HomeMy WebLinkAboutMiscREPORT
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City of Renton
Department of Planning / Building / Public Works
&
DECISION
ADMINISTRATIVE SNORT PLAT REPORT & DECISION
A,
SUMMARY AND PURPOSE OF REQUEST:
Report Date:
December 11, 2007
Project Name.
Third Place Short Plat
Cwner(s):
Sunny Tumber and Tara Tumber; 10050 Rainier Ave S; Seattle WA 98178
Applicant-
Tara Tumber; 10050 Rainier Ave S; Seattle WA 98178
Contact
Ale Kondeiis; Cramer NW; 945 N Central #104,- Kent WA 98032
File Number-
LUA07-132, SHPL-A
Project Manager,
Elizabeth Higgins,
Senior Planner
Project Summary:
The applicant is requesting approval of an Administrative Land Use Action (Short
Plat Review) for subdivision of 1 parcel of land located in southwest Renton. The
parcel is approximately 13,440 sf in size and would be subdivided into 2 lots for
single-family development -
The site is located within the Residential 8 Zone (R-8),
Project Location:
523 SW 3t0 Place
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Project Location Map Admin Shrf Pit Report 07-132 (SNPlt, 3du, R-8).doc
City of Renton P1B/PW Department Administrative Land Use Action
THIRD PLACE SHORT PLAT LUA07-132, SHPL-A
REPORT AND DECISION DATED DECEMBER 11, 2007 Page 2 of 12
B. EXHIBITS:
Exhibit 1:
Project file ("yellow file") containing the application, reports, staff comments, and other
material pertinent to the review of the project.
Exhibit 2:
Aerial Photograph
Exhibit 3:
Plat Map
Exhibit 4:
Neighborhood Detail Map
Exhibit 5:
Lot Line Adjustment, LUA04-068
Exhibit 6:
Zoning Map (dated 02/28/07)
Exhibit 7:
Utilities Plan
Exhibit 8:
Sensitive Areas Aerial Photograph
Exhibit 9:
Conceptual Landscape Plan
C. GENERAL INFORMATION:
1. Owner(s) of Record: Sunny Tumber and Tara Tumber; 10050 Rainier Ave S; Seattle WA 98178
2. Zoning Designation: Residential -- 8 du/ac (R-8)
3. Comprehensive Plan Land Use Designation: Residential Single -Family (RSF)
4. Existing Site Use: Vacant
5. Neighborhood Characteristics:
North: Single family residential use; Residential 8 zone
East: Single family residential use; Residential 8 zone
South: Single family residential use; Residential 8 zone
West: Single family residential use; Residential 8 zone
6. Access: Access for both lots would be from SW 3rd Place, via an access easement across
abutting lots to the north.
7. Site Area: 13,440 square feet 10.31 acre
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No, Date
Annexation NIA 1320 07/0611948
Lot Line Adjustment LUA04-068 09/02/2004
Comprehensive Plan N/A 5099 11/01/2004
Zoning N/A 5171 12/05/2005
Admin Shrt Pit Report 07-132 (ShtPit, 3du, R-8).doc
City of Renton P/B/PW Department Administrative Land Use Action
THIRD PLACE SHORT PLAT LUA07-132, SHPL-A
REPORT AND DECISION DATED DECEMBER 11, 2007
E. PUBLIC SERVICES:
Page 3 of 12
1. Utilities:
Water: The site is within the City of Renton water service area. There is a 6-inch water main
in SW 3rd Pl. The site is located within the 370-water pressure zone. Modeled fire flow
available at the site is over 1,000 gpm. Static water pressure is approximately 90 psi.
Sanitary Sewer: There is a 6-inch sewer main available at the site.
Stormwater: There is no downstream, piped storm water drainage system currently serving
the site.
2. Streets:
The property is "land -locked" with access planned from SW 3`d PI by means of an existing
easement across the lots abutting to the north.
