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D_Admin Decision_7th Street Short Plat
A.ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: December 3, 2019
Project File Number: PR19-000461
Project Name: 7th Street Short Plat
Land Use File Number: LUA19-000185, SHPL-A
Project Manager: Angelea Weihs, Associate Planner
Owner/Applicant: Jagadeshwar Gattu, 14716 NE 76th Street, Redmond WA, 98052
Contact: Savannah Hutchins, CES NW, Inc., 429 29th Street NE, Suite D, Puyallup, WA 98372
Project Location: 3605 NE 7th Street
Project Summary: The applicant is requesting Preliminary Short Plat approval for the proposed
subdivision of an existing 27,720 square feet (0.64 acre) lot into three lots. The
subject property is located at 3605 NE 7th Street (Parcel number 8011100135). The
site is located within the Residential-8 (R-8) Zoning Designation and the Residential
Medium Density Comprehensive Land Use of Designation. The proposed residential
density is 6.12 dwelling units per net acre. One single-family residence is presently
on the property and is proposed for removal. The proposed residential lot sizes are
6,032 SF for Lot 1, 6,047 SF for Lot 2, and 9,280 SF for Lot 3. Access is proposed via a
new 6,346 square foot shared driveway tract that extends from NE 7th Street. There
is currently one on-site tree that is proposed for removal. A sensitive slope is mapped
within 50 feet of the project site.
Site Area: 0.64 acres
DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
City of Renton Department of Community & Economic Development
7th Street Short Plat
Administrative Report & Decision
LUA19-000185, SHPL-A
Report of December 3, 2019 Page 2 of 18
D_Admin Decision_7th Street Short Plat
B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan
Exhibit 3: Landscape Plan
Exhibit 4: Tree Retention Plan
Exhibit 5: Arborist Report
Exhibit 6: Drainage Report and Technical Information Report (TIR) prepared by CES NW, Inc. (dated
June 2019)
Exhibit 7: Geotechnical Report prepared by Earth Solutions NW (dated September 28, 2018)
Exhibit 8: Safe Walking Routes to Honey Dew Elementary
Exhibit 9: Stewart’s Highlands Acre Tracts (Underlying Plat)
Exhibit 10: Project Narrative
Exhibit 11: Advisory Notes
C. GENERAL INFORMATION:
1. Owner(s) of Record: Jagadeshwar Gattu, 14716 NE 76th Street, Redmond
WA, 98052
2. Zoning Classification: Residential-8 (R-8)
3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD)
4. Existing Site Use: Single-family home
5. Critical Areas: Sensitive Slope
6. Neighborhood Characteristics:
a. North: NE 7th Street; Single-family Residential; R-8 Zone
b. East: Single-family Residential, R-8 Zone
c. South: Single-family Residential, R-8 Zone
d. West: Single-family Residential, R-8 Zone
7. Site Area: 0.64 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Smith Annexation N/A 1475 03/25/1954
DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
City of Renton Department of Community & Economic Development
7th Street Short Plat
Administrative Report & Decision
LUA19-000185, SHPL-A
Report of December 3, 2019 Page 3 of 18
D_Admin Decision_7th Street Short Plat
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by the City of Renton. There is an existing 8-inch water main in NE
7th Street, north of the project site, that can deliver a maximum flow of 2,000 gallons per minute
(gpm).
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch gravity
wastewater main running north to south within Pierce Place NE, to the west of the project site.
c. Surface/Storm Water: There is no stormwater conveyance system along the property frontage,
within NE 7th Street.
2. Streets: The proposed development front NE 7th Street along the north property line. NE 7th Street is
classified as a residential access street. The existing right-of-way (ROW) width, according to the King
County Assessor Map, is 60 feet.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Zoning Districts – Uses and Standards
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivision
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on August
16th, 2019 and determined the application complete on September 6th, 2019. The project complies with
the 120-day review period.
DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
City of Renton Department of Community & Economic Development
7th Street Short Plat
Administrative Report & Decision
LUA19-000185, SHPL-A
Report of December 3, 2019 Page 4 of 18
D_Admin Decision_7th Street Short Plat
2. The project site is located at 3605 NE 7th Street.
3. The project site is currently developed with a single-family home and associated detached garage, which
would be demolished as part of the project.
4. Access to the site would be provided via a new shared driveway off of NE 7th Street.
5. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use
designation.
6. The site is located within the Residential-8 (R-8) zoning classification.
7. There is one (1) existing tree onsite which is proposed for removal.
8. A sensitive slope is mapped within 50 feet of the project site.
9. The applicant anticipates that the project will require approximatley 100 cubic feet of cut and 1,700 cubic
feet of fill.
10. The applicant is proposing to begin construction immediately following landuse and building permit
approval.
11. Staff received no public or agency comment letters.
12. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
13. Comprehensive Plan Compliance: The site is designated Residential Medium Density (MD) on the City’s
Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family and
multi-family development types, with continuity created through the application of design guidelines,
the organization of roadways, sidewalks, public spaces, and the placement of community gathering
places and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and
Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Policy L-3: Encourage infill development of single-family units as a means to meet
growth targets and provide new housing.
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
Development of new single-family neighborhoods on large tracts of land outside
the City Center,
Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
Policy L-28: Minimize erosion and sedimentation in and near sensitive areas by
requiring appropriate construction techniques and resource practices, such as low
impact development.
DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
City of Renton Department of Community & Economic Development
7th Street Short Plat
Administrative Report & Decision
LUA19-000185, SHPL-A
Report of December 3, 2019 Page 5 of 18
D_Admin Decision_7th Street Short Plat
Policy L-34: Ensure buildings, roads, and other features are located on less sensitive
portions of a site when sensitive areas are present.
Policy L-36: Land uses in areas subject to flooding, seismic, geologic, and coal mine
hazards should be designed to prevent property damage and environmental
degradation before, during, and after construction.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
14. Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) on the City’s Zoning
Map. Development in the R-8 Zone is intended to create opportunities for new single-family residential
neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing
single-family neighborhoods. It is intended to accommodate uses that are compatible with and support
a high-quality residential environment and add to a sense of community. The proposal is compliant with
the following development standards, as outlined in RMC 4-2-110.A, if all conditions of approval are met:
Compliance R-8 Zone Develop Standards and Analysis
Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum
of 8.0 dwelling units per net acre. Net density is calculated after the deduction of
sensitive areas, areas intended for public right-of-way, and private access easements.
Staff Comment: The project site has a net site area of 21,359 square feet (0.49 acres)
after the deduction of a 6,346 square foot of shared driveway from the 27,705 gross
site area. The proposal for 3 lots on the 0.49 acre site results in a net density of 6.1
dwelling unit per net acre, which is within the density range permitted in the R-8 zone.
Compliance
not yet
demonstrated
Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. The R-
8 zone requires a minimum lot width of 50 feet (60 feet for corner lots) and a minimum
lot depth of 80 feet. However, the underlying plat states that lots shall not be
subdivided with less than 6,000 square feet per lot with a minimum lot width of 60 feet
(See Exhibit 9).
The following table identifies the proposed approximate dimensions for Lots 1, 2, and
3.
Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.)
Lot 1 (corner lot) 6,032 67.95 85.92
Lot 2 (corner lot) 6,047 67.96 85.92
Lot 3 9,280 95.97 96.76
Tract “A” 6,346 28.01 192.05
DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
City of Renton Department of Community & Economic Development
7th Street Short Plat
Administrative Report & Decision
LUA19-000185, SHPL-A
Report of December 3, 2019 Page 6 of 18
D_Admin Decision_7th Street Short Plat
Stormwater
Detention Vault
Tract
Approximately
1,238 Approximately 20 Approximately 61.8
Staff Comment: All lots, as currently proposed, comply with the minimum lot dimension
standards of the R-8 zone and the underlying plat. However, the proposed stormwater
detention vault is required to be located within a dedicated tract (See addition
discussion under FOF 17, Compliance with Subdivision Regulations: Utilities in Tracts),
which may impact Lot 3. The applicant will need to demonstrate compliance with
minimum lot size (6,000 square feet) and lot width (60 feet) requirements for the
underlying plat, after deduction of the required storm drainage facility tract, at the time
of Civil Construction Permit application.
Compliant if
condition of
approval is
met
Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 20 feet,
side yard is 5 feet, secondary front yard (applies to corner lots) is 15 feet, and the rear
yard is 20 feet.
Staff Comment: The lots as proposed provide adequate area for the construction of
new homes in compliance with the setback requirements. An existing single-family
residence and detached accessory structure are proposed for removal. The existing
single-family residence and accessory structure do not comply with minimum setback
requirements after the creation of the new lot lines. Therefore, staff recommends, as a
condition of approval, that demolition permits be obtained for the existing residence
and accessory structure, and all required inspections completed, prior to the approval
of the final short plat.
