HomeMy WebLinkAboutAdministrative Short Plat Report.Decision and Exhibits_Finley Short Plat_16-000330DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTA.ADMINISTRATIVEREPORT&DECISIONCITYOF-------——‘Renton0DECISION:ElAPPROVEDAPPROVEDSUBJECTTOCONDITIONSElDENIEDMODIFICATIONDECISION:APPROVEDElAPPROVEDSUBJECTTOCONDITIONSElDENIEDREPORTDATE:August24,2016ProjectName:FinleyShortPlatOwner/Applicant:2525Aberdeen,LLC,13110NE177thP1#202,Woodinville,WA98072Contact:ChadAllen,EncompassEngineering&Surveying,Inc.,165NEJuniperSt.,Ste.201lssaquah,WA98027FileNumber:LUA16-000330,SHPL-A,MODProjectManager:ClarkH.Close,SeniorPlannerProjectSummary:Theapplicantisrequestingapprovalofa4-lotshortplat.Thesiteis26,311squarefeet(0.60acres)andislocatedat2525AberdeenAveNEandwouldbeforthefuturedevelopmentofthreenewsinglefamilyhomes.ThepropertyisintheResidential-8(R-8)zoningdistrict.Theproposedresidentiallotsrangeinsizefrom4,739SFto6,329SFinareawithanaveragelotsizeof5,567SF.Theresidentialdensityis7.8dwellingunitspernetacre.AccesstothelotswouldbefromAberdeenAveNEviaa21-footwidesharedaccesstract.Thenativesoilsconsistprimarilyofmediumdensepoorlygradedsandwithgravelunderlainbyrecessionaloutwashdeposits(Qvr).Theexistingsinglefamilyhomelocatedonthepropertywouldberetained.Theapplicanthasproposedtoretain30%ofthesignificanttreesonsite.ProjectLocation:2525AberdeenAveNE,Renton,WA98056(APN334390-2000)SiteArea:26,311squarefeet(0.60acres)ProjectLocationMapAdminShortPlotReport
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFINLEYSHORTPLATLUA6-000330,SHPL-A,MODAugust24,2016Page2of195.EXHIBITS:Exhibit1:StaffReportExhibit2:ShortPlatPlan(Sheets1&2)Exhibit3:NeighborhoodDetailMapExhibit4:ExistingConditionPlan(C1.0)Exhibit5:PreliminaryTESC&DemolitionPlan(C2.0)Exhibit6:PreliminaryGradingPlan(C3.0)Exhibit7:ConceptualDrainageControl&GeneralizedUtilityPlan(C4.0)Exhibit8:PreliminaryTreeReplacementPlan(LA-i)Exhibit9:PreliminaryLandscapePlan(LA2—LA-3)Exhibit10:GeotechnicalEngineeringStudypreparedbyEarthSolutionsNW,LLC(datedMarch7,2016)Exhibit11:PreliminaryTechnicalInformationReportpreparedbyEncompassEngineering&Surveying,Inc.(datedMarch11,2016,reviseddateAugust8,2016)Exhibit12:ArboristReportpreparedbyAmericanForestManagement(AFM)(datedJanuary27,2016)Exhibit13:ConstructionMitigationDescriptionExhibit14:ModificationRequest(datedJune17,2016)Exhibit15:FinleyLotLineAdjustment—LUAi6-000331(Sheets1and2)Exhibit16:BuildingHeightCodeInterpretation(Cl-73-REVISED)Exhibit17:AdvisoryNotestoApplicantC.GENERALINFORMATION:1.Owner(s)ofRecord:2525Aberdeen,LLC,13110NE177thP1#202,Woodinville,WA980722.ZoningClassification:Residential-8(R-8)3.ComprehensivePlanLandUseDesignation:ResidentialMediumDensity(RMD)4.ExistingSiteUse:SingleFamilyResidenceandVacantLand5.CriticalAreas:ModerateLandslideHazard,RegulatedSlopesandWeliheadProtectionAreaZone26.NeighborhoodCharacteristics:a.North:SingleFamilyResidential,R-8b.West:SingleFamilyResidential,R-8c.South:SingleFamilyResidential,R-8d.East:SingleFamilyResidential,Parkinglot,R-86.SiteArea:0.60acresAdministrativeShortPlatReport16-000330—FinleyShortPlat
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFINLEYSHORTPLATLUA16-000330,SHPL-A,MODAugust24,2016Page3of19D.HISTORICAL/BACKGROUND:ActionLandUseFileNo.OrdinanceNo.DateComprehensivePlanN/A575806/22/2015ZoningN/A575806/22/2015ZirkAnnexationA-06-001181803/17/1960FinleyLotLineAdjustmentLUA16-000331N/A07/07/2016(Rec.No.2016070790006)E.PUBLICSERVICES:1.ExistingUtilitiesa.Water:WaterserviceisprovidedbytheCityofRenton.b.Sewer:WastewaterserviceisprovidedbytheCityofRenton.c.Surface/StormWater:Theexistingpropertiesdonotcontainstormwaterfacilities.TherearestormwatermainslocatedinAberdeenAveNE.2.Streets:ThesubjectpropertyfrontsAberdeenAveNEalongtheeastpropertylines.AberdeenAveNEisclassifiedasaCollectorArterialRoad.3.FireProtection:RentonFireAuthority.F.APPLICABLESECTIONSOFTHERENTONMUNICIPALCODE:1.Chapter2LandUseDistrictsa.Section4-2-020:PurposeandIntentofZoningDistrictsb.Section4-2-060:ZoningUseTable—UsesAllowedinZoningDesignationsc.Section4-2-110:ResidentialDevelopmentStandardsd.Section4-2-115:ResidentialDesignandOpenSpaceStandards2.Chapter4City-WidePropertyDevelopmentStandards3.Chapter6StreetsandUtilityStandardsa.Section4-6-060:StreetStandards4.Chapter7SubdivisionRegulationsa.Section4-7-070:DetailedProceduresforShortSubdivision5.Chapter9Permits-Specifica.Section4-9-250:Variances,Waivers,Modifications,andAlternates6.Chapter11DefinitionsAdministrativeShortPlotReport16-000330—FinleyShortP/at
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFINLEYSHORTPLATLUA6-000330,SHPL-A,MODAugust24,2016Page4of19G.APPLICABLESECTIONSOFTHECOMPREHENSIVEPLAN:H1.LandUseElementH.FINDINGSOFFACT(FOF):1.ThePlanningDivisionoftheCityofRentonacceptedtheabovemasterapplicationforreviewonApril29,2016anddeterminedtheapplicationcompleteonMay2,2016.TheprojectwasplacedonholdonJune30,2016andtakenoffholdonJuly19,2016.TheprojectwasplacedbackonholdonAugust11,2016andtakenbackoffholdonAugust15,2016.Theprojectcomplieswiththe120-dayreviewperiod.2.Theprojectsiteislocatedat2525AberdeenAveNE,Renton,WA98056(APN334390-2000),betweenNE25thP1andNE26thP1(Exhibit3).3.Theprojectsitecontainsa1,930squarefootsinglefamilyhomebuiltin1962alongthefrontageofAberdeenAveNE.Thebalanceoftheprojectsiteincludessheds,outbuildings,smallnon-retainingwalls,concreteslabwallandsomerockeries(Exhibit4).4.AccesstothesitewouldbeprovidedfromAberdeenAveNE.Noright-of-waydedicationwouldbededicatedalongAberdeenAveNE(Exhibits2,14,and15).5.ThepropertyislocatedwithintheResidentialMediumDensityfRMD)ComprehensivePlanlandusedesignation.6.ThesiteislocatedwithintheResidential-8(R-8)zoningclassification.7.Thereareapproximately36significanttreeslocatedwithintheproposeddevelopmentareaand12treesareproposedtoberetainedaspartoftheshortplat(Exhibits8,9,and12).8.Therearemoderatelandslidehazard,regulatedslopesandwellheadprotectionareazone2onthesubjectproperty.9.Theprojectisestimatedtorequireabout400cubicyardsofcutandfill(Exhibit6).10.Nopublicoragencycommentswerereceived.11.Representativesfromvariouscitydepartmentshavereviewedtheapplicationmaterialstoidentifyandaddressissuesraisedbytheproposeddevelopment.Thesecommentsarecontainedintheofficialfile,andtheessenceofthecommentshasbeenincorporatedintotheappropriatesectionsofthisreportandtheDepartmentalRecommendationattheendofthisreport(Exhibitl7).12.ComprehensivePlanCompliance:ThesiteisdesignatedResidentialMediumDensity(RMD)ontheCity’sComprehensivePlanMap.ThepurposeoftheRMDdesignationistoallowavarietyofsingle-familyandmulti-familydevelopmenttypes,withcontinuitycreatedthroughtheapplicationofdesignguidelines,theorganizationofroadways,sidewalks,publicspaces,andtheplacementofcommunitygatheringplacesandcivicamenities.TheproposaliscompliantwiththefollowingComprehensivePlanGoalsandPoliciesifallconditionsofapprovalaremet:ComplianceComprehensivePlanAnalysis,,Policy1-3:Encourageinfilldevelopmentofsingle-familyunitsasameanstomeetgrowthtargetsandprovidenewhousing.GoalL-I:Utilizemultiplestrategiestoaccommodateresidentialgrowth,including:‘•Developmentofnewsingle-familyneighborhoodsonlargetractsoflandoutsidetheCityCenter,AdministrativeShortPlatReport16-000330—FinleyShortPlat
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFINLEYSHORTPLATLUA16-000330,SHPL-A,MODAugust24,2016Page5of19.lnfilldevelopmentonvacantandunderutilizedlandinestablishedneighborhoodsandmulti-familyareas.GoalL-BB:MaintainahighqualityoflifeasRentongrowsbyensuringthatnew‘developmentisdesignedtobefunctionalandattractive.GoalL-FF:StrengthenthevisualidentityofRentonanditsCommunityPlanning“Areasandneighborhoodsthroughqualitydesignanddevelopment.Policy1-49:Addressprivacyandqualityoflifeforexistingresidentsbyconsidering“scaleandcontextinmullprojectdesign.13.ZoningDevelopmentStandardCompliance:ThesiteisclassifiedResidential-8(R-8)ontheCity’sZoningMap.DevelopmentintheR-8Zoneisintendedtocreateopportunitiesfornewsinglefamilyresidentialneighborhoodsandtofacilitatehigh-qualitymulldevelopmentthatpromotesreinvestmentinexistingsinglefamilyneighborhoods.Itisintendedtoaccommodateusesthatarecompatiblewithandsupportahigh-qualityresidentialenvironmentandaddtoasenseofcommunity.Theproposaliscompliantwiththefollowingdevelopmentstandardsifallconditionsofapprovalaremet:ComplianceR-8ZoneDevelopStandardsandAnalysisDensity:ThealloweddensityrangeintheR-8zoneisaminimumof4.0toamaximumof8.0dwellingunitspernetacre.Netdensityiscalculatedafterthedeductionofsensitiveareas,areasintendedforpublicright-of-way,andprivateaccesseasements.StaffComment:Basedonanetdensityof22,266squarefeet(26,311sfgrossdensity—4,045sfprivateaccesseasements),theproposalfor4residentiallotsontheprojectsitewouldresultinanetdensityof7.8dwellingunitsperacre(4lots/0.51acres=du/ac),whichmeetstheminimumandmaximumdensityrequirementsoftheR-8zone.LotDimensions:TheminimumlotsizepermittedintheR-8zoneis5,000sq.ft.Aminimumlotwidthof50feetisrequired(60feetforcornerlots)andaminimumlotdepthof80feetisrequired.Forshortplatsofparcelssmallerthanoneacre,oneparcelmaybeallowedtobesmallerthantherequiredminimumlotsizeifallotherparcelsmeettherequiredminimumlotsizestandardofthezone.Onelot,withintheR-8zonemaybereducedtofourthousandfivehundred(4,500)squarefeet.ThefollowingtableidentifiestheproposeddimensionsforLots1-4.ProposedLotLotSize(sq.ft.)LotWidth(feet)LotDepth(feet),,Lot16,32959.96105.96Lot25,25162.7783.21Lot34,73957.2382.40Lot45,94772.6281.37TractA4,045N/AN/AStaffComment:Theproposedlotswouldcomplywiththeminimumlotsize,width,anddepthrequirementsoftheR-8zone(Exhibit2).TractAisajointuseaccessandutilitytractlocatedalongthenorthpropertylinethatmeasure21feetwideby192.64feetlong(startingatthenortheastcornerofthepropertyatAberdeenAveNE).,-Setbacks:TherequiredminimumsetbacksintheR-8zoneareasfollows:frontyardis20feetexceptwhenallvehicleaccessistakenfromanalley,then15feet,sideAdministrativeShortPlatReport16-000330—FinleyShortPlot
