HomeMy WebLinkAbout03397 - Technical Information Report �� �
BAIMA & HOLMBERG INC.
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m TECHNICAL INFORMATION REPORTT
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(T.I.R.)
TRAVERSO SHORT PLAT
CITY OF RENTON FILE NO. LUA-06-021/SHPL-A,V-A
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PREPARED FOR: MARK TRAVERSO
11025 SE 60TH STREET
BELLEVUE, WA 98006
PREPARED BY: BAIMA & HOLMBERG, INC.
100 FRONT STREET
ISSAQUAH, WA 98027-3817
(425)392-0250 '�
DATE: APRIL 11,2007 �
REVISED: JUNE 20, 2007 ��,� �„���9S
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Baima & Holmberg, Inc Job No. 413-01 l Q y� W � `'�'
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3397
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100 FRONT STREET SOUTH • ISSAQUAH • WASHINGTON • 98027-3817 • (425) 392-0250 • (425)391-3055
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TRAVERSO SHORT PLAT
PRELIMINARY TECHNICAL INFORMATION REPORT
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F TABLE OF CONTENTS
SECTION I: PROJECT OVERVIEW
SECTION II: GONDITIONS AND REQUIREMENTS SU��1��IARY
SECTION III: OFF-SITE ANALYSIS
SECTION IV: FLOW CONTROI_ AND WATER QUALITY ANALYSIS DESIGN
SECTION V: CONVEYANCE SYSTEM AND ANALYSIS DESIGN
SECTION VI: SPECIAL REPORTS AND STUDIES
SECTION VII: OTHER PF,RI�1IlS
SECTION VIIL• SVI�'PPP �NALYSIS AND DESIGN
SECTION IX: BO�D QL?ABTITIES, FACILITY SU��1��1aRIES. AND
DECLARATION OF COVENANT
SECTION X: OPERATIONS AND MAINTENANCF: MANUAL
SECTION XI: APPENDIX
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TRAVERSO SHORT PLAT
SECTION I: PROJECT NARRATIVE
Project Overvicw
This project involves the development of a 0.49-acre parcel into three single-family lots. The
site is located at the northeast corer of the intersection of Redmond Avenue NE and NE 19th
Street, at 3802 NE 19th Street. The site is cunently occupied by a single-family residence
and yard. The site slopes dor��n to the northeast and southwest towards the center of the site at
about 5%, then southeast towazds the southwest property corner at about 1%. Per the SCS
soil maps, the site is underlain with Alderwood Series sandy loam over glacial till.
Provided in this Section is the following:
1. Site Map
2. Soils Map
3. Vicinity Map
4. TIR V4'orksheet
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TECHNICAL INFORMATION REPORT (TIR) WORKSHEET
-Part_1 �PRO:lECT.OWNER AND - :Pa�t 2 _'PROJECT LOCA'fION AND: . , _ ,
PROJECT•ENGiNEER ;� - tDESCRIPTION -
Project Owner Project Name
--��-�- r ���
Address Location
� � ozs �� f a� � r �3
-����V(�t.dg � �j O�6 Township
Phone s'
Range
Project E gineer •��•••Section �.
p�-W1�3�f�
�
Company 1 K S
Address/Phone � Z �O Z S
�art 3 TYPE flF PERMIT - � �.... . _- , ., -. , :
�APP.L�CATION �=`. , - Part 4 OTHER REVIEWS=AND PFRMIT:S :'i
Subdivison � DFW HPA Shoreline Management
XShort Subdivision COE 404 Rockery
Grading � � DOE Dam Safety Structural Vaults
Commercial FEMA Floodplain Other
_ Oth2r COE Wetlands • ,
,_._ . _..
, . .. _ �� . ;;,... . - -
� -
Pait� -SffE COMMt3NITYAND i3RA1NAGE-BASW = - r` �
Community �G.�i ,� ��1��^�
� � �^,4 t� K.i.,�(%�
. Drainage Basin ���p� ��d2 RR,/�
1"1li � "�(/�Y
,. _ .i.. _
P,art 6.-S1TE�HARA.GTEf�ISTfCS.-�' - -
River Floodplain
Wetlands
Stream
SeepslSprings
Critical Stream Reach
High GroundwaterTable
DepressionslSwales
Groundwater Recharge
Lake �
Other
Steep Slopes
,. .
P,art 7 �SO1L`S _
Soil Type. Slopes Erosion Potential Erosive Velcoties
� � o � �
Additional Sheets Attached
. , , . . -. _
Pait 8„ DEVELOP.MENT°LIMITATJONS'
REFERENCE LIMITATION/SITE CONSTRAINT
Ch. 4—Downstream Analvsis L���. l
Additional Sheets Attached
� Part;9 ESG�EQC�IREMENTS � - _ -1 �
MINIMUM ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS
DURING CONSTRUCTION AFTER CONSTRUCTION
� Sedimentation Facilities � V Stabilize Exposed Surface .
{�Stabilized Construction Entrance -._�{/ Remove and Restore Temporary ESC Facilities II
�Perimeter Runoff Control � ✓ Clean and Remove All Silt and Debris
�Clearing and Graing Restrictions V Ensure Operation of Permanent Facilities III
�/ Cover Practices ��Flag Limits of SAO and open space ',
V Construction Sequence preservation areas
Other Other
,. ,,
;._ . ,. _: . ..-. ._ .. , ._ , ,,>. _
=Part'f 0 :SURFACE 1NATER SYSTEM ,_, _ . '= `= - _. � -
Grass tined Tank Infiltration Method of Analysis
Channel Vault Depression �� ��
Pipe System Ener Dissa ator Flow Dis ersal Compensation/Mitigati
gY P P on of Eliminated Site
Open Channel Vyet(and Waiver Storage
� Dry Pond • Stream Regional
Wet Pond Detention
Brief Description of System Operation ���/9l l�.r L! �'V�5 J'�V��
�X r S�CLh/t ����}'��
Facility Related Site Limitations
Reference Facility Limitation
�?�ait�i7:�:��'RtlGTUF�ALA1�lALYSIS_� Patt'12�,�EASEMEt�1TSlfRACTS� � �� -
- :
Cast in Place Vault Drainage Easement
Retaining�Nall Access Easement I
Rockery>4' High Native Growth Protection Easement :
Structural on Sieep Slope Tract I
� Other � Other
Rart �3�:�IGNATURE`;OF PROFESSIONAL.ENGINEER..'. ._ : _ :<
I or a civil engineer under my supervision my supervision have visited the site. Actual site
conditions as observed were incorporated into this worksheet and the attachments. To the best of �
my knowledge the informati�n provided here is accurate.
Si ned/Date
. ,�
TRAVERSO SHORT PLAT
SECTION II: CONDITIONS AND REQUIREMENTS SUMMARY
The follow�ing information is provided in this section:
A. Report and Decision Signed 4-13-08.
B. Response to Preliminary Conditions of Approval
,
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REPOR T City of Renton
.