Per RMC 4-6-060J.7., the administrator may permit lots that only front a shared
driveway to be designated as a corner lot. While proposed Lot 2 does not comply with
minimum lot depth requirements for an interior lot facing the shared driveway,
proposed Lot 2 does comply with corner lot dimension requirements, consistent with
RMC 4-6-060J.7. However, the site plan submitted with the project application (See
Exhibit 2) does not comply with corner lot setback requirements. In the case of
residential corner lots, there is no required rear yard setback. Setbacks for corner lots
are allowed two (2) front yard setbacks adjacent to the public and private streets and
two (2) or more side yards setbacks on common residential property lines. Where the
side yard along a street setback is less than the required front yard setback, the smaller
setback shall apply on the street when the façade is not associated with the front entry
of the home. In the case of Lot 1, the front yard setback shall front the north property
line and the secondary front yard setback shall front the east property line. In the case
of Lot 2, the front yard setback shall front the east property line and the secondary front
yard setback shall front the north property line. The lots, as proposed, provide adequate
room to comply with corner lot setback requirements for Lots 1 and 2.
Compliance
not yet
demonstrated
Building Standards: The R-8 zone has a maximum building coverage of 50% and a
maximum impervious surface coverage of 65%. In the R-8 zone, a maximum building
height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height. If the height of wall plates on a building are less than the
states maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums. Common
rooftop features, such as chimneys, may project an additional four (4) vertical feet from
the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12,
DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
City of Renton Department of Community & Economic Development
7th Street Short Plat
Administrative Report & Decision
LUA19-000185, SHPL-A
Report of December 3, 2019 Page 7 of 18
D_Admin Decision_7th Street Short Plat
decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall
plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from
each minimum building setback line for each one (1) vertical foot above the maximum
wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
Staff Comment: Building height, building coverage, and impervious surface coverage
for the new single-family residences would be verified at the time of building permit
review.
Compliant if
condition of
approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a
minimum of one street tree planted per address. Any additional undeveloped right-of-
way areas shall be landscaped unless otherwise determined by the Administrator.
Where there is insufficient right-of-way space or no public frontage, street trees are
required in the front yard subject to approval of the Administrator. A minimum of two
trees are to be located in the front yard prior to final inspection for the new Single-
Family Residence.
Staff Comment: A conceptual Landscape Plan (Exhibit 3) was submitted with the
preliminary short plat application materials. The conceptual landscape plan shows an
8-foot wide landscape strip between the curb and sidewalk and an 8-foot wide
landscape strip within the shared driveway tract. The proposed shared driveway
landscaping includes a mixture of trees, shrubs, and groundcover, as required by code.
The proposed 8-foot planter within the public right-of-way (ROW) includes trees and
shrubs; however, the public ROW planter does not include groundcover as required by
code, nor does it meet minimum requirements, which require a minimum of one street
tree per address. In addition, the project is required to show a minimum 10-foot wide
onsite landscape strip along the public street frontage. The proposal includes new trees
along the street frontage; however, the proposed landscaping along the street frontage
does not demonstrate compliance with dimensional requirements for street frontage
landscaping, nor does the proposed street frontage landscaping include a mixture of
trees, shrubs, and ground cover as required per RMC 4-4-070.H.1.
Therefore, staff recommends, as a condition of approval, that the applicant submit a
final detailed landscape plan, in compliance with RMC 4-8-120D.12, that demonstrates
compliance with street frontage landscaping and public right-of-way landscaping
requirements per RMC 4-4-070F.2 and RMC 4-4-070H.1, at the time of Civil Construction
Permit application for review and approval by the Current Planning Project Manager,
prior to Construction Permit issuance.
In addition, in order for this landscape area within the proposed shared driveway tract
(Tract A) to be maintained equally by all lots, the applicant would be required to record
a note on the face of the plat that executes a shared maintenance agreement for equal
ownership and maintenance responsibilities for improvements in Tract A. Therefore,
staff recommends as a condition of approval that the applicant submit a draft version
DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
City of Renton Department of Community & Economic Development
7th Street Short Plat
Administrative Report & Decision
LUA19-000185, SHPL-A
Report of December 3, 2019 Page 8 of 18
D_Admin Decision_7th Street Short Plat
of a shared maintenance agreement for review and approval by the Current Planning
Project Manager, prior to short plat recording.
Per RMC 4-4-070H.6.c., perimeter landscaping with a minimum depth of 15 feet is
required around storm drainage facilities, within the boundaries of the required storm
drainage facility tract, unless otherwise determined through the subdivision review
process. The applicant is proposing a below-ground stormwater detention vault within
a storm drainage easement on Lot 3; however, the stormwater detention vault is
required to be located within a dedicated tract (See addition discussion under FOF 17,
Compliance with Subdivision Regulations: Utilities in Tracts). The project proposal does
not include the required 15 feet of perimeter landscaping. Provided the vault is located
entirely underground, staff is supportive of removal of the required landscaping within
the storm drainage facility tract. Therefore, staff recommends a condition of approval
that the applicant either revise the project proposal to include the required 15 feet of
perimeter landscaping around the proposed stormwater detention vault, or the
applicant shall submit stormwater detention vault profiles that demonstrate that the
vault will be located entirely underground.
If the applicant creates a home owners association for ownership and maintenance
responsibilities for improvements in Tract A, then HOA documents shall be submitted
for review and approval by the current planning project manager and the City Attorney
prior to short plat recording.
On-site landscaping shall be installed prior to final occupancy for the individual homes
and landscaping within the right-of-way and within Tract A shall be installed prior to
short plat recording.
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-
4-130) require the retention of 30 percent of trees in a residential development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60')
in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non- native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
A minimum tree density shall be maintained on each residentially zoned lot. For
detached single-family development, the minimum tree density is two (2) significant
trees for every five thousand (5,000) square feet. The tree density may consist of
existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street
Frontage Landscaping Required, or a combination.
Staff Comment: One (1) onsite significant tree was identified on the Tree Retention Plan
(Exhibit 4) and Arborist Report (Exhibit 5) submitted with the project application. The
existing onsite tree is located within the proposed share driveway tract. Trees within
DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
City of Renton Department of Community & Economic Development
7th Street Short Plat
Administrative Report & Decision
LUA19-000185, SHPL-A
Report of December 3, 2019 Page 9 of 18
D_Admin Decision_7th Street Short Plat
15. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-
8 zone. The Standards implement policies established in the Land Use Element of the Comprehensive
shared driveways are excluded from tree retention standards; therefore, no trees are
required to be retained on the site.
In addition to complying with the minimum tree retention requirements, the applicant
is required to retain or plant two (2) significant trees per 5,000 square feet of lot area.
A minimum of two (2) trees are required on Lot 1 and Lot 2 to comply with tree density
requirements. Based on proposed lot size, a minimum of four (4) trees are required on
Lot 3 to comply with tree density requirements.
The conceptual Landscape Plan (Exhibit 3) shows a total of six (6) proposed trees on Lot
1, including Flowering dogwood, Serbian Spruce, Forever goldie cedar, and Excelsa
Cedar trees. A total of six (6) trees are proposed on Lot 2, including Flowering dogwood,
Serbian Spruce, Forever golden cedar, Japanese Snowdrop, and Sargent’s weeping
hemlock trees. A total of thirteen (13) trees are proposed on Lot 3, including Excelsa
cedar, Serbian spruce, Sumi nagashi red maple, Sargent’s weeping hemlock, Forever
Goldie cedar, and Paperbark maple trees. The project proposal demonstrates
compliance with minimum tree density requirements for each lot.
Parking: Parking regulations require that a minimum of two parking spaces be
provided for each detached dwelling.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with positive
drainage discharge to restrict runoff from entering the garage/residence or crossing
any public sidewalk.
Staff Comment: Each lot contains adequate area for the provision of two parking spaces
per dwelling unit, as required by RMC 4-4-080 required parking spaces. Parking
requirements and driveway grades for each of the new residences proposed would be
verified at the time of building permit review.
Compliant if
condition of
approval is
met
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front
yard and side yard along a street setback where the fence shall not exceed forty eight
inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: The applicant proposes a new retaining wall along the west and south
boundaries of the proposed subdivision. The proposed retaining wall has a minimum
height of approximately 2 feet and a maximum height of approximately 8.5 feet. The
proposed height within the front yard setback of Lot 1 reaches a maximum height of 4
feet, which is compliant with the maximum retaining wall height requirements for front
yard setbacks; however, the proposed retaining wall exceeds the maximum overall
height of 6 feet outside of the front yard setback. Therefore, staff recommends that the
applicant either demonstrate compliance with the maximum retaining wall height
requirements for the R-8 zone or submit a request for retaining wall modification, for
review and approval, prior to civil construction permit issuance.
DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
City of Renton Department of Community & Economic Development
7th Street Short Plat
Administrative Report & Decision
LUA19-000185, SHPL-A
Report of December 3, 2019 Page 10 of 18
D_Admin Decision_7th Street Short Plat
Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision.
Compliance with Residential Design Standards would be verified prior to issuance of the building permit
for the new single-family homes. The proposal is consistent with the following design standards, unless
noted otherwise:
Compliance Design Standards R-8 and Analysis
Compliance
not yet
demonstrated
Garages: If an attached garage is wider than twenty six feet (26’), at least one (1) garage
door shall be recessed a minimum of four feet (4’) from the other garage door.
Additionally, one of the following is required:
1. The front porch projects in front of the garage a minimum of five feet (5’), and
is a minimum of twelve feet (12’) wide, or
2. The roof extends at least five feet (5') (not including eaves) beyond the front of
the garage for at least the width of the garage plus the porch/stoop area, or
3. The garage is alley accessed, or
4. The garage entry does not face a public and/or private street or an access
easement, or
5. The garage width represents no greater than fifty percent (50%) of the width
of the front facade at ground level, or
6. The garage is detached, or
7. The garage doors contain a minimum of thirty percent (30%) glazing,
architectural detailing (e.g. trim and hardware), and are recessed from the
front façade a minimum of five feet (5’), and from the front porch a minimum
of seven feet (7’).