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFINLEYSHORTPLATLUA16-000330,SHPL-A,MODAugust24,2016Page6of19yardis5feet,sideyardalongthestreet15feet,andtherearyardis20feet.StaffComment:TheexistingsinglefamilyhomeonLot4wouldcontinuetofacethepublicstreetandwouldretaindirectaccesstoAberdeenAveNE.TheexistinghomemeetsorexceedsthesetbacksoftheR-8zone(Exhibit2).Theremainderofthelots(Lots1-3),areorientedsothatthefrontyardswouldfacetothenorthortowardstheshareddrivewaytract(TractA).Theproposedlotsappeartocontainadequateareatoaccommodatealltherequiredsetbackareasandprovideasufficientsizedbuildingpad.CompliancewithbuildingsetbackrequirementsfortheresidencesproposedtobeconstructedonLots1-3wouldbeverifiedatthetimeofbuildingpermitreview.BuildingStandards:TheR-8zonehasamaximumbuildingcoverageof50%,amaximumimpervioussurfacecoverageof65%,andamaximumbuildingheightoftwo(2)storieswithawallplateheightof24feet.StaffComment:TheexistingsinglefamilyhomehasabuildingfootprintofComplianceapproximately1,290squarefeetandbuildingcoverageof22percent(1,290sf/notyet5,947sf=22%).Lot4alsocontainsa700squarefootrearpatioanda625drivewaydemonstratedandsidewalkatthefrontofthehouse.TheimperviousareaforLot4isapproximately44percent(1,290sf+700sf+625sf=44%).Theexistingtwo-storysinglefamilystructurecomplieswiththebuildingstandardsoftheR-8zone.Buildingheight(asdescribedbyExhibit16),buildingcoverage,andimpervioussurfacecoverageforthenewsinglefamilyresidenceswouldbeverifiedatthetimeofbuildingpermitreview.Landscaping:TheCity’slandscaperegulations(RMC4-4-070)requirea10-footlandscapestripalongallpublicstreetfrontages.AdditionalminimumplantingstripwidthsbetweenthecurbandsidewalkareestablishedaccordingtothestreetdevelopmentstandardsofRMC4-6-060.Streettreesand,ataminimum,groundcover,aretobelocatedinthisareawhenpresent.SpacingstandardsshallbeasstipulatedbytheDepartmentofCommunityandEconomicDevelopment,providedthereshallbeaminimumofone(1)streettreeplantedperaddress.Anyadditionalundevelopedright-of-wayareasshallbelandscapedunlessotherwisedeterminedbytheAdministrator.Wherethereisinsufficientright-of-wayspaceornopublicfrontage,streettreesarerequiredinthefrontyardsubjecttoapprovaloftheAdministrator.Aminimumoftwo(2)treesaretobelocatedinthefrontyardCompliantifpriortofinalinspectionforthenewSingleFamilyResidence.conditionsofapprovalareStaffComment:AConceptualLandscapePlan,preparedbyLane&Associates(datedmetMarch28,2016;Exhibit9),wassubmittedwiththeshortplatapplicationmaterials.A10-footonsitelandscapestripisproposedalongthestreetfrontagesofAberdeenAveNE.APlantSchedulewasincludedontheLandscapePlan,thefollowingtreesandplantsareproposedwithintheonsitelandscapestripandright-of-wayplanterstrip:katsua,Mediterraneanpinkheath,purplerockrose,swordfern,strawberrytree,crimsonpygmybarberry,mugopineandkinnikinnick.Staffrecommends,asaconditionofapproval,thattheapplicantsubmitafinaldetailedlandscapeplanthatcomplieswithRMC4-8-1200.12atthetimeofutilityconstructionpermitapplicationtothecurrentplanningprojectmanagerforreviewandapproval.Staffrecommends,asaconditionofapproval,thattheapplicantplantlandscapescreeningalongthenorthpropertylineofTractA.TheadditionallandscapeareashallbelocatedbetweenthenorthpropertylineandthepouredconcretecurbattheAdministrativeShortP/atReport16-000330—FinleyShortP/at
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFINLEYSHORTPLATLUA16-000330,SHPL-A,MODAugust24,2016Page7of19edgeofthepavementwithintheshareddriveway.ThislandscapingrequirementshouldnotimpacttheshortplatsabilitytomaintaincompliancewithRentonmunicipalcodes.Staffalsorecommends,asaconditionofapproval,thattheapplicantexecuteasharedmaintenanceagreementpriortorecordingofthe4-lotshortplatforequalownershipandmaintenanceresponsibilitiesforimprovementsinTractA.Adraftversionofasharedmaintenanceagreementshallbesubmittedforreviewandapprovalbythecurrentplanningprojectmanagerpriortoshortplatrecording.IftheapplicantcreatesahomeownersassociationforownershipandmaintenanceresponsibilitiesforimprovementsinTractA,thenHOAdocumentsshallbesubmittedforreviewandapprovalbythecurrentplanningprojectmanagerandtheCityAttorneypriortoshortplotrecording.TreeRetention:TheCity’sadoptedTreeRetentionandLandClearingRegulationsrequiretheretentionof30percentoftreesinaresidentialdevelopment.Significanttreesshallberetainedinthefollowingpriorityorder:PriorityOne:Landmarktrees;significanttreesthatformacontinuouscanopy;significanttreesonslopesgreaterthantwentypercent(20%);Significanttreesadjacenttocriticalareasandtheirassociatedbuffers;andSignificanttreesoversixtyfeet(60’)inheightorgreaterthaneighteeninches(18”)caliper.PriorityTwo:Healthytreegroupingswhoseassociatedundergrowthcanbepreserved;othersignificantnativeevergreenordeciduoustrees;andothersignificantnon-nativetrees.PriorityThree:Aldersandcottonwoodsshallberetainedwhenallothertreeshavebeenevaluatedforretentionandarenotabletoberetained,unlessthealdersand!orcottonwoodsareusedaspartofanapprovedenhancementprojectwithinacriticalareaoritsbuffer.Aminimumtreedensityshallbemaintainedoneachresidentiallyzonedlot.Fordetachedsinglefamilydevelopmenttheminimumtreedensityistwo(2)significantCompliantiftreesforeveryfivethousand(5000)squarefeet.Thetreedensitymayconsistofconditionof.existingtreesreplacementtreestreesrequiredpursuanttoRMC4-4-070F.1Streetapprovalis..metFrontageLandscapingRequired,oracombination.StaffComment:AnArboristReport(Exhibit12),ConceptualTreeReplacementPlan(Exhibit8)weresubmittedwiththeprojectapplicationmaterials.AccordingtotheArboristReport,atotalof54significanttreesarelocatedontheprojectsite.Oftheexisting54trees,18ofthetreesweredeemeddangerous,unhealthyorwerelocatedwithintheproposedpublicstreetright-of-ways.Ofthe36healthysignificanttrees,30%or11treesarerequiredtoberetained.Asaresult,theapplicantisproposingtoretain12trees,thereby,meetingtheminimumtreeretentionrequirementoftheR-8zone.AdetailedlandscapeplanthatcomplieswithRMC4-8-120D.12shallbesubmittedatthetimeofutilityconstructionpermitapplicationtothecurrentplanningprojectmanagerforreviewandapproval.Thedetailedlandscapeplanshalldemonstratecompliancewiththethirtypercent(30%)treeretentionrequirement,theminimumonsitetreedensityrequirementandright-of-waylandscapingrequirementwithinthestreetfrontageareas.Theonsitetreesshallbeinstalledpriortofinaloccupancyforthenewhomes.Inaddition,tocomplyingwiththeminimumtreedensityrequirements,theapplicantisrequiredtoretainorplanttwo(2)significanttrees,orgrossequivalentcaliperAdministrativeShortPlatReport16-000330—FinleyShortPlot
