HomeMy WebLinkAboutSR_Decision_Staff_ Report_And_Exhibits_Matveyev_200908_v1.pdfDEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTC—“Renton0A.ADMINISTRATIVEREPORT&DECISIONDECISION:EAPPROVEDAPPROVEDSUBJECTTOCONDITIONSDENIEDREPORTDATE:October10,2017ProjectName:MatveyevShortPlatOwner:EmilMatveyev;807KirklandWay,Kirkland,WA98033Applicant/Contact:NicoleMecum;165NEJuniperSt.Suite201,Issaquah,WA98027ProjectFileNumber:PR17-000389LandUseFileLUA17-000503Number:ProjectManager:AngeleaWeihs,AssociatePlannerProjectSummary:TheapplicantisrequestingPreliminaryShortPlatandaStreetModificationfortheproposedsubdivisionofanexisting21,067squarefoot(0.47acre)lot,zonedResidential-6(R-6),intotwolots.Theproposedresidentialdensityis4.84dwellingunitspernetacre.Onesinglefamilyresidenceispresentlyonthepropertyandisproposedforremoval.Theproposedresidentiallotsizesare7,947SFforLot1,and10,047SFforLot2.Accesstothenewlotsisproposedviaa2,401SFshareddriveway/tractoffofParkAveN.Theapplicantproposestoretain2significanttreeson-siteandremove10significanttrees.Moderatelandslidehazardsandsensitiveslopesaremappedwithin50feetoftheprojectsite.TheapplicantsubmittedanArboristReportandGeotechnicalEngineeringStudywiththeapplication.ProjectLocation:3810ParkAveNSiteArea:0.48acresProjectLocationMapSTAFFREPORTMAWEYEVSP(2)
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMAP/EYEVSHORTPMTLUA17-000SOI,SHPL-AOctober10,2017Page2of17EXHIBITS:Exhibit1:StaffReportExhibit2:ShortPlatPlanExhibit3:LandscapePlanExhibit4:ArboristReportExhibit5:TreeRemovaiPlanExhibit6:DrainageReport(datedJune28,2017)Exhibit7:ConceptualDrainage/UtilitiesPlanExhibit8:GeotechnicalReport(May18th,2017)Exhibit9:DensityWorksheetExhibit10:PublicCommentletterts)Exhibit11:StaffResponsetoPublicCommentsExhibit12:AdvisoryNotesrcGENERALINFORMATION:EmilMatveyev1.Owner(s)ofRecord:807KirklandWayKirkland,WA980332.ZoningClassification:R-63.ComprehensivePlanLandUseDesignation:ResidentialMediumDensity4.ExistingSiteUse:Existingsinglefamilyresidenceproposedforremoval.5.CriticalAreas:ModerateLandslideHazardsandSensitiveSlopes6.NeighborhoodCharacteristics:a.North:Singlefamilyresidential(8-6)b.East:Singlefamilyresidential(8-6)c.South:Singlefamilyresidential(8-6)d.West:Singlefamilyresidential(8-6)6.SiteArea:0.48acresD.HISTORICAL/BACKGROUND:ActionLandUseFileNo.OrdinanceNo.DateComprehensivePlanN/A575806/22/2015ZoningN/A575806/22/2015AnnexationN/A253112/31/1969STAFFREPORT_MAWEYEVSP(2)
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMAWEYEVSHORTPMTOctober10,2017SHPL-APage3of17EPUBLICSERVICES:1.ExistingUtilitiesa.Water:WaterservicewillbeprovidedbytheCityofRenton.Thereisanexisting12-inchwatermaininParkAveN.b.Sewer:SewerserviceisprovidedbytheCityofRenton.ThereisanexistingS-inchsewermainlocatedonthewestsideoftheproperty(RecordDrawing:5-014207).c.Surface/StormWater:Thereisanexisting12-inchstormwatermainlocatedonthewestsideoftheproperty.2.Streets:ThesubjectpropertyfrontsParkAveNalongthewestpropertyline.ParkAveNisclassifiedasaCollectorArterialRoad.3.FireProtection:CityofRentonFireDepartmentrF.APPLICABLESECTIONSOFTHERENTONMUNICIPALCODE:11.Chapter2LandUseDistrictsa.Section4-2-020:PurposeandIntentofZoningDistrictsb.Section4-2-070:ZoningUseTablec.Section4-2-110:ResidentialDevelopmentStandardsd.Section4-2-115:ResidentialDesignandOpenSpaceStandards2.Chapter3EnvironmentalRegulationsa.Section4-3-050:CriticalAreaRegulations3.Chapter4PropertyDevelopmentStandards4.Chapter6StreetsandUtilityStandardsa.Section4-6-060:StreetStandards5.Chapter7SubdivisionRegulationsa.Section4-7-070:DetailedProceduresforShortSubdivision6.Chapter11DefinitionsG.APPLICABLESECTIONSOFTHECOMPREHENSIVEPLAN:1.LandUseElementrH.FINDINGSOFFACT(FOF)1.ThePlanningDivisionoftheCityofRentonacceptedtheabovemasterapplicationforreviewonJuly26,2017,anddeterminedtheapplicationcompleteonAugust3,2017.Theprojectcomplieswiththe120-dayreviewperiod.2.Theprojectsiteislocated3810ParkAveN.3.Theprojectsiteiscurrentlydevelopedwithanexisting2,050SFsinglefamilyresidenceandaccessorystructure(approx.100SFshed).Theexistingsinglefamilyhomeandaccessorystructureareproposedtoberemoved.4.AccesstothesitewouldbeprovidedviaashareddrivewayextendingfromParkAveN.5.ThepropertyislocatedwithintheResidentialMediumDensityComprehensivePlanlandusedesignation.STAFFREPORT_MATh/EYEVSP(2)
CityofRentonDeportmentofCommunity&EconomicDevelopmentAdministrotiveReport&DecisionMAWEVEVSHORTPLATLUAI7-000503,SHPL-AOctober10,2017Page4of176.ThesiteislocatedwithintheR-6zoningclassification.7.Thereareapproximately12significanttreeslocatedonsiteofwhichtheapplicantisproposingtoretainatotalof3trees.8.ThesiteismappedwithModerateLandslideHazardsandSensitiveSlopes.9.Gradingisproposedforfrontageimprovements.Approximatley100cubicyardsofexcavation/fillisproposedforthefrontageimprovements.10.TheapplicantisproposingtobeginconstructionintheFallof2017andcompleteconstructioninapproximatleytwomonths.11.Staffreceivedonepubliccommentletter(Exhibit10).Toaddresspubliccomments,thefollowingreportcontainsanalysisrelatedtotreeprotectionandthegeotechnicalreport.12.Representativesfromvariouscitydepartmentshavereviewedtheapplicationmaterialstoidentifyandaddressissuesraisedbytheproposeddevelopment.Thesecommentsarecontainedintheofficialfile,andtheessenceofthecommentshasbeenincorporatedintotheappropriatesectionsofthisreportandtheDepartmentalRecommendationattheendofthisreport.13.ComprehensivePlanCompliance:ThesiteisdesignatedResidentialMediumDensity(MD)ontheCity’sComprehensivePlanMap.ThepurposeoftheMDdesignationistoallowavarietyof5ingle-familyandmulti-familydevelopmenttypes,withcontinuitycreatedthroughtheapplicationofdesignguidelines,theorganizationofroadways,sidewalks,publicspaces,andtheplacementofcommunitygatheringplacesandcivicamenities.TheproposaliscompliantwiththefollowingComprehensivePlanGoalsandPoliciesifjjconditionsofapprovalaremet:ComplianceComprehensivePlanAnalysis,.Policy1-3:Encourageinfilldevelopmentofsingle-familyunitsasameanstomeetgrowthtargetsandprovidenewhousing.GoalL-l:Utilizemultiplestrategiestoaccommodateresidentialgrowth,including:.Developmentofnewsingle-familyneighborhoodsonlargetractsoflandoutsidetheCityCenter,,t•Developmentofnewmulti-familyandmixed-useintheCityCenterandintheResidentialHighDensityandCommercialMixedUsedesignations,and•Infilldevelopmentonvacantandunderutilizedlandinestablishedneighborhoods•andmulti-familyareas.“Policy1-37:Landusesinareassubjecttoflooding,seismic,geologic,andcoalminehazardsshouldbedesignedtopreventpropertydamageandenvironmentaldegradationbefore,during,andafterconstruction.“GoalL-BB:MaintainahighqualityoflifeasRentongrowsbyensuringthatnewdevelopmentisdesignedtobefunctionalandattractive.‘GoalL-FF:StrengthenthevisualidentityofRentonanditsCommunityPlanningAreasandneighborhoodsthroughqualitydesignanddevelopment.“Policy1-49:Addressprivacyandqualityoflifeforexistingresidentsbyconsideringscaleandcontextininfillprojectdesign.STAFFREPORTMAWEYEVSP(2)
CityofRentonDeportmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMAWEYEWSHORTPMTLUAI7-000503,SHPL-AOctober10,2017Page5of1714.ZoningDevelopmentStandardCompliance:ThesiteisclassifiedResidential-6(R-6)ontheCity’sZoningMap.DevelopmentintheR-6zoneisintendedtobesinglefamilyresidentialatmoderatedensity.Theproposaliscompliantwiththefollowingdevelopmentstandards,asoutlinedinRMC4-2-11OA,ifallconditionsofapprovalaremet:ComplianceR-6ZoneDevelopStandardsandAnalysisDensity:ThedensityrangepermittedintheR-6zoneisaminimum3.0uptoamaximumof6.0dwellingunitspernetacre.Netdensityiscalculatedafterthedeductionofsensitiveareas,areasintendedforpublicright-of-way,andprivateaccesseasements.vStaffComment:Theprojectsitehasanetsiteareaof17,994squarefeet(0.41acres)afterthedeductionof672squarefeetofright-of-waydedicationand2,401squarefeetofshareddrivewayfromthe21,067grosssitearea.Theproposalfor2lotsonthe0.48acresiteresultsinanetdensityof4.8dwellingunitpernetacre,whichiswithinthedensityrangepermittedintheR-6zone.LotDimensions:TheminimumlotsizepermittedintheR-6zoneis7,000sq.ft.Aminimumlotwidthof60feetisrequired(70feetforcornerlots)andaminimumlotdepthof90feetisrequired.ThefollowingtableidentifiestheproposedapproximatedimensionsforLots1-2ProposedLotLotSize(sq.ft.)ILotWidth(feet)LotDepth(feet)Lot1(cornerlot)7,94779.44100.04Lot210,047103.5396.81StaffComment:Allproposedlotswouldcomplywiththeminimumlotsize,widthanddepthrequirementsfortheR-6zone.Setbacks:TherequiredsetbacksintheR-6zoneareasfollows:frontyardis25feet,sideyardiscombined15feetwithnotlessthan5feetoneitherside,secondaryfrontyard(appliestocornerlots)is25feet,andtherearyardis25feet.StaffComment:Thelotsasproposedprovideadequateareafortheconstructionofnewhomesincompliancewiththesetbackrequirements.Anexistingsinglefamilyresidenceisproposedforremoval.Staffrecommends,asaconditionofapproval,thatademolitionpermitbeobtainedfortheexistingresidenceandallrequiredinspectionscompletedpriortotheapprovalofthefinalshortplat.BuildingStandards:TheR-6zonehasamaximumbuildingcoverageof40%andamaximumimpervioussurfacecoverageof55%.IntheR-6zone,amaximumbuildingheightof2storieswithawallplateheightof24feetispermitted.Roofswithapitchequaltoorgreaterthan4:12mayprojectanadditionalsix(6)verticalfeetfromthemaximumwallplateheight.Iftheheightofwallplatesonabuildingarelessthanthestatesmaximumtheroofmayprojecthighertoaccountforthedifference,yettheVcombinedheightofbothfeaturesshallnotexceedthecombinedmaximums.Commonrooftopfeatures,suchaschimneys,mayprojectanadditionalfour(4)verticalfeetfromtheroofsurface.Non-exemptverticalprojections(e.g.,roofspitchedlessthan4:12,decks,railings,etc.)mayextenduptosix(6)verticalfeetabovethemaximumwallplateheightiftheprojectionissteppedbackone-and-a-half(1.5)horizontalfeetfromeachminimumbuildingsetbacklineforeachone(1)verticalfootabovethemaximumwallplateheight.STAFFREPORT_MAWEYEVSP(2)
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMAP/EVEVSHORTPLATLUAI7-000503,SHPL-AOctober10,2017Page6of17Wallplatessupportingaprimaryroofsurfacethathasonlyone(1)slopingplane(e.g.,shedroof)mayexceedthestatedmaximumiftheaverageofwallplateheightsisequalorlessthanthemaximumwallplateheightallowed.StaffComment:Buildingheight,buildingcoverage,andimpervioussurfacecoverageforthenewsinglefamilyresidenceswouldbeverifiedatthetimeofbuildingpermitreview.Landscaping:TheCity’slandscaperegulations(RMC4-4-070)requirea10-footlandscapestripalongallpublicStreetfrontages.AdditionalminimumplantingstripwidthsbetweenthecurbandsidewalkareestablishedaccordingtothestreetdevelopmentstandardsofRMC4-6-060.Streettreesand,ataminimum,groundcover,aretobelocatedinthisareawhenpresent.SpacingstandardsshallbeasstipulatedbytheDepartmentofCommunityandEconomicDevelopment,providedthereshallbeaminimumofonestreettreeplantedperaddress.Anyadditionalundevelopedright-of-wayareasshallbelandscapedunlessotherwisedeterminedbytheAdministrator.Wherethereisinsufficientright-of-wayspaceornopublicfrontage,streettreesarerequiredinthefrontyardsubjecttoapprovaloftheAdministrator.AminimumoftwotreesaretobelocatedinthefrontyardpriortofinalinspectionforthenewSingleFamilyResidence.StaffComment:AConceptualLandscapePlan(Exhibit3)wassubmittedwiththepreliminaryshortplatapplicationmaterials.Theconceptuallandscapeplanshowsan8-footlandscapestripbetweenthecurbandsidewalkanda10-footon-sitelandscapeCompliantifstrip.Thelandscapeplandoesnotshowtherequiredlandscapeareawithinthesharedconditionofdrivewaytract.Inaddition,two(2)treesarerequiredtobelocatedinthefrontyardofapprovalisLot2asitdoesnothavepublicstreetfrontage.Therefore,Staffrecommends,asametconditionofapproval,thattheapplicantsubmitafinaldetailedlandscapeplanthatincludesrequiredshareddrivewaytractlandscaping,requiredfrontyardtrees,andcomplieswithRMC4-8-1200.12atthetimeofutilityconstructionpermitapplicationtothecurrentplanningprojectmanagerfarreviewandapprovalpriortoconstructionpermitissuance.TractAwouldcontainan8-footlandscapestripbetweentheedgeafthepavementandthenorthpropertyline.Inorderforthislandscapeareatobemaintainedequallybybothlots,theapplicantwouldberequiredtorecordanoteonthefaceoftheplatthatexecutesasharedmaintenanceagreementforequalownershipandmaintenanceresponsibilitiesforimprovementsinTractA.Adraftversionofasharedmaintenanceagreementshallbesubmittedforreviewandapprovalbythecurrentplanningprojectmanagerpriortoshortplatrecording.IftheapplicantcreatesahomeownersassociationforownershipandmaintenanceresponsibilitiesforimprovementsinTractA,thenHOAdocumentsshallbesubmittedforreviewandapprovalbythecurrentplanningprojectmanagerandtheCityAttorneypriortoshortplatrecording.TreeRetention:TheCity’sadoptedTreeRetentionandLandClearingRegulations(4-4-130)requiretheretentionof30percentoftreesinaresidentialdevelopment.CompliantifSignificanttreesshallberetainedinthefollowingpriorityorder:conditionofapprovalisPriorityOne:Landmarktrees;significanttreesthatformacontinuouscanopy;metsignificanttreesonslopesgreaterthantwentypercent(20%);significanttreesadjacenttocriticalareasandtheirassociatedbuffers;andsignificanttreesoversixtyfeet(60’)inheightorgreaterthaneighteeninches(18”)caliper.STAFFREPORT_MAWEYEVSP(2)