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Primary Entry: The entry shall include a porch or stoop with a minimum depth of five
feet (5') and minimum height of twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review. The primary entry for Lot 1 shall front NE 7th Street.
Compliance
not yet
demonstrated
Facade Modulation: One of the following is required:
1. An offset of at least one story that is at least ten feet (10') wide and two feet
(2') in depth on facades visible from the street, or
2. At least two feet (2') offset of second story from first story on one street facing
facade.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) of
all facades facing street frontage or public spaces.
DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
City of Renton Department of Community & Economic Development
7th Street Short Plat
Administrative Report & Decision
LUA19-000185, SHPL-A
Report of December 3, 2019 Page 11 of 18
D_Admin Decision_7th Street Short Plat
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
N/A Scale, Bulk, and Character: N/A
Compliance
not yet
demonstrated
Roofs: A variety of roof forms appropriate to the style of the home shall be used.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Eaves: Both of the following are required:
1.Eaves projecting from the roof of the entire building at least twelve inches (12")
with horizontal fascia or fascia gutter at least five inches (5") deep on the face
of all eaves, and
2.Rakes on gable ends must extend a minimum of two inches (2") from the
surface of exterior siding materials.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Architectural Detailing: If one siding material is used on any side of the dwelling that is
two stories or greater in height, a horizontal band that measures at least eight inches
(8") is required between the first and second story.
Additionally, one of the following is required:
1.Three and one half inch (3 1/2") minimum trim surrounds all windows and
details all doors, or
2.A combination of shutters and three and one half inches (3 1/2") minimum trim
details all windows, and three and one half inches (3 1/2") minimum trim
details all doors.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Materials and Color: For subdivisions and short plats, abutting homes shall be of
differing color. Color palettes for all new dwellings, coded to the home elevations, shall
be submitted for approval.
Additionally, one of the following is required:
1.A minimum of two (2) colors is used on the home (body with different color
trim is acceptable), or
2.A minimum of two (2) differing siding materials (horizontal siding and shingles,
siding and masonry or masonry-like material, etc.) is used on the home. One
alternative siding material must comprise a minimum of thirty percent (30%)
of the street facing facade. If masonry siding is used, it shall wrap the corners
no less than twenty four inches (24").
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
City of Renton Department of Community & Economic Development
7th Street Short Plat
Administrative Report & Decision
LUA19-000185, SHPL-A
Report of December 3, 2019 Page 12 of 18
D_Admin Decision_7th Street Short Plat
16. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with:
Compliance Critical Areas Analysis
Sensitive Slopes:
Staff Comment: City Records indicate that a sensitive slope is mapped within 50 feet of
the subject site. A geotechnical report (Exhibit 7), dated September 28, 2018, prepared
by Earth Solutions NW, was submitted with the short plat application materials.
Earth Solutions NW’s geotechnical scope of work included the advancement of five test
pits to a maximum depth of 8.5 feet below ground surface (bgs). According to the
report, the site is underlain primarily by silty sand with gravel, consistent with the
typical makeup of glacial till. At the time of the subsurface exploration completed on
August 20, 2018, groundwater was not encountered at the test pit locations. The report
states that the contractor should be prepared for discrete zones of groundwater
seepage during construction depending on the time of year construction occurs. The
report states that topography maintains a south/southwesterly declination, with a 10-
foot elevation change occurring within the property boundaries.
Earth Solutions NW observed slopes from east to west on site at an approximate
gradient ranging from 5% to 10%, with isolated areas up to 30%. The report provides
recommendations for permanent and temporary slope inclinations during excavation
activities. The report concludes that the proposed residential short plat is feasible from
a geotechnical standpoint. Earth Solutions NW states that the proposed buildings be
supported on conventional continuous and spread footing foundations bearing upon
competent native soil, recompacted native soil, or new structural fill placed directly on
competent native soils.
The geotechnical study will need to be submitted with construction and building permit
application. The study provides recommendations including, but not limited to, erosion
control, stripping, site preparation, structural fill, foundations, and drainage. Staff
recommends as a condition of approval, that project construction comply with the
recommendations found in the geotechnical engineering report completed by Earth
Solutions NW, Inc. (dated September 28, 2018) for the subdivision.
17. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The
proposal is consistent with the following subdivision regulations if all conditions of approval are complied
with:
Compliance Subdivision Regulations and Analysis
Compliant if
condition of
approval is
met
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of RMC 4-6-060 Street Standards.
In the R-6 and R-6, new lots shall utilize an alley or vehicular access and shall orient new
homes towards to the rear of the property.
The maximum width of single loaded garage driveways shall not exceed nine feet (9')
and double loaded garage driveways shall not exceed sixteen feet (16').
Staff Comment: Along the west property line, the applicant is proposing a 28 foot wide
by 192.05 foot long (6,346 SF) shared driveway tract, with a 20-foot wide paved shared
DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
City of Renton Department of Community & Economic Development
7th Street Short Plat
Administrative Report & Decision
LUA19-000185, SHPL-A
Report of December 3, 2019 Page 13 of 18
D_Admin Decision_7th Street Short Plat
driveway and turnaround, to serve the three lots. Access to each of the lots would be
gained via the proposed shared driveway (Tract A). Staff recommends as a condition of
approval that all lots shall gain vehicle access from the new shared driveway, Tract A.
This condition shall be recorded on the face of the Final Short Plat. In addition, no
parking shall be permitted within the turnaround access easement.
Alley access is the preferred street pattern for all new residential development except
in the Residential Low Density land use designation (RC, R-1, and R-4 zones). The City
uses the following factors to determine whether the use of alleys is not practical,
including: a) Size: The new development is a short plat; b) Topography: The topography
of the site proposed for development is not conducive for an alley configuration; c)
Environmental Impacts: The use of alleys would have more of a negative impact on the
environment than a street pattern without alleys; d) If site characteristics allow for the
effective use of alleys (RMC 4-7-150E.5). The short plat has public street frontage on NE
7th Street, and the use of alleys would not be characteristic of the neighborhood or
practical. The existing street grid would not support alley access beyond the proposed
construction of the access drive (Exhibit 2).
In addition, in order to ensure that additional curb cuts are not needed, staff
recommends as a condition of approval that both Lots 1 and 2 access off of the
emergency turnaround tract via residential driveways. No parking shall be permitted
within Tract A. The applicant shall install one “No Parking” on each side of the pavement
within the turnaround, prior to short plat recording.
As stated in FOF 14, Zoning Development Standard Compliance: Landscaping, the
applicant would be required to record a note on the face of the plat that executes a
shared maintenance agreement for equal ownership and maintenance responsibilities
for improvements in Tract A. The maintenance agreement shall address both the
roadway and the landscaping in the 8-foot landscape strip. A draft version of a shared
maintenance agreement shall be submitted for review and approval by the Current
Planning Project Manager prior to short plat recording.
Compliant if
condition of
approval is
met
Utilities in Tracts: Utilities, such as stormwater vaults, ponds, or other structures, shall
be located within dedicated tracts.
Staff Comment: The project proposal includes a new proposed stormwater detention
vault; however, the proposed vault is not located within a dedicated tract as required
by code. Therefore, the staff recommends as a condition of approval that the applicant
revise the proposal to include the proposed stormwater detention vault within a
dedicated tract. Compliance with this requirement shall be demonstrated at the time of
Civil Construction Permit application.
N/A
Blocks: Blocks shall be deep enough to allow two (2) tiers of lots.
Staff Comment: Not applicable, no blocks are proposed. Projects are exempt from block
depth regulation when the location and extent of environmental constraints prevent a
standard plat land configuration.
Lots: The size, shape, orientation, and arrangement of the proposed lots comply with
the requirements of the Subdivision Regulations and the Development Standards of the
R-8 zone and allow for reasonable infill of developable land.
All of the proposed lots shall meet the requirements for minimum lot size, depth, and
width.
DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
City of Renton Department of Community & Economic Development
7th Street Short Plat
Administrative Report & Decision
LUA19-000185, SHPL-A
Report of December 3, 2019 Page 14 of 18
D_Admin Decision_7th Street Short Plat
Width between side lot lines at their foremost points (i.e., the points where the side lot
lines intersect with the street right-of-way line) shall not be less than eighty percent
(80%) of the required lot width except in the cases of (1) pipestem lots (or flag lot),
which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or
the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet
(35').
No residentially zoned lot shall have a depth-to-width ratio greater than four-to-one
(4:1).
Pipestem lots may be permitted for new plats to achieve the minimum density within
the Zoning Code when there is no other feasible alternative to achieving the minimum
density.
Staff Comment: Proposed Lots 1, 2, and 3 meet the minimum lot dimensional
requirements in the R-8 zone, see FOF 14, Zoning Development Standard Compliance:
Lot Dimensions. Lot 1 and 2 are proposed to be oriented towards NE 7th Street based
on the lot width and depth dimensions.