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFINLEYSHORTPLATLUA6-000330,SHPL-A,MODAugust24,2016Page8of19inches,per5,000squarefeetoflotarea.Basedonthelotareasproposed,theapplicantwouldberequiredtoplantone(1)additionaltreeonLot2inordertomeetminimumtreedensityrequirements.Staffrecommends,asaconditionofapproval,thatthedetailedlandscapeplanshalldemonstratecompliancewithminimumtreedensityandtreeretentionrequirementsofthezone.Onsitelandscapingshallbeinstalledpriortofinaloccupancyfortheindividualhomes,landscapingwithintheright-of-wayshallbeinstalledpriortoshortplatrecording.Parking:Parkingregulationsrequirethataminimumoftwo(2)parkingspacesbeprovidedforeachdetacheddwelling.Drivewaycutsarerequiredtobeaminimumof5feetfrompropertylinesandnewdrivewaysmaybeamaximumof16feetinwidthatthepropertyline.Maximumdrivewayslopesshallnotexceedfifteenpercent(15%);provided,thatdrivewaysexceedingeightpercent(8%)shallprovideslotteddrainsatthelowerendwithomplancepositivedrainagedischargetorestrictrunofffromenteringthegarage/residenceorcrossinganypublicsidewalk.demonstratedStaffComment:Theshareddrivewayexceedingeightpercent(8%);therefore,theapplicantisprovidingslotteddrainsatthemidpointandlowerendofthedriveway(Exhibit6).Parkingrequirementsanddrivewaygradesforeachofthenewresidencesproposedwouldbeverifiedatthetimeofbuildingpermitreview.Drivewaycutslocationsanddrivewaywidthwouldalsobeverifiedatthetimeofconstructionpermitapplication.FencesandRetainingWalls:Inanyresidentialdistrict,themaximumheightofanyfence,hedgeorretainingwallshallbeseventytwoinches(7211).Exceptinthefrontyardandsideyardalongastreetsetbackwherethefenceshallnotexceedfortyeightinches(4811)inheight.CompliantifThereshallbeaminimumthree-foot(3’)landscapedsetbackatthebaseofretainingconditionofwallsabuttingpublicrights-of-way.approvalisStaffComment:Nonewfencesareproposed.Severalnewretaining/rockerywallsaremeproposedthroughouttheproposeddevelopment.Rockerywallsexceedthemaximum48”inthefrontyardsetbackandgradingshallbeinaccordancewithRMC4-4-060.Therefore,staffrecommendsthatafinaldetailedgradingplanshallbesubmittedto,andapprovedby,thecurrentplanningprojectmanagerthatcomplieswiththeretainingwallstandardspriortoconstructionpermitissuance.14.DesignStandards:ResidentialDesignandOpenSpaceStandards(RMC4-2-115)areapplicableintheR-8zone.TheStandardsimplementpoliciesestablishedintheLandUseElementoftheComprehensivePlan.CompliancewithSiteDesignStandardsmustbedemonstratedpriortoapprovalofthesubdivision.CompliancewithResidentialDesignStandardswouldbeverifiedpriortoissuanceofthebuildingpermitforthenewsinglefamilyhomes.Theproposalisconsistentwiththefollowingdesignstandards,unlessnotedotherwise:LotConfiguration:Oneofthefollowingisrequired:1.Lotwidthvariationof10feet(10’)minimumofoneperfour(4)abuttingstreet-frontinglots,or2.Minimumoffour(4)lotsizes(minimumoffourhundred(400)grosssquarefeetsizedifference),or3.Afrontyardsetbackvariationofatleastfivefeet(5’)minimumforatleastAdministrativeShortPlotReport16-000330—FinleyShortPlot
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFINLEYSHORTPLATLUA16-000330,SHPL-A,MODAugust24,2016Page9of19everyfour(4)abuttingstreetfrontinglots.StaffComment:Thelotsizesareashighas6,329squarefeetandaslowas4,739squarefeetwithdifferencesofmorethan400grosssquarefeetsizewithintheR-8zone.Asproposed,theshortplatwouldcomplywithlotconfigurationrequirement#2.Garages:Oneofthefollowingisrequired;thegarageis:1.Recessedfromthefrontofthehouseand/orfrontporchatleasteightfeet(8’),or2.Locatedsothattheroofextendsatleastfivefeet(5’)(notincludingeaves)beyondthefrontofthegarageforatleastthewidthofthegarageplustheporch/stooparea,or3.Alleyaccessed,orCompliance4.Locatedsothattheentrydoesnotfaceapublicand/orprivatestreetorannotyetaccesseasement,ordemonstrated5.Sizedsothatitrepresentsnogreaterthanfiftypercent(50%)ofthewidthofthefrontfacadeatgroundlevel,or6.Detached.Theportionofthegaragewiderthantwentysix-feet(26’)acrossthefrontshallbesetbackatleasttwofeet(2’).StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.Nochangesareproposedtotheexistingsinglefamilystructure.PrimaryEntry:Oneofthefollowingisrequired:1.Stoop:minimumsizefourfeetbysixfeet(4’x6’)andminimumheighttwelveinches(12”)abovegrade,orCompliance2.Porch:minimumsizefivefeet(5’)deepandminimumheighttwelveinchesnotyet(12”)abovegrade.demonstratedException:incaseswhereaccessibility(ADA)isapriority,anaccessibleroutemaybetakenfromafrontdriveway.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.Nochangesareproposedtotheexistingsinglefamilystructure.FaçadeModulation:Oneofthefollowingisrequired:1.Anoffsetofatleastonestorythatisatleasttenfeet(10’)wideandtwofeetCompliance(2’)indepthonfaçadesvisiblefromthestreet,ornotyet2.Atleasttwofeet(2’)offsetofsecondstoryfromfirststoryononestreetdemonstratedfacingfaçade.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.Nochangesareproposedtotheexistingsinglefamilystructure.ComplianceWindowsandDoors:Windowsanddoorsshallconstitutetwenty-fivepercent(25%)notyetofallfaçadesfacingstreetfrontageorpublicspaces.demonstratedStaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.NochangesareproposedtotheexistingsinglefamilyAdministrativeShortP/atReport16-000330—FinleyShortP/at
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFINLEYSHORTPLATLUA16-000330,SHPL-A,MODAugust24,2016Page10of19structure.N/AScale,Bulk,andCharacter:N/ARoofs:Oneofthefollowingisrequiredforalldevelopment:1.Hiporgabledwithatleastasixtotwelve(6:12)pitchfortheprominentformoftheroof(dormers,etc.,mayhavelesserpitch),orCompliance2.Shedroof.notyet....Additionally,forsubdivisionsgreaterthannine(9)lots:Avarietyofroofformsdemonstratedappropriatetothestyleofthehomeshallbeused.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.Nochangesareproposedtotheexistingsinglefamilystructure.Eaves:Bothofthefollowingarerequired:1.Eavesprojectingfromtheroofoftheentirebuildingatleasttwelveinches(12”)withhorizontalfasciaorfasciagutteratleastfiveinches(5”)deeponCompliancethefaceofalleaves,andnotyet2.Rakesongableendsmustextendaminimumoftwoinches(2”)fromthedemonstratedsurfaceofexteriorsidingmaterials.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.Nochangesareproposedtotheexistingsinglefamilystructure.ArchitecturalDetailing:Ifonesidingmaterialisusedonanysideofthedwellingthatistwostoriesorgreaterinheight,ahorizontalbandthatmeasuresatleasteightinches(8”)isrequiredbetweenthefirstandsecondstory.Additionally,oneofthefollowingisrequired:Compliance1.Threeandonehalfinch(31/2”)minimumtrimsurroundsallwindowsandnotyetdetailsalldoors,ordemonstrated2.Acombinationofshuttersandthreeandonehalfinches(31/2”)minimumtrimdetailsallwindows,andthreeandonehalfinches(31/2”)minimumtrimdetailsalldoors.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.Nochangesareproposedtotheexistingsinglefamilystructure.MaterialsandColor:Forsubdivisionsandshortplats,abuttinghomesshallbeofdifferingcolor.Colorpalettesforallnewdwellings,codedtothehomeelevations,shallbesubmittedforapproval.Additionally,oneofthefollowingisrequired:Compliance1.Aminimumoftwo(2)colorsisusedonthehome(bodywithdifferentcolornotyettrimisacceptable),ordemonstrated2.Aminimumoftwo(2)differingsidingmaterials(horizontalsidingandshingles,sidingandmasonryormasonry-likematerial,etc.)isusedonthehome.Onealternativesidingmaterialmustcompriseaminimumofthirtypercent(30%)ofthestreetfacingfacade.Ifmasonrysidingisused,itshallwrapthecornersnolessthantwentyfourinches(24”).StaffComment:ComplianceforthisstandardwouldbeverifiedatthetimeofAdministrativeShortPlotReport16-000330—FinleyShortP/at
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFINLEYSHORTPLATLUA16-000330,SHPL-A,MODAugust24,2016Page11of19buildingpermitreview.Nochangesareproposedtotheexistingsinglefamilystructure.15.CriticalAreas:Projectsites,whichcontaincriticalareas,arerequiredtocomplywiththeCriticalAreasRegulations(RMC4-3-050).BasedonCityofRentonCriticalAreasMaps,thesiteislocatedwithinthewellheadprotectionareazone(Zone2).AllproposalsfornewfacilitieswithinanyzoneofanaquiferprotectionareamustbereviewedforcompliancewiththisRMC4-3-050priortoissuanceofanydevelopmentpermitsforusesinwhichhazardousmaterialsarestored,handled,treated,usedorproducedorwhichincreasethequantityofhazardousmaterialsstored,handled,treated,used,orproduced.Allfillmaterialregardingqualityoffillandfillmaterialsourcestatementrequirements,withinaquiferprotectionareas,arerequiredperRMC4-3-050H.8.AGeotechnicalEngineeringStudy(Exhibit10)waspreparedbyEarthSolutionsNW,LLCandsubmittedwiththeshortplatapplication.Accordingtothesubmittedreport,nocriticalareaswereidentifiedontheprojectsite.16.CompliancewithSubdivisionRegulations:RMC4-7providesreviewcriteriaforsubdivisions.Theproposalisconsistentwiththefollowingsubdivisionregulationsifallconditionsofapprovalarecompliedwith:ComplianceSubdivisionRegulationsandAnalysisAccess:EachlotmusthaveaccesstoapublicStreetorroad.Accessmaybebyashareddrivewaypertherequirementsofthestreetstandards.Themaximumwidthofsingleloadedgaragedrivewaysshallnotexceedninefeet(9’)anddoubleloadedgaragedrivewaysshallnotexceedsixteenfeet(16’).StaffComment:Alongthenorthpropertyline,theapplicantisproposinga21ftby192.64ft(4,045sf)rectangulartractwitha16-footwidepavedshareddrivewaytoservedLots1-3fromAberdeenAveNE.TheexistingsinglefamilyhomeonLot4wouldretainitsdirectaccesstoAberdeenAveNEviatheexistingdrivewaycutnearthesoutheastcornerofthelot(Exhibit5).ShouldtheexistingsinglefamilyhomeonLot4redevelop,followingademolitionpermitandanewsinglefamilybuildingpermit,accesstoLot4wouldberequiredfromTractAandtheexistingdrivewaycutnearthesoutheastcorneroftheLot4wouldberemovedandreplacedwithtypicalfrontageimprovements.Therefore,staffrecommends,asaconditionofapproval,thatshouldanewresidencebeconstructedonLot4,vehicularaccessshallberelocatedfromthesoutheastcornerofthelot(fromAberdeenAveNE)totheshareddriveway(TractA).Anotetothiseffectshallbeplacedonthefaceoftheshortplatpriortorecording.Theprojectincludes102.37feetoffrontagealongAberdeenAveNE.TheapplicantisrequestingamodificationfromRMC4-6-060andavariancefromthefirecodetoallowa16-footwidefullypavedfireapparatusaccessroadwayandnoturnaroundfordeadendroadsthatexceed150feet(Exhibit17).Theprojectwouldcompletehalf-streetfrontageimprovementsalongAberdeenAveNEwhichincludes,butisnotlimitedto,apavementwidthof32feet(16feetfromcenterline),2footplantingstrip,5footsidewalk,1footclearanceatbackofwalkand0.5footcurb(seeFOF17).Noright-of-waydedicationwouldberequiredalongAberdeenAveNEinordertocompletethisstreetstandard.SeeFOF17StreetModificationformoreinformation.DrivewaysshallbedesignedinaccordancewithCitystandardplans104.3(RMC4-4-080).Aconstructionpermitforfrontageimprovementswouldberequired.N/ABlocks:Blocksshallbedeepenoughtoallowtwotiersoflots.AdministrativeShortPlotReport16-000330—FinleyShortPlot