Departmenf of Planning/Building/Public Works
&
DECISION ADMINISTRATIVE SHORT PLAT AND VAR/ANCE '�
REPORT & DECISION i
I
A. SUMMARY AND PURPOSE OF REQUEST: �
REPORT DATE: April 14,2006
Project Name Traverso Short Plat
Owners: Beth E. &Ma�k T.Traverso, 11025 SE 60�',Bellevue, WA 98006
Applicant: Shupe Holmberg, Baima&Holmberg, Inc., 100 Front Street S, Issaquah,WA 98027
File Number. LUA-06-021, SHPL-A,V-A Project Manager. Valerie Kinast,Associate Planner
Projecf Description Administrative Land Use Action (Short Plat Review) for the subdivision of one existing
parcel, totaling 21,118 square feet (0.48 acres), zoned Residential — 8 dwelling units per
acre, into 3 lots. The short plat would result in a residential density of 7.75 units per acre.
The applicant proposes to retain one existing house on Lot 1. An attached garage and
detached shed would be removed.The area of proposed Lot 1 would be 5,248 square feet,
Lot 2 would be 7,980 square feet, and Lot 3 would be 5,000 square feet. Lots 1 and 2
would be accessed from NE 19�' Street. Lot 3 would be accessed from Redmond Ave:
NE.
The applicant is also �equesting a variance to reduce the required 15-foot front yard
setback for the primary structure to 10.75 feet for the existing home. The variance would
make it possible for the owners to retain the existing house as is after dedicating 15-feet of
their lot frontage to Redmond Ave. NE public right-of-way.
Project Location 3802 NE 19'"Street, Renton,WA 98056
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Project Location Map Admrn P.eport Traverso doc
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City of Renton P/B1PW Department Administrative Land Use Action I
REPORT AND DECISION DATED April 14,2006;PROJECT LUA-06-021,SHPL-A,V-A Page 2
B. GEIVERAL 1NFORMATION:
1. Owners of Record: Beth E. & Mark T.Traverso, 11025 SE 60"', Bellewe,WA 98006
2. Zoning Designation: Residential—8 du/ac(R-8)
3. Comprehensive Plan Land Use Designation: Residential Single Family(RSF)
4. Exisfing Site Use: There is currently one existing single-family residence with an attached
garage,and a detached shed on the site. The house would be retained and
the garage and shed would be removed.
5. Neighborhood Characteristics:
North: Single Family Residential(R-8 zone)
East: Single Family Residential(R-8 zone)
South: Single Family Residential(R-8 zone)
West: Single Family Residential(R-8 zone)
6. Access: Lots 1 and 2-via single-family residential driveways from NE 19`�St.
Lot 3—via single-family residential driveway from Redmond Ave. NE.
7. Sife Area: 21,118 square feet!0.48 acres
C. HISTORICAUBACKGROUND: I
Action Land Use File No. Ordinance No. Date I�
Comprehensive Plan N/A 5099 11/01/2004
Zoning N!A 5100 11/01/2004
Annexation N/A 4070 06/01/1987
D. PUBLIC SERVICES:
1. Utilities
Water: There is an existing 8-inch water main fronting the property in NE 19"'St. and an 8-inch water
main in Redmond Ave. NE. Derated fire flow in the vicinity is approximately 2,500 gpm. Static
water pressure in the area is approximately 70 psi. The proposed project is located in the 565
Water Pressure Zone and is inside Aquifer Protection Zone 2.
Sewer: There is an existing &incf� sewer main fronting the site in NE 19"' St. and an &inch sewer
main in Redmond Ave. NE.
Surface WaterlStorm Water: There are storm drainage improvements in NE 19'� St. and Redmond
Ave. NE.
2. Streets: There are no sidewalk,curb,and gutter fronting the site in NE 19"'St. or Redmond Ave. NE.
3. Fire Protection: City of Renton Fire Department
E. 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: Devefopment Guidelines and Regulations
� 3. Chapter 6 Streets and Utility Standards
Section 4-6-060: Street Standards
4. Chapter 7 Subdivision Regulations
Admin Report Traverso.doc
City of Renton PIB/PW Department Administrative Land Use Action
REPORT AND DECISION DATED April 14,2006;PROJECT LUA-06-021,SHPL-A,V-A Page 3
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 4-7-170: Residential Lots-General Requirements and Minimum Standards
5. Chapter 9 Procedures and Review Criteria
.Section 4-9-250: Variances,Waivers, Modifications,and Alternatives
6. Chapter 11 Definitions
F. APPUCABLE SECTIONS OF THE COMPREHENSIVE PLAN: '
1. Land Use Element—Residential Single Family
2. Community Design Element
G. DEPARTMENT ANALYSIS;
1. Proiect Description/Backqround
The applicants, Seth and Mark Traverso, are proposing to subdivide an existing parcel totaling 0.48 acres
(21,118 square feet} in area, zoned Residential—8 dwelling units per acre (R-8), into three lots. The property
is located on the east side of Redmond Ave. NE, north of NE 19"' St. at 3802 NE 19"' St.. The property is
currentty developed with a 1,860 square foot single-famify residence, a 430 square foot attached garage and a
detached shed. The house is proposed to remain on Lot 1. The garage and shed would be demolished.
Proposed lot sizes are: Lot 1 - 5,248 square feet, Lot 2 - 7,980 square feet, Lot 3 - 5,000 square feet. The I
proposal for the eventual development of two new single-family residences would aRive at a density of 7.75_
dwelling units per net acre (du/ac). The allowed density range in the R-8 zone is a minimum of 4.0 to a
maximum of 8.0 dwelling units per acre.
Access to proposed Lots 1 and 2 would be provided directly ftom NE 19'"St.. Access to Lot 3 would be directty
from Redmond Ave. NE.
The subject site is relatively flat, except for steeper slopes along a small portion of the lot along Redmond Ave.
NE. There are no significant trees on the site.
The applicant has also requested an administrative setback variance for a reduced front yard setback of the
existing single family residence, which is proposed to be located on new Lot 1. The variance is necessary
because the existing single family residence cannot maintain the required 15-foot front yard setback once a 15-
foot strip of their frontage is dedicated to the Redmond Ave. NE right-of-way, as required by the City for short
platting. The applicant requests to reduce the 15-foot front yard setback for the existing house by 4.25 feet to
10.75 feet. Without the variance, the house would be required to be demolished or the short plat would not be
possible.
2. Environmental Review
Except when located on lands covered by water or with sensitive areas, shart plats are exempt from SEPA
Environmental Review pursuant to WAC 197-11-800(6)(a).
3. Compliance with ERC Conditions
N/A
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,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 repo�t.
Admin Report Traverso.doc
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City of Renton P/B/PW Department Administrative Land Use Action
REPORT AND DECiSION DATED April 14,2006;PROJECT LUA-06-021,SHPL-A,V-A Page 4
5. Consistency with Short Plat Criteria
Approval of a short plat is based on an evaluation using the following sho�t plat criteria:
a) Compliance with the Comprehensive Plan Designation
The site is designated Residential Single Family (RSF) on the Comprehensive Plan Land Use
Map. Lands in the RSF 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 carefu{ly designed to
enhance and improve the quality of single-family living environments. The proposal is consistent
with the foltowing Comprehensive Plan Land Use and Community Design Element policies:
Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dweping units
per acre in Residentia!Single Family neighborhoods.
