HomeMy WebLinkAboutEx09_D_Report_Admin_Green's_Landing_Exhibits_180507DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
Green’s Landing Administrative Report
A. ADMINISTRATIVE REPORT & DECISION
DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
REPORT DATE: May 7, 2018
Project Name: Green’s Landing Short Plat
Owner/Applicant: Norm & Cynthia Green, 105 Harpeth Hills Dr, Franklin, TN 37069
Contact: Lou Larsen, Pacific Engineering Design, LLC, 15445 53rd Ave S, Suite 100, Seattle, WA
98188
Project File Number: PR18-000022
Land Use File
Number:
LUA18-000024, SHPL-A, MOD
Project Manager: Jill Ding, Senior Planner
Project Summary: The applicant is requesting Preliminary Short Plat approval and Street Modification
approval for the subdivision of an existing 50,534 square foot site zoned R-8 into 6 lots
and two tracts for the future construction of single-family residences. An existing
residence is proposed for removal. The proposed lots would range in area from 5,015
square feet to 6,010 square feet. Tract A is a proposed shared driveway tract with an
area of 1,412 square feet and Tract B is a proposed stormwater tract with an area of
6,058 square feet. A 30-foot right-of-way dedication is proposed along Hoquiam Ave
NE. Frontage improvements consisting of paving, curb and gutter, sidewalk and
landscaping are proposed along NE 2nd St and Hoquiam Ave NE. A street modification
is proposed to relocate the landscape strip required between the curb and sidewalk to
the back of the proposed sidewalk to match existing improvements in the area. No
critical areas are mapped on the project site.
Project Location: 5008 NE 2nd St (Parcel No. 1523059219)
Site Area: 50,534 square feet (1.16 acres)
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Exhibit 9
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GREEN’S LANDING SHORT PLAT LUA18-000024
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B. EXHIBITS:
Exhibits 1: Administrative Short Plat Report & Decision
Exhibit 2: Preliminary Short Plat Map
Exhibit 3: Public Comments and Staff Response
Exhibit 4: Conceptual Landscape Plan
Exhibit 5: Tree Retention Plan
Exhibit 6: Street Modification Justification
Exhibit 7: Grading and Drainage Plan
Exhibit 8: Technical Information Report, prepared by Pacific Engineering Design, LLC, dated
January 2, 2018
Exhibit 9: Geotechnical Report prepared by Robert M. Pride, LLC, dated August 7, 2015
Exhibit 10: Utilities Plan
Exhibit 11: Advisory Notes to Applicant
C. GENERAL INFORMATION:
1. Owner(s) of Record:
Norm & Cynthia Green
105 Harpeth Hills Drive
Franklin, TN 37069
2. Zoning Classification: R-8
3. Comprehensive Plan Land Use Designation: Residential Medium Density (RMD)
4. Existing Site Use: Existing single-family residence proposed for
removal
5. Critical Areas: None mapped
6. Neighborhood Characteristics:
a. North: Single-family residential, R-8 zone
b. East: Single-family residential, R-4 zone
c. South: Single-family residential, R-4 zone
d. West: Single-family residential, R-8 zone
6. Site Area: 1.16 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
Annexation N/A 5171 01/08/2006
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E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by King County Water District 90.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch sewer main
located in Hoquiam Ave NE frontage. There is no existing sewer main within NE 2nd St.
c. Surface/Storm Water: There is an existing 12-inch diameter stormwater conveyance pipe on the
opposite side of Hoquiam Ave NE.
2. Streets: The project site is a corner lot with frontage on two public streets Hoquiam Ave NE and NE 2nd
St. NE 2nd St is a residential street with an available right-of-way width of 60 feet. Hoquiam Ave NE is a
residential street with an available right-of-way width of 30 feet.
3. Fire Protection: Renton Fire Authority
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-110: Residential Development Standards
2. Chapter 4 Property Development Standards
3. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
4. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivision
5. Chapter 9 Permits – Specific
a. Variances, Waivers, Modifications, and Alternates
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 January
18, 2018. The review of the project was placed on hold on February 1, 2018 and was taken off hold on
March 19, 2018. The project complies with the 120-day review period.
2. The project site is located at 5008 NE 2nd St.
3. The project site is currently developed with an existing single-family residence proposed for removal.
4. Access to Lots 1-4 is proposed via a shared driveway off of Hoquiam Ave NE and access to Lots 5 and 6
is proposed via individual driveway access off of Hoquiam Ave NE.
5. The property is located within the Residential Medium Density (RMD) Comprehensive Plan land use
designation.
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6. The site is located within the R-8 zoning classification.
7. There are approximately 74 trees located on-site, of which the applicant is proposing to retain a total of
12 trees.
8. No critical areas are mapped on the project site.
9. Approximately 1,100 cubic yards of material would be cut and negligible amounts of fill would be required
for the grading of the new lots.
10. The applicant is proposing to begin construction in fall/winter of 2018 and end in spring/summer of
2019.
11. Staff received five public comments and staff provided responses to each comment received (Exhibit 3).
Several public comments included tree retention and concerns expressed regarding traffic in the area
during student arrival and dismissal from Maplewood Heights Elementary School.
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 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.
Goal L-T: Create a functioning and exemplary urban forest that is managed at optimum
levels for canopy, health, and diversity.
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
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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 4-2-110A, 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 gross site area of 50,534 square feet. After the
deduction of the 9,859 square foot right-of-way dedication and the 1,412 square foot
shared driveway, the project site would have a net area of 39,263 square feet (0.90 net
acres). The proposal for 6 lots on the 0.90 net acre site would result in a net density of
6.67 du/net acre, which is within the density range permitted in the R-8 zone.
Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A
minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot
depth of 80 feet is required.
The following table identifies the proposed approximate dimensions for Lots 1-6 and
Tract A.
Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet)
Lot 1 5,504 68 81
Lot 2 6,010 68 91
Lot 3 5,831 50 87
Lot 4 5,460 68 80
Lot 5 5,015 58 86
Lot 6 5,384 63 86
Tract A 1,412 N/A N/A
Tract B 6,058 N/A N/A
Staff Comment: As proposed, all lots would comply with the minimum lot size, width,
and depth requirements of the R-8 zone.
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: All lots contain adequate area for compliance with the required
setbacks. Compliance with setbacks would be verified at the time of Building Permit
review. Based on the layout proposed, the front yard areas for Lots 2 and 3 would be
oriented towards the shared driveway.
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
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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,
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 minim um of two
trees are to be located in the front yard prior to final inspection for the new Single
Family Residence. A 15-foot wide landscape strip is required around the perimeter of
any stormwater facility. The 15-foot wide landscape strip is required to be located
within the stormwater tract and outside the perimeter of any fencing around the
facility.
Staff Comment: A Conceptual Landscape Plan (Exhibit 4) was submitted with the project
application materials. A 10-foot wide landscape strip is proposed along all street
frontages. However, it appears that most if not all of the landscape strip would be
located within the public right-of-way. Street trees are proposed to be relocated from
between the curb and sidewalk (per the modification requested, see further discussion
below under FOF 16) and would instead be planted within the 10-foot on-site landscape
strip in back of the sidewalk. In addition, a minimum of two trees are proposed to be
retained within the front yard areas of Lots 2 and 3, which would satisfy the front yard
tree planting requirement. Landscaping comprised of trees, shrubs, and salal is proposed
within the stormwater detention tract (Tract B).
A 10-foot on-site landscape strip is required along all street frontages (Hoquiam Ave NE
and NE 2nd St). Staff recommends as a condition of approval that a detailed landscape
plan meeting the requirements of RMC 4-8-120D.12 be submitted at the time of
Construction Permit review for review and approval by the Current Planning Manager.
