes for all new dwellings, coded to the home elevations, shall
be submitted for approval.
Additionally, one of the following is required:
1. A minimum of two (2) colors is used on the home (body with different color
trim is acceptable), or
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 complied with:
Compliance Critical Areas Analysis
Wellhead Protection Areas:
Staff Comment: The project site is located in the Wellhead Protection Area Zone 2. A fill
source statement is required to be submitted at the time of Construction Permit
submittal if any fill is brought on-site from another location.
17. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The
proposal is consistent with the following subdivision regulations if all conditions of approval are complied
with:
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
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Gorban Short Plat
Administrative Report & Decision
LUA18-000627, SHPL-A
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Compliance Subdivision Regulations and Analysis
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of RMC 4-6-060 Street Standards.
The maximum width of single loaded garage driveways shall not exceed nine feet (9')
and double loaded garage driveways shall not exceed sixteen feet (16').
Staff Comment: The applicant is proposing to access each lot with individual driveways
off of NE 28th St. Alley access was determined by staff to be unfeasible for the proposed
project due to the lack of available ROW at the rear of the property. Driveways shall be
designed in accordance with RMC 4-4-080.
N/A
Blocks: Blocks shall be deep enough to allow two (2) tiers of lots.
Staff Comment: Not applicable, no blocks are proposed. Projects are exempt from block
depth regulation when the location and extent of environmental constraints prevent a
standard plat land configuration.
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: Proposed Lots 1 and 2 meet the minimum lot dimensional requirements
in the R-8 zone.
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: Access to the proposed project would be provided by one driveway per
lot off of NE 28th St. The existing ROW width of NE 28th St is approximately 40 feet. To
meet the City’s complete street standards, a minimum ROW width of 53 feet is required.
The applicant has submitted a request for Fee in Lieu of Street Improvements (Exhibit
5). Due to the existing street pattern within the neighborhood, staff recommends
approval of the requested street frontage Fee in Lieu. The application must be signed
and dated, and the required fees will be subject to payment at the time of civil
construction permit application.
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
City of Renton Department of Community & Economic Development
Gorban Short Plat
Administrative Report & Decision
LUA18-000627, SHPL-A
Report of November 7, 2018 Page 12 of 16
D_Admin Decision_Gorban Short Plat_181107
Payment of the transportation impact fee is applicable on the construction of the single-
family houses at the time of application for the building permit. The current rate of
transportation impact fee is $5,430.85 per new single-family house. Fees are subject to
change. The transportation impact fee that is current at the time of building permit
application would be levied.
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The proposed short plat is surrounded by existing detached single-
family residences to the east, west, north and south of the site. The proposed lots are
similar in size and shape to the existing surrounding development pattern in the area
and would be consistent with the Comprehensive Plan and Zoning Code, which
encourages residential infill development in the Residential Medium Density and R-8
zoning designations. Therefore, the proposal for new single-family homes would be
compatible with the existing uses in the area.
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. For 2018, Fire impact fees are
applicable at the rate of $829.77 per single-family residence. This fee is paid at time of
building permit issuance.
Schools: It is anticipated that the Renton School District can accommodate any additional
students generated by this proposal at the following schools: Kennydale Elementary,
Risdon Middle School and Hazen High School. Any new students from the proposed
development would walk to the elementary school and would be bussed to middle and
and high schools. The bus stop is located approximately 100 feet from the project site at
the NE corner of Blaine Ave NE and NE 28th St. Students would cross NE 28th St at the
interaction in order to reach the bus stop. Kennydale Elementary is located
approximately 0.5 miles away from the project site. When walking to school, students
would walk along the south side of NE 28th St where there is a wide shoulder. Students
would then cross Aberdeen Ave NE at the four-way stop and continue walking along an
unimproved section of NE 28th St that extends all the way to the intersection of
Kennewick Pl NE and NE 28th St, directly across from Kennydale Elementary. A designated
pathway is located within the unimproved ROW and is only accessible for bikes and
pedestrians. A crossing guard is present at the intersection before and after school
allowing safe passage for the students across the intersection and onto school grounds.
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. For 2018, School impact fees are
applicable at the rate of $5,643.00 per single-family residence. This fee is paid at time of
building permit issuance.
Parks: A Park Impact Fee would be required for the future houses. For 2018, Park Impact
Fees are applicable at a rate of $2,740.07 per single-family residence. This fee is payable
at the time of building permit issuance.