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMAWEYEVSHORTPLATLUAI7-000503,SHPL-AOctober10,2017Page7of17PriorityTwo:Healthytreegroupingswhoseassociatedundergrowthcanbepreserved;othersignificantnativeevergreenordeciduoustrees;andothersignificantnon-nativetrees.PriorityThree:Aldersandcottonwoodsshallberetainedwhenallothertreeshavebeenevaluatedforretentionandarenotabletoberetained,unlessthealdersand!orcottonwoodsareusedaspartofanapprovedenhancementprojectwithinacriticalareaoritsbuffer.Aminimumtreedensityshallbemaintainedoneachresidentiallyzonedlot.Fordetachedsinglefamilydevelopment,theminimumtreedensityistwo(2)significanttreesforeveryfivethousand(5,000)squarefeet.Thetreedensitymayconsistofexistingtrees,replacementtrees,treesrequiredpursuanttoRMC4-4-070F1,StreetFrontageLandscapingRequired,oracombination.StaffComment:AconceptualTreeRetentionPlan(Exhibits)andArbor/stReport(Exhibit4)weresubmittedwiththeprojectapplicationmaterials.TheTreeRetentionPlanandArbor/stReportidentify12significanttreesonsite.Fourofthetreesoreidentifiedinthearbor/streportas“non-viable”basedonpoorhealth/conditionondarerecommendedforremovaLOnetreeisintheproposedpublicright-of-way/frontageimprovements,andtwotreesarelocatedintheproposedshareddrivewaytract.Atotaloffivetreesremainfollowingthedeductionofnon-viabletreesandtreeslocatedinthepublicright-of-wayandaccesseosement.Threeofthefivetreesareproposedforremovalduetoproximitytoproposednewsinglefamilyresidences.Theapplicantisproposingtoretaintwo(10-caliperincheseach)Cedartrees,whichcomplieswiththeminimumtreeretentionrequirementsoftheR-6zone.Inadditiontocomplyingwiththeminimumtreeretentionrequirements,theapplicantisrequiredtoretainorplanttwo(2)significanttrees,orgrossequivalentcabperinches,per5,000squarefeetoflotarea.Aminimumoffour(4)treesarerequiredonLot2tocomplywithtreedensityrequirements.TheconceptualLandscapePlandemonstratescomplianceforLot2byshowingatotaloffour(4)significanttrees,twocedartreestoberetainedandtwoproposedShorePinetrees.However,theconceptualLandscapePlatdoesnotdemonstratecompliancewithminimumtreedensityrequirementsofthezoneLot1.NotreesareproposedforretentiononLot1,andthelandscapeplanonlyshowsonenewtreeonsite.Treeslocatedinpublicright-of-wayarenotcountedtowardstreeretention.Aminimumofthree(3)treesarerequiredonLotItocomplywithtreedensityrequirements,therefore,staffrecommendsasaconditionofapproval,thattheapplicantsubmitafinaldetailedlandscapeplanshowingtwo(2)additionaltreesonLotIinordertomeettheminimumtreedensityrequirementofthree(3)trees.Onsitelandscapingshallbeinstalledpriortofinaloccupancyfortheindividualhomesandlandscapingwithintheright-of-wayshallbeinstalledpriortoshortplatrecording.Parking:Parkingregulationsrequirethataminimumoftwoparkingspacesbeprovidedforeachdetacheddwelling.Drivewaycutsarerequiredtobeaminimumof5feetfrompropertylinesandnewvdrivewaysmaybeamaximumof16feetinwidthatthepropertyline.Maximumdrivewayslopesshallnotexceedfifteenpercent(15%);provided,thatdrivewaysexceedingeightpercent(8%)shallprovideslotteddrainsatthelowerendwithpositivedrainagedischargetorestrictrunofffromenteringthegarage/residenceorcrossinganypublicsidewalk.5TAFFREPORT_MAWEYEVSP(2)
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMAWEVEVSHORTPLATLUA17-000503,SHPL-AOctober10,2017Page8of17StaffComment:Compliancewiththeparkinganddrivewayrequirementswouldbeverifiedatthetimeofbuildingpermitreviewfortheindividualresidences.However,thereisadequateareaprovidedon-sitefortheaccommodationoftwoon-siteparkingspaces.15.DesignStandards:ResidentialDesignandOpenSpaceStandards(RMC4-2-115)areapplicableintheR6zone.TheStandardsimplementpoliciesestablishedintheLandUseElementoftheComprehensivePlan.CompliancewithSiteDesignStandardsmustbedemonstratedpriortoapprovalofthesubdivision.CompliancewithResidentialDesignStandardswouldbeverifiedpriortoissuanceofthebuildingpermitforthenewsinglefamilyhomes.Theproposalisconsistentwiththefollowingdesignstandards,unlessnotedotherwise:‘LotConfiguration:Oneofthefollowingisrequiredofpreliminaryplatapplications:1.Lotwidthvariationof10feet(10’)minimumofoneperfour(4)abuttingstreet-frontinglots,orN/A2.Minimumoffour(4)lotsizes(minimumoffourhundred(400)grosssquarefeetsizedifference)forstreet-frontinglots,or3.Afrontyardsetbackvariationofatleastfivefeet(5’)minimumforatleasteveryfour(4)abuttingstreetfrontinglots.StaffComment:Notapplicabletoshortplots.Garages:Ifanattachedgarageiswiderthantwentysixfeet(26’),atleastone(1)garagedoorshallberecessedaminimumoffourfeet(4’)fromtheothergaragedoor.Additionally,oneofthefollowingisrequired:1.Thefrontporchprojectsinfrontofthegarageaminimumoffivefeet(5’),andisaminimumoftwelvefeet(12’)wide,or2.Theroofextendsatleastfivefeet(S)(notincludingeaves)beyondthefrontofthegarageforatleastthewidthofthegarageplustheporch/stooparea,or3.Thegarageisalleyaccessed,orCompliancenotyet4.Thegarageentrydoesnotfaceapublicand/orprivatestreetorandemonstratediaccesseasement,or5.Thegaragewidthrepresentsnogreaterthanfiftypercent(50%)ofthewidthofthefrontfacadeatgroundlevel,or6.Thegarageisdetached,or7.Thegaragedoorscontainaminimumofthirtypercent(30%)glazing,architecturaldetailing(e.g.trimandhardware),andarerecessedfromthefrontfaçadeaminimumoffivefeet(5’),andfromthefrontporchaminimumofsevenfeet(7’).StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.CompliancePrimaryEntry:Theentryshallincludeaporchorstoopwithaminimumdepthofnotyetfivefeet(5’)andminimumheightoftwelveinches(12”)abovegrade.demonstratedException:incaseswhereaccessibility(ADA)isapriority,anaccessibleroutemaybetakenfromafrontdriveway.STAFFREPORTMAWEYEVSP(2)