The proposed project for three lots would aRive at a net density of 7.75 dwelling units per net acre,
which is within the allowable density range.
Policy LU-148. A minimum!ot size of 5,000 square feef should be allowed on in-fill parcels of less
fhan one acre (43,560 sq. ft.) in single-family designations. Allow a reduction on lot srze to 4,500
square feet on parcels greafer than one acre to create an incenfive for aggregafion of land. The
minimum !ot size is not intendeci to set fhe sfandard for density in the designation, 6ut to provide
Rexibility in su6divisioNp/at design and facilifate development wifhin the allowed density range.
All of the proposed lots equal or exceed the minimum lot size of 5,000 square feet.
Policy LU-152. Single-familylof size,lof width, sefbacks, and impervious surface should be
su�cient fo allow privafe open space,landscaping to provide buffers/prrvacy wifhout extensive
fencing, and su�eient area for maintenance acfivities.
The proposed new lots would meet the required lot size,width,and depth requirements necessary
to create sufficient front, rear,and side yard areas. The existing house on proposed Lot 1 would
not meet its 15=foot front yard setback and the short plat cannot be approved unless the house is
moved, removed, or a variance can be obtained to resolve this deficiency. The house would meet
all other setback requirements. The attached garage and detached shed are righdy proposed for ,
demolition, because they would not meet setback requirements.
Policy LU-154. lnterpret development standards to support new plats and infill project designs
incorporafing street locations,lot configurations, and building envelopes that address privacy and
quality of life for existing residents.
The proposed lots are oriented at right angles to the public streets. All lots would have direct
access to a public right-of-way.
Policy CD-12. Infrll development, defined as new shorf p/ats of nine or fewer lots,should be
encouraged in order fo add variety, updated housing sfock, and new vitality to neighborhoods.
The proposal is to subdivide one existing parcels into three lots. Two new residences would be
constructed on the new lots, increasing the housing stock of newer homes in the neighborhood.
b) Compliance with the Underlying Zoning Designation
The subject site is designated Residential—8 Dwelling Units per Acre (R-8) on the City of Renton
Zoning Map. The proposed development would allow for the future construction of two new single-
family dwelling units and retain one existing home.
The R-8 zone permits one home per lot. It allows accessory structures only when associated with
a primary structure located on the same parcel. There is one existing shed that is spanning the lot
line of proposed Lots 2 and 3 that would not be able to be retained. Staff recommends as a
condition of approval that the applicant be required to obtain a demolition permit and complete all
inspections and approvals for removing the shed prior to the recording of the final short plat.
The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units
per acre. Net density is calculated after the deduction of sensitive areas, areas intended for public
Admin Report Traverso.doc
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Ciry of Renton PJB/PW Department Administrative Land Use Action
REPORT AND DECISION DATED April 14,2006;PROJECT LUA-06-021,SHPL-A,V-A Page 5
right-of-way, and private access easements. The property does not contain any sensitive areas.
There is a 10-foot wide access easement along the east properiy that must be deducted. Also, the
areas being dedicated to Redmond Ave. NE and NE 19`" St. must be deducted. The density
calculation supplied by the applicant is not accurate because the proposal only inGudes 13 feet of
dedication to Redmond Ave. NE and not the 15 feet that will be required. After adjusting the
calcula6on, the net acreage of the site is 16,844.78,and the net residential density of the p�oposed
three-lot short plat would be 7.75 dwelling units per acre, which is within the allowed density range
for the R-8 zone.
The allowed building lot coverage in the R-8 zone is 35 percent or 2,500 square feet, whichever is
greater for lots over 5,000 square feet in size. The existing house would meet the lot coverage
requirement. The lot coverage requirement for the proposed lots would be verified at the time of
building permit review.
The required minimum setbacks in the R-8 zone are as follows: Front yard- 15 feet for the primary
structure and 20 feet for a garage;side yard -5 feet;side yard along a street or access easement-
15 feet for the primary structure and 20 feet for a garage; and rear yard-20 feet. The setbacks for
the new houses would be verified at the time of building permit review. The existing house on
proposed Lot 1 would meet the minimum required setbacks, except the front yard setback for the
primary structure of 15 feet. The applicant has requested a variance concurrendy with this short
plat to reduce the minimum 15-foot front yard setback for the existing house by 4.75 feet to 10.75
feet in order to resolve this deficiency.
The parking regulations require that detached or semi-attached dwellings provide a minimum of 2
off-street parking spaces. As proposed, each lot would have adequate area to provide two off-
street partcing spaces. Compliance with the parking requirements will be verified at the time of
building permit review.
The landscaping requirements fo�r short plats i� the R,8 zone in�lude a la�dscape strip along,the.
frontage of the site, and 2 trees in the fronf yard area of all lots in the short plat. Existing
vegetation may count toward this requirement. The minimum amount of landscaping required for
sites abutting a non-arterial public street (Redmond Ave. NE and NE 19"' St.) is 5 feet provided
that if there is additional undeveloped right-of-way in excess of 5 feet, this shall also be
landscaped. A determinatian has been made that if no additional area is available within the public
right-of-way due to required improvements, the 5-foot landscaped strip may be loeated within
private property abutting the pubtic right-of-way. The landscaping proposed shall either consist of
drought resistant vegetation or shall be irrigated appropriately. The lwo trees must be installed in
the 15-foot front yard setback area for the proposed lots. They must have a minimum caliper of 1-
1/2 inches (deciduous)or be 6—8 feet in height(coniferous).
. Presently the site is landscaped in the manner of other lots in the neighborhood. There are no
significant trees on the site.
A conceptual landscape plan was submitted with the application. The landscape plan propases
plantings in a 5-foot strip on the frontage of the lots, and two trees per lot. Detailed landscape
plans should be submitted with the application for final short plat review.
c) Compliance wifh Subdivision Regulations
Streefs: The Renton Municipal Code requires dedication of land for public right-of-way in order to
achieve adequate street width to ensure access to new development. Comer lots at intersections
must dedicate a minimum radius of 15 feet.The applicant requested a modification for street width
reduction, which was partially approved on November 30, 2005 by Kayren Kittrich of Development
Services. The owners of the Traverso Sho�t Plat will be required to dedicate 15 feet of their lot
frontage to Redmond Ave. NE and 7 feet of the frontage of their lot to NE 19�'St..
The subdivision regulations require the installation of public improvements prior to recording of the
short plat, including but not limited to street paving, and signage. The Traverso Short Plat fronts
on NE 19�' St. and Redmond Ave. NE, which are classified as residential streets on the Cit�s
Arterial Street Map. There are no curbs, gutters or sidewalks along the frontages of the site. The
applicant will be required to install half street improvements, including sidewalk, curb, gutte�, and
storm drainage along the frontage of the short plat. Street lighting is not required. The applicant
will be required to comply with the City of Renton's Trench Restoration and Street Overlay
Admin Report Traverso.doc
. City of Renton PIB/PW Department Administrative Land Use Action
REPORT AND DECISION DATED April 14,2006;PROJECT LUA-06-021,SHPL-A,V-A Page 6
Requirements. A tra�c control plan, approved by the City will be required for any construction
impacting the Cit�s right of way.