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
Section 4-2-020: Purpose and Intent of Zoning Districts
Section 4-2-070: Zoning Use Table
Section 4-2-110: Residential Development Standards
2. Chapter 4 Property Development Standards
Section 4-4-030: Development Guidelines and Regulations
Section 4-4-060: Grading, Excavation and Mining Regulations
Section 4-4-080: Parking, Loading and Driveway Regulations
Section 4-4-130: Tree Cutting and Land Clearing Regulations
4. Chapter 6 Streets and Utility Standards
Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures
Section 4-7-070: Detailed Procedures for Short Subdivisions
Section 4-7-120: Compatibility with Existing Land Use and Plan -General Requirements and
Minimum Standards
Section 4-7-150: Streets — General Requirements and Minimum Standards
Section 4-7-160: Residential Blocks — General Requirements and Minimum Standards
Section 4-7-170: Residential Lots — General Requirements and Minimum Standards
6. Chapter 9 Procedures and Review Criteria
7. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
Land Use Element — Residential Single-family
2. Community Design Element
Admin Shrt PIt Report 07-132 (Sh1PR, 3du, R-8).doc
City of Renton PIBIPW Department Administrative Land Use Action
THIRD PLACE SHORT PLAT LUA07-132, SHPL-A
REPORT AND DECISION DATED DECEMBER 11, 2007
H. DEPARTMENT ANALYSIS:
1. Project Description/Background
Page 4 of 12
The proposal is to subdivide one vacant lot in southwest Renton into two lots. [Exhibits 2 and 31 The
property, located at 523 SW 3,d Pl, abuts the south property lines of two lots that front on SW 3`d PI,
addressed as 519 and 525 SW 3rd PI. The site is between Earlington Ave SW and Stevens Ave SW.
[Exhibit 41 These 3 lots were subject to a previous Lot Line Adjustment (LUA04-068). [Exhibit 51
The 13,440 sf (0.31 acre) property is in the Residential 8 (R-8) Zone. [Exhibit 6] The R-8 zone
implements the policies of the Residential Single-family Comprehensive Plan Designation.
The zone allows a range of housing density between 4 and 8 dwelling units per net acre (dula). The
access easement would require a 520 sf deduction from the gross site area, resulting in a net
acreage of 0.30 acre. The density of the Not proposed project would be 6.74 dula. [Exhibit 7]
The site is level or nearly so, possibly as a result of past grading. There are no known critical areas
present, although slopes of up to 40 percent may be present on the abutting lot where access is
planned. [Exhibit 8]
There are no trees on the property, but two trees would be planted on each lot. [Exhibit 9]
2. Environmental Review
Except when located on lands covered by water or with sensitive areas, short plats are exempt from
SEPA Environmental Review pursuant to WAC 197-11-800(6) (a). There are no known critical areas
present on the property.
3. Compliance with ERC Conditions
NIA
4. Staff Review Comments
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 [Exhibit 1], and the essence of the comments has been incorporated into the appropriate
sections of this report and the Departmental Recommendation at the end of the report.
5. Consistency with Short Plat Criteria
Approval of a short plat is based on an evaluation using the following short plat criteria:
a) Compliance with the Comprehensive Plan Designation
Purpose Statement: Lands in the Residential Single Family Designation are intended to be used
for quality residential detached development organized into neighborhoods at urban densities. It is
intended that larger subdivision, infill development, and rehabilitation of existing housing be carefully
designed to enhance and improve the quality of single-family living environments.
Policies in this section are to be considered together with the policies in the Regional Growth,
Residential Growth Strategy section of the Land Use Element and the Community Design Element.
Policies are implemented with Residential 8 zoning.
Admin Shrt Pit Report 07-132 (ShtPlt, 3du, R-8).doc
City of Renton P/BIPW Department Administrative Land Use Action
THIRD PLACE SHORT PLAT LUA07-132, SHPL-A
REPORT AND DECISION DATED DECEMBER 11, 2007 Page 5 of 12
The proposed plat is consistent with the following Land Use Element Comprehensive Plan
objectives and policies for Residential Single Family land use designation.
Objective LU-FF: Encourage re -investment and rehabilitation of existing housing, and
development of new residential plats resulting in quality neighborhoods that; 1) Are planned at
urban densities and implement Growth Management targets; 2) Promote expansion and use of
public transportation; and 3) Make more efficient use of urban services and infrastructure.
The project would provide one additional residential lot, which would further Growth
Management targets and increase housing opportunities in southwest Renton.
Policy LU-147: Net development densities should fall within a range of 4.0 to 8.0 dwelling units
per net acre in Residential Single Family neighborhoods.