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
City of Renton Department of Community & Economic Development
Gorban Short Plat
Administrative Report & Decision
LUA18-000627, SHPL-A
Report of November 7, 2018 Page 13 of 16
D_Admin Decision_Gorban Short Plat_181107
Compliant if
condition of
approval is
met
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: According to the Geotechnical Report, dated June 8, 2018 and prepared
by Cobalt Geosciences (see Exhibit 8), the project site is nearly level and is primarily
vegetated with grass, bushes, and multiple deciduous/evergreen trees. A single test pit,
dug to depth of three feet, discovered 12 inches of topsoil underlain by approximately
two feet of loose to medium dense grinded sand with traces of gravel. Two hand borings
dug to a depth of three and a half feet in the northeast and southwest corners of the
property yielded similar results. Groundwater was not encountered during testing. The
report concluded that soil erosion potential on the site can be mitigated through
landscaping and surface water runoff control. Measures recommended to be employed
during construction include installing silt fences, hay bales, mulching, control ditches, and
diversion trenches. In order to ensure all measures proposed by the geotechnical engineer
are implemented related to soil erosion and the foundation, staff recommends as a
condition of approval the applicant comply with all recommendations found in the
submitted Geotechnical Report.
A Preliminary Drainage Plan and Technical Information Report (TIR), dated September 5,
2018 and prepared by Offe Engineers, PLLC, was submitted with the Land Use Application
(see Exhibit 6). Based on the City of Renton’s flow control map, the site falls within the
Flow Control Standards Forested site conditions and is located within the Lower May
Creek Drainage Basin. During review by staff, the report was found to be missing
information and specifically does not address Core Requirements 7, 6, and 9 in the 2017
Renton Surface Water Design Manual. All nine core requirements and the six special
requirements need to be discussed in the final Technical Information Report submitted at
the time of Construction Permit application. In addition, appropriate on-site BMPs
designed to mitigate for new runoff created by the development will need to be identified
on the final drainage plan and report submitted at the time of Construction Permit
application.
The Stormwater system development charge for each new single-family residence is
$1,718.00. This is payable at construction permit issuance. A redevelopment credit of the
stormwater system development charges in the amount of $1,718.00 will be applied to
the existing home proposed to be demolished.
Water: 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 square 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. In order to provide adequate fire
protection and to conform to City of Renton Code and Development Standards, the
following improvements will be required:
Each home shall be installed with a fire sprinkler system with a double check valve
assembly (DCVA) for backflow prevention per the requirements of the Renton Regional
Fire Authority.
Sanitary Sewer: The existing home is served by a private on-site septic system. The septic
system shall be abandoned in accordance with King County Department of Health
regulations and Renton Municipal Code.
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
City of Renton Department of Community & Economic Development
Gorban Short Plat
Administrative Report & Decision
LUA18-000627, SHPL-A
Report of November 7, 2018 Page 14 of 16
D_Admin Decision_Gorban Short Plat_181107
The development is subject to a wastewater system development charge (SDC) fee. SDC
fee for sewer is based on the size of the new domestic water to serve the project. The
current sewer fee for a 1-inch meter install is $2,837.00 per meter. Each lot shall have a
separate side sewer stub.
I. CONCLUSIONS:
1. The subject site is located in the Residential Medium Density (MD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 13.
2. The subject site is located in the Residential-8 (R-8) zoning designation and complies with the zoning and
development standards established with this designation provided the applicant complies with City Code
and conditions of approval, see FOF 14.
3. The proposed short plat complies with the Residential Design and Open Space Standards provided the
applicant complies with City Code and conditions of approval, see FOF 15.
4. The proposed short plat complies with the Critical Areas Regulations provided the applicant complies
with City Code and conditions of approval, see FOF 16.
5. The proposed short plat complies with the subdivision regulations as established by City Code and state
law provided all advisory notes and conditions are complied with, see FOF 17.
6. The proposed short plat complies with the street standards as established by City Code, provided the
project complies with all advisory notes and conditions of approval contained herein, see FOF 18.
7. There are safe walking routes to the school bus stop, see FOF 18.
8. There are adequate public services and facilities to accommodate the short plat, see FOF 18.
J. DECISION:
The Gorban Short Plat and street frontage fee-in-lieu, File No. LUA18-000627, SHPL-A, as depicted in Exhibit 2,
is approved and is subject to the following conditions:
1. The applicant shall obtain a demolition permit and complete a final inspection from the City for the
removal of the residence and shed located on proposed Lots 1 and 2 prior to short plat recording.
2. The applicant shall submit a revised Tree Retention plan and Arborist Report that demonstrate
compliance with the tree retention and tree density regulations in RMC 4-4-130.
3. The applicant shall comply with the recommendations found in the submitted Arborist Report prepared
by A.B.C. Consulting Arborists, dated September 28, 2018.
4. The applicant shall retain the 36-inch caliper Douglas fir tree on proposed Lot 2.
5. Project construction shall comply with the recommendations found in the submitted Geotechnical
Report prepared by Cobalt Sciences, dated June 8, 2018.