The detailed landscape plan shall include, but not be limited to, a 10-foot on-site
landscape strip along all street frontages and a minimum 15-foot perimeter landscape
buffer around the stormwater detention tract.
To ensure that all common improvements are maintained, staff recommends as a
condition of approval that a Homeowners Association be established to maintain all
common improvements within the short plat. Draft CC and R’s for the Homeowners
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Association shall be submitted to the City for review and approval at the time of
Construction Permit review.
Compliant if
condition of
approval is
met
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: A Conceptual Tree Retention Plan (Exhibit 5) was included with the
project application. According to the submitted plan, a total of 74 significant trees were
identified on the project site, 8 trees have been identified as dangerous, 14 trees are
within areas of right-of-way dedication and 1 tree is located within the proposed shared
driveway tract, resulting in 51 protected trees. Based on the City’s retention requirement
of 30 percent (30%) the applicant would be required to retain or replace 15 trees on the
project site. The applicant has identified 12 trees as viable for retention; therefore the
applicant would be required to mitigate for the removal of 3 significant trees. Based on
a replacement ratio of 6 minimum 2-inch caliper replacement trees for every protected
tree removed, a total of 18 minimum 2-inch caliper replacement trees would be required
to be planted on the project site. In addition, each lot would be required to provide the
minimum two trees required per 5,000 square feet for compliance with the minimum
tree density requirements.
The submitted Conceptual Landscape Plan (Exhibit 4) includes the planting of 10 trees
within the right-of-way and 19 trees on the project site, which would satisfy the tree
replacement requirements as well as the minimum tree density requirements. Any
replacement trees that are not required for compliance with the minimum tree density
requirements on the individual lots are required to be placed within a tree tract. Due to
the lack of additional area available for a tree tract, staff recommends that these
replacement trees be planted within the stormwater detention tract (Tract B) and that
this tract be considered a stormwater/tree retention tract.
Staff recommends as a condition of approval that a final Tree Retention and
Replacement Plan be submitted at the time of Construction Permit application for
review and approval by the Current Planning Project Manager. The final Tree Retention
and Replacement Plan shall include the planting of a minimum of 18 minimum 2-inch
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caliper replacement trees and a minimum of two trees per 5,000 square feet of lot area
for compliance with the minimum tree density requirements. Any replacement trees that
are not required for compliance with an individual lots minimum tree density should be
planted within the stormwater detention tract and the stormwater detention tract
(Tract B) shall be renamed to a Stormwater Detention/Tree Retention Tract.
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 new lot would contain adequate area for compliance with the
minimum parking requirements. Compliance with parking would be verified at the time
of Building Permit review for the new single-family residences.
N/A
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: No fences or retaining walls are currently proposed.
15. Design Standards: Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are
applicable in the R-4, R-6, R-8 zone. The Standards implement policies established in the Land Use
Element of the Comprehensive 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:
N/A
Lot Configuration: One of the following is required of preliminary plat applications:
1. Lot width variation of 10 feet (10’) minimum of one per four (4) abutting
street-fronting lots, or
2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross
square feet size difference) for street-fronting lots, or
3. A front yard setback variation of at least five feet (5’) minimum for at least
every four (4) abutting street fronting lots.
Staff Comment: Not applicable as the proposal is a short plat.
Lots shall be configured to achieve both of the following:
1. The location of stormwater infiltration LID facilities is optimized,
consistent with the Surface Water Design Manual. Building and property
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line setbacks are specified in the Surface Water Design Manual for
infiltration facilities.
2. Soils with good infiltration potential for stormwater management are
preserved to the maximum extent practicable as defined by the Surface
Water Design Manual.
Staff Comment: The proposed subdivision will be required to comply with the
requirements of the 2017 City of Renton Surface Water Design Manual.
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 with 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 with this standard would be verified at the time of
Building Permit review. It should be noted that the fronts of the homes on Lot 1 and 4
would be required to face Hoquiam Ave NE with side load garages, and the fronts of
the homes on Lot 2 and 3 would be oriented to face the shared driveway tract.
Compliance
not yet
demonstrated
Façade 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 with this standard would be verified at the time of
Building Permit review.
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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.
Staff Comment: Compliance with 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 with 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 with 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 with 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 with this standard would be verified at the time of
Building Permit review.
16. 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:
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Compliance Subdivision Regulations and Analysis
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of the street standards. Alley loaded access is the
preferred street pattern.
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: Access to Lots 1-4 is proposed via a shared driveway tract (Tract A) off of
Hoquiam Ave NE. Access to Lot 5 and 6 is proposed via individual driveways off of
Hoquiam Ave NE. Alleys are not proposed within the proposed short plat layout. Staff has
reviewed the proposed lot layout and determined that the use of an alley layout would
be infeasible due to the amount of right-of-way dedication required, which constrains the
site and limits the area available for an alley while retaining the 6 proposed lots. As
previously conditioned above, a Homeowners Association would be required to maintain
all shared improvements, this would include the maintenance of the proposed shared
driveway tract (Tract A).
N/A Blocks: Blocks shall be deep enough to allow two tiers of lots.
Staff Comment: Not applicable, no blocks are proposed.
Compliant if
condition of
approval is
met
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 site is a corner parcel and has frontages on two public streets
Hoquiam Ave NE and NE 2nd St. NE 2nd Street is a residential street with an available
right-of-way width of 60 feet. Hoquiam Ave NE is a residential street with an available
right-of-way width of 30 feet. The required pavement width on NE 2nd St is 32 feet, to
match the existing width of the corridor west of the site. Per RMC 4-6-060, street
frontage improvements including 0.5-foot wide curbs, 8-foot wide landscaped planter
with street trees, 5-foot wide sidewalk, drainage improvements, and streetlights are
required on NE 2nd St. The applicant has requested a modification (Exhibit 6) from these
standards to relocate the planter strip to behind the sidewalk to be consistent with the
remaining corridor, see further discussion below under FOF 17 Modification.
Per RMC 4-6-060, half street frontage improvements, including 30 feet of right-of-way
dedication, paving, curb and gutter, 8-foot wide planter strip with street trees, and
sidewalk will be required to be built along the Hoquiam Ave NE frontage. The applicant
has requested a modification (Exhibit 6) from these standards to relocate the required
8-foot wide landscape strip to the back of the sidewalk to be consistent with the
remaining corridor, see further discussion below under FOF 17 Modification.
Each new lot is subject to a Transportation Impact Fee. The 2018 Transportation Impact
Fee is $5,430.85 per single-family home. The Transportation Impact Fee is due at the time
of Building Permit issuance for each individual home.
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The surrounding properties are developed with detached single-family
residences and the proposal would be compatible with the surrounding development. The
proposed lots are rectangular in shape and each lot would have frontage on a public right-
of-way or shared driveway.
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City of Renton Department of Community & Economic Development Administrative Report & Decision
GREEN’S LANDING SHORT PLAT LUA18-000024
May 7, 2018 Page 12 of 17
Green’s Landing Administrative Report
17. Street Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250D, the applicant is
requesting an Administrative Modification from RMC 4-6-060F.2, Minimum Design Standards for Public
Streets and Alleys, for residential streets Hoquiam Ave NE and NE 2nd St. The applicant is proposing to
place the sidewalk flush with the back of curb, placing the 8-foot planter strip behind the sidewalk along
the project street frontages on both Hoquiam Ave NE and NE 2nd St. The proposal is compliant with the
following modification criteria, pursuant to RMC 4-9-250D, if all recommended conditions of approval
are met. Therefore, staff is recommending approval of the requested modification.