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: The proposed project has public street frontage along NE 7th Street,
which is classified as a Residential Access street. The existing right-of-way (ROW) width
is approximately 60 feet. No ROW dedication is required for the proposed project. Per
RMC 4-6-060, the required half street improvements include a 0.5-foot curb, 8-foot
planter strip, and 5-foot sidewalk. The curb shall align with the existing curb to the west
of the property. The proposed improvements are consistent with code requirements.
Payment of the transportation impact fee is applicable on the construction of the single
family houses at the time of application for the building permit. The 2019 transportation
impact fee is $7,820.42 per new single family house. The fee in effect at the time of
building permit application is applicable to this project and is payable at the time of
building permit issuance.
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The proposed short plat is surrounded by existing detached single-
family residences to the east, west, north and south of the site. The proposed lots are
similar in size and shape to the existing surrounding development pattern in the area
and would be consistent with the Comprehensive Plan and Zoning Code, which
encourages residential infill development in the Residential Medium Density and R-8
zoning designations. Therefore, the proposal for new single-family homes would be
compatible with the existing uses in the area.
18.Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees. For 2019, Fire impact fees are
DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
City of Renton Department of Community & Economic Development
7th Street Short Plat
Administrative Report & Decision
LUA19-000185, SHPL-A
Report of December 3, 2019 Page 15 of 18
D_Admin Decision_7th Street Short Plat
applicable at the rate of $829.77 per single-family residence. This fee is paid at time of
building permit issuance.
Schools: It is anticipated that the Renton School District can accommodate any additional
students generated by this proposal at the following schools: Honey Dew Elementary,
Risdon Middle School and Renton High School. The proposed project includes the
installation of frontage improvements along the NE 7th Street frontage, including
sidewalks. Any new middle school and high school students from the proposed
development would be bussed to their schools. New elementary school students would
walk to their school.
Honey Dew Elementary is located approximately 0.52 miles from the project site at NE
8th Street and Union Ave NE. Students would walk east on NE 7th Street, east through
Kiwanis Park and across Union Ave NE to the Honey Dew Elementary (See Exhibit 8). The
existing shoulders and sidewalks would provide a safe walking route for students to walk
to the bus stop.
The bus stop for Risdon Middle School is located approximately 0.22 miles from the
project site at NE 9th Ct and Redmond Ave NE. Students would walk east on NE 7th Street,
across NE 7th Street at the corner of NE 7th Street and Redmond Ave NE, where they
would continue north along Redmond Ave NE to where the bus stop is located. The
existing shoulder would provide a safe walking route for students to walk to the bus stop.
Lastly, the bus stop for Renton High School is located approximately 0.39 miles from the
project site at NE 6th Street and Shelton Pl NE. Students would walk east on NE 7th Street,
and would continue south along a public trail located on parcel number 0421000680 (See
Exhibit 8) to where the bus stop is located. The existing shoulder, sidewalks, and trail
would provide a safe walking route for students to walk to the bus stop.
A School Impact Fee, based on new single-family lots, will be required in order to mitigate
the proposal’s potential impacts to the Renton School District. The 2019 School Impact
Fee is $6,877.00 per new single-family residence. The fee in effect at the time of building
permit application is applicable to this project and is payable at the time of building
permit issuance.
Parks: A Park Impact Fee would be required for the future houses. The 2019 Parks Impact
Fee is $3,945.70 per new single-family residence. The fee in effect at the time of building
permit application is applicable to this project and is payable at the time of building
permit issuance.
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: A geotechnical report (Exhibit 7), dated September 28, 2018, prepared by
Earth Solutions NW, was submitted with the short plat application materials. The report
discusses the soil and groundwater characteristics of the site and provides
recommendations for project design and construction. Geotechnical recommendations
presented in the report do not support the use of infiltration devices.
A Preliminary Drainage Plan and Technical Information Report (TIR; Exhibit 6), dated June
2019, prepared by CES NW, Inc., was submitted with the short plat application materials.
Based on the City of Renton’s flow control map, the site falls within the Flow Control
Duration Standard Area matching Forested Site Conditions and is within the Lower Cedar
River Drainage Basin. The development is subject to Full Drainage Review in accordance
DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
City of Renton Department of Community & Economic Development
7th Street Short Plat
Administrative Report & Decision
LUA19-000185, SHPL-A
Report of December 3, 2019 Page 16 of 18
D_Admin Decision_7th Street Short Plat
with the 2017 Renton Surface Water Design Manual (RSWDM). All nine core requirements
and the six special requirements have been discussed in the TIR.
The project proposes a private detention vault to address the flow control requirements.
The applicant proposes to convey stormwater from NE 7th Street, the internal access road,
and the lot to the proposed detention and water quality system. Storm water will then
be conveyed through an adjacent property to the existing conveyance system within NE
7th Pl. Any proposed detention and/or water quality vault shall be designed in accordance
with the RSWDM that is current at the time of civil construction permit application.
The 2019 Stormwater system development charge for each new single-family residence
is $1,800.00. This is payable at construction permit issuance. A redevelopment credit of
the stormwater system development charge in the amount of $1,800.00 will be applied
to the existing home proposed to be demolished.
Water: Water service is provided by City of Renton. The project site is within the City of
Renton’s water service area in the Highlands 565 hydraulic pressure zone. There is an
existing 8-inch water main in NE 7th Street, north of the project site, that can deliver a
maximum flow of 2,000 gallons per minute (gpm).
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
new fire hydrant is required within 300-feet of the proposed buildings and two hydrants
if the fire flow goes up to 1,500 gpm.
The development is subject to a water system development charge (SDC) fee. The SDC fee
for water is based on the size of the new domestic water to serve the project. The 2019
water fee for a single 1-inch meter install is $4,050.00 per meter. Each lot shall have a
separate meter.
Sanitary Sewer: Sewer service is provided by the City of Renton. There is an existing 8-
inch gravity wastewater main running north to south within Pierce Place NE, to the west
of the project site. The development is subject to a wastewater system development
charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to
serve the project. The 2019 SDC fee for a 1-inch meter is $3,100.00 per meter. Each lot
shall have a separate meter.
I.CONCLUSIONS:
1.The subject site is located in the Residential Medium Density (MD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 13.
2.The subject site is located in the Residential-8 (R-8) zoning designation and complies with the zoning and
development standards established with this designation provided the applicant complies with City Code
and conditions of approval, see FOF 14.
3.The proposed short plat complies with the Residential Design and Open Space Standards provided the
applicant complies with City Code and conditions of approval, see FOF 15.
4.The proposed short plat complies with the Critical Areas Regulations provided the applicant complies
with City Code, see FOF 16.
DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
City of Renton Department of Community & Economic Development
7th Street Short Plat
Administrative Report & Decision
LUA19-000185, SHPL-A
Report of December 3, 2019 Page 17 of 18
D_Admin Decision_7th Street Short Plat
5.The proposed short plat complies with the subdivision regulations as established by City Code and state
law provided all advisory notes and conditions are complied with, see FOF 17.
6.The proposed short plat complies with the street standards as established by City Code, provided the
project complies with all advisory notes and conditions of approval, see FOF 18.
7.There are safe walking routes to the school bus stops, see FOF 18.
8.There are adequate public services and facilities to accommodate the short plat, see FOF 18.
J.DECISION:
The 7th Street Short Plat, File No. LUA19-000185, SHPL-A, as depicted in Exhibit 2, is approved and is subject
to the following conditions:
1.The applicant shall obtain demolition permits and complete final inspections from the City for the
removal of both the existing residence and accessory building located on the site prior to short plat
recording.
2.The applicant shall submit a final detailed landscape plan, in compliance with RMC 4-8-120D.12, that
demonstrates compliance with street frontage landscaping and public right-of-way landscaping
requirements per RMC 4-4-070F.2 and RMC 4-4-070H.1, at the time of Civil Construction Permit
application for review and approval by the Current Planning Project Manager, prior to Construction
Permit issuance.
3.The applicant shall either revise the project proposal to include the required 15 feet of perimeter
landscaping around the proposed stormwater detention vault, or the applicant shall submit stormwater
detention vault profiles that demonstrate that the vault will be located entirely underground.
4.A note shall be recorded on the face of the plat that executes a shared maintenance agreement for equal
ownership and maintenance responsibilities for improvements in Tract A. Both Lots 1 and 2 shall have
vehicle access from the new shared driveway turnaround. This condition shall be recorded on the face of
the Final Plat. In addition, no parking shall be permitted within the turnaround access easement. The
applicant shall install one “No Parking” on each side of the pavement within the turnaround, prior to
short plat recording.
5.The applicant shall either demonstrate compliance with the maximum retaining wall height requirements
for the R-8 zone or submit a request for retaining wall modification, for review and approval by the
Currently Planning Project Manager, prior to Civil Construction Permit issuance.
6.That project construction shall comply with the recommendations found in the geotechnical engineering
report completed by Earth Solutions NW, Inc. (dated September 28, 2018) for the subdivision.
7.The applicant shall revise the proposal to include the stormwater detention vault within a dedicated tract.
Compliance with this requirement shall be demonstrated at the time of Civil Construction Permit
application.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
_____________
Jennifer Henning, Planning Director Date
DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
12/3/2019 | 3:16 PM PST
City of Renton Department of Community & Economic Development
7th Street Short Plat
Administrative Report & Decision
LUA19-000185, SHPL-A
Report of December 3, 2019 Page 18 of 18
D_Admin Decision_7th Street Short Plat
TRANSMITTED this 3rd day of December, 2019 to the Owner/Applicant/Contact:
Owner/Applicant: Contact:
Jagadeshwar Gattu
14716 NE 76th Street,
Redmond WA, 98052
Savannah Hutchins, CES NW, Inc.