The two lots would have a density of 6.74 dwelling units per net acre, and therefore is within the
preferred density range of the R-8 zone.
Policy LU-149: Lot size should exclude private sidewalks, easements, private road, and
driveway easements, except alley easements.
Lot areas do not include sidewalks. Lot sizes exceed the minimum after deduction for an access
easement.
The following objectives and policies from the Community Design Element apply for infill
development of new lots in established neighborhoods.
Objective CD-C: Promote re -investment in and upgrade of existing neighborhoods through
redevelopment of small, underutilized parcels, modification and alteration of older housing stock,
and improvements to streets and sidewalks to increase property values.
The proposed project allow redevelopment of property that is currently underutilized at a density
of 3.23 dula.
Policy CD-10: Sidewalks or walking paths should be provided along streets in established
neighborhoods, where sidewalks have not been previously constructed. Sidewalk width
should be ample to safely and comfortably accommodate pedestrian traffic and, where
practical, match existing sidewalks.
SW P Pl does not have curb, gutter, or sidewalk improvements. The previous Lot Line
Adjustment did not require street improvements of abutting properties. Since the subdivided
lots do not abut a public right-of-way, there would be no requirement for street improvements.
Policy CD-12: Infill development, defined as new short plats of nine or fewer lots, should be
encouraged in order to add variety, updated housing stock, and new vitality to neighborhoods.
The proposed development would accomplish this policy goal.
Policy CD-13: Infill development should be reflective of the existing character of established
neighborhoods even when designed using different architectural styles, and /or responding to
more urban setbacks, height or lot requirements. Infill development should draw on elements
of existing development such as placement of structures, vegetation, and location of entries
and walkways, to reflect the site planning and scale of existing areas.
The applicant will be asked to consider this policy when designing the structures
Admin Shrt Pit Report 07-132 (ShtP1t, 3du, R-8).doc
City of Renton P/BiPW Department Administrative Land Use Action
THIRD PLACE SHORT PLAT LUA07-132, SHPL-A
REPORT AND DECISION DATED DECEMBER 11, 2007 Page 6 of 12
Policy CD-14: Architecture of new structures in established areas should be visually
compatible with other structures on the site and with adjacent development.
Visual compatibility should be evaluated using the following criteria:
a. Where there are differences in height (e.g., new two-story development adjacent to
single -story structures), the architecture of the new structure should include details and
elements of design such as window treatment, roof type, entries, or porches that reduce
the visual mass of the structure.
b. Garages, whether attached or detached, should be constructed using the same pattern of
development established in the vicinity.
c. Structures should have entries, windows, and doors located to maintain privacy in
neighboring yards and buildings.
The applicant will be asked to consider this policy when designing the structures.
The following objectives and policies from the Community Design Element relate to landscaping:
Objective CD-K: Site plans for new development projects for all uses, including residential
subdivisions, should include landscape plans.
Landscaping of all pervious areas of the lots is required by Renton Municipal Code. A plan was
submitted with the land use application indicating 2 trees would be planted on each lot. No
other landscaping was shown on the plan.
Policy CD-45: Existing mature vegetation and distinctive trees should be retained and
protected in developments.
There are no existing trees on the property.
b) Compliance with the Underlying Zoning Designation
The subject site is designated Residential — 8 Dwelling Units per Net Acre (R-8) on the City of
Renton Zoning Map. The R-8 zone is intended for single-family residential development that
adds to the city's mix of residential styles including detached, single-family dwellings. The
zone is intended to implement the Residential Single Family Comprehensive Plan land use
designation. Development should be promoted in the zone that provides opportunities for
detached single-family dwellings, ensures high -quality infill development, and maintains the
single-family character of existing, established neighborhoods.
The proposed project would comply with these goals of the R-8 zone.
The maximum density allowed in the R-8 zone is 8 dwelling units per net acre, there is no
minimum density requirement on properties smaller than 0.5 acre prior to subdivision. Net
density is calculated after the deduction from the gross acreage of the site of environmentally
critical areas, areas intended for public right-of-way (with the exception of alleys), and private
access easements.
For the proposed subdivision, there is a gross site area of 13,440 square feet, with a 520 sf
deduction for the access easement. The resulting net density of the short plat would be 6.74
dwelling units per net acre (2 / 0.30 = 6.74 du/a), which is within the density range allowed in
the R-8 zone.