The proposed short plat is anticipated to generate additional traffic on the Cit�s street system. In
order to mitigate transportation impacts, staff recommends a condition of approval be placed on
the project requiring a Transportation Mitigation Fee based on $75.00 per net new average daily
trip attributed to the project. Two new lots (credit given for the existing residence)are expected to
generate approximately 9.57 new average weekday trips per lot. The fee for the proposed short
plat is estimated at $1,435.50 ($75.00 x 9.57 trips x 2 lots = $1,435.50)and is payable prior to the
recording of the short plat.
Blocks: The Traverso Short Plat proposal does not create blocks.
Lot Standards: The size, shape, orientation, and a�rangement of the proposed lots must comply
with the requirements of the Subdivision Regulations and the development standards of the R-8
zone. The proposed lots of the Traverso Short Plat meet the lot size and orientation requirements.
Each lot is rectangular in shape, except that the rear lot line between Lots 2 and 3 is diagonal in
order to allow each lot enough buildable area and usable space_ Lots 1 and 2 front on NE 19"'St.
and Lot 3 fronts on Redmond Ave. NE.
The minimum lot size in the R-8 zone is 5,000 square feet net for parcels less than 1 acre in area.
The area of access easements must be subtracted from the gross lot area to ascertain the net lot
area. The lot sizes of the submitted proposal are: Lot 1 —5,248 square feet, Lot 2—7,980 square
feet gross, Lot 3 —5,000 square feet. Because the proposal only incfudes 13 feet of right-of-way
dedication to Redmond Ave. NE,and a total of 15 feet will be required to be dedicated,the lot fines
will need to be adjusted so that Lot 3 does not fall below the 5,000 square foot minimum. Also,the
net lot area of Lot 2, after deduction of the square footage of the access easement,was not listed,
but must not fall below 5,000 square feet when the lot lines are adjusted. Staff recommends as a
condition of plat approval, that the lot lines be adjusted prior to submittal for final short plaC review,
�such that each 1ot'meets its•minimum,lafi Size°req�uemen� a�ter deduction of right-of-way and
access easements.
The minimum lot width in the R-8 zone is 60 feet for comer lots and 50 feet for interior lots.
Proposed Lot 1 has a lot width of 69.92 feet, Lot 2 has a lot width of 73.51 feet, and Lot 3 has a lot
width of 51.08 feet. Lots 2 and 3 do have narrower segments toward the rear of the{ots, but this is �
beyond a depth of 75 feet so the lots would meet the lot width requirement. The minimum lot
depth in the R-8 zone is 65 feet. The depth of the proposed{ots would be: Lot 1 —76.92 feet, Lot 2
—approximately 112 feet,and Lot 3—approximately 95 feet.
The dimensions of the p�oposed lots meet the minimum width and depth �equirements and are
compa6ble with other existing lots in this area under the same R-8 zoning classification. In
addition, 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.
e) Reasonab/eness of Proposed Boundaries
Access: All lots in a short plat must have access to a public street. Lots 1 and 2 would access
directly from NE 19�'St. and Lots 3 would access directly from Redmond Ave. NE.
Topography: The topography of the subject site is relatively flat, with one area of steeper slopes
along the lot line to Redmond Ave. NE.
Relationship to Existing Uses: The properties surrounding the subject site are single-family
residences and are designated Residential —8 Dwelling Units Per Acre (R-8) on the City's zoning
map.The proposal is similar to existing development patterns in the area and is consistent with the
Camprehensive Plan and Zoning Code,which encourage residential infill development.
fl Availability and Impact on Public Services(Timeliness)
Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish
services to the proposed development, subject to the condition that the applicant provide Code
required improvements and fees. Street addresses shall be visible from a public street. A fire
Admin Report Traverso.doc
City of Renton P/B/PW Department Administrative Land Use Action
REPORT AND DECISION DATED April 14,200&;PROJECT LUA-06-021,SHPL-A,V-A Page 7
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 sq. ft. in area, the
minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the
structures. A Fire Mitigation Fee, based on $488.00 per new single-family lot with credit given for
the existing single-family residence, is recommended in order to mitigate the proposal's potential
impacts to City emergency services. The fee is estimated at $488.00 ($488.00 x 2 new lots =
$976.00)and 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
Efement (January 16, 1992), the City of Renton has a student generation factor of 0.44 students
per single-family residential dwelling. Based on the student generation factor, the proposed short
plat would result in one additional student (0.44 X 2 lots = 0.88 rounded up to 1) to the local
schools. It is anticipated that the Renton School District can accommodate any additional students
generated by this proposal.
Surface Water. There are storm drainage improvements in NE 19�'Street and Redmond Ave NE.
A surface water drainage report prepared as part of the Technical Information Report by Baima 8�
Holmberg, Inc. and dated February 22, 2006 was submitted with the application. According to the
report, the storm drainage runoff as a resutt of the project development will incxease by 0.19 cfs,
which is less than 0.5 cfs,the threshold for a stormwater detention. Less than 5,000 square feet of
new paving would be added, so water quality control would not be required. The City's Plan
Review Section has reviewed the report and deteRnined that the site is required to compty with the
1990 KCSWM. Detention is not requi�ed for this three-lot short plat. The applicant will be required
to tightline all roof drains to the existing storm sytem. A temporary erosion control plan will be
required and the erosion control measures shalt be installed and maintained to the satisfaction of
the representative of the Development Services Division for the duration of the project. The
Surface Water System Development Charges are based on a rate of $759.00 x 2 new single-
; _ family homes. Es�mate�fees based on the�enbre site�ptan is�$4,518:00. Payment of thes�fiees '
will be required prior to issuance of a utility construc6on permit.
Wafer and Sanitary Sewer Utilities: There is an existing 8-inch water main fronting the property
in NE 19"'Street and an 8-inch water main in Redmond Ave NE. Derated fire flow in the vicinity is
approximately 2,500 gpm. Static water pressure in the area is approximately 70 psi. The '
proposed project is located in the 565 Water Pressure Zone and is inside Aquifer Protection Zone
2. Fire flow requirement for single-family residences under 3,600 square feet is 1,000 gpm. One
hydrant is required within 300 feet of the aN structures. If houses exceed 3,600 square feet,
inGuding the garage, fire flow increases to 1,500 gpm and two hydrants will be required. A 5-inch
quick-disconnect fitting will be �equired to be installed on existing hydrants counted as fire
protection if not already in place. All short plats shaU provide separate water service stubs to each
building lot prior to recording of the short plat. Separate permits will be required. A water main
extension is not required. The Water System Development Charges are based on a rate of
� $1,956.00 x 2 new single-family lots. Estimated fees based on the entire site plan is $3,912.00.
Credit is given for the existing home. Payment of these fees will be required prior to issuance of
utility construction permit. The applicant has included the required Aquifer Protection Notice on the
face of the short ptat.