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFINLEYSHORTPLATLUA6-000330,SHPL-A,MODAugust24,2016Page12of19StaffComment:Noblocksareproposed.Lots:Thesize,shape,orientation,andarrangementoftheproposedlotscomplywiththerequirementsoftheSubdivisionRegulationsandtheDevelopmentStandardsoftheR-8zoneandallowforreasonableinfillofdevelopableland.Alloftheproposedlotsmeettherequirementsforminimumlotsize,depth,andwidth.CompliantStaffComment:AsdiscussedaboveunderFOF13alllotsmeettheminimumlotifconditiondimensionalrequirementsintheR-8zone.Theproposedlotsarerectangularinshape.ofapprovalTheorientationsofLots1-3havetheirfrontyardsfacingtheirrespectivepublicstreetorismettothenorth.AccesstotheexistingsinglefamilyhomewouldretainorientationandaccesstoAberdeenAveNEviatheexistingpaveddrivewaylocatedatthesoutheastcornerofLot4.StaffisrecommendingthatifanewresidenceisconstructedonLot4,thatvehicularaccessisrelocatedfromthesoutheastcornerofthelot(fromAberdeenAveNE)totheshareddriveway(TractA).Thebuildingdesignofthenewresidenceswouldbereviewedandapprovedatthetimeofbuildingpermitapplication.Streets:TheproposedstreetsystemshallextendandcreateconnectionsbetweenexistingstreetspertheStreetStandardsoutlinedinRMC4-6-060StreetStandards.StaffComment:TheproposedprojectfrontsbothAberdeenAveNE(aCollectorArterialRoad)andTractA(shareddriveway).TomeettheCity’scompletestreetstandardsforcollectorarterialstreets,theminimumright-of-way(ROW)widthrequirementis83feet.Therefore,dedicationof11.5feetofROWwouldberequiredtomeetthecollectorarterialstreetstandards.TheCity’stransportationgrouphasdeterminedthattheywouldsupportalesserstandardtomatchtheestablishedstandardstreetsectionforAberdeenAveNE.TheCityestablishedstandardstreetsectionforAberdeenAveNE,whichshallbeinstalledbythedeveloperaspartoftheproposeddevelopment,wouldallowapavementwidthof32feet(l6feetfromcenterline),8footplantingstrip,5footsidewalk,1footclearanceatbackofwalkand0.5footcurb.PursuanttoRMC4-9-250Dtheapplicantisrequestingtoprovidea32-footpavementsection(one10-footthrulaneineachdirectionand6-footparkinglaneeachdirection)centeredontheROWcenterline,0.5curb,8-footplantingstrip,5-footsidewalkand0.5-footbetweenthebackCompliantofsidewalkandtheROWlineforatotalof60feetofROW.Therequestedproposalifconditionreducesthe8-footparkingoneithersideby2-feetandeliminatesthe5-footbikelane.ofapprovalNoadditionalROWdedicationwouldberequired.ismetTheapplicant’smodificationrequestfromRMC4-6-060F.2(datedJune17,2016;Exhibit14)matchesthelesserstandardnecessarytomatchtheestablishedstandardstreetsectionforAberdeenAveNE.ThisrecommendationresultsinatotalROWwidthof60feet,requiringnoROWdedication.Seetheformalresponsetothemodificationrequestformoreinformation(FOF17StreetModificationAnalysis).AlleyaccessisthepreferredstreetpatternforallnewresidentialdevelopmentexceptintheResidentialLowDensitylandusedesignation(RC,R-1,andR-4zones).TheCityusesthefollowingfactorstodeterminewhethertheuseofalleysisnotpractical,includingsize:a)Size:Thenewdevelopmentisashortplat;b)Topography:Thetopographyofthesiteproposedfordevelopmentisnotconduciveforanalleyconfiguration;c)EnvironmentalImpacts:Theuseofalleyswouldhavemoreofanegativeimpactontheenvironmentthanastreetpatternwithoutalleys;d)Ifsitecharacteristicsallowfortheeffectiveuseofalleys(RMC4-7-150E.5).TheshortplathaspublicstreetfrontageonAberdeenAveNEandtheuseofalleyswouldnotbecharacteristicoftheneighborhoodorpractical.TheproposedshortplatisthelastlottodeveloponthewestsideofAberdeenAveNEbetweenNE25thP1andNE26thP1.Thetopographyofthesite___________requiresan11%slopealongthemajorityoftheproposed16-footwideshareddrivewayAdministrativeShortPlotReport16-000330—FinleyShortPlat
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFINLEYSHORTPLATLUA16-000330,SHPL-A,MODAugust24,2016Page13of19andtheexistingstreetgridwouldnotsupportalleyaccessbeyondtheproposedconstructionoftheaccessdrive(Exhibit6).Paymentofthetransportationimpactfeeisapplicableontheconstructionofthesinglefamilyhousesatthetimeofapplicationforthebuildingpermit.Thecurrentrateoftransportationimpactfeeis$2,951.17pernewsinglefamilyhouse.Theprojectproposestheadditionof(3)newsinglefamilyresidences(3newsinglefamilyhomes,1existinghometoberetained).Trafficimpactfeeswouldbeowedatthetimeofbuildingpermitissuance.BasedontheCity’scurrentfeeschedule,estimatedtrafficimpactfeesfortheproposeddevelopmentwouldbe$8,853.51.Thetransportationimpactfeethatiscurrentatthetimeofbuildingpermitapplicationwouldbelevied.RelationshiptoExistingUses:Theproposedprojectiscompatiblewithexistingsurroundinguses.StaffComment:Theproposedshortplatissurroundedbyexistingdetachedsingle,,familyresidencestothenorth,westandsouthofthesite.Inaddition,R-8zoningisalsolocatedacrossAberdeenAveNE.Theproposalwouldbeinharmonywiththeexistinguses.TheproposedlotsaresimilarinsizeandshapetotheexistingsurroundingdevelopmentpatternintheareaandwouldbeconsistentwiththeComprehensivePlanandZoningCode,whichencouragesresidentialinfilldevelopment.17.StreetModificationAnalysis:PursuanttoRMC4-9-250Dtheapplicantisrequestingtoprovidea32-footpavementsection(one10-footthrulaneineachdirectionand6-footparkinglaneeachdirection)centeredontheright-of-way(ROW)centerline,0.5curb,2-footplantingstrip,5-footsidewalkand0.5-footbetweenthebackofsidewalkandtheROWlineforatotalof60feetofROW.Therequestedproposalreducesthe2-footparkingoneithersideby2-feetandeliminatesthe5-footbikelane.NoadditionalROWdedicationwouldberequired.AberdeenAveNEisaCollectorArterialStreetwithanexistingROWwidthof60feet(asperassessormap).Theexistingtravelwaywidthis21feetwithanapproximate5-footwideasphaltshoulderoneitherside.ThisstreetclassificationrequiresaminimumROWwidthof83feet.TomeettheCity’scompletestreetstandards,half-streetimprovementsinclude15-footlanewidthmeasuredfromtheROWcenterline,8-footparkinglane,0.5-footcurb/gutter,8-footplanterstripand8-footsidewalkisrequiredtobeconstructedintheROWfrontingthepropertyperCityCode4-6-060.TheexistinghomesalongAberdeenAveNEareonly20feetorsoawayfromtheexistingright-of-way.Anincreaseinrightofwayof11.5feetoneachsideoftheroadwaywouldencroachintotherequiredfrontyardbuildingsetbackperthecurrentdevelopmentstandardsforresidentialzoning.Theproposaliscompliantwiththefollowingmodificationcriteria,pursuanttoRMC4-9-250D,ifallconditionsofapprovalaremet.Therefore,staffisrecommendingapprovaloftherequestedmodification,subjecttoconditionsasnotedbelow:ComplianceStreetModificationCriteriaandAnalysisa.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElementandtheproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives.‘StaffComment:TheCommunityDesignElementhasapplicablepolicieslistedunderaseparatesectionlabeledStreets,SidewalksandStreetscapes.Thesepoliciesaddresswalkableneighborhoods,safetyandshareduses.TwospecificpoliciessupportthedecisiontomodifythestreetstandardstomodifyAberdeenAveNEfromaCollectorArterialstreetstandardtoaModifiedCollectorArterialstandard.ThesepoliciesareAdministrativeShortPlatReport16-000330—FinleyShortP/at