Compliance Street Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
Staff Comment: The Community Design Element has applicable policies listed under a
separate section labeled Promoting a Safe, Healthy, and Attractive Community. These
policies address walkable neighborhoods, safety, and shared uses. The intent of the
policies are to promote new development with walkable places that support grid and
flexible grid street and pathway patterns, and are visually attractive, safe, and healthy
environments. The requested street modification is consistent with these policy
guidelines.
b. Will meet the objectives and safety, function, appearance, environmental
protection, and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The City’s Community and Economic Development section have reviewed
the Hoquiam Ave NE and NE 2nd corridor adjacent to the project site and are
recommending that the section with sidewalk flush with back of the curb be allowed at
the site frontage. This recommendation is made to provide consistency with the existing
frontage improvements in the corridor. The 5-foot wide sidewalk should be provided flush
with the back of the curb, and the 8-foot wide landscaped planter should be provided
back of the sidewalk. The proposed frontage improvements would meet the objectives
of safety, function and appearance as intended by the code.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The frontage improvements will be consistent with the surrounding
neighborhood and will not be injurious to other properties in the vicinity.
d. Conforms to the intent and purpose of the Code.
Staff Comment: This modification provides a consistent pedestrian route in and around
the existing residential area. See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
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City of Renton Department of Community & Economic Development Administrative Report & Decision
GREEN’S LANDING SHORT PLAT LUA18-000024
May 7, 2018 Page 13 of 17
Green’s Landing Administrative Report
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. Fire impact fees are applicable
at the rate of $829.77 per single-family unit. 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: Maplewood Heights
Elementary, McKnight Middle School and Hazen High School. Students attending
Maplewood Heights Elementary would walk 0.29 miles to school along the following
route: east along NE 2nd St to Jericho Ave NE where they would walk south to the school.
Any new students attending McKnight Middle or Hazen High Schools from the proposed
development would be bussed to their schools. The stop is located approximately 0.13
miles from the project site at NE 2nd St and Jericho Ave NE. Students would walk to the
east along NE 2nd St to the bus stop at the intersection of NE 2nd St and Jericho Ave NE to
wait for the bus.
Staff received several public comments with respect to safe walking routes to
Maplewood Heights Elementary School (Exhibit 3) in particular with regards to the lack
of sidewalk along NE 2nd St to the west of the project site and along Jericho Ave NE from
NE 2nd St to the school. Sidewalk improvements would be required along NE 2nd St and
Hoquiam Ave NE frontages of the project site and would aid in providing safe walking
routes to school for any students generated by the proposed development as well as
other students in the surrounding neighborhood. In addition, it appears that students
attending Maplewood Heights could cross NE 2nd St and head south along Hoquiam Place
NE and then east along NE 1st Court, south along Ilwaco Pl NE and then east to Jericho
Ave NE there would be sidewalks along the entire walking route.
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 fee is payable to the
City as specified by the Renton Municipal Code. Currently the fee is assessed at
$6,432.00 per single-family residence.
Parks: A Park Impact Fee would be required for the future houses. The current Park
Impact Fee is $2,740.07. 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 Preliminary Drainage Plan (Exhibit 7) and Technical Information Report
(TIR), dated January 2, 2018, prepared by Pacific Engineering (Exhibit 8) was submitted
with the project application materials. Based on the City of Renton’s flow control map,
the site falls within the Flow Control Standards Forested site conditions and is within the
Lower Cedar Drainage Basin. The development is subject to Full Drainage Review in
accordance with the 2017 Renton Surface Water Design Manual (RSWDM). The site is
located in the Flow Control Standard Forested Site Conditions. All nine core requirements
and the six special requirements have been discussed in the Technical Information Report.
A private combined detention/wet vault, within Tract B, is proposed to meet the detention
and water quality requirements of the project. The detention/water quality vault shall be
designed in accordance with the RSWDM. All new conveyance systems constructed as
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City of Renton Department of Community & Economic Development Administrative Report & Decision
GREEN’S LANDING SHORT PLAT LUA18-000024
May 7, 2018 Page 14 of 17
Green’s Landing Administrative Report
part of the project must be sized to RSWDM standards for the total tributary area that
the storm systems serve. A drainage plan and Technical Information Report (TIR), based
on RSWDM are required with the construction permit submittal.
A geotechnical report, dated August 7, 2015, prepare by Robert M. Pride, LLC (Exhibit 9)
was submitted with the project application materials. The submitted geotechnical report
included infiltration testing dated October 19, 2017, prepared by Riley Group (Exhibit 9)
was also provided. The submitted report describes the site as containing silty sand to a
depth of approximately 3 feet below grade. The soils are underlain with recessional
outwash/weathered lodgment till deposits. The infiltration testing report included log
from one test pit in the site near NE 2nd St. Infiltration tests and geotechnical report
meeting all the requirements of the 2017 City of Renton Surface Water Design Manual
(RSWDM) should be provided with the construction permit. The infiltration testing should
be performed at minimum at the location where infiltration on-site BMPs are proposed
for the project. The location of the infiltration test currently included in the report is near
NE 2nd St and the full infiltration BMP is proposed in Tract A access tract, located further
away from the infiltration test location. Staff recommends as a condition of approval that
additional infiltration tests be done on the site where infiltration BMPS are proposed. If
the infiltration tests do not provide information that the required minimum infiltration
rate is available at the proposed full infiltration BMP location, the applicant may be
required to apply additional on-site BMPs in order to meet the minimum requirements
outlined in Core Requirement #9. This may impact the maximum ground impervious
surface allowed on the lots, which may impact the building square footage. The additional
infiltration testing shall be provided to the Plan Reviewer at the time of Construction
Permit application for review and approval.
Each new lot is subject to a stormwater system development charge. The 2018 SDC for
stormwater is $1,718.00 per lot. Stormwater SDC fees are due at construction permit
issuance.
Water: Water service is provided by King County Water District 90. Approved
Construction Plans from Water District 90 shall be provided to the City at the time of
Construction Permit review. Fire hydrants and fire flow shall meet the requirements of
Renton Fire Authority.
Sanitary Sewer: Wastewater service is provided by the City of Renton. There is an
existing 8-inch wastewater main located in Hoquiam Ave NE frontage. There is no
existing wastewater main on NE 2nd St frontage.
Extension of 8-inch diameter sewer main is required on the entire NE 2nd St frontage from
the existing sewer manhole located at the intersection of Hoquiam Ave NE and NE 2nd St,
to provide future service to properties located upstream. The sewer main extension will
need to extend across NE 2nd St frontage at a slope that will enable sewer to be provided
to the maximum number of properties to the west. Staff recommends as a condition of
approval that a revised utility plan be submitted at the time of Construction Permit
review showing the required 8-inch diameter sewer main extension along the entire NE
2nd St frontage from the existing sewer manhole located at the intersection of Hoquiam
Ave NE and NE 2nd St, to provide future service to properties located upstream. The
revised Utility Plans shall be submitted to the Plan Review at the time of Construction
Permit application for review and approval.
The development is subject to applicable wastewater system development charges (SDC
fees) based on the size of the new domestic water to serve the project. The current sewer
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City of Renton Department of Community & Economic Development Administrative Report & Decision
GREEN’S LANDING SHORT PLAT LUA18-000024
May 7, 2018 Page 15 of 17
Green’s Landing Administrative Report
fee for a 1-inch meter is $2,837.00 per meter. SDC fees are payable at construction
permit issuance.
The Central Plateau Interceptor Special Assessment District fee (SAD) fee will be
applicable on the project. As of 3/25/2018, the SAD fee rate per lot is $512.83 plus
additional interest per day of $0.05111. The rate that will be applicable on the issuance
day of the utility construction permit will be required on this project. The fee is due at
construction permit issuance
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 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 subdivision regulations as established by City Code and state
law provided all advisory notes and conditions are complied with, see FOF 16.