The R-8 development standards require a 15 foot front yard setback for the primary structure
and 20 foot setback for the garage if it is accessed from the fronting street, a 5 foot side yard
Admin Shrt Pit Report 07-132 (ShtRlt, 3du, R-$).doc
City of Renton PiBIPW Department Administrative Land Use Action
THIRD PLACE SHORT PLAT LUA07-132, SHPL-A
REPORT AND DECISION DATED DECEMBER 11, 2007
Page 7 of 12
setback, 15 foot side yard along a street (with a 20 foot setback for the garage if it is accessed
from the side street), and a 20 foot rear yard setback. The height limit is 2 stories and 30 feet.
The maximum lot coverage by buildings is 35 percent or 2,500 sf for these lots because they
are greater than 5,000 sf each.
Development on the subdivided lots would be able to meet the required standards. Review of
setbacks and building heights would occur prior to issuance of building permits.
Renton Municipal Code also requires two (2) new trees per lot. Landscaping of all pervious
areas of the residential lots would also be required (RMC 4-4-070). Landscaping must be
irrigated by an automatic, underground system, unless the use of drought -tolerant plants has
been approved.
The applicant submitted a plan indicating two trees would be planted per lot. Review of a plan
for on -site landscaping, as required by Renton Municipal Code, would be reviewed prior to
issuance of building permits.
c) Compliance with Subdivision Regulations
Streets: Although there are no street improvements in SW P Pl, none would be required
because the subdivided lots do not front on a public street.
Blocks: The proposed Short Plat does not create new blocks.
Lot Standards: The size, shape, orientation, and arrangement of the proposed lots must
comply with the requirements of the Subdivision Regulations and the development standards
of the R-8 zone. The minimum lot size permitted in the R-8 zone is 5,000 square feet for
property smaller than 0.5 acre prior to subdivision.
Both lots would exceed the minimum lot size requirement_ The lots appear to contain adequate
buildable areas for the construction of suitable single-family residences when taking setbacks
and lot coverage requirements into consideration. These requirements will be reviewed at the
time of building permit application for the new houses.
The R-8 zone requires a minimum lot width of 50 feet and a minimum lot depth of 65 feet
The lots would meet or exceed the lot width and depth requirements.
The lots are rectangular in shape, are oriented to the street, and arranged in a pattern that is
consistent with other lots in the immediate vicinity, as well as generally with the city as a
whole.
d) Reasonableness of Proposed Boundaries
Access: All lots in a short plat must have access to a public street.
The newly formed lots would have access to and egress from SW P PI from an existing 26
foot wide access easement, recorded with the 2004 Lot Line Adjustment. The access
easement is within the setback area for both the existing houses at 519 (0, setback) and 525
(5'setback) SW 3'd Pl, which does not conform to RMC requirements. Buildings must be
setback from private access easements a minimum of 15 feet. Neither house, at 519 or 525
SW Ye PI, would be permitted to structurally extend into the setback between the existing
facade and the joint property line between the two lots.
The access easement would be paved its full length from SW 3"d PI at a minimal width of 20
feet. Currently, a partially paved road slopes at about 20 percent at the north half and 12
Admin Shrt Pit Report 07-132 {shtPlt, 3du, R-8).doc
City of Renton P!BIPW Department Administrative Land Use Action
THIRD PLACE SHORT PLAT LUA07-132, SHPL-A
REPORT AND DECISION DATED DECEMBER 11, 2007
Page 8 of 12
percent at the southern half. The slope of this road cannot exceed maximum grades as
allowed by Renton Municipal Code. This may require construction of retaining walls.
Topography: The site slopes about 7 percent from northwest to southeast on new Lot 1. iVew
Lot 2 appears to have been graded previously, and slopes in the same direction, but more
gradually at an average slope of approximately 4 percent. This lot has an existing,
approximately 6 foot high retaining wall along its east boundary.
Relationship to Existing Uses: The properties on all sides of the site are zoned Residential
8 and are developed with single-family residences.
e) Availability and impact on Public Services (Timeliness)
Police and Fire: A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new
single-family structures. If the building square footage of the house, including the garage,
exceeds 3,600 sf in area, the minimum fire flow increases to 1,500 GPM and two hydrants
would be required within 300 feet of the structures.