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
City of Renton Department of Community & Economic Development
Gorban Short Plat
Administrative Report & Decision
LUA18-000627, SHPL-A
Report of November 7, 2018 Page 15 of 16
D_Admin Decision_Gorban Short Plat_181107
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
_____________
Jennifer Henning, Planning Director Date
TRANSMITTED this 7th day of November, 2018 to the Owner/Applicant/Contact:
Owner/Applicant: Contact:
Svetlana and Mikhail Gorban
2213 NE 28th St, Renton, WA 98056
Jim Hanson, J & J Hanson Consulting Inc,
17446 Mallard Cove Ln, Mt Vernon, WA
98274
TRANSMITTED this 7th day of November, 2018 to the Parties of Record:
None
TRANSMITTED this 7th day of November, 2018 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Vanessa Dolbee, Current Planning Manager
Angela St. John, 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 November 21st, 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
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
11/7/2018 | 11:53 AM PST
City of Renton Department of Community & Economic Development
Gorban Short Plat
Administrative Report & Decision
LUA18-000627, SHPL-A
Report of November 7, 2018 Page 16 of 16
D_Admin Decision_Gorban Short Plat_181107
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: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Gorban Short Plat
Land Use File Number:
LUA18-000627, SHPL-A
Date of Report
November 7, 2018
Staff Contact
Alex Morganroth
Associate Planner
Project Contact/Applicant
Jim Hanson
J & J Hanson Consulting Inc
17446 Mallard Cove Ln, Mt
Vernon, WA 98274
Project Location
2213 NE 28th St, Renton,
WA 98274
The following exhibits are included with the ERC report:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan
Exhibit 3: Landscape and Tree Retention Plan prepared by Ecco Design
Exhibit 4: Arborist Report
Exhibit 5: Fee-in-Lieu Request
Exhibit 6: Drainage Report and Technical Information Report (TIR) prepared by Offe Engineers,
PLLC (dated September 5, 2018)
Exhibit 7: Conceptual Drainage/Utilities Plan
Exhibit 8: Geotechnical Report prepared by Cobalt Sciences (dated June 8, 2018)
Exhibit 9: Advisory Notes
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
RECEIVED
09/19/2018
amorganroth
PLANNING DIVISION
EXHIBIT 2
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
NE 28TH ST
EXISTING (18" D) TREE
TO REMAIN
EXISTING (28" F) TREE
TO BE REMOVED
EXISTING (21" F) TREE
TO BE REMOVED
EXISTING (16" CY) TO
REMAIN
EXISTING (16" CY) TO
BE REMOVED
OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP
L-1.1419
1419-7
9.13.18
N/A
1" = 10'
PD
PD
PD
REVISIONDATE REV.BYNO.
CHECKED:
DRAWN:
DESIGNED:
:
:VERTICAL
HORIZONTAL
SCALES:
SHEET:
JOB NO.:
DRAWING:
ISSUE DATE:
DesigneccosLLC
eccosDesign
Landscape Architecture and Planning
Mount Vernon, WA 98273
p. 360.419.7400
f. 800.508.2017
www.eccosdesign.com
0' 10' 20' 30' 40'
NORTH
Gorben Short Plat
Renton, WA
prepared for:prepared by:
contact: Jim Hanson
one inch
2213 NE 128th St
TREE RETENTION PLAN
TREE RETENTION PLAN
1" = 10'-0" (CHECK SCALE BAR FOR ACCURACY)
TREE PROTECTION NOTES per RMC
4-4-130H.9
1.Protection Measures During Construction:
1.1.Protection measures in this subsection shall apply for all trees that are to be retained.
All of the following tree protection measures shall apply:
2.Construction Storage Prohibited:
2.1.The applicant may not fill, excavate, stack or store any equipment, dispose of any
materials, supplies or fluids, operate any equipment, install impervious surfaces, or
compact the earth in any way within the area defined by the drip line of any tree to be
retained.
3.Fenced Protection Area Required:
3.1.Prior to development activities, the applicant shall erect and maintain six-foot (6') high
chain link temporary construction fencing around the drip lines of all retained trees or
at a distance surrounding the tree equal to one and one-quarter feet (1.25') for every
one inch (1") of trunk caliper, whichever is greater, or along the perimeter of a tree
protection tract.
3.2.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').
3.3.Site access to individually protected trees or groups of trees shall be fenced and
signed. Individual trees shall be fenced on four (4) sides.
3.4.In addition, the applicant shall provide supervision whenever equipment or trucks are
moving near trees.
4.Protection from Grade Changes:
4.1.If the grade level adjoining to a tree to be retained is to be raised, the applicant shall
construct a dry rock wall or rock well around the tree. The diameter of this wall or well
must be equal to the tree’s drip line.
5.Impervious Surfaces Prohibited within the Drip Line:
5.1.The applicant maynot install impervious surface material within the area defined by
the drip line of any tree to be retained.