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFINLEYSHORTPLATLUA6-000330,SHPL-A,MODAugust24,2016Page14of19PolicyCD-102andPolicyCD-103whichstatethatthegoalistopromotenewdevelopmentwith“walkableplaces,”“supportgridandflexiblegridstreetandpathwaypatterns,”and“arevisuallyattractive,safe,andhealthyenvironments.”Therequestedstreetmodificationsareconsistentwiththesepolicyguidelines.b.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,baseduponsoundengineeringjudgment.StaffComment:TheCity’sPublicWorksTransportationsectionandCommunityandEconomicDevelopmentsectionreviewedAberdeenAveNEandthesurroundingareaandhavedeterminedthatamodifiedcollectorstreetsectionismoresuitableforthislocationofAberdeenAve.Thisdeterminationwasbasedonthefactthattheroadwayisdirectlyadjacenttosinglefamilyresidencesandthereisinsufficientspacebetweentheexistingright-of-wayandtheexistinghomestoexpandtheroadwaysectiontomeetthefullCollectorRoadStreetstandards.Inaddition,thereductioninthepavementwidthpromotesslowervehicletravelthroughtheresidentialarea.V18.c.Willnotbeinjurioustootherproperty(ies)inthevicinity.StaffComment:Themodifiedcollectorstreetstandardswouldmeettherequirementsforsafevehicularandpedestrianusewithintheexistingright-of-way.U.ConformstotheintentandpurposeoftheCode.“StaffComment:Thismodificationprovidesasafepedestrianrouteinandaroundtheexistingneighborhood.e.Canbeshowntobejustifiedandrequiredfortheuseandsituationintended;and“StaffComment:Therevisedstreetstandardsprovideasafedesignforvehiclesandpedestriansbypromotingslowervehiculartravelthroughtheresidentialarea.1.Willnotcreateadverseimpactstootherproperty(ies)inthevicinity.vStaffComment:TherearenoidentifiedadverseimpactsfromthismodificationtomodifyAberdeenAveNEfromaCollectorArterialstreetstandardtoamodifiedCollectorArterialstreetstandard.AvailabilityandImpactonPublicServices:ComplianceAvailabilityandImpactonPublicServicesAnalysisPoliceandFire:PoliceandFirePreventionstaffindicatesthatsufficientresourcesexisttofurnishservicestotheproposeddevelopment;subjecttotheconditionthattheapplicantprovidesCoderequiredimprovementsandfees.TheRentonFireAuthority,zgrantedavariancefromthefirecodetoallowa16-footwidefullypavedfireapparatusaccessroadwayandnoturnaroundfordeadendroadsthatexceed150feetwiththeconditionthatallthree(3)newhomesareequippedwithapprovedresidentialfiresprinklersystems(Exhibit17).Fireimpactfeesareapplicableattherateof$495.10persinglefamilyunit.Thisfeeispaidattimeofbuildingpermitissuance.Schools:ItisanticipatedthattheRentonSchoolDistrictcanaccommodateanyadditionalstudentsgeneratedbythisproposalatthefollowingschools:Kennydale./ElementarySchool(0.32milesfromthesubjectsiteandwithinwalkdistanceofschool;noschoolbustransportationprovided),McKnightMiddleSchool(0.90milesfromthesubjectsiteandwithinwalkdistanceofschool;noschoolbustransportationprovided),andHazenHighSchool(3.0milesfromthesubjectsite;schoolbustransportationAdministrativeShortPlotReoort16-000330—FinleyShortPlot
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFINLEYSHORTPLATLUA16-000330,SHPL-A,MODAugust24,2016Page15of19provided).RCW58.17.110(2)providesthatnosubdivisionbeapprovedwithoutmakingawrittenfindingofadequateprovisionmadeforsafewalkingconditionsforstudentswhowalktoandfromschool.Whiletheelementaryandmiddleschoolsaredesignatedtobelocatedwithinacloseenoughproximityofthesubjectsite,futurestudentstothehighschoolwouldbetransportedtoschoolviabus.AccordingtotheonlineRentonSchoolDistrictbusroutesWebQuery,thebusstopislocatedattheintersectionofNE27thStandAberdeenAveNE.A5-footwidesidewalkexistsalongbothsidesofNE27thStandawidepavedroadshoulderora5-footwidesidewalkislocatedonthewestsideofAberdeenAveNEtothedesignatedbusstoporalongtheroutetotheelementaryschool.Wideshouldersandapatchworkof5-footwidesidewalksarelocatedbetweenthesiteandMcKnightMiddleSchoolat1200EdmondsAveNE.ThesafestroutetothemiddleschoolisnorthonAberdeenAveNEtoNE27thSt,eastonNE27thSttoEdmondsAveNE,southonEdmondsAveNEtoMcKnightMiddleSchool.Theidentifiedroutesprovideasafewalkingroutefromtheproposedsubdivisiontothebusstoportherespectiveschools.Aspartoftheproposedproject,sidewalksimprovementswouldbeconstructedalongonsiteroadways.ASchoolImpactFeewouldbecollectedonbehalfoftheRentonSchoolDistrictforthenewresidenceatthetimeofbuildingpermitissuance.ThecurrentRentonSchoolDistrictfeefornewsinglefamilydwellingis$5,643.00perunit.Parks:AlthoughtherewouldbenosignificantimpactstotheCityofRentonParkSystemanticipatdfromtheproposedproject,aParkImpactFeeisrequiredofallnewresidentialdevelopment.ThecurrentParkImpactFeeis$1,887.94pernewresidenceandispayableatthetimeofbuildingpermitissuance.StormWater:Anadequatedrainagesystemshallbeprovidedfortheproperdrainageofallsurfacewater.StaffComment:APreliminaryTechnicalInformationReport,datedMarch11,2016(reviseddateAugust8,2016),waspreparedandsubmittedwiththeshortplatapplicationbyEncompassEngineering&Surveying,Inc.(Exhibit11).Nodownstreamfloodingorerosionissueswereidentifiedinthedrainagereport.BasedontheCityofRenton’sflowcontrolmap,thissitefallswithintheFlowControlDurationStandardforForestedSiteConditions.ThedevelopmentissubjecttoFullDrainageReviewinaccordancewiththe2009KingCountySurfaceWaterDesignManual(KCSWDM)andtheCityofRentonAmendmentstotheKCSWDM.AllcorerequirementsandfiveoftheCompliantsixspecialrequirementshavebeendiscussedintheprovideddrainagereport.ifconditionABondQuantityWorksheetwouldberequiredtobecompletedandsubmittedwiththeofapprovalconstructionpermitapplication(CoreRequirement#7)andtheapplicantwouldbeismetrequiredtoincludeadiscussionofspecialrequirement#6inthefinaldrainagereportasitrelatestotheaquiferprotectionareas,whichisapplicabletothissite.Runofffromtheexistingsiteincludesonesinglefamilyresidencewherenostormwaterinfrastructurecurrentlyexistson-site.Runofffromthesitedischargesthroughtwodifferentthresholddischargeareas(TDA5).TheprimaryTDAsheetflowsnortheastintoapubliccatchbasininAberdeenAveNEandthroughaseriesofpipesanddetentionfacilitiesuntilitoutfallsintoMayCreek,andultimatelyLakeWashington.ThesecondaryTDAsheetflowsfromthesiteatthenorthandnorthwestpropertylimitsintoNE26thP1andisthenconveyedtoadetentionfacilitywhereitconvergeswiththeprimaryTDAandultimatelydischargesintoLakeWashington.Ageotechnicalreport,datedMarch7,2016,wascompletedbyEarthSolutionsNW,LLC____
_______forthesite.ThereportdiscussesthesoilandgroundwatercharacteristicsofthesiteandAdministrativeShortP/atReport16-000330—FinleyShortPlat
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFINLEYSHORTPLATLUA6-000330,SHPL-A,MODAugust24,2016Page16of19providesrecommendationsforprojectdesignandconstruction.Geotechnicalrecommendationspresentedinthisreportsupporttheuseoffullinfiltrationforthesite.Thesoilconditionsofthesiteconsistedofslightlygravellytoextremelygravellycoursesand.In-situinfiltrationtestingwascompletedattwotestpits,whichreturnedaninfiltrationrateof20inchesperhourforthelotsandaninfiltrationrateof1.5inchesperhourforthesharedaccessdriveway.Theapplicanthasproposedtheuseofsmallinfiltrationbasinsoneachlottomitigatetheaddedimpervioussurfacecreatedbythisdevelopment.ThedesigninfiltrationrateforthesiteshallbeanalyzedinaccordancewithSection5.4.1ofthe2009KCSWDMandtheCityAmendmentstoTheManual.Astheproposalisutilizingfullinfiltration,theconveyancesystemtothepublicdrainagesystemshouldberemoved.Asdesigneditisunclearhowthesurfacewaterwouldentertheinfiltrationbasinspriortodischargingtothepublicsystem.SeeSection5.4.1forcriteriatowaivetheoverflowrequirementforinfiltrationfacilities.A,afinaldrainagereportandassociatedplans,basedonthe2009KingCountySurfaceWaterDesignManual(asamendedbytheCityofRenton)wouldberequiredtobesubmittedtoandapprovedbythecurrentplanreviewerpriortoconstructionpermitapproval.Asurfacewaterdevelopmentfeeof$1,485.00pernewsinglefamilyresidencewouldapply.Theprojectproposestheadditionofthree(3)newresidences.Theestimatedtotalfeeis$4,455.00.Thisissubjecttofinaldesignandpayableatconstructionpermitissuance.Water:WaterserviceisprovidedbytheCityofRenton.Theproposedwatermainimprovements,asshownonthecompositeutilitiescivilplan,providetherequired8-inchextensiontothefirehydrantattheproposedshareddrivewayandextensionoftherequired6-inchwatermainextensionintothedevelopment,connectingtotheexisting16-inchwatermainlocatedinAberdeenAveNE(Exhibit7).Theprojectproposesa1-inchwaterservicelineandmetertoeachlot,foratotalofthree(3)newdomesticwaterservicelinesandmeters.Thedevelopmentissubjecttoapplicablewatersystemdevelopmentchargesandmeterinstallationfeesbasedonthesizeofthewatermeters.Thewatersystemdevelopmentchargesforeach1-inchdomesticwaterserviceis$3,245.00permeteror$9,735.00for(3)1-inchmeters.Thisfeeispayableatconstructionpermitissuance.Awaterserviceinstallationchargeforeach1-inchwaterservicewouldbechargedatarateof$2,850.00permeter.Thetotalwaterserviceinstallationfeeis$8,550.00for(3)1-inchmeters.Thisfeeispayableatconstructionpermitissuance.Adrop-inmeterfeeis$460.00permeter.Thetotalwaterdrop-inmeterfeewouldbe$1,380.00for(3)1-inchmeters.Thisispayableatissuanceofthebuildingpermit.Additionalwatersystemdevelopmentchargesandwatermeterchargeswouldapplyifalandscapeirrigationmeterisrequired.Thesechargesandfeesarebasedonthesizeofthemeter.SanitarySewer:WastewaterserviceisprovidedbytheCityofRenton.Thereisanexisting8-inchsanitarysewermaininAberdeenAveNE.An8-inchextensionfromthesanitarysewermaininAberdeenAveNEwouldbeprovidedbythedeveloperinorder,,toprovidesanitarysewerservicetoeachofthe3newsinglefamilyresidences.Thedevelopmentissubjecttoapplicablewastewatersystemdevelopmentchargesbasedonthesizeofthenewdomesticwatertoservetheproject.TheSDCfeefora1-inchmeteris$2,242.00permeter.Thetotalfeewouldbe$6,726.00for(3)1-inchmeters.Thesechargesarepayableatthetimeofconstructionpermitissuance.AdministrativeShortPlatReport16-000330—FinleyShortPlat