There are no existing fire hydrants in the vicinity that can be counted to meet these criteria. At
least one hydrant would be required. The location of the hydrant would be subject to review.
The project is subject to a Fire Mitigation Fee, based on $488.00 per new single-family lot in
order to mitigate the proposal's potential impacts to City emergency services.
Payment of the Fire Mitigation Fee, at $488.00 per new lot (no credit is given for existing
vacant lots), estimated at $976.00, is payable prior to the recording of the short plat.
Schools: According to the Draft Environmental Impact Statement for the City of Renton Land
Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44
students per single-family residential dwelling.
Based on this student generation factor, the proposed short plat could result in a single new
student (0.44 X 2 new lots = 0.88) to the local School system. Renton School District has
indicated it can accommodate additional students generated by this proposal at Campbell Hill
Elementary School, Dimmitt Middle School, and Renton High School.
Surface Water: All surface water improvements including, but not limited to conveyances,
roof drains, yard drains, driveway crossings and any frontage improvements are required to
meet City of Renton standards.
The site is within the Black River Drainage Basin. A drainage report was submitted and
accepted with calculations showing the project would be exempt from detention and water
quality treatment in accordance with the 1990 King County Surface Water Design Manual.
According to a drainage narrative submitted with the application, soils are not suitable for
infiltration due to high groundwater. Roof runoff would be conveyed through downspout
dispersion trenches. Surface water runoff would continue to sheet flow to properties located to
the south.
Due to the potential for erosion during construction, staff recommends that the project be
subject to Temporary Erosion Control measures, in accordance with the most recent
Department of Ecology Stormwater Design Manual. Review and approval of the plan would
occur prior to issuance of a construction permit.
Admin Shrt Plt Report 07-132 (ShtPlt, 3du, R-8}.doc
City of Renton PISIPW Department Administrative Land Use Action
THIRD PLACE SHORT PLAT LUA07-132, SHPL-A
REPORT AND DECISION DATED DECEMBER 11, 2007
Page 9 of 12
Water Utility: The site is within the City of Renton water service area. The site is located in
the 370-water pressure zone. The site is outside the Aquifer Protection Area. Fire Flow
available to the site is over 1,000 gpm. Static water pressure is approximately 90 psi.
There is currently a 6-inch water main adjacent to the site (within SW 3rd Place) that should
provide sufficient service for future single-family development.
Sanitary Sewer Utility: There is a 6-inch sewer main currently available to serve the site.
The existing 6-inch sanitary sewer main should provide sufficient service for single-family
development of the site.
Streets: There is a paved and partially improved public right-of-way along the frontage of the
two abutting lots to the north.
Because the proposed short plat does not front directly onto this street, no street
improvements would be required as part of the subdivision approval.
There is an existing 26 foot wide access easement that lies across the joint property line
between the two lots abutting to the north.
A paved access road, at a minimum width of 20 feet, would be constructed within the access
easement. It must be paved the full length from the road's intersection with SW P Pl, to the
individual driveways to the south.
In order to mitigate transportation impacts, a Transportation Mitigation Fee based on $75.00
per new average daily trip attributed to new development is required.
The new lots are expected to generate approximately 9.57 new average weekday trips each.
The fee for the proposed short plat has been estimated at $1,435.50 ($75.00 x 9.57 trips x 2
new lots = $1,435.50) and is payable prior to the recording of the short plat.
Findings:
Having reviewed the written record in the matter, the City now enters the following:
1. Request: The applicant has requested Administrative Short Plat Approval for the Third
Place Short Plat, File No. LUA07-132, SHPL-A.
2. Application: The applicant's submittal complies with the requirements for information for a
short plat. The applicant's short plat plan and other project drawings are contained within the
official land use file.
3. Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan
designations of the Residential Single Family (RSF) land use designation.
4. Zoning: The proposal complies with the zoning requirements and development standards of
the Residential 8 zoning designation, provided the applicant comply with all advisory notes
and conditions of approval.
5. Subdivision Regulations: The proposal complies with the requirements established by the
City's Subdivision Regulations, provided the applicant complies with all advisory notes and
conditions of approval.