6.Restrictions on Grading within the Drip Lines of Retained Trees:
6.1.The grade level around any tree to be retained may not be lowered within the greater
of the following areas: (i) the area defined by the drip line of the tree, or (ii) an area
around the tree equal to one and one-half feet (1-1/2') in diameter for each one inch
(1") of tree caliper. A larger tree protection zone based on tree size, species, soil, or
other conditions may be required.
7.Mulch Layer Required:
7.1.All areas within the required fencing shall be covered completely and evenly with a
minimum of three inches (3") of bark mulch prior to installation of the protective
fencing.
7.2.Exceptions may be approved if the mulch will adversely affect protected ground cover
plants.
8.Monitoring Required during Construction:
8.1.The applicant shall retain a certified arborist or licensed landscape architect to ensure
trees are protected from development activities and/or toprune branches and roots,
fertilize, and water as appropriate for any trees and ground cover that are to be
retained.
9.Alternative Protection:
9.1.Alternative safeguards may be used if determined to provide equal or greater tree
protection.
9/13/2018 10:45:14 AM
RECEIVED
09/19/2018
amorganroth
PLANNING DIVISION
EXHIBIT 3
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
NE 28TH ST
OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP
#1AUkenKinnikinnickArctostaphylos uva-ursi37
Container SizeAbbrev. |Common NameSpeciesNum |Symbol |
Groundcover
#1HELSEMABlue Oat GrassHelictotrichon sempervirens9
Container SizeAbbrev. |Common NameSpeciesNum |Symbol |
Perennials
#2PMMdmpDwarf Mugo PinePinus mugo 'Mugo'6
#2NANDOFFirepower NandinaNandina domestica 'Firepower'9
#2EfEGEuonymus 'Emerald Gaiety'Euonymus fortunei 'Emerald Gaiety'18
#2EUOALCODwarf Burning BushEuonymus alatus 'Compactus'2
#2BTplbDwarf Purple-leaf BarberryBerberis thunbergii 'Crimson Pygmy'10
Container SizeAbbrev. |Common NameSpeciesNum |Symbol |
Shrubs
2 in. calPPvanVanessa ParrotiaParrotia persica 'Vanessa'4
Planting SizeAbbrev. |Common NameSpeciesNum |Symbol |
Trees
HeaderNE 28TH ST
10'OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP
PPvanNANDOF
NANDOF
PMMdmpEUOALCO
EfEG
HELSEMA
BTplb
EXISTING (16" CY) TO
REMAIN
L-2.
KEY MAP
1419
1419-7
9.13.18
N/A
1" = 10'
PD
PD
PD
REVISIONDATE REV.BYNO.
CHECKED:
DRAWN:
DESIGNED:
:
:VERTICAL
HORIZONTAL
SCALES:
SHEET:
JOB NO.:
DRAWING:
ISSUE DATE:
DesigneccosLLC
eccosDesign
Landscape Architecture and Planning
Mount Vernon, WA 98273
p. 360.419.7400
f. 800.508.2017
www.eccosdesign.com
0' 10' 20' 30' 40'
NORTH
Gorben Short Plat
Renton, WA
prepared for:prepared by:
contact: Jim Hanson
one inch
2213 NE 128th St
TOPSOIL DEPTH AND
TYPE AS SPECIFIED
GROUNDCOVER PLANT.
SEE PLANT LIST
BARK MULCH
EXISTING
SUBGRADE
GROUNDCOVER PLANT
SPACING AS INDICATED
ON PLANT LIST (TYPICAL)
EQUAL
DISTANCE
EQUALDISTANCEDISTANCEEQUAL60°
EDGE OF PLANTER
SECTION
PLAN
2" DEPTH BARK MULCH
4" WATERING BASIN
SURROUNDING PLANT
FINISH GRADE
REMOVE BURLAP FROM TOP
1/3 OF ROOTBALL. LIGHTLY
SCARIFY ROOTBALL OF
CONTAINER-GROWN PLANTS.
FERTILIZE ALL PLANTS WITH
APPROVED STARTER FERTILIZER
APPLIED AT MANUFACTURER'S
SUGGESTED RATES
PLANT SHRUB 1/2" HIGHER
THAN DEPTH GROWN AT
NURSERY.
SCARIFY PLANTING PIT WALLS
PLANTING BACKFILL
SET ROOTBALL ON MOUND OF
COMPACTED PLANTING BACKFILL MIX
EXISTING SUBGRADE 2 TIMES
ROOTBALL DIA.
PRIOR TO BACKFILLING
TYPICAL PLANTING DETAILS
NO SCALE
GENERAL NOTES
1.ALL WORK SHALL BE PERFORMED BY PERSONS FAMILIAR WITH THIS KIND OF WORK AND UNDER THE
SUPERVISION OF A QUALIFIED FOREMAN.
2.ALL PLANT MATERIAL SIZES AND QUALITY TO CONFORM TO AMERICAN ASSOC. OF NURSERYMEN,
AMERICAN STANDARD FOR NURSERY STOCK, 2002.