There is an existing 8-inch sewer main fronting the site in NE 19�'Street and an 8-inch sewer main
in Redmond Ave NE. Separate sewer stubs are required to be provided to each lot prior to
recording of the short plat. A separate permit is required for this. Minimum slope for side sewers
shall be 2%. Dual side sewers are not allowed. The Sanitary Sewer System Development
Charges are based on a rate of$1,017.00 times two new single-family lots for this short plat. The
estimated fee for the short plat is $2,034.00. Credit is given for the existing home if it is currently
connected to sewer. Payment of this fees will be required prior to issuance of utility construction
permit. This parcel is also subject to two Special Assessment Districts, Sierra Heights 9205, and
Honey Creek 8611. Honey Creek assessment will be a flat fee of $250 per new single family
home and Sierra Heights is $1,016.89 per new single-family residence. Total fees owing for these
special assessments are estimated at$2,533.78.
Admin Report Traverso.doc
City of Renton PlB/PW Department Administrative Land Use Action
REPORT AND DECISION DATED April 14,2006;PROJECT LUA-06-021,SHPL-A,V-A Page 8
g) Consistency�th Variance Criteria
The Administrator shall have authority to grant an administrative variance upon making a
determination, in writing, that the conditions specified below have been found to exist. Section 4-9-
2506.5.a. lists 4 criteria that the Administrator is asked to consider, along with all other relevant
information, in making a decision �n an Administrative Variance application. These include the
following:
1. That the applicant suffers undue hardship and the variance is necessary because of
special circumstances applicable to subject property, including size, shape, topography,
location or surroundings of the subject property, and the strict application of the Zoning
Code is found to deprive subject property owner of rights and privileges enjoyed by other
property owners in the vicinity and under identical zone classification:
The applicant contends that special circumstances do exist in that the lot is large enough to
subdivide into three lots, but the existing house would not meet its front yard setback once the
necessary 15 feet of frontage to Redmond Ave. NE are dedicated. While the size of the property
and the R-S zoning of the property permits the subdivision of the property, the requirement for the
primary structure to be at least 15-feet from the front lot line would either preclude the subdivision
of the property or require the removal of a portion of the existing residence. The applicant is
requesfing a variance to permit the existing residence to remain at its preser�t location 10.75 feet
from what will be the front lot line of the property. The house would meet all other setbacks, and
the height and lot coverage requirements.
Staff recognizes that special circumstances do exist with respect to this var'�ance application and
denying the variance would prohibit infill development on this lot and other similar lots in the City.
2. �hat th�gtartir;�-ef the-va�iar.ce:wil� not=be materially detrimental to the public welfare
or injurious to the property or improvements in the vicinity and zone in which subject
property is situated:
The granting of the variance would not be materially detrimental to the public welfare. Instead,the
granting of the variance would allow for infill development as prescribed by the Comprehensive
Plan,while retaining an existing home. As proposed, the short plat would create a situation where
the existing structure meets all required setback and lot coverage requirements except for the
required 15-foot minimum front yard setback. Granting a variance so that the existing residence
on Lot 1 could remain would not create a situation that is detrimental or injurious to the owners of
the home in question,or the properties in the vicinity.
3. That approval shall not constitute a grant of special privilege inconsistent with the
limitation upon uses of other properties in the vicinity and zone in which the subjecf
property is situated:
Approval of the variance may be considered a grant of special privilege because it wou{d provide
an exception from a zoning standard that limits most properties under the same zoning
designa6on. However, the same variance would be supported under identical circumstances
where a property would be short platted to obtain maximum density and an existing house would
remain on one of the new lots, provided the conditions of appraval are met.
Staff recommends that a restrictive covenant be placed on proposed Lot 1 stating that in the event
the existing residence is destroyed, removed or demolished, the construction of a new single
family residence on Lot 1 shal! comply with all development standards of the underiying zoning
designation at the time of building permit review. This restrictive covenant shall be recorded with
King County.
4. That the approval as determined by the Zoning Administrator is a minimum variance
that will accomplish the desired purpose:
The applicant is proposing a 10.75-foot front yard setback for an existing single family residence in
the R-8 zone. At present the house is 25.75 feet from the right-of-way of Redmond Ave. NE. After
Admin Report Traverso.doc
City of Renton PIBIPW Department Administrative Land Use Action
REPORT AND DECISION DATED April 14,2006;PROJECT LUA-06-021,SHPL-A,V A Page 9
15 feet of the owners' lot is dedicated to that right-of-way, the house would be closer to the street
than the 15 feet aliowed by the R-8 development standards. Dedication of 15 feet of right-of-way is
the least acceptable amount required by the city at this location. Without the dedication, the City
would not allow the applicant to subdivide. In order to subdivide and still retain the existing home,
the 425-foot variance is thus the least necessary.
H. Findings:
Having reviewed the written record in the matter,the City now enters the following:
1. Reguest: The applicant has requested Administrative Short Plat Approval for the Traverso Short Plat,
File No. LUA-06-021, SHPL-A,V-A.
2. Application: The applicanYs short p{at application complies with the requirements for information for
short plat and variance review.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 as presented complies with the zoning requirements and development
standards of the Residential Single Family-8(R-8)zoning designation, provided all advisory notes and
conditions of approval are complied with.
5. Subdivision Regulations: The proposal complies with the requirements established by the Cit�s
Subdivision Regulations provided all advisory notes and conditions are complied with.
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: Residentia{ Single Family
_ � . , (Zoned R-8};�and>Wss�:;Residential 3ingle Family€zoned�FBj._ --: _ ., __>:� _ . .._.:z�-= -�. , ;
T. Sefbacks: The front yard setbacks of the proposed lots would be at the street frontage of each lot.
The setbacks for new houses on the proposed lots would be verified at the time of buitding permit
review. All but the front yard setback would be met for the existing house. A setback variance would
be required for the sub-standard 10.75-foot front yard setback of the home,or the house would have to
be removed prior to short plat recording.
8. System Development Charges: A Water System Development Charge, a Surface Water System
Development Charge, and Sewer System Development Charge, at the current applicable rates,will be
required for the each new single-family residence as part of the construction permit. Payment of the
� Special Assessment District fees owing on the lots will also be required.
9. Public Utilities/Improvements:The applicant will be required to install street improvements along the
frontages of the site along Redmond Ave. NE and NE 19�'St.. Individual sewer and water stubs musf
be installed to serve the new lots. Adequate fire hydrants must be installed, and any existing and new
fire hydrants must be fitted with 5"quick disconnect Storz fittings.
L Conclusions:
1. The subject site is located in the Residen6al Single Family(RSF)comprehensive plan designation and
complies with the goals and policies established with this designation.
2. The subject site is located in 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.
3. The proposed three lot short plat complies with the subdivision regulations as established by city code
and state law provided al{advisory notes and conditions are complied with.
4. The proposed three lot short plat complies with the street standards as established by City Code,
provided the project complies with all advisory notes and conditions of approval contained herein.
5. The requested variance meets the c�iteria set forth for the granting of a variance as set forth in the
department analysis of this report.