429 29th Street NE, Suite D, Puyallup, WA
98372
TRANSMITTED this 3rd day of December, 2019 to the Parties of Record:
None
TRANSMITTED this 3rd day of December, 2019 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Vanessa Dolbee, Current Planning Manager
Angela St. John, Fire Marshal
K.LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on December 17, 2019. An appeal of the decision must be filed within the 14-
day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing
Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the
Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s
Office, (425) 430-6510.
EXPIRATION: The administrative short plat decision will expire five (5) years from the date of decision. A single
one (1) year extension may be requested pursuant to RMC 4-7-070.M.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may
occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the
Hearing Examiner as well. All communications after the decision/approval date must be made in writing through
the Hearing Examiner. All communications are public record and this permits all interested parties to know the
contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of
this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
7th Street Short Plat
Land Use File Number:
LUA19-000185, SHPL-A
Date of Report
December 3, 2019
Staff Contact
Angelea Weihs
Associate Planner
Project Contact/Applicant
Savannah Hutchins
CES NW, Inc.
429 29th Street NE, Suite D,
Puyallup, WA 98372
Project Location
3605 NE 7th Street
The following exhibits are included with the ERC report:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan
Exhibit 3: Landscape Plan
Exhibit 4: Tree Retention Plan
Exhibit 5: Arborist Report
Exhibit 6: Drainage Report and Technical Information Report (TIR) prepared by CES NW, Inc. (dated
June 2019)
Exhibit 7: Geotechnical Report prepared by Earth Solutions NW (dated September 28, 2018)
Exhibit 8: Safe Walking Routes to Honey Dew Elementary
Exhibit 9: Stewart’s Highlands Acre Tracts (Underlying Plat)
Exhibit 10: Project Narrative
Exhibit 11: Advisory Notes
DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
EXHIBIT 2
DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
T1
T13
T5
S5
S7
S7
S3 S3
T1
S3 S3
T16
T8
T8
T13T13
T13
T13
T13
T13
T8
T8
T3
T6
T8 T8T13 T13
T6
S7
S7
T13
T5
S7
S7
T13
T5
S7
S7
T13
T5
S7
S7
T13
T5
S7
S7
T13
T5
S7
S7
T13
T5
S7
S7
ALL EXISTING
TREES ON SITE &
IN FRONTAGE
TO BE REMOVED
PER ARBORIST
REPORT - BY
OTHERS
8' WIDE LANDSCAPE BUFFER
WITH TREES, SHRUBS AND
GROUNDCOVER
1 1/2" CAL. TREES @ 30' OC MAX.
STREET TREES
UNDER POWER LINES
LOT 1 - 6 TREES REQUIRED PER ARBORIST REPORT
DEC. 2" CAL., EVERGREEN 6' HT.
LOT 2 - 6 TREES REQUIRED PER ARBORIST REPORT
DEC. 2" CAL., EVERGREEN 6' HT.
LOT 3 - 12 TREES REQUIRED PER ARBORIST REPORT
DEC. 2" CAL., EVERGREEN 6' HT.
KINNICKINNICK GROUND COVER, TYP.
s10
s10
s10
s10
s10s10
s10
s10
s10
s10
s10s10s10
s10 s10
s10
1894
1894LSA
CIVIL
KLO
KLO
1:1
1"=20'-0"
LANDSCAPE
PLANTING PLAN,
NOTES & DETAILS
L1
1 2
LANDSCAPE PLAN 020 20 4010
www.naturebydesigninc.com
1320 Alameda Avenue, Suite B, Fircrest, WA 98466
253.460.6067
NAGENCY
REVIEW
OCTOBER 5, 2018
DESCRIPTIONQTYSYMBOL SIZE
PLANT LEGEND
2 Juniperus s. 'Skyrocket'
Columnar Skyrocket Juniper
6' Ht. Min.
Well formed
T1 2 Cercis canadensis 'Burgundy Hearts'
Burgundy Hearts Redbud
1 1/2" Cal. Min.
Well Formed
T5
7 Acer grisseum
Paperbark Maple
1 1/2" Cal. Min.
Well Formed
S3
4 Potenilla fruticosa 'Happy Face'
Happy Face Yellow Cinquefoil
2 Gal.
S5
1 Pieris j. 'Cabernet'
Cabernet Lily of the Valley Shrub
5 Gal.
S7
16 Nandina domestica c. 'Gulf Stream'
Gulf Stream Heavenly Bamboo
2 Gal.
18 Calamagrostis acutiflora
Karl Forester Grass
1 Gal.
10 Landscape Boulder - Columbia Basalt
Ledge Stone or faceted rock (2 Man)
approx 24 inches x 36 inches
place flat on grade and cover bottom
2"-3" with mulch
T13 15 Thuja plicata 'Excelsa'
Excelsa Cedar
6' HT. Min.
Well formed
T3 1 Styrax japonica
Japanese Snowdrop Tree
2" Cal. Min.
Well Formed
T6
2 Cornus kousa
Flowering Dogwood
2" Cal. min.
Well Formed
T9 6 Picea omorika
Serbian Spruce
6' HT. Min.
Well Formed
T16 1 Acer palmatum 'Sumi Nagashi'
Sumi Nagashi Red Maple
2" Cal. / 8' Ht. Min.
Interesting Form
3 Tsuga x Sargentii
Sargent's Weeping Hemlock
6' Ht. Min.
3 Thuja plicata ‘Forever Goldie’ or Sim.
Forever Goldie Cedar
6' Ht. Min.
Well Formed
S10 16 Rudbeckia fulgida ‘Little Goldstar’
Little Goldstar Black Eyed Susan
1 Gal.
DESCRIPTIONQTYSYMBOL SIZE
ON LOT TREES
Arctostophyllus uva ursi 'Massachusetts'1 Gal.
Kinnickinnick
@ 24" OC Triangular Spacing
ARBORIST REPORT BY OTHERS:
ABC CONSULTING ARBORIST LLC
Daniel J. Maple / A.B.C. Consulting Arborists, LLC
Email: Daniel@AbcArborist.Com Cell Phone: (509) 953-0293EXHIBIT 3
DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
1894
1894LSA
NONE
KLO
KLO
1:1
N.T.S.
LANDSCAPE
NOTES
& DETAILS
L2
2 2
www.naturebydesigninc.com
1320 Alameda Avenue, Suite B, Fircrest, WA 98466
253.460.6067
GENERAL LANDSCAPE NOTES
1. Contractor is responsible for obtaining all necessary permits from the appropriate agency prior to commencing work.
Contractor shall contact Line Locators (811) a min. of 48 hours prior to any digging or trenching. If there are any
discrepancies with existing lines and landscaping, it is the contractor's responsibility to contact the landscape architect
and request a site visit to address the conflicts. Contractor shall comply and conform to any and all local and state codes
for work, schedules and any other project related requirements.
2. Contractor shall coordinate directly with the landscape architect for all landscape related issues, concerns, inspections
and approvals. Contractor shall provide the landscape architect with a written request for a site visit to address any
related items.
3. Scope of work shall include any and all specified and unspecified but related incidental work to achieve the design
indicated on the landscape plans. All labor, materials, subcontractors, equipment, and related incidental items shall be
supplied and installed to achieve a complete project, unless directed otherwise by the general contractor or landscape
architect.
4. Contractor to verify all sub grades are set below required amendments to insure the finished grade will match what is
intended by civil or drainage design. All sub grades and finished or final grades shall be graded to drain to the designed
drainage system with positive drainage away from all structures.
5.Plant Spacing Provisions.
a.Trees shall be planted on a spacing approximating 30 feet on-center.
b.Shrubs shall be planted on a spacing approximating three feet on-center.
c.Groundcover. Vegetative groundcover shall be installed so that complete coverage will be achieved in three or four
years.
i.The spacing of the planting material shall be appropriate to the chosen species based on an approved landscape
plan.
ii.Groundcover will be spaced in a manner to achieve general coverage within two years.
iii.Where a four-inch container is used, groundcover shall be spaced at a minimum of 12 inches on-center. Where a
one-gallon container is used, groundcover shall be spaced at a minimum of 24 inches on-center. Groundcover is not
required beneath the drip line of shrubs.
6. Grade Preparation:
a. Slopes used for grass plantings or turf shall be less than 3:1 or 33 percent. Otherwise plantings should not require
mechanized mowing equipment.
Soil Preparation and Mulching.
1. Soil Preparation.
a. Planting beds should be deep tilled to a depth of at least 12 inches. Soils shall be enhanced through the addition of
the following materials: bark and forestry by-products, organic matter such as composted yard waste, organics and
other amendments as needed through a soils test.
b. On project sites where topsoil is limited or nonexistent, a minimum depth of 6 (six) inches of sandy loam topsoil
should be tilled into the soil to a depth of 12 inches through all planting areas.
c. For all newly planted areas, three cubic yards of composted organic matter per 1,000 square feet of landscape area
should be added to a depth of four inches to the top of the soil.
d. Seeded areas shall be fine graded and rolled.