3.PLANT LOCATIONS ON THE PLANS ARE DIAGRAMMATIC AND MAY BE SUBJECT TO ADJUSTMENT IN
THE FIELD BY THE LANDSCAPE CONTRACTOR.
4.ALL PLANT MATERIAL SHALL BE OF NURSERY STOCK AND SHALL BE OF THE TYPE, SIZE AND
CONDITION SPECIFIED. THE PLANT MATERIAL SHALL EXHIBIT NORMAL HABITS OF GROWTH FOR THE
SPECIES, SHALL HAVE BUDS INTACT AND SHALL BE FREE OF DISEASE, INSECTS, SCARS, BRUISES,
BREAKS, SEED AND WEED ROOTS.
5.SEE NOTES THIS SHEET FOR TOPSOIL DEPTH AND SPECIFICATION.
6.FINE BARK MULCH IS TO BE INSTALLED AT ALL NEW PLANTING AREAS WITH A MINIMUM OF 2 INCHES.
7.ALL PLANTING PITS TO HAVE SOIL AMENDED WITH A WETTING AGENT (TERA-WET OR EQUAL) APPLIED
AT MANUFACTURES RECOMMENDED RATE.
8.LANDSCAPE CONTRACTOR SHALL VERIFY LOCATION OF ALL SITE UTILITIES PRIOR TO LANDSCAPE
IMPLEMENTATION. PLANT LOCATIONS MAY BE ADJUSTED TO AVOID CONFLICT.
9.LANDSCAPE CONTRACTOR SHALL TAKE NECESSARY PRECAUTIONS TO PROTECT EXISTING SITE
IMPROVEMENTS, PAVING, WALLS, AND UNDERGROUND UTILITIES. DAMAGE SHALL BE REPAIRED TO
THE OWNER'S SATISFACTION AND AT NO ADDITIONAL COST.
10.PLANT COUNT IS FOR THE CONTRACTOR'S CONVENIENCE; IF THERE IS A DISCREPANCY, THE PLAN
SHALL GOVERN. ACTUAL PLANT QUANTITIES TO BE DETERMINED BY REQUIRED PLANT SPACING.
11.ALL AREAS TO BE PLANTED WITH GROUNDCOVER ARE INDICATED ON THE PLAN WITH A HATCH
PATTERN. SEE PLANT LIST FOR PLANT TYPE, SIZE, AND SPACING.
12.SUBSTITUTION OF PLANT VARIETIES DUE TO LACK OF AVAILABILITY SUBJECT TO APPROVAL BY THE
OWNERS REPRESENTATIVE.
13.ALL DIMENSIONS ARE ASSUMED TO BE PARALLEL OR PERPENDICULAR UNLESS OTHERWISE NOTED.
14.ALL SOIL GRADES TO BE A MINIMUM SIX INCHES BELOW ADJACENT FINISH FLOOR ELEVATIONS
UNLESS NOTED OTHERWISE ALL GRADES ADJACENT TO A BUILDING SHALL HAVE A MAXIMUM SLOPE
OF 5% 3' FROM FOUNDATION.
15.ALL GRADES, DIMENSIONS AND EXISTING CONDITIONS SHALL BE VERIFIED BY THE CONTRACTOR
PRIOR TO CONSTRUCTION. ANY DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF THE
LANDSCAPE ARCHITECT.
16.PLANTING PLAN EMPHASIZES DROUGHT TOLERANT AND NATIVE PLANTS TO BE USED IN AN AMENDED
SOIL IN LIEU OF AN AUTOMATED IRRIGATION SYSTEM AS A WATER CONSERVATION 'BEST PRACTICE'.
SUPPLEMENTAL HAND WATERING WILL BE DONE DURING FIRST YEAR TO GUARANTEE PLANT
ESTABLISHMENT.
17.BASEMAP PROVIDED BY 4SITE SURVEYING AND CONSULTING, PUYALLUP, WA.
PLANTING LEGEND
LANDSCAPING PLAN
SOIL NOTES
1.CONTRACTOR MAY STOCKPILE SITE TOPSOIL FOR POSSIBLE RE-USE IN LANDSCAPE BEDS. STOCKPILED
TOPSOIL TO BE APPROVED BY OWNERS REPRESENTATIVE.
2.SITE TOPSOIL TO BE SCREENED TO REMOVE ALL GRASS CLODS AND DEBRIS LARGER THAN 1"
3.EXISTING SITE TOPSOIL TO BE AMENDED WITH COMPOST AT A RATIO OF 3:1. 3 UNITS OF EXISTING SOIL TO
ONE UNIT OF COMPOST.
4.IN LIEU OF AMENDING SITE TOPSOIL CONTRACTORS MAY CHOOSE TO USE IMPORTED 2-WAY TOPSOIL.