5. The proposed street modification complies with the modification criteria as established by City Code,
provided the project complies with all advisory notes and conditions of approval, see FOF 17.
6. There are safe walking routes to the school bus stop and Elementary School, see FOF 18.
7. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 18.
J. DECISION:
The Green’s Landing Short Plat, File No. LUA18-000024, as depicted in Exhibit 2, is approved and is subject to
the following conditions:
1. A detailed landscape plan meeting the requirements of RMC 4-8-120D.12 shall be submitted at the time
of Construction Permit review for review and approval by the Current Planning Manager. The detailed
landscape plan shall include, but not be limited to, a 10-foot on-site landscape strip along all street
frontages and a minimum 15-foot perimeter landscape buffer around the stormwater detention tract.
2. A Homeowners Association shall be established to maintain all common improvements within the short
plat. Draft CC and R’s for the Homeowners Association shall be submitted to the City for review and
approval at the time of Construction Permit review.
3. A final Tree Retention and Replacement Plan shall be submitted at the time of Construction Permit
application for review and approval by the Current Planning Project Manager. The final Tree Retention
and Replacement Plan shall include the planting of a minimum of 18 minimum 2-inch caliper
replacement trees and a minimum of two trees per 5,000 square feet of lot area for compliance with
the minimum tree density requirements. Any replacement trees that are not required for compliance
with an individual lots minimum tree density shall be planted within the stormwater detention tract
and the stormwater detention tract (Tract B) shall be renamed to a Stormwater Detention/Tree
Retention Tract.
4. Additional infiltration tests shall be done on the site where infiltration BMPS are proposed. If the
infiltration tests do not provide information that the required minimum infiltration rate is available at
the proposed full infiltration BMP location, the applicant may be required to apply additional on-site
BMPs in order to meet the minimum requirements outlined in Core Requirement #9. This may impact
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City of Renton Department of Community & Economic Development Administrative Report & Decision
GREEN’S LANDING SHORT PLAT LUA18-000024
May 7, 2018 Page 16 of 17
Green’s Landing Administrative Report
the maximum ground impervious surface allowed on the lots, which may impact the building square
footage. The additional infiltration testing shall be provided to the Plan Reviewer at the time of
Construction Permit application for review and approval.
5. A revised utility plan shall be submitted at the time of Construction Permit review showing the required
8-inch diameter sewer main extension along the entire NE 2nd St frontage from the existing sewer
manhole located at the intersection of Hoquiam Ave NE and NE 2nd St, to provide future service to
properties located upstream. The revised Utility Plans shall be submitted to the Plan Review at the time
of Construction Permit application for review and approval.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED this 7th day of May, 2018 to the Owner/Applicant/Contact:
Owner/Applicant: Contact:
Norm & Cynthia Green
105 Harpeth Hills Dr
Franklin, TN 37069
Lou Larsen
Pacific Engineering Design, LLC
15445 53rd Ave S, Suite 100
Seattle, WA 98188
TRANSMITTED this 7th day of May, 2018 to the Parties of Record:
Brent Begalka
4919 NE 2nd St
Renton, WA 98057
Julie and Tod Reinheimer
5134 NE 2nd St
Renton, WA 98059-4866
Tam Swett
4924 NE 2nd St
Renton, WA 98059-4956
David Kim
4653 NE 2nd St
Renton, WA 98059-5249
Melissa and Shawn Cantu
5002 NE 2nd St
Renton, WA 98059-4955
Jamie McGinnis
5003 NE 2nd St
Renton, WA 98059
Stephen Strub
5103 NE 2nd Ct
Renton, WA 98059-4866
TRANSMITTED this 7th day of May, 2018 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Vanessa Dolbee, Current Planning Manager
Fire Marshal
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5/7/2018 | 1:24 PM PDT
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City of Renton Department of Community & Economic Development Administrative Report & Decision
GREEN’S LANDING SHORT PLAT LUA18-000024
May 7, 2018 Page 17 of 17
Green’s Landing Administrative Report
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 May 21, 2018. 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 two (2) 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.
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LOT 1
LOT 2
LOT 6
LOT 3
TRACT B (STORMWATER)
LOT 5
LOT 4
TRACT A
(ACCESS)
IN COMPLIANCE WITH CITY OF RENTON STANDARDS----GREEN’S LANDING SHORT PLATGREEN’SLANDINGSHORTPLATSHEET01LUA----C----GREEN’SLANDINGSHORTPLATR-----PR----EXHIBIT 2
RECEIVED
01/11/2018 jding
PLANNING DIVISION
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February 15, 2018
Brent Begalka
4919 NE 2nd Street
Renton, WA 98059
SUBJECT: Green's Landing Short Plat, LUA18-000024, SHPL-A, MOD
Dear Mr. Begalka:
Thank you for your comments, I have added you as a party of record for this project, this means that you
will received copies of written correspondence from the City to the Applicant regarding the proposal. I
have also included your comments in the official file for consideration by the decision maker.
In your letter, you cited concerns with regards to tree removal and increased development in the
neighborhood. The City of Renton has adopted regulations regarding the density of development and tree
retention. The City’s adopted tree retention requirements require the retention and/or replacement of
30 percent of the trees on the project site. As there are many mature evergreen trees occupying the site,
special care will be taken during our review to look into the retention of as many trees as are practical. If
it is not feasible to retain 30 percent of the existing trees on the site, the applicant will be required to
plant replacement trees to mitigate for the impacts of the loss of tree cover.
Please contact me at (425) 430-6598 or jding@rentonwa.gov if you have any further questions on this
project.
Sincerely,
Jill Ding
Senior Planner
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From: Jill Ding
Sent: Thursday, January 18, 2018 10:44 AM
To: 'David & Miriam Kim'
Subject: RE: Green's Landing 5008 NE 2nd St. Proposed Land Action
David,
Thank you for this additional information, this will be helpful for my review of this proposal.
Sincerely,
Jill Ding
Senior Planner
City of Renton
Community and Economic Development
6th floor
1055 S Grady Way
Renton, WA 98057
425-430-6598
jding@rentonwa.gov
From: David & Miriam Kim [mailto:daveandmiriam8@gmail.com]
Sent: Thursday, January 18, 2018 10:34 AM
To: Jill Ding <JDing@Rentonwa.gov>
Subject: Re: Green's Landing 5008 NE 2nd St. Proposed Land Action
January 17th, 2018,
Dear Ms. Ding,
Thank you for taking the time to respond so quickly to our comments. We are pleased with the
project in general as well as the much needed infrastructure improvements are welcomed and
benefits all of us.
However, we want the city to recognize/study the increased levels of traffic down NE 2nd st. with all
the new development in our neighborhood.
Maplewood Heights Elementary is far beyond its intended capacity, and this has created a bit of a
free for all during transition times in the morning and afternoon. This sends a lot of extra traffic thru
the neighborhood, down NE 2nd St. to Duvall and Union. Unfortunately, most drivers are trying to
save a few seconds, and are often careless, ignoring pedestrians and stop signs.
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Since this narrow stretch of NE 2nd doesn’t have sidewalks or much of a shoulder, most parents are
not willing to walk this stretch themselves to meet students at school. We believe if one side
provided a sidewalk, it might eliminate a few cars from jamming up the school zone and sending
traffic into the neighborhood.
The adjacent property to the west that is developed from the old neighborhood (parcel
#1523059217), would represent the last 1/2 block with no sidewalk (see photo).
As we anticipate more students using the new sidewalk, there would be this transition that forces
them back out into the old narrower road that speeding or careless drivers may not recognize and
we’d like to see a speed bump. We’d also anticipate more students crossing at NE 2nd and Hoquiam
and NE 2nd and Field Ave NE.