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMAP/EYEVSHORTPLATLUAI7-000503,SHPL-AOctober10,2017Page9of17!StaffComment:Compliancefarthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.FaçadeModulation:Oneofthefollowingisrequired:1.Anoffsetofatleastonestorythatisatleasttenfeet(10’)wideandtwoCompliancefeet(2’)indepthonfacadesvisiblefromthestreet,ornotyet2.Atleasttwofeet(2’)offsetofsecondstoryfromfirststoryononestreetdemonstratedfacingfacade.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuilding:permitreview.ComplianceWindowsandDoors:Windowsanddoorsshallconstitutetwenty-fivepercent(25%)notyetofallfacadesfacingStreetfrontageorpublicspaces.demonstratedStaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.N/AScale,Bulk,andCharacter:N/AComplianceRoofs:Avarietyofroofformsappropriatetothestyleofthehomeshallbeused.notyetStaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingdemonstratedpermitreview.Eaves:Bothofthefollowingarerequired:1.Eavesprojectingfromtheroofoftheentirebuildingatleastcompliancetwelveinches(12”)withhorizontalfasciaorfasciagutteratleastnotyetfiveinches(5”)deeponthefaceofalleaves,anddemonstrated2.Rakesongableendsmustextendaminimumoftwoinches(2’)fromthesurfaceofexteriorsidingmaterials.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.ArchitecturalDetailing:Ifonesidingmaterialisusedonanysideofthedwellingthatistwostoriesorgreaterinheight,ahorizontalbandthatmeasuresatleasteightinches(8”)isrequiredbetweenthefirstandsecondstory.Additionally,oneofthefollowingisrequired:Compliance1.Threeandonehalfinch(31/2”)minimumtrimsurroundsallwindowsnotyetanddetailsaltdoors,ordemonstrated.2.Acombinationofshuttersandthreeandonehalfinches(31/2minimumtrimdetailsallwindows,andthreeandonehalfinches(31/2’)minimumtrimdetailsalldoors.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.•MaterialsandColor:Forsubdivisionsandshortplats,abuttinghomesshallbeof.differingcolor.Colorpalettesforallnewdwellings,codedtothehomeelevations,Complianceshallbesubmittedforapproval.notyetdemonstratedAdditionally,oneofthefollowingisrequired:1.Aminimumoftwo(2)colorsisusedonthehome(bodywithdifferentIcolortrimisacceptable),orSTAFFREPORTMAP/EYEVSP(2)
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMAWEVEVSHORTATLUAI7-000503,SHPL-AOctober10,2017Page10of172.Aminimumoftwo(2)differingsidingmaterials(horizontalsidingandshingles,sidingandmasonryormasonry-likematerial,etc.)isusedonthehome.Onealternativesidingmaterialmustcompriseaminimumofthirtypercent(30%)ofthestreetfacingfacade.Ifmasonrysidingisused,itshallwrapthecornersnolessthantwentyfourinches(24).StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.16.CriticalAreas:Amoderatelandslidehazardandsensitiveslopearemappedwithin50feetoftheproperty.Noothercriticalareasareidentifiedonsite.ProjectsiteswhichcontaincriticalareasarerequiredtocomplywiththeCriticalAreasRegulations(RMC4-3-050).TheproposalisconsistentwiththeCriticalAreasRegulations:CompliantifGeologicallyHazardousAreas:Basedupontheresultsofageotechnicalreportand/orconditionofindependentreview,conditionsofapprovalfordevelopmentsmayincludebuffersapprovalisand/orsetbacksfrombuffers.Astandard15-footbuildingsetbackisrequiredforallmetstructuresfromProtectedSlopeareas.ASO-footbufferand15-tootbuildingsetbackarerequiredfromVeryHighLandslideHazardAreas.StaffComment:CityRecordsindicatethatamoderatelandslidehazardandsensitiveslopearemappedwithin50feetoftheproperty.Ageotechnicalengineeringstudy,datedMay18th,2017,completedbyEarthSolutionsNW(ESNW),LLC,wasprovidedwiththeapplication.InMarch2017,anESNWrepresentativesampledfourtestpitsforthepurposesofassessingandclassifyingsubsurfacesoilandgroundwaterconditions.Thenativesoilsencounteredaspartoftheevaluationconsistedprimarilyofsiltysandandsandysilt,inaloosetodenseandmoisttowetcondition.Thestudyfurtherstatesthatnativedepositswereobservedextendingtothemaximumexplorationdepthofeightfeetbelowexistinggrades.Groundwaterseepagewasencounteredatthemajorityofthetestpitlocations,rangingindepthsofapproximately1.5to4feetbelowexistinggrades.Thestudystatesthatslopespresenton-sitearegenerallybelow10percentinclination,andthereforebasedonRMC4-3-050G.5.b,thesiteisidentifiedasapotentiallowlandslidehazard,ratherthanamoderatelandslidehazardidentifiedincityrecords.Inaddition,thestudyreferencedthetopographicsurveyandverifiedthatnosensitiveslopes,basedontheRMCdefinitionofsensitiveslope,werepresenton-site.Noindicationsofslopeinstability,currentorpast,wereobservedaspartoftheMarch2017fieldwork.Thestudyconcludesthattheproposeddevelopmentwillnotadverselyaffectthestabilityofthesiteorsurroundingparcels,andthatneitherabufferorbuildingsetbackarenecessaryfortheproject.Thegeotechnicalstudywillneedtobesubmittedwithconstructionandbuildingpermitapplication.Thestudyprovidesrecommendationsincluding,butnotlimitedto,erosioncontrol,stripping,subgradepreparation,foundations,anddrainage.Staffrecommendsasaconditionofapproval,thatprojectconstructioncomplywiththerecommendationsfoundinthegeotechnicalengineeringstudycompletedbycompletedbyEarthSolutionsNW(ESNW),LLC.(datedMay18th,2017)forthesubdivision.STAFFREPORT_MAWEYEVSP(2)
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMAWEVEVSHORTPLATLUAI7-000503,SHPL-AOctober10,2017Page11of1717.CompliancewithSubdivisionRegulations:RMC4-7Providesreviewcriteriaforthesubdivisions.Theproposalisconsistentwiththefollowingsubdivisionregulationsifallconditionsofapprovalarecompliedwith:ComplianceSubdivisionRegulationsandAnalysisAccess:Eachlotmusthaveaccesstoapublicstreetorroad.AccessmaybebyashareddrivewaypertherequirementsoftheStreetstandards.Themaximumwidthofsingleloadedgaragedrivewaysshallnotexceedninefeet(9’)anddoubleloadedgaragedrivewaysshallnotexceedsixteenfeet(16’).StaffComment:Alongthewestpropertyline,theapplicantisproposinga24footby100.04foot(2,401SF)rectangulartractwitho16-footwidepovedshareddrivewaytoserveLotsIand2fromParkAveN.Accesstoeachofthelotswouldbegainedviatheproposedshareddriveway(TractA).StaffrecommendsaconditionofapprovalstatingthatLot1shallhavevehicleaccessfromthenewshareddriveway,andnotfromParkAveN.ThisconditionshallberecordedonthefaceoftheFinalPlot.Theproposedsharedoccessdoesnotmeettherequirementsforemergencyservices.Firedepartmentapparatusaccessroadwaysarerequiredtobeaminimumof20feetwidefullypaved,with25feetinsideand45feetoutsideturningradius.Fireaccessroadwaysshallbeconstructedtosupporta30tonvehiclewith75psipointloading.Therefore,staffrecommends,asaconditionofapproval,thattheapplicanteitherrequestavariancefromtheRentonFireAutharitytoallowa16-footwidefullypavedfirecompliantapparatusaccessroadway,orprovidea20footwidepavedsharedaccessdrivewayforifconditionemergencyvehicles.ofapprovalAlleyaccessisthepreferredstreetpatternforallnewresidentialdevelopmentexceptinismettheResidentialLowDensitylandusedesignation(RC,R-I,andR-4zones).TheCityusesthefollowingfactorstodeterminewhethertheuseofalleysisnotpractical,including:a)Size:Thenewdevelopmentisashortplot;b)Topography:Thetopographyofthesiteproposedfordevelopmentisnotconduciveforanalleyconfiguration;c)EnvironmentalImpacts:Theuseofalleyswouldhavemoreofanegativeimpactontheenvironmentthanastreetpatternwithoutalleys;d)Ifsitecharacteristicsallowfortheeffectiveuseofalleys(RMC4-7-150E.S).TheshortplothaspublicstreetfrontageonParkAveN,andtheuseofalleyswouldnotbecharacteristicoftheneighborhoodorpractical.Theexistingstreetgridwouldnotsupportalleyaccessbeyondtheproposedconstructionoftheaccessdrive(Exhibit2).AsstatedinFOF14,theproposeddrivewaytractdoesnotincludean8-footlandscapedareaalongthepropertylinewiththeadjacentneighbor,asrequiredbyvestedSharedDrivewayLandscapeRequirements.TheapplicantwouldberequiredtorecordanoteanthefaceoftheplotthatexecutesasharedmaintenanceagreementfarequalownershipandmaintenanceresponsibilitiesforimprovementsinTractA.Themaintenanceagreementshalladdressboththeroadwayandthelandscapinginthe8-footlandscapestrip.Aconstructionpermitforfrontageimprovementswouldberequired.N/ABlocks:Blocksshallbedeepenoughtoallowtwotiersoflots.StaffComment:Nablacksarepraposed.Lot5:Thesize,shape,orientation,andarrangementoftheproposedlotscomplywiththerequirementsoftheSubdivisionRegulationsandtheDevelopmentStandardsoftheR-8zoneandallowforreasonableinfillofdevelopableland.AlloftheproposedlotsmeetSTAFFREPORT_MAWEYEVSp(2)
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrotiveReport&DecisionMAWEVEVSHORTPLATLUAI7-000503,SHPL-AOctober10,2017Page12of17therequirementsforminimumlotsize,depth,andwidth.Widthbetweensidelotlinesattheirforemostpoints(i.e.,thepointswherethesidelotlinesintersectwiththestreetright-of-wayline)shallnotbelessthaneightypercent(80%)oftherequiredlotwidthexceptinthecasesof(1)pipestemlots,whichshallhaveaminimumwidthoftwentyfeet(20’)and(2)lotsonastreetcurveortheturningcircleofcul-de-sac(radiallots),whichshallbeaminimumofthirtyfivefeet(35’).StaffComment:AsdiscussedaboveunderFOF14,alllotsmeettheminimumlotdimensionalrequirementsintheR-6zone.Theproposedlotsarerectangularinshape.TheorientationofLotIhasthefrontyardfacingthepublicstreetParkAveN.TheorientationofLot2hasthefrontyardfacingthewestandaccessviaashareddrivewayextendingfromParkAveN.ThebuildingdesignofthenewresidencesonLots1and2wouldbereviewedandapprovedatthetimeofbuildingpermitapplication.Streets:TheproposedstreetsystemshallextendandcreateconnectionsbetweenexistingstreetspertheStreetStandardsoutlinedinRMC4-6-060StreetStandards.StaffComment:TheproposedprojectprovidesaccesstoParkAveN(aCollectorArterialStreet)andTractA(shareddriveway).Existingright-of-way(ROW)widthisapproximately50feet.TomeettheCity’scompletestreetstandardsforCollectorArterialStreets,aminimumrightofwaywidthof83feetisrequired.Dedicationof16.5feetofright-of-waywouldberequiredalongtheprojectfrontage.Theapplicantsubmittedastreetmodificationrequestwiththeprojectapplication.Themodificationrequeststoconformtoamodifiedminorarterialstreetstandard.Themodifiedcollectorarterial/streetstandardhasarightofwaywidthof63feet.Thepavedroadwaywidthis36feetconsistingof2(10foot)travellanes,2(5foot)bikelanesand1(6foot)parkinglane.A0.5footcurb,8footplanter,and5footsidewalkarealongbothsidesofthepavedroadway.ThestreetmodificationhasbeenreviewedbyCitystaffandisrecommendedforapprovaLPleaseseetheStreetModificationCriteriaandAnalysisinFOF18foracompletesummaryoftherequeststaffanalysis,andstaffrecommendation.PaymentofthetransportationimpactfeeisapplicableontheconstructionofthesinglefamilyhousesatthetimeofapplicationforthebuildingpermitThecurrentrateoftransportationimpactfeeis$5,430.85pernewsinglefamilyhouse.Feesaresubjecttochange.Thetransportationimpactfeethatiscurrentatthetimeofbuildingpermitapplicationwouldbelevied.RelationshiptoExistingUses:Theproposedprojectiscompatiblewithexistingsurroundinguses.StaffComment:TheprojectsiteissurroundedbyR-6zonedpropertiesdevelopedwith‘singlefamilyresidencestothenorth,south,eastandwestTheproposalwouldbeinharmonywiththeexistinguses.TheproposedlotsareconsistentwiththeexistingsurroundingdevelopmentpatternintheareaandwouldbeconsistentwiththeComprehensivePlanandZoningCode,whichencouragesresidentialinfilldevelopment18.StreetModificationAnalysis:TheapplicantisrequestinganAdministrativeModificationfromRMC4-6-060F.2,MinimumDesignStandardsforPublicStreetsandAlleys,forParkAvenueNorth(aminorarterial),inordertoconformtoamodifiedminorarterialstreetstandard.Themodifiedcollectorarterialstreetstandardhasarightofwaywidthof63feet,andincludesa0.5-footcurb,8-footplanter,andS-footsidewalkalongbothsidesofthepavedroadway.Thepavedroadwaywidthis36feet,consistingoftwo10-foottravellanes,two5-footbikelanes,andone6-footparkinglane.TheproposalSTAFFREPORTMAWEYEVSP(2)
MAWEYEVSHORTPLATLUAI7-000503,SHPL-ACityofRentanDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionOctober10,2017Page13of17iscompliantwiththefollowingmodificationcriteria,pursuanttoRMC4-9-250.Therefore,staffisrecommendingapprovaloftherequestedmodification,asnotedbelow:compliance)StreetModificationCriteriaandAnalysisa.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandthecommunityDesignElementandtheproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives.StaffComment:TheCommunityDesignElementhasapplicablepolicieslistedunderaseparatesectionlabeled“PromotingaSafe,Healthy,andAttractiveCommunity”.Thesepoliciesaddresswalkableneighborhoods,safety,andshareduses.Theintentofthepoliciesaretopromotenewdevelopmentwithwalkableplacesthatsupportgridandflexiblegridstreetandpathwaypatterns,andorevisuallyattractive,safe,andhealthyenvironments.Therequestedstreetmodificationisconsistentwiththesepolicyguidelines.b.Willmeettheobjectivesandsafety,function,appearance,environmentalprotection,andmaintainabilityintendedbytheCoderequirements,baseduponsoundengineeringjudgment..StaffComment:TheCity’sPublicWorksTransportationsectionandEconomicDevelopmentsectionhavereviewedParkAvenueNandthesurroundingareaandhavedeterminedthatamodifiedminorarterialstreetsectionismoresuitablefortheportionofParkAvenueNadjacenttothesite.ThedeterminationwasbasedonthefactthattheroadwayisdirectlyadjacenttosinglefamilyresidencesandthereisinsufficientspacebetweentheexistingrightofwayandexistinghomestoexpandtheroadwaysectiontomeettheCollectorarterialstandards.Inaddition,theCity’sTransportationDepartmenthasestablishedacorridorplanforthissectionofParkAvenueN.ThecorridordeterminedbytheCity’sTransportationDepartmentrequiresarightofwaywidthof63feet.Thepavedroadwoysectionis36’‘consistingoftwo10-foottravellanes,two5-footbikelanes,andone6-footparkinglane.A0.5-footcurb,8-footplanter,and5-footsidewalkarerequiredalongeachsideoftheroadway.c.Willnotbeinjurioustootherproperty(ies)inthevicinity.VStaffComment:Therearenoidentifiedadverseimpactstootherpropertiesfromtherequestedmodification.ci.ConformstotheintentandpurposeoftheCode.StaffComment:Seecommentsundercriterione.Canbeshowntobejustifiedandrequiredfortheuseandsituationintended;andVStaffComment:Seecommentsundercriterion‘b’.f.Willnotcreateadverseimpactstootherproperty(ies)inthevicinity.StaffComment:Seecommentsundercriterion‘c’.19.AvailabilityandImpactonPublicServices:ComplianceAvailabilityandImpactonPublicServicesAnalysisSTAFFREPORT_MAWEYEVSP(2)
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrotiveReport&DecisionMAfl/EYEVSHORTPLATLUAI7-000503,SHPL-AOctober10,2017Page14of17PoliceandFire:PoliceandFirePreventionstaffindicatesthatsufficientresourcesexisttofurnishservicestotheproposeddevelopment;subjecttotheconditionthattheVapplicantprovidesCoderequiredimprovementsandfees.Fireimpactfeesareapplicableattherateof$718.56persinglefamilyunit.Thisfeeispaidattimeofbuildingpermitissuance.Schools:ItisanticipatedthattheRentonSchoolDistrictcanaccommodateanyadditionalstudentsgeneratedbythisproposalatthefollowingschools:HazelwoodElementary,RisdonMiddleSchool,andHazenHighSchool.TheproposedprojectincludestheinstallationoffrontageimprovementsalongtheParkAveNfrontage,includingsidewalks,Anynewstudentsfromtheproposeddevelopmentwouldbebussedtotheirschools.ThebusstopforHazelwoodElementaryislocatedapproximately0.19milesfromtheprojectsiteatLakeWashingtonBlvdNandN38thSt.StudentswouldwalkalongtheeastshoulderofParkAveNtoN3gthST,wheretheywouldcrossthestreettothewestandwalktothewesttothebusstopatLakeWashingtonBlvdN.Theexistingshouldersandsidewalkswouldprovideasafewalkingrouteforstudentstowalktothebusstop.ThebusstopforRisdonMiddleSchoolislocatedapproximately0.12milesfromtheVprojectsiteatN40thStandParkAveN.StudentswouldwalknorthalongtheeastshoulderofParkAveNtoN40thStwherethebusstopislocated.Theexistingshoulderwouldprovideasafewalkingrouteforstudentstowalktothebusstop.Furthermore,frontageimprovementsareanticipatedwitharecentlyapprovedsubdivision,SenzaLakeView(LUA16-000165)alongbothN40thSt.andParkAve.N.Lastly,thebusstopforHazenHighislocatedapproximately0.07milesfromtheprojectsiteatParkAveNandN39thP1.StudentswouldwalknorthalongtheeastshoulderofParkAveNtoN3gthP1wherethebusstopislocated.Theexistingshoulderwouldprovideasafewalkingrouteforstudentstowalktothebusstop.ASchoolImpactFee,basedonnewsingle-familylots,willberequiredinordertomitigatetheproposal’spotentialimpactstotheRentonSchoolDistrict.ThefeeispayabletotheCityasspecifiedbytheRentonMunicipalCode.Currentlythefeeisassessedat$6,432persinglefamilyresidence.Parks:AParkImpactFeewouldberequiredforthefuturehouses.ThecurrentPark“ImpactFeeis$2,740.07.Thefeeineffectatthetimeofbuildingpermitapplicationisapplicabletothisprojectandispayableatthetimeofbuildingpermitissuance.StormWater:Anadequatedrainagesystemshallbeprovidedfortheproperdrainageofallsurfacewater.StaffComment:APreliminaryTechnicalInformationReport(TIR;Exhibit6),datedJune28,2017,preparedbyEncompassEngineeringandSurveying,wassubmittedwiththeshortplatapplicationmaterials.BasedontheCityofRenton’sflowcontrolmap,thesitefallswithinthePeakRateFlowControlStandardareamatchingExistingSiteConditionsandiswithintheMayCreekDrainageBasin.ThedevelopmentissubjecttoFullDrainageReviewinaccordancewiththe2017RentonSurfaceWaterDesignManual(RSWDM).AllninecorerequirementsandthesixspecialrequirementshavebeendiscussedintheTm.Thereiscurrentlya12-inchstormwatermainlocatedontheonthewestsideoftheproperty.Theshortplatwillberequiredtomaketheconnectionoftheexistingculverttomatchthe12-inchstormdrain.TheapplicantwillneedtoshowtheproposedperforatedpipeconnectiontotheCityofRentonsurfacewatersystem.Inaddition,theapplicantwillneedtoaddresstheuseofBestManagementPractices(BMPs)forthefrontageimprovementsandshareddrivewaytract.AppropriateindividuallotflowcontrolBMPsSTAFFREPORTMAWEYEVSP(2)
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMAWEYEVSHORTPMTLUAI7-000503,SHPL-AOctober10,2017Page15of17willberequiredtohelpmitigatethenewrunoffcreatedbythisdevelopmentThefinaldrainageplananddrainagereportmustbesubmittedwiththeutilityconstructionpermitapplication.Ageotechnicalengineeringstudy,datedMay18th,2017,completedbyEarthSolutionsNW(ESNW),LLC,wasprovidedwiththeapplication.Thesoilsclassificationpresentedinthegeotechnicalreportclassifiedthesoilsasprimarilyloosetodensesiltysandandsandysilt.AnESNWrepresentativesampledfourtestpitsforthepurposesofassessingandclassifyingsubsurfacesoilandgroundwaterconditions.Thestudyconcludedthatthenativedepositspresentonsiteshouldnotbeconsideredfeasibleforinfiltrationfacilitydesign.Thestudystatesthatitispossiblethatdispersionmayprovefeasibleasameansofstormwatermanagement,providedthatanadequateflowpathbeestablishedforimpervioussitesurfaces,andifsuchareascannotbeestablished,canventionolmeansofstormwatermanagementwillprovenecessaryforthedevelopment.Asurfacewaterdevelopmentfeepernewsinglefamilyresidencewouldapply.The2017Surfacewatersystemdevelopmentfeeis$1,608.00foreachnewlot.Thisissubjecttofinaldesignandpayablepriortoissuanceoftheutilityconstructionpermit.Water:WaterserviceisprovidedbyCityofRenton.TheprojectsiteiswithintheCityofRenton’swaterserviceareaintheKennydale320pressurezone.Thereisanexisting12-inchCitywatermainlocatedinParkAveN,whichcandeliverapproximately4,600gallonsperminute(gpm).Thefireflowrequirementforasinglefamilyhomeis1,000gpmminimumfordwellingsupto3,600squarefeet(includinggarageandbasements).Ifthedwellingexceeds3,600.squarefeet,aminimumof1,500gpmfireflowwouldberequired.Aminimumofonefire/hydrantisrequiredwithin300-feetoftheproposedbuildingandtwohydrantsifthefireflowgoesupto1,500gpm.Therearenoexistinghydrantswithin300-feetoftheproposedhome.Aminimumofonenewfirehydrantwillberequiredtobeinstalledneartheentrancetotheproposeddrivewaytomeetminimumstandards.Thedevelopmentissubjecttoawatersystemdevelopmentcharge(SDC)fee.TheSDCfeeforwaterisbasedonthesizeofthenewdomesticwatertoservetheproject.The2017waterfeeforasingle1-inchmeterinstallis$3,486.00permeter.Eachlotshallhaveaseparatemeter.SanitarySewer:SewerserviceisprovidedbyCityofRenton.Thereisanexisting8-inchwastewatermainlocatedonthewestsideoftheproperty.Thereisoneexistingsewerstubinstalledontotheproperty.Thedevelopmentissubjecttoawastewatersystemdevelopmentcharge(SDC)fee.SDCfeeforsewerisbasedonthesizeofthenewdomesticwatertoservetheprojectThe2017sewerfeefora1-inchmeterinstollis$2,540.00permeter.Eachlotshallhaveaseparatemeter.