5.TOPSOIL DEPTHS
5.1.TOPSOIL TO BE PLACED AT A MINIMUM OF 6" IN ALL LANDSCAPE BED AREAS AND TILLED INTO
EXISTING SUBGRADE.
5.2.TOPSOIL TO BE PLACED AT A MINIMUM OF 12" IN ALL TREE PIT AREAS, SEE DETAIL THIS PAGE.
6.IN ALL INSTANCES, PLACED TOPSOIL TO BE ROTOTILLED INTO EXISTING GRADE.
PLANTING STRIP
1" = 10'-0" (CHECK SCALE BAR FOR ACCURACY)
2" DEPTH BARK MULCH
8 FOOT, 3" ROUND
GUYING APPARATUS:
HEAVY DUTY POLY CHAIN LOCK
4" WATERING BASIN
SURROUNDING TREE
PULL BURLAP OFF TOP 1/3
OF ROOTBALL
PLANTING BACKFILL MIX
SCARIFY PLANTING
SET ROOTBALL ON MOUND
OF COMPACTED PLANTING
BACKFILL MIX
EXISTING SUBGRADE
FINISH GRADE
1.5 - 2 TIMES ROOT
BALL DIAMETER
PIT WALLS
2 PER TREE
4 TIMES ROOT BALL DIAMETER
PLANT TREE 1/2" HIGHER THAN
DEPTH GROWN AT NURSERY.
FERTILIZE ALL TREES WITH
APPROVED STARTER FERTILIZER
APPLIED AT MANUFACTURER'S
SUGGESTED RATES
TREE STAKES TO BE VERTICAL,
PARALLEL, EVEN-TOPPED,
UNSCARRED AND DRIVEN INTO
UNDISTURBED SUBGRADE
12"MIN.
MULCH
LODGEPOLE PINE STAKES,
9/13/2018 10:45:15 AM
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
A.B.C Consulting Arborists LLC
Accurate Balanced Certified
Gorban Short Plat
Tree Protection Plan
September 28, 2018
PREPARED FOR:
Svetiana Gorban 2213 NE 28th Street Renton, WA 98056
PREPARED BY:
A.B.C. Consulting Arborists LLC Daniel Maple,
Registered Consulting Arborist #627
ISA Municipal Specialist # PN-7970AM
ISA Tree Risk Assessment Qualified (TRAQ)
ISA Board Certified Master Arborist #PN-7970BM
RECEIVED
10/02/2018
amorganroth
PLANNING DIVISION
Entire Document
Available in Laserfiche Submittals Folder
Exhibit 4
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
17446 Mallard Cove Lane, Mt Vernon WA 98274. 360-422-5056. jchanson@frontier.com
J & J HANSON CONSULTING INC
July 20, 2018
Development Engineering Manager
1055 So Grady Way
Renton WA 98057
Subject: Waiver ( Fee in lieu of ) for off site improvements for Gorban Short Plat 2213
NE 28th ST.
Dear Staff:
We are applying for a waiver (fee in lieu of) for curbs, gutters, sidewalks and street
drainage along NE 28th ST, Gorban Short Plat. There are no such improvements along the
south side of NE 28th ST in this area.
RMC Section 4-9-060 allows for a waiver (fee in lieu of) for street improvements under
special conditions.
Justification for the waiver (fee in lieu of) is as follows:
a. NE 28th ST. street has no curbs, gutters, sidewalks or storm drainage along the
south side of the street. The lots to the east and west are developed with single
family residences on each lot at this time.
b. No construction plans have been created for such improvements. The amount of
material or costs are not determined.
c. Construction of curbs, gutters, sidewalks and drainage improvements for such a
short distance will create a hazard since there are no such adjacent improvements,
to the east or west of the site. A coordinated design is needed for improvements
for the entire street in the future.
d. No adverse impacts will occur to other properties in the area since the street will
remain usable as it is now. A ten foot landscape strip will be provided for the lot
frontage on the street. The newly dedicated right of way will be landscaped.
Please review the application and if additional information is needed or if you have any
questions please contact us.
Thank You:
Jim Hanson
RECEIVED
09/19/2018
amorganroth
PLANNING DIVISION
Exhibit 5
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
17446 Mallard Cove Lane, Mt Vernon WA 98274. 360-422-5056. jchanson@frontier.com
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
RECEIVED
09/19/2018
amorganroth
PLANNING DIVISION
Entire Document
Available in
Laserfiche
Submittals Folder
Exhibit 6
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
RECEIVED
09/19/2018
amorganroth
PLANNING DIVISION
EXHIBIT 7
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
Geotechnical Investigation
Proposed Two-Lot Subdivision
2213 NE 28th Street
Renton, Washington
June 3, 2018
RECEIVED
09/19/2018
amorganroth
PLANNING DIVISION
Entire Document
Available in
Laserfiche
Submittals Folder
Exhibit 8
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 7 LUA18-000627
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: Alex Morganroth, 425-430-7219, amorganroth@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 way 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 retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
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: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov)
1. See Attached Development Engineering Memo dated October 9, 2018
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
Environmental Impact Comments:
1. The fire impact fees are currently applicable at the rate of $964.53 per single family unit. This fee is
paid at time of building permit issuance. Credit is granted for the removal of the one existing home.