In the past we have reviewed this same stretch with the Mayor’s office. We understand at the time
the Citywide Sidewalk data was from 2008, likely before many of these homes were built and that an
updated version was forthcoming.
Thank you again for taking the time to address our comments and we look forward to working with
the city to address our concerns.
Sincerely,
David Borough Kim
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4653 NE 2nd St.
Renton, WA 98059
312-909-9392
On Jan 17, 2018, at 6:49 AM, Jill Ding <JDing@Rentonwa.gov> wrote:
Dear Mr. Kim,
Thank you for your comments, I have added them to the official file for consideration by
the decision maker. I have also added you as a party of record for this project, which
means that you will receive copies of correspondence and any decisions issued by the
City. It looks like you are pleased with the infrastructure improvements that would be
constructed as part of this project, but that you have some concerns with regards to
safe walking conditions to school for neighborhood elementary aged children. You
mention, in your comments, and undeveloped parcel that you would like the sidewalk
extended along, could your clarify for me which parcel it is? I am guessing that it is the
two parcels immediately to the west of the project site, but I wanted to confirm with
you. We can review as part of our safe walking route to schools as to whether or not
additional walking paths can be required as part of this proposal. You also noted that
you wanted the developer to pay a fee to the school in exchange for the additional
students that may be generated by the proposed development. The Renton School
District has implemented a school impact fee that the developer will be required to pay
when the homes are constructed. This fee is currently assessed at $6,432 per new
home.
Thank you again for your comments on this proposal.
Sincerely,
Jill Ding
Senior Planner
City of Renton
Community and Economic Development
6th floor
1055 S Grady Way
Renton, WA 98057
425-430-6598
jding@rentonwa.gov
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From: David & Miriam Kim [mailto:daveandmiriam8@gmail.com]
Sent: Tuesday, January 16, 2018 2:45 PM
To: Jill Ding <JDing@Rentonwa.gov>
Subject: RE: Green's Landing 5008 NE 2nd St. Proposed Land Action
January 16, 2018
Jill Ding
Senior Planner
City of Renton
1055 S. Grady Way, 6th Floor
Renton, WA 98057
Dear Ms. Ding,
We were referred to you by Alex Morganroth in customer service regarding the
Proposed Land Action at 5008 NE 2nd St. as we have a few comments we would
like to make as the city studies this proposal.
Our primary concern with this development is focused on traffic management. As
development in the East Renton Highlands has grown, NE 2nd St. has become a
major bypass for traffic, and we’ve seen increased usage and speeds. This
particular stretch of NE 2nd st., has been an area we’ve communicated with
Mayor Law regarding safety for students attending Maplewood Heights
Elementary a short distance away. Here are a few thoughts regarding this project:
1. We are excited to see this development and the much needed infrastructure
improvements to NE 2nd St.
2. Under the plan provided by the city, it still appears to leave a large adjacent
parcel AS/IS (#1523059217)
3. If that is the case, we’ll have students and pedestrians that will be forced back
out into a narrowing street.
4. We would like to see a speed bump near the change in road pattern on NE 2nd,
to slow drivers down and protect pedestrians, we’d anticipate a lot more students
crossing at NE 2nd and Hoquiam to utilize the new sidewalk.
5. We are hoping the city has completed an update to its Citywide Sidewalk Study
that allows for a completed sidewalk down this stretch of NE 2nd St., as the
previous 2008 study was prior to many of these homes being built. It would be
great if that final stretch of sidewalk could be completed at the same time.
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6. We hope the city takes in consideration the closeness of Maplewood Heights
Elementary to this project and initiate the proper safety measures during the
construction process. If construction vehicles and large machinery take up the
north side of NE 2nd, the other side has no sidewalks, and leaves little room when
factoring in traffic.
7. Reminder that Maplewood Heights Elementary has 800+ students in a school
designed for 300. The 3:00-3:30 PM time on a school day would really give a
good view of traffic patterns.
8. We would like to see the city adopt a policy that suggest developers make a
donation to our schools.
In conclusion, we are excited for this project given the infrastructure
improvements, but also want the city to carefully evaluate our street, and make
the infrastructure adjustments that will create safer passage for everyone,
including students.
I’m attaching 2 photos for visuals of this stretch of NE 2nd St and I’d be happy to
forward previous communication with the Mayor’s office upon request. Thank
you for your time and consideration in addressing this project.
Sincerely,
David Borough Kim
4653 NE 2nd St.
Renton, WA 98059
312-909-9392
daveandmiriam8@gmail.com
<image001.jpg><image002.jpg>
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From: Jill Ding
Sent: Monday, January 22, 2018 1:07 PM
To: 'Julie Reinheimer'
Subject: RE: Greenslanding LUA 18-000024
Attachments: P_P01_Preliminary_Plat_Plan_Cover_Sheet_180111_v1.pdf;
P_P04_Preliminary_Tree_Retention_180111_v1.pdf
Julie,
Thank you for your comments, I have added you and your husband Tod as parties of record for this
project, this means that you will received copies of written correspondence from the City to the
Applicant regarding the proposal. I have included your comments in the official file for consideration by
the decision maker. Part of the City's review will include a safe routes to school review, since this seems
to be a concern that you share, I will pay special attention during my review to see if any special
conditions or considerations should be required of this project. I have also included a copy of the
proposed lot layout and a copy of the tree retention plan, as you also included a comment about the
retention of trees. The City does have adopted tree retention requirements that requires the retention
and/or replacement of 30 percent of the trees on the project site. As there are many mature evergreen
trees occupying the site, special care will be taken during our review to look into the retention of as
many trees as are practical.
Thank you again for your comments.
Sincerely,
Jill Ding
Senior Planner
City of Renton
Community and Economic Development
6th floor
1055 S Grady Way
Renton, WA 98057
425-430-6598
jding@rentonwa.gov
-----Original Message-----
From: Julie Reinheimer [mailto:julest49@gmail.com]
Sent: Monday, January 22, 2018 10:02 AM
To: Jill Ding <JDing@Rentonwa.gov>
Subject: Greenslanding LUA 18-000024
Good morning Ms. Ding,
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I am writing to ask for a consideration for the recent Proposed Land development for LUA-18-000024
(NE 2nd Street and Hoquiam)
Seeing that you will be enlarging the street and adding sidewalk and curbs - my need would be to add
speed bumps for the 4-way stop or a roundabout .
We have a lot of speeding cars and buses each day in the mornings and afternoons which concerns us!
There are many walkers ,children and pets that need a slower street.
Blinking stop signs may help too!
I am also VERY concerned about the lovely old trees which will be affected . Might I request that many
will be retained? Possibly more than normal in order to maintain the current animals , as well as
atmosphere?!
If you would, here is my contact information and I will be happy to speak with you more to explain if you
desire.
Julie and Tod Reinheimer
206-235-1938
5134 NE 2nd Street
Renton 98059
Thank you for the consideration
Julie Reinheimer
Julie Reinheimer
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From: Jill Ding
Sent: Tuesday, January 23, 2018 6:50 AM
To: 'Stephen Strub'
Subject: RE: Green's Landing LUA 18-000024
Stephen,
I have added you as a party of record.
Jill
From: Stephen Strub [mailto:stephenstrub@gmail.com]
Sent: Monday, January 22, 2018 2:29 PM
To: Jill Ding <JDing@Rentonwa.gov>
Subject: Re: Green's Landing LUA 18-000024
Hi Jill,
Thank you for the information. Yes, please add me as a party of record on the project. My
address is: 5103 NE 2nd CT Renton, WA 98059.