Admin Shrt Pit Report 07-132 (ShtPit, 3du, R-8).doc
City of Renton PIBIPW Department Administrative Land Use Action
THIRD PLACE SHORT PLAT LUA07-132, SHPL-A
REPORT AND DECISION DATED DECEMBER 11, 2007 Page 10 of 12
6. Existing Land Uses: Land uses surrounding the subject site include: North: Residential
single family (zoned R-8); East: Residential single family (zoned R-8); South: Residential
single family (zoned R-8); and West: Residential single family (zoned R-8).
7. Setbacks: The setbacks for the new houses on the proposed lots would be verified at the
time of building permit review.
a. System Development Charges: A Surface Water System Development Charge, Water
System Development Charge, and Sewer System Development Charge would be required
for the new single-family lots at the time of issuance of the construction permits (see
"Advisory Notes to Applicant," below) .
9. Public Utilities/Improvements Individual sewer and water stubs must be installed to serve
the new lots. Adequate fire hydrants must be installed.
L Conclusions:
The subject site is located in the Residential Single Family (RSF) Comprehensive Plan
designation and complies with the goals and policies established with this designation.
2. The subject site is vested by timely application to the Residential — 8 Dwelling Units Per Acre
zoning designation and complies with the zoning and development standards established
with this designation, provided all advisory notes and conditions are complied with prior to
submitting for short plat recording, including requirements of the City of Renton Property
Services Division (which will be provided to applicant under separate cover).
3. The proposed 2 lot short plat complies with the subdivision regulations as established by city
code and state law provided the applicant comply with all advisory notes and conditions.
J. DECISION:
The Third Place Short Plat, File No. LUA07-132, SHPL-A is approved subject to the following conditions:
1. A Fire Mitigation Fee, based on $488.00 per new single-family lot and estimated at $976.00,
shall be paid prior to the recording of the short plat.
2. A temporary erosion control plan shall be required to be installed and maintained for the duration
of construction of the project. The plan must comply with the Department of Ecology's Erosion
and Sediment Control Requirements as outline in Volume II of the most recent edition of the
Stormwater Management Manual. The plan must be submitted and approved by the
Development Services Division prior to issuance of the utility construction permit.
3. A Transportation Impact Fee for each lot, based on $75 for each new average weekday trip
(estimated at $1,435.50), shall be paid prior to the recording of the short plat.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURES:
t°
Gregg A.
P/B/PW Administrator
Decision date
Admin Shit P11 Report 07-132 (ShtPit, 3du, R-$).doc
City of Renton PISIPW Department Administrative Land Use Action
THIRD PLACE SHORT PLAT LUA07432, SHPL-A
REPORT AND DECISION DATED DECEMBER 11, 2007
TRANSMITTED this 1 it" day of December, 2007, to the Owners. -
Sunny Tumber and Tara Tumber
10050 Rainier Ave S
Seattle WA 98178
TRANSMITTED this I Ith day of December, 2007, to the Applicant:
Tara Tumber
10050 Rainier Ave S
Seattle WA 98178
TRANSMITTED this 11" day of December, 2007, to the Contact:
Ate Kondelis
Cramer NW
945 N Central #104
Kent 98032
TRANSMITTED this I Ith day of December, 2007, to the Parties of Record:
Mildred Cooper Hugo & Crystal Soto -Rodriguez
400 Steven Avenue SW 366 Earlington Avenue SW
Renton, WA 98057-2327 Renton, WA 98057
TRANSMITTED this i it" day of December 2007, to the following.
Larry Meckling, Building Official
Bob Van Horne, Deputy Fire Marshal
Neil Watts, Development Services Director
Jennifer Henning, Planning Manager
Kayren Kittrick, Development Engineering Supervisor
Jan Conklin, Development Services
Carrie Olson, Development Services
Renton Reporter
Land Use Action Appeals & Requests for Reconsideration
Jeffrey Hall
525 SW P PI
Renton, WA 98057
Page 11 of 12
Tam Nguyen &
Kim Huong
519 SW 3rd PI
Renton, WA 98057
The administrative land use decision will become final if the decision is not appealed within 14 days of the effective date of
decision. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680).
RECONSIDERATION. Within 14 days of the effective date of the decision, any party may request that a decision on a short plat
be reopened by the Administrator. The Administrator 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
Administrator finds insufficient 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 following appeal timeframe.