Exhibit 9
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
ADVISORY NOTES TO APPLICANT
Page 2 of 7 LUA**-000***
Code Related Comments:
1. 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 square 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. There is one existing
fire hydrant within 300-feet.
2.
2. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved,
with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to
support a 30-ton vehicle with 75-psi point loading. Access is required within 150-feet of all points on
the buildings. Dead end streets that exceed 150-feet in length require an approved turnaround. Roads
exceeding 300-feet dead end require a full 90-foot diameter cul-de-sac. Existing turnarounds are
sufficient. All homes on dead end streets that exceed 500-feet long require an approved fire sprinkler
system. This applies to both of the proposed lots.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical repor
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ADVISORY NOTES TO APPLICANT
Page 3 of 7 LUA**-000***
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 9, 2018
TO: Alex Morganroth, Planning
FROM: Jonathan Chavez, Plan Review
SUBJECT: Gorban SP
2213 NE 28th Street
LUA18-000627
I have reviewed for the application for the Gorban Short Plat located at 2213 NE 28th Street (APN: 3343901360). The
applicant is proposing to subdivide the lot into two parcels, demolish the existing house, and build a new house on each
lot.
EXISTING CONDITIONS
The site is approximately 0.41 acres in size and is rectangular in shape. The center of the site is currently occupied with
an existing single family residence, with a driveway on the eastern side of the property, and is mostly cleared with some
trees onsite.
Water The project is within the City of Renton’s water service area in the 435-hydraulic zone. The site is located
within Zone 2 of an Aquifer Protection Area. There is an existing 8-inch City water main located in NE 28th Street
that can deliver a maximum capacity of 2,000 gallons per minute (gpm) - (see Water plan no. W-2964). There is
an existing 4-inch City water main located in an easement that ends near the southwest corner of the property
that can deliver a maximum capacity of 300 gallons per minute (gpm) - (see Water plan no. W-0291). The static
water pressure is approximately 53 psi at ground elevation of 314 feet. There is existing water service(s) to the
subject property:
3/4-inch domestic water meter(s)
One existing fire hydrant within 300 feet of the property
Sewer Sewer service is provided by City of Renton. There is an existing 8-inch wastewater main located in NE 28th Street
(see City plan no. S-2964).
Storm There is no existing on-site storm drainage system. Drainage from the site sheet flows to the southwest. There are
no storm water facilities fronting the property on NE 28th Street. The closest catch basin is located on NE 28th
Street, about 100 feet from the northwest corner of the lot (see City plan no. R-2964).
Streets The proposed development fronts NE 28th Street along the north property line(s). NE 28th Street is classified as a
Residential Access Road. Existing right-of-way (ROW) width is approximately 30 feet along approximately the
middle 95 feet of frontage. Existing right-of-way (ROW) width is approximately 40 feet along approximately 15
feet on either side of the property. To meet the City’s complete street standards for Residential Access streets,
minimum ROW is 53 feet. Per City code 4-6-060, half street improvements shall include a pavement width of 26
feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm
drainage improvements. Dedication of 13 feet of ROW fronting the site will be required.
CED Staff supports a fee-in-lieu of frontage improvements.
DocuSign Envelope ID: 7869B97B-3BD0-48D0-AE6C-B6D90053EB12
ADVISORY NOTES TO APPLICANT
Page 4 of 7 LUA**-000***
CODE REQUIREMENTS
WATER
1. There is an existing ¾-inch water service serving the existing home. The Applicant is proposing a 1-inch meter for
each new lot. City’s water meters installation fee for both meters will apply.
a. The existing ¾-inch water meter shall be abandoned because it is connected to an old 4-inch water line
that will also be abandoned by the City.
b. Installation of 1-inch minimum domestic water service and meter to each lot. If the new houses are to
have fire sprinkler systems, the sprinkler designer will determine the service size.
c. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria. Sizing calculations shall be
provided to the City.
d. The water meters must be located between back of curb and sidewalk. Refer to STD. Plan 320.1.
2. 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 square 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. In order to provide adequate fire protection and to conform to City
of Renton Code and Development Standards, the following improvements will be required:
a. Installation of a fire sprinkler system to each home with a double check valve assembly (DCVA) for
backflow prevention, as required by Renton Regional Fire Authority.
3. Civil plans for the water main improvements will be required and must be prepared by a registered professional
engineer in the State of Washington.
4. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in
Appendix J of the City’s 2012 Water System Plan.