Admin Report Traverso.doc
City of Renton P/B/PW Department Administrati�e Land Use Action
REPORT AND DECIStON DATED April 14,2006;PROJECT LUA-06-021,SHPL-A,V-A Page 10
J. DECISION:
The Traverso Short Piat and Variance, File No. LUA-06-021, SHPL-A, V-A are approved subject to the following
� conditions:
1. The applicant sha11 obtain a demolition permit and complete all inspections and approvals for the
attached garage and detached shed located on the property prior to the recording of the final short plat.
2. The applicant shall pay the required Transportation Mitigation Fee at the rate of$75.00 per net new
average daily trip associated with the project. The Transportation Mitigation Fee shall be paid prior to
the recording of the short plat.
3.- Prior to submiftal for final short plat review, the plat drawing must be adjusted such that each lot meets
its minimum tot size requirement after deduction of right-of-way and access easements.
4. The applicant shall pay a Fire Mitigation Fee based on a rate of$488.00 per new single-family lot with
credit given for the existing residence. The fee for this short plat is estimated at$488.00(1 new single
family lot x$488.00=$488.00)and shall be paid prior to the recording of the short plat.
5. Temporary Erosion Control shall be installed and maintained in accordance with the Department of
Ecology Standards and staff review.
6. The variance reducing the minimum front yard setback is granted onty for the existing house on Lot 1
of the Traverso Short Plat. A restrictive covenant shall be placed on Lot 1, and a note shall be placed
on the face of the plat, requiring that when the house is destroyed, removed or demolished, new
structures on the lot must meet the setback requirements in effect at the time of new construction_ The
covenant must be recorded with King County.
DATE OF DECiSIO�f ON LAND�lSE-Ae�JOta: . _ _ _ ._:.:
SIGNATURES: � , , _ .. ._ . ,
/ l�
Gregg A.ZJmmer a ,P Administrator Declsion date
TR,4NSMITTED this 14�'day oiApril,2006 to the Owners/Applicant:
Beth E. 8�Mark T.Traverso
11025 SE 60th •
Bellevue,WA 98006
TRANSMITTED fhis 14"'day ofApril,2006(o the Contact:
Shupe Holmberg
Baima& Holmberg, Inc.
100 Front Street S
Issaquah,WA 98027
TRANSMITTED this 14'"day of February, 2006 fo the Parties of Record:
Paul Barfknecht
3807 NE 19th Street
Renton,WA 98056
TRANSMITTED fhis 14�"day of April, 2006 to the following:
Admin Report Traverso.doc
City of Renton P/8lPW Department Administrative Land Use Action
REPORT AND DECISION DATED April 14,2006;PROJECT LUA-06-021,SHPL-A,V-A Page 11
Larry Medcling,Building O/fiaal
Stan Engler,Fire Marshal
Neil Watts,Development Services Director
Jennifer Henning
Kayren Kittrick
Jan Conklin
Carrie Olson
Lawrence J.Warren,Ciry Attomey
King County Joumal
Land Use Acfion Appeals & Requests for Reconsideration
The administraGve 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 AdminisVator.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 af the reconsideration request, if the
Administrator finds insufficient evidence to amend the original decision,there will be no further extensan of the appeal period. Any
person wishing to take further action must file a formal appeal within the fo�bwing appeal timeftame.
APp�. This administrative land use decision will become final if not appealed in writing to the
Hearing Examiner on or before 5:00 PM on April 28, 2006. Appeals to the Examiner are govemed by City of
Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton
Ciry Cte�ic's Office, (425)430-6510. Appeals must be filed in writing,together with the�equired$75.00 appl'�cation fee,to: Hearing
F�caminer,City of Renton, 1055 South Grady Way,Renton,WA 98055.
EXPIRATION DATE: The Short P1at approval will expire two(2)years from the date of approval. An extension may be requested
pursuant to RMC section 47-08d.M.
ADVISORY NOTES TO APPLICANT
The fallowing note`s are suppl�mentaf information provlded ln conJunctloR wltyi the ad`minis`frafive fand use acbon.
,-_�:�:
Because these notes are provided as Informatlon only,they are not subfect to the appeal process for the land use actions.
Plannina
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. The Development Services Division reserves the right to rescind
the approved extended haul hours at any time if complaints are received.
2. Commercial, multi-family, new single fam�y a�d 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.
3. The minimum amount of landscaping required for sites abutting a non-arterial public street is 5 feet provided that if
there is additional undeveloped right-of-way in excess of 5 feet, this shall also be landscaped. A determination has
been made that if no additional area is available within the public right-of-way due to required improvements,the 5-
foot landscaped strip may be located within private property abutting the public right-of-way. The landscaping
proposed shall either consist of drought resistant vegetation or shall be irrigated appropriately.
4. Two ornamenfal t�ees, a minimum caliper of 1-1/2 inches(deciduous)or 6—8 feet in height(conifer), shall be
planted or retained within the 15-foot front yard setback area for the proposed lots.
5. A detailed landscape plan must be submitted at the time of application for final short plat review.
Propefii Services
1. Please see attached comments from Property Services.
Fire
1. 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 exceeds 3,600 sq. ft. in area,the minimum fire flow increases to 1,500 GPM and requires two
hydrants within 300 feet of the structures.
2. Street addresses shall be visible from a public street.
Plan Review—Storm/Surface Wate�
1. A Surface Water System Development Charge of $759.00 per single-family lot is payable at the time of
issuance of the utility construction permit.
2. A conceptual drainage plan and drainage narrative has been submitted with the site plan application. This site is
required to comply with the 1990 KCSWM. Detention is not required for this 3 - lot sho�t p1at.Applicant will be
required to tightline all roof drains to the storm system.
3. A temporary erosion control plan will be required and the measures shal! be installed and maintained to the
satisfaction of the representative of the Development Services Division for the duration of the project.
Admin Report Traverso.doc
f •
City of Renton P1B1PW Department Administrative Land Use Action
REPORT AND DECISION DATED April 14,2006;PROJECT LUA-06-021,SHPL-A,V-A Page 12
Plan Review—Water
. e a er ys em Development Charges are based on a rate of a1,956.00 x 2 new single-family lots.
Estimated fees based on the entire site plan is ;3,912.00. Credit is given for the existing home. Payment of
these fees wiil be required prior to issuance of utility construction permit.
2. Fire Flow requirement for single-family residences under 3,600 square feet is 1,000 gpm. One hydrant is required
within 300 feet of the all structures. If houses exceed 3,600 square feet, fire flow increases to 1,500 gpm and two
hydrants will be required.
3. A 5-inch quick-disconnect�tting wil! be required to be installed on existing hydrants counted as fire protection if not
already in place.
4. Alf short plats shall provide separate water service stubs to each building lot prior to recording of the short plat.
Separate permits will be required.
5. A water main extension is not required.
Plan Review—Sewer
6. A Sewer System Development Charge of 51,017.00 per new building lot is payable at the time of issuance
of utility construction permit
7. This parcel is subject to two Special Assessment Districts, Sierra Heights 9205, and Honey Creek 8611.
Honey Creek assessment will be a flat fee of 5250 per new single family home and Sierra Heights is
;1,016.89 per new single-family residence.Total fees owing is 52,533.78.