Thanks again,
Stephen
On Mon, Jan 22, 2018 at 1:14 PM, Jill Ding <JDing@rentonwa.gov> wrote:
Stephen,
Would you like to be added as a party of record for this project? If so, I will need a mailing address. I do
not have information regarding the style of homes that are proposed to be building, but I have included
a lot layout, landscape plan, tree retention plan, and copy of the master application for your
information. Regarding the timing of the development, the preliminary short plat process typically
takes 6-8 weeks, once that approval is completed the applicant would need to apply for a construction
permit to construct the utilities and frontage improvements (sidewalks, curb and gutter, etc.) which
can take several months to complete. After the construction of the utilities and frontage
improvements are completed, the applicant would need to submit for a final short plat approval that
involves the recording of the proposed lot lines. Once the final short plat has been recorded, then a
builder could apply for building permits to build the new homes.
Please let me know if you have further questions.
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Sincerely,
Jill Ding
Senior Planner
City of Renton
Community and Economic Development
6th floor
1055 S Grady Way
Renton, WA 98057
425-430-6598
jding@rentonwa.gov
From: Stephen Strub [mailto:stephenstrub@gmail.com]
Sent: Monday, January 22, 2018 11:35 AM
To: Jill Ding <JDing@Rentonwa.gov>
Subject: Green's Landing LUA 18-000024
Hello,
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I am writing to request additional information about project Green's Landing LUA 18-000024,
happening on NE 2nd Street and Hoquiam Ave NE.
Specifically, I am requesting the proposed timeline of the land development, lot
designations/property lines for the 6 new signal family home lots, the amount and location of
trees and other vegetation to be removed, and the home builder information and home styles to
be built, if available.
Thank you,
Stephen Strub
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From: Jill Ding
Sent: Monday, April 23, 2018 2:21 PM
To: 'Melissa Cantu'
Subject: RE: Drainage Report
Melissa,
Thank you for your comments regarding the Green’s Landing Short Plat. I apologize for my delay in
responding to your comments. I have added you has a party of record, which means that you will
receive copies of City correspondence regarding this project. You had previously expressed concerns
regarding the impact this development may have on your retaining wall. I have also followed up with
our development review engineer that has been assigned to this project and at this point it is difficult to
tell if the proposed development would have an impact your retaining wall. Her name is Rohini Nair and
she can be reached at 425-430-7298. Her responsibility will be to review the final civil construction plans
(i.e. drainage and grading) for compliance with all City codes and regulations. In addition, any submitted
building permits on the proposed lots would also be reviewed for compliance with adopted building
codes.
Please feel free to contact me with any further questions.
Thanks,
Jill Ding
Senior Planner
City of Renton
Community and Economic Development
6th floor
1055 S Grady Way
Renton, WA 98057
425-430-6598
jding@rentonwa.gov
From: Melissa Cantu [mailto:Melissa.Cantu@live.com]
Sent: Friday, January 26, 2018 4:15 PM
To: Jill Ding <JDing@Rentonwa.gov>
Subject: Re: Drainage Report
Dear Jill,
Thanks so much for the documents; they are greatly appreciated. As discussed on the phone,
we have concerns about the retaining wall that spans the west property line of 5008 NE 2nd St.
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We are unclear if the current wall will hold the weight of construction and eventual added
homes. Is there a way to have this assessed prior to construction?
Best regards,
Melissa Cantu
206-790-8665
5002 NE 2nd St,
Renton, WA 98059
From: Jill Ding <JDing@Rentonwa.gov>
Sent: Thursday, January 25, 2018 10:21 AM
To: 'melissa.cantu@live.com'
Subject: Drainage Report
See attached.
Jill Ding
Senior Planner
City of Renton
Community and Economic Development
6th floor
1055 S Grady Way
Renton, WA 98057
425-430-6598
jding@rentonwa.gov
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EXHIBIT 4RECEIVED01/11/2018 jdingPLANNING DIVISIONDocuSign Envelope ID: 653A2C7C-76BD-434B-95C6-B1EDD571234DDocuSign Envelope ID: DDDFD573-0B6A-46D3-BFD5-B5DECCF164EE
RECEIVED01/11/2018 jdingPLANNING DIVISIONDocuSign Envelope ID: 653A2C7C-76BD-434B-95C6-B1EDD571234DDocuSign Envelope ID: DDDFD573-0B6A-46D3-BFD5-B5DECCF164EE
LOT 1
LOT 2
LOT 6
LOT 3
LOT 5
LOT 4
TRACT A
(ACCESS)
TRACT B (STORMWATER)
Tree No.Species DBH DL To Remove To Remain
1 (LM) (RW)Western red-cedar 41 17 X
2 Giant sequoia 13 7 X
3 (UH)Bigleaf maple 60 25 X
4 (LM)Douglas-fir 37 21 X
5 (LM)Douglas-fir 39 20 X
6 Western red-cedar 24 15 X
7 Western red-cedar 18 15 X
8 (AC)Western red-cedar 23 14 X
9 (LM)Douglas-fir 30 19 X
10 Bigleaf maple 13 16 X
11 Douglas-fir 27 16 X
12 Douglas-fir 20 15 X
13 (UH)Bigleaf maple 6,6,8,8,8,8 14 X
14 Douglas-fir 21 16 X
15 Douglas-fir 25 16 X
16 (LM)Western red-cedar 35 18 X
17 Western red-cedar 13 12 X
18 Western red-cedar 17 14 X
19 Western red-cedar 12 11 X
20 Western hemlock 9 6 X
21 Western red-cedar 13 12 X
22 Western red-cedar 12 12 X
23 (LM)Western red-cedar 36 15 X
24 (LM)Douglas-fir 30 21 X
25 Black pine 11 10 X
Tree No.Species DBH DL To Remove To Remain
26 Western red-cedar 19 14 X
27 (LM)Western red-cedar 36 17 X
28 Western red-cedar 23 16 X
29 (LM)Douglas-fir 43 22 X
30 Douglas-fir 23 16 X
31 Douglas-fir 19 15 X
32 Western red-cedar 10 11 X
33 Western red-cedar 18 12 X
34 (UH)Bigleaf maple 31 25 X
35 Douglas-fir 14 16 X
36 (UH)Bigleaf maple 35 25 X
37 Western red-cedar 11 10 X
38 Douglas-fir 9 8 X
39 (UH)Douglas-fir 6 6 X
40 (UH)Douglas-fir 6 6 X
41 Douglas-fir 17 14 X
42 Douglas-fir 25 17 X
43 Douglas-fir 13 12 X
44 Douglas-fir 23 17 X
45 Douglas-fir 17,25 18 X
46 Douglas-fir 22 16 X
47 Douglas-fir 11 12 X
48 Douglas-fir 16 15 X
49 Bigleaf maple 29 22 X
50 Douglas-fir 20 16 X
Tree No.Species DBH DL To Remove To Remain
51 Western red-cedar 26 15 X
52 (LM)Douglas-fir 38 18 X
53 (LM)Douglas-fir 33 18 X
54 Western red-cedar 8 11 X
55 (LM)Douglas-fir 38 22 X
56 (UH)Western red-cedar 9 14 X
57 (LM)Western red-cedar 30 17 X
58 Western red-cedar 24 17 X
59 Western red-cedar 15 15 X
60 Apple 9 13 X
61 (RW)Western red-cedar 10 10 X
62 (RW)Western red-cedar 7 8 X
63 (RW)Western red-cedar 7 8 X
64 (RW)Western red-cedar 8 9 X
65 (RW)Western red-cedar 8 10 X
66 (RW)Western red-cedar 7 9 X
67 (RW)Western red-cedar 7 9 X
68 (RW)Western red-cedar 9 10 X
69 (LM) (RW)Douglas-fir 40 22 X
70 (UH) (RW)Autumnalis cherry 6 7 X
71 (RW)Western hemlock 6 6 X
72 (LM) (RW)Douglas-fir 31 17 X
73 (LM) (RW)Douglas-fir 31 20 X
74 (RW)Black cottonwood 9 10 X
Tree No.Species North East South West DL
4 (LM)Douglas-fir DL PL DL DL 21
10 Bigleaf maple PL DL DL DL 16
11 Douglas-fir PL DL DL DL 16
14 Douglas-fir PL DL DL DL 16
15 Douglas-fir DL DL DL DL 16
16 (LM)Western red-cedar DL DL DL DL 18