5. The 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. No charge for the existing retained home.
6. The development is subject to applicable water system development charges (SDC’s) and meter installation fees
based on the number and size of the meters for domestic uses and for fire sprinkler use.
a. The current SDC fee for a 1-inch meter is $3,727.00 per meter.
b. The current installation fee for a 1-inch service line is $2,850.00 per service line*.
c. The current drop-in meter fee for a 1-inch meter is $460.00 per meter*.
7. A water system redevelopment credit will apply for the existing meter and a new system development fee (SDC)
will be triggered for one of 2 new meters.
SEWER
1. The existing home is served by a private on-site septic system. The septic system shall be abandoned in accordance
with King County Department of Health regulations and Renton Municipal Code.
2. Each lot shall be served by separate side sewer connections.
a. Sewer cleanouts must be located on the private property, behind the sidewalk. Refer to STD. Plan 406.1.
3. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based
on the size of the new domestic water to serve the project. The current sewer fee for a 1-inch meter install is
$2,837.00 per meter. Each lot shall have a separate side sewer stub.
SURFACE WATER
1. A drainage report complying with the current Renton Surface Water Manual (RSWM) will be required. Based on
the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site
Conditions and is within the Lower May Creek Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine
the type of drainage review required in the RSWM. A Technical Information Report prepared by J. Hanson
Consulting, LLC, was submitted on September 5, 2018:
a. The TIR Report is missing information. Follow the submittal requirements checklist for the TIR:
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ADVISORY NOTES TO APPLICANT
Page 5 of 7 LUA**-000***
i. https://edocs.rentonwa.gov/Documents/1/edoc/955970/Civil%20Construction%20Permit%20A
pplication%20Process%20and%20Submittal%20Requirements.pdf
b. Core Requirement #7 must be addressed for the proposed dry wells and any other surface water
facilities, on and off-site.
c. Please address Core Requirement #9 in the TIR.
d. Please address Special Requirement #6. Refer to the 2017 RSWDM, Section 6.2.4 for more information
on liner requirement. The Geotechnical Report should also address this.
2. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWM that is current
at the time of civil construction permit application. Separate structural plans will be required to be submitted for
review and approval under a separate building permit for the detention and/or water quality vault.
3. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. A
preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use
application, as applicable to the project. The final drainage plan and drainage report must be submitted with the
utility construction permit application.
4. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section
C.1.3. Information on the water table and soil permeability (infiltration rates), with recommendations of
appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report
should also include information concerning the soils, geology, drainage patterns and vegetation present shall be
presented in order to evaluate the drainage, erosion control and slope stability for site development of the
proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation,
landslide, slippage, or excess surface water runoff.
a. Address Special Requirement #6 (liner requirement).
5. Storm drainage improvements along all public street frontages are required to conform to the City’s street
standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards
found in Chapter 4 of the 2017 RSWDM and shall account for future runoff from the total upstream tributary area.
6. The development is subject to applicable stormwater system development charges based on new single family
residence.
a. The Stormwater system development charge for each new single family residence is $1,718.00. This is
payable at construction permit issuance.
b. A redevelopment credit of the stormwater system development charges in the amount of $1,718.00 will
be applied to the existing home proposed to be demolished.
TRANSPORTATION
1. Refer to City code 4-4-080 regarding driveway regulations.
a. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2.
b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower
end with positive drainage discharge to restrict runoff from entering the garage.
c. 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.
d. Driveways shall not be closer than 5-feet to any property line.
2. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
3. Payment of the transportation impact fee is applicable on the construction of the single family houses at the time
of application for the building permit:
a. Transportation Impact Fees for each new single family residence is $5,430.85. The transportation impact
fee that is current at the time of building permit application will be levied.
b. A redevelopment credit of the transportation impact fee in the amount of $5,430.85 will be applied to the
existing home proposed to be demolished.
c. The transportation impact fee that is current at the time of building permit application will be levied,
payable at building permit issue.
GENERAL COMMENTS
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ADVISORY NOTES TO APPLICANT
Page 6 of 7 LUA**-000***
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or
within the site must be underground. The construction of these franchise utilities must be inspected and approved
by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as
outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. Retaining walls that are 4 feet or taller from
bottom of footing will require a separate building permit. Structural calculations and plans prepared by a licensed
engineer will be required.
3. Adequate separation between utilities as well as other features shall be provided in accordance with code
requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with
the exception of water lines which require 10-ft horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building.
4. All civil construction permits for utility and street improvements will require separate plan submittals. All utility
plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please
visit the Development Engineering Forms page for the most up-to-date plan submittal requirements:
https://www.rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014
5. The survey and all civil plans shall conform to the current City of Renton survey and drafting standards. Current
drafting standards can be found on the City of Renton website.
6. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
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.
8. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through
the building department.
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ADVISORY NOTES TO APPLICANT
Page 7 of 7 LUA**-000***
2. t must be followed as a condition of building permits.
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