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 December 26, 2007. Appeals to the Examiner are governed by Cfty of Renton Municipal Code Section 4-8-
110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510,
Appeals must be filed in writing, together with the required $75.00 application fee, to: Hearing Examiner, City of Renton, 1055
South Grady Way, Renton, WA 98057,
EXPIRATION DATE: The Short Plat approval will expire two (2) years from the date of approval. An extension may be requested
pursuant to RMC section 4-7-080.M.
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 actions.
1. Commercial, multi -family, new single family and other nonresidential construction activities shall be restricted to the
hours between 7:00 a.m. and 8:00 p-m., Monday through Friday. Work on Saturdays shall be restricted to the hours
between 9:00 a.m. and 8:00 p.m. No work shall be permitted on Sundays (RMC 4-4-030C).
2. All pervious areas of subdivided lots are to be landscaped as per RMC 4-4-070_
Admin Shrt Pit Report 07-132 (ShtPit, 3du, R-8).doc
City of Renton P/B/PW Department Administrative Land Use Action
THIRD PLACE SHORT PLAT LUA07-132, SHPL-A
REPORT AND DECISION DATED DECEMBER 11, 2007 Page 12 of 12
1. All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM
within 300 feet of any proposed single-family structure. This distance is measured along a travel route. If the
proposed single-family structures exceed 3,600 sq. ft., the minimum fire flow increases to 1,500 GPM and requires
two hydrants within 300 feet of the structures. There are no existing fire hydrants in the vicinity that can be counted
to meet this criterion. Fire hydrants must meet all current City of Renton standards.
2. Adequate fire hydrants must be installed, and any existing and new fire hydrants must be fitted with 5-inch quick
disconnect Storz fittings
3. Street addresses shall be visible from a public street.
1. Water System Development Charge is $1,956.00 per new single-family residence.
r 1011 1\G Y IV YY-+_i1V1111fVU11GU_U YYUl01
1, A Surface Water System Development Charge of $759.00 per single-family lot is payable prior to plat recording.
Plan Review — Streets
1. All new electrical, phone and cable services and lines must be undergrounded. The construction of these franchise
utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat.
2_ The access road cannot exceed allowed slopes.
Plan Review — Sewer
1. Sewer System Development Charges (SDC) are $1,017.00 per new unit. These fees are collected at the time a
construction permit is issued and prior to recording the final plat.
2. Minimum slope for side sewers shall be 2%. Dual side sewers are not allowed. The existing side sewer may need
to be relocated to better serve the short plat and new building foundations.
Plan Review — General
1. Retaining walls 48 inches or greater in height require separate building permit approval.
2. All required utility, drainage and street improvements will require separate plan submittals prepared according to
City of Renton drafting standards by a licensed Civil Engineer.
3. Permit application must include an itemized cost estimate for these improvements. The fee for review and
inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything
over $100,000, but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon
application for building and construction permits, and the remainder when the construction permit is issued. There
may be additional fees for water service related expenses. See drafting standards.
4. All plans shall be tied to a minimum of two of the City of Renton horizontal and vertical control network.
Admin Shrt P/t Report 07-132 (ShtPlt, 3du, R-8). doc
isCITY OF RENTON
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RECORDER'S CERTIFICATE` LAND SURVEYOR'S CFRTIF'CATE JOHN N OBT S.
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IN BOOK . CF. AT PAGE. i- i
CLONFORMANCL WITH 57ATF AND COUNTY STATUTES. E
I 1:4�1 4 t-Ig-f
IN JUNE, 21JQ4 7
91--tw 0, rw: DATE jcq�.Nc:.
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Renton
Renton City Limits
Parcels
Wetlands
" Landslide Hazard Areas
High
Moderate
'";UNCLASSIFIED
;:Very High
" A uifer Protection Zones
.,."--.Zone 1
Zone 2
Erosion Hazard Areas
Flood Hazard Areas
Seismic Hazard Areas
Regulated Slopes
>15<=25
25 — 40 Regulated
=> 40 <= 90 Regulated
90 Regulated
Coal Mine Hazard Areas
EpHigh
Moderate
Unclassified
Renton Aerial
SCALE 1 : 1,786
100 0 100 200 300
FEET
EXHIBIT
8
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