25 Black pine PL DL DL DL 10
26 Western red-cedar PL DL DL DL 14
27 (LM)Western red-cedar DL DL DL DL 17
57 (LM)Western red-cedar DL DL PL DL 17
58 Western red-cedar DL DL PL DL 17
59 Western red-cedar DL DL PL DL 15
IN COMPLIANCE WITH CITY OF RENTON STANDARDS----GREEN’S LANDING SHORT PLATGREEN’SLANDINGSHORTPLATSHEET04LUA----C----GREEN’SLANDINGSHORTPLATR-----PR----EXHIBIT 5
RECEIVED
01/11/2018 jding
PLANNING DIVISION
DocuSign Envelope ID: 653A2C7C-76BD-434B-95C6-B1EDD571234DDocuSign Envelope ID: DDDFD573-0B6A-46D3-BFD5-B5DECCF164EE
EXHIBIT 6RECEIVED01/11/2018 jdingPLANNING DIVISIONDocuSign Envelope ID: 653A2C7C-76BD-434B-95C6-B1EDD571234DDocuSign Envelope ID: DDDFD573-0B6A-46D3-BFD5-B5DECCF164EE
DocuSign Envelope ID: 653A2C7C-76BD-434B-95C6-B1EDD571234DDocuSign Envelope ID: DDDFD573-0B6A-46D3-BFD5-B5DECCF164EE
LOT 1
LOT 2
LOT 6
LOT 3
TRACT B (STORMWATER)
LOT 5
LOT 4
TRACT A
(ACCESS)
INFILTRATION SYSTEM
COMBINED DETENTION / WET VAULT
21 LF INFILTRATION
TRENCH #2
21 LF INFILTRATION
TRENCH #1
INFILTRATION SYSTEM
IN COMPLIANCE WITH CITY OF RENTON STANDARDS----GREEN’S LANDING SHORT PLATGREEN’SLANDINGSHORTPLATSHEET02LUA----C----GREEN’SLANDINGSHORTPLATR-----PR----COMBINED DETENTION / WET VAULT
EXHIBIT 7
RECEIVED
01/11/2018 jding
PLANNING DIVISION
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Entire DocumentAvailable UponRequestEXHIBIT 8RECEIVED01/11/2018 jdingPLANNING DIVISIONDocuSign Envelope ID: 653A2C7C-76BD-434B-95C6-B1EDD571234DDocuSign Envelope ID: DDDFD573-0B6A-46D3-BFD5-B5DECCF164EE
Entire DocumentAvailable UponRequestEXHIBIT 9RECEIVED01/11/2018 jdingPLANNING DIVISIONDocuSign Envelope ID: 653A2C7C-76BD-434B-95C6-B1EDD571234DDocuSign Envelope ID: DDDFD573-0B6A-46D3-BFD5-B5DECCF164EE
LOT 1
LOT 2
LOT 6
LOT 3
LOT 5
LOT 4
TRACT A
(ACCESS)
TRACT B (STORMWATER)
IN COMPLIANCE WITH CITY OF RENTON STANDARDS----GREEN’S LANDING SHORT PLATGREEN’SLANDINGSHORTPLATSHEET03LUA----C----GREEN’SLANDINGSHORTPLATR-----PR----EXHIBIT 10
RECEIVED
01/11/2018 jding
PLANNING DIVISION
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA18-000024
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: Jill Ding, 425-430-6598, jding@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.
Development Engineering:
(Contact: Rohini Nair, 425-430-7298, rnair@rentonwa.gov)
1. See Attached Development Engineering Memo dated March 22, 2018
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. Fee is paid at
time of building permit. Credit will be granted for the removal of the one existing home.
2. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600
square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum
of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet
of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can EXHIBIT 11
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA18-000024
be counted toward the requirements as long as they meet current code including 5-inch storz fittings.
It appears existing hydrants will meet minimum code requirements.
3. 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. Fire sprinkler systems are required for all homes on dead end streets with only 16-feet
wide access streets, this applies to lots 2 and 3.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. No comments at this time.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee applies.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. No comments.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. No comments.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:March 22, 2018
TO:Jill Ding, Senior Planner
FROM:Rohini Nair, Civil Plan Reviewer
SUBJECT:Utility and Transportation Comments for Green’s Landing
201 Hoquiam Ave NE
LUA18-000024
I have reviewed the application for the Green’s Landing at 201 Hoquiam Ave NE (APN(‘s) 1523059219)
and recommend approval based on the following conditions of approval and the following review
comments:
CONDITIONS OF APPROVAL:
1. Additional infiltration tests are required to be done on the site where infiltration BMPS are
proposed. If the infiltration tests do not provide information that the required minimum
infiltration rate is available at the proposed full infiltration BMP location, the applicant may be
required to apply additional on-site BMPs in order to meet the minimum requirements outlined in
Core Requirement #9. This may impact the maximum ground impervious surface allowed on the
lots, which may impact the building square footage.
2. Extension of 8-inch diameter sewer main is required on the entire NE 2nd Street frontage from the
existing sewer manhole (facility ID MH4319) located at the intersection of Hoquiam Ave NE and
NE 2nd Street, to provide future service to properties located upstream.
REVIEW COMMENTS
EXISTING CONDITIONS
The site is approximately 1.16 acres (50,534 square feet) in size. The site currently contains a single family
residence with an attached garage/shop. Free standing carport and three outbuildings.
Water Water service is provided by King County Water District 90. The applicant has provided a Water
Service Availability certificate from King County Water District 90. The Water Service availability
certificate mentions that the developer will have to replace approximately 120 linear feet of 6
inch AC water main with 8 inch ductile iron water main on NE 2nd street frontage.
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Green’s Landing LUA 18-000024
Page 2 of 5
Sewer Wastewater service is provided by the City of Renton. There is an existing 8-inch wastewater
main located in Hoquiam Ave NE frontage (see City plan no. S-3651). There is no existing
wastewater main on NE 2nd Street frontage.
Storm There is an existing 12-inch diameter stormwater conveyance on the opposite side of Hoquiam
Ave NE.
Streets The site is a corner parcel and has frontages on two public streets Hoquiam Ave NE and NE 2nd
Street. NE 2nd Street is a residential street with an available right of way (ROW) width of 60
feet. Hoquiam Ave NE is a residential street with an available right of way (ROW) width of 30
feet.
CODE REQUIREMENTS
WATER
1. The developer has to provide the water improvements required by Water District 90. The
information from the Water District 90 approved water plans should be provided at construction
permit stage. Fire hydrants and fire flow should meet the requirements of Renton Fire Authority.
2. The Water District 90’s acceptance letter should be provided to City at time of final short plat.
SEWER
1. Extension of 8-inch diameter sewer main is required on the entire NE 2nd Street frontage from the
existing sewer manhole (facility ID MH4319) located at the intersection of Hoquiam Ave NE and
NE 2nd Street, to provide future service to properties located upstream. The sewer manhole
facility ID MH4319 that the required sewer extension has to connect to is somewhat deep,
approximately 12 feet. The sewer main extension will need to extend across NE 2nd Street
frontage at a slope that will enable sewer to be provided to the maximum number of properties
to the west.
2. All lots are to be served by individual side sewers with minimum 2% slope. Gravity sewer service
is required.