2. Mulching of Newly Planted or Replanted Areas.
a. Mulches must be applied to the following depths: a minimum 3 (three) inches over bare soil, and two inches where
plant materials will cover.
b. Mulches must include organic materials, such as wood chips and shredded bark.
c. Nonporous materials, such as plastic sheeting, shall not be used in any area of the landscape because of down-slope
erosion and potential soil contamination from herbicide washing.
d. Mulch should be applied regularly to and maintained in all planting areas to assist soils in retaining moisture, reducing
weed growth, and minimizing erosion.
7. Contractor shall field layout all plant material and contact the landscape architect for a site visit to approve the layout. Any
field modifications shall be done by the landscape architect prior to planting.
8. Contractor shall immediately notify the landscape architect of any poor drainage condition in landscape areas. No
standing water shall be permitted in any landscape areas - either on the surface or below the topsoil. The landscape
architect shall coordinate the drainage solution with the general contractor and civil engineer. Once the concerns have
been remedied planting shall commence.
9. All groundcover to be planted in a triangular spacing formation, equal in all directions to the centers of the groundcovers
in distances indicated in the legend. Contractor shall verify all quantities of groundcovers by area calculations and
spacing requirements.
10. Landscaping is to be per plan. Plant substitutions due to availability or otherwise will be allowed only with landscape
architect, owner and agency approval. Any substitutions will be with material of similar size, growth characteristics, and
quality.
11. All trees must be staked as necessary so as to maintain material in a healthy, vigorous growing condition.
12. Landscaping shall be installed in a professional workmanlike manner that is consistent and accepted throughout the
industry. All landscape and irrigation work shall be performed by experienced persons familiar with scope of project.
13. All landscape material and labor is to be guaranteed for a period of one full year from the time of completion.
14. When planting 'Balled and Burlapped' product, gently place root ball in prepared hole with burlap still on the root ball.
Remove all wire from any B&B plant material, cut jute strings and roll burlap off top of root ball. If burlap is green in color,
carefully remove the entire burlap bag and all binding from the root ball.
15. Street trees shall have caliper size of at least 2" on individual lots and 1 1/2" in buffer and street frontage landscaping.
Measure per American Association of Nurserymen Standards.
16. Street trees shall be high branching with canopy that starts at least 6' above finish grade.
17. All plant I.D. tags are to remain on the plant material until final inspection has been completed. Once approved all plant
I.D. tags shall be removed and discarded appropriately.
18.Trees shall be cared for in accordance with the American National Standards Institute (ANSI) standard practices for
trees, shrubs and other woody plant maintenance (ANSI 300) in order to allow them to reach there mature height and
form.
19. Pruning of street trees shall be performed per the ANSI 300 standards so as to maintain the natural form of the tree,
encourage vigorous growth to a mature spread and height, and avoid weakening the tree to create a hazard. Street
trees shall not be topped pollarded, or otherwise pruned in a manner contrary to these goals, unless there is no
practicable alternative that would preserve essential utility services.
20. Plant material selected is drought tolerant or native species. The project proponent shall be responsible for
maintaining and watering all plant material throughout the first growing season and in times of drought.
TEMPORARY IRRIGATION
The project proponent shall ensure that a minimum of one (1) inch of water is supplied each week to the restoration area
between May 1 and October 15 for a least the first two years following initial planting. The calculated amount of required
water shall include both natural rainfall and temporary irrigation.
GROUNDCOVER PLANTING DETAIL
No Scale
EQUIDISTANTEQUIDISTANTEQUID
ISTANT
(X)
(X
)
DISTANCE (X) PER PLANT LEGEND
NOTES:
ALL GROUNDCOVER SHALL BE PLANTED AT EQUAL TRIANGULAR
SPACING AS SPECIFIED IN THE PLANT LEGEND.
LOCATE GROUNDCOVER ONE-HALF OF SPECIFIED ON-CENTER
SPACING FROM ANY CURB, SIDEWALK OR OTHER HARD SURFACE.
2 X BALL DIA.
BACKFILL W/ BACKFILL
MIXTURE AS INDICATED
IN NOTE IN 9" LAYERS.
WATER AND TAMP TO
REMOVE AIR POCKETS
FORM CONTINUOUS
RIM
REMOVE ALL WIRE WRAP
AND PLASTIC WRAP.
REMOVE BURLAP FROM
TOP OF ROOT BALL
NOTES:
1. PLANTING BACKFILL:
50% EXISTING SOIL, 50% 1/4 MINUS
COMPOST, MIXED THOROUGHLY
2. FOR MULCH TYPE SEE
LANDSCAPE NOTES.
3. IF B&B AND BURLAP IS
GREEN IN COLOR. REMOVE COMPLETELY
BEFORE INSTALLING PLANT.
MULCH & TOPSOIL OR AMENDED
BASE, REFER TO LANDSCAPE
NOTES FOR DEPTH
WHEN B&B: REMOVE ALL
WIRE AND ROLL BURLAP
OFF OF TOP OF ROOTBALL
SHRUB PLANTING DETAIL
No Scale
MULCH TO DEPTH
SPECIFIED IN NOTES
WHEN PLANTING ON A STEEP SLOPE,
MAINTAIN PLANT IN VERTICAL
POSITION WITHIN PLANTING PIT. MAKE
A RIM ON DOWNSLOPE SIDE OF PLANT
PIT TO RETAIN WATER.
3" MULCH
3 4"
6" FROM BASE
OF BRANCHING
1.5"
12"
2 X BALL DIA.
DECIDUOUS TREE
SCARIFY SIDES OF PIT,
BACKFILL WITH SOIL
MIXTURE INDICATED IN
THE NOTES IN 9"
LAYERS. WATER AND
TAMP TO REMOVE AIR
POCKETS
(2) 2X2 OR 2" DIA. WOOD STAKES
DRIVEN INTO SUBGRADE OR SIM.
METHOD
FORM SAUCER WITH
CONTINUOUS RIM
INTERLOCKING PLASTIC TREE TIES
OR AGENCY APPROVED EQUAL
ENSURE PROPER SUBBASE
EXISTS; CLEAR ALL
CONCRETE AND OTHER
DEBRIS FROM PLANTERS
PRIOR TO BACKFILLING
AND PLANTING
TOPSOIL OR AMENDED BASE, REFER
TO LANDSCAPE NOTES FOR DEPTH
WHEN B&B: REMOVE ALL
WIRE AND ROLL BURLAP
OFF OF TOP OF ROOTBALL
NOTES:
1. PLANTING BACKFILL:
50% EXISTING SOIL, 50% 1/4 MINUS
COMPOST, MIXED THOROUGHLY
2. FOR MULCH TYPE SEE
LANDSCAPE NOTES.
3. IF B&B AND BURLAP IS
GREEN IN COLOR. REMOVE COMPLETELY
BEFORE INSTALLING PLANT.
DECIDUOUS TREE PLANTING &
STAKING DETAIL
No Scale
WHEN PLANTING ON A STEEP SLOPE,
MAINTAIN PLANT IN VERTICAL
POSITION WITHIN PLANTING PIT. MAKE
A RIM ON DOWNSLOPE SIDE OF PLANT
PIT TO RETAIN WATER.
AGENCY
REVIEW
OCTOBER 5, 2018
DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
EXHIBIT 4DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
A.B.C Consulting Arborists LLC
Accurate Balanced Certified
7th Street Short Plat
Tree Protection Plan
August 10, 2018
PREPARED FOR:
Savannah Hutchins
C. E. S. NW, INC.
310 29th ST NE, Suite 101
Puyallup, WA 98372
PREPARED BY:
A.B.C. Consulting Arborists LLC
Daniel Maple,
Registered Consulting Arborist #627
ISA Municipal Specialist # PN-7970AM
ISA Tree Risk Assessment Qualified (TRAQ)
ISA Board Certified Master Arborist #PN-7970BM
Entire Document
Available Upon
Request
EXHIBIT 5
DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
EXHIBIT 6DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
PRELIMII{ARYTECHII\ICAL II{FORMATIOI{ REPORTFOR7th Street Short PtatRenton, 'WashingtonJuly 2019Prepared for:Jagadeshwar Gattu14716 NE 76th StreetRedmondo WA 98052Prepared by:William Qi, DesignerReviewed By:Eric N. Oehler, Project ManagerCara Visintainer, P.8., Senior Project Manager128LtREPORT #1,7234Entire DocumentAvailable UponRequestDocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
EarthSolutionsNWLLC
EarthSolutions
NW LLC
1805 -136th Place N.E.,Suite 201 Bellevue,WA 98005
(425)449-4704 Fax (425)449-4711
www.earthsolutionsnw.com
Geotechnical Engineering
Construction Observation/Testing
Environmental Services
GEOTECHNICAL ENGINEERING STUDY
PROPOSED SHORT PLAT
3605 NORTHEAST 7 STREET
RENTON,WASHINGTON
ES-6261
TH
Entire Document
Available Upon
Request
EXHIBIT 7
DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
EXHIBIT 8
XSITE
DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
EXHIBIT 9
DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
CtrS. N\)rINCORPORÀTEDCIVL ENGINEERING & SURVEYINGJune25,2019City of RentonPlanning Division1055 South Grady WayRenton, V/A 98057RE: 7th Street Short Plat - Narrative for Preliminary Short Plat (CES #17234)Dear Sir or Madam:On behalf of Crowdceed, LLC, we are submitting this request for a Preliminary Short Plat. Thedevelopment involves one (1) parcel (0.64-acre), addressed 3605 NE 7th Street, Renton, WA98056, in the jurisdictional boundary of the City of Renton (King County Tax Parcel,8011100135). The Preliminary Short Plat is for three (3) single-family lots, one (l) tract, and thenecessary site development improvements, i.e. grading, utilities and roadway improvements. Theshort plat will create a net density of 6 dwelling units per acre (du/ac) with a minimum lot size of6,032 square feet and a maximum lot size of 9,280 square feet. Access to the proposed lots willbe via a 28-foot wide private access tract that will connect to NE 7th Street. Within the privateaccess tract will be a 20-foot private access drive complete with an emergency vehicleturnaround. Each of the 3 proposed lots will be accessed directly from the private access drive.The Preliminary Short Plat will require a Short Plat application and associated documents. Thefollowing documents were not included as they were signed off on the City of Renton's Vy'aiverForm: Biological Assessment, Colored Maps for Display, Environmental Checklist, FloodHazard Data, Habitat Data Report, Letter of Understanding Geological Risk, Steam or LakeStudy, and Wetlands Report/Delineation. The site is categorically exempt from Environmental(SEPA) Review, is not located within one hundred (100) feet from a stream or wetland, is notlocated inside of a floodplain or critical habitat, and no modifications are being requested.The site and surrounding parcels are zoned Residential-8 (R-8), with minimum densities of 4.0du/ac and maximum densities of 8.0 du/ac. The proposed net density for the project is 6.0 du/ac.Currently, the property is developed with an existing single-family residence and detachedgarage. Both of which will be removed as necessary to construct the proposed 3 lot short plat.As previously indicated, the site does not contain or is adjacent to any special features such as astream, wetland, floodplain, or critical habitat. However, per the City of Renton RegulatedSlopes map there are approximately 1,600 sq.ft.of sensitive slopes onsite that fall between therange of l5%o to 25%o. During site construction these slopes will be filled and eliminated duringfinal site grading.A Geotechnical Engineering Study was prepared by Earth Solutions NW (ESNW) LLC onSeptember 28,2018 to address the geotechnical issues associated with the proposed project.Paraphrasing, the "study,indicates the site is underlain primarily by glacial till. During our42e 2e'Ít' t' "tþlîå!?orÏä1["n' wÀ e8372s-s.rv.cesnrvinc.corrtEXHIBIT 10DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
subsurface exploration completed on August 20, 2018, groundwater seepage was notencountered at the test pit locations." And "Based on the results of our infiltration testing andobserved variability in soil conditions, it is our opinion that neither full or limited infiltration bepursued for the subject project."Frontage improvements along NE 7th Street will consist of a half street improvement completewith new cement concrete curb and gutter, 8-foot wide planter strip, 5-foot wide cement concretesidewalk, and necessary below ground storm structures and storm pipes. The proposed curbalignment will match existing curb to the west at l6-feet south of the centerline of right of way.The frontage improvements will be constructed within the limits of the existing right of waywidth thus not requiring the need for right of way dedication. A new storm drainage extensionwill be required from the existing storm drainage system located within NE 7th Pl. in order toprovide the proposed onsite storm drainage system with a discharge location. The stormdrainage extension will extend through the existing parcel to the south of the proposed sitewithin a proposed 15-foot wide private storm drainage easement.Along with the previously mention private access drive and hammerhead turnaround, the onsiteimprovements will consist of a proposed storm drainage system that will collect and conveydeveloped stormwater runoff from the NE 7th St. half street improvements, private access drive,roof surfaces, individual driveways, sidewalks, patios, decks, landscape areas, etc. to a proposedbelow ground detention vault located within a storm drainage easement on Lot 3. The detentionvault will provide flow control for the sites proposed developed stormwater runoff. A mediafilter cartridge manhole will be provided to provide water quality treatment for the sitesdeveloped stormwater runoff. A new water main extension will extend into the site from theexisting water main located within NE 7th St. The new water main extension will consist ofapproximately 50-feet of 8-inch diameter water main with the remaining 185-feet of water mainconsisting of a 6-inch diameter water main. A new fire hydrant will be installed on the east sideof the private access drive at the north end. Each lot will be served by its own water service andmeter. In addition, each lot will be served by its own gravity side sewer that will be connected tothe existing 8-inch diameter sewer main located within NE Pierce Ct. The site will be finishedgraded to provide level pad ready lots that will require a retaining wall to be constructed alongmost of thc south and west boundary lines.We estimate the total site development construction cost at approximately $275,000. Weestimate the fair market value of the proposed 3 lot short plat at approximately $600,000. Weanticipate that proposed finish grading will require approximately 100 cubic feet of cut andapproximately 1,700 cubic feet of fill. Fill material shall be clean fill material from a nearbysource.There are 3 (20" Maple, 2'7" Fir, and 18" Fir) existing trees within public right of way along thenorth boundary of the site and I (25" Fir) existing onsite tree that will be removed as necessaryto construct the proposed offsite and onsite improvements.The proposed 3 lot short plat does not require right of way dedication in order to construct theproposed ofßite frontage improvements.P:\17234\SUBMITTALS & REVIEWS\O2 Short Plat\R0-05 - Nanative for Preliminary Short Plat.docxDocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
A job shack may be installed onsite during site development construction and/or home buildingconstruction. In addition, a sales trailer andlor model home may be constructed as soon asbuilding permits have been issued.It is not anticipated that the proposed 3 lot short plat will require a modification request of anykind.The proposed development will have similar styling and a mix of home characters. The homeswill be of a similar size, height, mass and separation as within the existing surroundingneighborhoods. The municipal services provided to the area include, but are not limited to,water, sewer, roads, fire and police protection.Please review this request at your earliest convenience.by SHP:\17234\SUBMITTALS & REVIEWS\02 Short Plat\R0-05 - Narrative for Preliminary Short Plat.docxDocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA**-000***
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Angelea Weihs, 425-430-7312, aweihs@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Nathan Janders, , njanders@rentonwa.gov)
1. See Attached Development Engineering Memo
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. See attached Renton Fire Authority memo.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
EXHIBIT 11
DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA**-000***
1. No Comment
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. No Comment
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:September 19, 2019
TO:Angelea Weihs, Planner
FROM:Nathan Janders, Civil Engineer II
SUBJECT:7th Street Short Plat
3605 NE 7th Street
LUA19-000185
I have reviewed the application for the 7th Street Short Plat located at 3605 NE 7th Street and have the
following comments:
EXISTING CONDITIONS
The site is approximately 27,964 square feet in size and is rectangular in shape. The site currently has a
single family residence, shed and driveway with the remainder of the site covered in vegetation. The site
is fronted by NE 7th Street to the North with private property to the East, South and West.
WATER: The proposed development is within the City’s water service area and in the Highlands 565
pressure zone. There is an existing 8-inch water main in NE7th St (Record DWG – W-1885) that
can deliver a maximum flow rate of 2,000 gallons per minute (GPM). The static water pressure
is about 66 psi at a ground elevation of 412 feet. There is an existing ¾-inch water meter serving
the existing residence on the property.
SEWER: The proposed development is within the City’s sewer service area. There is an existing 8-inch
gravity wastewater main running north to south within Pierce Place NE (Record DWG – S-3703).
The existing main is within a utility easement (King County recording number –
20140924000105). The existing lot is not connected to the City sewer system.
STORM DRAINGE: There is no stormwater conveyance system along the projects NE 7th St frontage.
STREETS: The proposed development front NE 7th St along the North property line. NE 7th St is classified
as a residential access street. Existing right-of-way (ROW) width, according to the King County
Assessor Map, is 60 feet.
DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
7th Street Short Plat– LUA19-000185
Page 2 of 7
September 19, 2019
WATER COMMENTS
1. Civil plans for the water main improvements are required and must be prepared by a professional
engineer registered in the State of Washington. Refer to City of Renton General Design and
Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012
Water System Plan.
2. There is an existing ¾-inch domestic water meter serving the existing residence on the property.
a. Proposal indicates installation of a new 1-inch water meter for each lot.
b. Existing service shall be cut and capped.
3. The water main shall be improved as follows:
1. Extend the water main from the existing 8-inch main in NE 7th St to the north property line of
the development or to a new fire hydrant, whichever is furthest. Extension shall be 8-inch.
2. Extend the water main from the new 8-inch main to the north property line of proposed lot
3. Extension shall be 6-inch.
a.Proposed water main improvements as shown on the composite utilities civil plan
submitted provide the required extensions.
4. A public easement with a minimum 15-foot width shall be provided for all public water mains,
including up to the meter, on private property. The easement shall be centered over the water
main, meter and hydrant.
5. A blow-off assembly per COR std. plan 340.1 shall be installed at the end of all dead-end lines 6-
inch or less in diameter. A fire hydrant shall be installed at the end of all dead-end lines 8-inch or
larger in diameter.
a. Proposal indicates installation of a blow-off assembly; assembly shall be installed at the
end of line.
b. Proposal indicates installation of a fire hydrant assembly at the transition between the
8-inch water line and 6-inch water line.