8. Minimum slope for side sewers shall be 2°k. Dual side sewers are not allowed.
9. A sewer main extension is not�equired.
Transporta6on
1. Seven feet of right of way is required to be dedicated to the City to meet minimum roadway width of 50 feet
in NE 19"'Street and. A modification to ten feet has been approved. Fifteen feet of right of way is required
to be dedicated to the City to meet minimum right of way width of 42 feet in Redmond Ave. NE.
2. Corner lots at intersections shall dedicate a minimum radius of 15 feet
3. Half street improvements including sidewalk,curb,gutter,and storm drainage are required to be installed
- tro�tin�the sita in Redmond A�ce NE-and�Q NE '19�'Street
4. Street lighting is not required. ` �
5. A traffic control plan, approved by the City will be required for any construction impacting the Cit�s right of way.
Plan Review—General
1. All plans shall conform to the Renton Drafting Standards.
2. Applicant shall be responsible for securing all necessary easements for utilities.
3. All new rockeries or retaining walls to be constructed that are greater than 4 feet in height will be require a separate
building permit for structural review.A geotechnical report is required with submittal.
4. All wire u6lities shall be installed underground per the City of Renton Under Grounding Ordinance. If three or more
poles are required to be moved by the development design,alt existing overhead utilities shall be placed
underground.
5. Separate permits for the side sewer connections,water meters and storm drainage connections are required.
Admin Report Traverso.doc
,
CITY OF RENTON TRAVERSO
SHORT PLAT � �►+o_ SHORT PLAT -
.�X o.��.: o.���o,� � � i j � � �
� SITE
ews+n,c zwn,c Re i � 1 � �
i
PROPOSED ZONMl6 Re � I � I � o ,o_���
TOTnI S�IE NtE��ti.iie.a.�c �------------� � � I n uvu.«u � SCALE 1' . {p'
AREA OF INIERNAL ROADWAY�O i I � � I I n eueoi.�»f , .
AREA OF DEDICATION-x,eoo,a.n. � T�������•��� � � � - I
� I � � I
� VROVOSED NUMB[R 0/LOTS a � I � I . � i VICINITY MAP
-�--------- SCALE: 1�00�
TOTAL PANCEI AREA.21�11E�V, ft H-�--_�__�__.� � �___-_ f��+--�---���----'-�----'
AREA BY LOT; I �� � � , , .
� � cx eaw ��P•� I
� � i l er..».0 �;'. ;10 �
LOT 1 MEA.5.2�!sC.tt. ..� n wnu.ww a. I � � w�..��,.H t�0•• ��+� � 9 cn��w.a�s.n
�or x�ue�.�.aeo w.n. r..�+.�: I �,r:Kisu •,i.i�„ ��_ro� ww� a
LOT 3 MG�5.o00.a.rt ��; w�•�..a l�:•.os-w�'� � � wiyw-a) i. I � :nrt MT���7.°Nrw sr�
t..a(v'.os-.I v.u�.i� �
�
I k UMp1 A�E M[
L___--_ I I p•rw'"1 n uu�e.aae � . � N i i°100a�a�iii
►I10►OSED M�►lOTS ] ------j I ^v.w I , �.
MA%AIIOWABIE DENSItt p DU/Aptf � wwa])wi(i1'�oS wj� �� "'y•�" � •�•'�,
/ l i v.�il.f�(1/'CWC-M) �'�yq,y�(
� NV.��J.�l(If'�Gf-• �lt; �,Wv.l1).!�(irca�c-q a 3{�
PROPOSED DENSiTV 7.11 DU/ACR[ ..o��e ,I �� � � itl iuu�0[ K�iwO� � ���i
� , ""' � � I Y'�
�.,�. n umi.ao�e � � �,�y� �a�sc
TOTAL AREA 0.�0 ACRE 21,11p�Q.}t. � N.�• n,� � ew.aii i � � S���b
ROW MCA '�•t. � wV���\)1(lYVG-5) . " n�(vo�M1�/qlT7{II w� p ��
2E90�Y. 1L ..,�... ��au(��.�c-w�l �G , _ � n�
r—"w------- �f: Mdaasi��-- --- w� �`,..:..� ,�..,,e..b.� �� o
NCT MEA O.a2 ACRE 1l,P2!p.It � �-'�� � �� r 8 ;,�M �•.•:ar �rcac-s> �
owna wir/�*� ,3�•ro K �' � wusu f�rca+c..
OWNER/D OP R: I tw��o e _l ' ' `'i ��o att o�t�itc� �� w ■ fo'+�wt qmtrv�r �\�i eR,�is"sTONa��w};
� o w a c a r a w a c i r v �N G[M W[t l m /� , �a c u�w n i K o.N a m a o a w o o s a� �H ca+c.
n uvu.ow " �' � •mt wr.ac�ar+o tr
� �.�..:' �� ,. � • Z � }5
AIARK TRAVERSO � � HWSC �'' ' $ I R �7�i�i�S270
L---------- D � rc uw W rt � . ua.a�o
ENGMEER/SURVEYOR� � � b
�n�avo I c�a.a..�r 7p
BAIMA MOl1A8ERC.INC. � ,����v�r�.�j�� �� � �[p t� o
100 FRONT SiREET I ���wv.ult�(q'�07-.��. � . - [y
ISSAOUMI� WA. YE027 1 n�w�t1,1�(i1'�DS-�; j �` �MI� �st.� fiS'bs-M1 � �L 1�d ' ��N
� �v..z�.n n:•.os-�� , .�,�"', �I. xn Mv..a cu•ws- T a iw '{„'{�_
CITY OF RENTON CONTROI ��w•u�.o I F. �60� M o� Ma��' �r p � �,
wv..u.el(ir.os-q�� � '' e• o¢+att[ �W..u.a� �'k I
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LEGAL DESCRIPTION
BA818 OF bEARINa ' LLGLtlC
AIONUAIENTED CEN7ERLINE 0�UNION AVENU[NE A THE SOUTN 1S0 fEET OF TIE MEST NALP 01 TME EASt HAL{'OF NORTMNEST GR�Og 0 ROADWAY vADTNS
BEARINO 0�N01'Z6�10�E p1ARiER OF iHE NORTHEAST QUART[R 01 iNE SOUIHEAST OUARIER OF e ���t�o� -REDMOND AVE NE- 18fT.CUR! TO CURB
SECt10N 4, TONNSHIP 2]NORTN,RANCE S LAST,NILLAMETTE IA�RIdAN,IN KINO • wA/01 M[T[R -NE 19T1 5T- 32FT. CURB TO CURB
�$j(; CWHTY.WASHINGTOH; � ■ M�101 vKK
TOi 1'8RA55 O�SK SET IN CONCRE7E MONUMENi IN � � /M�N1p1AMT
CASE�T INTERSECPON OF EASTERIY POR110N OF NE EXCEPT iME SOVTM 15 FEET fpl ROAO,SECONP,
1YT11 SIREET AND UNION AVEHUE NE � � ��p�,y�
O(C[IT 1MC MEST 7 F[[T 1MfRE0I CONKYCD TO T1E GTY OF RfHTON,IN KIHO • ��M��
ELEVATON-a3Z17 COUNTY.W�SHINCTON. - N.i. 1/4 0� THQ B.E. 1/4 YEC. �, TWN. 2� N., ROF 6!,W.M. �
• �LMfJ1 YANIp[
a�o�rttr+Ta+ � �"�0X CITY OF RENTON
N�w es .e*� NOTE:
asrwrraenerr or rvsuo wow�
� INBTRUMENTATION � � �f� ��n����A�O
[�� •lOMATTAW[D SIMOLL IAWLY
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TRAVERSO SHORT PLAT
SECT'ION II.B : RESPONSE "I�O CONDITIO?�S OF APPRUVAL
The following information is a vvritten response indicating how�the preliminary conditions of
approval have been satisfied in the Engineerin� Design. The conditions are located on page 10 of
the Report and Decision.