3. The development is subject to applicable wastewater system development charges based on the
size of the new domestic water to serve the project.
a. SDC fee for sewer is based on the size of the new domestic water to serve the project.
The current sewer fee for a 1-inch meter is $2,837.00 per meter.
b. SDC fees are payable at construction permit issuance.
4. The Central Plateau Interceptor Special Assessment District fee (SAD) fee will be applicable on the
project. The SAD fee rate when it was established in 2009 was $351.95 plus interest per lot. As
of 3/25/2018, the SAD fee rate per lot is $512.83 plus additional interest per day of $0.05111. The
rate that will be applicable on the issuance day of the utility construction permit will be required
on this project. The fee is due at construction permit issuance
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SURFACE WATER
1. A geotechnical report, dated August 7, 2015, completed by Robert M. Pride, LLC for the site has
been provided. An infiltration testing report dated October 19, 2017, prepared by Riley Group
was also provided. The submitted report describes the site as containing silty sand to a depth of
approximately 3 feet below grade. The soils are underlain with recessional outwash/weathered
lodgment till deposits. The infiltration testing report included log from one test pit in the site near
NE 2nd Street. Infiltration tests and geotechnical report meeting all the requirements of the 2017
City of Renton Surface Water Design Manual (RSWDM) should be provided with the construction
permit. The infiltration testing should be performed at a minimum at the location where
infiltration on-site BMPs are proposed for the project. The location of the infiltration test
currently included in the report is near NE 2nd Street and the full infiltration BMP is proposed in
Tract A access tract, located further away from the infiltration test location.
2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated January 2, 2018, was
submitted by Pacific Engineering with the Land Use Application. Based on the City of Renton’s
flow control map, the site falls within the Flow Control Standards Forested site conditions and is
within the Lower Cedar Drainage Basin. The development is subject to Full Drainage Review in
accordance with the 2017 Renton Surface Water Design Manual (RSWDM). The site is located in
the Flow Control Standard Forested Site Conditions. All nine core requirements and the six special
requirements have been discussed in the Technical Information Report. A private combined
detention/wet vault is proposed to meet the detention and water quality requirements of the
project. The location of the proposed stormwater vault is within the tract located inside the
project as shown in the plans and not as mentioned in the currently submitted TIR as partly within
site and partly within the ROW. The stormwater tract is proposed to gain access directly from NE
2nd Street by means of a driveway. The detention/water quality vault shall be designed in
accordance with the RSWDM. All new conveyance systems constructed as part of the project must
be sized to RSWDM standards for the total tributary area that the storm systems serve. A drainage
plan and Technical Information Report (TIR), based on RSWDM should be provided with the
construction permit. Analysis should be included to show that the downstream facilities have the
capacity to meet the drainage from the site and the upstream tributary area.
3. 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 TIR shall be prepared in
accordance with RSWDM and must be submitted with the civil construction permit application.
a. Final evaluation of the application of on-site BMPs to the maximum extent feasible will be
completed during civil construction permit review. Additional infiltration tests are required
to be done on the site where infiltration BMPS are proposed. If the infiltration tests do not
provide information that the required minimum infiltration rate is available at the
proposed full infiltration BMP location, the applicant may be required to apply additional
on-site BMPs in order to meet the minimum requirements outlined in Core Requirement
#9. This may impact the maximum ground impervious surface allowed on the lots, which
may impact the building square footage.
4.Separate building permit is required for the stormwater vault.
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4.5.A Construction Stormwater General Permit from Department of Ecology will be required for
projects that have clearing and grading exceeding one acre.
5.6.Surface water system development fee is applicable to the project. The current rate of this fee is
$1,718 per new single family residence. This is payable prior to issuance of the construction
permit. The rate that is current at the time of construction permit issuance will be applicable on
the project.
TRANSPORTATION
1. The site has frontage on Hoquiam Ave NE and NE 2nd Street.
2.NE 2nd Street is a residential street with an available right of way (ROW) width of 60 feet. The
required pavement width on NE 2nd Street is 32 feet, to match the existing width of the corridor
west of the site. Per RMC 4-6-060, street frontage improvements including 0.5 feet wide curbs, 5
feet wide sidewalk, 8 feet wide landscaped planter back of sidewalk, drainage improvements, and
streetlights are required on NE 2nd Street. However the applicant has provided a modification
request to allow the sidewalk to be placed directly back of the curb to allow the frontage to be
consistent with the remainder of the corridor. Staff recommends approval of this modification
request to provide consistent frontage within the corridor. Therefore, the required street and
frontage improvements will include a 32 feet wide pavement, 0.5 feet wide curb, 5 feet wide
sidewalk, 8 feet wide planter back of the sidewalk, drainage improvements, and street lighting
that meets the City’s standards. Per RMC 4-6-060, half street frontage improvements will be
required to be built on NE 2nd Street frontage by the developer. Per RMC 4-6-060, residential
streets are required to have a pavement thickness of 4 inches of HMA over 6 inches of crushed
rock or match the existing thickness if greater than the thickness required by the code.
a. The street cross section submitted with the land use application shows a total pavement
width of 36 feet and should be revised accordingly.
2.3.Hoquiam Ave NE is a residential street with an available right of way (ROW) width of 30 feet. To
provide consistency with the street and frontage along the corridor to the north of the site, the
applicant has requested a street modification request to 16 feet half street paved width from the
edge of the existing travel edge (that will provide a total 38 feet wide paved surface), 0.5 feet
wide curb, 5 feet wide sidewalk, and 8 feet wide planter located back of the sidewalk. Staff
recommends approval of this modification request to provide consistent frontage within the
corridor. Therefore, the required street and frontage improvements will include a 38 feet wide
pavement, 0.5 feet wide curb, 5 feet wide sidewalk, 8 feet wide planter back of the sidewalk,
drainage improvements, and street lighting that meets city standards. Right of way dedication of
approximately 30 feet is required, subject to survey. Per RMC 4-6-060, half street frontage
improvements are required to be built on Hoquiam Ave NE frontage by the developer. Per RMC
4-6-060, residential streets are required to have a pavement thickness of 4 inches of HMA over 6
inches of crushed rock or match the existing thickness if greater than the thickness required by
the code.
3.4.Residential street intersections shall have a minimum turning radius of 25 feet (RMC 4-6-060).
4.5.Lots 5 and 6 are proposed to gain access from Hoquiam Ave NE by means of individual driveways.
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Lots 1, 2, 3, and 4 are proposed to gain access from Hoquiam Ave NE by means of a private shared
access in a tract of minimum 16 feet width. The paved travel width in the private access tract
should meet the requirements of the Renton Fire Authority. An access easement is required on
the private access tract. Shared driveway should meet the requirements of RMC 4-6-060.J and
individual driveways should meet the requirements of RMC 4.4.080.I. The driveways should be
located as far away as possible from the street intersection of NE 2nd Street and Hoquiam Ave NE.
Maximum width of single family driveways for two car garage is 16 feet. The stormwater tract is
proposed to gain access from NE 2nd Street by means of a driveway.
5.6.Payment of the transportation impact fee is applicable on the single family houses at the time of
building permit issuance. The current transportation impact fee rate is $5,430.85 per single family
house. The transportation impact fee that is current at the time of building permit will be
applicable, payable at issuance of building permit.
6.7.All utilities are required to be undergrounded. Undergrounding of utilities shall be as per the
requirements of RMC 4-6-090.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property
frontage or within the site must be underground. The construction of these franchise utilities
must be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the
right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft
vertical.
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.
4. All construction utility permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
5. A landscaping/ tree retention plan shall be included with the civil plan submittal. Each plan shall
be on separate sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2018 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to
the permit type. Please visit www.rentonwa.gov for the current development fee schedule.
7. Technology fee will be applied to all permit fees.
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