6. The development is subject to applicable water system development charges and meter
installation fees based on the size of the water meters. The 2019 SDC fees are noted below.
a. Water system development charges for each proposed 1-inch domestic water service is
$4,050.00 per meter or $12,150.00 for (3) 1-inch meters.
b. A redevelopment credit of the water system development charges in the amount of
$4,050.00 will be applied to the (1) existing ¾-inch meters servicing the property(ies) if
they are abandoned and capped at the main line or $4,050.00 for (1) ¾-inch meters.
c. The total water SDC fee is $8,100.00. This is payable at construction permit issuance.
7. Drop-in meter fee is $460.00* per 1-inch meter. This is payable at issuance of the building permit.
8. Separate water service cut and cap permits are required. Cut and cap permit fee is $275* for each
water service line. This fee is payable at the time of Civil Construction Permit Issuance.
9. 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 COMMENTS
1.Sewer service may be obtained by means of sewer stubs connected to the existing 8-inch sewer
main located in Pierce Place NE.
a. Proposal indicates connection to the existing main, which is acceptable.
b. Recommend coordinating with the effected homeowners and/or HOA for properties,
which are to be accessed regarding restoration. All restoration shall be per City of
Renton standards.
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7th Street Short Plat– LUA19-000185
Page 3 of 7
September 19, 2019
2. Each lot will require an individual side sewer. The service lines shall be designed and installed in
accordance with City Standards.
3. Side sewers passing under retaining walls shall be encased in a steel casing that extends a
minimum of 5 feet outside of said structure in accordance with COR std plan 412 and 413.
4. The development is subject to applicable wastewater system development charges based on the
size of the new domestic water to serve the project. The 2019 SDC fee for a 1-inch meter is
$3,100.00 per meter. The total fee is $9,300.00 for (3) 1-inch meters. This is payable at
construction permit issuance.
5. The development is in the East Renton Special Assessment District (SAD). The SAD fee for the East
Renton SAD is $316.80 per lot. This is payable at construction permit issuance.
STORM DRAINAGE COMMENTS
1. A geotechnical report dated September 28, 2018, completed by Earth Solutions NW, was provided
with the Land Use Application. 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 do not support the use of infiltration devices.
2. CES NW, Inc. with the Land Use Application, submitted a Preliminary Drainage Plan and Technical
Information Report (TIR), dated June 2019. Based on the City of Renton’s flow control map, the
site falls within the Flow Control Duration Standard Area matching Forested Site Conditions and
is within the Lower Cedar River Drainage Basin. The development is subject to Directed Drainage
Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine Core
Requirements and the six Special Requirements have been discussed in the Technical Information
Report.
a. General: The following general comments shall be addressed as part of the Civil
Construction Permit Application:
i.TIR Sections 1 and 4: The maximum impervious area allowed by zoning is 65%. It
appears, based on the impervious area identified in the Preliminary Drainage
Report, the proposed impervious area is less than the 65% allowed by zoning and
a reduced impervious coverage is being applied to the lot given. This reduction in
impervious area has implications in the projects ability to meet Core Requirement
#3, #8, and #9. The use of On-site BMPs shall be fully discussed with the Technical
Information Report submitted with the Civil Construction Permit Application.
b. Flow Control, RSWDM Core Requirement #3: Any proposed detention and/or water
quality vault shall be designed in accordance with the RSWDM that is current at the time
of civil construction permit application. Separate structural plans will be required to be
submitted for review and approval under a separate building permit for the detention
and/or water quality vault. Special inspection from the building department is required.
The project proposes a private detention vault to address the flow control requirements.
The following are items that will need to be addressed as part of the Civil Construction
Permit Application:
i.Detention vaults must be located within a tract or easement.
ii.Detention vault shall meet all building and property line setbacks required per
the RSWDM.
c. Conveyance, RSWDM Core Requirement #4: All new conveyance systems constructed as
part of the project must be sized to RSWDM standards for the total tributary area (onsite
and offsite) that the storm systems serve. The proposal will convey stormwater from NE
7th Street, internal access road, and the lot drains to the proposed detention and water
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quality system. Storm water will then be through an adjacent property to the existing
conveyance system within NE 7th Pl. The following shall be fully addressed as part of the
Civil Construction Permit Application:
i. For conveyance pipes, an easement in compliance with table 4.1 is required to
be obtained from the property owner at 3614 NE 7th PL prior to Civil Construction
Permit Issuance.
ii. Casings shall be provided on storm drainage piping beneath retaining walls.
iii. Conveyance pipes shall be installed with setbacks in compliance with table 4.1
of the RSWDM.
d. Water Quality, RSWDM Core Requirement #8: Based on the residential use of the project,
Basic Water Quality Treatment is required. The project proposes to us a Contech
Stormfilter Treatment System upstream of the detention vault in order to meet water
quality requirements.
e. When displaying the results of the WWHM analysis, the applicant shall include the full
PDF report with the TIR.
f. Onsite BMPs, RSWDM Core Requirement #9: Appropriate on-site BMPs will be required
to help mitigate the new runoff created by this development. A preliminary drainage plan,
including the application of on-site BMPs, has been included with the land use application.
The final drainage plan and drainage report must be submitted with the civil construction
permit application. The project proposes to utilize Soil Amendments and Perforated
Stubout Connection.
i.Reduced Impervious Coverage appears to be feasible and, based on the land use
area proposed to design the detention system, it appears that impervious area
proposed is less than the 65% allowed on each lot.
ii.Additional onsite BMPs on the lots will be evaluated for feasibility as part of the
single family building permit review. Basic dispersion will be evaluated more
critically based on the final building layout and configuration of driveways and
other impervious surfaces.
3. There is a 2019 system Development Charge of $1,800 per new single family residence. SDC fees
are payable at construction permit issuance.
TRANSPORTATION/STREET COMMENTS
1.Frontage improvements are required for all new construction with valuation in excess of
$150,000. The proposed development front NE 7th St along the north property line. NE 7th St is
classified as a Residential Access street. Existing right-of-way (ROW) is approximately 60 feet
therefore no dedication will be required. Per RMC 4-6-060 half street improvements include a 0.5
foot curb, 8 foot planter strip and 5 foot sidewalk. The curb shall align with the existing curb to
the west of the property.
a. Proposal indicates required frontage improvements, which is acceptable.
2. Street lighting improvements are not required if:
1) two (2) to four (4) units for residential
2) zero (0) to five thousand (5,000) square feet commercial
3) or zero (0) to ten thousand (10,000) square feet industrial.
a. Based on information provided in application it is exempt from street lighting upgrades.
3. Shared driveways are allowed for access up to 4 lots provided at least one of the four (4) lots abuts
a public right-of-way with at least fifty (50) linear feet of frontage and the subject lots are not
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created by a subdivision of ten (10) or more lots. Refer to the shared driveway requirements as
outlined in RMC 4-6-060J. Shared driveways shall be within a tract; the width of the tract and
paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract
and paved surface to be up to twenty feet (20') wide. If a shared driveway abuts properties that
are not part of the subdivision, an eight foot (8') wide landscaped strip shall be provided between
the shared driveway and neighboring properties.
a. Proposal indicates a 20 foot shared driveway with 8 foot landscaped buffer within a
tract, which is acceptable.
b. Proposed EVA turnaround shall be confirmed with Renton Fire Authority.
4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
5. The 2019 Transportation Impact Fee per single family dwelling is $7,820.42. The transportation
impact fee that is current at the time of building permit application will be levied, payable at
building permit issue. A credit for the existing home will be applied.
GENERAL COMMENTS
1. The fees listed are for 2019. The fees that are current at the time of the respective permit issuance
will be levied. Please see the City of Renton website for the current fee schedule.
2. All civil plans shall conform to the current City of Renton survey and drafting standards. Current
drafting standards can be found on the City of Renton website.
3. A separate plan submittal will be required for a construction permit for utility work and street
improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington.
4. Please see the City of Renton website for the Construction Permit Application and Construction
Permit Process and Submittal Requirements. Please contact the City to schedule a construction
permit intake meeting.
5. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development
must be underground. The construction of these franchise utilities must be inspected and
approved by a City of Renton inspector.
6. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will
require a separate building permit. Structural calculations and plans prepared by a licensed
engineer will be required as part of the building permit review.
7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Trench Restoration and Street Overlay Requirements.
8. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements.
a. 7-feet minimum horizontal and 1-foot vertical separation between storm and
other utilities is required with the exception of water lines which require 10-
feet horizontal and 1.5-feet vertical.
b. The stormwater line should be minimum 5 feet away from any other
structure or wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining
wall or of the building.
DocuSign Envelope ID: 35719AF6-30FE-463D-BA01-F406CF7F122E
FIRE & EMERGENCY SERVICES DEPARTMENT
M E M O R A N D U M
DATE:September 16, 2019
TO:Angelea Weihs, Associate Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:7th Street Short Plat
Environmental Impact Comments:
1. The fire impact fees are currently applicable at the rate of $829.77
per single family unit. Credit will be granted for the removal 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 new fire
hydrant is required within 300-feet of the proposed buildings and two
hydrants if the fire flow goes up to 1,500 gpm.
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.
Approved fire department turnaround is required for dead end
roads that exceed 150-feet long. Proposed hammerhead type
turnaround is acceptable.
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