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFINLEYSHORTPMTLUA16-000330,SHPL-A,MODAugust24,2016Page17of19ThedevelopmentislocatedintheEastKennydaleandAberdeenAveNESpecialAssessmentDistricts(SADs).TheSADfeefortheEastKennydaleSADis$666.88foreachadditionallot.ThetotalSADfeefortheEastKennydaleSADwouldbe$2,000.64for(3)newlots.TheSADfeefortheAberdeenAveNESADis$8,660.03perbaselot.Aportionofthisfeehasbeenpaidbytheexistingpropertyowner.Thebalanceowingforthebaselotis$3,498.71.Thisfeedoesnotapplytoanyoftheadditionallots.Therefore,thetotalSADfees(EastKennydaleSAD+AberdeenAveNESAD)wouldbe$5,499.35($2,000.64+$3,498.71=$5,499.35).Thesechargesandfeesarepayableuponconstructionpermitissuance.UI.CONCLUSIONS:1.ThesubjectsiteislocatedintheResidentialMediumDensity(RMD)ComprehensivePlandesignationandcomplieswiththegoalsandpoliciesestablishedwiththisdesignationofallconditionsofapprovalaremet,seeFOF5and12.2.ThesubjectsiteislocatedintheResidential-8(R-8)zoningdesignationandcomplieswiththezoninganddevelopmentstandardsestablishedwiththisdesignationprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOF6and13.3.TheproposedshortplatcomplieswiththeResidentialDesignandOpenSpaceStandardsprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOF14.4.TherearenoCriticalAreaslocatedontheprojectsite,seeFOF15.5.TheproposedshortplatcomplieswiththesubdivisionregulationsasestablishedbyCityCodeandstatelawprovidedalladvisorynotesandconditionsarecompliedwith,seeFOE16.6.TheproposedshortplatcomplieswiththestreetstandardsasestablishedbyCityCodeormodifiedbythisdecision,providedtheprojectcomplieswithalladvisorynotesandconditionsofapprovalcontainedherein,seeFOF16.7.Theproposaliscompliantwiththemodificationcriteriaforastreetmodification,pursuanttoRMC4-9-250D,ifallconditionsofapprovalaremet,seeFOE17.8.Therearesafewalkingroutestotheschoolbusstop,seeFOE18.9.Thereareadequatepublicservicesandfacilitiestoaccommodatetheproposedshortplat,seeFOE18.J.DECISION:TheEinleyShortPlatandStreetModification,FileNo.LUA16-000330,SHPL-A,MODasdepictedinExhibit2,isapprovedandissubjecttothefollowingconditions:1.AdetailedlandscapeplanthatcomplieswithRMC4-8-120D.12shallbesubmittedatthetimeofutilityconstructionpermitapplicationtothecurrentplanningprojectmanagerforreviewandapproval.Thedetailedlandscapeplanshalldemonstratecompliancewiththeminimumtreedensityandtreeretentionrequirementsofthezone.Landscapingwithintheright-of-wayandlandscapingwithinthe10-footwidelandscapestriponLot4shallbeinstalledpriortoshortplatrecording.OnsitelandscapingforLot1-3shallbeinstalledpriortofinaloccupancyfortheindividualhomes.2.TheapplicantshallplantlandscapescreeningalongthenorthpropertylineofTractA.Theadditionallandscapeareashallbelocatedbetweenthenorthpropertylineandthepouredconcretecurbattheedgeofthepavementwithintheshareddriveway.ThislandscapingrequirementshouldnotimpacttheshortplatsabilitytomaintaincompliancewithRentonmunicipalcodes.TheapprovedlandscapinginTractAshallbeinstalledandinspectedpriortoshortplatrecording.AdministrativeShortPlatReport16-000330—FinleyShortPlat
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFINLEYSHORTPLATLUA6-000330,SHPL-A,MODAugust24,2016Page18of193.Theapplicantshallsubmitafinaldetailedgradingplanto,andapprovedby,thecurrentplanningprojectmanagerthatcomplieswiththeretainingwallstandardspriortoconstructionpermitissuance.4.ShouldanewresidencebeconstructedonLot4,vehicularaccessshallberelocatedfromthesoutheastcornerofthelot(fromAberdeenAveNE)totheshareddriveway(TractA).Anotetothiseffectshallbeplacedonthefaceoftheshortplatpriortorecording.5.Theapplicantshallexecuteasharedmaintenanceagreementpriortorecordingofthe4-lotshortplatforequalownershipandmaintenanceresponsibilitiesforimprovementsinTractA.Adraftversionofasharedmaintenanceagreementshallbesubmittedforreviewandapprovalbythecurrentplanningprojectmanagerpriortoshortplatrecording.6.Theapplicantshallberequiredtosubmit,totheplanreviewerforreviewandapproval,afinaldrainagereportandassociatedplans,basedonthe2009KingCountySurfaceWaterDesignManual(asamendedbytheCityofRenton)priortoconstructionpermitapproval.DATEOFDECISIONONLANDUSEACTION:SIGNATURE:c’]k4u’t-—‘JenniferHenning,PIannin-DfrectorDateTRANSMITTEDthis24rddayofAugust,2016totheOwner/Applicant/Contact:Owner/Applicant:Contact:2525Aberdeen,LLC,ChadAllen,Encompass13110NE177thP1#202,Engineering&Surveying,Inc.,165Woodinville,WA98072NEJuniperSt.,Ste.201Issaquah,WA98027TRANSMITTEDthis24rddayofAugust,2016tothePartiesofRecord:NoneTRANSMITTEDthis24rddayofAugust,2016tothefollowing:C.E.“Chip”Vincent,CEDAdministratorBrianneBannwarth,DevelopmentEngineeringManagerLillianWatson,DevelopmentServicesVanessaDolbee,CurrentPlanningManagerAnnFowler,PlanReviewFireMarshalK.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATION:Theadministrativelandusedecisionwillbecomefinalifthedecisionisnotappealedwithin14daysofthedecisiondate.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHeatingExamineronorbefore5:00PMonSeptember7,2016.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075(3);WAC197-11-680),togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.RMC4-8-110.BgovernsappealstotheHearingExaminerandadditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,(425)430-6510.AdministrativeShortPlatReport16-000330—FinleyShortPlat
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFINLEYSHORTPLATLUA6-000330,SHPL-A,MODAugust24,2016Page19of19EXPIRATION:Theadministrativeshortplatdecisionwillexpiretwo(2)yearsfromthedateofdecision.Asingleone(1)yearextensionmayberequestedpursuanttoRMC4-7-070M.RECONSIDERATION:Within14daysofthedecisiondate,anypartymayrequestthatthedecisionbereopenedbytheapprovalbody.Theapprovalbodymaymodifyhisdecisionifmaterialevidencenotreadilydiscoverablepriortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheapprovalbodyfindssufficientevidencetoamendtheoriginaldecision,therewillbenofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.THEAPPEARANCEOFFAIRNESSDOCTRINE:providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.AdministrativeShortPlatReport16-000330—FinleyShortPlat
Exhibit
1
Exhibit
2
Exhibit
3
Exhibit4
Exhibit5
Exhibit6
Exhibit7
Exhibit8
Exhibit9
Exhibit
10
Exhibit
11
Arborist Report
2525 Aberdeen Ave NE
Renton, WA
January 27th, 2016
Revised February 12th, 2016
Exhibit
12
Finley Short Plat
Construction Mitigation Description
The proposed construction start date will be approximately in the Spring of 2017 and completion will be
in about two months.
Hours of operation will be 7:00 AM to 4:00 PM Monday through Friday.
The proposed haul route is North on Aberdeen Avenue NE then West on NE 27th St to Interstate‐405.
Water trucks, street sweepers and any other requirements deemed necessary would be implemented
for any impacts that may occur.
There will be no anticipated weekend, late night or any other specialty hours proposed for construction
or hauling at this time.
Flag persons will be employed and signs will be installed for traffic control when necessary.
Exhibit
13
Exhibit
14
Exhibit
15
Exhibit
16
ADVISORY NOTES TO APPLICANT
LUA16-000330
April 29, 2016
Name: Finley Short Plat
Application Date:2525 Aberdeen Ave NE
Renton, WA 98056-2215
Site Address:
PLAN - Planning Review - Land Use Version 1 | June 30, 2016
Planning Review Comments Contact: Clark Close | 425-430-7289 | cclose@rentonwa.gov
As a result of revisions made through Lot Line Adjustment (LUA16 000331) and approval from the Renton Fire Authority to construct a 16
foot wide shared driveway without a turnaround, please provide 3 copies of a fully dimensioned preliminary short plat plan prepared by a
State of Washington registered professional land surveyor in accordance with RCW 18.43.020.
Police Plan Review Comments Contact: Cyndie Parks | 425-430-7521 | cparks@rentonwa.gov
Recommendations: Minimal impact on police services.
Community Services Review Comments Contact: Leslie Betlach | 425-430-6619 | LBetlach@rentonwa.gov
Recommendations: 1. Parks Impact fee per Ordinance 5670 applies.
Engineering Review Comments Contact: Ann Fowler | 425-430-7382 | afowler@rentonwa.gov
Recommendations: I have reviewed the application for the Finley Short Plat at 2525 Aberdeen Ave NE (APN(‘s) 3343902000) and have the
following comments:
EXISTING CONDITIONS
Water Water service is provided by the City of Renton.
Sewer Wastewater service is provided by the City of Renton.
Storm The existing properties do not contain stormwater facilities. There are stormwater mains located in Aberdeen Ave NE.
CODE REQUIREMENTS
WATER
1.The proposed water main improvements as shown on the composite utilities civil plan submitted with the Land Use Application within
the site provides the required 8 inch extension to the fire hydrant at the proposed shared drivway and extension of the required 6 inch water
main extension into the development, connecting to the existing 16 inch water main located in Aberdeen Ave NE.
Staff Comments:
I.The existing water meter serving lot 4 shall be relocated to the new planter strip.