[i.CONCLUSIONS:1.ThesubjectsiteislocatedintheResidentialMediumDensity(MD)ComprehensivePlandesignationandcomplieswiththegoalsandpoliciesestablishedwiththisdesignation,seeFOF13.2.ThesubjectsiteislocatedintheR-6zoningdesignationandcomplieswiththezoninganddevelopmentstandardsestablishedwiththisdesignationprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOF14.3.TheproposedShortPlatcomplieswiththeResidentialDesignandOpenSpaceStandardsprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOF15.STAFFREPORTMAWEYEVSP(2)
CityofRentonDeportmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMAfl/EVEVSHORTPLATLU417-000503,SHPL-AOctober10,2017Page16of174.TheproposedShortPlatcomplieswiththeCriticalAreasRegulationsprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOP16.5.TheproposedShortPlatcomplieswiththesubdivisionregulationsasestablishedbyCityCodeandstatelawprovidedalladvisorynotesandconditionsarecompliedwith,seeFOE17.6.TheproposedShortPlatcomplieswiththestreetstandardsasestablishedbyCityCodeandthemodificationrequestsupportedbystaff,providedtheprojectcomplieswithalladvisorynotesandconditionsofapprovalcontainedherein,seeFOF17and18.7.Therearesafewalkingroutestotheschoolbusstops,seeFOF19.8.ThereareadequatepublicservicesandfacilitiestoaccommodatetheproposedShortPlat,seeFOE19.jIDECISION:TheMatveyevShortPlat,FileNo.LUA17-000503,asdepictedinExhibit2,isapprovedandissubjecttothefollowingconditions:1.Theapplicantshallsubmitafinaldetailedlandscapeplanthatincludestherequiredshareddrivewaytractlandscaping,requiredfrontyardtreesforLot2,andcomplieswithRMC4-8-120D.12atthetimeofutilityconstructionpermitapplicationtothecurrentplanningprojectmanagerforreviewandapprovalpriortoconstructionpermitissuance.2.Theapplicantshallsubmitforademolitionpermitfortheexistingresidenceandallrequiredinspectionsshallbecompletedpriortotheapprovalofthefinalshortplat.3.Theapplicantshallsubmitafinaldetailedlandscapeplanshowingtwo(2)additionaltreesonLot1inordertomeettheminimumtreedensityrequirementsofthree(3)trees.Onsitelandscapingshillbeinstalledpriortofinaloccupancyfortheindividualhomesandlandscapingwithintheright-of-wayshallbeinstalledpriortoshortplatrecording.4.TheapplicantshalleitherrequestavariancefromtheRentonFireAuthoritytoallowa16-footwidefullypavedfireapparatusaccessroadway,orprovidea20footwidepavedsharedaccessdrivewayforemergencyvehicles.5.TheapplicantshallrecordanoteonthefaceoftheplatthatexecutesasharedmaintenanceagreementforequalownershipandmaintenanceresponsibilitiesforimprovementsinTractA.Adraftversionofthesharedmaintenanceagreementshallbesubmittedforreviewandapprovalbythecurrentplanningprojectmanagerpriortoshortplatrecording.6.ItshallberecordedonthefaceoftheshortplatthatLotIvehicleaccessshallbeexclusivelyfromtheshareddriveway(TractA)anddirectaccesstoParkAve.Nshallnotbepermitted.7.ProjectconstructionshallcomplywiththerecommendationsfoundinthegeotechnicalengineeringstudycompletedbycompletedbyEarthSolutionsNW(ESNW),LLC.(datedMay18th,2017)forthesubdivision.DATEOFDECISIONONLANDUSEACTION:SIGNATURE:_______________________________________________October1012017JenniferHenning,PlanningDirectorDateSTAFFREPORT_MAWEYEVSP(2)
CityofHentonDeportmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMAWEYEVSHORTPLATLUAI7-000503,SHPL-AOctober10,2017Page17of17TRANSMITTEDthis10thdayofOctober,2017totheOwner/Applicant/Contact:Owner:Applicant:EmilMotveyevNicoleMecum807KirklandWayEncompassEngineering&SurveyKirkland,WA98033165NEJuniperSt.Suite201lssaquah,WA98027TRANSMITTEDthisdayofOctober,2017tothePartiesofRecord:CyrusMcNeelySamuelRobbins116102lOthAveE3900PorkAveNBonneyLake,WA98391Renton,WA98056TRANSMITTEDthislOdayofOctober,2017tothefollowing:ChipVincent,CEDAdministratorBrionneBonnwarth,DevelopmentEngineeringManagerAmandaAskren,PropertyServicesVanessaDolbee,CurrentPlanningManagerFireMarshalK.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATION:Theadministrativelandusedecisionwillbecomefinalifthedecisionisnotappealedwithin14daysofthedecisiondate.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHearingExamineronorbefore5:00PMonOctober24,2017.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075(3);WAC197-11-680),togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.RMC4-8-110.BgovernsappealstotheHearingExaminerandadditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,(425)430-6510.SHORTRATEXPIRATION:Theadministrativeshortplatdecisionwillexpiretwo(2)yearsfromthedateofdecision.Asingleone(1)yearextensionmayberequestedpursuanttoRMC4-7-070.M.MODIFICATIONEXPIRATION:TheModificationdecisionwillexpiretwo(2)yearsfromthedateofdecision.Asingleone(1)yearextensionmayberequestedpursuanttoRMC4-9-250.RECONSIDERATION:Within14daysofthedecisiondate,anypartymayrequestthatthedecisionbereopenedbytheapprovalbody.Theapprovalbodymaymodifyhisdecisionifmaterialevidencenotreadilydiscoverablepriortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheapprovalbodyfindssufficientevidencetoamendtheoriginaldecision,therewillbenofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.THEAPPEARANCEOFFAIRNESSDOCTRINE:providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.STAFFREPORT_MAWEYEVSP(2)
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Arborist Report
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GEOTECHNICAL ENGINEERING STUDY
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
DENSITY WORKSHEET
Planning Division
1055 South Grady Way-Renton, WA 98057
Phone: 425-430-7200 | www.rentonwa.gov
1.Gross area of property square feet
2.Deductions: Certain areas are excluded from density calculations.