1. This condition�vill be reviewed for compliance prior to the recording of the Final Short
Plat.
2. This condition will be reviewed for compliance prior to the recording of the Final Short
Plat.
3. This condition will be reviewed for compliance prior to the recording of the Final Short
Plat.
4. This condition�i-ill be revie�ved for compliance prior to the recording of the Final Short
Plat.
5. The engineering plan set contains a separate plan sheet sho��-ing the elements of the
Required SVVPPP (TESC) plan.
6. This condition���ill be revie�ved for compliance prior to the recording of the Final Short
Plat.
. �.
T12A�'ERSO SHORT PLAT
SECTION IIL• LEVEL 1 OFF-SITE ANALYSIS
Project Overvic��
This project involves the devclopment of a 0.49-acre parcel into three single-family lots. The site
is located at the northeast corer of the intersection of Redmond Avenue NE and NE 19th Street,
at 3802 NE 19th Street. The site is currently occupied by a single-family residence and yard. The
site slopes down to the northeast and southwest to���ards the center of the site at about �%, then
southeast towards the southwest property corner at about 1%. Per the SCS soil maps, the site is
underlain with Alden��ood Series sandy loam over glacial till.
llownstream llrainage
The site drains from the southeast corner to an e�isting CB located along the north side of NE
19th, about 30' east of the southeast property corner(A). An 18" storm pipe carries flows south
to another CB (B) on the south side of the street, then west about 40' to yet another CB on the
south side of the street (C). From here, the 18" storm line flows south about 200' under a ne��-
shared drivewTay constructed with the Dalpay short plat (D), discharging into a wooded ravine
(F). The moderately-eroded channel in the ravine drains southwest about 800' where it flows into
Honey Creek, about 1100' downstream from the site (G). Honey Creek flows northwest, also
through a wooded ravine, through a moderately-eroded channel (H)to well beyond 1 mile
downstream from the site. There were no apparent drainage problems in this do��nstream
drainaae«ati.
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Drainage Map
1" = 300'
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inage Map
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TRAVERSO SHORT PLAT
SECTION IV: FLOW CONTROL AND WATER QUALITY ANALYSIS DESIGN
This section contains calculations that have been previously provided to the City indicating that
the site is exempt from Flow Control and Water Quality facilities.
The City has requested calculations verif�ing that the ne�v imper�-ious area subject to ��ehicular
use is less than S,OOOsf.
The new impervious area information provided in the first submittal and still in this section was
conservatively approximated.
Another conservative way to check is as follo�i s:
NE 19�' St:
(1�5' long)(5'wide ne�v paving) = 775sf
Redmond Ave NE:
(137' long)(8' wide ne�v paving) = 1069sf
Two New Drives:
(2)@(20)(20) = 800sf
Total Area= 2,671 sf which closely approximates the information in the first submittal
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BAIMA & HOLMBERG, INC. �E�rr�o. oF
100 Front Steet South Z �
ISSAQUAH, WASHINGTON 98027-3817 cr,�cuu�re��v oare
(425) 392-0250 FAX (425) 391-3055
CHECKED BY DATE
SCALE
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BAIMA & HOLMBERG, INC. S,,E��,,o oF
100 Front Steet South _�_��//(�� Z �
ISSAQUAH, WASHINGTON 98027-3817 CALCUTATEDBY / 1- DATE
(425) 392-0250 FAX (425) 391-3055
CHECKED BY DATE
SCALE
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BAIMA & HOLMBERG� INC. SHEETNO. OF
100 Front Steet South �')
ISSAQUAH, WASHINGTON 98027-3817 CALCULATED BY ! i C/ DATE Z Z
(425) 392-0250 FAX (425) 391-3055
CHECKED BY DATE
SCALE
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PIIOOIA,'f 201-i(S�ple$Mah1205�1(P�OOeEI
Existing Conditions SBUH 100-yr Peak
----------------------------------------------------------------------
******************** S.C.S. TYPE—lA DISTRIBUTION ********************
********* 100—YEAR 29—HOUR STORM **** 3.90" TOTAL PRECIP. *********
----------------------------------------------------------------------
DATA PRINT—Oi1T:
AREA(ACRES) PERVIOUS IMPERVIOUS TC(MIPdUTES)
A CN A CN
.5 .4 86.0 .1 98.0 28 .5
PEAK—Q(CFS) T—PEAK(HRS) VOL(CU—FT)
.24 7 .83 4650
Developed Conditions SBUH 100-yr Peak
----------------------------------------------------------------------
******************** S.C.S. TYPE—lA DISTRIBUTION ********************
********* 100—YEAR 24—HOUR STORM **** 3.90" TOTAL PRECIP. *********
----------------------------------------------------------------------
DATA PRINT—OUT:
AREA(ACRES) PER`JIOUS IMPERVIOUS TC(MINUTES)
A CN A CN
.5 .2 86.0 .3 98.0 6.3
PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT�
.43 7.67 5860
�4ioo = 0 . 43cFs — 0 . 24cFs = 0 . 19cFs
�Q�oo < 0 • 5cFs � Detention Not Required
• 't
TRAVERSO SHORT PLAT
SECTION V: CONVEYANCE SYSTEMS AND ANALYSIS DESIGN i
The project does not propose to provide conveyance systems that �vould necessitate the need for �
capacity analysis.
I _
. .
TRAVERSO SHORT PLAT
SECTION VI: SPECIAL REPORTS AND STUDIES
There are no Special Reports or studies that have been prepared ior the projcct at this time.
� T
TRAVERSO SHORT PLAT
SECTION VII: OTII�:R PLR�-1ITS
There are no known other permits that apply the project.
r �
TRAVERSO SHORT PLAT
SECTION VIII: SWPPP ANALYSIS AND DESIGN
The site is basically flat. The engineering design contains the basic elements necessary to ensure
that sediment-laden water will not leave the site during the construction process. No grading is
proposed within the site
�
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TRAVERSO SHORT PLAT
SECTION I7�: BOND QUANTITIES, FACILITY SUMI��IARIES. AND
DECLARATION OF GOVENANT
This section is not used at this time
' � i
TRAVERSO SHORT PLAT
SECTION X: OPERATIONS AND MAINTENANCE MANUAL
This section is not used at this time
w �
TRAVERSO SHORT PLAT
SECTION XI: APPENDIX
This section is not used at this time
1
I