II.A 3 foot clearance is required around the new fire hydrant. Verify adequate clearance can be obtained with the proposed location of the
hydrant. A power vault and fence appear to potentially be within the required clearance area.
III.Applicant shall extend the water main to the west property line for future connection to the dead end main located to the west of the
subject property.
2.Each lot shall have a separate meter. The project proposes one 3/4 inch water service line and meter to each lot, for a total of three (3)
new domestic water service lines and meters.
Staff Comments:
I.All new domestic service lines shall be 1 inch.
3.The development is subject to applicable water system development charges and meter installation fees based on the size of the
water meters.
I.Water system development charges for each proposed 1 inch domestic water service is $3,245.00 per meter or $9,735.00 for (3) 1
inch meters. This is payable at construction permit issuance.
4.Water service installation charges for each proposed 1 inch water service is $2,850.00 per meter. The total water service installation
fee is $8,550.00 for (3) 1 inch meters. This is payable at construction permit issuance.
5.Drop in meter fee is $460.00 per meter. The total water drop in meter fee is $1,380.00 for (3) 1 inch meters. This is payable at
issuance of the building permit.
6.Additional water system development charges and water meter charges will apply if a landscape irrigation meter is required and is
based on the size of the meter.
SEWER
1.There is an 8 inch sanitary sewer main in Aberdeen Ave NE. The applicant has proposed an 8 inch extension from the sanitary sewer
main in Aberdeen Ave NE to provide sanitary sewer service to each of the internal lots.
Page 1 of 8Ran: August 22, 2016
Exhibit
17
ADVISORY NOTES TO APPLICANT
LUA16-000330
PLAN - Planning Review - Land Use Version 1 | June 30, 2016
Engineering Review Comments Contact: Ann Fowler | 425-430-7382 | afowler@rentonwa.gov
2.The development is proposing connection of 3 new single family residences.
3.The development is subject to applicable wastewater system development charges based on the size of the new domestic water to
serve the project.
I.SDC fee for a 1 inch meter is $2,242.00 per meter. The total fee is $6,726.00 for (3) 1 inch meters. This is payable at construction
permit issuance.
4.The development is in the East Kennydale and Aberdeen Ave NE Special Assessment Districts (SADs).
I.The SAD fee for the East Kennydale SAD is $666.88 for each additional lot. The total SAD fee for the East Kennydale SAD is $2000.64
for (3) new lots.
II.The SAD fee for the Aberdeen Ave NE SAD is $8,660.03 per base lot. A portion of this fee has been paid by the existing property owner.
The balance owing for the base lot is $3,498.71. This fee does not apply to any of the additional lots.
III.The total of all SAD fees is $5,499.35. This is payable at construction permit issuance.
SURFACE WATER
1.A surface water development fee of $1,485.00 per new single family residence will apply. The project proposes the addition of 3 new
residences. The estimated total fee is $4,455.00. This is subject to final design and payable at construction permit issuance.
2.A drainage report, dated March 11, 2016, was submitted by Encompass Engineering & Surveying with the site plan application. Based
on the City of Renton’s flow control map, this site falls within the Flow Control Duration Standard for Forested Site Conditions. The
development is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and
the City of Renton Amendments to the KCSWDM. All core requirements and five of the six special requirements have been discussed in
the provided drainage report.
Staff Comments:
i.Core Requirement #3 – The Drainage Report shall include KCRTS modeling of pre developed site conditions and post developed
site conditions. See Section 1.2 of the City Amendments to the 2009 KCSWDM for the use of credits, if applicable. Take special note of
Footnote 3 with respect to the full infiltration credit, which cannot be used when providing the post developed site modeling for the
proposed development. Permeable pavement receives 50% credit for modeling purposes. Note: If the proposed project does not qualify
for the exceptions listed in Section 1.2 of the City Amendments to the 2009 KCSWDM, flow control facilities will be required to be designed
in accordance with Chapter 5 of the City Amendments to the 2009 KCSWDM.
ii.Core Requirement #4 – The Drainage Report shall include conveyance analysis for all new and existing conveyance systems in
accordance with Section 1.2.4 of the City Amendments to the 2009 KCSWDM.
iii.Core Requirement #7 – The Bond Quantity Worksheet is required to be completed and submitted with the construction permit
application.
iv.Core Requirement #8 – Provide area calculations of all new and replaced Pollution Generating Impervious Surface (PGIS). This
includes permeable pavement and the driveways of each lot. If the proposed PGIS reaches 5,000 square feet, water quality will be
required to be provided for the site.
v.Special Requirement #6 Applicant shall include discussion of special requirement #6 in the final drainage report. SR #6 relates to
the aquifer protection areas, which is applicable to this site.
vi.Permeable pavements shall not be placed on slopes steeper than 10% as outlined in Section C.2.3.1 of the 2009 KCSWDM. As
designed, the proposal places permeable pavement at an 11% slope.
3.Runoff from the existing site includes one single family residence where no stormwater infrastructure currently exists on site. Runoff
from the site discharges through two different threshold discharge areas (TDAs). The primary TDA sheet flows northeast into a public
catch basin in Aberdeen Ave NE and through a series of pipes and detention facilities until it outfalls into May Creek, and ultimately Lake
Washington. The secondary TDA sheet flows from the site at the north and northwest property limits into NE 26th Place and is then
conveyed to a detention facility where it converges with the primary TDA and ultimately discharges into Lake Washington.
4.A geotechnical report, dated March 7, 2016, completed by Earth Solutions NW, LLC for the site has been provided. The report
discusses the soil and groundwater characteristics of the site and provides recommendations for project design and construction.
Geotechnical recommendations presented in this report support the use of full infiltration for the site. The soil conditions of the site
consisted of slightly gravelly to extremely gravelly course sand. In situ infiltration testing was completed at two test pits, which returned an
infiltration rate of 20 inches per hour for the lots and an infiltration rate of 1.5 inches per hour for design of the permeable pavement
proposed for the shared access driveway.
Staff Comments:
i.The design infiltration rate for the site shall be analyzed in accordance with Section 5.4 of the 2009 KCSWDM and the City
Amendments to The Manual.
5.No downstream flooding or erosion issues were identified in the drainage report.
TRANSPORTATION
1.The proposed development fronts Aberdeen Ave NE along the east property lines. Aberdeen Ave NE is classified as a Collector
Page 2 of 8Ran: August 22, 2016
ADVISORY NOTES TO APPLICANT
LUA16-000330
PLAN - Planning Review - Land Use Version 1 | June 30, 2016
Engineering Review Comments Contact: Ann Fowler | 425-430-7382 | afowler@rentonwa.gov
Arterial Road. Existing right of way (ROW) width is approximately 60 feet. To meet the City’s complete street standards for collector arterial
streets, minimum right of way width is 83 feet. Dedication of 11.5 feet of right of way would be required. However, the City’s transportation
group has determined and will support a lesser standard to match the established standard street section for Aberdeen Ave NE. The City
established standard street section for Aberdeen Ave NE, which shall be installed by the developer as part of the proposed development,
will allow a pavement width of 32 feet (16 feet from centerline), 8 foot planting strip, 5 foot sidewalk, 1 foot clearance at back of walk and
0.5 foot curb. This recommendation results in a total right of way width of 60 feet, requiring no ROW dedication.
Staff Comments:
i.The site plan will need to be revised to include the updated pavement width as follows:
1.(1) 10 foot travel lane from centerline
2.(1) 6 foot parking lane
3.0.5 foot curb
4.8 foot planter strip
5.5 foot sidewalk
6.0.5 foot clearance behind sidewalk
2.Access to each of the lots may be granted via the proposed shared driveway provided the shared driveway meets requirements for
emergency services access and must provide a turnaround in compliance with City code 4 6 060I.
a.Emergency access is required within 150 feet of all points on the buildings.
b.Hammerhead turnaround shall have a design approved by the Administrator and Fire and Emergency Services.
c.The requirement for a hammerhead turnaround may be waived provided that Lot 4 will have and approved fire sprinkler system
installed.
d.The shared driveway is required to have a minimum 20 foot wide paved roadway and shall be constructed to support emergency
vehicles.
e.Joint use driveways must be created upon the common property line of the properties served or through the granting of a permanent
access easement when said driveway does not exist upon a common property line.
Staff Comments:
i.The proposal includes installation of fire sprinklers on Lot 1 in lieu of the required hammerhead turnaround. Applicant shall submit a
modification request for approval by City of Renton Fire Prevention.
3.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.
4.Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building
permit. The current rate of transportation impact fee is $2,951.17 per dwelling unit for single family homes. The project proposes the
addition of 3 new residences. The estimated total fee is $8,853.51. Traffic impact fees will be owed at the time of building permit issuance.
Fees are subject to change. The transportation impact fee that is current at the time of building permit application will be levied.
5.Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
Additional Staff Comments:
1.Grading shall be in accordance with RMC 4 4 060.
2.Retaining walls shall not exceed 6 feet in height from finished grade.
3.Provide profile of all utilities.
4.Utility locations in the landscape plans do not match the submitted utility plans. Updated plans will be required for construction permit
review and approval.
GENERAL COMMENTS
1.Adequate separation between utilities 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.
Staff Comments:
i.Current utility spacing does not meet this requirement.
2.All construction utility permits for drainage 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.
3.A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
4.All electrical, phone, and cable services and lines serving the proposed development must be underground. The construction of
these franchise utilities must be inspected and approved by a City of Renton inspector.
Page 3 of 8Ran: August 22, 2016
ADVISORY NOTES TO APPLICANT
LUA16-000330
PLAN - Planning Review - Land Use Version 1 | June 30, 2016
Fire Review - Building Comments Contact: Corey Thomas | 425-430-7024 | cthomas@rentonwa.gov
Recommendations: Environmental Impact Comments:
1.The fire impact fees are currently applicable at the rate of $495.10 per single family unit. Credit will be granted for the retention of the
one existing home.
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. Existing hydrants can
be counted toward the requirements as long as they meet current code including 5 inch storz fittings.
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. Hammerhead type turnaround is required for dead end roads that exceed 150 feet
long. Application for a variance to provide fire sprinklers in home on Lot 1 in lieu of a turnaround will be considered.
Page 4 of 8Ran: August 22, 2016
ADVISORY NOTES TO APPLICANT
LUA16-000330
PLAN - Planning Review - Land Use Version 2 | August 12, 2016
Engineering Review Comments Contact: Brianne Bannwarth | 425-430-7299 | bbannwarth@rentonwa.gov
Applicant needs to submit revised Technical Information Report that addresses previous comments in order to complete review.