These include:
Public Streets* square feet
Private access easements* square feet
Critical Areas** square feet
Total excluded area: square feet
3.Subtract line 2 (total excluded area) from line 1 for
net area square feet
4.Divide line 3 by 43,560 for net acreage acres
5.Number of dwelling units or lots planned units/lots
6.Divide line 5 by line 4 for net density = dwelling units/acre
*Alleys (public or private) do not have to be excluded.
**Critical Areas are defined as “Areas determined by the City to be not suitable for
development and which are subject to the City’s Critical Areas Regulations including very high
landslide areas, protected slopes, wetlands, or floodways.” Critical Areas buffers are not
deducted/excluded.
1
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\density.doc Rev: 08/2015
RECEIVED
07/26/2017 aweihs
PLANNING DIVISION
EXHIBIT 9
F’rarIn1cD:,St,,.çsAI(S-II-c(TIc)•N-4NPr7Ic•c\—i—S*N)\ThIStCt’INI2C-LArC?EXHIBIT 10
AngeleaWeihsFrom:AngeleaWeihsSent:Thursday,September28,20173:47PMTo:cmikeathom@msn.com’Subject:MatveyevShortPlat;LUA17-000503Attachments:RS_GeotechReport_Matveyev_170726.pdf;TR_ArboristReport_Matveyev_170726.pdfHelloMr.McNeely,Thankyouforyourcommentsregardingtheaccessorystructurelocatedat3810ParkAveN.Yourcommentswillbetakenintoconsideration.Pleaseseetheattachedarboristreportandgeotechnicalreportperyourrequest.Letmeknowifyouhaveanyadditionalquestions,AngeleaWeihsAssociatePlanner,CityofRenton10555.GradyWayRenton,WA98057(425)430-73121EXHIBIT 11
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA17-000503
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 bet ween the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
5. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
6. This permit 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: Justin Johnson, 425-430-7291, jtjohnson@rentonwa.gov)
1. See Attached Development Engineering Memo dated August 24, 2017
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. See Attached Renton Fire Authority Memo dated August 17, 2017
EXHIBIT 12
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA17-000503
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact Fees per Ordinance 5824 shall be paid.
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.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: August 24, 2017
TO: Angelea Weihs, Planner
FROM: Justin Johnson, Civil Engineer II, Plan Review
SUBJECT: Matveyer Short Plat Pre-App
3810 Park Ave N
LUA17-000503
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official City decision-makers. Review
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal located at parcel(s)
3342700510. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
WATER
1. The project is within the City of Renton’s water service area in the Kennydale 320 pressure zone.
2. There is an existing 12-inch City water main located in Park Ave N (see Water plan no. W-230519
which has a static water pressure of approximately 81.7 psi at elevation 130) which can deliver
approximately 4600 gallons per minute (gpm). Site requires a pressure reducing values if the
water pressure is greater than 80 psi.
3. There is an existing ¾” water meter serving the existing home off of Park Ave N.
4. Contractor needs to show how they plan to provide water service to lot 2
5. The site is located outside of an Aquifer Protection Area.
6. 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. The2017 water fee for
a single 1-inch meter install is $3,486.00 per meter. Each lot shall have a separate meter.
7. Adequate horizontal and vertical separations between the new water main and other utilities
(storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the
operation and maintenance of the water main.
LUA17-000503
Matveyer Short Plat
Page 2 of 3
SEWER
1. Sewer service is provided by City of Renton.
2. There is an existing 8-inch wastewater main located on the west side of the property (Record
Drawing: S-014207)
3. There is one existing sewer stub installed onto the property.
4. 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 2017 sewer fee
for a 1-inch meter install is $2,540.00 per meter. Each lot shall have a separate meter.
SURFACE WATER
1. There are no existing stormwater facility onsite.
2. There is currently a 12 in storm water main located on the on the west side of the property.
Short plat shall be required to make the connection of the existing culvert to matching 12 inch
storm drain.
3. Applicant will need to show the purposed perforated pipe connection to the City of Renton
surface water system.
4. Applicant will need to address the use of BMPs for the frontage improvements and shared
driveway tract.
5. Appropriate individual lot flow control BMPs will be required to help mitigate the new runoff
created by this development. The final drainage plan and drainage report must be submitted with
the utility construction permit application.
6. The 2017 Surface water system development fee is $1,608.00 for each new lot. This is payable
prior to issuance of the construction permit.
TRANSPORTATION
1. The proposed development fronts Park Ave N along the west property line(s). Park Ave N is
classified as a Collector Arterial Road. Existing right-of-way (ROW) width is approximately 50 feet.
To meet the City’s complete street standards for collector arterial streets, minimum right of way
width is 83 feet. Dedication of 16.5 feet of right of way would be required. However, the City’s
transportation group has determined and will support an alternate standard to match the
established street section for Park Ave N. The City established street section for Park Ave N, which
shall be installed by the developer as part of the proposed short plat, will allow a pavement width
of 36-feet, 8 foot planting strips, 5-foot sidewalks, and 0.5-foot curb. This recommendation results
in a total right of way width of 63 feet, requiring 6.5-feet of ROW dedication. Applicant has
submitted an application to the City requesting a modification of the street frontage
improvements as outlined in City code 4-9-250C5d.
2. Refer to City code 4-6-060J regarding shared driveway regulations.
a. Shared driveways may be allowed for access to four (4) or fewer lots provided:
i. At least one of the four (4) lots abuts a public right-of-way with at least fifty (50)
linear feet of property; and
ii. The shared driveway is no more than 200 feet in length; and
b. The shared driveway would be required to provide a turn-around in accordance with RMC
4-6-060H.
3. Payment of the transportation impact fee is applicable on the construction of the single family
houses at the time of application for the building permit. The 2017 rate of transportation impact
LUA17-000503
Matveyer Short Plat
Page 3 of 3
fee is $5,430.85 per single family house. The transportation impact fee that is current at the time
of building permit application will be levied, payable at building permit issue.
GENERAL COMMENTS
1. All construction or service utility permits for drainage and street improvements will require
separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans
shall be prepared by a licensed Civil Engineer.
2. When utility plans are complete, please submit four (4) copies of the drawings, two (2) copies of
the drainage report, one (1) complete electronic submittal (drawings and drainage report), the
permit application, an itemized cost of construction estimate, and application fee at the counter
on the sixth floor.
3. All sewer stubs, water services and storm connections are required to be provided to each lot
prior to recording of the short plat.
4. Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed
based on the fee that is current at the time of the permit application.
5. All utilities serving the site are required to be undergrounded.
6. Survey shall be required due the property line conflict on the east side of the lot.
FIRE & EMERGENCY SERVICES DEPARTMENT
M E M O R A N D U M
DATE: August 17, 2017
TO: Angela Weihs, Associate Planner
FROM: Corey Thomas, Plans Review Inspector
SUBJECT: Matveyev Short Plat
Environmental Impact Comments:
1. The fire impact fees are currently applicable at the rate of $718.56 per
single family unit. Credit will be granted for the retention of the one
existing home. Fee is paid at time of building permit issuance.
Code Related Comments:
1. The fire flow requirement for a single family home is 1,000 gpm
minimum for dwellings up to 3,600 square feet (including garage and
basements). If the dwelling exceeds 3,600 square feet, a minimum of
1,500 gpm fire flow would be required. A minimum of one fire hydra nt
is required within 300-feet of the proposed building and two hydrants
if the fire flow goes up to 1,500 gpm. There are no existing hydrants
within 300-feet of the proposed home. A minimum of one new fire
hydrant will be required to be installed near the entrance to the
proposed driveway.
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.
The proposed 16-foot wide roadway is not acceptable. If applicant
seeks a variance to 16-feet wide road with the condition that all
future homes are to be equipped with an approved fire sprinkler
system, then they need to do so. No variance request has been
received by the Renton Fire Authority.