Recommend placing project on Hold.
Fire Review - Building Comments Contact: Corey Thomas | 425-430-7024 | cthomas@rentonwa.gov
Recommendations: Environmental Impact Comments:
1. The fire impact fees are currently applicable at the rate of $495.10 per single family unit. Credit will be granted for the retention of the
one existing home.
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. Existing hydrants
can be counted toward the requirements as long as they meet current code including 5 inch storz fittings.
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. Hammerhead type turnaround is required for dead end roads that exceed 150 feet
long.
3.Variance to provide a 16 foot wide fully paved fire apparatus access roadway and not to provide the required turnaround has been
approved with the condition that all three new homes on this short plat with be equipped with approved residential fire sprinkler systems.
Planning Review Comments Contact: Clark Close | 425-430-7289 | cclose@rentonwa.gov
As a result of revisions made through Lot Line Adjustment (LUA16 000331) and approval from the Renton Fire Authority to construct a 16
foot wide shared driveway without a turnaround, please provide 3 copies of a fully dimensioned preliminary short plat plan prepared by a
State of Washington registered professional land surveyor in accordance with RCW 18.43.020.
Page 5 of 8Ran: August 22, 2016
ADVISORY NOTES TO APPLICANT
LUA16-000330
PLAN - Planning Review - Land Use Version 3 | August 22, 2016
Engineering Review Comments Contact: Ann Fowler | 425-430-7382 | afowler@rentonwa.gov
RESOLVED:
Applicant needs to submit revised Technical Information Report that addresses previous comments in order to complete review.
Recommend placing project on Hold.
Recommendations: I have reviewed the application for the Finley Short Plat at 2525 Aberdeen Ave NE (APN(‘s) 3343902000) and have the
following comments:
EXISTING CONDITIONS
Water Water service is provided by the City of Renton.
Sewer Wastewater service is provided by the City of Renton.
Storm The existing properties do not contain stormwater facilities. There are stormwater mains located in Aberdeen Ave NE.
CODE REQUIREMENTS
WATER
1.The proposed water main improvements as shown on the composite utilities civil plan submitted with the Land Use Application within
the site provides the required 8 inch extension to the fire hydrant at the proposed shared drivway and extension of the required 6 inch water
main extension into the development, connecting to the existing 16 inch water main located in Aberdeen Ave NE.
2.Each lot shall have a separate meter. The project proposes a 1 inch water service line and meter to each lot, for a total of three (3)
new domestic water service lines and meters.
3.The development is subject to applicable water system development charges and meter installation fees based on the size of the
water meters.
I.Water system development charges for each proposed 1 inch domestic water service is $3,245.00 per meter or $9,735.00 for (3) 1
inch meters. This is payable at construction permit issuance.
4.Water service installation charges for each proposed 1 inch water service is $2,850.00 per meter. The total water service installation
fee is $8,550.00 for (3) 1 inch meters. This is payable at construction permit issuance.
5.Drop in meter fee is $460.00 per meter. The total water drop in meter fee is $1,380.00 for (3) 1 inch meters. This is payable at
issuance of the building permit.
6.Additional water system development charges and water meter charges will apply if a landscape irrigation meter is required and is
based on the size of the meter.
SEWER
1.There is an 8 inch sanitary sewer main in Aberdeen Ave NE. The applicant has proposed an 8 inch extension from the sanitary sewer
main in Aberdeen Ave NE to provide sanitary sewer service to each of the internal lots.
2.The development is proposing connection of 3 new single family residences.
3.The development is subject to applicable wastewater system development charges based on the size of the new domestic water to
serve the project.
I.SDC fee for a 1 inch meter is $2,242.00 per meter. The total fee is $6,726.00 for (3) 1 inch meters. This is payable at construction
permit issuance.
4.The development is in the East Kennydale and Aberdeen Ave NE Special Assessment Districts (SADs).
I.The SAD fee for the East Kennydale SAD is $666.88 for each additional lot. The total SAD fee for the East Kennydale SAD is $2000.64
for (3) new lots.
II.The SAD fee for the Aberdeen Ave NE SAD is $8,660.03 per base lot. A portion of this fee has been paid by the existing property owner.
The balance owing for the base lot is $3,498.71. This fee does not apply to any of the additional lots.
III.The total of all SAD fees is $5,499.35. This is payable at construction permit issuance.
SURFACE WATER
1.A surface water development fee of $1,485.00 per new single family residence will apply. The project proposes the addition of 3 new
residences. The estimated total fee is $4,455.00. This is subject to final design and payable at construction permit issuance.
2.A drainage report, dated March 11, 2016, was submitted by Encompass Engineering & Surveying with the site plan application. Based
on the City of Renton’s flow control map, this site falls within the Flow Control Duration Standard for Forested Site Conditions. The
development is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and
the City of Renton Amendments to the KCSWDM. All core requirements and five of the six special requirements have been discussed in
the provided drainage report.
Staff Comments:
i.Core Requirement #7 – The Bond Quantity Worksheet is required to be completed and submitted with the construction permit
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ADVISORY NOTES TO APPLICANT
LUA16-000330
PLAN - Planning Review - Land Use Version 3 | August 22, 2016
Engineering Review Comments Contact: Ann Fowler | 425-430-7382 | afowler@rentonwa.gov
application.
ii.Special Requirement #6 Applicant shall include discussion of special requirement #6 in the final drainage report. SR #6 relates to
the aquifer protection areas, which is applicable to this site.
3.Runoff from the existing site includes one single family residence where no stormwater infrastructure currently exists on site. Runoff
from the site discharges through two different threshold discharge areas (TDAs). The primary TDA sheet flows northeast into a public
catch basin in Aberdeen Ave NE and through a series of pipes and detention facilities until it outfalls into May Creek, and ultimately Lake
Washington. The secondary TDA sheet flows from the site at the north and northwest property limits into NE 26th Place and is then
conveyed to a detention facility where it converges with the primary TDA and ultimately discharges into Lake Washington.
4.A geotechnical report, dated March 7, 2016, completed by Earth Solutions NW, LLC for the site has been provided. The report
discusses the soil and groundwater characteristics of the site and provides recommendations for project design and construction.
Geotechnical recommendations presented in this report support the use of full infiltration for the site. The soil conditions of the site
consisted of slightly gravelly to extremely gravelly course sand. In situ infiltration testing was completed at two test pits, which returned an
infiltration rate of 20 inches per hour for the lots and an infiltration rate of 1.5 inches per hour for the shared access driveway.
5.The applicant has proposed the use of small infiltration basins on each lot to mitigate the added impervious surface created by this
development.
Staff Comments:
i.The design infiltration rate for the site shall be analyzed in accordance with Section 5.4.1 of the 2009 KCSWDM and the City
Amendments to The Manual.
ii.As the proposal is utilizing full infiltration, the conveyance system to the public drainage system should be removed. As designed it is
unclear how the surfacewater would enter the infiltration basins prior to discharging to the public system. See Section 5.4.1 for criteria to
waive the overflow requirement for infiltration facilities.
6.No downstream flooding or erosion issues were identified in the drainage report.
TRANSPORTATION
1.The proposed development fronts Aberdeen Ave NE along the east property lines. Aberdeen Ave NE is classified as a Collector
Arterial Road. Existing right of way (ROW) width is approximately 60 feet. To meet the City’s complete street standards for collector arterial
streets, minimum right of way width is 83 feet. Dedication of 11.5 feet of right of way would be required. However, the City’s transportation
group has determined and will support a lesser standard to match the established standard street section for Aberdeen Ave NE. The City
established standard street section for Aberdeen Ave NE, which shall be installed by the developer as part of the proposed development,
will allow a pavement width of 32 feet (16 feet from centerline), 8 foot planting strip, 5 foot sidewalk, 1 foot clearance at back of walk and
0.5 foot curb. This recommendation results in a total right of way width of 60 feet, requiring no ROW dedication.
2.Access to each of the lots may be granted via the proposed shared driveway provided the shared driveway meets requirements for
emergency services access and must provide a turnaround in compliance with City code 4 6 060I.
a.Emergency access is required within 150 feet of all points on the buildings.
b.Hammerhead turnaround shall have a design approved by the Administrator and Fire and Emergency Services.
c.The requirement for a hammerhead turnaround may be waived provided that Lot 4 will have and approved fire sprinkler system
installed.
d.The shared driveway is required to have a minimum 20 foot wide paved roadway and shall be constructed to support emergency
vehicles.
e.Joint use driveways must be created upon the common property line of the properties served or through the granting of a permanent
access easement when said driveway does not exist upon a common property line.
Staff Comments:
i.The proposal includes installation of fire sprinklers on Lot 1 in lieu of the required hammerhead turnaround.
3.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.
4.Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building
permit. The current rate of transportation impact fee is $2,951.17 per dwelling unit for single family homes. The project proposes the
addition of 3 new residences. The estimated total fee is $8,853.51. Traffic impact fees will be owed at the time of building permit issuance.
Fees are subject to change. The transportation impact fee that is current at the time of building permit application will be levied.
5.Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
Additional Staff Comments:
1.Grading shall be in accordance with RMC 4 4 060.
2.Retaining walls shall not exceed 6 feet in height from finished grade.
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ADVISORY NOTES TO APPLICANT
LUA16-000330
PLAN - Planning Review - Land Use Version 3 | August 22, 2016
Engineering Review Comments Contact: Ann Fowler | 425-430-7382 | afowler@rentonwa.gov
3.Provide profile of all utilities.
4.Utility locations in the landscape plans do not match the submitted utility plans. Updated plans will be required for construction permit
review and approval.
GENERAL COMMENTS
1.Adequate separation between utilities 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.
Staff Comments:
i.Current utility spacing does not meet this requirement.
2.All construction utility permits for drainage 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.
3.A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
4.All electrical, phone, and cable services and lines serving the proposed development must be underground. The construction of
these franchise utilities must be inspected and approved by a City of Renton inspector.
Planning Review Comments Contact: Clark Close | 425-430-7289 | cclose@rentonwa.gov
RESOLVED:
As a result of revisions made through Lot Line Adjustment (LUA16 000331) and approval from the Renton Fire Authority to construct a 16
foot wide shared driveway without a turnaround, please provide 3 copies of a fully dimensioned preliminary short plat plan prepared by a
State of Washington registered professional land surveyor in accordance with RCW 18.43.020.
Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise
approved by the Development Services Division.
2. New single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and
eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and
eight o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion
of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative
measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual
as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development
Services Division’s approval of this work is required prior to final inspection and approval of the permit.
4. 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.
5. 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.
6. 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.
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